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5.A.
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| Planning & Zoning Commission |
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| GENERAL INFORMATION: |
Owner: Ras R Jr and Holly Ruhmann
Developer: Ocotillo Capital Partners, Josh Pollock
Applicant: Killen, Griffin & Farrimond, Delaney Honaker
Engineer: Manhard Consulting, Zach Steele
Twenty-three (23) public hearing notices were mailed to the surrounding property owners within two hundred (200) feet of the subject property on November 3, 2022. At the time of this staff report we have received five (5) responses opposed and no responses in favor or neutral to the proposed Comprehensive Land Use Plan Amendment. |
| PROPOSED AMENDMENTS |
The applicant is requesting to amend the Comprehensive Land Use Plan by changing approximately 31 acres of the Future Land Use Map from Estate Neighborhood to Mixed-Use Neighborhood land use designation.
The Future Land Use Map for the subject area was evaluated as part of the Sector Plan Amendment to the Comprehensive Land Use Plan, adopted by City Council on July 16, 2013. The subject properties' are currently under the Estate Neighborhood land use designation. The Estate Neighborhood land use designation is designed to preserve the rural Southern Schertz by maintaining open space, large lots, and areas with large wooded lots. The land use designation is intended to have large residential lots (1/2 acre min.), maintain 50% of open space, and to encourage cluster neighborhood development.
The applicant is proposing to change the Future Land Use designation of the subject properties to Mixed Use Neighborhood Center. This proposed future land use designation is intended to be comprised of primarily a mixture of retail, restaurant, office, and multifamily residential uses. |
| STAFF ANALYSIS AND RECOMMENDATION: |
The 2013 Sector Plan Amendment of the Comprehensive Land Use Plan sought to establish future development objectives that balance the traditionally rural and agricultural identity that has shaped the character of South Schertz with the opportunity for smart growth as the City continues to develop south of FM 78. The proposed development that led to the filing of this Comprehensive Land Use Plan involves the potential for a townhome rental community proposed to consist of 220 residential units. Therefore, the applicant has moved forward with this proposed Comprehensive land Use Plan Amendment to reclassify the properties under the Mixed Use Neighborhood Center future land use designation.In conjunction with this proposed Comprehensive Land Use Plan Amendment request, the property owner and applicant has also request to be annexed into the City of Schertz and to have the property zoned Apartment / Multi-Family Residential (R-4).
The South Schertz area, based on recently approved Future Land Use Plan amendments (Carmel Ranch and Saddlebrook both approved in 2020, the 44 acres on Schaefer Road approved in 2022 and the 15 acres on FM 1518 approved in 2022) has begun to see a shift from the rural, large lot, agricultural areas to more of the traditional subdivision and a mixture of multifamily to allow open space and amenities. Additionally, in the FY2020-2021 budget City Council approved to allocate funding for a full Comprehensive Land Use Plan Amendment. The full amendment would enable City Staff to make modifications to the Future Land Use Map that are more appropriate for each area within Schertz. The subject property, like many others in the area, having the land use designation of Estate Neighborhood, were found to be more appropriate at the time the Schertz Sector Plan Amendment of the Comprehensive Land Use Plan was done in 2013. Staff understands that the intention of the Amendment in 2013 was to maintain the character of Southern Schertz with the rural/agricultural feel and to have larger lots with the 50% open space. However, due to the evolving needs that we are experiencing allowing this amendment to the mixed-use neighborhood land use designation, which is intended to have multifamily, would allow the opportunity for working families to live in the area and have quick access to Randolph Air Force Base and Interstate 10. At 31 acres in size this property is not really large enough to be able to develop using the alternative estate neighborhood cluster development.
The upcoming Comprehensive Plan rework would allow staff to reconcile the gaps between our future plan, the residents' desires, and current market conditions. However, this proposed Comprehensive Land Use Plan amendment for the subject tracts would allow the property owners the ability to have their property develop as desired now, without requiring them to await the full Comprehensive Land Use Plan Amendment.
Therefore, staff recommends approval of the Comprehensive Land Use Plan Amendment from Estate Neighborhood land use designation to Mixed Use Neighborhood land use designation. |
| COMMISSIONERS CRITERIA FOR CONSIDERATION: |
| The Planning and Zoning Commission in making a recommendation to City Council on the proposed Comprehensive Land Use Plan Amendment. In considering action on a Comprehensive Land Use Plan Amendment, the Commission should consider the criteria within UDC, Section 21.4.6. D. |
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