| PLANNING AND ZONING COMMISSION MEETING: 11/06/2024 Agenda Item 5 C |
| TO: | Planning and Zoning Commission |
| PREPARED BY: | |
| SUBJECT: | PLZC20240249 - Hold a public hearing and make a recommendation on a request to rezone approximately 100 acres of land from General Business District (GB) and Agricultural District (AD) to Manufacturing Light District (M-1) and Apartment / Multifamily District (R-4) generally located at the intersection of Schwab Road and IH 35, more specifically known as Comal County Property Identification Numbers 79017, 75463, 79018, and 75468, City of Schertz, Comal County, Texas. |
BACKGROUND
Per the applicant's letter of intent, the property owner is proposing to rezone approximately 80.8 acres in the rear of the property, abutting the railroad, to be rezoned to Manufacturing Light District (M-1) to allow for a phased industrial development. Additionally, the applicant is proposing to rezone approximately 19.2 acres to Apartment / Multifamily District (R-4) to allow a 350-unit apartment complex.
On October 25, 2024, 7 public hearing notices were mailed to the surrounding properties within a 200-foot notification boundary of the subject property. At the time of the staff report, zero (1) response in favor, zero (1) response neutral, and zero (0) responses in opposition have been received. A public hearing notice will be published in the "San Antonio Express" prior to the City Council Meeting. Additionally, one (1) signs were placed on the subject property.
Subject Property:
Adjacent Properties:
On October 25, 2024, 7 public hearing notices were mailed to the surrounding properties within a 200-foot notification boundary of the subject property. At the time of the staff report, zero (1) response in favor, zero (1) response neutral, and zero (0) responses in opposition have been received. A public hearing notice will be published in the "San Antonio Express" prior to the City Council Meeting. Additionally, one (1) signs were placed on the subject property.
Subject Property:
| Zoning | Land Use | |
| Existing | Agricultural District (AD) & General Business District (GB) | Undeveloped |
| Proposed | Manufacturing Light District (M-1) & Apartment / Multifamily District (R-4) | Industrial Development and Multifamily Complex |
Adjacent Properties:
| Zoning | Land Use | |
| North | Agricultural District (AD) & Right of Way | Undeveloped, Union Pacific Railroad |
| South | General Business District (GB) & Right of Way | Undeveloped, IH 35 |
| East | Pre-Development District (PRE), General Business - 2 District (GB-2) & General Business District (GB) | Undeveloped |
| West | Agricultural Development District (AD), Manufacturing Light District (M-1), & General Business District (GB) | Undeveloped |
GOAL
Per the applicant's letter of intent, the property owner is proposing to rezone approximately 80.8 acres in the rear of the property, abutting the railroad, to be rezoned to Manufacturing Light District (M-1) to allow for a phased industrial development. Additionally, the applicant is proposing to rezone approximately 19.2 acres to Apartment / Multifamily District (R-4) to allow a 350-unit apartment complex.
COMMUNITY BENEFIT
It is the City’s desire to promote safe, orderly, efficient development and ensure compliance with the City’s vision of future growth.
SUMMARY OF RECOMMENDED ACTION
When evaluating Zone Change applications, staff uses the Criteria for Approval located in UDC Section 21.5.4.D.
1. Whether the proposed zoning change implements the policies of the adopted Comprehensive Land Plan, or any other applicable adopted plans;
The Comprehensive Plan designates this area as "Regional Corridor", which is intended to provide commercial and entertainment areas along major thoroughfares. Larger multifamily complexes may also be appropriate for Regional Corridor. For this reason, the proposed zone change is consistent with the Comprehensive Plan. Additionally, due to the proximity to IH 35, some warehousing and logistics activity may be appropriate within Regional Corridor as well.
2. Whether the proposed zoning change promotes the health, safety, and general welfare of the City.
As part of promoting health, safety, and general welfare, zone change requests should align with the Unified Development Code (UDC) and city policy. Manufacturing Light Districts (M-1) are intended to provide a suitable area for the development of light industrial, assembly and manufacturing, warehouse and distribution facilities. These facilities should not emit dust, odor, smoke, gas or fumes, or any other hazardous elements which are detectable beyond the boundary of the property. Due to the traffic generated by such uses, these districts should be located on arterial streets. The proposed Manufacturing Light District (M-1) location, at the rear of the property and co-located near similar uses, meets the intent of the UDC.
