The applicant is requesting to rezone a total of 85 acres of land from Agricultural District (AD) to approximately 30 acres as Single-Family Residential District (R-6) and approximately 55 acres as Single-Family Residential District (R-2). As per UDC Section 21.5.5, the maximum size tract that can be zoned Single-Family Residential District (R-6) is 30 acres.

On November 19, 2024, eleven (11) 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, three (3) responses in favor, zero (0) responses neutral, and one (1) response in opposition have been received. A public hearing notice was published in the "San Antonio Express" on December 18, 2024. Additionally, two (2) notification signs were placed on the properties along Weir Rd by the applicant. The Planning and Zoning Commission held a public hearing for the item on December 4, 2024.

The applicant is requesting to rezone a total of approximately 85 acres from Agricultural District (AD) to a portion being approximately 55 acres as Single-Family Residential District (R-2) and the remainder approximately 30 acres as Single-Family Residential District (R-6).
 

	Table 21.5.7.A. Dimensional Requirements
			Minimum Lot Size Dimensions (Ft)			Minimum Yard Setbacks (Ft)			Misc. Lot Requirements
	Code	Zoning District	Area Sqft	Width	Depth	Front	Side	Rear	Min. Off-Street Parking	Maximum Height	Max Imperv Cover
Existing	AD	Agricultural District	217,870	100	100	25	25	25	2	35	30%
Proposed	R-2	Single-Family Residential District	8,400	70	120	25	10	20	2	35	50%
Proposed	R-6	Single-Family Residential District	7,200	60	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.

The subject property is located along Weir Road which is designated as a Principal Arterial with 120-130 feet of Right-Of-Way Width. Right-of-Way dedication and roadway improvements are determined during the platting process. The property is also located within the 0.2% Annual Chance Flood Hazard.

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.

When Staff evaluates zone changes, they look to the Criteria for Approval as 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 proposed zone change does implement the policies of the adopted Comprehensive Land Plan. The subject property is identified as Complete Neighborhood in the Comprehensive Land Use Plan- Future Land Use Map. Complete Neighborhood is described as general areas characterized by a mixture of housing options with supporting land uses while considering roadway classification, conflicts among land uses, and undue concentration or diffusion of population when considering appropriateness of housing density and commercial activity. The applicant is proposing Single-Family Residential District (R-6) and Single-Family Residential District (R-2) within the same development. The proposed zone change offers a mix of single-family zoning districts within one housing development and is surrounded by undeveloped land.

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 zoning acts as a transitional use to the existing undeveloped agricultural land.

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

The proposed zone change to Single-Family Residential District (R-2) and Single-Family Residential District (R-6) are appropriate for development in the immediate area. As per UDC Section 21.5.5, the maximum tract size that can be zoned Single-Family Residential District (R-6) is 30 acres. The Single-Family Residential District (R-6) and Single Family Residential District (R-2) are intended for detached single-family homes, together with schools, churches, and parks necessary to create basic neighborhood units.

The subject property is adjacent to a portion of the Planned Development District (PDD) Sterling Grove, which is designated for the development of single-family homes with minimum lot sizes of 6,050 square feet and 7,150 square feet. The proposed zone change at the subject property, to minimum residential lot sizes of 8,400 square feet and 7,200 square feet, is consistent with the Sterling Grove PDD allowed uses and proposed residential development. To the north and south of the subject property, the land is undeveloped and has continuing agricultural operations. The proposed Single-Family Residential Districts are also appropriate transitional uses between the current agricultural operations and future development.

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

The Planning and Zoning Commission and City Council have not provided additional criteria for the proposed zone change. 

Staff Recommendation:
The proposed zone change meets the intent of the Comprehensive Land Use Plan- Future Land Use Map and is appropriate with the existing uses in the immediate area. Staff recommends approval of Ordinance 25-S-002.

Planning and Zoning Commission:
The Planning and Zoning Commission held a public hearing for the item on December 4, 2024, and made a recommendation of approval to City Council with a unanimous vote.