PLANNING AND ZONING COMMISSION MEETING: 04/02/2025
Agenda Item 5 A |
| TO: |
Planning and Zoning Commission |
| PREPARED BY: |
Daisy Marquez, Planner |
| SUBJECT: |
PLZC20250040 - Hold a public hearing and make a recommendation on a request to rezone approximately 20 acres of land from Pre-Development District (PRE), Agricultural District (AD), and Single-Family Residential/ Agricultural District (R-A) to Single-Family Residential District (R-6), generally located approximately 4,800 feet east of the intersection of FM 1518 and Lower Seguin Road, known as 12816 Lower Seguin Rd and 12746 Lower Seguin Road, and more specifically known as Bexar County Property Identification Numbers 310027, 310026, and 310028, City of Schertz, Bexar County, Texas. |
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The applicant is requesting to rezone approximately 20 acres from Pre-Development District (PRE), Agricultural District (AD), and Single-Family Residential/ Agricultural District (R-A) to Single-Family Residential District (R-6). The subject property is currently not platted and has existing rural residences. The property is located along Lower Seguin which is identified as a Secondary Arterial.
On March 20, 2025, forty (40) 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, zero (0) responses in favor, zero (0) responses neutral, and zero (0) responses in opposition have been received. Schertz Fire, EMS, and Police have been notified of the zone change request. A public hearing notice will be published in the "San Antonio Express" prior to the City Council Meeting. A notice sign was placed at the subject property.
Subject Property:
| |
Zoning |
Land Use |
| Existing |
Pre-Development District (PRE)
Single-Family Residential/ Agricultural District (R-A)
Agricultural District (AD) |
Rural Residences |
| Proposed |
Single-Family Residential District (R-6) |
Single-Family Residential Subdivision |
Adjacent Properties:
| |
Zoning |
Land Use |
| North |
Right-Of-Way
Planned Development District (PDD)- Saddlebrook Ranch PDD |
Lower Seguin Road (Secondary Arterial, 90-feet Right-of-Way)
Single-Family Residential |
| South |
Agricultural District (AD) |
Agriculture/ Rural Residence |
| East |
Pre-Development District (PRE);
Single-Family Residential/ Agricultural District (AD);
Single-Family Residential District (R-2) |
Undeveloped/ Agriculture |
| West |
Planned Development District (PDD)- Carmel Ranch PDD |
Single-Family Residential |
Zoning Districts:
Table 21.5.7.A
Dimensional Requirements
Residential Zoning Districts |
| |
Minimum Lot Size and Dimensions |
Minimum Yard Setbacks |
Miscellaneous 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 |
| Existing |
PRE |
Pre-Development |
N/A |
N/A |
N/A |
N/A |
N/A |
N/A |
N/A |
N/A |
N/A |
| Existing |
AD |
Agricultural District |
217,800 |
100 |
100 |
25 |
25 |
25 |
2 |
35 |
30% |
| Existing |
RA |
Single-Family Residential/ Agricultural |
21,780 |
N/A |
N/A |
25 |
25 |
25 |
2 |
35 |
50% |
| Proposed |
R-6 |
Single-Family Residential District |
7,200 |
60 |
120 |
25 |
10 |
20 |
2 |
35 |
50% |
|
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. Residential is compatible with the Complete Neighborhood Land Use Designation however, Single-Family Residential District (R-6) at the subject location does not implement the policies of the adopted Comprehensive Land Use Plan. Complete Neighborhood is intended for a mixture of housing options with supporting land uses that include neighborhood commercial development. When evaluating zone changes, factors such as roadway classification, conflicts among land uses and buildings, and the undue concentration or diffusion of populations should be considered.
There is an existing concentration of small lot Single-Family developments within a half (1/2) mile of the subject property along Lower Seguin, and proposing an additional 20 acres of small lots would not promote the intent of the Complete Neighborhood Land Use Designation that is intended for a mixture of residential housing options with supporting land uses.
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. Although single-family residential is compatible with the surrounding single-family residential development adding additional Single-Family Residential (R-6) along Lower-Seguin will not promote the general welfare of the city due to the undue concentration of population without the introduction of other uses to create basic neighborhood units.
3. Whether the uses permitted by the proposed change will be consistent and appropriate with existing uses in the immediate area;
Single-Family Residential is intended for detached single-family homes, together with schools, churches, and parks necessary to create basic neighborhood units. The maximum size a tract can be zoned Single-Family Residential District (R-6) is 30 acres.
Residential is consistent with the existing residential in the immediate area. However, there is a concentration of Single-Family Residential District (R-6) and smaller lot developments along Lower Seguin that were previously approved and are under construction. Within a half-mile of the subject property is Rhine Valley, Carmel Ranch, Saddlebrook, and the proposed Monterey Meadows Subdivision. Within the larger area, there is the Kreuger-Martin tract along Weir Road and Sterling Grove Planned Development District (PDD) along Trainer Hale which contain smaller lots within the proposed residential developments.
To the north of the subject property is the Saddlebrook Ranch Development which is approximately 229 acres in size and will contain 636 Single-Family Residential lots that go from Lower Seguin Road north to Ray Corbett Drive and Raf Burnette Rd. The residential lots vary in width with lot sizes of 55-feet by 125-feet, 60-feet by 118-feet, 70-feet by 118-feet, and 50-feet by 100-feet.Immediately along Lower Seguin Road are the 55-foot wide lots and the proposed townhomes. Out of the total 633 Single-Family Residential lots in Saddlebrook Ranch, 79.6% of the lots are to be 60-feet wide, 55-feet wide, or 50-feet wide.
