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5.B.
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| Planning & Zoning Commission |
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| GENERAL INFORMATION: |
Owner: ILF N-T Owner, LP
Applicant: Malone/Wheeler, Inc./Behdad Zahrooni
The NorTex Farms PDD was approved by City Council on June 17, 2014. Then most recently on January 24, 2017, the City Council approved a PDD Amendment to modify the standards for the signage and to formally change the name of the PDD from "NorTex Farms" to "Homestead". The applicant has requested an amendment to the existing Homestead Subdivision PDD for Unit 7B, Unit 13, and 18 to allow Townhome / Multifamily. |
| APPLICATION SUBMITTAL DATE: |
| Date |
Application Type |
| March 25, 2022 |
Zone Change Application |
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| PUBLIC NOTICE: |
| Four public hearing notices were mailed to the surrounding property owners on August 12th, 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 zero responses in favor or opposed to this rezoning requesting. |
| ITEM SUMMARY: |
The applicant is proposing to rezone approximately 20 acres of land. The properties, a portion of Parcel ID 67955, approximately 4.2 acres of land, generally located southeast of Archer Pass and Winkler Trail, a portion of Parcel ID 67955, approximately 4.5 acres of land, generally located 1,100 feet southeast of Archer Pass and Winkler Trail, and a portion of Parcel ID 112888, approximately 11 acres of land, generally located 2,900 feet southeast of the intersection of Homestead Parkway and Hartley Square.
The three units that are involved in the PDD Amendment are Unit 7B, 13 and 18 all of which were perviously zoned as part of the Homestead PDD. Previously, Unit 7B and Unit 13 were designated to be the Townhome land use and Unit 18 was designated to be Commercial. In this proposed PDD Amendment the applicant has requested that all three units have the land use of Townhome/Multi-Family. |
| LAND USES AND ZONING: |
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Zoning |
Land Use |
| Homestead 7B |
| Existing |
Planned Development District (PDD) |
Townhome- Undeveloped |
| Proposed |
Planned Development District (PDD) |
Townhome / Multifamily |
| Homestead Unit 13 |
| Existing |
Planned Development District (PDD) |
Townhome- Undeveloped |
| Proposed |
Planned Development District (PDD) |
Townhome / Multifamily |
| Homestead Unit 18 |
| Existing |
Planned Development District (PDD) |
Commercial- Undeveloped |
| Proposed |
Planned Development District (PDD) |
Townhome / Multifamily |
Adjacent Properties:
| Unit 7B |
Zoning |
Land Use |
| North |
Right-of-way |
Kimble Way |
| South |
General Business (GB) |
Undeveloped |
| East |
Right-of-way |
Schwab Road |
| West |
Planned Development District (PDD) |
Residential |
Adjacent Properties:
| Unit 13 |
Zoning |
Land Use |
| North |
General Business (GB) |
Undeveloped |
| South |
City of Cibolo |
Undeveloped |
| East |
Right-of-way |
Schwab Road/Green Valley Road |
| West |
Planned Development District (PDD) |
Open space |
Adjacent Properties:
| Unit 18 |
Zoning |
Land Use |
| North |
Planned Development District (PDD) |
Open space |
| South |
Right-of-way |
Kimble Way |
| East |
Right-of-way |
Schwab Road |
| West |
Planned Development District (PDD) |
Open space |
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| PROPOSED ZONING: |
The rezone request is to modify the zoning for Unit 7B, 13, and 18. Currently, Unit 7B and Unit 13 have the PDD designation of Townhome, whereas Unit 18 has the PDD designation of Commercial. The applicant has requested to have those three units be designated as Townhome/Multi-Family. Below is the Dimensional Requirements set forth in the Planned Development District Narrative for the Townhome/Multi-Family zoning.
| Classification |
Min. Lot Size |
Min. Yard Setback |
| Townhome/Multi-Family |
Area Square Feet |
Width Ft. |
Depth Ft. |
Front ft. |
Side ft. |
Rear ft. |
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10,000 |
100 |
100 |
25 |
10 |
10 |
The properties will adhere to the rules and regulations that are existing within the Homestead Planned Development District (PDD) such as general landscaping, fencing and screening, and signs.
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| CONFORMANCE WITH THE COMPREHENSIVE PLAN: |
The Comprehensive Land Use Plan (CLUP), through the Future Land Use Plan and the Northern Schertz Sector Plan, designates the subject properties with the land use designation of 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 Homestead Subdivision has several units surrounding Unit 7B, Unit 13, and Unit 18 that are under construction and building the public infrastructure. With these three units they would be tying into the stub outs being provided by the other Units. The properties will be serviced with water and sewer through 8-inch lines.
- Impact of Public Facilities/Services: The proposed rezoning would have minimal impact to the public services, such as schools, fire, police, and parks.
- Compatibility with Existing and Potential Adjacent Land Uses: The majority of the adjacent properties to the subject tracts are the existing Homestead Subdivision, which is zoned Planned Development District. There is also a parcel, south of Unit 7B, designated as General Business (GB) that is currently undeveloped. Then to the south of Unit 13 is the City of Cibolo, which will be the continuation of the Homestead Subdivision. Overall the proposed rezoning to Planned Development District (PDD) is compatible with the existing and potential adjacent land uses.
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| STAFF ANALYSIS AND RECOMMENDATION: |
The subject properties have 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 types as well as maintaining the walkable neighborhood feel, as well as allowing limited commercial to support the adjacent properties. The proposed rezoning of these three Units, 7B, 13, and 18 to Townhome/Multi-Family does conform to the Comprehensive Land Use Plan designation as it provides a mixture of housing type to the area. The rezoning of these three units will adhere to the Amendment of the Homestead Subdivision Planned Development District, which is designated entirely for the Townhome/Multi-Family land use.
Therefore, Staff recommends approval of the rezone requested 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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