| PLANNING AND ZONING COMMISSION MEETING: 11/15/2023 Agenda Item 5 D |
| TO: | Planning and Zoning Commission |
| PREPARED BY: | Daisy Marquez, Senior Planner |
| CASE: | PLSPU20230247 |
| SUBJECT: | PLSPU20230247 - Hold a public hearing and make a recommendation on a Specific Use Permit to allow a Truck Terminal on approximately 4 acres of land, located approximately 660-feet west from the intersection of Baugh Lane and Schwab Road, also known as Comal Property Identification Number 464879, City of Schertz, Comal County, Texas. |
GENERAL INFORMATION:
Owner: SYSCO USA I, INC
Applicant: Windrose Land Surveying & Platting
Project Engineer: HMT Engineering & Surveying
Applicant: Windrose Land Surveying & Platting
Project Engineer: HMT Engineering & Surveying
APPLICATION SUBMITTAL DATE:
| Date: | Application Submittal Type: |
| October 20, 2023 | Specific Use Permit |
PUBLIC NOTICE:
On November 1, 2023, two (2) public hearing notices were mailed to the surrounding property owners within a 200-foot boundary of the subject property. At the time of the staff report, (0) responses in favor, (0) responses neutral, and (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.
ITEM SUMMARY:
The applicant is requesting a Specific Use Permit to allow a truck terminal on approximately 4 acres of land, located approximately 660-feet west from the intersection of Baugh Lane and Schwab Road, City of Schertz, Comal County, Texas. The subject property is currently undeveloped and currently zoned General Business District (GB). As per UDC Section 21.5.8, a Specific Use Permit is required for a truck terminal in General Business District (GB). The applicant is proposing a truck terminal that consists of truck parking with a gate and monitored gate shack.
LAND USES:
| Zoning | Land Use | |
| North | Right-of-Way | Baugh Lane |
| South | General Business District (GB) | Undeveloped / Vacant |
| East | General Business District (GB) | Quick Trip Gas Station |
| West | General Business District (GB) | Undeveloped / Vacant |
IMPACT ON EXISTING ADJACENT DEVELOPMENT:
The subject property is approximately 660-feet west from the intersection of Baugh Lane and Schwab Road, is currently zoned General Business District (GB), and is undeveloped. Directly to the north of the property is Baugh Lane right-of-way, to the west, and south the properties are zoned General Business District (GB) and are currently vacant. The property to the east is also General Business District (GB) and is currently a Quick Trip with trailer parking directly adjacent to the subject property.
A truck terminal is intended to be a facility that has more than five (5) heavy trucks on the premises at any time designed to accommodate the simultaneous loading or unloading of five or more trucks. Per the letter of intent, the proposed use includes parking trucks while they await loading or unloading at the SYSCO development to the north of the property. Additionally, the applicant is proposing a gate and gate shack to monitor activity in to the property.
The Comprehensive Land Use Plan identifies this area as Commercial Campus. The Commercial Campus land use designation is intended to encourage development of lower intensity commercial and offices uses in the location between major intersections as a buffer between the interstate and adjoining neighborhoods. The intent of the Unified Development Code through the Comprehensive Plan is to protect, promote, improve and provide for the public health, safety and general welfare of the citizens of the City by ensuring the safe, orderly and efficient development and expansion of the City.
A truck terminal is intended to be a facility that has more than five (5) heavy trucks on the premises at any time designed to accommodate the simultaneous loading or unloading of five or more trucks. Per the letter of intent, the proposed use includes parking trucks while they await loading or unloading at the SYSCO development to the north of the property. Additionally, the applicant is proposing a gate and gate shack to monitor activity in to the property.
The Comprehensive Land Use Plan identifies this area as Commercial Campus. The Commercial Campus land use designation is intended to encourage development of lower intensity commercial and offices uses in the location between major intersections as a buffer between the interstate and adjoining neighborhoods. The intent of the Unified Development Code through the Comprehensive Plan is to protect, promote, improve and provide for the public health, safety and general welfare of the citizens of the City by ensuring the safe, orderly and efficient development and expansion of the City.
CONCEPTUAL SITE PLAN:
Per the letter of intent, SYSCO intends to develop the property as a truck terminal with a gate and an approximately 20 square foot gate shack to park the overflow trucks and trailers waiting for shipping and delivery at the SYSCO development just north of the property. Access to the site is proposed through one (1) access point along Baugh Lane.
