Per the applicant letter of intent, the property requesting a rezone is approximately 19 acres of land from Single Family Residential / Agricultural District (R-A) to Middle Density Residential District (R-5), with a proposal to be developed into multifamily style senior housing with a proposed density of 7.65 DU (dwelling units) per acre. 

On May 23, 2025, nineteen (19) 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 (SCUCISD). At the time of the Staff Report, two (2) response in favor, zero (0) responses neutral, and three (3) responses in opposition have been received. A public hearing notice will be published in the "San Antonio Express" prior to the City Council Meeting. 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)	Residence / Open Space
Proposed	Middle Denisty Residential District (R-5)	Multi-Family Apartment Dwelling

Adjacent Properties: 

	Zoning	Land Use
North	General Business District (GB), Public Use District (PUB) Single-Family Residential / Agricultural (R-A)	Undeveloped and Elevated Water Storage Tank (Civic Use)
South	Right-of-Way	Old Wiederstein Road
East	Single-Family Residential / Agricultural District (R-A) and General Business District (GB)	Residence and Undeveloped
West	Single-Family Residential / Agricultural District (R-A)	Residence

The goal is to rezone this property to Middle Density Residential District (R-5) to be developed into multifamily style senior housing with a proposed density of 7.65 DU (dwelling units) per acre. 

However, it should be noted that while the applicant intends to develop this property with a 7.65 dwelling units per acre, the zoning district does allow up to 12 dwelling units per acre for a development of this size. The zoning district also allows for attached or detached residential dwelling units and that multifamily site design requirements in Article 9 of the UDC be adhered to. Finally, the applicant must provide ten percent (10%) of the total platted area as common, usable open space. 
 

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	R-A	Single-Family Residential/ Agricultural	21,780	N/A	N/A	25	25	25	2	35	50%
Proposed	R-5	Middle Density Residential District	10,890	N/A	N/A	25	10	10	2	35	80%

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 utilizes 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 Comprehensive Plan designates this area as Mixed Use Center. This designation is intended to provide a mixture of commercial and residential, with specific call-outs for higher densities. By requesting Middle Density Residential District (R-5), the applicant is meeting that higher density provision and thus implementing the policies of the Comprehensive Plan. 

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. The Schertz strategic plan has stated goals and objectives for a thriving economy. Among these are to "support strategic development" and "effectively plan and manage land use". This zone change request builds on the development occurring in the wider area. To the west is a large mixed-use development called Schertz Station currently under construction. This development consists of multifamily housing and several commercial options ranging from restaurants to retail. Additionally, the Comprehensive Plan details the need for Complete Communities, which "is a concept built on the premise that people should be able to go about all of their essential daily activities and needs within a short distance of their home". "Strategies to achieve this include more dense development, diversity of housing choices and land uses", the proposed zone change for the subject property helps the City achieve this goal based on what is occurring in the wider area. 

Finally, the UDC states the explicit purpose to "minimize the conflicts among the uses of land and buildings". The density that is provided by Middle Density Residential District (R-5) helps create a transitional use between the properties that are more open, rural, and less dense to the east, and the denser development occurring to the west in Schertz Station.

As part of this proposed zoning request, the applicant submitted a preliminary Traffic Impact Analysis (TIA) memo which the City of Schertz Engineering Department reviewed and provided the following: 
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 open space, rural residences, single-family subdivisions, and a large mixed-use development. The uses permitted in Middle Density Residential District (R-5) are detailed below. 
 

UDC Section 21.5.8 Permitted Uses
Middle Density Residential District (R-5)
Permitted by Right	Permitted with SUP
Accessory Building, Residential Gated Community Golf Course and/or Country Club Multi-Family Apartment Dwelling Municipal Uses Operated by the City of Schertz One-Family Dwelling Attached One-Family Dwelling Detached Park/Playground/Similar Public Site School, Public or Private Two-Family Dwelling	Church, Temple, Synagogue, Mosque, or Other Place of Worship New and Unlisted Uses

These uses show a focus on residential which is consistent with the immediate area. 

4. Whether other factors 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. SCUCISD has also been notified of the zone change request.

The scheduled public hearing provides the opportunity to introduce additional considerations.

Due to the conformance with the Comprehensive Plan, the proposal's alignment with the UDC and city policy, and it consistency with the immediate area, Staff is recommending approval of PLZC20250105.