| PLANNING AND ZONING COMMISSION MEETING: 05/07/2025 Agenda Item 5 A |
| TO: | Planning and Zoning Commission |
| PREPARED BY: | William Willingham, Planner |
| SUBJECT: | PLZC20250055 - Hold a public hearing and make a recommendation on a request to rezone approximately 4.15 acres of land from General Business District (GB) to General Business District-2 (GB-2), generally known as 46 Maske Road and 44 Maske Road, Lots 3 and 4, Block 1 of the Maske Road Business Park Subdivision, more specifically known as Guadalupe County Property Identification Numbers 199116, and 199117. |
BACKGROUND
Per the applicant's letter of intent, the applicant is proposing to rezone approximately 4.15 acres of land from General Business District (GB) to General Business District-2 (GB-2) to develop flex industrial buildings for office-warehouse use. The property is platted and is currently undeveloped. The site is located within the Accident Potential Zone II (APZ II) for JBSA Randolph Air Force Base.
On April 25, 2025, 11 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, one(1) response in favor, zero (0) response neutral, and zero (0) responses in opposition have been received. A public hearing notice will be published prior to the City Council Meeting. Additionally, one (1) sign was placed on the subject property.
Subject Property:
Adjacent Properties:
On April 25, 2025, 11 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, one(1) response in favor, zero (0) response neutral, and zero (0) responses in opposition have been received. A public hearing notice will be published prior to the City Council Meeting. Additionally, one (1) sign was placed on the subject property.
Subject Property:
| Zoning | Land Use | |
| Existing | General Business District (GB) | Undeveloped |
| Proposed | General Business District-2 (GB-2) | Office- Warehouse/Distribution Center |
Adjacent Properties:
| Zoning | Land Use | |
| North | Right of Way | Maske Road (Commercial Collector- A) |
| South | General Business District-2 (GB-2) | Office- Warehouse/Distribution Center |
| East | General Business District (GB) | Undeveloped |
| West | General Business District (GB) | Undeveloped |
GOAL
Per the applicant's letter of intent, the applicant is proposing to rezone approximately 4.15 acres of land from General Business District (GB) to General Business District-2 (GB-2) to develop flex industrial buildings for office-warehouse use.
Dimensional and Developmental Standards (Sec. 21.5.7.B)
Dimensional and Developmental Standards (Sec. 21.5.7.B)
| Min. Lot Size Dimensions (Ft.) | Min. Yard Setbacks (Ft.) | Misc. Lot Requirements | ||||||||
| Code | Zoning District | Area Sq Ft |
Width (ft) | Depth (ft) | Front (ft) | Side Adj Non-Residential (ft) |
Rear Adj Non-Residential (ft) |
Max. Height (ft) | Max. Impervious Coverage | |
| Existing | (GB) | General Business District | 10,000 | 100 | 100 | 20 | 0 | 0 | 120 | 80% |
| Proposed | (GB-2) | General Business District-2 | 10,000 | 100 | 100 | 20 | 0 | 0 | 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
1. Whether the proposed zoning change implements the policies of the adopted Comprehensive Land Plan, or any other applicable adopted plans
The Comprehensive Land Plan is a guiding document for the long-range vision of Schertz and designates this area as "Industrial Hub." Industrial Hub is intended for developments such as manufacturing warehouses, processing, and distribution centers, and can buffer industrial areas to transition to other land uses by developing flex buildings or research and development. The applicant is requesting a zone change from General Business District (GB) to General Business District-2 (GB-2) to develop flex industrial buildings for office-warehouse use. Office-warehouse land use is consistent with the Industrial Hub designation and thus implements the policies established by 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, zone change requests should align with the Unified Development Code (UDC) and city policy. The subject property is located within the Air Installation Compatible Use Zone District (AICUZ). More specificially, this property is located within the Accident Potential Zone II (APZ II). These zones are established to provide control on encroachment around a military airfield per UDC Sec. 21.5.9.A, which requires that Randolph Air Force Base (RAFB) affirmatively recommend to the City that the proposed zone change be permitted. Based upon an evaluation of noise pollution and the high risk potential of aircraft accidents, RAFB has affirmatively recommended the zone change request from General Business District (GB) to General Business District-2 (GB-2). Therefore, the proposed zone change aligns with the UDC and city policy.