If a Specific Use Permit is approved, the applicant will have to go through the site plan process in conformance with UDC Section 21.9.12 and will have to meet all City of Schertz UDC requirements as listed in Article 9. At the time of the site plan, a Traffic Impact Analysis Study will be reviewed by the City of Schertz Engineering Department. In addition, proposed parking areas will have to meet all current regulations within UDC Article 10.
If a Specific Use Permit is approved, the applicant will have to go through the site plan process in conformance with UDC Section 21.9.12 and will have to meet all City of Schertz UDC requirements as listed in Article 9. At the time of the site plan, a Traffic Impact Analysis Study will be reviewed by the City of Schertz Engineering Department. In addition, proposed parking areas will have to meet all current regulations within UDC Article 10.
STAFF ANALYSIS AND RECOMMENDATION:
UDC Section 21.5.11.D Criteria for Approval
1. The proposed use at the specified location is consistent with the policies embodied in the adopted Comprehensive Land Plan.
The subject property is designated as Commercial Campus. The Commercial Campus land use designation is intended to encourage development of lower intensity commercial and office uses in the location between major intersections as a buffer between the interstate highway and adjoining neighborhoods. The proposed truck terminal is not directly along IH-35 and acts as an additional buffer from the frontage to the existing SYSCO development.
2. The proposed use is consistent with the general purpose and intent of the applicable zoning district regulations.
General Business District (GB) is intended to provide suitable areas for the development of non-residential uses that may include retail and service establishments that are generally oriented toward serving the overall needs of the community and are usually located along principal transportation corridors. The proposed development is for a truck terminal that will serve the existing SYSCO development to the north of the property. Additionally, the proposed truck terminal is located in proximity to IH-35, a principal transportation corridor.
3. The proposed use is compatible with and preserves the character and integrity of adjacent developments and neighborhoods, and includes improvements either on-site or within the public rights-of-way to mitigate development related adverse impacts, such as safety, traffic, noise, odors, visual nuisances, drainage or other similar adverse effects to adjacent development and neighborhoods.
The proposed development is surrounded by adjacent General Business District (GB) to the east, west, and south with Manufacturing District (Light) (M-1) to the north, and is compatible with the existing development. The proposed truck terminal will be required to meet all current City of Schertz site development standards stipulated in Article 9. Article 9 is in place to ensure adverse effects of development are minimized and mitigated on neighboring properties.
4. The proposed use does not generate pedestrian and vehicular traffic which will be hazardous or conflict with the existing and anticipated traffic in the neighborhood.
The proposed development is proposing one point of access along Baugh Lane. All proposed access points will be reviewed by the City of Schertz Engineering department.
5. The proposed use incorporates roadway adjustments, traffic control devices or mechanisms, and access restrictions to control traffic flow or divert traffic as may be needed to reduce or eliminate development generated traffic on neighborhood streets.
Access to the subject property will be along Baugh Lane. The proposed access points will be reviewed by the City of Schertz Engineering department.
6. The proposed use incorporates features to minimize adverse effects, including visual impacts, of the proposed use on adjacent properties.
The proposed development will have to meet all site development requirements in Article 9 of the Unified Development Code. The adjacent properties are zoned General Business and Manufacturing (Light) and are not being currently used for single-family residential. As a result, no additional screening requirements for residential use will be required.
7. The proposed use meets the standards for the zoning district, or to the extent variations from such standards have been requested, that such variations are necessary to render the use compatible with adjoining development and the neighborhood.
The proposed development will have to meet all dimensional and design requirements of the General Business District as mentioned in UDC Section 21.5.7. No variations to the requirements have been requested.
8. The proposed [use] promotes the health, safety or general welfare of the City and the safe, orderly, efficient and healthful development of the City.
As part of promoting health, safety and welfare, the City should encourage development compatible with surrounding uses utilizing standards and transitional uses to alleviate negative impacts. Given the existing General Business and Manufacturing (light) zoning of surrounding properties, access from Baugh Lane, and the proposed use servicing an existing use, the proposed truck terminal would not pose an adverse impact on adjacent properties.
9. No application made under these provisions will receive final approval until all back taxed owed to the City have been paid in full.
This does not impact consideration by P&Z or the first reading from Council.
10. Other criteria which, at the discretion of the Planning and Zoning Commission and City Council deemed relevant and important in the consideration of the Specific Use Permit.
Staff has ensured all UDC requirements have been met for the Specific Use Permit, and at this time have not received any special considerations from the Planning and Zoning Commission or the City Council.Therefore, Staff recommends approval of the Specific Use Permit to allow a convenience store with gas pumps at the subject property conditioned upon the following:
A building permit is approved within two years of the adoption of the SUP Ordinance.
