Owner: Agarita Schertz Partners, JAC Jr Investments LLC & CCD Enterprise Acquisition LLC
Applicant: Mason Miller

Date: 04/03/2023 
Application Type: Variance  

The public hearing notice was published in the "San Antonio Express" on May 17th, 2023. There were five (5) notices mailed to surrounding property owners on May 16th, 2023. At the time of this staff report, staff has received no responses in favor or opposed.

The property owner at 17648 Verde Parkway is requesting a variance to the Verde Enterprise Business Park Planned Development District (PDD), Ordinance No. 07-S-14A and the 1996 Unified Development Code Ordinance No. 96-S-28 in order to permit an increase in maximum wall sign letter/logo size and an increased number of wall signs. The property is proposed to develop as a hotel, specifically an Extended Stay America, Premier Suites. 

The Verde Enterprise Business Park PDD states the following regarding signage relevant the subject property:

• All businesses shall be permitted one (1) wall sign

The 1996 Unified Development Code states the following regarding signage relevant to the subject property:

• The maximum letter/logo height allowable varies based on the distance from the right-of-way:
  • Less than 100 feet-Maximum allowable of 12 inches
  • 101 - 150 feet-Maximum allowable of 18 inches
  • 151 - 200 feet-Maximum allowable of 24 inches
  • 201 - 250 feet-Maximum allowable of 30 inches
• The Maximum area of a wall sign shall be no greater than fifteen (15) percent of the wall space or eighty (80) square feet, whichever is less. 

 The applicant is proposing to install the following number of signs that do not meet the regulations outlined in the Verde Enterprise Business Park PDD Development standards, Ordinance No. 07-S14A, and the 1996 Unified Development Code, Ordinance No. 96-S-28:

• One 80 square foot primary wall sign on the north facade.
• One 60 square foot sign on the south facade.
• One 60 square foot sign on the west facade. 

According to the current Unified Development Code Sec. 21.11.9 Wall Signs, the maximum number of wall signs permitted for a single occupancy building is one sign per wall and a maximum of three wall signs per building. The primary (largest) wall sign is permitted to be a maximum of 250 square feet or 15% of the facade, whichever is less. Each sign in excess of the primary wall sign shall be a maximum of 75% of the area of the primary wall sign. 

The applicant is proposing to install an 80 square foot illuminated primary wall sign on the north facade of the hotel, one 60 square foot illuminated wall sign on the south facade of the hotel, and one 60 square foot illuminated wall sign on the west facade of the hotel. The area of the proposed primary wall sign is both less than 250 square feet and 15% of the facade, and the area of the additional wall sign is less than 75% of the area of the primary wall sign; therefore, all three of the proposed signs meet the sign regulations outlined in the UDC Article 11 Section 21.11.9 Wall Signs. 
 

 

The property is located at 17648 Verde Parkway, Schertz, Tx 78154 and is currently a vacant commercial lot, proposed to develop as an Extended Stay America Premier Suites. 
 

Existing Zoning	Land Use
Planned Development District (PDD)	Hotel

Adjacent Properties: 

	Zoning	Land Use
North	Right of Way	Verde Parkway
South	Planned Development District (PDD)	Drainage Channel
East	Planned Development District (PDD)	Vacant
West	Planned Development District (PDD)	Retail Center / Offices

According to Unified Development Code (UDC), Article 3, Section 21.3.4.B, in order to make a finding of hardship and grant a variance from the zoning regulations of the UDC, the Board must determine the following:

1. The requested variance does not violate the intent of the UDC or its amendments;

Article 9 of the 1996 UDC is intended to enhance property values, maintain aesthetic attractiveness, promote commercial opportunity in the City, and to support and further their objectives of the City's Comprehensive Land Plan. The requested variance does not violate the intent of the current UDC because the proposed wall signs are scaled appropriately for a building in the Verde Enterprise Business Park, and the signs would be permitted under the current UDC.  

2. Special conditions of restricted area, topography or physical features exist that are peculiar to the subject parcel of land and are not applicable to other parcels of land in the same zoning district;

Although the subject property is located within a Planned Development District that has very specific criteria for sign standards and uses the 1996 UDC, the other properties within Verde Enterprise Business Park PDD are also held to these same standards. The sign standards outlined in the PDD are more restrictive than the current UDC standards for commercial properties. The requested sign package would comply with the current UDC regulations, given their location. 

3. The hardship is the result of the applicant's own actions; 

The hardship is the result of the applicant's own action for wanting their business to comply with the current UDC rather than following the 1996 UDC or the Verde Enterprise Business Park PDD.  However, the proposed variance, to allow additional and larger signs that conform to the current UDC is consistent with the previous variances approved for properties within the Verde Enterprise Business Park PDD. 

4. The interpretation of the provisions in this UDC or any amendments thereto would deprive the applicant of rights commonly enjoyed by other properties in the same zoning district that comply with the same provisions.

Under the Verde Enterprise Business Park, this property is identified as having a base zoning district of General Business District (GB). The City has updated the UDC sign standards since this PDD was established, and under the current UDC regulations commercial properties zoned General Business District (GB) are held to the same standards: one primary wall sign equal to or less than 250 square feet or 15% of the facade, whichever is less, and two other wall signs that are equal to or less than 75% of the area of the primary sign. According to the current UDC Sec. 21.11.9 Wall Signs, the applicant is requesting a sign package that meets the overall intent of the UDC. Even though this property is in a PDD, the approval of this variance would allow for the property to exercise the same rights allowed in other General Business District (GB) properties. 

 

The applicant is requesting a maximum of three (3) wall signs for a single tenant building.The requested variance complies with the criteria for granting a variance as presented above and follows the intent of the current UDC, therefore, staff recommends approval of PLVAR20230069. 
 

Planning Department Recommendation
X	Approval as submitted
	Approval with conditions
	Denial