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5.
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| City Council Regular Meeting |
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| BACKGROUND |
Public Notice
Eighteen (18) public hearing notices were mailed to surrounding property owners on January 15, 2021 prior to the Planning and Zoning Commission public hearing, and a public hearing notice was published in the “San Antonio Express” on February 3, 2021 prior to the City Council public hearing. City Staff also sent written notice of the proposed annexation to the Board of Trustees for Schertz-Cibolo-Universal City ISD. At the time of this report staff has received eleven (11) responses in favor of the zone change and one (1) response opposed.
Proposed Zoning
The applicant is proposing to rezone approximately 229 acres of land to Planned Development District (PDD), which will consist of single-family residential uses, commercial uses, and private parkland. Currently, 12.423 acres of the subject property along Lower Seguin Road are located within the City limits and zoned Single-Family Residential Agricultural District (R-A), and the remaining 217.055 acres are outside the City limits and under various delayed annexation development agreements.
According to the proposed Saddlebrook Ranch PDD Development Standards, the subdivision will have three different base zoning districts: the 'SF 55', 'SF 60', and 'SF 70' lot codes will have a base zoning district of Single-Family Residential (R-1), the 'Garden' lot code will have a base zoning district of Garden Home (GH), and the 'Comm' lot code will have a base zoning district of General Business (GB). Please see "Table Two - Dimensional Requirements" within the Saddlebrook Ranch PDD Development Standards for full details on lot sizes and building setback requirements. The proposed mix of detached single-family residential lots would result in a median lot size of 60'x118' (these calculations do not include the 49 garden homes sized at 50'x100').
The PDD also outlines other modifications for residential lots, including a single-story height restriction for 75% of lots abutting arterial roadways; modified width requirements for lots on cul-de-sacs, knuckles, or curves (39' at lot frontage line and 50' at the building setback line); and driveway location restrictions that prevent side orientation and access of lots on street corners. In addition to the 636 single-family residences and 3.43 acres of commercial development shown on the conceptual land use plan, the developer is also proposing to construct 4.82 acres of private parkland that will include active and passive improvements, as well as a trail system that will connect the surrounding neighborhoods through the open space corridors.
The Saddlebrook Ranch PDD Development Standards proposes to modify the regulations for subdivision entry signs and development signs. The applicant is requesting to increase the maximum area and maximum number of subdivision entry signs, and is requesting to increase the maximum area, maximum height, maximum number, and maximum installation duration of development signs. Please see the sign regulations within the Saddlebrook Ranch PDD Development Standards for full details on the modifications to UDC Sec. 21.11.15 Subdivision Entry Signs and UDC Sec. 21.11.18 Development Signs. Please note that the Development Sign regulations in UDC Sec. 21.11.18 have been split into two different categories: wayfinding signs and model ID signs. Wayfinding signs will give directional ques to drivers to locate the Parks, trail heads, the next door school and builder model homes. The Model ID Signs may be monument signs and are made of wood, masonry, or metal built signs that are located at a builder’s Model Home, identifying the builder name and to clearly designate that the home is a Model Home
The Saddlebrook PDD Development Standards also modify UDC Sec. 21.14.1 Streets to increase the pavement width for a 'Paved Alley' from 20 feet to 24 feet. The remainder of the thoroughfare classifications within the Saddlebrook subdivision will remain consistent with the UDC regulations as amended.
Comprehensive Plan Goals and Objectives
A Comprehensive Land Use Plan Amendment was approved by the Schertz City Council on June 23, 2020, which changed the future land use designations of the 229 acre subject area from the Mixed Use Neighborhood and Agricultural Conservation land use designations to the Single-Family Residential land use designation. Areas classified under the Single-Family Residential land use designation are intended to utilize a traditional neighborhood design that includes a mix of residential uses, as well as limited commercial development to support the daily activities of the development. The proposed zone change meets the goals and objectives of the Single-Family Residential future land use designation, and is therefore in conformance with the Comprehensive Land Use Plan.
Impact to Infrastructure
In order to service the subject property the developer will be obligated to design water and sanitary sewer services throughout the subdivision during the Master Development Process in order to connect to public utility systems. The developer is also proposing to construct a lift station in order to connect the proposed Saddlebrook subdivision to the public sanitary sewer system. The property owner will also be required to dedicate the necessary Right-Of-Way and construct the necessary roadway improvements to fulfill their half of the obligation to improve roads identified on the Master Thoroughfare Plan to their ultimate build-out. Relevant Master Thoroughfare Plan roadways for the proposed Saddlebrook PDD include FM 3009, Lower Seguin Road, and Raf Burnette. In addition, other improvements to existing and planned public roadways and intersections will be identified through the Traffic Impact Analysis Study that will be finalized with the Master Development Plan process.
