DEPARTMENT: Development Services
DEPARTMENT HEAD: Michael Shannon
COUNCIL DISTRICTS IMPACTED: 3
SUBJECT:
Plan Amendment 18076
(Associated Zoning Case Z2018248 S)
SUMMARY:
Comprehensive Plan Component: Heritage South Sector Plan
Plan Adoption Date: September 16, 2010
Plan Update History: None
Current Land Use Category: “General Urban Tier”
Proposed Land Use Category: “Regional Center”
BACKGROUND INFORMATION:
Planning Commission Hearing Date: July 11, 2018
Case Manager: Nyliah Acosta, Planner
Property Owner: John C. Cooke
Applicant: John C. Cooke
Representative: John C. Cooke
Location: 10110 Moursund Boulevard
Legal Description: Lot 4, NCB 11151
Total Acreage: 6.0807
Notices Mailed
Owners of Property within 200 feet: 11
Registered Neighborhood Associations within 200 feet: None
Applicable Agencies: Planning Department
Transportation
Thoroughfare: Moursund Boulevard
Existing Character: Secondary Arterial
Proposed Changes: None Known
Thoroughfare: Pleasanton Road
Existing Character: Secondary Arterial
Proposed Changes: None Known
Public Transit: VIA route 44 is north of the subject property and within walking distance.
ISSUE:
Comprehensive Plan
Comprehensive Plan Component: Heritage South Sector Plan
Plan Adoption Date: September 16, 2010
Update History: None
Plan Goals: LU-1: Land uses that are compatible with neighboring properties that preserve natural and cultural resources, neighborhood character, and economic viability
Comprehensive Land Use Categories
Land Use Category: General Urban Tier
Description of Land Use Category: RESIDENTIAL: Medium to High Density Generally: Small tract detached, Multi-Family (apartments, quadrplexes, triplexes, and duplexes; townhouse (condominiums) NON-RESIDENTIAL: Neighborhood and Community Commercial Generally: Urbanized areas where frequent and/or attached walkable retail services such as convenience retail stores, live/ work units, cafes, grocery stores, hotels, clinics and other small businesses are appropriate LOCATION: Community commercial uses in the General Urban Tier, which serve medium and high density residential uses, should be located at the intersections of arterials and/or collectors. Serving both a local and wider community, these commercial areas should be accessible by walking from nearby residents, biking within the vicinity, and cars from a broader range. Parking for both cars and bikes should be located as to not interfere with pedestrian circulation.
Permitted Zoning Districts: R-4, R-3, RM-6, RM-5, RM-4, MF-18, MF-25, MF-33, O-1.5, C-1, C-2, C-2P, UD
Land Use Category: Regional Center
Description of Land Use Category: RESIDENTIAL: High Density Generally: Attached single family and multifamily housing; Mid- High rise condominium buildings, apartment complexes, and row houses NON-RESIDENTIAL: Regional Commercial, Office Generally: “Big box” or “power centers,” Shopping malls, movie theaters, hospitals, office complexes, laboratories, wholesalers, and light manufacturing LOCATION: Regional Centers accommodate the most intense commercial uses and should be located at the intersection of Expressways and Major Arterials. Serving a regional market, streets need to accommodate large volumes of automobile traffic traveling to, and within, the development. Internal access and circulation is important. Pedestrians and Bicycles should be able to travel safely within the development. Transit is encouraged.
Permitted Zoning Districts: MF-25, MF-33, O-1, O-1.5, O-2, C-2, C-2P, C-3, UD
Land Use Overview
Subject Property
Future Land Use Classification:
General Urban Tier
Current Land Use Classification:
Manufacturing
Direction: North
Future Land Use Classification:
General Urban Tier
Current Land Use Classification:
Apartments
Direction: East
Future Land Use Classification:
Civic Center, Natural Tier
Current Land Use Classification:
San Antonio Police Training Academy
Direction: South
Future Land Use Classification:
Suburban Tier
Current Land Use Classification:
Steelhead Inc.
Direction: West
Future Land Use Classification:
General Urban Tier, Agribusiness RIMSE Tier
Current Land Use:
Automotive, Feed Store, Residences
FISCAL IMPACT:
None
Proximity to Regional Center/Premium Transit Corridor
The subject property is not within a Regional Center or a Premium transit Corridor.
RECOMMENDATION:
Staff Analysis & Recommendation: Staff and Planning Commission (8-0) recommend Approval .
Sector Plan Criteria for review:
• The recommended land use pattern identified in the Heritage South Sector Plan inadequately provides appropriate optional sites for the land use change proposed in the amendment.
• The amendment must constitute an overall improvement to the Heritage South Sector Plan and will not solely benefit a particular landowner or owners at a particular point in time.
• The amendment must uphold the vision for the future of the Heritage South Sector Plan.
The amendment will not adversely impact a portion of, or the entire Planning Area by;
• Significantly altering acceptable existing land use patterns, especially in established neighborhoods.
• Affecting the existing character (i.e. visual, physical, and functional) of the immediate area.
• Creating activities that are not compatible with adjacent neighboring uses, and, particularly, the mission of Lackland Base.
• Significantly alter recreational amenities such as open space, parks, and trails.
The property owner proposes to use the property to expand the WaterFleet Inc. manufacturing operations of leasing out specialized equipment such as mobile rigs that deliver potable water and wastewater management. The adjacent property and the property in question that currently house the manufacturing business were established prior to the adoption of the Heritage South Sector Plan in 2010 and have nonconforming use rights. However, the expansion will void the nonconforming use rights and require the owner to rezone the property and align the land use to the appropriate zoning district. “Regional Center” is the only land use category that will allow the property owner to seek the “C-3” General Commercial zoning, as well as match the zoning to the property to the south that is currently “C-3”. The change would be in line with the Heritage South Sector’s goal ED-1 to advance goals of Mission Verde relative to “green” jobs and industries. In addition, the property is within close proximity to Loop 410 and future development of further commercial uses would be appropriate and the further away the intensity of uses should gradually decrease.
ALTERNATIVES:
1. Recommend Denial of the proposed amendment to the Heritage South Sector Plan, as presented above.
2. Make an alternate recommendation.
3. Continue to a future date.
ZONING COMMISSION SUPPLEMENTAL INFORMATION: Z2018248S
Current Zoning: “C-2NA” Commercial Nonalcoholic Sales District
Proposed Zoning: “C-3 S” General Commercial with Specific Use Authorization for a Machine Shop
Zoning Commission Hearing Date: July 17, 20018