The applicant is proposing to rezone approximately 20 acres from Pre-Development District (PRE), Agricultural District (AD), and Single-Family Residential/Agricultural District (R-A) to Single-Family Residential District (R-2), generally located 4,800 feet east of the intersection of FM 1518 and Lower Seguin Road. There are existing residences on the properties, and the properties are not platted. Approximately 13 acres of the subject property were annexed in 2024.

On April 21, 2025, forty (40) public hearing notices were mailed to the surrounding property owners within a 200-foot boundary of the subject property and the Schertz-Cibolo-Universal City Independent School District. At the time of the Staff Report, two (2) responses in favor, zero (0) responses neutral, and zero (0) responses in opposition have been received. A public hearing notice was published in the "San Antonio Express" on May 14, 2025. The Planning and Zoning Commission held a public hearing for the item on May 7, 2025. The Planning and Zoning Commission meeting can be viewed on the City of Schertz Youtube page. Additionally, a sign was placed on the subject property by the applicant.

Subject Property:

	Zoning	Land Use
Existing	Single-Family Residential/ Agricultural District (R-A) Agricultural District (AD) Pre-Development District (PRE)	Residential and Agricultural
Proposed	Single-Family Residential District (R-2)	Residential

Adjacent Properties:

	Zoning	Land Use
North	Right-of-Way	Lower Seguin Road (Secondary Arterial 90' ROW)
South	Agricultural District (AD)	Agriculture
East	Agricultural District (AD); Single-Family Residential/ Agricultural District (R-A)	Residential & Undeveloped
West	Planned Development District (PDD)	Carmel Ranch Subdivision

The applicant is proposing to rezone approximately 20 acres to Single-Family Residential District (R-2) for a residential development.
 

Table 21.5.5.A Dimensional Requirements Residential Zoning Districts
			Minimum Lot Size and Dimensions			Minimum Yard Setbacks				Miscellaneous Lot Requirements
	Code	District	Area	Width	Depth	Front Ft.	Side Ft.	Rear Ft.	Minimum Off-Street Parking Spaces	Max Height	Max Impervious Coverage
Existing	PRE	Pre-Development	N/A	N/A	N/A	N/A	N/A	N/A	N/A	N/A	N/A
Existing	AD	Agricultural District	217,800	100	100	25	25	25	2	35'	30%
Existing	RA	Single-Family Residential/ Agricultural	21, 780	N/A	N/A	25	25	25	2	35'	50%
Proposed	R-2	Single-Family Residential	8,400	70	120	25	10	20	2	35'	50%

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. The Complete Neighborhood Land Use Designation is intended for a mix of residential lot sizes with neighborhood commercial to create a complete neighborhood.

Along Lower Seguin and within half a mile of the subject property, Carmel Ranch PDD, Rhine Valley PDD, and Saddlebrook Ranch PDD all offer residential lots with a smaller minimum lot size and dimensions than the 70-foot by 120-foot 8,400 square foot required in Single-Family Residential District (R-2).

The proposed zone change to Single-Family Residential District (R-2) implements the policies of the Comprehensive Land Use Plan by providing a different lot size to add to the mix of residential.

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. The proposed Single-Family Residential District (R-2) acts as a transition to the smaller residential lot developments to the large agricultural properties.

3. Whether the uses permitted by the proposed change will be consistent and appropriate with existing uses in the immediate area;

There are existing residential developments surrounding the subject property. To the left of the subject property is the Carmel Ranch Subdivision, which is a smaller lot Single-Family Residential Planned Development District that allows for the construction of 131 residences. Out of the 131 residential lots within the Carmel Ranch development, 107 are smaller than what the applicant is proposing.

