| PLANNING AND ZONING COMMISSION MEETING: 06/04/2025 Agenda Item 5 B |
| TO: | Planning and Zoning Commission |
| PREPARED BY: | |
| SUBJECT: | PLZC20240315 - Hold a public hearing and make a recommendation on a request to rezone approximately 173 acres of land from Agricultural District (AD) and Single-Family Residential / Agricultural District (R-A) to Single-Family Residential District (R-1), Single-Family Residential District (R-2), and Single-Family Residential District (R-6), known as Bexar County Property Identification Number 310012, 309425, 309427, generally located 1,000 feet to the west of Cibolo Creek on Lower Seguin Road, City of Schertz, Bexar County, Texas |
BACKGROUND
Per the applicant's letter of intent, the applicant is proposing to rezone three separate tracts. The first is an approximately 95-acre tract from Agricultural District (AD) to Single-Family Residential District (R-1), the second is an approximately 51-acre tract from Agricultural District (AD) to Single-Family Residential District (R-2), and the final tract is an approximately 27-acre tract from Agricultural District (AD) and Single-Family Residential / Agricultural District (R-A) to Single-Family Residential District (R-6). The purpose of this rezone is to develop a single family subdivision with a mixture of housing types and lot sizes.
The property is not platted and is currently undeveloped. On May 23, 2025, eight (8) 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, one (1) response in favor, zero (0) responses neutral, and zero (0) responses in opposition were received. A public hearing notice will be published prior to the City Council Meeting. Additionally, one (1) sign was placed on the subject property.
Subject Property:
Adjacent Properties:
The property is not platted and is currently undeveloped. On May 23, 2025, eight (8) 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, one (1) response in favor, zero (0) responses neutral, and zero (0) responses in opposition were received. A public hearing notice will be published prior to the City Council Meeting. Additionally, one (1) sign was placed on the subject property.
Subject Property:
| Zoning | Land Use | |
| Existing | Agricultural District (AD) and Single-Family Residential / Agricultural District (R-A) | Undeveloped / Rural Residence |
| Proposed | Single-Family Residential District (R-1, R-2, & R-6) | Single-Family Subdivision |
Adjacent Properties:
| Zoning | Land Use | |
| North | Agricultural District (AD) | Undeveloped |
| South | Right-of-Way | Lower Seguin Road |
| East | N/A - City Limits - Waterway, Agricultural District (AD), and Single Family Residential / Agricultural District (R-A) | Cibolo Creek & Rural Residence |
| West | Planned Development District (PDD) | Single-Family Subdivision (Saddlebrook Ranch) |
GOAL
Per the applicant's letter of intent, the applicant is proposing to rezone approximately 173 acres to develop a single-family subdivision with a mixture of housing types and lot sizes.
| Table 21.5.7.A Dimensional Requirements Residential Zoning Districts |
|||||||||||
|---|---|---|---|---|---|---|---|---|---|---|---|
| Minimum Lot Size and Dimensions | Minimum Yard Setbacks | Miscellaneous Lot Requirements | |||||||||
| Code | District | Area SqFt | Width Ft | Depth Ft | Front Ft | Side Ft | Rear Ft | Minimum Off-Street Parking Spaces | Max Height | Max Impervious Coverage | |
| Existing | AD | Agricultural | 217,800 | 100 | 100 | 25 | 25 | 25 | 2 | 35 | 30% |
| Existing | R-A | Single-Family Residential/ Agricultural | 21,780 | N/A | N/A | 25 | 25 | 25 | 2 | 35 | 50% |
| Proposed | R-1 | Single-Family Residential | 9,600 | 80 | 120 | 25 | 10 | 20 | 2 | 35 | 50% |
| Proposed | R-2 | Single-Family Residential | 8,400 | 70 | 120 | 25 | 10 | 20 | 2 | 35 | 50% |
| Proposed | R-6 | Single-Family Residential | 7,200 | 60 | 120 | 25 | 10 | 20 | 2 | 35 | 50% |
COMMUNITY BENEFIT
It is the City’s desire to promote safe, orderly, efficient development and ensure compliance with the City’s vision of future growth.
SUMMARY OF RECOMMENDED ACTION
1. Whether the proposed zoning change implements the policies of the adopted Comprehensive Land Plan, or any other applicable adopted plans
The Comprehensive Plan designates this area as Complete Neighborhood. The Complete Neighborhood Land Use Designation is intended for a mix of residential lot sizes with neighborhood commercial to create a complete neighborhood. The proposed zone change to multiple Single-Family Residential Districts (R-1, R-2, and R-6) implements the policies of the Comprehensive Land Use Plan by providing a different lot sizes and a mix of residential properties. Specifically, the proposed rezone would create approximately 94.86 acres of Single Family Residential District (R-1), approximately 51.11 acres of Single Family Residential District (R-2), and approximately 26.78 acres of Single Family Residential District (R-6).
