The original Hallie's Cove Planned Development District (PDD) zone change was approved by the Schertz City Council on September 27, 2016. An amendment to the Hallie's Cove PDD was approved by the Schertz City Council on January 24, 2017 in order to modify the minimum required lot depths and the method of measuring lot depths for irregular lots, which are defined as lots fronting cul-de-sacs, knuckled sacs, and curved streets.
This zoning application will be a further amendment to the Hallie's Cove PDD for Units 4A and 4B in order to amend the dimensional standards. The applicant is proposing this amendment to the Hallie's Cove PDD to ensure that Lots 8 and 11, Block 4 within Unit 4A and Lots 9 and 10, Block 4 within Unit 4B meet the zoning requirements necessary to subdivide the property. During the design phase of the Hallie's Cove Units 4A and 4B preliminary plats, a drainage easement (Lot 900, Block 4) was required to be widened by the City to accommodate the proposed development. This resulted in the adjacent single-family residential lots being shortened to 109 feet, which meant that the lots no longer satisfied the dimensional requirements per the PDD.
The applicant is proposing the following modifications to the PDD dimensional requirements to ensure that Lots 8-11, Block 4 can be subdivided in accordance with the subject property's zoning ordinance:
- The minimum depth for buildable single-family residential lots adjacent to drainage easements is proposed to be a minimum of 109 feet, instead of the currently required 119 feet, and
- The minimum area for lots adjacent to drainage easements is proposed to be a minimum of 8,720 square feet, instead of the currently required 9,600 square feet.
Please see the attached exhibit, entitled 'Dimensional Standards Comparison', that shows the existing dimensional requirements compared with the proposed dimensional requirements for reference. The proposed change to the dimensions of the buildable lots adjacent to drainage easements can be seen listed as superscript "c". This modification will only apply to Lots 8-11, Block 4, because the reduced requirements for lot depth and area are only applicable to buildable lots immediately adjacent to drainage easements.
The requested amendment to the Hallie's Cove PDD will be referred to herein as a rezoning since it requires the adoption of a new zoning ordinance.
Compatibility with Comprehensive Plan Goals and Objectives: The Comprehensive Plan, through the South Schertz Sector Plan, identifies the subject properties as Estate Neighborhood. 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 redevelopment 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 overall density of the subdivision remains unchanged through the proposed rezone, and the character of the development standards remains consistent with the ENPDD alternate development option, approved as part of the original Hallie's Cove PDD. Therefore, the proposed rezone is compatible with the goals and objectives of the Comprehensive Plan.
Compatibility with Existing and Potential Adjacent Land Uses: The subject property is currently surrounded by agriculture/undeveloped land and single-family residential land. The proposed rezone to PDD is compatible with the existing and potential adjacent land uses.
Impact to Public Infrastructure and Facilities/Services: The proposed rezone should not have an adverse impact on public infrastructure or facilities/services.
Public Hearing Notices: In preparation for this public hearing, twenty-one (21) public hearing notices were mailed to surrounding property owners on November 25, 2020, and a public hearing notice was published in the San Antonio Express on December 16, 2020. At the time of this report staff has received two (2) responses: one in favor and one neutral to the proposed zone change.
Planning and Zoning Commission Recommendation: The Planning and Zoning Commission held a public hearing on December 9, 2020 and made a recommendation to City Council to approve the proposed zone change by a 7-0 vote. |
| The applicant is proposing an amendment to the Hallie's Cove PDD development standards to reduce the minimum lot depth from 119 feet to 109 feet and the minimum lot area from 9,600 square feet to 8,720 square feet for buildable single-family residential lots adjacent to drainage easements. The modifications to the dimensional requirements will ensure that Lots 8-11, Block 4 can be subdivided in accordance with the subject property's zoning ordinance. The proposed rezone will not alter the character of the Hallie's Cove Subdivision, and will allow Units 4A and 4B to develop as originally intended with the previously approved Hallie's Cove PDD. Therefore, Staff recommends approval of the proposed rezone as submitted. |