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  2.       
City Council Regular Meeting
Meeting Date: 02/22/2022  

BACKGROUND
Twenty (20) public hearing notices were mailed to the surrounding property owners within two hundred (200) feet of the subject property on December 30, 2021, with a public hearing notice published in the "San Express News", on January 19, 2022, prior to the City Council public hearing.  At the time of this report staff has received zero (0) in favor, and six (6) opposed to the proposed Comprehensive Land Use Plan Amendment.  

Owner of Property ID 309807 & 309814: Wesley H. Rumpf
Owner of Property ID 309837: Ernest E. & Regina E. Marshall
Applicant: Raymond Tarin, Moy Tarin Ramirez Engineers

 
GOAL
The goal is to amend the Comprehensive Land Use Plan by changing approximately 44 acres of land on the Future Land Use Map from Mixed Use Neighborhood land use designation to Single-Family Residential land use designation. 
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 44 acres on the Future land Use Map from Mixed Use Neighborhood land use designation to Single-Family Residential land use category.  

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' area currently designated under the Mixed Use Neighborhood land use designation.  Mixed Use Neighborhood is intended to accommodate the development of walkable neighborhoods within South Schertz in the vicinity of the intersection of FM 1518 and Lower Seguin Road.  It also would allow the mixture of retail, restaurant, office, civic, and multifamily residential uses.  The subject property, not being in proximately to the intersection to capitalize on the benefits that the Mixed Use Neighborhood calls for, but instead it is approximately 3,650 feet away which in turn makes it less attractive for the mixture of retail, restaurant, office, and range of housing types.

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. 
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 identify that has shaped the character of Southern Schertz with the opportunity for smart growth as the City continues to develop south of FM 78.  The proposed development that led to the applicant filing this Comprehensive Land Use Plan amendment involves the potential of providing larger lot residential products consisting of, 80'x120'.  The proposed subdivision does not fit within the Mixed Use Neighborhood land use designation, which is mainly described as retail, restaurants, office, and multifamily residential uses.  Therefore, the applicant has proceeded forward with this proposed Comprehensive Land Use Plan Amendment to reclassify the properties under the Single-Family Residential land use designation in order to develop the property with larger lot residential.

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, last year the City Council made a motion to approve in the FY2020-2021 budget 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, 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 designation of Mixed Use Neighborhood, were found to be more appropriate at the time the Schertz Sector Plan Amendment of the Comprehensive Land Use Plan done in 2013.  However, the property being set back from the major intersection of FM 1518 and Schaefer Road it does not meet the intention of Mixed Use Neighborhood, which calls for connectivity through the development to allow for retail, restaurant, and a mixture of housing types.  However, the property does appeal to creating larger lot single family residential products, including open space/park amenities.

The Planning and Zoning Commission held a public hearing on January 12, 2022, where they made a recommendation of approval to the City Council with a vote 7-0. City Council held a public hearing on February 8, 2022, where they made a recommendation of approval with a vote of 6-0, Councilmember Scott was absent.

Staff recommends approval of the Comprehensive Land Use Plan Amendment from the Mixed- Use Neighborhood land use designation to the Single-Family Residential land use designation.  
Attachments
Ord. No. 22-S-07
Comprehensive Plan Amendment Request Letter
Exhibit A: Property Exhibit
Exhibit B: Current Comprehensive Land Use Plan
Aerial Map
Public Hearing Notice Map
Public Hearing Notice Responses

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