DEPARTMENT: Development Services
DEPARTMENT HEAD: Roderick Sanchez
COUNCIL DISTRICTS IMPACTED: 9
SUBJECT:
Zoning Case Z2017010 S ERZD
SUMMARY:
Current Zoning: "C-2 MLOD ERZD" Commercial Camp Bullis Military Lighting Overlay Edwards Recharge Zone District
Requested Zoning: "C-2 S MLOD ERZD" Commercial Camp Bullis Military Lighting Overlay Edwards Recharge Zone District with Specific Use Authorization for a Car Wash
BACKGROUND INFORMATION:
Zoning Commission Hearing Date: January 17, 2017
Case Manager: Oscar Aguilera, Planner
Property Owner: VASB Group, Inc
Applicant: VASB Group, Inc
Representative: Patrick W. Christensen.
Location: 20118 Stone Oak Parkway
Legal Description: 1.103 acres out of NCB 19219
Total Acreage: 1.103
Notices Mailed
Owners of Property within 200 feet: 11
Registered Neighborhood Associations within 200 feet: Ridge at Stone Oak Owners Association
Applicable Agencies: SAWS
Property Details
Property History: The subject property was annexed into the City Limits on December 31, 1997 and was originally zoned “Temporary R-1” Temporary Single-Family Residence District. In 1998 the subject property was rezoned to “B-2 ERZD” Business Edwards Recharge Zone District. Upon adoption of the 2001 Unified Development Code, the previous base zoning districts converted to “C-2 ERZD” Commercial Edwards Recharge Zone District.
Topography: The property is within the Edwards Recharge Zone and does include a slope. The property is not within the one hundred year floodplain.
Adjacent Base Zoning and Land Uses
Direction: North, East
Current Base Zoning: C-2 ERZD
Current Land Uses: Retail Centers
Direction: South
Current Base Zoning: ROW, R-6 ERZD
Current Land Uses: Single-Family Home
Direction: West
Current Base Zoning: C-2 ERZD
Current Land Uses: Vacant Lot
Overlay and Special District Information: All surrounding properties carry the "ERZD" Edwards Recharge Zone District. The "ERZD" does restrict permitted uses, due to the environmentally sensitive nature of the recharge zone. Per Chapter 34 of the City of San Antonio Code of Ordinances, the San Antonio Water System (SAWS) and City of San Antonio departments share regulatory jurisdiction over development within the “ERZD”.
Transportation
Thoroughfare: Stone Oak Parkway
Existing Character: Secondary Arterial Type A 86’
Proposed Changes: None known
Public Transit: There are no nearby VIA transit routes by the subject property.
Traffic Impact: A Traffic Impact Analysis (TIA) report is not required. The traffic generated by the proposed development does not exceed the threshold requirements.
Parking Information: Carwash: 1 spaces per 500 sf. GFA including service bays, wash tunnels and retail areas. Maximum Parking Requirement: 1 space per 375 sf. GFA including service bays, wash tunnels and retail areas.
ISSUE:
None.
ALTERNATIVES:
Denial of the requested zoning change would result in the subject property retaining the present zoning district designation.
FISCAL IMPACT:
None.
RECOMMENDATION:
Staff Analysis and Recommendation: Staff and Zoning Commission (10-1) recommend Approval.
Criteria for Review: According to Section 35-421, zoning amendments shall be based on the approval criteria below.
1. Consistency:
The subject property is located within the North Sector Plan, and is currently designated as Suburban Tier in the future land use component of the plan. The requested “C-2” base zoning district is consistent with the current land use designation.
2. Adverse Impacts on Neighboring Lands:
Staff has found no evidence of likely adverse impacts on surrounding properties.
3. Suitability as Presently Zoned:
The requested “C-2 S ERZD” with a Specific Use Authorization for a Carwash zoning district is appropriate for the subject property. The request for “C-2 S ERZD” with a Specific Use Authorization for a Carwash will not have any negative effects on future development, but rather provide additional services to any existing and potential development. The site location is on a Secondary Arterial Type A 86 thoroughfare.
4. Health, Safety and Welfare:
Staff has found no indication of likely adverse effects on the public health, safety, or welfare.
5. Public Policy:
The request does not appear to conflict with any public policy objective.
6. Size of Tract:
The subject property is 1.103 acres in size, which accommodates the proposed development with adequate space for parking.
7. Other Factors:
The conditional use zoning procedure is designed to provide for a land use that is not permitted by the established zoning district, but due to individual site considerations or unique development requirements would be compatible with adjacent land uses under given conditions. The property is adjacent to other commercial uses and the proposed development is compatible.
In addition, the San Antonio Water Systems (SAWS) recommends the impervious cover shall not exceed 65% on the site.
The subject property is located within the Camp Bullis Awareness Zone/Military Influence Area. In accordance with the signed Memorandum of Understanding between Fort Sam and the City of San Antonio, the Military did not review the request because the property is less than 10 acres in size and does not directly abut the installation.