This application is proposing to zone change approximately 204 acres of land from General Business District (GB) and Manufacturing Light (M-1) to Planned Development District (PDD). Under the proposed Graytown PDD Development Standards the base zoning for the subject property will be Single-Family Residential/Agricultural District (R-A), and the standards were modeled after the Estate Neighborhood Planned Development District (ENPDD) paradigm outlined in UDC Section 21.5.13.
The ENPDD outlined in UDC Section 21.5.13 is intended to provide an alternative development option that supports the sustainable development goals of Schertz, protects open space and natural resources, and retains the predominantly rural character in Southern Schertz. The ENPDD can be utilized in areas that would otherwise be zoned Single-Family Residential/Agricultural (R-A) and are identified in the South Schertz Sector Plan under the Estate Neighborhood future land use designation. The ENPDD model maintains the proportional density of the R-A zoning district (0.5 acres per lot, or 2 dwelling units per acre) by allowing development that balances open space preservation with development opportunities by providing a more flexible residential cluster option. The allowance of residential clustering results in an overall density commensurate to individual lots zoned R-A, while promoting the preservation of large open space areas and the reduction of impervious coverage.
The proposed Graytown PDD follows the ENPDD model development standards with one modification to the minimum open space requirement; the maximum overall residential density in the proposed Graytown PDD shall remain 2 dwelling units per acre (1.47 dwelling units per acre shown on the Conceptual Master Plan), whereas the minimum open space requirement is proposed to be reduced from 50% to 41%. The reason for this reduction in the open space requirement is to allow for larger lots throughout the Graytown subdivision. The PDD Development Standards propose two separate lot categories: SF80 and SF100. The SF80 lot category shall consist of lots with a minimum area of 10,400 sf (80' width x 130' depth), and the SF100 lot category shall consist of lots with a minimum area of 13,000 sf (100' width x 130' depth). Please see the below table for reference. The overall Graytown subdivision must also consist of at least 50% SF100 lots, which ensures that the average lot size within the overall development is 11,700 sf (90' width x 130' depth) at an absolute minimum. Reducing the minimum open space requirement on-site from 50% to 41%, without compromising the traditional maximum overall residential density of 2 dwelling units per acre, allows for the development of larger lots while maintaining the natural open spaces that are
characteristic of large areas in Southern Schertz.
Lot Dimensional Requirements
| Lot Category |
Land Use Classification |
Min. Area (sf) |
Min. Width (ft) |
Min. Depth (ft) |
| SF 80 |
Single-Family Residential |
10,400 |
80 |
130 |
| SF 100 |
Single-Family Residential |
13,000 |
100 |
130 |
Of the 41% required open space, which equates to approximately 84.5 acres of land, a maximum of 10% shall be designated for active recreation uses, preserving the rest of the open space in its natural condition. This requirement remains unchanged from the sample ENPDD development standards listed in the UDC. Approximately 43.5 acres of the designated open space will be dedicated as public park, with approximately 10.5 acres outside the 100-year floodplain and 33 acres within the floodplain. The developers of Graytown are proposing to improve the public park to allow for both passive and active recreational uses, including a playscape/playground, pavilion, parking lot, restrooms, a baseball field back-stop, and a pedestrian pathway. The open space inside the 100-year floodplain will also include the preservation of two ponds that are unique to the area, and will leave room for a future walking trail to be developed around the entirety of the dedicated public park. Please see the proposed Overall Open Space and Park Plan for reference. The Parks and Recreation Advisory Board met on August 24, 2020 and accepted the public park proposed with the Graytown subdivision. The remaining approximately 41 acres of open space is dispersed throughout the rest of the subdivision, primarily in order to connect homes to the public park through open space corridors, preserve drainage channels, and buffer the single-family residential homes from the thoroughfares.
The additional changes to the UDC proposed in the Graytown PDD Development Standards are regarding the maximum height and maximum number of subdivision entry signs, and the maximum number and permitted duration of development signs. Please see the below table for the proposed changes to UDC Sec. 21.11.15 and Sec. 21.11.18, and to see the proposed regulations compare to the current ones.
Proposed Sign Regulations
| UDC Section |
Current Regulation |
Proposed Regulation |
| Sec. 21.11.15.B Subdivision Entry Signs - Max Height |
6' height |
6' height, unless incorporated into required masonry wall, in that case 8' height |
| Sec. 21.11.15.B Subdivision Entry Signs - Max Number |
1 sign at primary entrance, 1 sign per secondary entrance w/ 75% max area |
1 sign per entrance (3) on Graytown Rd, 2 signs allowed if incorporated into required masonry wall |
| Sec. 21.11.18.C Development Signs - Max Number |
1 sign per entry, not to exceed 2 total signs |
1 sign per entry, not to exceed 4 total signs |
| Sec. 21.11.18.D Development Signs - Max Duration |
Installed after final plat approval; must be removed after a max of 3 years |
Installed after final plat approval; must be removed after a max of 10 years following recordation of first plat |
Comprehensive Plan Goals and Objectives: The Comprehensive Plan, through the South Schertz Sector Plan, identifies the subject properties as Estate Neighborhood. The Estate Neighborhood future land use designation is intended to address residential development patterns in Southern Schertz by requiring a minimum lot size of 0.5 acres. This leaves two potential options for redevelopment in the Estate Neighborhood designated areas: R-A zoning with mandated minimum 0.5 acres per lot, or the ENPDD zoning alternate development option that mandates an equivalent overall density to the R-A zoning district, while also allowing for residential clustering to preserve larger open spaces and reduce infrastructure costs. The proposed zone change to PDD closely mirrors the ENPDD model in UDC Sec. 21.5.13 with a small reduction to the minimum open space requirements in order to develop larger lots, which have been prioritized by the Planning and Zoning Commission and City Council in past discussions regarding PDD residential subdivisions. The proposed zone change meets the goals and objectives of the Estate Neighborhood future land use designation, and is therefore in conformance with the Comprehensive Land Use Plan.
