Public Notice
Fourteen (14) public hearing notices were mailed to surrounding property owners on April 2, 2021, prior to the Planning and Zoning Commission public hearing, and a public hearing notice was published in the "San Antonio Express" on April 14, 2021, prior to the City Council public hearing. At the time of this report Staff have received 9 responses in favor of the proposed zone change that represent 6 properties inside the 200' notification buffer, and 1 response opposed to the proposed zone change from properties inside the 200' notification buffer. The owner of approximately 14.25 per of the property within the 200' notice area has protested in writing.
If a proposed zoning change is protested in writing and signed by the owners of at least twenty percent (20%) of the area of the lots or land immediately adjoining the area covered by the proposed zoning change or zoning map amendment and extending 200 feet from that area, the proposed change must receive, in order to take effect, the affirmative vote of at least three-fourths (¾) of all members of the City Council according to LGC, Local Government Code § 211.006(d).
Proposed Zoning
The applicant is proposing to rezone 39.624 acres of land to Planned Development District (PDD). Currently, 4.217 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 35.407 acres are outside the City limits and under a delayed annexation development agreement. The approximately 35.5 acres of land outside the City limits will also go through voluntary annexation proceedings along with this zone change application. The applicant is requesting to rezone all 39.624 acres of land to Planned Development District (PDD), which will consist of single-family residential uses and private parkland.
According to the Carmel Ranch PDD Development Standards, the subdivision will contain three different lot codes: 'SF55', 'SF60', and 'SF70'. All three of the proposed lot codes will have a base zoning district of Single-Family Residential (R-1). Please see "Table Two - Dimensional Requirements" within the Carmel Ranch PDD Development Standards for full details on lot sizes and building setback requirements. The Carmel Ranch PDD will contain a maximum of 131 single-family residential lots, which roughly equates to 3.3 dwelling units per acre. The proposed mix of detached single-family residential lots would result in a median lot size of 60'x118', and an average lot size of 7,283 square feet. 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 131 single-family residences shown on the conceptual land use plan, the developer is also proposing to construct 0.708 acres of private parkland that will include active and passive improvements, as well as a trail system that will connect the surrounding neighborhood through the drainage corridors. A 10' shared-use pathway will also be constructed along Lower Seguin Road, which will meander throughout the landscaping within the 50' roadway landscape buffer.
The Conceptual Land Plan is being revised by the Project Engineer following the Planning and Zoning Commission in order to more accurately depict the planned Residential Collector roadway that runs through the middle of the subject property. The Schertz Master Thoroughfare Plan (MTP) identifies a Residential Collector roadway with a 70' ROW section to extend from Lower Seguin Road to Interstate Highway 10, which was not clearly shown on the original Conceptual Land Plan presented to the Planning and Zoning Commission. The revised conceptual land plan will show the full 70' section intersecting with Lower Seguin Road across from St. Vincent Way in Rhine Valley Subdivision Unit 2, and then traveling southbound and stubbing for future development at the southern property boundary. The original Conceptual Land Plan that was presented to the Planning and Zoning Commission is the exhibit attached to this staff report; City Staff will work to publish an updated CCM for Ordinance 21-S-14 to include the new Conceptual Land Plan if the Project Engineer is able to provide the exhibit prior to the City Council Meeting next week.
The Carmel Ranch PDD Development Standards proposes to modify the regulations for Subdivision Entry Signs and Development Signs. Please see the below tables for the proposed changes to UDC Sec. 21.11.15 and Sec. 21.11.18 and a comparison to the current sign regulations. 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 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.
Proposed Sign Regulations: UDC Sec. 21.11.15 Subdivision Entry Signs
| UDC Section |
Current Regulation |
Proposed Regulation |
| UDC Sec. 21.11.15.C Maximum Area |
32 square feet per sign face |
187 square feet per sign face |
| UDC Sec. 21.11.15.D Maximum Number of Signs |
1 sign at primary entrance; 1 sign per secondary entrance w/ 75% max area |
2 signs (1 on both sides of the entrance) for the primary entrance on Lower Seguin Road; 1 sign per secondary entrance w/ 75% max area |
Proposed Sign Regulations: UDC Sec. 21.11.18 Development Signs
| UDC Section |
Current Regulation |
Proposed Regulation |
| UDC Sec. 21.11.15.A Maximum Area |
32 square feet |
32 square feet per sign face |
| UDC Sec. 21.11.15.B Maximum Height |
6 feet |
Wayfinding Signs: 8 feet
Model ID Signs: 6 feet |
| UDC Sec. 21.11.15.C Number of Signs |
1 sign per residential entry, not to exceed 2 total signs |
Wayfinding Signs: 1 sign per number of recorded units
Model ID Signs: 1 sign per Model home |
| UDC Sec. 21.11.15.D Duration |
Installed after final plat approval and removed after 3 years or 75% build-out (whichever is soonest) for residential |
Wayfinding Signs: Installed following recordation of final plat for each unit
Model ID Signs: Installed following recordation of final plat and removed when model home is sold and closed |
Comprehensive Plan Conformance
A Comprehensive Land Use Plan Amendment was approved by the Schertz City Council on December 1, 2020, which changed the future land use designations of the 39.5 acre subject area from the Estate 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 Public Facilities/Services
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 association with the Saddlebrook Ranch Subdivision, and there is planned capacity for the Carmel Ranch Subdivision to connect to the public sanitary sewer system. A 15' ROW section will be required to be dedicated along Lower Seguin Road, which is identified as a Secondary Arterial Roadway (90' planned ROW section). If necessary, any further improvements to existing and planned public roadways will be identified through the Traffic Impact Analysis Study during the Master Development Plan process. 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 simultaneously with the zone change application.
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 residential. The proposed zone change to PDD, given the single-family residential base zoning throughout the entirety of the subdivision, is compatible with the existing and potential adjacent land uses. |
Planning and Zoning Commission Recommendation
The Schertz Planning and Zoning Commission met on April 14, 2021 and voted to recommend that City Council approve Ordinance 21-S-14 (ZC2021-002) by unanimous vote (7-0).
Staff Recommendation
The proposed zone change to PDD, which proposes a mix of detached single-family residential housing 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 spoke extensively regarding their vision for new residential development; City Council indicated their preference for Staff to allow a greater range of lot sizes and housing types in order to potentially allow for more affordable housing options, as well as pull back on neighborhood design element oversight to show more deference to the evolving market. Staff believes the proposed Carmel Ranch Planned Development District is compatible with City Council's direction. Therefore, Staff recommends approval of the proposed zone change to Planned Development District as submitted. |