* While the Commission can impose conditions; conditions should only be imposed to meet requirements of the UDC.
1. The proposed use at the specified location is consistent with the policies embodied in the adopted Comprehensive Land Plan.
The subject property is designated as Commercial Campus. The Commercial Campus land use designation is intended to encourage development of lower intensity commercial and office uses in the location between major intersections as a buffer between the interstate highway and adjoining neighborhoods. The proposed truck terminal is not directly along IH-35 and acts as an additional buffer from the frontage to the existing SYSCO development.
2. The proposed use is consistent with the general purpose and intent of the applicable zoning district regulations.
General Business District (GB) is intended to provide suitable areas for the development of non-residential uses that may include retail and service establishments that are generally oriented toward serving the overall needs of the community and are usually located along principal transportation corridors. The proposed development is for a truck terminal that will serve the existing SYSCO development to the north of the property. Additionally, the proposed truck terminal is located in proximity to IH-35, a principal transportation corridor.
3. The proposed use is compatible with and preserves the character and integrity of adjacent developments and neighborhoods, and includes improvements either on-site or within the public rights-of-way to mitigate development related adverse impacts, such as safety, traffic, noise, odors, visual nuisances, drainage or other similar adverse effects to adjacent development and neighborhoods.
The proposed development is surrounded by adjacent General Business District (GB) to the east, west, and south with Manufacturing District (Light) (M-1) to the north, and is compatible with the existing development. The proposed truck terminal will be required to meet all current City of Schertz site development standards stipulated in Article 9. Article 9 is in place to ensure adverse effects of development are minimized and mitigated on neighboring properties.
4. The proposed use does not generate pedestrian and vehicular traffic which will be hazardous or conflict with the existing and anticipated traffic in the neighborhood.
The proposed development is proposing one point of access along Baugh Lane. All proposed access points will be reviewed by the City of Schertz Engineering department.
5. The proposed use incorporates roadway adjustments, traffic control devices or mechanisms, and access restrictions to control traffic flow or divert traffic as may be needed to reduce or eliminate development generated traffic on neighborhood streets.
Access to the subject property will be along Baugh Lane. The proposed access points will be reviewed by the City of Schertz Engineering department.
6. The proposed use incorporates features to minimize adverse effects, including visual impacts, of the proposed use on adjacent properties.
The proposed development will have to meet all site development requirements in Article 9 of the Unified Development Code. The adjacent properties are zoned General Business and Manufacturing (Light) and are not being currently used for single-family residential. As a result, no additional screening requirements for residential use will be required.
7. The proposed use meets the standards for the zoning district, or to the extent variations from such standards have been requested, that such variations are necessary to render the use compatible with adjoining development and the neighborhood.
The proposed development will have to meet all dimensional and design requirements of the General Business District as mentioned in UDC Section 21.5.7. No variations to the requirements have been requested.
8. The proposed [use] promotes the health, safety or general welfare of the City and the safe, orderly, efficient and healthful development of the City.
As part of promoting health, safety and welfare, the City should encourage development compatible with surrounding uses utilizing standards and transitional uses to alleviate negative impacts. Given the existing General Business and Manufacturing (light) zoning of surrounding properties, access from Baugh Lane, and the proposed use servicing an existing use, the proposed truck terminal would not pose an adverse impact on adjacent properties.
9. No application made under these provisions will receive final approval until all back taxed owed to the City have been paid in full.
This does not impact consideration by P&Z or the first reading from Council.
10. Other criteria which, at the discretion of the Planning and Zoning Commission and City Council deemed relevant and important in the consideration of the Specific Use Permit.
Staff has ensured all UDC requirements have been met for the Specific Use Permit, and at this time have not received any special considerations from the Planning and Zoning Commission or the City Council.Therefore, Staff recommends approval of the Specific Use Permit to allow a convenience store with gas pumps at the subject property conditioned upon the following:
A building permit is approved within two years of the adoption of the SUP Ordinance.
| Planning Department Recommendation | |
| Approve as submitted | |
| X | Approve with conditions* |
| Denial |
COMMISSIONERS CRITERIA FOR CONSIDERATION:
The Planning and Zoning Commission is making a recommendation to City Council on the proposed Specific Use Permit. In considering action on a Specific Use Permit application, the Commission should consider the criteria within the UDC, Section 21.5.11.D.