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Agenda No. 9.
CITY COUNCIL MEMORANDUM
| City Council Meeting: |
June 3, 2025 |
| Department: |
Planning & Community Development |
| Subject: |
Ordinance 25-S-023- Conduct a public hearing and consider a request to rezone approximately 62 acres of land from Planned Development District (PDD) and Pre-Development District (PRE) to Single-Family Residential District (R-2), generally located approximately 3,800 feet east of the intersection of FM 1518 and Trainer Hale Road, known as Bexar County Property Identification number 310054, a portion of 310053 and a portion of 310061, City of Schertz, Bexar County, Texas. (B.James/ L.Wood/D.Marquez) |
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| BACKGROUND |
The applicant is proposing to rezone approximately 62 acres of land from Planned Development District (PDD) and Pre-Development District (PRE) to Single-Family Residential District (R-2) that is part of the existing Sterling Grove Planned Development District (PDD). The remaining approximately 221 acres within the Sterling Grove PDD are to remain subject to the PDD development standards. The subject property is currently not platted.
The Sterling Grove PDD was originally 362-acres. The original 362-acres were reduced with Ordinance 24-S-149 which rezoned 79-acres to Single-Family Residential District (R-1). The proposed rezone for 62-acres to Single-Family Residential District (R-2) further reduces the original acreage of the Sterling Grove PDD to 221 acres.
On April 21, 2025, thirteen (13) public hearing notices were mailed to the surrounding property owners within a 200-foot boundary of the subject property and Schertz-Cibolo-Universal City Independent School District. At the time of the staff report, three (3) responses in favor, zero (0) responses neutral, and three (3) responses in opposition have been received. Schertz Fire, EMS, and Police have been notified of the zone change request. A public hearing notice was published in the "San Antonio Express" on May 14, 2025. A notice sign was placed at the subject property.
Subject Property:
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Zoning |
Land Use |
| Existing |
Pre-Development District (PDD) and Pre-Development District (PRE) |
Undeveloped Residential |
| Proposed |
Single-Family Residential District (R-2) |
Residential |
Adjacent Properties:
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Zoning |
Land Use |
| North |
Pre-Development District (PRE) |
Undeveloped, Agriculture, and Residential |
| South |
Single-Family Residential District (R-1), Pre-Development District (PRE) & Agricultural District (AD) |
Undeveloped, Agriculture, and Residential |
| East |
Single-Family Residential District (R-2), Single-Family Residential District (R-6), Single-Family Residential District (R-1), and Agricultural District (AD) |
Undeveloped, Agriculture, and Residential |
| West |
Planned Development District (PDD) & Pre-Development District (PRE) |
Undeveloped, Agriculture, and Residential |
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| GOAL |
The applicant is proposing to rezone approximately 62 acres of land to Single-Family Residential District (R-2) for single-family residential development.
Table 21.5.7 Dimensional Requirements
Residential Zoning |
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Minimum Lot Size Dimensions |
Minimum Yard Setbacks |
Miscellaneous Requirements |
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Code |
Zoning Code |
Area Sq.Ft. |
Width Ft. |
Depth Ft. |
Front Ft. |
Rear Ft. |
Side Ft. |
Minimum Off-Street Parking |
Max Height |
Maximum Impervious Coverage |
| Existing |
PRE |
Pre-Development District |
N/A |
N/A |
N/A |
N/A |
N/A |
N/A |
N/A |
N/A |
N/A |
| Existing |
PDD_ SFR1 |
Planned Development District (Sterling Grove PDD) |
6,050 |
55 |
110 |
20 |
10 |
15 |
2 |
35 |
60% |
| Existing |
PDD- SFR2 |
Planned Development District (Sterling Grove PDD) |
7,150 |
65 |
110 |
20 |
10 |
15 |
2 |
35 |
60% |
| Existing |
PDD-0.5 Acre |
Planned Development District (Sterling Grove PDD) |
21,780 |
N/A |
N/A |
25 |
10 |
15 |
2 |
35 |
50% |
| Proposed |
R-2 |
Single-Family Residential District |
8,400 |
70 |
120 |
25 |
10 |
20 |
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 |
Background on the Sterling Grove Planned Development District (PDD); Ordinance 22-S-28
The Sterling Grove Planned Development District, also known as Ordinance 22-S-28, was passed on the July 26, 2022, City Council Meeting. The original PDD consisted of 362 acres of land that allowed for 832 total single-family residential homes. The minimum lot sizes allowed were 55-feet by 110-feet, 65-feet by 110-feet, and half-acre lots with no minimum width and depth. Per the PDD, approximately eighty-one percent (81%) of the single-family residential lots were going to be either the 55 or 65-foot wide lots. The Sterling Grove PDD was to be developed in four phases and included a Master Development Plan.
