The applicant is requesting to rezone approximately 26 acres of land from Single-Family Residential District (R-2) to Single-Family Residential District (R-6). The property is currently a polo field. The subject property is planned to be part of a larger development that proposes developing within the Accident Potential Zone II (APZ-II). The portion of the property within the APZ-II is not part of the requested rezone.

On November 19, 2024, twenty-two (22) public hearing notices were mailed to the surrounding properties within a 200-foot notification boundary of the subject property. At the time of the staff report, zero (0) responses in favor, zero (0) responses neutral, and one (1) response in opposition have been received. A public hearing notice will be published in the "San Antonio Express" prior to the City Council Meeting. Additionally, two (2) signs were placed on the subject property by the applicant.

The City of Schertz Fire, EMS, and Police Departments have been notified of the proposed zone change and have not provided objections. A public hearing notice was also mailed to Schertz-Cibolo-Universal City Independent School District. The most recent SCUC ISD Demographic Report and 10 Year Campus Forecasting Report have been attached to the Staff Report.

Subject Property:

	Zoning	Land Use
Existing	Single-Family Residential District (R-2)	Polo Field
Proposed	Single-Family Residential District (R-6)	Single-Family Residences

Adjacent Properties: 

	Zoning	Land Use
North	Planned Development District (PDD)	Single Family Residences
South	Single-Family Residential District (R-2)	Undeveloped
East	Single-Family Residential District (R-2)	Drainage
West	Single-Family Residential District (R-2) & Universal City	Single Family Residences

The applicant is proposing to zone approximately 26 acres of land to Single-Family Residential District (R-6).

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 refers to the criteria listed in UDC Section 21.5.4.D. The criteria are listed below:

1. Whether the proposed zoning change implements the policies of the adopted Comprehensive Land Plan, or any other applicable adopted plans;

The subject property is designated as Complete Neighborhood in the Comprehensive Land Use Plan-Future Land Use Map. The Complete Neighborhood Land Use Designation is described as general areas characterized by a mixture of housing options with supporting land uses, such as neighborhood commercial with a consideration of roadway classification, conflicts among land uses and buildings, and undue concentration or diffusion of population when considering the appropriateness of housing density and commercial activity. 

Single-Family Residences do meet the intent of the Complete Neighborhood Land Use Designation. However, when considering the roadway classification and conflicts among land uses, the proposed Single-Family Residential District (R-6) does not implement the policies of the adopted Comprehensive Land Plan. As per the zoning exhibit provided by the applicant, Property Identification Number 64640 is partially located within the APZ-II and is proposed to be developed at Single-Family Residential District (R-2), the current zoning designation. The proposed zone change is the remainder of approximately 26 acres of the subject parcel, and they are requesting an increase in density. The 2015 Joint Base San Antonio (JBSA) - Randolph Joint Land Use Study (JLUS), includes provisions for development within the APZ-II to encourage and promote compatibility with military operations and to protect public welfare. These provisions include a maximum residential density of 2 units per acre. The existing Single-Family Residential District (R-2) exceeds the density and the proposed Single-Family Residential District (R-6) does not help remedy the density within the APZ-II. The proposed zone change does not promote partnership with the City of Schertz community partners and does not decrease the potential conflicts among land uses, which ultimately does not promote the policies of the adopted Comprehensive Land Use Plan.

2. Whether the proposed zoning change promotes the health, safety, and general welfare 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. Per the zoning exhibit, the applicant is proposing to fully develop the approximately 44 acres of land, even the portion within the Accident Potential Zone II (APZ II). Additionally, a wet pond is proposed on the subject property which is located within the JBSA-Randolph BASH Zone. The BASH Zone is the Bird Aircraft Strike Hazard Zone and development within the BASH zone should help mitigate bird attraction within this zone. A proposed wet pond does not help mitigate bird attraction.

3. Whether other uses permitted by the proposed change will be consistent and appropriate with existing uses in the immediate area.
The proposed Single-Family Residential District (R-6) is not incompatible with the surrounding land uses. Single-Family Residential District (R-6) is intended for single-family detached residences on a minimum lot size of 7,200 square feet, together with schools, churches, and parks necessary to create basic neighborhood units. This district is intended to be developed using contemporary building styles and allowing those dwellings to be constructed on relatively small lots with the maximum size tract of R-6 to be 30 acres as per UDC Section 21.5.5.

Although the existing Single-Family Residential District (R-2) is also not incompatible with the surrounding land uses, the portion of the proposed development within the APZ-II is being proposed to be developed. The proposed rezone to Single-Family Residential District (R-6) of approximately 26 acres further exacerbates the provision from the JLUS that requests 2 units per acre for residential development for compatibility with the APZ-II. 

4. Whether other factors are deemed relevant and important in the consideration of the amendment.
Previous zoning discussions at the City Council have established a policy that if a proposed zone change would not result in an inherently better development than what could potentially develop with the current zoning, then the proposed zone change would not be desired. The proposed Single-Family Residential District (R-6) would not inherently create a better development due to the concerns of the existing zoning within the APZ-II and the increase of density proposed with the requested rezoning that does not meet the provisions of the 2015 JLUS.

Previous applications for a zone change at the subject property for a Planned Development District (PDD) proposed to restrict development outside the APZ-II and received affirmative support from JBSA-Randolph, but was denied. At the previously requested zone change, the adjacent residential property owners provided significant opposition to higher-density residential development.

The proposed zone change does not mitigate conflicts between land uses and does not implement policy set by City Council in previous discussions. Staff recommends denial of PLZC20240256.