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5.A.
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| Planning & Zoning Commission |
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| GENERAL INFORMATION: |
Owner: HABI Land, LLC
Applicant: Eugenio Murillo, HABI Construction, LLC |
| APPLICATION SUBMITTAL DATE: |
| Date |
Application Type |
| February 17, 2022 |
Zone Change Application |
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| PUBLIC NOTICE: |
| One hundred fifteen public hearing notices were mailed to the surrounding property owners on August 12, 2022, with a public hearing notice to be published in the "San Antonio Express" prior to the City Council public hearing. At the time of this report staff has received seventy-one (71) responses opposed, one (1) in favor, and one (1) neutral to the proposed rezoning request. Staff has provided the seventy-one opposed responses to allow the Commission to read what the concerns of the residents are. |
| ITEM SUMMARY: |
The applicant is proposing to rezone approximately 25 acres of land from Pre-Development District (PRE) to Planned Development District (PDD) with a base zoning of Apartment/Multi-Family Residential (R4).
The proposed development will be a gated community with no more than 220 units. It will consist of 55 lots with each lot having one structure and within that structure having 4 individual units, also known as a fourplex. The units will be built with 3 bedrooms, 2 baths, and approximately 1,350 square feet. The property will be maintained by an HOA, and will have an amenity center, play scape, and dog park. The applicant is also working with the Parks Department to provide a public trail easement within the existing 100-foot electrical easement. |
| LAND USES AND ZONING: |
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Zoning |
Land Use |
| Existing |
Pre-Development District (PRE) |
Single-Family Residential |
| Proposed |
Planned Development District (PDD) |
Apartment/Multi-Family Residential |
Adjacent Properties:
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Zoning |
Land Use |
| North |
Single-Family Residential (R6) |
Single-Family, The Fairways at Scenic Hills Unit 2 |
| South |
Single-Family Residential (R6) |
Single-Family, Scenic Hills Community Phase 1 |
| East |
Right-of-Way |
Columbia Drive |
| West |
Right-of-way |
Country Club Boulevard |
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| PROPOSED ZONING: |
The applicant is proposing to zone change approximately 25 acres of land from Pre-Development District (PRE) to Planned Development District (PDD), with a base zoning of Apartment/Multi-Family Residential (R4).
The proposed development will be a gated community with approximately 220 units. It will be developed over 55 lots with one structure on each lot and 4 units within that building. The units will be 1,350 square foot with 3 bedrooms and 2 baths. In the table below it illustrates the dimensional requirements for the development which is also viewable in the Planned Development District narrative.
| Classification |
Min. Lot Size |
Min. Yard Setback |
| Apartment/Multi-Family Residential District |
Area Square Footage |
Width ft. |
Depth ft. |
Front ft. |
Side ft. |
Rear ft. |
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8,700 |
100 |
87 |
25 |
10 |
20 |
The property will also be incorporating approximately 7.8 acres of green space and amenities. In the development there is the proposal of 0.6 acres to be private park and amenities to have a pavilion, playground, and concrete walking path. There is also the proposal of 0.30 acres of land to be a mail center with covered pavilion and additional parking spaces. Also, there will be 0.7 acres of land to be a private dog park, a 1.9 acre tract of land to be a private picnic/trail/community garden area, as well as 0.30 acres of green space. There is an existing 100-foot electrical easement that the developer is additionally working on with the Parks Department to have a public trail easement as well as provide benches and exercise equipment.
The property abuts the Fairways at Scenic Hills Unit 2 neighborhood and is required to construct an 8-foot masonry wall with a 20-foot landscape buffer per the Unified Development Code. Per the proposed PDD design standards the applicant is proposing to construct the 8-foot masonry wall and provide the 20-foot landscape buffer within each of the residential lots. The 20-foot landscape buffer will be incorporated into the rear yards of the development and include a shade tree and prohibit any future structures within the designated buffer. |
| CONFORMANCE WITH THE COMPREHENSIVE PLAN: |
The Comprehensive Land Use Plan (CLUP), through the Future Land Use Plan and the Northern Schertz Sector Plan, designates this subject property as Single-Family Residential.
- Comprehensive Plan Goals and Objectives: The land use designation of Single-Family Residential is intended to utilize a traditional neighborhood design that includes a mixture of residential uses, as well as limited commercial development to support the daily activities of the development.
- Impact of Infrastructure: The property will be serviced by the City of Schertz for water and sewer through 8-inch lines.
- Impact of Public Facilities/Services: The proposed zone change would have minimal impact to the public services, such as schools, fire, police, and parks.
- Compatibility with Existing and Potential Adjacent Land Uses: The property is surrounded by residential neighborhoods and the Comprehensive Land Use Plan designation of Single-Family Residential is designed to provide a mixture of housing options. The proposed rezoning to Planned Development District (PDD) with a base zoning of Apartment/Multi-Family (R4) is compatible with the existing and potential adjacent land uses due to the proposals differing residential type.
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| STAFF ANALYSIS AND RECOMMENDATION: |
The property has the land use designation under the Schertz Sector Plan for Northern Schertz as Single-Family Residential. The Single-Family Residential land use designation encourages the mixture of various residential type developments as well as maintaining the walkable neighborhood feel. The proposed rezoning to Planned Development District (PDD), with a base zoning of Apartment/Multi-Family Residential District (R4) does conform to the Comprehensive Land use Plan designation as it provides a mixture of housing type to the area.
The property will be developed as 55 individual lots with a fourplex building (4 units) on each lot, which equates to 220 units. The property is also providing a gated HOA maintained development, mailbox bump out with parking spaces, amenity center, play scape, dog park, open space, additionally the applicant is working with the Parks Department to provide a public trail easement to be accessible by all of the surrounding neighbors.
Given the adjacent properties being single-family residential neighborhoods and the applicant requesting to provide Apartment/Multi-Family style product this provides a uniqueness to the area that is currently not there. The property is providing open space/park area, mailbox bump out, trail system, amenity center, and a mixture of development to the existing neighborhood. Due to the uniqueness of this development, staff is recommending approval of The Villas at Bluebonnet Ridge Planned Development District as presented.
| Planning Department Recommendation |
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| X |
Approve as submitted |
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Approve with conditions* |
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Denial |
* While the Commission can impose conditions; conditions should only be imposed to meet requirements of the UDC. |
| COMMISSIONERS CRITERIA FOR CONSIDERATION: |
| The Planning and Zoning Commission is making a recommendation to City Council on the proposed zoning application. In considering action on a zoning application, the Commission should consider the criteria within UDC, Section, 21.5.4 D. |
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