Carmel Ranch Planned Development District (Ord. 21-S-14 ) Dimensional Requirements
		Min. Lot Size			Min. Yard Setbacks			Min. Off-Street Parking	Misc. Requirements
Code	Classification	Area sq.ft.	Width Ft.	Depth Ft.	Front Ft.	Side Ft.	Rear Ft.	Parking	Max Height	Max. Impervious Cover	Lot Count
SF 55	Single-Family	6,875	55	125	30	10	15	2	35	65(single-story home) 50 (two-story home)	60
SF 60	Single-Family	7,200	60	120	25	10	15	2	35	65(single-story home) 50 (two-story home)	47
SF 70	Single-Family	8,400	70	120	25	10	15	2	35	65(single-story home) 50 (two-story home)	20

Located along Lower Seguin and to the northwest of the subject property, the Rhine Valley Planned Development District consists of a total 447 residential lots where all lots are smaller than what is being proposed by the applicant.
 

Rhine Valley Subdivision Planned Development District (Ordinance 13-S-37) Dimensional Requirements
		Min. Lot Size			Min. Yard Setbacks			Min. Off-Street Parking	Misc. Requirements
Code	Classification	Area sq.ft.	Width Ft.	Depth Ft.	Front Ft.	Side Ft.	Rear Ft.	Parking	Max Height	Max. Impervious Cover	Lot Count
SF 45	Single-Family	5,400	45	120	25	5	20	2	35	65%	124
SF 50	Single-Family	6,000	50	120	20	5	20	2	35	65%	246
SF 60	Single-Family	7,200	60	120	20	5	20	2	35	65%	77

Along Lower Seguin and north of the subject property, the Saddlebrook Ranch Planned Development District consists of 633 residences with all 633 residential lots being smaller than the proposed Single-Family Residential District (R-2) minimum dimensional requirements.
 

Saddlebrook Ranch Planned Development District (Ordinance 21-S-06) Dimensional Requirements
		Min. Lot Size			Min. Yard Setbacks			Min. Off-Street Parking	Misc. Requirements
Code	Classification	Area sq.ft.	Width Ft.	Depth Ft.	Front Ft.	Side Ft.	Rear Ft.	Parking	Max Height	Max. Impervious Cover	Lot Count
SF 55	Single-Family	6,875	55	125	30	10	15	2	35	65% (one-story homes) 50% (two-story homes)	211
SF 60	Single-Family	7,080	60	118	25	10	15	2	35	65% (one-story homes) 50% (two-story homes)	264
SF 70	Single-Family	8,260	70	118	25	10	15	2	35	65% (one-story homes) 50% (two-story homes)	109
Garden Home	Single-Family	5,000	50	100	10	10	10	2	35	75%	49

To the right of the subject property is property that is currently undeveloped and zoned Single-Family Residential / Agricultural District (R-A) and Agricultural District (AD). To the south of the subject property is property zoned Agricultural District (AD), which is used for agriculture.
 

Table 21.5.7.A Dimensional Requirements Residential Zoning Districts
		Min. Lot Size			Min. Yard Setbacks			Min. Off-Street Parking	Misc. Requirements
Code	Classification	Area sq.ft.	Width Ft.	Depth Ft.	Front Ft.	Side Ft.	Rear Ft.	Parking	Max Height	Max. Impervious Cover
AD	Agricultural District	217,800	100	100	25	25	25	2	35'	50%
RA	Single-Family Residential District/ Agricultural District	21,780	-	-	25	25	25	2	35'	50%

The proposed zoning district of Single-Family Residential District (R-2) is appropriate in the surrounding area as it provides a transition from the smaller lots along Lower Seguin to the existing agricultural uses.

4. Whether other factors deemed relevant and important in the consideration of the amendment.

The zone change application meets the Unified Development Code Requirements.
The City of Schertz Fire, EMS, and Police Departments have been notified of the zone change and do not provide objections. SCUC ISD was notified of the zone change. The most recent SCUC ISD demographic and forecasting reports were provided.

Staff Recommendation:
Staff recommends approval of Ord.25-S-022 due to the proposed zone change compatibility with the Comprehensive Land Use Plan - Future Land Use Map and existing uses.

Planning and Zoning Commission Recommendation:
The Schertz Planning and Zoning Commission held a public hearing for the item on May 7, 2025, and made a recommendation of approval to the City Council with a unanimous vote.