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  3.       
City Council Regular Meeting
Meeting Date: 12/01/2020  

BACKGROUND
Proposed Amendment: The applicant is requesting to amend the Comprehensive Land Use Plan by changing approximately 40 acres of the Future Land Use Map from the Estate Neighborhood and Agricultural Conservation land use designations to the Single-Family Residential 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 designated under the Mixed Use Neighborhood and Agricultural Conservation future land use categories. The Estate Neighborhood future land use designation is intended to address residential development patterns in Southern Schertz by requiring a minimum lot size of 0.5 acres. This leaves two potential options for zoning for development in the Estate Neighborhood designated areas: R-A zoning with mandated minimum 0.5 acres per lot, or the ENPDD zoning alternate development option that mandates an equivalent overall density to the R-A zoning district, while also allowing for residential clustering to preserve larger open spaces and reduce infrastructure costs. The goal ENPDD zoning alternative development option is to allow more flexibility in lot size, while requiring quality open space and neighborhood design under the same overall destiny of the R-A zoning district.

The Agricultural Conservation land use designation is intended to preserve much of South Schertz in a rural/agricultural state. This area is less attractive for more intense uses due to its distance from the Interstate and limited street connectivity. Some character-defining elements recommended are mainly large-lot (5 acre minimum lot size) residential and agricultural uses with some agricultural related commercial uses being permitted (landscaping business, metal workshop, farmers market, convenience store, etc., with appropriate design and transition standards).

The applicant is proposing to change the future land use designation of the subject properties to Single-Family Residential. This proposed future land use designation is intended to be comprised of primarily conventional detached dwellings. In areas proposed to utilize a traditional neighborhood design the single-family residential use may include a mix of lot sizes and single-family residential uses, as well as limited commercial development to support the daily activities of the development. In all single-family residential use areas, public and semi-public development such as schools and churches are encouraged as neighborhood focal points.

Public Hearing Notices: The public hearing notice mailers were sent out to surrounding property owners prior to the Planning and Zoning Commission public hearing, and a public hearing notice was published in the "San Antonio Express" prior to this City Council public hearing. At the time of this staff report, staff has received (3) responses in favor of the proposed amendment and (1) response opposed to the proposed amendment.

Planning and Zoning Commission Recommendation: The Planning and Zoning Commission met on October 14, 2020 and made a recommendation of denial to the City Council by a 7-0 vote. The Commissioners spoke at length regarding the increased traffic in Southern Schertz with the addition of the single-family residential land use designations, the impact of the proposal to the Master Thoroughfare Plan, and whether they should recommend approval of changes to individual parcels on the Comprehensive Land Use Plan given the impending full Comprehensive Land Use Plan update. 
GOAL
The project goal is to amend the Comprehensive Land Use Plan by changing approximately 40 acres of the Future Land Use Map from the Estate Neighborhood and Agricultural Conservation land use designations to the Single-Family Residential land use designation.
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 proposed development plan that led to the filing of this Comprehensive Land Use Plan involves the potential construction of approximately 125 single-family residential homes, sized at roughly 60'x120', which would be commensurate to other subdivisions established in the City's Single-Family Residential (R-7) zoning district. The proposed subdivision does not fit within the Agricultural Conservation and Estate Neighborhood future land use designations given the required open space and density minimums required in the land use categories, therefore the applicant moved forward with this proposed Comprehensive Plan amendment to reclassify the properties under the Single-Family Residential future land use designation.

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 Southern Schertz with the opportunity for growth as the City continues to develop south of FM 78. The Schertz City Council has recently approved property owner requested Future Land Use Plan amendments to allow for development under the single-family residential land use designation, as opposed to the various, originally planned single-family residential and agricultural land use designations that regulated development based on additional mixed-use form, density, and/or minimum open space preservation. Staff agrees with City Council that property owners in Southern Schertz should have significant influence in the development of the future development goals for Southern Schertz; therefore Staff defers to City Council regarding their approbation of modifications to the Comprehensive Land Use Plan in order to allow property owners to developer their properties in accordance with current market conditions, which in this case promotes the addition of traditional single-family residential developments.
Staff recommends approval of the proposed Comprehensive Land Use Plan amendment.

The final approval of the FY 2020-21 City of Schertz Budget last month at the September 8, 2020 City Council Meeting should also be considered when making a recommendation to City Council regarding this Comprehensive Land Use Plan amendment. The FY2020-21 Budget, in effect as of October 1, 2020, allocates funding for a full Comprehensive Land Use Plan amendment, which will involve contributions from all the City of Schertz stakeholders, including the residents of Southern Schertz. The revamp of the Comprehensive Land Use Plan will allow us to tailor the future plans for Schertz to the evolving needs of our residents. The full amendment would enable City Staff to make modifications to the Future Land Use Map that are the most appropriate for each area within Schertz. For instance, the lack of residential options for families in Southern Schertz has engendered several development proposals, such as the plan prompting this Comprehensive Land Use Plan amendment, which focus on the construction of a variety of housing options through a mix of lot sizes and product types. The upcoming Comprehensive Plan rework would allow Staff to reconcile these gaps between our future plan, the residents' desires, and current market conditions, and would be the most appropriate time to modify the plan on an area by area basis.
FISCAL IMPACT
None
RECOMMENDATION
Planning and Zoning Commission Recommendation: The Planning and Zoning Commission met on October 14, 2020 and made a recommendation of denial to the City Council by a 7-0 vote. The Commissioners spoke at length regarding the increased traffic in Southern Schertz with the addition of the single-family residential land use designations, the impact of the proposal to the Master Thoroughfare Plan, and whether they should recommend approval of changes to individual parcels on the Comprehensive Land Use Plan given the impending full Comprehensive Land Use Plan update. 

Staff recommends approval of the proposed Comprehensive Land Use Plan amendment to change approximately 40 acres of the Future Land Use Map from the Estate Neighborhood and Agricultural Conservation land use designations to the Single-Family Residential land use designation.
Attachments
Ordinance 20-S-37
Ordinance 20-S-37 Exhibit A
Ordinance 20-S-37 Exhibit B
Aerial Map
Comprehensive Plan Amendment Request Letter
Comprehensive Plan (Schertz Sector Plan) - South Schertz Future Land Use Map
Public Hearing Notice Map
Public Hearing Notice Responses

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