| PLANNING AND ZONING COMMISSION MEETING: 10/01/2025 Agenda Item 5 B |
| TO: | Planning and Zoning Commission |
| PREPARED BY: | Emily Delgado, Planning Manager |
| SUBJECT: | PLZC20250167 – Hold a public hearing and make a recommendation on a zone change request from Pre-Development District (PRE) and General Business District (GB) to Apartment / Multi-family Residential District (R-4) on approximately 24 acres of land, known as Guadalupe County Property Identification Numbers 63835, 72500, and 72501, City of Schertz, Guadalupe County, Texas and Comal County Property Identification Number 81292, 121896, and a portion of Comal County Property Identification Number 75381, City of Schertz, Comal County, Texas. |
BACKGROUND
The applicant is requesting a zone change of approximately 24 acres from Pre-Development District (PRE) and General Business District (GB) to Apartment / Multi-Family Residential District (R-4). The applicant's intent is to construct traditional apartment units and senior living in two phases per the letter of intent submitted with the application. However, please note that the City of Schertz cannot regulate or enforce a requirement to have senior living incorporated into the proposed development and are evaluating the proposed zone change to the full extent of what the Unified Development Code would allow in Apartment / Multi-Family Residential District (R-4).
On September 16, 2025, seventy-five (75) public hearing notices were mailed to the surrounding property owners within a 200-foot boundary of the subject property including the Schertz-Cibolo-Universal City Independent School District and Comal Independent School District. Additionally, the applicant placed notification signs on the subject property on September 16, 2025.
As of 8:00am on Thursday, September 25, 2025, zero (0) responses in favor, zero (0) responses neutral, and nine (9) responses in opposition have been received.
A public hearing notice was published in the "San Antonio Express" on Wednesday, September 24, 2025, for the October 14, 2025, City Council Meeting at which this item will be heard.
Subject Property:
Adjacent Properties:
On September 16, 2025, seventy-five (75) public hearing notices were mailed to the surrounding property owners within a 200-foot boundary of the subject property including the Schertz-Cibolo-Universal City Independent School District and Comal Independent School District. Additionally, the applicant placed notification signs on the subject property on September 16, 2025.
As of 8:00am on Thursday, September 25, 2025, zero (0) responses in favor, zero (0) responses neutral, and nine (9) responses in opposition have been received.
A public hearing notice was published in the "San Antonio Express" on Wednesday, September 24, 2025, for the October 14, 2025, City Council Meeting at which this item will be heard.
Subject Property:
| Zoning | Land Use | |
| Existing | Pre-Development District (PRE) and General Business District (GB) | Undeveloped / Vacant Golf Course |
| Proposed | Apartment / Multi-Family Residential District (R-4) | Multi-Family Residential |
Adjacent Properties:
| Zoning | Land Use | |
| North | Right-of-Way | IH- 35 |
| South | Right-of-Way | Columbia Drive |
| East | General Business District (GB), Single Family Residential District (R-6) and Planned Development District (PDD) | Single Family Residences |
| West | General Business District (GB) and Single Family Residential District (R-6) | Single Family Residences |
GOAL
The applicant is requesting a zone change of approximately 24 acres from Pre-Development District (PRE) and General Business District (GB) to Apartment / Multi-Family District (R-4). The applicant's intent is to construct traditional multifamily apartment units and senior living per the letter of intent submitted.
| Table 21.5.7.A. Dimensional Requirements |
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| Minimum Lot Size Dimensions (Ft) | Minimum Yard Setbacks (Ft) | Misc. Lot Requirements | |||||||||
| Code | Zoning District | Area Sq ft | Width | Depth | Front | Side | Rear | Min. Off-Street Parking | Maximum Height | Max Imperv Cover | |
| Proposed | R-4 | Apartment / Multi-Family Residential District | 43,560 | 400 | 100 | 25 | 10 | 20 | 2 | 50 | 75% |
| Existing | PRE | Pre-Development District | - | - | - | - | - | - | - | - | - |
| Existing | GB | General Business District | 10,000 | 100 | 100 | 25 | 0, 25(r) | 0, 25(r) | Sec. 21.10.4 | 120 | 80% |
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 Complete Neighborhood and Regional Corridor. Complete Neighborhood is intended to provide a variety of housing types along with complementary commercial services. Regional Corridor is intended for commercial and entertainment areas along major thoroughfares along with larger multifamily complexes. On its face, this request may seem to be consistent with the Comprehensive Plan. However, the Comprehensive Plan explicitly states, "When considering appropriateness of housing density or commercial activity, factors such as roadway classification, conflicts among land uses and buildings, as well as the undue concentration or diffusion of population should be considered" The subject property was once a golf course that had low-density housing developed around the periphery. Per the letter of intent, the applicant intends to build traditional apartments and senior living. However, at this stage in the process it is difficult to pin down exactly how these multifamily units will look and function. Additionally, staff must base our analysis on what is allowed through the UDC. Although the applicant indicates that their desire is to construct senior living, the City of Schertz can regulate or enforce a requirement to incorporate senior living into the proposed development.
