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5.
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| City Council Regular Meeting |
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| BACKGROUND |
BACKGROUND: Twenty-eight (28) public hearing notices were mailed to the surrounding property owners within two hundred (200) feet of the subject property on November 24, 2021, with a public hearing notice published in the "San Antonio Express", on December 22, 2021, prior to the City Council public hearing. At the time of this report, staff has received nine (9) responses in favor, two (2) responses opposed and One (1) response that did not indicate if they were either in favor, opposed or neutral to the request.
Owner of approximately 166 acres, Property ID 310053: Wiederstein Trust Fund
Owner of approximately 78 acres, Property ID 310060: Valerie Hartmann & Brian Beutnagel
Owner of approximately 69 acres, Property ID 310061: Brycap Comml Properties LLC
Owner of , approximately 53 acres, Property ID 310121: Kneupper Bryson Properties LTD
Applicant: Marcus Moreno, Scott Felder Homes, LLC
Engineer: Todd Blackmon, Pape-Dawson Engineers, Inc. |
| GOAL |
| The goal is to amend the Comprehensive Land Use Plan by changing approximately 363 acres of land of the Future Land Use Map from the Agricultural Conservation and Estate Neighborhood land use designation to the new land use designation, Single-Family Residential. |
| COMMUNITY BENEFIT |
| The community benefit is to promote safe, orderly, efficient development and bring about the City's vision of future growth. |
| SUMMARY OF RECOMMENDED ACTION |
The applicant is requesting to amend the Comprehensive Land Use Plan by changing approximately 363 acres on the Future Land Use Map from the Agricultural Conversation and Estate Neighborhood 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 Agricultural Conservation and Estate Neighborhood land use designations as shown in "Exhibit 2".
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, 70% open space, 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 Estate Neighborhood land use designation is designed similar to the Agricultural Conservation designation, which is intended to preserve the rural character of South Schertz. This area was intended to have large residential lots, (1/2 acre min.) maintain 50% of open space, and to encourage cluster neighborhood development.
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. The proposed development will provide a mix of lot sizes, amenities, open space, and create walk ability throughout the neighborhood. |
| FISCAL IMPACT |
| None |
| RECOMMENDATION |
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 South Schertz with the opportunity for smart growth as the City continues to develop south of FM 78. The proposed development that led to the filing of this Comprehensive Land Use Plan involves the potential for varying lot sizes, amenities, walkability throughout the subdivision, and open space. 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 has moved forward with this proposed Comprehensive Land Use Amendment to reclassify the properties under the Single-Family Residential future land use designation.
The South Schertz area, based on recently approved Future Land Use Plan amendments (Carmel Ranch and Saddlebrook both approved in 2020) has begun to see a shift from the rural, large lot, agricultural areas to more of the traditional subdivision type development with a mixture in lot sizes, as well as open space/park, amenity centers, and creating walkable pathways for residents. Additionally, In the FY2020-2021 budget City Council approved to allocate funding for a full Comprehensive Land Use Plan Amendment. This would allow staff the opportunity to tailor the future plans for Schertz to the evolving needs and desires of our residents. The full amendment would enable City Staff to make modifications to the Future Land Use Map that are the more appropriate for each area within Schertz. As the city has seen in recent years there has been deviation from the current plan to allow for more single-family residential neighborhoods. With the previous and incoming developments they are working to keep the esthetics of southern Schertz, with creating larger lots, and incorporating a mixture of smaller lot sizes, along with vast amounts of open space and developing walkable pathways meandering through the neighborhood. The subject property, like many others in the area, having the land use designations of Agricultural Conservation and Estate Neighborhood were found to be more appropriate at the time the Schertz Sector Plan Amendment of the Comprehensive Land Use Plan was done in 2013. Staff understands that the intention of the Amendment in 2013 was to maintain the character of Southern Schertz as the rural/agricultural feel and to have larger lots with 50-70 percent open space. However, due to the evolving needs that we are seeing and the recent Comprehensive Land Use Plan Amendments, allowing this amendment to the Single-Family Residential land use designation would allow for the mixture of lot sizes, open space/park amenities, and walkable neighborhoods that are now desired.
The upcoming Comprehensive Plan rework would allow Staff to reconcile the gaps between our future plan, the residents' desires, and current market conditions. However, this proposed Comprehensive Land Use Plan amendment for the subject tracts would allow the property owners the ability to have their property develop as desired, now, without requiring them to wait the full Comprehensive Land Use Plan amendment.
Planning and Zoning Commission Recommendation: The Planning and Zoning Commission held a public hearing on December 8, 2021, where they made a recommendation of denial to the City Council with a vote of 4-0. The Commission spoke in length regarding the traffic in South Schertz with the addition of this property being considered single-family residential land use designation, the impact it would have too surrounding properties, allowing the development to slow down in order for infrastructure to catch up, and then also debating whether or not to make a recommendation of approval to change individual parcels on the Comprehensive Land Use Plan given the upcoming full Comprehensive Land Use Plan Update.
City Council: The City Council held a public hearing on January 11, 2022, for the Sterling Grove Comprehensive Land Use Plan, where a motion was made with a 5-2 vote to approve the Comprehensive Land Use Plan Amendment.
Staff recommends approval of the proposed Comprehensive Land Use Plan Amendment to change approximately 363 acres of land from Agricultural Conservation and Estate Neighborhood land use designations to Single-Family Residential land use designation. |
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