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Agenda No. 13.
CITY COUNCIL MEMORANDUM
| City Council Meeting: |
April 15, 2025 |
| Department: |
Planning & Community Development |
| Subject: |
Ordinance 25-S-011 – Conduct a public hearing and consider a request to rezone approximately 0.4 acres of land from Single-Family Residential District (R-2) to Single-Family Residential District (R-6), known as 305 Aviation Avenue, more specifically known as Guadalupe County Property Identification Number 174165, City of Schertz, Guadalupe County, Texas (B.James/L.Wood/D.Marquez). |
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| BACKGROUND |
The applicant is requesting to rezone approximately 0.4 acres from Single-Family Residential District (R-2) to Single-Family Residential District (R-6). It is currently one platted lot that is part of the Aviation Heights Subdivision, specifically Lot 61, Block 24, with no existing structure on the property. The subject property has direct frontage on Aviation Avenue, a local road, and is within the 1% Annual Chance Flood Hazard Zone. A Replat was recorded in 2019 to combine five (5) lots to create Lot 61, Block 24 (the subject property). The property is currently zoned Single-Family Residential District (R-2), but the applicant is requesting Single-Family Residential District (R-6) to split the lot into two lots and build two single-family homes.
On February 19, 2025, twenty-seven (27) 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. At the time of the staff report, zero (0) responses in favor, zero (0) responses neutral, and three (3) responses in opposition have been received. A public hearing notice was published in the "San Antonio Express" on March 26, 2025. Additionally, the applicant placed a notification sign on the subject property. The Planning and Zoning Commission held a public hearing for the item on March 5, 2025.
The subject property is located within the Aviation Heights Subdivision, one of the oldest subdivisions in Schertz. Aviation Heights was originally platted in 1928 and the City of Schertz was incorporated in 1958. The Aviation Heights Subdivision established multiple residential lots and blocks of approximately 25-feet in width and 122-feet in depth. The residential development in the existing Aviation Heights consists of two or more of the original Aviation Heights residential lots. The current lot sizes are dictated by the amount of consecutive lots purchased to build a single-family home. Many of the lots have not gone through the Replat process, thus there are multiple nonconforming lots that do not comply with the existing Single-Family Residential District (R-2) zoning that the subdivision was given. For example, the lot immediately west of the subject property consists of Lots 41, 42 and the western half of lot 43, and is 63 feet in width. To the east of the subject property, the lot consists of lots 49, 50, and 51 with a width of approximately 65 feet. Even though these properties are zoned Single-Family Residential District (R-2), the actual width of the developed lots (consisting of multiple lots) is more aligned with the zoning district of Single-Family Residential District (R-6), the proposed zoning district of the subject property.
Table 21.5.7.A
Dimensional Requirements
Residential Zoning Districts |
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Minimum Lot Size and Dimensions |
Minimum Yard Setback |
Miscellaneous Lot Requirements |
| Code |
Zoning District |
Area Sq.Ft. |
Width Ft. |
Depth Ft. |
Front Ft. |
Side Ft. |
Rear Ft. |
Minimum Off-Street Parking Requirements |
Max Height |
Max Impervious Coverage |
| R-2 |
Single-Family Residential District |
8,400 |
70 |
120 |
25 |
10 |
20 |
2 |
35' |
50% |
| R-6 |
Single-Family Residential District |
7,200 |
60 |
120 |
25 |
10 |
20 |
2 |
35' |
50% |
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| GOAL |
| The proposed zone change is for approximately 0.4 acres of land to Single-Family Residential District (R-6). Per the letter of intent submitted with the application, the applicant would like to split the lot to build two homes. |
| COMMUNITY BENEFIT |
| It is the City’s desire to promote safe, orderly, efficient development and ensure compliance with the City’s vision of future growth. |
| SUMMARY OF RECOMMENDED ACTION |
When evaluating zone changes, Staff refers to 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 subject property is designated as Complete Neighborhood in the Comprehensive Land Use Plan-Future Land Use Map. The Complete Neighborhood land use designation is intended for a mixture of housing options with supporting land uses, such as neighborhood commercial. When considering the existing land uses, the subject property is surrounded by single-family residences and the applicant is also proposing single-family residences. The proposed Single-Family Residential District (R-6) meets the intent of the Complete Neighborhood Land Use Designation and implements the Policies of the Comprehensive Land Use Plan due to the compatibility with the existing land uses and existing zoning district site dimensional requirements.
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 subject property is surrounded by residences and the applicant is proposing a residential use. The uses permitted within Single-Family Residential District (R-2) are also allowed within Single-Family Residential District (R-6).
3. Whether other uses permitted by the proposed change will be consistent and appropriate with existing uses in the immediate area.
The subject property is part of one of the oldest subdivisions within the City of Schertz. Although residential properties within Aviation Heights are zoned Single-Family Residential District (R-2), they may meet the dimensional requirements of other zoning districts. The applicant is proposing Single-Family Residential District (R-6), which would result in the same uses that are permitted within Single-Family Residential District (R-2).
4. Whether other factors are deemed relevant and important in the consideration of the amendment.
Schertz Fire, EMS, and Police have been notified of the zone change request and have provided no objection. 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.The Planning and Zoning Commission and City Council have not provided other factors for the consideration of the amendment. |
| RECOMMENDATION |
Staff Recommendation
Due to the proposed zone change to Single-Family Residential District (R-6) meeting the intent of the Complete Neighborhood Land Use Designation and compatibility with the existing neighborhood at the subject property, Staff recommends approval of Ordinance 25-S-011.
Planning and Zoning Commission Recommendation
The Planning and Zoning Commission held a public hearing for the item on March 5, 2025, and made a recommendation of approval to City Council with a unanimous vote. |
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