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6.
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| City Council Regular Meeting |
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| BACKGROUND |
At the August 27, 2019 City Council meeting a public hearing was held on this item. One resident spoke on this item questioning the private park proposed within the first unit of the development. Aditional there was a discussion between City Council and staff in relation to the proposed mean and median lot width and lot area proposed within the Plannede Development District Design Standards. After this discussion occured a unanimous approval by City Council was provided on the first reading of this item.
Update from the August 13, 2019 City Council Meeting:
At the August 13, 2019 City Council meeting a public hearing was held and a resolution was adopted accepting the voluntary annexation petition by Scrappy Development LLC., property owner, associated with the subject property. Additionally, at the August 13, 2019 City Council meeting this zoning item was presented by staff and a public hearing was held but due to a noticing error, staff recommended no action be taken by City Council which was accepted. A new public hearing will be held associated with this zoning request at the August 27, 2019, City Council meeting which will include a staff presentation and public comment.
The applicant is proposing to rezone approximately 64 acres of land to Planned Development District (PDD) located approximately 1000 feet west of the intersection of Engel Road and the private street, Big John Lane. Currently, a portion (3.05 acres) of the property is within the City limits and zoned Pre-Development District (PRE), a portion (2.67 acres) is zoned Planned Development District as part of the existing Parklands PDD, and a portion is outside of the City limits under a delayed annexation agreement and will go through the annexation process with City Council along with this proposed zone change application. The applicant is requesting to rezone all 64 acres to a Planned Development District (PDD), which will consist of single-family residential uses and public parkland.
Five (5) public hearing notices were mailed to surrounding property owners on June 28, 2019. A public hearing notice was published in the “San Antonio Express” on July 24, 2019. At the time of this report, staff has received zero (0) responses in favor, opposed or neutral to.
The following resident spoke at the July 10, 2019 Planning & Zoning Commission Public Hearing:
- Ronnie Schott- 1300 Engel Road
- Expressed concerns in relation to flooding, and questioned the proposed drainage for the site and the existing planned Parklands development.
The proposed zoning and MDP consist of 214 lots of three (3) different minimum lot sizes; 7,200 square feet, 8,200 square feet, and 9,000 square feet, with a total density of 3.52 units per acre. The PDD design standards stipulate minimum standard lot widths of 60 feet, 65 feet and 70 feet. Additionally, the mean dimensions for all lot widths shall not be less than 67 feet and the median dimensions for lot width shall be no less than 65 feet. The design standards stipulate that the lot area mean shall not be less than 8,568 square feet, with a median of 8,088 square feet. Each approved final plat for Parklands II will be required to meet these mean and median dimensions.
The Parklands II Planned Development District and the MDP have proposed an additional 2.67 acres of parkland, immediately adjacent to the 5-acre parkland that was approved with the Parklands PDD. This additional 2.67 acres would increase the total public park area to approximately 7.67 acres of public park for Parklands and Parklands II. In addition to the 2.67 acres, Parklands II is proposing to contribute additional park improvements to the improvements required for the Parklands subdivision. These improvements are to include interactive musical instruments, picnic tables / benches, four pickleball courts, a second playscape / playground, a baseball diamond, and additional sidewalks.
The proposed PDD also provides specific design standards for fencing, screening, and landscaping within the development. The following summary highlights some of the modifications to the requirements of the Unified Development Code (UDC). Please review the PDD to view all modifications.
- Parklands II will be comprised of 214 single family detached residential dwellings with a total density of 3.52 units per acre per the master plan.
- The design standards propose to implement specific fencing and screening requirements (6 foot high wood fence with masonry columns) along the rear of lots that are adjacent to the 20 foot open space adjacent to the proposed 35 foot right-of-way dedication.
