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PLANNING AND ZONING COMMISSION MEETING: 05/07/2025
Agenda Item 5 B

TO:

Planning and Zoning Commission

PREPARED BY:

Daisy Marquez, Senior Planner

SUBJECT:

PLZC20250080- 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-2), 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.

BACKGROUND

The applicant is proposing to rezone approximately 20 acres from Pre-Development District (PRE), Agricultural District (AD), and Single-Family Residential/Agricultural District (RA) to Single-Family Residential District (R-2) generally located 4,800 feet east of the intersection of FM 1518 and Lower Seguin Road. There are existing residences on the properties, and the properties are not platted. Approximately 13 acres of the subject property was annexed in 2024.

On April 21, 2025, forty (40) 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, one (1) response in favor, zero (0) responses neutral, and zero (0) responses in opposition have been received. A public hearing notice will be published in the "San Antonio Express" prior to the City Council Meeting. Additionally, a sign was placed on the subject property by the applicant.

Subject Property:

Zoning

Land Use

Existing

Single-Family Residential/ Agricultural District (R-A)
Agricultural District (AD)
Pre-Development District (PRE)

Residential and Agricultural

Proposed

Single-Family Residential District (R-2)

Residential

Adjacent Properties:

Zoning

Land Use

North

Right-of-Way

Lower Seguin Road
(Secondary Arterial 90' ROW)

South

Agricultural District (AD)

Agriculture

East

Agricultural District (AD)
Single-Family Residential/ Agricultural District (R-A)

Residential & Undeveloped

West

Planned Development District (PDD)

Carmel Ranch Residential Subdivision

GOAL

The applicant is proposing to rezone approximately 20 acres to Single-Family Residential District (R-2) for a residential development.

Table 21.5.5.A Dimensional Requirements Residential Zoning Districts
			Minimum Lot Size and Dimensions			Minimum Yard Setbacks				Miscellaneous Lot Requirements
	Code	District	Area SqFt	Width Ft	Depth Ft	Front Ft	Side Ft	Rear Ft	Minimum Off-Street Parking Spaces	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	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-2	Single-Family Residential	8,400	70	120	25	10	20	2	35	50%

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. The Complete Neighborhood Land Use Designation is intended for a mix of residential lot sizes with neighborhood commercial to create a complete neighborhood. Along Lower Seguin and within half a mile of the subject property, Carmel Ranch PDD, Rhine Valley PDD, and Saddlebrook Ranch PDD all offer residential lots with a smaller minimum lot size and dimensions than the 70-foot by 120-foot 8,400 square foot required in Single-Family Residential District (R-2).

The proposed zone change to Single-Family Residential District (R-2) implements the policies of the Comprehensive Land Use Plan by providing a different lot size to add to the mix of residential.

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 to the smaller residential lot developments to the large agricultural properties.

3. Whether the uses permitted by the proposed change will be consistent and appropriate with existing uses in the immediate area;
There are existing residential developments surrounding the subject property. To the left of the subject property is the Carmel Ranch Subdivision, which is a smaller lot Single-Family Residential Planned Development District that allows for the construction of 131 residences. Out of the 131 residential lots within the Carmel Ranch development, 107 are smaller than what the applicant is proposing.

Carmel Ranch Planned Development District (Ord. 21-S-14 ) Dimensional Requirements
		Min. Lot Size			Minimum Yard Setbacks			Min. Off-Street Parking Spaces	Misc Requirements
Code	Classification	Area sf	Width ft	Depth ft	Front ft	Side ft	Rear ft	Parking	Max. Height	Max Imperv. Cover	Lot Count
SF 55	Single-Family	6,875	55	125	30	10	15	2	35	65(single-story home) 50 (two-story home)	60
SF 60	Single-Family	7,200	60	120	25	10	15	2	35	65(single-story home) 50 (two-story home)	47
SF 70	Single-Family	8,400	70	120	25	10	15	2	35	65(single-story home) 50 (two-story home)	20

Located along Lower Seguin and to the northwest of the subject property, the Rhine Valley Planned Development District consists of a total 447 residential lots where all lots are smaller than what is being proposed by the applicant.

Rhine Valley Subdivision Planned Development District (Ordinance 13-S-37)
Dimensional Requirements

Minimum Lot Size and Dimensions

Minimum Yard Setback

Miscellaneous Requirements

Code

Classification

Area Sq.Ft.

Width Ft.

Depth Ft.

Front

Side ft

Rear Ft

Minimum Off-Street Parking Requirements

Max Height

Max Imperv. Coverage

Lot Count

SF 45

Single-Family

5,400

120

65%

124

SF 50

Single-Family

6,000

120

65%

246

SF 60

Single-Family

7,200

120

65%

Along Lower Seguin and north of the subject property, the Saddlebrook Ranch Planned Development District consists of 633 residences with all 633 residential lots being smaller than the proposed Single-Family Residential District (R-2) minimum dimensional requirements.

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 right of the subject property is property that is currently undeveloped and zoned Single-Family Residential / Agricultural District (R-A) and Agricultural District (AD). To the south of the subject property is property zoned Agricultural District (AD), which is used for agriculture.

Table 21.5.7.A Dimensional Requirements Residential Zoning Districts
		Minimum Lot Size			Minimum Yard Setbacks			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
AD	Agricultural District	217,800	100	100	25	25	25	2	35	50%
RA	Single-Family Residential/ Agricultural District	21,780	-	-	25	25	25	2	35	50%

The proposed zoning district of Single-Family Residential District (R-2) is appropriate in the surrounding area as it provides a transition from the smaller lots along Lower Seguin to the existing agricultural uses.

4. Whether other factors deemed relevant and important in the consideration of the amendment.
The zone change application meets the Unified Development Code Requirements.
The City of Schertz Fire, EMS, and Police Departments have been notified of the zone change and do not provide objections. SCUC ISD was notified of the zone change. The most recent SCUC ISD demographic and forecasting reports are provided.

RECOMMENDATION

Staff recommends approval of PLZC20250080 due to the proposed zone change compatibility with the Comprehensive Land Use Plan - Future Land Use Map and existing uses.

Attachments

Aerial Exhibit

Notification Map

Public Hearing Responses

Zoning Exhibit

Metes and Bounds

SCUC ISD 10- Year Forecasting

SCUC ISD Demographic Report