Per UDC Article 5 Section 21.5.5, amended with Ord. 24-S-156 in October 2024, attached to this staff report, Apartment / Multi-Family Residential District (R-4) is allowed to have a maximum 35 dwelling units per acre. The surrounding residential subdivisions have a density of approximately 6 dwelling units per acre. The subject property is 24 acres which would allow the property owner to construct a maximum of 840 units. Staff has determined that this increase in density would be an undue concentration of population in an area with dispersed residential patterns. Additionally, Apartment / Multi-Family Residential District (R-4) allows for a maximum building height of 50 feet, which along with the added traffic, could create conflicts with existing residential uses.
For these reasons, this request is not consistent with the Comprehensive Land Plan.
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, the city should encourage development that is compatible with surrounding uses and adheres to the goals and objectives of the UDC.
In UDC Section 21.5.5, the explicit purpose and intent for the Apartment / Multi-Family Residential District (R-4) is to "provide denser apartment and multi-family style developments. This district is a suitable transition between single-family districts and commercial uses. However, Apartment/Multi-Family Residential 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."
The subject property abuts both IH-35 and Columbia Drive. Columbia Drive is specifically problematic as the street winds through several single-family neighborhoods including: The Fairways at Scenic Hills, The Ridge at Scenic Hills, Fairhaven, and The Links at Scenic Hills. The neighborhoods would potentially be impacted by the added traffic that would be produced from this development. This outcome would be contrary to the goals and objectives of the UDC.
The applicant submitted a Traffic Impact Analysis (TIA) for the proposed Apartment / Multi-Family Residential District (R-4) and the associated Middle Density Residential District (R-5) (PLZC20250166), which the City of Schertz Engineering Department reviewed and provided a summary attached to this staff report for review. Below are some of the highlights of that summary:
Although the applicant submitted a preliminary Traffic Impact Analysis for review, it focused mostly on the intersections with TXDOT roadways. The proposed zone change could have a significant impact on the traffic within the existing single-family residential neighborhoods, not just at the intersections of major thoroughfares such as FM 1103 and IH 35. Per the UDC, the maximum density for an approximately 24 acre Apartment / Multi-Family Residential District (R-4) property would be 840 units. These potential 840 apartment units, if developed to the maximum allowable, would have an impact on the overall traffic network. While the preliminary analysis shows the local streets such as Columbia Drive and Covers Cove, etc., are capable of handling the extra traffic that would be associated with the proposed development, traffic is expected to significantly increase on these streets, which will result in noticeable congestion that doesn't currently exist in the neighborhoods. This would need to be evaluated further with the formal TIA and additional mitigation efforts may be needed to try and improve traffic flow, but there will still be a noticeable increase of traffic on these roads than currently exists or if this property were to be developed more similarly to the existing neighborhoods in the area.
Based on the allowable density of the proposed Apartment/ Multi-Family Residential District (R-4) and the concerns in relation to traffic / safety, the proposed zone change does not promote the health, safety and general welfare of the City.
3. Whether the uses permitted by the proposed change will be consistent and appropriate with existing uses in the immediate area;
The permitted uses within the Apartment / Multi-Family Residential District (R-4) are as follows:
The permitted uses in the Apartment / Multi-Family Residential District (R-4) are residential in nature and thus consistent with the uses in the immediate area.
4. Whether other factors are deemed relevant and important in the consideration of the amendment.
Schertz Fire, EMS, and Police have been notified of the zone change requests. Schertz Fire provided no concerns or objections with the proposed zone change. Schertz EMS indicated no issues with the proposed, except that of normal concerns with response times and added call volume with added population. While Schertz Police indicated that there are no present concerns, but as these properties and others begin build out, Schertz Police will need to re-evaluate as the aggregate impact will eventually impact their ability to maintain core service delivery with current staffing.