2. Whether the proposed zoning change promotes the health, safety, and general welfare of the City.
As part of promoting health, safety, and general welfare, zone change requests should align with the Unified Development Code (UDC) and city policy. Among these policies is the explicit purpose to "minimize the conflicts among the uses of land and buildings". There are several single-family subdivisions either in development or constructed along the Lower Seguin Road corridor, including:
Furthermore, one of the UDC's goals is to "lessen congestion in the streets and provide convenient, safe and efficient circulation for vehicular and pedestrian traffic". As part of this proposed zoning, the applicant submitted a preliminary Traffic Impact Analysis (TIA) detailing the impact the proposed development will have on the transportation system in the immediate area. The City of Schertz Engineering Department reviewed this preliminary TIA and provided the following:
A preliminary traffic analysis has been done to evaluate the potential impact the adjacent streets by the proposed zone change. The existing zoning allows for some residential development which would generate a maximum number of peak hour vehicle trips if the property were developed to the maximum density allowed. A comparison was done comparing this maximum peak hour trip to the peak hour trips the property would generate based on the requested zoning. The difference between these two peak values is significant. If the proposed zoning is approved, the site could generate approximately 311 more peak hour vehicle trips. This increase in the peak hour trips would require a full Traffic Impact Analysis (TIA) by the developer as the proposed project progresses through the City’s development process. For this zone change application, the developer did a preliminary TIA to analyze the effects of this additional traffic to the adjacent streets. This preliminary TIA shows that certain improvements to Lower Seguin Road will need to be provided to mitigate these additional peak hour vehicle trips. Such improvements include: a right turn/deceleration lane and left turn lane at the entrance to the proposed development. Further analysis will be required via a Final TIA for the development as it progresses through the development process, should the zone change request be approved. The developer will be required to construct all mitigation measure identified in the Final TIA to mitigate the effects of the additional traffic being generated.
In additional to any improvements identified in the TIA, the developer will also be responsible for some widening of Lower Seguin Road along the development’s frontage. This widening, along with the widening done by the Saddlebrook development to the west and the widening that the Monterey Meadows proposed development is required to do on the south side of Lower Seguin Road across from this proposed development, will also add some additional traffic volume capacity to Lower Seguin Road in the vicinity of this proposed development. The Monterey Meadows development is further ahead of this development in the development process and is expected to be constructed slightly in advance of, or at the same time, as this development. The Preliminary TIA analysis did not rely on any of these improvements in its analysis. Instead it assumed a “worst case scenario” and analyzed the effects of the additional traffic with Lower Seguin Road remained in its current width. The required street widening by the proposed developments will increase the positive effect of the mitigation improvements identified in the Preliminary TIA for this development.
In summary, the proposed zone change will increase traffic on the City’s transportation system, but that traffic increase can be successfully mitigated by street improvements the developer will be required to construct.
3. Whether the uses permitted by the proposed change will be consistent and appropriate with existing uses in the immediate area
The immediate area consists of undeveloped land, rural residences, and several single-family subdivisions currently being developed. The uses permitted in Single-Family Residential Districts (R-1, R-2, and R-6) are as follows:
The uses allowed by right and by Specific Use Permit are consistent with the current immediate area and consistent with the trajectory of the Lower Seguin Corridor.
4. Whether other factors are deemed relevant and important in the consideration of the amendment
All UDC requirements have been met for the proposed zone change. City of Schertz Fire, EMS, and Police Departments have been notified of the zone change and have provided no objections to the request.
SCUC ISD has also been notified of the zone change request.
The scheduled public hearing provides the opportunity to introduce additional considerations.
The Comprehensive Plan designates this area as Complete Neighborhood. The Complete Neighborhood Land Use Designation is intended for a mix of residential lot sizes with neighborhood commercial to create a complete neighborhood. The proposed zone change to multiple Single-Family Residential Districts (R-1, R-2, and R-6) implements the policies of the Comprehensive Land Use Plan by providing a different lot sizes and a mix of residential properties. Specifically, the proposed rezone would create approximately 94.86 acres of Single Family Residential District (R-1), approximately 51.11 acres of Single Family Residential District (R-2), and approximately 26.78 acres of Single Family Residential District (R-6).
