The applicant is proposing to rezone approximately sixty-one (61) acres of land to Planned Development District (PDD) as part of The Crossvine PDD. The 61 acres within the requested rezone consists of the following tracts:
1. A 1 acre tract, parcel 309889, currently zoned General Business District (GB)
2. A 5.77 acre tract, parcel 309923, currently zoned Single-Family Residential / Agricultural (R-A)
3. A 53.72 acre tract, parcel 1058761, currently zoned Planned Development District (PDD)
| Tract |
Location |
Acreage |
Zoning |
Land Use |
| 1 |
Northwest corner of FM 1518 and Lower Seguin Road |
1 Acre |
Existing: General Business District (GB)
Proposed: Planned Development District (PDD) |
Existing: Undeveloped
Proposed: Mixed- Use |
| 2 |
Approximately 1,600 feet northwest of the intersection of FM 1518 and Lower Seguin Road |
6 Acres |
Existing: Single-Family Residential / Agricultural District (R-A)
Proposed: Planned Development District (PDD) |
Existing: Undeveloped
Proposed: Mixed-Use |
| 3 |
Approximately 1,400 feet southwest of Founders Classical Academy / Approximately 2,600 feet northwest of the intersection of FM 1518 and Ware Seguin Road |
53.74 Acres |
Existing: Planned Development District (PDD)
Proposed: Planned Development District (PDD) |
Existing: Undeveloped
Proposed: Residential |
Crossvine Project History:
| 2005 |
Sedona Subdivision PUD was adopted for mix use development Ord. #05-S-49 |
| 2006 |
Sedona Subdivision PUD was amended Ord. #06-S-36 |
| 2012 |
Sedona Trails PDD was adopted as a new mixed use development Ord. #12-S-01 |
| 2012 |
The Crossvine PDD was amended and adopted by Ord. #12-S-16; Changing Sedona to Crossvine |
| 2014 |
The Crossvine PDD was amended and adopted by Ord. #14-S-08 |
| 2017 |
The Crossvine PDD was amended and adopted by Ord. #17-S-01 to allow for new Garden Home configuration the "3rd Amendment" |
| 2021 |
The Crossvine PDD was amended and adopted by Ord. #21-S-08 to incorporate an additional 57.486 acres into the Crossvine PDD zoned area |
| 2021 |
The proposed The Crossvine PDD "5th Amendment": to incorporate an additional approximately 7 acres into the Crossvine PDD zoned area and amend the regulations in place for approximately 54 acres currently within The Crossvine |
Twenty (20) public hearing notices were mailed to surrounding property owners on April 28, 2021 with a public hearing notice published in the "San Antonio Express" on May 19, 2021, prior to the City Council public hearing. At the time of this report staff has received one (1) response in favor and zero (0) responses opposed to the zone change.
The following residents spoke at the May 12, 2021 Planning and Zoning Commission Public Hearing:
- Shannon and Tina Houy- 10105 E 1518, Lot 1
- Concerned about the following:
- Tract 2 as it depicted there land in the Town Center on the conceptual plan presented
- Adverse impacts of drainage
- Stormwater
- Noise and Lights
- Buffers against our property
- Safety
- Request to review the Planned Development District design requirements due to their property adjacency.
- Maria Jones- 7960 E FM1518N
- Requested additional information in relation to the Planned Development District design requirements.
- Requested additional information on the proposal and traffic impacts.
Proposed Zoning:
The Crossvine PDD 5th Amendment for Tract 1, a 1 acre property and Tract 2 a 5.77 acre property, will be subject to the zoning, and the terms, conditions, and requirements associated with the existing The Crossvine Module IIB and to be included into the entire The Crossvine PDD Project Area. The two tracts of land that will be incorporated into Module IIB will develop as mixed use in the proposed Town Center to the north of Lower Seguin Road.
