1. Whether the proposed zoning change implements the policies of the adopted Comprehensive Land Plan, or any other applicable adopted plans;
The proposed zone change does meet the intent of the Comprehensive Land Use Plan Future Land Use Map. The subject property is designated as Mixed-Use Center in the Comprehensive Land Use Plan Future Land Use Map. The Mixed-Use Center Future Land Use Designation is intended for a combination of higher-density housing, locally serving commercial, and recreational uses. Mixed-Use centers are typically located along significant transportation corridors.

The subject property is located along FM 1518, which is identified as a principal arterial in the Master Thoroughfare Plan. The proposed General Business District (GB) zoning allows for commercial and retail uses. The uses permitted within the General Business District (GB) meet the intent of the Mixed-Use Center Future Land Use Designation.

2. Whether the proposed zoning change promotes the health, safety, and general welfare of the City;
As part of promoting the health, safety, and welfare, the City should encourage development compatible with surrounding uses, utilizing standards and transitional uses to alleviate negative impacts. All new development is required to meet the site design requirements listed under Article 9 of the Unified Development Code. During the Comprehensive Land Use Plan engagement process, there were multiple requests for services south of FM 78 that would serve the Southern portion of Schertz. The proposed zone change permits the subject property to be developed for uses that can serve the surrounding residential developments, thus promoting the general welfare of the City by permitting uses that meet community needs.

As part of the zone change application, a Traffic Impact Analysis Summary was submitted and reviewed by the Engineering Department. The Engineering Department provided the following after reviewing the Traffic Impact Analysis Summary:

The improvements noted by Engineering, that can be constructed to mitigate the traffic include the following:

• widening Ray Corbett Dr for a full left turn lane;
• signalization of the intersection (FM 1518 and Ray Corbett Dr) when it meets signal warrants;
• increasing the length of the Southbound left turn lane that is part of the current FM 1518 project;
• and a right-turn/ deceleration lane on FM 1518.

Please note that these are ways to mitigate the increase in traffic, but the required improvements for the specific development will not be known until later in the development process.

Although the proposed zone change does allow for a zoning district that permits land uses that were requested during the Comprehensive Land Use Plan engagement process, the proposed zone change does adversely increase the traffic at the intersection of FM 1518 and Ray Corbett Drive. However, the increase in traffic can be mitigated through improvements along Ray Corbett Dr and FM 1518, but the final required improvements are not known at this time.

3. Whether the uses permitted by the proposed change will be consistent and appropriate with existing uses in the immediate area;
General Business District (GB) is intended to provide areas for development of non-residential uses that offer a wide variety of retail and service establishments that are generally oriented towards serving the needs of the entire community. The uses permitted include antique shops, retail, taverns, restaurants, and beauty shops/ barber shops. To the north of the property is Ray Corbett Dr, a residential collector. To the east and south of the subject property is the remainder of the 30-acre tract that is also zoned Pre-Development District. To the east of the larger tract is Ray Corbett Junior High School. To the west is FM 1518, a principal arterial. Across FM 1518, there are lots along the western portion of FM 1518 that are zoned General Business District (GB). The proposed zone change to General Business District (GB) would allow for uses that serve the needs of the entire community and can serve the residential developments south of FM 78. The uses permitted within General Business District (GB) are consistent and appropriate with the existing uses in the immediate area.

4. Whether other factors deemed relevant and important in the consideration of the amendment.
Staff has ensured all UDC requirements have been met for the proposed zone change application.

The City of Schertz Fire, EMS, and Police Departments have reviewed the proposed zone change request and do not provide objections.