The applicant is requesting to rezone approximately 79 acres of land from Planned Development District (PDD) to Single-Family Residential District (R-1). The subject property is currently unplatted and undeveloped. 

On June 22, 2024, six (6) 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, one (1) response in favor, zero (0) responses neutral, and zero (0) responses in opposition were received. A public hearing notice will be published in the "San Antonio Express" prior to the City Council hearing. Additionally, one public hearing notice sign was placed on the subject property by the applicant.

Subject Property:

	Zoning	Land Use
Existing	Planned Development District (PDD) Sterling Grove PDD (Ordinance 22-S-28)	Undeveloped
Proposed	Single-Family Residential District (R-1)	Residential

Adjacent Properties: 

	Zoning	Land Use
North	Planned Development District (PDD)	Sterling Grove PDD (Ordinance 22-S-28); Undeveloped
South	Right-of-Way	Trainer Hale Road
East	Agricultural District (AD)	Residential and Agricultural
West	Pre-Development District (PRE) & Planned Development District (PDD)	Residential and Undeveloped

The applicant is requesting to rezone approximately 79 acres from Planned Development District (PDD) to Single-Family Residential District (R-1).

It is the City’s desire to promote safe, orderly, efficient development and ensure compliance with the City’s vision of future growth.

When evaluating zone changes, staff uses criteria listed in UDC Section 21.5.4.D. The criteria are listed below.

1. Whether the proposed zoning change or zoning map amendment implements the policies of the adopted Comprehensive Land Plan, including the land use classification of the property on the Future Land Use Map.

Yes, the proposed Single-Family Residential District (R-1) does implement the policies of the adopted Comprehensive Land Plan and Future Land Use Map. The subject property is identified as Complete Neighborhood in the Future Land Use Map. The Complete Neighborhood Land Use Designation is meant to provide for a mixture of housing types with supporting land uses. 

The proposed Single-Family Residential District (R-1) requires 9,600 square foot lots, which would provide for a housing type that is not yet along Trainer Hale Road. The proposed zone change provides a new housing type within the immediate area, meets the intent of the Complete Neighborhood Land Use Designation, and implements the policies of the adopted Comprehensive Land Use Plan.

2. Whether the proposed zoning change or zoning map amendment promotes the health, safety, or general welfare of the City and the safe, orderly, efficient and healthful development of the City;

As part of promoting health, safety, and welfare, the City should encourage development compatible with surrounding uses utilizing standards and transitional uses to alleviate negative impacts. The dimensional requirements for Single-Family Residential District (R-1), as listed in Table 21.5.7.A, of UDC Section 21.5.7, are compatible within the immediate area of the subject property.

Table 21.5.7.A Dimensional Requirements Residential Zoning Districts
		Minimum Lot Size Requirements			Minimum Yard Setbacks				Miscellaneous Requirements
Code	Zoning District	Area Sq. Ft.	Width Ft.	Depth Ft.	Front Ft.	Side Ft.	Rear Ft.	Minimum Off-Street Parking Spaces	Max Height Ft.	Max Impervious Coverage
R-1	Single-Family Residential District	9,600	80	120	25	10	20	2	35	50%

3. Whether the uses permitted by the proposed change in zoning district classification and the standards applicable to such uses will be appropriate in the immediate area of the land to be reclassified.

Yes, the uses permitted in Single-Family Residential District (R-1) are appropriate in the immediate area to be reclassified. The purpose and intent of the Single-Family Residential District (R-1) is for single-family detached residential dwellings on a minimum 9,600 square foot lot size, together with the schools, churches, and parks necessary to create basic neighborhood units. The proposed Single-Family Residential District (R-1) would allow for a maximum number of 357 residential units at the minimum dimensional requirements listed in 21.5.7.A, which does not account for required streets, larger lots, irregular lots, drainage, and proposed amenities. Additionally, the lot dimensions of the proposed Single-Family Residential District (R-1) act as a transitional zoning district adjacent to the Agricultural District (AD) property to the east and the Pre-Development District (PRE) property to the west. 

4. Whether the proposed change is in accord with any existing or proposed plans for providing public schools, streets, water supply, sanitary sewers or other public services and utilities to the area;

The subject property is within the Green Valley Special Utility District CCN for water and sewer. The property is located along Trainer Hale Road which is a Secondary Arterial with 90 feet of Right-of-Way per the Master Thoroughfare Plan. Although the property is currently not platted, the City of Schertz Engineering Department will review the proposed access points for the development during the platting process. 

A public hearing notice was mailed to Schertz-Cibolo-Universal City Independent School District to notify them of the proposed zone change. Included as attachments are the most recent Demographic Report for SCUCISD as well as the most recent 10-Year Campus Forecasting Presentation. The City of Schertz Police, Fire and EMS Departments have indicated they do not have any concerns regarding the proposed rezoning requests or their ability to provide services.

5. Whether there have been environmental and/or economical changes which warrant the requested change.

The subject property is currently located within the Sterling Grove Planned Development District and has been since the approval of Ordinance 22-S-28 in 2022. The subject property consists of portions of Phase 1, Phase 2, and Phase 3 of the Sterling Grove PDD. The PDD is built of single-family residential lots with a mixture of dimensions being 55 feet by 100 feet, 65 feet by 110 feet, and half-acre lots. The PDD restricts development to the street layout and phasing of the Planned Development District. Although the applicant can develop the land with the approved PDD dimensional requirements, they are dependent on undeveloped land for required points of access, streets, and other infrastructure. The properties within the Sterling Grove PDD, that are within Phase 1, Phase 2, and Phase 3 of the PDD, do not have any current planning application at this time.

The applicant is ready to start the development process and submit planning applications for the subject property, if the proposed zone change is approved. Leaving the Sterling Grove PDD and an approved zone change to Single-Family Residential District (R-1) would allow the applicant to submit the appropriate planning applications without being restricted to the Sterling Grove PDD layout and without needing to depend on adjacent property owners to develop the required infrastructure the applicant needs. If the zone change is approved, the applicant would need to meet all City of Schertz requirements for their approximately 79 acres independently. 

6. Whether there is an error in the original zoning of the property for which a change is requested.

No, there was no error in the original zoning of the property. In 2022, the subject property was part of a larger proposed development known as Sterling Grove Planned Development District. No ground has been broken for the proposed Sterling Grove Planned Development District. The applicant is ready to develop, and to meet the City of Schertz requirements, the applicant needs to change the street layout, which ultimately, changes the intent and character of the Sterling Grove PDD. A zone change allows the applicant to develop the subject property sooner and submit the applicable planning applications.

7. Whether all of the applicant's back taxes owed to the City have been paid in full.

This does not effect the Planning and Zoning Commission recommendation to City Council.

8. Whether other criteria are met, which, at the discretion of the Planning and Zoning Commission and the City Council are deemed relevant and important in the consideration of the amendment.

Staff has ensured all UDC requirements have been met for the proposed zone change application and at this time have not received special considerations from the Planning and Zoning Commission or City Council.
 

Staff recommends approval of PLZC20240153, zone change to Single-Family Residential District (R-1), due to its compatibility within the surrounding area, implementation of the Comprehensive Land Use Plan, and meeting the intent of the Complete Neighborhood Land Use Designation.