3. Whether the uses permitted by the proposed change will be consistent and appropriate with existing uses in the immediate area
The subject property is currently undeveloped and is located directly adjacent to an area with numerous properties zoned as General Business District-2 (GB-2). General Business District-2 (GB-2) is intended to provide suitable areas for the development of non-residential and light industrial uses that serve the entire community. Therefore, given the current conditions of the surrounding area, a rezone to General Business District-2 (GB-2) does meet the intent of the UDC and is appropriate with the existing uses in the immediate area. The land uses permitted in General Business District-2 (GB-2) are listed in UDC Section 21.5.8 -Permitted Use Table.
Permitted Use Table (Sec. 21.5.8)*
4. Whether other factors are deemed relevant and important in the consideration of the amendment
All UDC requirements have been met for the proposed zone change. City of Schertz Fire, EMS, and Police Departments have been notified of the zone change and have provided no objections to the request.
JBSA Randolph has been notified of the zone change request by the City of Schertz and, per the 2017 Air Installations Compatible Use Zones (AICUZ) Study, JBSA finds warehousing and storage services to be permitted within this area of the Accident Potential Zone (APZ) II with a maximum Floor-to-Area Ratio (FAR) of 2.0. Per their independent review, JBSA affirmatively recommends approval of the zone change request.
The Comprehensive Land Plan is a guiding document for the long-range vision of Schertz and designates this area as "Industrial Hub." Industrial Hub is intended for developments such as manufacturing warehouses, processing, and distribution centers, and can buffer industrial areas to transition to other land uses by developing flex buildings or research and development. The applicant is requesting a zone change from General Business District (GB) to General Business District-2 (GB-2) to develop flex industrial buildings for office-warehouse use. Office-warehouse land use is consistent with the Industrial Hub designation and thus implements the policies established by 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, zone change requests should align with the Unified Development Code (UDC) and city policy. The subject property is located within the Air Installation Compatible Use Zone District (AICUZ). More specificially, this property is located within the Accident Potential Zone II (APZ II). These zones are established to provide control on encroachment around a military airfield per UDC Sec. 21.5.9.A, which requires that Randolph Air Force Base (RAFB) affirmatively recommend to the City that the proposed zone change be permitted. Based upon an evaluation of noise pollution and the high risk potential of aircraft accidents, RAFB has affirmatively recommended the zone change request from General Business District (GB) to General Business District-2 (GB-2). Therefore, the proposed zone change aligns with the UDC and city policy.
3. Whether the uses permitted by the proposed change will be consistent and appropriate with existing uses in the immediate area
The subject property is currently undeveloped and is located directly adjacent to an area with numerous properties zoned as General Business District-2 (GB-2). General Business District-2 (GB-2) is intended to provide suitable areas for the development of non-residential and light industrial uses that serve the entire community. Therefore, given the current conditions of the surrounding area, a rezone to General Business District-2 (GB-2) does meet the intent of the UDC and is appropriate with the existing uses in the immediate area. The land uses permitted in General Business District-2 (GB-2) are listed in UDC Section 21.5.8 -Permitted Use Table.
Permitted Use Table (Sec. 21.5.8)*
| Existing Zoning District | Proposed Zoning District | |
| General Business District (GB) | General Business District-2 (GB-2) | |
| Permitted Uses |
|
|
*The permitted use table shown is a non-exhaustive list. For a complete list of permitted uses, see UDC Section 21.5.8- Permitted Use Table.
4. Whether other factors are deemed relevant and important in the consideration of the amendment
All UDC requirements have been met for the proposed zone change. City of Schertz Fire, EMS, and Police Departments have been notified of the zone change and have provided no objections to the request.
JBSA Randolph has been notified of the zone change request by the City of Schertz and, per the 2017 Air Installations Compatible Use Zones (AICUZ) Study, JBSA finds warehousing and storage services to be permitted within this area of the Accident Potential Zone (APZ) II with a maximum Floor-to-Area Ratio (FAR) of 2.0. Per their independent review, JBSA affirmatively recommends approval of the zone change request.
RECOMMENDATION
Due to the character of the surrounding area, the consistency with the Comprehensive Land Plan, and the affirmative recommendation of the proposed zone change from JBSA Randolph, staff recommends approval of PLZC20250055.