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7.
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| City Council Regular Meeting |
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| BACKGROUND |
Owner: ILF N-T Owner, LP
Applicant: Malone/Wheeler, Inc./Behdad Zahrooni
The NorTex Farms PDD was approved by City Council on June 17, 2014. Then most recently on January 24, 2017, the City Council approved a PDD Amendment to modify the standards for the signage and to formally change the name of the PDD from "NorTex Farms" to "Homestead". The applicant has requested an amendment to the existing Homestead Subdivision PDD for Unit 7B, Unit 13, and 18 to allow Townhome / Multifamily.
Five public hearing notices were mailed to the surrounding property owners on August 12th, 2022, with a public hearing notice published in the "San Antonio Express", on August 31, 2022, prior to the City Council public hearing. At the time of this report staff has received two (2) responses opposed to this rezoning requesting, one of which is from an owner of property in the notice area.
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). The opposition responses received accounts for 39% of the property within 200-feet and triggers the 3/4 vote of the City Council. While staff notifies all property owner within 200 feet of a case, per the UDC, only thoes properties within the city are counted as part of the protest. |
| GOAL |
| The goal is to rezone approximately 20 acres of land to Planned Development District (PDD). |
| 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 proposing to rezone approximately 20 acres of land. The properties, a portion of Parcel ID 67955, approximately 4.2 acres of land, generally located southeast of Archer Pass and Winkler Trail, a portion of Parcel ID 67955, approximately 4.5 acres of land, generally located 1,100 feet southeast of Archer Pass and Winkler Trail, and a portion of Parcel ID 112888, approximately 11 acres of land, generally located 2,900 feet southeast of the intersection of Homestead Parkway and Hartley Square.
The three units that are involved in the PDD Amendment are Unit 7B, 13 and 18 all of which were perviously zoned as part of the Homestead PDD. Previously, Unit 7B and Unit 13 were designated to be the Townhome land use and Unit 18 was designated to be Commercial. In this proposed PDD Amendment the applicant has requested that all three units have the land use of Townhome/Multi-Family.
The Comprehensive Land Use Plan (CLUP), through the Future Land Use Plan and the Northern Schertz Sector Plan, designates the subject properties with the land use designation of Single-Family Residential.
- Comprehensive Plan Goals and Objectives: The land use designation of Single-Family Residential is intended to utilize a traditional neighborhood design that includes a mixture of residential uses, as well as limited commercial development to support the daily activities of the development.
- Impact of Infrastructure: The Homestead Subdivision has several units surrounding Unit 7B, Unit 13, and Unit 18 that are under construction and building the public infrastructure. With these three units they would be tying into the stub outs being provided by the other Units. The properties will be serviced with water and sewer through 8-inch lines.
- Impact of Public Facilities/Services: The proposed rezoning would have minimal impact to the public services, such as schools, fire, police, and parks.
- Compatibility with Existing and Potential Adjacent Land Uses: The majority of the adjacent properties to the subject tracts are the existing Homestead Subdivision, which is zoned Planned Development District. There is also a parcel, south of Unit 7B, designated as General Business (GB) that is currently undeveloped. Then to the south of Unit 13 is the City of Cibolo, which will be the continuation of the Homestead Subdivision. Overall the proposed rezoning to Planned Development District (PDD) is compatible with the existing and potential adjacent land uses.
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| FISCAL IMPACT |
| None. |
| RECOMMENDATION |
The subject properties have the land use designation under the Schertz Sector Plan for Northern Schertz as Single-Family Residential. The Single-Family Residential land use designation encourages the mixture of various residential types as well as maintaining the walkable neighborhood feel, as well as allowing limited commercial to support the adjacent properties. The proposed rezoning of these three Units, 7B, 13, and 18 to Planned Development District with a proposed land use designation of Townhome/Multi-Family does conform to the Comprehensive Land Use Plan designation as it provides a mixture of housing type to the area. The rezoning of these three units will adhere to the Amendment of the Homestead Subdivision Planned Development District, which is designated entirely for the Townhome/Multi-Family land use.
The Planning and Zoning Commission held a public hearing on August 24, 2022, where they made a recommendation to the City Council with a vote of 6-0 to approve the requested rezoning. |
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