Additionally, the UDC was recently amended on October 22, 2024, with City Council's approval of Ordinance 24-S-156. This new text to the UDC explicitly states that Apartment / Multifamily Districts (R-4) "shall not be located in areas where they would increase traffic with access through single-family neighborhoods and shall be located adjacent to arterial streets". IH 35 meets and exceeds this criteria of roadway classification. Additionally, Schwab Road is classified as a Principal Arterial, giving the proposed development potential access to an additional major thoroughfare.
3. Whether the uses permitted by the proposed change will be consistent and appropriate with existing uses in the immediate area;
The immediate area is either largely undeveloped, residential, or has industrial uses. Across Schwab Road to the west, are two large industrial/distribution centers. Also, across IH 35 on the highway frontage is the Cypress Point subdivision. The proposed location of the Manufacturing Light District (M-1) and the uses permitted within, is generally appropriate at this location. The proposed Apartment / Multifamily District (R-4) being on the frontage of IH 35 is consistent with other residential uses within the immediate area.
4. Whether other factors are deemed relevant and important in the consideration of the amendment.
This area of Schertz has developed slowly due to the developmental challenges of extending infrastructure. Additionally, many properties in this area were only recently annexed into the City of Schertz. A large development such as this would help foster future proposals as developing this site would require significant infrastructure investment. Staff views a development such as this as potentially catalytic and thus benefiting the overall welfare of Schertz.
For these reasons, staff is recommending approval of PLZC20240249.
1. Whether the proposed zoning change implements the policies of the adopted Comprehensive Land Plan, or any other applicable adopted plans;
The Comprehensive Plan designates this area as "Regional Corridor", which is intended to provide commercial and entertainment areas along major thoroughfares. Larger multifamily complexes may also be appropriate for Regional Corridor. For this reason, the proposed zone change is consistent with the Comprehensive Plan. Additionally, due to the proximity to IH 35, some warehousing and logistics activity may be appropriate within Regional Corridor as well.
2. Whether the proposed zoning change promotes the health, safety, and general welfare of the City.
As part of promoting health, safety, and general welfare, zone change requests should align with the Unified Development Code (UDC) and city policy. Manufacturing Light Districts (M-1) are intended to provide a suitable area for the development of light industrial, assembly and manufacturing, warehouse and distribution facilities. These facilities should not emit dust, odor, smoke, gas or fumes, or any other hazardous elements which are detectable beyond the boundary of the property. Due to the traffic generated by such uses, these districts should be located on arterial streets. The proposed Manufacturing Light District (M-1) location, at the rear of the property and co-located near similar uses, meets the intent of the UDC.
Additionally, the UDC was recently amended on October 22, 2024, with City Council's approval of Ordinance 24-S-156. This new text to the UDC explicitly states that Apartment / Multifamily Districts (R-4) "shall not be located in areas where they would increase traffic with access through single-family neighborhoods and shall be located adjacent to arterial streets". IH 35 meets and exceeds this criteria of roadway classification. Additionally, Schwab Road is classified as a Principal Arterial, giving the proposed development potential access to an additional major thoroughfare.
3. Whether the uses permitted by the proposed change will be consistent and appropriate with existing uses in the immediate area;
The immediate area is either largely undeveloped, residential, or has industrial uses. Across Schwab Road to the west, are two large industrial/distribution centers. Also, across IH 35 on the highway frontage is the Cypress Point subdivision. The proposed location of the Manufacturing Light District (M-1) and the uses permitted within, is generally appropriate at this location. The proposed Apartment / Multifamily District (R-4) being on the frontage of IH 35 is consistent with other residential uses within the immediate area.
4. Whether other factors are deemed relevant and important in the consideration of the amendment.
This area of Schertz has developed slowly due to the developmental challenges of extending infrastructure. Additionally, many properties in this area were only recently annexed into the City of Schertz. A large development such as this would help foster future proposals as developing this site would require significant infrastructure investment. Staff views a development such as this as potentially catalytic and thus benefiting the overall welfare of Schertz.
For these reasons, staff is recommending approval of PLZC20240249.
RECOMMENDATION
Approval of PLZC20240249.