DRIPPING SPRINGS – To accommodate the growth in the community, H-E-B is looking at bringing a bigger store to Dripping Springs. H-E-B is seeking to demolish the current location at 598 East US 290, Dripping Springs, and replace it with a larger store; the new store would be located on the same property as the original, using a tract of land to the east. If approved, while the new store is being constructed, the current would still be in operation temporarily and then, demolished afterwards. The applicant went before the Dripping Springs Planning & Zoning (P&Z) Commission Jan. 28 with two requests: a zoning map amendment to rezone the existing H-E-B site from Planned Development District 1 (PDD 1) to Commercial Services (CS) and a variance to allow a building larger than 50,000 square feet in a CS Zoning District.
The subject property for the zoning map amendment includes both the current H-E-B site and an 11.73-acre tract of land to the east, which was recently acquired by H-E-B. The applicant has combined these properties into a single parcel and intends to construct a new store on the eastern portion of the site, according to city documents, and the existing store will be demolished and replaced by parking for the new facility.
This zoning amendment would remove the existing H-E-B site from PDD 1, creating a consistent CS zoning designation across the entire combined property. PDD 1 was approved in 2006, prior to the adoption of several of the city of Dripping Springs’ current development ordinances, agenda documents stated; therefore, much of the development within the existing PDD is vested under older standards, which do not meet the city’s current requirements for sidewalks, landscaping, tree preservation or architectural design. Rezoning the property to CS ensures that future redevelopment of the site will comply with the city’s current development regulations, according to city documents.
Additionally, the applicant is requesting a variance to allow a structure up to 150,000 square feet, which exceeds the allowable 50,000 square feet in the CS Zoning District.
“The requested variance is in the public interest as it will provide a larger grocery store for residents of Dripping Springs and surrounding communities. Due to the increase in population in this area, a new, larger store is necessary,” said Zachary D. Morgan, the applicant for the project. “A larger store will provide a less crowded experience for residents and will be able to offer a more compelling selection of products.”
Enforcement of the ordinance would require the proposed building to have a smaller footprint than the current building and the anticipated primary customer base would exceed what the proposed maximum building size would allow, said Morgan.
“While the proposed store is larger than the existing store and the footprint allowed by Dripping Springs’ Zoning Ordinance, this store is on a large plot (35.68 acres) and leaves significant acreage without any structures. Because of this significant amount of acreage without buildings, the spirit of the ordinance is still being followed,” Morgan continued. “All other requirements for the building will follow the CS zoning ordinances along with a proposed impervious cover that remains under the 60% maximum for the 11.83-acre tract.”
The P&Z Commission voted to recommend approval for the zoning map amendment as presented Jan. 28. However, the commission did not take any action on the variance request and asked for the applicant to come back for the Feb. 25 meeting to get some additional information, such as how H-E-B plans to handle certain issues like traffic, architectural requirements and tree preservation, said Planning Director Tory Carpenter.
Ultimately, Dripping Springs City Council will make the final decision and those items will be brought at its March 4 meeting.
“The H-E-B representative at the [P&Z] meeting said it would be several years out. They're not in a position at this point to make formal building plans and construction plans,” Carpenter said. “Given that we don't know the specific layout or design at this point, there's not a lot of details about how this new store will be oriented.”
To view the full documents from the Jan. 28 P&Z Commission meeting regarding H-E-B’s requests, visit www.drippingsprings-tx.municodemeetings.com.