Impact to Public Facilities/Services
In accordance with Texas Local Government Code (LGC) Chapter 43, the City must provide public services to the land on the effective date of the annexation, which is scheduled to occur roughly simultaneously with the zone change application. However, the impact of providing these services in association with the annexation of the subject property was already accounted for given that the subject properties are currently under delayed annexation development agreements, which all expire in August 2021. Per the original agreement, in August 2021 the subject properties would have been annexed, and thus public services would have been provided to the subject properties. The voluntary annexation application associated with this zoning application will require the City to provide public services approximately six months sooner than originally anticipated, so this proposed zoning application should have a minimal impact on the City's ability to provide public services.
Compatibility with Existing and Potential Adjacent Land Uses
The subject property is currently surrounded by land that is undeveloped or used for agricultural purposes, as well as land utilized for single-family residences. The proposed zone change to PDD, given the single-family residential base zoning throughout most of the subdivision and commercial base zoning at the hard corner of FM 3009 and Lower Seguin Road, is compatible with the existing and potential adjacent land uses.and |
| GOAL |
| The project goal is to rezone approximately 229 acres of land from Single-Family Residential Agricultural District (R-A) and Development Agreement (DVL)/Outside City limits to Planned Development District (PDD), located approximately 6,000 feet east of the intersection between FM 1518 and Lower Seguin Road, also known as Bexar County Property Identification Numbers 309419, 309811, 310011, and 310013. The Saddlebrook Ranch PDD will consist of single-family residences, limited commercial development, and a network of interconnected private trails, parkland, and open space. |
| COMMUNITY BENEFIT |
| It is the City’s desire to promote safe, orderly, efficient development and ensure compliance with the City’s vision of future growth. |
| SUMMARY OF RECOMMENDED ACTION |
Staff Recommendation
The proposed zone change to PDD, which proposes a mix of detached single-family residential housing, limited commercial development at the intersection of two arterial roadways on our Master Thoroughfare Plan in order to support the surrounding neighborhood, and an interconnected system of private trails and parkland, would allow the property to develop in accordance with the recently-approved Single-Family Residential future land use designation. Therefore, the proposed zone change meets the goals and objectives of the Comprehensive Land Use Plan.
During the public hearings for the owner-requested comprehensive plan amendment for this subject property, City Council and Mayor Gutierrez spoke at length regarding their vision for residential development in Southern Schertz; they would like to grant the flexibility for property owners and developers to implement smaller lot sizes than previously desired in order to offer single-family residential housing options to Schertz residents at a wider range of price points. City Council has also indicated their preference for Staff to reduce the amount of oversight on neighborhood design elements, allowing property owners to more efficiently develop their land in accordance with evolving market conditions. Therefore, Staff recommends approval of the proposed zone change to Planned Development District (PDD).
Planning and Zoning Commission Recommendation
The Schertz Planning and Zoning Commission met on January 27, 2021 and voted to recommend that City Council deny Ordinance 21-S-06 (ZC2019-010) by a 5-2 vote.
City Staff and the Planning and Zoning Commission had a lengthy discussion regarding the proposed development standards for the Saddlebrook Ranch Subdivision. The Commission’s primary concern was the proposed density of the single-family residential subdivision, with the vast majority of the proposed single-family residential lot sizes measuring 55’x125’ and 60’x118’, in addition to the garden home lots measuring 50’x100’. According to the Saddlebrook Ranch Conceptual Plan, the applicant is proposing to develop 636 lots on the subject property, which the Commission believes is too many given the size and location of the subject properties. The Commission noted that while other Planned Development Districts also proposed smaller lots than what would be typically allowed through city zoning districts, the other subdivisions had some sort of innovative design elements or increased public benefit that were befitting of a Planned Development District. They believe that Saddlebrook Ranch offers nothing above and beyond typical Schertz development regulations that would balance the proposed density.
City Staff explained that City Council had indicated their preference to allow a greater amount of smaller lot sizes and reduce the amount of oversight on neighborhood design elements in an effort to allow property owners to develop their land as they best see fit for the current market. These discussions on the future of residential development in Southern Schertz occurred during the public hearings for the two property owner requested Comprehensive Plan amendments in 2020. However, the Planning and Zoning Commission noted they have not been given any specific instruction from City Council on whether they should allow Planned Development Districts with the level of density and/or the abbreviated development regulations proposed with the Saddlebrook Ranch subdivision. The Planning and Zoning Commission would like guidance from City Council on how they should be evaluating single-family residential development in relation to density and design regulation.
Other major topics addressed by the Planning and Zoning Commission include the potential road improvements and traffic flow of the subdivision given the proposed density, as well as the construction and operation of the proposed lift station.
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| FISCAL IMPACT |
| None |
| RECOMMENDATION |
| Staff recommends approval of Ordinance 21-S-06. |
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