2. Whether the proposed zoning change promotes the health, safety, and general welfare of the City.
As part of promoting health, safety, and general welfare, zone change requests should align with the Unified Development Code (UDC) and city policy. Among these policies is the explicit purpose to "minimize the conflicts among the uses of land and buildings". There are several single-family subdivisions either in development or constructed along the Lower Seguin Road corridor, including:
- Rhine Valley - 447 lots, Planned Development District zoning, Lot sizes range from 45 feet by 120 feet to 60 feet by 120 feet
- Carmel Ranch - 131 lots, Planned Development District zoning, Lot sizes range from 55 feet by 125 feet to 70 feet by 120 feet
- Saddlebrook Ranch - 633 lots, Planned Development District zoning, Lot sizes range from 50 feet by 100 feet to 70 feet by 118 feet
- Monterey Meadows - Ord. 24-S-148 - Approx. 174 lots, R-2 and R-6 zoning districts
Furthermore, one of the UDC's goals is to "lessen congestion in the streets and provide convenient, safe and efficient circulation for vehicular and pedestrian traffic". As part of this proposed zoning, the applicant submitted a preliminary Traffic Impact Analysis (TIA) detailing the impact the proposed development will have on the transportation system in the immediate area. The City of Schertz Engineering Department reviewed this preliminary TIA and provided the following:
A preliminary traffic analysis has been done to evaluate the potential impact the adjacent streets by the proposed zone change. The existing zoning allows for some residential development which would generate a maximum number of peak hour vehicle trips if the property were developed to the maximum density allowed. A comparison was done comparing this maximum peak hour trip to the peak hour trips the property would generate based on the requested zoning. The difference between these two peak values is significant. If the proposed zoning is approved, the site could generate approximately 311 more peak hour vehicle trips. This increase in the peak hour trips would require a full Traffic Impact Analysis (TIA) by the developer as the proposed project progresses through the City’s development process. For this zone change application, the developer did a preliminary TIA to analyze the effects of this additional traffic to the adjacent streets. This preliminary TIA shows that certain improvements to Lower Seguin Road will need to be provided to mitigate these additional peak hour vehicle trips. Such improvements include: a right turn/deceleration lane and left turn lane at the entrance to the proposed development. Further analysis will be required via a Final TIA for the development as it progresses through the development process, should the zone change request be approved. The developer will be required to construct all mitigation measure identified in the Final TIA to mitigate the effects of the additional traffic being generated.
In additional to any improvements identified in the TIA, the developer will also be responsible for some widening of Lower Seguin Road along the development’s frontage. This widening, along with the widening done by the Saddlebrook development to the west and the widening that the Monterey Meadows proposed development is required to do on the south side of Lower Seguin Road across from this proposed development, will also add some additional traffic volume capacity to Lower Seguin Road in the vicinity of this proposed development. The Monterey Meadows development is further ahead of this development in the development process and is expected to be constructed slightly in advance of, or at the same time, as this development. The Preliminary TIA analysis did not rely on any of these improvements in its analysis. Instead it assumed a “worst case scenario” and analyzed the effects of the additional traffic with Lower Seguin Road remained in its current width. The required street widening by the proposed developments will increase the positive effect of the mitigation improvements identified in the Preliminary TIA for this development.
In summary, the proposed zone change will increase traffic on the City’s transportation system, but that traffic increase can be successfully mitigated by street improvements the developer will be required to construct.
3. Whether the uses permitted by the proposed change will be consistent and appropriate with existing uses in the immediate area
The immediate area consists of undeveloped land, rural residences, and several single-family subdivisions currently being developed. The uses permitted in Single-Family Residential Districts (R-1, R-2, and R-6) are as follows:
| UDC Section 21.5.8 Permitted Uses | |
| Single-Family Residential Districts (R-1, R-2, and R-6) | |
| Permitted by Right | Permitted with SUP |
| Accessory Building, Residential Family or Group Home Gated Community Golf Course and/or Country Club Municipal Uses Operated by the City of Schertz One-Family Dwelling Detached Park/Playground/Similar Public Site School, Public or Private |
Bed and Breakfast Inn Church, Temple, Synagogue, Mosque, or Other Place of Worship In-Home Day Care New and Unlisted Uses |
The uses allowed by right and by Specific Use Permit are consistent with the current immediate area and consistent with the trajectory of the Lower Seguin Corridor.
4. Whether other factors are deemed relevant and important in the consideration of the amendment
All UDC requirements have been met for the proposed zone change. City of Schertz Fire, EMS, and Police Departments have been notified of the zone change and have provided no objections to the request.
SCUC ISD has also been notified of the zone change request.
The scheduled public hearing provides the opportunity to introduce additional considerations.
RECOMMENDATION
Due to the conformance with the Comprehensive Plan, and the compatibility and consistency of potential land uses staff is recommending approval of PLZC20240315.
Attachments
- Aerial Exhibit
- Public Hearing Notice Map
- Public Hearing Responses
- Zoning Exhibit
- SCUC ISD 10- Year Forecasting
- SCUC ISD Demographic Report