SCUCISD and Comal ISD have been notified of the zone change.
The scheduled public hearing provides the opportunity to introduce additional considerations to the request.
As a note, this zone change request has been scheduled for the October 14, 2025 City Council meeting as Ordinance 25-S-043.
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 Complete Neighborhood and Regional Corridor. Complete Neighborhood is intended to provide a variety of housing types along with complementary commercial services. Regional Corridor is intended for commercial and entertainment areas along major thoroughfares along with larger multifamily complexes. On its face, this request may seem to be consistent with the Comprehensive Plan. However, the Comprehensive Plan explicitly states, "When considering appropriateness of housing density or commercial activity, factors such as roadway classification, conflicts among land uses and buildings, as well as the undue concentration or diffusion of population should be considered" The subject property was once a golf course that had low-density housing developed around the periphery. Per the letter of intent, the applicant intends to build traditional apartments and senior living. However, at this stage in the process it is difficult to pin down exactly how these multifamily units will look and function. Additionally, staff must base our analysis on what is allowed through the UDC. Although the applicant indicates that their desire is to construct senior living, the City of Schertz can regulate or enforce a requirement to incorporate senior living into the proposed development.
Per UDC Article 5 Section 21.5.5, amended with Ord. 24-S-156 in October 2024, attached to this staff report, Apartment / Multi-Family Residential District (R-4) is allowed to have a maximum 35 dwelling units per acre. The surrounding residential subdivisions have a density of approximately 6 dwelling units per acre. The subject property is 24 acres which would allow the property owner to construct a maximum of 840 units. Staff has determined that this increase in density would be an undue concentration of population in an area with dispersed residential patterns. Additionally, Apartment / Multi-Family Residential District (R-4) allows for a maximum building height of 50 feet, which along with the added traffic, could create conflicts with existing residential uses.
For these reasons, this request is not consistent with the Comprehensive Land Plan.
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, the city should encourage development that is compatible with surrounding uses and adheres to the goals and objectives of the UDC.
In UDC Section 21.5.5, the explicit purpose and intent for the Apartment / Multi-Family Residential District (R-4) is to "provide denser apartment and multi-family style developments. This district is a suitable transition between single-family districts and commercial uses. However, Apartment/Multi-Family Residential 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."
The subject property abuts both IH-35 and Columbia Drive. Columbia Drive is specifically problematic as the street winds through several single-family neighborhoods including: The Fairways at Scenic Hills, The Ridge at Scenic Hills, Fairhaven, and The Links at Scenic Hills. The neighborhoods would potentially be impacted by the added traffic that would be produced from this development. This outcome would be contrary to the goals and objectives of the UDC.
The applicant submitted a Traffic Impact Analysis (TIA) for the proposed Apartment / Multi-Family Residential District (R-4) and the associated Middle Density Residential District (R-5) (PLZC20250166), which the City of Schertz Engineering Department reviewed and provided a summary attached to this staff report for review. Below are some of the highlights of that summary:
The existing zoning classifications if developed to their full potential would generate approximately 1,989 peak hour vehicle trips. At full developed potential of the requested zoning, the peak hour trips would increase to 2,994. The developer has provided a Traffic summary analysis indicting the effect to the transportation system by the additional 1,005 peak hour trips (the difference between the existing zoning maximum trips and the proposed zoning maximum trips). The Developers report also noted that they are not intending to develop the property to the maximum amount possible in the proposed rezoned areas and that the difference in peak hour trips would be less than the estimated 1,005 – about 612.
The increase in peak hour trips by the proposed zoning changes would have adverse impacts to parts of the transportation system in the area. Specifically, the Level of Service for the Country Club Blvd/IH-35 intersection; southbound frontage road/FM 1103 intersection; and the southbound frontage road /Schwab Road intersection would be reduced. Additionally, while the Chelsea/FM 1003 intersection and northbound frontage road/Schwab Road intersection Level of Service doesn’t decrease (they already function at a Level of Service F), the delay at the intersections increase significantly. While signalization of the IH-35/Schwab Road in its current configuration will increase the Level of Service of the intersection, the additional development traffic may result in the intersection being congested/overloaded until the larger improvement project to build the Master Thoroughfare Plan improvements are completed.
