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  7.       
City Council Regular Meeting
Meeting Date: 03/23/2021  

BACKGROUND
The applicant is proposing to rezone approximately 58 acres of land from Single-Family Residential / Agricultural (R-A) to Planned Development District (PDD), specifically as part of The Crossvine PDD.

The 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 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 a new Garden Home configuration the “3rd Amendment"  
2021 The proposed Crossvine PDD "4th Amendment": to incorporate an additional 57.486 acres into The Crossvine PDD zoned area.

The overall subject property of 57.486 acres included within the requested rezone consists of the following tracts:
  1. A 2.010 acre, parcel 310105, currently zoned Single Family Residential / Agricultural (R-A)
  2. A 0.504 acre tract, parcel 310106, currently zoned Single Family Residential / Agricultural (R-A)
  3. A 9.977 acre tract, parcel 310073, currently zoned Single Family Residential / Agricultural (R-A)
  4. A 14.994 acre tract, parcel 310078, currently zoned Single Family Residential / Agricultural (R-A)
  5. A 3.987 acre tract, parcel 310104, currently zoned Single Family Residential / Agricultural (R-A)
  6. A 5.01 acre tract, parcel 1157215, currently zoned Single Family Residential / Agricultural (R-A)
  7. A 20.003 acre tract, divided into two parcels 310077 (10.179 acres) and 310083 (10.364 acres) both of which are currently zoned Single Family Residential / Agricultural (R-A)
  8. A 1.00 acre tract, parcel 310101, currently zoned Single Family Residential / Agricultural (R-A)
The eight tracts above are identified in the proposed Crossvine PDD "4th Amendment" document as proposed "Module IIIB".

The proposed zone change request is for approximately 58 acres from Single-Family Residential / Agricultural (RA) to Planned Development District (PDD). The subject property, referred to in the PDD design standards is identified as "Module IIIB", will be an expansion of the existing Crossvine PDD project area. The development program for "Module IIIB" includes single-family residential lots as allowed by the existing The Crossvine PDD. Additionally, the subject property will all be incorporated and subject to all requirements associated with Module I of The Crossvine PDD, the proposed 4th amendment, and the contemplated subsequent amendments. More specifically, the 57.486 acres will be developed under the DSFR (1), DSFR (2), and DSFR (3) land use categories, as described in the below table. The proposed design of Module IIIB will be a natural expansion of the land plan design and development 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 IIIB will adhere to the Public Amenity and Architectural Standards as previously established in Crossvine Module 1.

Land Use Dimensional Requirements
Use Category Min. Area Sq. Ft. Min. Width Ft. Min. Depth Ft. 
DSFR (1) 5,500 50 110
DSFR (2) 7,200 60 120
DSFR (3) 8,400 70 120
*Full table identified on page 5 of The Crossvine PDD Fourth Amendment- Design Standards

The requested Crossvine PDD 4th Amendment, which is essentially to incorporate an additional 57.486 acres into The Crossvine PDD-zoned property, will be developed in accordance with the previously adopted The Crossvine Module I design standards, permitting the development of single-family residential lots in the above three use categories.

Fourteen (14) public hearing notices were mailed to surrounding property owners on January 29, 2021, in relation to the public hearing at the February 10, 2021 Planning and Zoning Commission meeting. A public hearing notice was published in the “San Antonio Express” on March 3, 2021.  At the time of this report, staff has received one (1) response in favor, one (1) response opposed, zero (0) responses neutral to, and one (1) response which did not indicate if they were in favor or opposed, just that they would like to attend the meeting. 

During the public hearing at the February 10, 2021 Planning and Zoning Commission meeting, the following residents spoke: 
  • Guy Long- 12506 Ware Seguin Road
    • Expressed concerns on the street naming of Ware Seguin Road and Ware Seguin Loop. Also expressed concerns with infrastructure of the neighborhood, and traffic issues. 
  • Shelena Wells- 12432 Ware Seguin Road
    • Expressed she has the same concerns as Mr. Long in terms of infrastructure and traffic. 
GOAL
To zone change approximately 58 acres from Single-Family Residential / Agricultural (RA) to Planned Development District (PDD), specifically as part of The Crossvine PDD.
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
The Comprehensive Land Use Plan (CLUP) and Schertz Sector Plan Update identifies the subject property as "Estate Neighborhood". Traditionally Estate Neighborhood is designed to be 0.5 acre tracts, but due to the adjacency of existing land zoned as part of The Crossvine PDD and being directly adjacent to FM 1518, the Estate Neighborhood classification does not seem appropriate at this time based on the change of conditions surrounding the subject property. In addition, there are areas of the existing The Crossvine development that are also identified as Estate Neighborhood; therefore, the addition of the approximately 58 acres would be consistent with the portions of The Crossvine that are already zoned PDD.
  • 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 since the proposed use is currently planned for the subject property.
  • Compatibility with Existing and Potential Adjacent Land Uses: The subject property is currently surrounded by undeveloped land, single family residential, and existing Crossvine PDD zoned property. Staff believes that the rezoning request, essentially to incorporate an additional 58 acres into the existing Crossvine PDD, will be compatible with the surround properties.
FISCAL IMPACT
None. 
RECOMMENDATION
Based on the subject property being immediately adjacent to existing The Crossvine PDD zoned properties on two sides, and FM 1518 the proposed zoning should have minimal impact on the adjacent properties. The proposed The Crossvine PDD 4th amendment to incorporate the additional 57.486 acres is consistent with PDD design standards previously approved and will be a natural continuation of the existing The Crossvine development.

This item was heard at the February 10, 2021, Planning and Zoning Commission which provided a recommendation of approval of the zone change with a vote of 5 / 2. Commissioner Evans and Commissioner Platt voted nay on the recommendation of approval.
  • Commissioner Evans indicated concerns with roadway improvements, Traffic Impact Analysis timing, and wording between the existing Crossvine PDD, the proposed 4th Amendment, and the Unified Development code as reasons for his nay vote.
  • Commissioner Platt indicated concerns with traffic and the conceptual plan included within the proposed zone change does not align with the rest of The Crossvine development. 

Staff recommends approval of zone change request, to incorporate approximately 58 acres into the Crossvine PDD.
Attachments
Ord. No. 21-S-08
Exhibit A
Exhibit B
Exhibit C- PDD Design Standards
Aerial Map
Public Hearing Notice Map
Public Hearing Notice Responses

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