The applicant is requesting to rezone approximately 8 acres of land from Single-Family Residential District (R-2) to Planned Development District (PDD). The subject property is not platted and is located within the Accident Potential Zone-II (APZ II). The intent of the Planned Development District (PDD) is to restrict development within the APZ-II and leave the subject 8-acres as open space.

The property is located in the APZ II and the proposed Planned Development District (PDD) for the subject 8-acres has received an affirmative recommendation from Joint Base San Antonio- Randolph (JBSA) as per UDC Section 21.5.9.A.2.

On September 24, 2026, seven (7) public hearing notices were mailed to the surrounding property owners within 200-feet of the subject property. At the time of the Staff Report, two (2) responses 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. A public hearing notice sign was placed on the property.

Subject Property:

	Zoning	Land Use
Existing	Single-Family Residential District (R-2)	Undeveloped
Proposed	Planned Development District (PDD)	Open Space

Adjacent Properties: 

	Zoning	Land Use
North	Single-Family Residential District (R-2)	Undeveloped
South	Right-Of-Way	Maske Road - Commercial Collector (70' ROW)
East	Single-Family Residential District (R-2)	Undeveloped and Creek
West	General Business District (GB)	City of Schertz Soccer Fields

Proposed Planned Development District:
The intent of the Planned Development District (PDD) on the approximately 8 acres, is to restrict development within the APZ-II. The base zoning district of the proposed PDD is Public Use District (PUB). The additional conditions of the proposed Planned Development District (PDD) are as follows:

• the property shall remain as open space
• utilities are permissible within the 8-acres
• Schools shall be prohibited within the 8-acres of the PDD area.

Other than the conditions stated above and in the PDD conditions, the 8-acres of the proposed PDD area will follow the standards of the Public Use District (PUB).

Zoning:

Dimensional Requirements Residential Zoning Districts Table 21.5.7.A Non-Residential Zoning Districts Table 21.5.7.B
			Minimum Lot Size Dimensions			Minimum Yard Setbacks			Miscellaneous Lot Requirements
	Code	Zoning District	Area Sq. Ft.	Width Ft.	Depth Ft.	Front Ft.	Side Ft.	Rear Ft.	Max Height	Max Impervious Coverage
Existing	R-2	Single-Family Residential	8,400	70	120	25	10	20	35	50%
Proposed	PDD	Planned Development District - PUB	10,000	100	100	25	0 adj to non-res. 25 adj to res.	0 adj to non-res. 15 adj to res.	n/a	70%

The applicant is proposing to rezone approximately 8 acres of land from Single-Family Residential District (R-2) to Planned Development District (PDD) for open space.

It is the City’s desire to promote safe, orderly, efficient development and ensure compliance with the City’s vision of future growth.

When considering Planned Development Districts, Staff looks toward the criteria for approval in UDC Section 21.5.10.F. 

1. Whether the proposed PDD implements the policies of the adopted Comprehensive Land Plan;
The proposed PDD implements the policies of the Comprehensive Land Use Plan. The Comprehensive Land Use Plan- Future Land Use Map has the subject property designated as Complete Neighborhood. The intent of the Complete Neighborhood Land Use Designation is for a mixture of housing options while considering the appropriateness of density and commercial development with roadway classification, conflict among land uses and buildings. The subject 8-acres are to the east of the Schertz Soccer fields and located within the APZ-II. The PDD is proposing to restrict development to open space to ensure minimal conflict with the APZ-II, which meets the intent of the Future Land Use Designation. 

2. Whether the proposed PDD 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 the health, safety, and welfare, the City should encourage development compatible with surrounding uses, utilizing standards and transitional uses to alleviate negative impacts. Any new development is required to meet the site design standards listed in Article 9 of the Unified Development Code. The subject property is located within the Air Installation Compatible Use Zone District (AICUZ), specifically the Accident Potential Zone II (APZ-II). As per UDC Section 21.5.9 Special Districts, unless Randolph Air Force Base affirmatively recommends to the City that the proposed development or zoning change in the AICUZ be permitted, the development or zoning change will not be approved by the City. The proposed Planned Development District (PDD) was able to obtain an affirmative recommendation from Join Base San Antonio- Randolph. The proposed PDD promotes the safe and orderly development of the City by restricting development within the APZ-II, which promotes the health, safety, and welfare of the City. 

As part of the zone change, the Engineering Department reviewed the TIA submitted and came to the conclusion that there is no adverse impact to the City's transportation system with the proposed PDD.

With the proposed PDD restricting development to be compatible with the APZ-II, and impact to the City's transportation system being not adverse, the proposed PDD promotes the health, safety, and general welfare of the City.

3. Whether the uses permitted by the proposed change in zoning district classification and the standards applicable to such uses will be appropriate in the immediate area of the land to be reclassified;
The proposed PDD with a base zoning district of Public Use District (PUB) is appropriate in the immediate area of the land to be reclassified. To the east of the subject property is undeveloped land, to the west are the Schertz Soccer Fields, and to the North is undeveloped land. The proposed use of the site for open space is appropriate within the immediate area of the land to be reclassified.

4. Whether the proposed change is in accord with any existing or proposed plans for providing public schools, streets, water supply, sanitary sewers or other public services and utilities to the area;
As the site goes through the development process, staff will ensure the site meets all street, water and sewer requirements. Schools are not compatible within the APZ-II. The PDD prevents the development of public schools due to the site being encumbered by the APZ-II. The site is within the Schertz and CCMA North sewer impact fee area and the Schertz and SSLGC water impact fee area. The property is adjacent to Maske Road, a Commercial Collector, and Engineering will make a determination on the final required improvements to Maske Road during the development process.

5. The extent to which the proposed PDD will result in a superior development than could be achieved through conventional zoning;
A PDD is the only avenue available to restrict development within the APZ-II to ensure minimal land use conflict. Without a PDD, and with the current zoning district of the subject property, the property owner would be able to develop Single-Family Residential under the R-2 dimensional requirements, which could potentially allow the development of 41 single-family residences, not including streets and easements, directly within the APZ-II. The proposed PDD is able to prevent the development of Single-Family homes within the APZ-II, which provides a superior development than with conventional zoning.

6. Whether all of the applicant's back taxes owed to the City have been paid in full (no application will receive final approval until all back taxes are paid in full); and,
This requirement is not applicable until the City Council meeting.

7. Whether other criteria are met which, at the discretion of the Planning and Zoning Commission and City Council, are deemed relevant and important in the consideration of the amendment.
Staff has ensured the proposed PDD has met the UDC requirements. The City of Schertz EMS, Police Department, and Fire Department have reviewed the proposed zone change and do not provide objections. JBSA-Randolph has provided a letter of affirmative recommendation as per UDC Section 21.5.9.A.

Staff recommends approval of PLPDD20260052 as the proposed Planned Development District promotes the policies of the Comprehensive Land Use Plan, lowers conflict among land uses, and provides for a superior development than could be achieved through conventional zoning.