Agenda

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16.

City Council Regular Meeting

Meeting Date:

10/27/2020

BACKGROUND

The applicant is proposing to rezone approximately 2.94 acres of land from Single Family Residential/Agricultural District (R-A) and General Business District (GB) to Neighborhood Services District (NS).

The property is located northwest of the intersection between FM 1518 and Schaefer Road.

The public hearing notice was published in the San Antonio Express news on September 2, 2020. Fourteen (14) public hearing notices were mailed out to the neighboring residents within the 200-foot buffer of the subject property on August 14, 2020. At the time of this report Staff has received zero (0) responses in favor of the request and one (1) response opposed to the zoning request.

The following resident spoke at the August 26, 2020 Planning and Zoning Commission Public Hearing:

Luis Sanchez- 11649 Cypress Barn
- Questioned what the proposed development on the site will be.

GOAL

The proposed rezone is for approximately 2.94 acres of land from Single Family Residential / Agricultural District (RA) and General Business District (GB) to Neighborhood Services District (NS) located at the northwest corner of FM 1518 and Schaefer Road.

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 Comprehensive Land Use Plan (CLUP), through the Future Land Use Plan and the Southern Schertz Sector Plan, designates the subject property as Mixed Use Neighborhood. The Sector Plan describes Mixed Use Neighborhood as a mixture of complementary land uses such as residential and limited commercial development to accommodate the basic, every-day service needs of the surrounding residents. The objective of the Mixed-Use Neighborhood future land use designation is to accommodate the development of walkable neighborhoods that utilize a variety of quality residential housing types, as well as providing needed neighborhood commercial services. The Neighborhood Services District (NS) meets the goals and objectives of the Mixed-Use Neighborhood future land use designation by permitting low intensity commercial businesses in order to support the surrounding residential neighborhoods.

•  Comprehensive Land Plan Goals and Objectives: The proposed rezoning of the property to Neighborhood Services District (NS) is in conformance with the goals and objectives of the Comprehensive Plan; the proposed zone change supports the low intensity commercial objectives of the Mixed Use Neighborhood future land use designation.

•  Impact on Infrastructure: The proposed rezoning should have a minimal impact on the existing water system. Currently, there is an 8" waterline within Schaefer Road and a 12" waterline adjacent to FM1518. The subject property does not currently have sanitary sewer infrastructure; however, a waiver (WA2019-001) was approved for the DG Schertz Addition subdivision in 2019 allowing the property owners to forego immediate connection to a public wastewater system and utilize an On-Site Sewage Facility (OSSF) permitted through Bexar County.

•  Impact on Public Facilities/Services: The proposed rezoning should have a minimal impact on public services, such as schools, fire, police, parks and sanitation services.

•  Compatibility with Existing and Potential Adjacent Land Uses: The subject property is currently surrounded by a variety of land uses and two roads identified on the Schertz Master Thoroughfare Plan (MTP). The subject property is immediately adjacent to single-family residential homes, a daycare center, and a future retail store, and is also bordered by FM 1518, a principal arterial roadway on the MTP, and Schaefer Road, a residential collector on the Schertz MTP. The Neighborhood Services zoning district is intended to provide low intensity commercial services to adjoining neighborhoods; therefore, the proposed zone change is compatible with the adjacent land uses. The proposed zone change would be beneficial to the development of entire northwest corner of the intersection between FM 1518 and Schaefer Road by consolidating the three incongruous zoning districts on the existing hard corner into one commercial zoning under the Neighborhood Services District (NS). This will allow for a more unified approach to the development of a major intersection in Southern Schertz.

The location of the subject property at the intersection between two roadways identified on the Schertz MDP is also an ideal location for a low intensity commercial zoning district. The proposed zone change will not only bring lower intensity retail to benefit the surrounding residents but will also unify the development on the hard corner under one zoning district, providing a unified goal for the commercial development of the intersection. Neighborhood Services allows for lower intensity commercial development that is suitable to service the surrounding residential neighborhoods. The proposed zone change to Neighborhood Services District is compatible with the Comprehensive Land Use Plan designation of Mixed-Use Neighborhood and is also ideal given the subject property's location at an intersection of a principal arterial and a residential collector roadway. The proposed zone change also is complimentary to the existing Neighborhood Services District at the hard corner of FM 1518 and Schaefer. With all of this in mind the staff recommends approval of the zone change as submitted.

FISCAL IMPACT

None

RECOMMENDATION

The Planning and Zoning Commission conducted the public hearing on August 26, 2020, and offered a recommendation of approval by a unanimous vote.

Based on the goals and objectives of the Comprehensive Land Use Plan, the existing land use conditions, Neighborhood Services is the most appropriate zoning district for this property. Staff recommends approval of the proposed rezoning as submitted.

Attachments
Aerial Map
Ord. 20-S-30
Zoning Exhibit- Exhibit A
Metes & Bounds
Public Notification 200ft buffer
Public Hearing Notice Responses