- The design standards propose to implement additional landscaping requirements than what is required by the current UDC. These include the planting of an additional tree (minimum of 4, two of which are to be located in the front yard) on each of the lots within lots 1-18 block 1, lots 1-4 block 11 and lots 1-8 block 2. Additionally, in the planned 20 foot open space lots along the southern boundary of the entrance road and adjacent to lots 8 and 9 of block 3 there are to be trees planted at a minimum of 50 foot intervals along the right-of-way.
- In addition to the 20 foot open space with the trees at the specified 50 foot intervals, there is a proposed 8 foot public walkway that is to meander through the landscaping.
- In addition to the public parkland dedication and improvements, the proposed PDD also includes a private pocket park that will include internal trails, gazebo, park benches, and several landscape features. This pocket park is proposed as a key feature in the entrance of Parklands II, and will be incorporated with Unit 1.
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| GOAL |
| The proposed rezone is for approximately 64 acres of land from Pre-Development District (PRE), Planned Development District (PDD), and outside City limits under a delayed annexation agreement to Planned Development District (PDD), to be known as Parklands II. |
| 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 |
The Schertz Sector Plan from 2013 did not evaluate this area of northern Schertz. The Future Land Use Map has the subject property designated as Single Family Residential and Agricultural Conservation based on the evaluation completed with the Comprehensive Land Use Plan. Since this area has not been evaluated since the Comprehensive Land Use Plan the current designation of Agricultural Conservation does not account for the various subdivisions in the area, which more aligns with the Single-Family Residential designation.
The rezoning request appears to have a minimal impact on the public infrastructure, facilities or services and the plan has incorporated curvilinear streets, fencing and screening and increased park area and open space.
The proposed master plan separates the subject property into four separate units, and each unit contains each of the three lot types SF 7,200, SF 8,200, and SF 9,000. Per the associated master plan there are a proposed 122 lots designated SF 7,200, 47 lots designated SF 8,200 and 45 lots designated SF 9,000 for a total of 214 lots. However, the PDD stipulates a mean of 8,568 and a median of 8,088 for each final plat that is to be reviewed.
One of the features that is proposed with the master plan is a 35’ right-of-way dedication along the southern property line in accordance with the Master Thoroughfare Plan which designates a proposed 70’ residential collector that runs parallel to the property line of the subject property. In addition to the right-of-way dedication, the proposed master plan includes a local street stub out to the proposed collector along with two 20’ wide pedestrian access points from the subdivision to the collector. Another feature of the proposed master plan is the connectivity (three separate access points) with the existing Parklands Planned Development along with a connection to the adjacent agricultural property for future development.
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| FISCAL IMPACT |
| None. |
| RECOMMENDATION |
Based on the surrounding subdivisions (including the approximately 194-acre Parklands immediately adjacent to the property), increased park area for Parklands and Parklands II, provided open space (approximately 4.32 acres), increased fencing requirements adjacent to the open space, the 8-foot meandering sidewalk, and increased landscape requirements, staff will be making a recommendation of approval.
An Annexation and Zoning Case are required for this project and staff was intending to have both applications be heard for first reading at the same meeting. Due to noticing error by staff the annexation proceedings had to be pushed back but the zoning application was already noticed for public hearing on the August 13th meeting. To resolve this issue and ensure both applications are heard concurrently, Staff recommended that City Council conduct the public hearing but take no action, which is what occurred at the August 13th meeting. Based on no action being taken this item will have an additional public hearing, and staff is recommending action be taken on this item at the August 27th City Council meeting. Additionally, the official annexation ordinance will also be heard for first reading at the August 27th meeting.
The corrected City Council meeting schedule for this item will be as follows:
- August 13, 2019: Resolution accepting the petition for voluntary annexation (Resolution Approved at meeting)
- August 27, 2019: Parklands II Annexation 1st reading & Parklands II Zone Change 1st reading
- September 3, 2019: Parklands II Annexation 2nd reading & Parklands II Zone Change 2nd reading
This item was heard at the July 10, 2019 Planning and Zoning Commission in which a unanimous recommendation of approval was provided. Staff is making a recommendation of approval of the zone change request as presented. |
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