The Crossvine PDD 5th Amendment for Tract 3, the 53.72 acres property, will be applicable to the zoning, and the terms, conditions and requirements associated with Module IIIA Unit 1. Module IIIA Unit 1 is proposed to develop as single-family residential and include a proposed Amenity Center. The proposed design of the Module IIIA Unit 1 will be a natural expansion of the land plan design and development of the aesthetic of The Crossvine; the expansion shall include design elements that have made development within The Crossvine unique, such as accessible green spaces, walking trails, meandering roadways, and intimate cul-de-sacs. In addition, the construction, landscaping, signage, and other features in Module IIIA Unit 1 will adhere to the Public Amenity and Architectural Standards as previously established in The Crossvine Module 1 and Module IIA.
The Crossvine Module IIIA Unit 1 is proposed to develop as single-family residential lots consisting of 3 categories, identified below.
- DSFR (4) will have a lot size no less than four thousand nine hundred and fifty (4,950) square feet with minimum dimensions of forty-five (45) feet wide by one hundred and ten (110) feet deep. The DSFR (4) will have a maximum dwelling size, of conditioned area, for a 1-story home of two thousand four hundred (2,400) square feet and a maximum dwelling size, of conditioned area, for a 2-story home of three thousand two hundred (3,200) square feet.
- DSFR (5) will have a lot size no less than six thousand and fifty (6,050) square feet with minimum dimensions of fifty-five (55) feet wide by one hundred and ten (110) feet deep. The DSFR (5) will have a maximum dwelling size, of conditioned area, for a 1-story home of two thousand eight hundred and fifty (2,850) square feet and the maximum dwelling size, of conditioned area, for a 2-story home of three thousand six hundred and fifty (3,650) square feet.
- DSFR (6) will have a lot size that is no less than seven thousand four hundred and seventy-five (7,475) square feet with minimum dimensions of sixty-five (65) feet wide by one hundred fifteen (115) feet deep. The DSFR (6) will have a maximum dwelling size, of conditioned area, for a 1-story home of three thousand three hundred (3,300) square feet and the maximum dwelling size, of conditioned area, for a 2-story home shall be four thousand one hundred (4,100) square feet.
Homes shall be placed in the center of the lot allowing for a minimum five foot (5') side yard setback. The air-conditioning units or HVAC pads shall be located at the rear or side of the home. There will be a minimum of a twenty foot (20') front yard setback, and a ten foot (10') rear yard setback for each lot. All private fencing shall attach to the house no further than five (5) feet from the primary rear wall of the home.
The DSFR (4), DSFR (5), and DSFR (6) land use categories, are further described in the below table and on the full table identified on page 27 of The Crossvine PDD Fifth Amendment-Design Standards
Land Use Dimensional Requirements:
| Use Category |
Min. Area Sq. Ft |
Min. Width Ft. |
Min. Depth Ft. |
| DSFR (4) |
4,950 |
45 |
110 |
| DSFR (5) |
6,050 |
55 |
110 |
| DSFR (6) |
7,475 |
65 |
115 |
Within The Crossvine PDD "5th Amendment", Exhibit 8 on page 28, there is an included "Land Allocation Table" which identifies the proposed minimum, maximum, and planned number of units within The Crossvine Modules. Specifically, Module IIIA and IIIB are identified below:
| Use Category |
Minimum |
Maximum |
Planned |
| DSFR (1) |
170 |
256 |
213 |
| DSFR (4) |
144 |
216 |
180 |
| DSFR (5) |
149 |
223 |
186 |
| DSFR (6) |
76 |
114 |
95 |
*Please note the proposed "5th Amendment" for the 53.72 acres is proposed to develop as DSFR 4, 5, 6.
In addition to the single-family residential, Module IIIA will include a proposed amenity center to be constructed concurrently with Module IIIA Unit 2. The proposed amenity center will include the following:
- A lap pool suitable for competitive swim meets with dimensions of no less than 25 meters in length and 10.5 meters in width
- A wading and/or splash pad appropriately sized in conjunction with other pool facilities
- A conditioned interior building area with:
- No less than 400 square feet of office area
- A community room of no less than 1,000 square feet
- Restrooms
- Storage area
- An outdoor open-air covered pavilion of no less than 1,750 square feet
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The Comprehensive Land Use Plan (CLUP) and Schertz Sector Plan Update identifies the subject properties of Tract 1: 1 acre and Tract 2: 5.77 acres as Mixed Use Core. The Mixed Use Core, is designated by the CLUP as a mix of retail, entertainment, restaurant, office, civic, and multi-family residential uses. The proposal to incorporate tracts 1 and 2 into The Crossvine Module IIB which is designated to be the "Town Center" is directly in conformance with the desires of the future land use designation Mixed Use Core.