Impact to Infrastructure: The proposed zone change should have a minor impact on the existing planned public water and wastewater systems. Potential improvements to existing public roadways will be identified through the Traffic Impact Analysis Study during the Master Development Plan process. Right-of-way dedication along the on-site roadways identified on the Master Thoroughfare Plan, i.e. Graytown Road, Boenig Drive, and Scenic Lake Drive, will be required if necessary to meet the property owner's obligation of the ultimate thoroughfare section. The development of the subject properties will also require the partial dedication and construction of Binz-Engleman Road, which is identified on the Schertz Master Thoroughfare Plan as a Secondary Rural Arterial with a 90' Right-of-way section.
Impact to Public Facilities/Services: The proposed rezoning request 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 agriculture/undeveloped land and single-family residential land. The proposed zone change to PDD with R-A as the base zoning district is compatible with the existing and potential adjacent land uses.
Planning and Zoning Commission Recommendation: Thirty-one (31) public hearing notices were mailed to surrounding property owners on August 28, 2020, and a public hearing notice was published in the “San Antonio Express” on October 7, 2020. At the time of this staff report, staff has received two (2) responses in favor of the proposed zone change and two (2) responses opposed to the proposed zone change. The Planning and Zoning Commission met on September 9, 2020 and made a recommendation to City Council to approve the proposed zone change by a 4-3 vote. The Commissioners spoke at length regarding the proposed lot size distribution in the Graytown subdivision, the potential drainage facilities serving the proposed subdivision, the wastewater facilities serving the proposed subdivision, as well as the differences between the development standards proposed as part of the Graytown PDD and the sample development standards for an Estate Neighborhood PDD listed in UDC Sec. 21.5.13. The following Commissioners were opposed to the proposed zone change for the described reasons:
- Commissioner Braud is opposed to the proposed zone change because of the difference in the minimum open space requirements in the Graytown PDD and the ENPDD example from UDC Sec. 21.5.13: the Graytown PDD is proposing a 41% minimum open space requirement and the ENPDD example lists a 50% minimum open space requirement.
- Commissioner Greenwald is opposed to the proposed zone change because the proposed Graytown PDD, which has a single-family residential base zoning district, abuts Interstate Highway 10, albeit the section adjacent to the highway is demarcated as part of the required open space. He also had drainage concerns for the proposed subdivision.
- Commissioner Evans is opposed to the proposed zone change because of the proposed sign regulations, and "loose ends" that were not resolved during the zone change presentation and discussion.
The following project representatives were in attendance and spoke at the Planning and Zoning Commission public hearing:
- David Rittenhouse, Bitterblue, Inc., Developer
- Brooke Lindholm, Pape-Dawson Engineers, Project Engineer
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The proposed zone change to PDD would rezone the property into conformance with the Estate Neighborhood future land use designation in the South Schertz Sector Plan. The proposed PDD will closely follow the ENPDD zoning model outlined in Schertz UDC Sec. 21.5.13, which is an alternative development option for properties designated as Estate Neighborhood. The ENPDD development option mandates an equivalent overall density to the R-A zoning district and a minimum open space requirement. The ENPDD model can be advantageous in Southern Schertz by allowing the developer to cluster the residential development; the clustered single-family residential homes allows for a greater preservation of large open spaces in their natural condition, as well as a reduction of infrastructure costs. The Graytown subdivision is proposing a minor reduction to the open space requirements displayed in the sample development standards in UDC Sec. 21.5.13 from 50% to 41% in order to develop larger lots with an overall average lot size of 11,700 sf at an absolute minimum. The larger lots have long been considered a desirable element for residential subdivisions in the City of Schertz by our Planning and Zoning Commission and City Council, and the 9% reduction in open space preservation will allow for the development of larger lots without compromising the Estate-Neighborhood-preferred maximum overall residential density of 2 dwelling units per acre.
Of the 41% required open space preservation, approximately 43.5 acres of the designated open space will be dedicated as public park, with approximately 10.5 acres outside the 100-year floodplain and 33 acres within the floodplain. The proposed Park Plan outlines public park improvements to allow for both passive and active recreational uses, including a playscape/playground, pavilion, parking lot, restrooms, a baseball field back-stop, and a pedestrian pathway. The open space inside the 100-year floodplain will also include the preservation of two ponds that are unique to the area, and will leave space for a future walking trail to be constructed around the dedicated public park.
The proposed zone change to PDD under a modified version of the ENPDD model meets the goals and objectives of the Estate Neighborhood future land use designation in the South Schertz Sector Plan. Along with the Schertz Parks and Recreation Advisory Board, Staff also believes the dedication and improvement of the public parkland proposed with Graytown will be a welcome addition to the Parks and Recreation Master Plan. The proposed zone change will also have a minimal impact on the existing and potential adjacent land uses, and will allow for the dedication and construction of necessary public infrastructure to support growth in Southern Schertz. Therefore, Staff, in conjunction with the Planning and Zoning Commission, recommends approval of the proposed zone change as submitted. |