There are mitigation measures that could be implemented to reduce the adverse impact on the intersections that were evaluated. However, if the proposed development progresses through the City's development process, a much more thorough and detailed Traffic Impact Analysis (TIA) will be performed by the Developer and will be reviewed by the City of Schertz Engineering Department and TXDOT.
The increase in peak hour trips by the proposed zoning changes would have adverse impacts to parts of the transportation system in the area. Specifically, the Level of Service for the Country Club Blvd/IH-35 intersection; southbound frontage road/FM 1103 intersection; and the southbound frontage road /Schwab Road intersection would be reduced. Additionally, while the Chelsea/FM 1003 intersection and northbound frontage road/Schwab Road intersection Level of Service doesn’t decrease (they already function at a Level of Service F), the delay at the intersections increase significantly. While signalization of the IH-35/Schwab Road in its current configuration will increase the Level of Service of the intersection, the additional development traffic may result in the intersection being congested/overloaded until the larger improvement project to build the Master Thoroughfare Plan improvements are completed.
There are mitigation measures that could be implemented to reduce the adverse impact on the intersections that were evaluated. However, if the proposed development progresses through the City's development process, a much more thorough and detailed Traffic Impact Analysis (TIA) will be performed by the Developer and will be reviewed by the City of Schertz Engineering Department and TXDOT.
Although the applicant submitted a preliminary Traffic Impact Analysis for review, it focused mostly on the intersections with TXDOT roadways. The proposed zone change could have a significant impact on the traffic within the existing single-family residential neighborhoods, not just at the intersections of major thoroughfares such as FM 1103 and IH 35. Per the UDC, the maximum density for an approximately 24 acre Apartment / Multi-Family Residential District (R-4) property would be 840 units. These potential 840 apartment units, if developed to the maximum allowable, would have an impact on the overall traffic network. While the preliminary analysis shows the local streets such as Columbia Drive and Covers Cove, etc., are capable of handling the extra traffic that would be associated with the proposed development, traffic is expected to significantly increase on these streets, which will result in noticeable congestion that doesn't currently exist in the neighborhoods. This would need to be evaluated further with the formal TIA and additional mitigation efforts may be needed to try and improve traffic flow, but there will still be a noticeable increase of traffic on these roads than currently exists or if this property were to be developed more similarly to the existing neighborhoods in the area.
Based on the allowable density of the proposed Apartment/ Multi-Family Residential District (R-4) and the concerns in relation to traffic / safety, the proposed zone change does not promote the health, safety and general welfare of the City.
3. Whether the uses permitted by the proposed change will be consistent and appropriate with existing uses in the immediate area;
The permitted uses within the Apartment / Multi-Family Residential District (R-4) are as follows:
| Apartment / Multi-Family Residential District (R-4) Permitted Uses | |
| Permitted By Right | Permitted with a Specific Use Permit (SUP) |
|
|
The permitted uses in the Apartment / Multi-Family Residential District (R-4) are residential in nature and thus consistent with the uses in the immediate area.
4. Whether other factors are deemed relevant and important in the consideration of the amendment.
Schertz Fire, EMS, and Police have been notified of the zone change requests. Schertz Fire provided no concerns or objections with the proposed zone change. Schertz EMS indicated no issues with the proposed, except that of normal concerns with response times and added call volume with added population. While Schertz Police indicated that there are no present concerns, but as these properties and others begin build out, Schertz Police will need to re-evaluate as the aggregate impact will eventually impact their ability to maintain core service delivery with current staffing.
SCUCISD and Comal ISD have been notified of the zone change.
The scheduled public hearing provides the opportunity to introduce additional considerations to the request.
As a note, this zone change request has been scheduled for the October 14, 2025 City Council meeting as Ordinance 25-S-043.
RECOMMENDATION
The zone change request is not compatible with the Comprehensive Plan, would create compatibility concerns between the existing single-family residential neighborhoods and the density that would be allowed with the proposed zone change, and would increase traffic safety concerns in the existing neighborhoods, which is not consistent with the goals and objectives of the UDC.
Therefore, staff is recommending denial of PLZC20250167.
Therefore, staff is recommending denial of PLZC20250167.
Attachments
- Aerial Exhibit
- Public Hearing Notice Map
- Zoning Exhibit
- Engineering TIA- Zone Change Summary
- PLZC20250167- PH Response Forms as of 09.25.2025 at 8am
- Ord. 24-S-156
- SCUCISD 10-Year Forecasting
- SCUCISD Demographic Report
- Letter of Intent from Applicant