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6.
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| City Council Regular Meeting |
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| BACKGROUND |
The applicant is proposing to rezone approximately 6 acres of land from General Business District (GB) and Manufacturing Light District (M-1) to General Business District (GB) and Manufacturing Light District (M-1). The property is located two thousand (2,000) feet west of the intersection of FM 2252 and IH 35 access road. Currently, the front approximately 4.5 acres of the property is zoned General Business District (GB) and the remainder 1.4 acres is zoned Manufacturing Light District (M-1). The applicant is proposing to adjust the zoning designation line in order to have the front 1.6 acres of the property to remain as General Business District (GB) and the remainder 4.3 acres to be rezoned Manufacturing Light District (M-1).
Nine (9) public hearing notices were mailed to the surrounding property owners within two hundred (200') feet of the subject property on April 28, 2021, with a public hearing notice published in the "San Antonio Express" on May 19, 2021, prior to the City Council public hearing. At the time of this report Staff has received one (1) response in favor of the request and zero (0) responses opposed to the zoning request. There was a public hearing held at the April 28, 2021 Planning and Zoning Commission Meeting. During this public hearing, no residents spoke.
Current Land Use:
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Zoning |
Land Use |
| Existing |
General Business District (GB) / Manufacturing Light (M-1) |
Vacant/Undeveloped |
| Proposed |
General Business District (GB) / Manufacturing Light (M-1) |
Office/Warehouse |
Adjacent Properties:
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Zoning |
Land Use |
| North |
Manufacturing Light (M-1) |
Vacant/ Undeveloped |
| South |
Right-of-way |
N IH 35 |
| East |
General Business District (GB) / Manufacturing Light (M-1) |
Vacant/ Undeveloped |
| West |
Private Right-of-way/ General Business District (GB)/ Manufacturing Home Park (MHP)/ Manufacturing Light (M-1) |
Private Roadway "Main Street"/ Vacant/ Undeveloped |
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| GOAL |
| To rezone approximately 6 acres of land from General Business District (GB) and Manufacturing Light District (M-1) to General Business District (GB) and Manufacturing Light District (M-1). The applicant is proposing to adjust the zoning designation line in order to have the front 1.6 acres of the property remain as General Business District (GB) and the remainder 4.3 acres to be rezoned Manufacturing Light District (M-1). |
| COMMUNITY BENEFIT |
| It is the City's desire to promote safe, orderly, efficient development and ensure compliance with the City's vision of future growth. |
| SUMMARY OF RECOMMENDED ACTION |
The proposed rezone is for approximately 5.851 acres of land from General Business District (GB) and Manufacturing Light District (M-1) to General Business District (GB) and Manufacturing Light District (M-1).
Currently, the front approximately 4.5 acres of the property is zoned General Business District (GB) and the remainder 1.4 acres is zoned Manufacturing Light District (M-1). The applicant is proposing to adjust the zoning designation line in order to have the front 1.6 acres of the property remain as General Business District (GB) and the remainder 4.3 acres be rezoned to Manufacturing Light District (M-1). Essentially, the applicant is requesting to reduce the acreage that is currently zoned General Business District (GB) and increase the acreage zoned Manufacturing Light District (M-1). The proposed area to remain as General Business District would comply with lot width and depth minimum dimensions for the zoning district.
The Comprehensive Land Use Plan (CLUP), through the Future Land Use Plan and the Schertz Sector Plan, designates the subject property as Commercial Campus.The objective of the Commercial Campus future land use designation is to accommodate the development of lower intensity commercial and office uses that utilize a variety of mostly office, flex-office, light industrial and educational and other institutional uses. The General Business District (GB) and Manufacturing Light (M-1) meets the goals and objectives of the Commercial Campus future land use designation by permitting lower intensity commercial and office uses along the frontage of IH-35.
- Comprehensive Plan Goals and Objectives: The proposed rezoning of the property to General Business District (GB) and Manufacturing Light (M-1) is in conformance with the goals and objectives of the Comprehensive Plan; the proposed zone change supports the lower intensity commercial objectives of the Commercial Campus future land use designation, specifically along the IH 35 frontage.
- Impact of Infrastructure: The proposed rezoning should have a minimal impact on the existing water system. Currently, there is a twelve (12) inch City of Schertz water line that runs along the frontage of the property. The property currently does not have sanitary sewer infrastructure in place; however, there is sewer across IH-35 that would be the closest connection. If the proposed zone change is approved, the applicant would be required during the development process to make any infrastructure improvements deemed necessary.
- Impact of Public Facilities/Services: The proposed rezoning should have a minimal impact on public services, such as schools, fire, police, parks, and sanitation services.
- Compatibility with Existing and Potential Adjacent Land Uses: The subject property is currently surrounded by several parcels that are zoned General Business District (GB) and Manufacturing Light (M-1). The rezoning of this property is compatible with the adjacent land uses as the General Business District (GB) is intended to provide a lower intensity commercial along the IH-35 frontage and then the Manufacturing Light District (M-1) would allow the proposed office/warehouse along the back portion of the property. Additionally, the property to the rear of the subject property is adjacent to the currently Manufacturing District (M-1) zoned portion of the property, so the proposed zone change should have minimal impact.
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| FISCAL IMPACT |
| None |
| RECOMMENDATION |
The Planning and Zoning Commission conducted a public hearing on May 12, 2021, and offered a recommendation of approval with a vote of 7-0.
The Comprehensive Land Use Plan designates the subject property as Commercial Campus which is intended to encourage the development of lower intensity commercial, light industrial, and office uses in the locations between major intersections as a buffer between the Interstate Highway and adjoining neighborhoods. The location of this property being along the IH-35 frontage makes it an ideal location for a lower intensity commercial with some light industrial type development. The proposed zone change which would maintain the General Business District (GB) on the front 1.6 acres will allow the lower intensity land uses that are desired immediately adjacent to IH 35. In addition, by increasing the Manufacturing Light District (M-1) from the current 1.4 acres to the proposed 4.3 acres will allow the property to be developed in accordance with the applicants desires in the rear of the but maintain the ability for the desired retail / commercial / office in the front adjacent to IH 35.
Based on the subject property location, adjacent zoning and land uses, and the Comprehensive Land Use Plan designation the proposed zone change is compatible. Additionally, based on the zone change being to modify the acreage of the existing zoning designations rather than to a different zoning designation entirely, the goals and desires to maintain the IH 35 frontage for commercial / retail / office are being met while allowing the portion proposed to be Manufacturing Light District (M-1) at the rear of the property will provide the applicant the ability to complete their desired development. Due to the nature of the proposed zone change to modify the acreage within each zoning designation.
Staff recommends approval of the proposed rezoning from General Business District (GB) and Manufacturing Light District (M-1) to General Business District (GB) and Manufacturing Light District (M-1) as submitted. |
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