The applicant is requesting a Specific Use Permit to allow a Manufactured/ Mobile Home on approximately 2 acres of land zoned Single-Family Residential/ Agricultural District (R-A), known as 6759 Pfeil Road. The subject property is currently undeveloped and is part of the East Central Village Unit 1B Subdivision. As per UDC Section 21.5.8, a Specific Use Permit is required for the placement of a Manufactured Home/ Mobile Home in Single-Family Residential/ Agricultural District (R-A).

On September 17, 2024, ten (10) 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, (0) responses in favor, (1) one response was neutral, and (0) zero responses in opposition have been received. A public hearing notice will be published in the "San Antonio Express" prior to the City Council Meeting. The item is tentatively scheduled for the November 12, 2024, City Council Meeting. A sign was posted at the subject property by the applicant.

Subject Property:

	Zoning	Land Use
Existing	Single Family Residential /Agricultural District (R-A)	Undeveloped
Proposed	Placement of a Manufactured Home	Residence

Adjacent Properties: 

	Zoning	Land Use
North	Single-Family Residential/ Agricultural District (R-A)	Residence
South	Single-Family Residential/ Agricultural District (R-A)	Residence
East	Right-Of-Way	Pfeil Road
West	Single-Family Residential/ Agricultural District (R-A)	Residence

The applicant is requesting a Specific Use Permit to place a Manufactured/ Mobile Home on approximately 2 acres of land zoned Single-Family Residential/ Agricultural District (R-A). 

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 Specific Use Permits, staff considers criteria listed in UDC section 21.5.11.D. The criteria are listed below.

1. The proposed use at the specified location is consistent with the policies embodied in the adopted Comprehensive Land Plan;
The subject property is designated as Rural Living in the Future Land Use Map of the Comprehensive Plan. Rural Living is described as sparse development, natural landscapes, and agricultural activity, that emphasizes compatibility with JBSA. The proposed Specific Use Permit meets the intent of the Rural Living Land Use Designation as it is proposing the placement of a Manufactured Home on approximately 2 acres that is already platted and is intended to be their residence. The applicant has received an affirmative recommendation from JBSA for the proposed use, which is also consistent with the intent of the Rural Living Land Use Designation.

2. The proposed use is consistent with the general purpose and intent of the applicable zoning district regulations;
The purpose and intent of the Single-Family Residential/ Agricultural District (R-A) is to provide for areas in which agricultural land may be held in such use for as long as practical and reasonable, where development may be premature due to lack of utilities, capacity or service, and for areas that are unsuitable for development because of physical constraints as per UDC Section 21.5.5. The proposed use is consistent with the zoning district and the uses allowed within Single-Family Residential/ Agricultural District (R-A).  Due to the location of the subject property within the APZ II, the Specific Use Permit was reviewed by JBSA. The Specific Use Permit received an affirmative recommendation from JBSA.

3. The proposed use is compatible with and preserves the character and integrity of adjacent developments and neighborhoods, and includes improvements either on-site or within the public rights-of-way to mitigate development-related adverse impacts, such as safety, traffic, noise, odors, visual nuisances, drainage or other similar adverse effects to adjacent development and neighborhoods;
In the surrounding areas, there is sparse residential development along Pfeil Road. The applicant is proposing to use the subject property for the same use as the surrounding properties. The only difference is that the subject property is proposing a Manufactured Home and a Manufactured Home requires a Specific Use Permit for placement within Single-Family Residential / Agricultural District (R-A).

4. The proposed use does not generate pedestrian and vehicular traffic which will be hazardous or conflict with the existing and anticipated traffic in the neighborhood;
The proposed use does not generate additional traffic that conflicts with what is existing and anticipated in the existing neighborhood.

5. The proposed use incorporates roadway adjustments, traffic control devices or mechanisms, and access restrictions to control traffic flow or divert traffic as may be needed to reduce or eliminate development-generated traffic on neighborhood streets;
The subject property is platted and does not include additional road improvements. The applicant is requesting the placement of a manufactured home on the subject property.

6. The proposed use incorporates features to minimize adverse effects, including visual impacts, of the proposed use on adjacent properties;
The subject property is zoned Single-Family Residential/ Agricultural District (R-A) and is adjacent to other Single-Family Residential/ Agricultural District (R-A) properties. No additional screening is required per the Unified Development Code. If the Specific Use Permit is approved, the applicant will need to submit all required subsequent development applications to meet City of Schertz Development Standards which includes, but is not limited to, manufactured home permit, driveway permit, etc.

7. The proposed use meets the standards for the zoning district, or to the extent variations from such standards have been requested, that such variations are necessary to render the use compatible with adjoining development and the neighborhood;
The proposed development will have to meet all the dimensional and design requirements of the Single-Family Residential/ Agricultural District (R-A) as stipulated in Article 5 of the UDC. The applicant is not requesting a zone change and no variances are being requested. The zoning is compatible with and matches what is existing in the area. 

8. The proposed [use] 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 existing Single-Family Residential/ Agricultural District (R-A) zoning of the general area and existing land uses of rural residences are compatible with the proposed manufactured home. Additionally, since the property is located within the Accident Potential Zone II (APZ II), they were required to receive an affirmative recommendation of the proposed use from JBSA as per UDC Section 21.5.9.

The City of Schertz Fire, EMS, and Police Departments have been notified of the Specific Use Permit request to place a Manufactured Home at the subject property and have not provided objections to the request. 

9. No application made under these provisions will receive final approval until all back taxes owed to the City have been paid in full; and
This does not impact the Planning and Zoning Commission's recommendation to City Council.

10. Other criteria which, at the discretion of the Planning and Zoning Commission and City Council are deemed relevant and important in the consideration of the Specific Use Permit.
At this time, the Planning and Zoning Commission and City Council have not provided additional criteria for consideration of the Specific Use Permit.

Staff recommends approval of PLSPU20240183 due to the proposed use being consistent with the policies of the Comprehensive Plan and being compatible with the surrounding area.