DEPARTMENT: Development Services
DEPARTMENT HEAD: Michael Shannon
COUNCIL DISTRICTS IMPACTED: 9
SUBJECT:
Z-2020-10700085 S ERZD
SUMMARY:
Current Zoning: “C-3 MLOD-1 MLR-2 ERZD” General Commercial Camp Bullis Military Lighting Overlay Military Lighting Region 2 Edwards Recharge Zone District
Requested Zoning: “C-3 S MLOD-1 MLR-2 ERZD” General Commercial Camp Bullis Military Lighting Overlay Military Lighting Region 2 Edwards Recharge Zone District with a Specific Use Authorization for Animal and Pet Services (with outdoor training, boarding, runs, pens, paddocks)
BACKGROUND INFORMATION:
Zoning Commission Hearing Date: July 7, 2020
Case Manager: Justin Malone, Planner
Property Owner: Darren Casey
Applicant: Drew Carraway
Representative: Brown & Ortiz
Location: Generally located northwest of the intersection of the 22000 block of US Highway 281 North and the 20800 block of Stone Oak Parkway
Legal Description: 1.753 acres out of NCB 19218
Total Acreage: 1.753 acres
Notices Mailed
Owners of Property within 200 feet: 4
Registered Neighborhood Associations within 200 feet: None
Applicable Agencies: Camp Bullis
Property Details
Property History: The subject property was annexed into the City of San Antonio by Ordinance 86866 on October 23, 1997 and originally zoned “B-3” Business District. The “B-3” Business District converted to the “C-3” General Commercial District that accompanied the adoption of the 2001 Unified Development Code (Ordinance 93881, dated May 3, 2001).
Topography: The property does not include any abnormal physical features such as slope or incursion in a flood plain.
Adjacent Base Zoning and Land Uses
Direction: North
Current Base Zoning: “C-3”
Current Land Uses: Vacant
Direction: East
Current Base Zoning: “C-3”
Current Land Uses: Vacant
Direction: West
Current Base Zoning: “C-3”
Current Land Uses: Vacant
Direction: South
Current Base Zoning: “C-3”
Current Land Uses: Vacant
Overlay and Special District Information:
"MLOD-1"
All surrounding properties carry the "MLOD-1" Military Lighting Overlay District, due to their proximity to Camp Bullis. The "MLOD-1" does not restrict permitted uses, but does regulate outdoor lighting in an effort to minimize night-time light pollution and its effects on operations at the military installation.
“GC-3”
The US 281 Gateway Corridor District (“GC-3”) provides site development standards for properties within 4,000 feet along the US 281 north right-of-way. The standards primarily address building placement, landscaping, building materials and signage to promote a coordinated development scheme for the Corridor. A zoning review is performed by the Zoning Section of the Development Services Department
"ERZD"
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: US Highway 281 North
Existing Character: Highway
Proposed Changes: None Known
Public Transit: VIA bus routes are within walking distance.
Routes Served: 503
Traffic Impact: A Traffic Impact Analysis (TIA) cannot be determined at this time.
Parking Information: The parking minimum for animal and pet services (outdoor training, boarding, runs, pens or paddocks permitted) is 1 per 1500 sf GFA.
ISSUE:
None.
ALTERNATIVES:
Current: The present zoning district designation of “C-3” General Commercial are designed to provide for more intensive commercial uses than those located within the "NC," "C-1," "C-2" or "C-3" zoning districts. "C-3" uses are typically characterized as community and regional shopping centers, power centers and/or assembly of similar uses into a single complex under either single ownership or the structure of a property owners or condominium styled organization. "C-3" districts should incorporate shared internal circulation and limited curb cuts to arterial streets.
Proposed: The proposed zoning district designation of “C-3 S” General Commercial allows for more intensive commercial uses than those located within the "NC," "C-1," "C-2" or "C-3" zoning districts, plus the added Specific Use Authorization allows the additional use of Animal and Pet Services. "C-3" uses are typically characterized as community and regional shopping centers, power centers and/or assembly of similar uses into a single complex under either single ownership or the structure of a property owners or condominium styled organization. "C-3" districts should incorporate shared internal circulation and limited curb cuts to arterial streets.
FISCAL IMPACT:
None.
PROXIMITY TO REGIONAL CENTER/PREMIUM TRANSIT CORRIDOR:
The property is part of the Stone Oak Regional Center and is within a premium transit corridor.
RECOMMENDATION:
Staff Analysis and Recommendation: Staff recommends 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 “Regional Center” in the future land use component of the plan. The requested “C-3 S” base zoning district is consistent with the “Regional Center” future land use designation.
2. Adverse Impacts on Neighboring Lands:
Staff does not find evidence of likely adverse impacts on neighboring lands in relation to this zoning change request. The base zoning of “C-3” will remain the same.
3. Suitability as Presently Zoned:
The current “C-3” General Commercial District is an appropriate zoning for the property and surrounding area, considering that the surrounding properties are already zoned “C-3.” The proposed “C-3 S” is consistent with the existing zoning and uses. The Specific Use Authorization allows consideration of Animal and Pet Services with any necessary conditions.
4. Health, Safety and Welfare:
Staff has not found indication of likely adverse effects on the public health, safety, or welfare.
5. Public Policy:
The proposed rezoning does not appear to conflict with the following goals, principles, and objectives of the North Sector Plan:
• ED-1.2 Continue to locate compatible employment uses at the intersections of US 281 and Loop 410.
• ED-1.4 Work cooperatively with other incorporated and adjacent cities and counties, and other local and regional economic development entities to retain, expand, and improve the North Sector economic base.
6. Size of Tract:
The subject property is 1.753 acres, which could reasonably accommodate the proposed Animal Care Facility.
7. Other Factors:
The subject property is located within the Camp Bullis Awareness Zone/Military Influence Area. In accordance with the signed Memorandum of Understanding, JBSA was notified of the proposed request. The Military has indicated that there are no objections to the request.
Based on the information provided to SAWS staff, SAWS identifies the subject property as a Category 2 property. SAWS staff recommends approval of the zoning request, provided that the impervious cover shall not exceed 71% on the site. Reference SAWS report dated June 4, 2020.
The purpose of the Specific Use Authorization is to provide for certain uses which, because of their unique characteristics or potential impacts on adjacent land uses, are not generally permitted in certain zoning districts as a matter of right, but may, under the right set of circumstances and conditions be acceptable in certain specific locations.