| PLANNING AND ZONING COMMISSION MEETING: 09/13/2023 Agenda Item 5 C |
| TO: | Planning and Zoning Commission |
| PREPARED BY: | |
| CASE: | PLPDD20230127 |
| SUBJECT: | PLPDD20230127 - Hold a public hearing, consider, and make a recommendation on a request to rezone approximately .21 acres of land from Neighborhood Services District (NS) to Planned Development District (PDD), located at 4571 Schertz Parkway, also known as Guadalupe County Parcel ID 31981, generally located northwest of the intersection between Schertz Parkway and Wiederstein Road, City of Schertz, Guadalupe County, Texas. NO ACTION TO OCCUR / NOTICING ERROR |
GENERAL INFORMATION:
Owner/Applicant: Anthony Eugenio
APPLICATION SUBMITTAL DATE:
| Date | Application Type |
| 5/15/23 | Zone Change |
PUBLIC NOTICE:
On August 30th, five (5) public hearing notices were mailed to the surrounding property owners within a 200-foot boundary of the subject property. At the time of the staff report, zero (0) response in favor, neutral, or opposed have been received. A public hearing notice will be published in the San Antonio Express prior to the City Council meeting.
ITEM SUMMARY:
The applicant is proposing to rezone approximately .21 acres of land from Neighborhood Services District (NS) to Planned Development District (PDD), located at 4571 Schertz Parkway, generally located northwest of the intersection between Schertz Parkway and Wiederstein Road. This PDD will conform to the Heritage Oaks Planned Development District development and design standards that was previously approved in Ordinance 21-S-15 on May 11th, 2021.
LAND USES AND ZONING:
| Zoning | Land Use | |
| Existing | Neighborhood Services District (NS) | Undeveloped |
| Proposed | Planned Development District (PDD) | Single-Family Residential |
Adjacent Properties:
| Zoning | Land Use | |
| North | Planned Development District (PDD) | Undeveloped |
| South | Planned Development District (PDD) | Undeveloped |
| East | Schertz Parkway | Right of way |
| West | Planned Development District (PDD) | Undeveloped |
PROPOSED ZONING:
The Heritage Oaks II PDD will conform with the development and design standards of the Heritage Oaks PDD. The full details of which can be found in Ordinance 21-S-15. The main development and design elements are listed below.
Coving Plan:
The Heritage Oaks Subdivision is designed through a coving plan. Contrary to traditional urban grid patterns, the coving plan is characterized by winding roads and meandering setbacks that result in less impervious coverage, as well as increased open space and potential tree preservation.
Revised Lot Standards:
The base zoning for the subject property will be Single-Family Residential District (R -1); the development of any residential lots will follow the R -1 zoning district unless otherwise stated in the Heritage Oaks PDD.The Heritage Oaks II PDD will have revised dimensional requirements, which outline a minimum lot size of 6,000 square feet, with a minimum width of 50 feet and a minimum depth of 120 feet.
Other Heritage Oaks PDD Features:
Coving Plan:
The Heritage Oaks Subdivision is designed through a coving plan. Contrary to traditional urban grid patterns, the coving plan is characterized by winding roads and meandering setbacks that result in less impervious coverage, as well as increased open space and potential tree preservation.
Revised Lot Standards:
The base zoning for the subject property will be Single-Family Residential District (R -1); the development of any residential lots will follow the R -1 zoning district unless otherwise stated in the Heritage Oaks PDD.The Heritage Oaks II PDD will have revised dimensional requirements, which outline a minimum lot size of 6,000 square feet, with a minimum width of 50 feet and a minimum depth of 120 feet.
Other Heritage Oaks PDD Features:
- Revised Street Standards to include: Curvilinear Streets, Cul-de-sac Revisions, and Extended Block Lengths
- Parkland and Trail Features to include: Parkland Dedication Revisions, and 10 foot & 30 foot concrete trails
- Landscaping and Tree Preservation/Mitigation Features to include: 3 trees on each lot with a minimum of 15" inches caliper for the lot, and Preservation of 50% of Heritage Trees
CONFORMANCE WITH THE COMPREHENSIVE PLAN:
- Comprehensive Plan Goals and Objectives: The Comprehensive Plan identifies the subject properties under the Single-Family Residential land use designation. Areas classified under the Single-Family Residential land use designation are intended to utilize a traditional neighborhood design that includes a mix of residential uses, as well as limited commercial development to support the daily activities of the development. The proposed zone change meets the goals and objectives of the Single-Family Residential future land use designation, and is therefore in conformance with the Comprehensive Land Use Plan.
- Impact of Infrastructure: The proposed zone change should have a negligible effect on the existing planned public water and wastewater system since the base zoning district of the proposed PDD is Single-Family Residential (R-1).
- Impact of Public Facilities/Services: The proposed rezoning request 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 land utilized as single-family residential, with a small amount of commercially zoned property to the north. The proposed zone change to PDD with R-1 as the base zoning district is compatible with the existing and potential adjacent land uses.
STAFF ANALYSIS AND RECOMMENDATION:
Background:
Therefore, Staff is recommending approval of the proposed zone change to Planned Development District as discussed.
* While the Commission can impose conditions; conditions should only be imposed to meet requirements of the UDC.
For background, the existing Live Oak Hills Subdivision was platted and individual lots were sold in 1963 without the necessary infrastructure improvements, such as water lines, sewer lines, and roads, which left hundreds of lots to remain undeveloped. These undeveloped lots in Live Oak Hills collectively formed what is commonly referred to as a 'paper subdivision', or a subdivision that is recognizable on paper, but not in the real world. This situation poses numerous development challenges; from various land ownership parties to cost-prohibitive infrastructure requirements for individual lot development, 'paper subdivisions' can often remain vacant for decades, as is the situation with most of the Live Oak Hills Subdivision.
The Heritage Oaks PDD aims to redevelop 45 acres of the existing Live Oak Hills subdivision plat along with an additional 21 acre tract into a 66 acre single-family residential subdivision. This PDD was approved in 2021 as Ordinance 21-S-15. The proposed Heritage Oaks II PDD will incorporate Lot 13 Block 41 of the original Live Oak Hills subdivision that was not in the original Ordinance 21-S-15; this lot has since been acquired by the Heritage Oaks developer. Adding this lot will make the proposed subdivision more contiguous and more consistent.
The Heritage Oaks PDD aims to redevelop 45 acres of the existing Live Oak Hills subdivision plat along with an additional 21 acre tract into a 66 acre single-family residential subdivision. This PDD was approved in 2021 as Ordinance 21-S-15. The proposed Heritage Oaks II PDD will incorporate Lot 13 Block 41 of the original Live Oak Hills subdivision that was not in the original Ordinance 21-S-15; this lot has since been acquired by the Heritage Oaks developer. Adding this lot will make the proposed subdivision more contiguous and more consistent.
Therefore, Staff is recommending approval of the proposed zone change to Planned Development District as discussed.
| Planning Department Recommendation | |
| X | Approve as submitted |
| Approve with conditions* | |
| Denial |
COMMISSIONERS CRITERIA FOR CONSIDERATION:
The Planning and Zoning Commission is making a recommendation to City Council on the proposed zoning application. In considering action on a zoning application, the Commission should consider the criteria within UDC Article 5 , Section, 21.5.4 D.
Attachments
- Aerial Exhibit
- Public Hearing Notice Map
- Zoning Exhibit
- Heritage Oaks II PDD
- Ord. 21-S-15 Heritage Oaks PDD