The Comprehensive Land Use Plan and Schertz Sector Plan identifies the subject property, Tract 3: 53.72 acres as Estate Neighborhood. Traditionally, Estate Neighborhood is designed to be 0.5 acre tracts, but due to the fact that the property is already zoned as part of The Crossvine PDD, the Estate Neighborhood classification does not seem appropriate at this time.
- Impact of Infrastructure: The proposed zoning should have minimal impact on the existing and planned water and wastewater systems in the area.
- Impact of Public Facilities/Services: The proposed rezoning request should have minimal impact on public services, such as schools, fire, police, parks, and sanitation services.
- Compatibility with Existing and Potential Adjacent Land Uses: The subject properties are surrounded by single family residential, undeveloped land or the existing The Crossvine PDD zoned property. Staff believes that the rezoning request, essentially to incorporate an approximately seven (7) acres into the existing Crossvine PDD and amending approximately fifty-four (54) acres that is already within The Crossvine PDD, is compatible with the surrounding properties.
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Based on Tract 1 abutting a major intersection of Lower Seguin Road and FM 1518, currently surrounded by The Crossvine PDD zoned properties, and the proposal to incorporate this additional 1 acre tract into The Crossvine Module IIB there should be a minimal impact on the adjacent properties. Since The Crossvine Module IIB is designed to be a "Town Center" with a mix of commercial, retail, and residential uses the proposed zone change to incorporate this 1 acre tract is directly in line with the goals and objectives of the Mixed Use Core. Based on the conformance with the Comprehensive Land Use Plan and the adjacent zoning, staff recommends approval of the proposed 1 acre zone change to Planned Development District (PDD).
Tract 2 is directly adjacent to FM 1518 and properties already within The Crossvine PDD and proposed to be Module IIB, which is designed to be a mix of commercial, retail, and residential uses. The incorporation of an additional approximately 6 acres of land should have a minimal impact to the adjacent properties. Additionally, increasing the Module IIB area by the 6 acres is directly in conformance with the Comprehensive Land Use Plan goals and objectives for the Mixed Use Core. Based on the conformance with the Comprehensive Land Use Plan and the adjacent zoning, staff recommends approval of the proposed 6 acre zone change to Planned Development District (PDD).
Tract 3 is currently zoned as part of The Crossvine PDD. The proposed fifty-four (54) acres zone change included within The Crossvine PDD "5th Amendment" is essentially to update the current The Crossvine PDD regulations for the identified subject property. However, since this land is currently zoned for The Crossvine, the proposed amendments to the PDD Design standards should have a minimal impact on the adjacent land, the majority of which is also within The Crossvine PDD zoned property. Additionally, since the proposed amendment retains the design elements that make The Crossvine unique such as accessible green spaces, walking trails, meandering roadways, and intimate cul-de-sacs along with the proposed additional amenity center design features the requested "5th Amendment" should have a minimal impact. Staff recommends approval of the proposed zone change for the approximately 54 acres.
Based on the conformance with the goals and objectives of the Comprehensive Land Use Plan and the minimal impact on the adjacent properties for Tract 1 and Tract 2, staff recommends approval of the zone change as presented. Additionally, based on Tract 3 existing as The Crossvine PDD zoned property, and the proposal to maintain the key design elements of The Crossvine, with the proposed modifications to the design standards.
The Planning and Zoning Commission conducted a public hearing on May 12, 2021, and offered a recommendation of approval with a vote of 7-0.
Staff recommends approval of the zone change for the following as submitted:
Tract 1: 1 acre from General Business District (GB) to Planned Development District (PDD)
Tract 2: 5.77 acres from Single-Family Residential/Agricultural District (R-A) to Planned Development District (PDD)
Tract 3: 53.72 acres from Planned Development District (PDD) to Planned Development District (PDD)
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