PLANNING AND ZONING COMMISSION MEETING: 04/02/2025
Agenda Item 5 C |
| TO: |
Planning and Zoning Commission |
| PREPARED BY: |
William Willingham, Planner |
| SUBJECT: |
PLZC20250056 - Hold a public hearing and make a recommendation on a request to rezone approximately 1.38 acres of land from Pre-Development District (PRE) to Single-Family Residential/Agricultural District (R-A), more specifically known as Bexar County Property Identification Number 310235, also known as 9126 Trainer Hale Rd, City of Schertz, Bexar County, Texas. |
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| BACKGROUND |
Per the applicant's letter of intent, the applicant is proposing to rezone approximately 1.38 acres of land from Pre-Development District (PRE) to Single-Family Residential/Agricultural District (R-A) to construct a single-family residential home.
On March 19, 2025, seven public hearing notices were mailed to the surrounding properties within a 200-foot notification boundary of the subject property and one public hearing notice was mailed to the SCUCISD Board of Trustees. At the time of the staff report, zero (0) response in favor, zero (0) response neutral, and zero (0) responses in opposition have been received. A public hearing notice will be published prior to the City Council Meeting. Additionally, one (1) sign was placed on the subject property.
Subject Property:
| |
Zoning |
Land Use |
| Existing |
Pre-Development District (PRE) |
Residence |
| Proposed |
Single-Family Residential/Agricultural District (R-A) |
Single Family Residential |
Adjacent Properties:
| |
Zoning |
Land Use |
| North |
Schertz ETJ |
Welding/Machine Shop |
| South |
Right of Way |
Trainer Hale Rd. |
| East |
Pre-Development District (PRE) |
Residence |
| West |
Pre-Development District (PRE) |
Residence |
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| GOAL |
Per the applicant's letter of intent, the applicant is proposing to rezone approximately 1.38 acres of land from Pre-Development District (PRE) to Single-Family Residential/Agricultural District (R-A) to construct a single-family residential home. See below the dimensional requirements for both the existing and proposed zoning districts.
Dimensional and Developmental Standards (Sec. 21.5.7)
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Min. Lot Size Dimensions (Ft.) |
Min. Yard Setbacks (Ft.) |
Misc. Lot Requirements |
| |
Code |
Zoning District |
Area Sq Ft |
Width |
Depth |
Front |
Side |
Rear |
Min. Off-Street Parking |
Max. Height |
Max. Impervious Coverage |
| Existing |
PRE |
Pre-Development District |
NA |
NA |
NA |
NA |
NA |
NA |
NA |
NA |
NA |
| Proposed |
R-A |
Single Family Residential/Agricultural District |
21,780 |
NA |
NA |
25' |
25' |
25' |
2 |
35' |
50% |
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| 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 |
1. Whether the proposed zoning change implements the policies of the adopted Comprehensive Land Plan, or any other applicable adopted plans;
The Future Land Use Map designates this area as “Mixed Use Center,” a designation that is intended for a combination of uses to include residential, office, and commercial uses. Single-Family Residential/Agricultural District (R-A) is intended for agricultural land to be held in such use for as long as is practical and reasonable, with residences in this district to be on a minimum lot size of one-half acre.
Although the subject property’s zoning request differs from the Future Land Use Map’s designation, the proposed Single-Family Residential/Agricultural District (R-A) is consistent with the Comprehensive Land Plan. The Future Land Use Map within the Comprehensive Land Use Plan is a guiding document for determining appropriate land uses and development types for the future vision of Schertz. However, the existing conditions and existing land uses need to be considered when reviewing zoning applications. The proposed zone change has been brought forth by the owners of the property, who purchased this land in 2021 with the intention of constructing a single-family home for their family, which matches the character of the surrounding area. If the subject property were proposed to be developed more intensively in the future so as to change the character of the immediate area, the zoning designation would also need to be reviewed in conjunction with the Comprehensive Land Use Plan and Future Land Use Map.
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. Single-Family Residential/Agricultural District (R-A) is intended to provide for areas where development is premature due to lack of utilities, capacity or service, and for areas that are unsuitable for development because of physical restraints or potential health or safety hazards. The subject property is located within the City of Schertz Sewer CCN but is currently serviced by an on site septic system as are the immediately surrounding residences that also are not connected to sanitary sewer. Therefore, given the current conditions of the surrounding area, a rezone to Single-Family Residential/Agricultural District does meet the intent of the UDC.
3. Whether the uses permitted by the proposed change will be consistent and appropriate with existing uses in the immediate area
The subject property and surrounding area is largely rural. The vicinity is characterized by large lots used for traditional single-family homes, manufactured residences, and undeveloped agricultural land. More specifically, the subject property is one of eight neighboring properties located on the north side of Trainer Hale Road, all of which being approximately 1.3 acres in size with residences on site. UDC Section 21.1.2 indicates the intent of the UDC is to minimize the conflicts among the uses of land and buildings. Therefore, given the character of surrounding properties, Single-Family Residential/Agricultural District (R-A) is consistent in character with the surrounding area and aligns with the provisions of the UDC. See below the permitted uses in the existing and proposed zoning districts.
Permitted Use Table (Sec. 21.5.8)
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Existing Zone |
Proposed Zone |
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Pre-development District
(PRE) |
Single-Family Residential/Agricultural District
(R-A) |
| Permitted Use |
- Church, Temple Synagogue Mosque, or other Place of Worship (SUP)
- Municipal Uses
- School, public or private
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- Accessory Building, Residential
- Agricultural/Field Crops
- Bed and Breakfast Inn (SUP)
- Cemetery or Mausoleum (SUP)
- Church, Temple, Synagogue, Mosque, or Other Place of Worship (SUP)
- Family or Group Home
- Gated Community
- Golf Course/Country Club
- In-Home Daycare (SUP)
- Livestock; Manufactured Homes (SUP)
- Municipal Uses
- One Family Dwelling Detached
- Park/Playground
- RV Park (SUP)
- School, public or private
- Stable, commercial
- Veterinarian Clinic
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4. Whether other factors are deemed relevant and important in the consideration of the amendment.
All UDC requirements have been met for the proposed zone change. Schertz’ Fire, EMS, and Police Departments have been notified of the zone change and have provided no objections to the request. |
| RECOMMENDATION |
| Due to the rural character of the surrounding area, the limited utility availability, and the increase in development standards resulting from the zone change, staff recommends approval of PLZC20250056. |
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