Saddlebrook Ranch
Planned Development District (Ordinance 21-S-06)
Dimensional Requirements |
| |
|
Minimum Lot Size |
Minimum Yard Setback |
Miscellaneous Requirements |
|
| |
Classification |
Area Sq.Ft. |
Width Ft. |
Depth Ft. |
Front Ft. |
Side Ft. |
Rear Ft. |
Parking |
Max Height |
Max Impervious Coverage |
Lot Count |
| SF 55 |
Single-Family |
6,875 |
55 |
125 |
30 |
10 |
15 |
2 |
35 |
65% (one-story homes)
50% (two-story homes) |
211 |
| SF 60 |
Single-Family |
7,080 |
60 |
118 |
25 |
10 |
15 |
2 |
35 |
65% (one-story homes)
50% (two-story homes) |
264 |
| SF 70 |
Single-Family |
8,260 |
70 |
118 |
25 |
10 |
15 |
2 |
35 |
65% (one-story homes)
50% (two-story homes) |
109 |
| Garden Home |
Single-Family |
5,000 |
50 |
100 |
10 |
10 |
10 |
2 |
35 |
75% |
49 |
To the east of the subject property along Lower Seguin Road, is the more recently approved Monterey Meadows which consists of approximately 75 acres of land that is proposing 175 single-family homes with 30 acres of Single-Family Residential District (R-6) and Single-Family Residential District (R-2) zoning for the remainder.
Table 21.5.7.A
Dimensional Requirements
Residential Zoning Districts |
| |
Minimum Lot Size and Dimensions |
Minimum Yard Setback |
Miscellaneous Lot Requirements |
| Code |
Classification |
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 |
8,400 |
70 |
120 |
25 |
10 |
20 |
2 |
35 |
50% |
| R-6 |
Single-Family |
7,200 |
60 |
120 |
25 |
10 |
20 |
2 |
35 |
50% |
To the west of the subject property is the Carmel Ranch Subdivision, an approximately 40-acre residential subdivision with its own Planned Development District which includes 55-feet by 125-feet, 60-feet by 120-feet, and 70-feet by 120-feet lots for a total of 127 residential lots. Out of the 127 Single-Family lots, 84% of the lots are to be 60-feet wide or 55-feet wide.
Carmel Ranch Subdivision
Planned Development District (Ordinance 21-S-14)
Dimensional Requirements |
|
| |
Minimum Lot Size and Dimensions |
Minimum Yard Setback |
Miscellaneous Lot Requirements |
|
| Code |
Classification |
Area
Sq.Ft. |
Width
Ft. |
Depth
Ft. |
Front Ft. |
Side Ft. |
Rear Ft. |
Minimum Off-Street Parking Requirements |
Max Height |
Max Impervious Coverage |
Lot Count |
| SF 55 |
Single-Family |
6,875 |
55 |
125 |
30 |
10 |
15 |
2 |
35 |
65% (one-story home)
50% (2-story home) |
60 |
| SF 60 |
Single-Family |
7,200 |
60 |
120 |
25 |
10 |
15 |
2 |
35 |
65% (one-story home)
50% (2-story home) |
47 |
| SF 70 |
Single-Family |
8,400 |
70 |
120 |
25 |
10 |
15 |
2 |
35 |
65% (one-story home)
50% (2-story home) |
20 |
To the west of the subject property along Lower Seguin is Rhine Valley Subdivision, an approximately 137 acre residential subdivision with its own Planned Development District (PDD) for a total of 447 residential lots. The PDD consists of 124 lots of 45-feet by 120-feet, 246 lots of 50-feet by 120-feet, and 77 lots of 60-feet by 120-feet. Out of the 124 Single-Family lots, 82.7% are 45-feet wide and 50-feet wide lots with the remainder being 60-feet wide lots.
Rhine Valley Subdivision
Planned Development District (Ordinance 13-S-37)
Dimensional Requirements |
|
| |
Minimum Lot Size and Dimensions |
Minimum Yard Setback |
Miscellaneous Lot Requirements |
|
| Code |
Classification |
Area
Sq.Ft. |
Width
Ft. |
Depth
Ft. |
Front Ft. |
Side Ft. |
Rear Ft. |
Minimum Off-Street Parking Requirements |
Max Height |
Max Impervious Coverage |
Lot Count |
| SF 45 |
Single-Family |
5,400 |
45 |
120 |
25 |
5 |
20 |
2 |
35 |
65% |
124 |
| SF 50 |
Single-Family |
6,000 |
50 |
120 |
20 |
5 |
20 |
2 |
35 |
65% |
246 |
| SF 60 |
Single-Family |
7,200 |
60 |
120 |
20 |
5 |
20 |
2 |
35 |
65% |
77 |
The proposed 20-acre rezone to Single-Family Residential District (R-6) would not be appropriate in the immediate or larger area due to the existing developments and the lot sizes that are already allowed within those residential developments.
4.Whether other factors deemed relevant and important in the consideration of the amendment.
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 City of Schertz Fire, EMS, and Police have been notified of the zone change request. The City of Schertz Fire Department supports the denial of the proposed zone change to Single-Family Residential District (R-6) due to Single-Family Residential District (R-6) allowing higher density housing via smaller lots which may cause access and water availability issues for firefighting efforts.
The Planning and Zoning Commission and City Council have not provided other factors for the consideration of the amendment.
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