Ordinance 24-S-149 was approved at the September 17, 2024, City Council meeting, which removed approximately 79-acres from the original Sterling Grove PDD and approved Single-Family Residential District (R-1) zoning. The zone change to Single-Family Residential District (R-1) removed land that was within portions of Phase 1, 2, and 3 and altered the layout and acreage of the proposed master development plan of Sterling Grove. Since the roads were removed and altered the configuration of the PDD, the Sterling Grove PDD properties that depended on access within the property now zoned Single-Family Residential District (R-1), would no longer conform to the Master Development Plan.
To resolve the issues in access and alteration of the MDP, the applicant is proposing to change the zoning for the portions affected by the removal of the 79-acres to Single-Family Residential District (R-2) so that the properties can still be developed without needing to amend the Sterling Grove PDD. The applicant would be able to continue to develop the remaining 221-acres that remain zoned under the Sterling Grove PDD to the unique standards and resolve the conflict that remained with the removal 79 acres within multiple phases. The subject 62-acres being rezoned must conform to the minimum Single-Family Residential District (R-2) dimensional and development requirements.
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. 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.
The proposed Single-Family Residential District (R-2) meets the intent of the Complete Neighborhood Land Use Designation and implements the policies of the Comprehensive Land Use Plan by proposing 70-foot by 120-foot lots that are larger than what is in the existing Sterling Grove PDD and adding to the mix of residential in the existing area.
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 proposed Single-Family Residential District (R-2) acts as a transition from the smaller lots in the Sterling Grove PDD to the surrounding agricultural uses.
3. Whether the uses permitted by the proposed change will be consistent and appropriate with existing uses in the immediate area;
The subject property is adjacent to the Sterling Grove PDD, which is intended for single-family residential and parks/open space. To the right of the subject property, the properties are zoned Single-Family Residential District (R-2) with a minimum 8,400 square foot lot size and Single-Family Residential District (R-6) with a minimum 7,200 square foot lot size. To the south of the subject property, the property is zoned Single-Family Residential District (R-1), which is intended for single-family detached residential with a minimum lot size of 9,600 square feet.
Additionally, there are properties zoned Agricultural District (AD) to the south of the subject property, which were part of recent annexations in 2024. Agricultural District (AD) is intended for areas where development is premature due to a lack of utilities, capacity, or service. The applicant is proposing Single-Family Residential District (R-2) on approximately 62 acres, which is intended for single-family detached residential dwelling units with a minimum lot size of 8,400 square feet, together with schools, churches, and parks necessary to create basic neighborhood units.
The proposed zoning district of Single-Family Residential District (R-2) requires a minimum lot size of 8,400 square feet and permits uses that are compatible and consistent with the existing uses in the immediate area.
4. Whether other factors deemed relevant and important in the consideration of the amendment.
The Planning and Zoning Commission did not provide additional factors for the consideration of the amendment.
A public hearing notice was 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 Departments have been notified of the zone change request and have not provided objections. |
| RECOMMENDATION |
Staff Recommendation:
Due to the compatibility of the proposed Single-Family Residential District (R-2) with the immediate area and the Complete Neighborhood Land Use Designation of the Comprehensive Plan, Staff recommends approval.
Planning and Zoning Commission Recommendation:
The Planning and Zoning Commission held a public hearing for the item on May 7, 2025, and made a recommendation of approval to the City Council with a unanimous vote. |
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