DEPARTMENT: Development Services
DEPARTMENT HEAD: Roderick Sanchez
COUNCIL DISTRICTS IMPACTED: 10
SUBJECT:
Zoning Case Z2015188 ERZD
SUMMARY:
Current Zoning: "C-3 CD S ERZD" General Commercial Edwards Recharge Zone District with a Conditional Use and Specific Use Authorization for Warehousing and Printing Operations Distribution and Assembly Facility
Requested Zoning: "C-2 S ERZD" Commercial Edwards Recharge Zone District with a Specific Use Authorization for a Parking Garage
BACKGROUND INFORMATION:
Zoning Commission Hearing Date: July 07, 2015
Case Manager: Logan Sparrow, Senior Planner
Property Owner: CST Real Estate Holdings, LLC c/o Douglas Miller V.P
Applicant: CST Real Estate Holdings, LLC c/o Douglas Miller V.P
Representative: Patrick W. Christensen
Location: 19500 Bulverde Road
Legal Description: A 1.009 acre parcel of land out of NCB 34920
Total Acreage: 1.009
Notices Mailed
Owners of Property within 200 feet: 1
Registered Neighborhood Associations within 200 feet: None.
Planning Team: North Sector Planning Team-39
Applicable Agencies: SAWS
Property Details
Property History: The subject property was rezoned from “R-6 ERZD” Residential Single-Family Edwards recharge Zone District to "C-3 CD S ERZD" General Commercial Edwards Recharge Zone District with a Conditional and Specific Authorization Use for Warehousing and Printing Operations Distribution and Assembly Facility, following the adoption of Ordinance 95680, dated April 25, 2002.
Topography: None.
Adjacent Base Zoning and Land Uses
Direction: North
Current Base Zoning: C-3
Current Land Uses: Warehousing and Printing Operations Distribution and Assembly Facility
Direction: East
Current Base Zoning: C-3
Current Land Uses: Vacant
Direction: South
Current Base Zoning: C-3
Current Land Uses: Vacant
Direction: West
Current Base Zoning: C-3
Current Land Uses: Warehousing and Printing Operations Distribution and Assembly Facility
Overlay and Special District Information: The subject property is located within the “ERZD” Edwards Recharge Zone District. SAWS has reviewed the zone change request and recommended approval.
Transportation
Thoroughfare: Bulverde Road
Existing Character: Primary Arterial A, three lanes in each direction with sidewalks
Proposed Changes: None known.
Public Transit: None.
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: The rezone request is for a parking garage to serve the adjacent printing and warehousing operation.
ISSUE:
None.
ALTERNATIVES:
Denial of the zone change request will result in the subject property retaining its current "C-3 CD S ERZD" General Commercial Edwards Recharge Zone District with a Conditional and Specific Authorization Use for Warehousing and Printing Operations Distribution and Assembly Facility zoning.
FISCAL IMPACT:
None.
RECOMMENDATION:
Staff Analysis and Recommendation: Staff and Zoning Commission (9-0) 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 Future Land Use Plan and currently designated as Suburban Tier in the future land use component of the plan. The requested “C-2” Commercial base zoning district is consistent with the adopted land use designation.
2. Adverse Impacts on Neighboring Lands:
Staff has not found evidence of likely adverse impacts on neighboring lands in relation to this zone change request. The proposed use is consistent with the established development pattern of the surrounding area and is not visible from the public street.
3. Suitability as Presently Zoned:
The current “C-3” General Commercial base zoning district is not appropriate for the surrounding area.
4. Health, Safety and Welfare:
Staff has not found any indication of likely adverse effects on the public health, safety, or welfare.
5. Public Policy:
As the request is consistent with the North Sector Future Land Use Plan staff finds that this zone change request does not appear to be in conflict with any stated public policy.
6. Size of Tract:
The 1.009 acre tract of land is of sufficient size for the proposed development.
7. Other Factors:
SAWS has reviewed the zone change request and has recommended approval. The property in question is currently a portion of a parking lot and is already 100 percent covered. The property, in its entirety, does comply with the SAWS coverage limitations.