The subject property is Lot 24 Block 1 of the Rio Vista Subdivision located at the intersection of River Road and FM 78 and has been platted since the 1960s. It is approximately 3.2 acres and is currently zoned General Business District (GB). The lot has a non-conforming multi-family residential use and portions of the lot are undeveloped. According to the Certificate of Occupancy issued by the city in 2000, this property has had 55 multifamily units on approximately 2 acres since 1968. 

The applicant is requesting a zone change to Apartment / Multi-Family Residential District (R-4) in order to bring the property into conforming status and potentially develop the empty portions of the lot. 

On July 25, 2025, twenty-two (22) 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, zero (0) response in favor, zero (0) responses neutral, and zero (0) responses in opposition were received. A public hearing notice will be published in the "San Antonio Express" prior to the City Council meeting. Additionally, two (2) signs was placed on the subject property. 

Subject Property:

	Zoning	Land Use
Existing	General Business District (GB)	Multi-family residential
Proposed	Apartment / Multi-Family Residential District (R-4)	Multi-family residential

Adjacent Properties: 

	Zoning	Land Use
North	Right of Way (ROW)	FM 78
South	Single Family Residential (R-2)	Rio Vista Subdivision
East	Right of Way (ROW)	Bubbling Springs Road
West	Right of Way (ROW)	River Road

The applicant is requesting a zone change to Apartment / Multi-Family Residential District (R-4) in order to bring the property into conforming status and potentially develop the empty portions of the lot. 

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 Local Corridor. This designation is intended to provide a mixture of smaller-scale commercial and multifamily developments, typically along medium-to-high-volume roads on the perimeter of neighborhoods. By requesting Apartment / Multifamily District (R-4), the applicant is meeting that specific multifamily 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 the health, safety, and general welfare, the City should encourage development that is compatible with the surrounding uses. The UDC states the explicit purpose to "minimize the conflicts among the uses of land and buildings". The subject property's frontage along FM 78 helps create a buffer and a transitional use between the thoroughfare and the single-family subdivision behind the property. Additionally, multifamily developments tend to be more compatible adjacent to the commercial uses along the FM 78 corridor. Finally, Article 9 - Site Design Requirements in the UDC is in place to help mitigate any potential conflicts more intense land uses have with adjacent residential properties. 

As part of this proposed zoning request, the applicant submitted a Traffic Impact Analysis (TIA) determination form which stated that even if the applicant built-out the property to the maximum possible density, the added peak-hour trips would still be below 100 - the city's requirement for a Traffic Impact Analysis. In other words, the added traffic from this development is negligible.

3. Whether the uses permitted by the proposed change will be consistent and appropriate with existing uses in the immediate area;
The subject property already has 55 multifamily units since 1968. The applicant's intent is to add more units on the undeveloped portions of the property. Adding additional multifamily units to a property that already has them creates consistency. Also, the immediate area consists of a mixture of commercial uses along the FM 78 corridor, undeveloped land, and a single-family subdivision. The uses permitted by right and by specific use permit in Apartment / Multifamily Residential District (R-4) are listed below: 
 

UDC Section 21.5.8 Permitted Uses
Apartment / Multifamily Residential District (R-4)
Permitted by Right	Permitted with SUP
Family or Group Home 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	Bed and Breakfast Inn Church, Temple, Synagogue, Mosque, or Other Place of Worship New and Unlisted Uses

These uses show a focus on residential, which is not only consistent with the existing development on the subject property, but also 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 the following comments:

• Fire: Rio Vista will be a challenge during planning and review beyond plat. The current buildings do not meet current code due to age and period built. Any new construction will have to meet the intent of code. 
• EMS: No issues from EMS
• Police: We don’t see an issue currently. 

SCUCISD has also been notified of the zone change request.

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

The request adheres to the policies of the adopted Comprehensive Plan, and is compatible and consistent with the surrounding uses. Therefore, Staff is recommending approval of PLZC20250140.