| PLANNING AND ZONING COMMISSION MEETING: 07/01/2026 Agenda Item 5 A |
| TO: | Planning and Zoning Commission |
| PREPARED BY: | Daisy Marquez, Senior Planner |
| CASE: | PLVAR20260154 Sign Waiver |
| SUBJECT: | PLVAR20260154 Sign Waiver - Consider and act upon a waiver request for a waiver in relation to a wall sign located on Lot 8 Block 12 of the Verde Enterprise Business Park Unit 10B, approximately 3.5 acres of land located at 17720 Verde Parkway, more specifically known as Guadalupe County Property Identification Number 199145, City of Schertz, Texas. |
GENERAL INFORMATION:
Owner: TSFG SChertz LLC
Applicant: Liberty Signs
Applicant: Liberty Signs
ITEM SUMMARY:
The property is part of the Verde Enterprise Business Park Planned Development District (PDD), which was approved via Ordinance 07-S-14A. Per the PDD, site design requirements not listed in the PDD, must come directly from the UDC in place at the time of the adoption of the PDD, which was the 1996 UDC.
Total Signage for the subject property:
The applicant is proposing a total of one wall sign and one monument sign. The monument sign meets the PDD requirements and the permit is awaiting issuance at the time of the report. The wall sign proposed is a total of 83.3 square feet, which is a total of 30 inches in height. Although it exceeds the maximum height of 12 inches and the 80 square feet wall sign area permitted under the PDD, the applicant is proposing only 1 wall sign under the maximum allowable permitted sign area from the current UDC.
| Code | Permitted | ||||||||||||||
| Verde Enterprise Business Park PDD and 1996 UDC |
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| Current UDC Article 11 |
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| * Applicable to the site* | |||||||||||||||
Total Signage for the subject property:
The applicant is proposing a total of one wall sign and one monument sign. The monument sign meets the PDD requirements and the permit is awaiting issuance at the time of the report. The wall sign proposed is a total of 83.3 square feet, which is a total of 30 inches in height. Although it exceeds the maximum height of 12 inches and the 80 square feet wall sign area permitted under the PDD, the applicant is proposing only 1 wall sign under the maximum allowable permitted sign area from the current UDC.
GENERAL LOCATION AND SITE DESCRIPTION:
The subject property is part of the Verde Enterprise Business Park Planned Development District (PDD), Lot 8, Block 12 of the Verde Enterprise Business Park Unit 10B Subdivision, also known as 17720 Verde Parkway, more specifically known as Guadalupe County Property Identification Number 199145.
PUBLIC IMPROVEMENTS:
There is no public infrastructure associated with the sign waiver request.
STAFF ANALYSIS AND RECOMMENDATION:
The criteria for sign waivers are listed in UDC Section 21.11.15. Staff also uses the criteria listed in UDC Section 21.11.15 for the recommendation.
The criteria are listed below for 21.11.15.B:
1. The nature of the land use involved.
The subject property is part of the Verde Enterprise Business Park PDD, which is a commercial and industrial development. Any requirement not listed in the PDD, must follow the 1996 Unified Development Code. The 1996 Unified Development Code was very restrictive towards wall signs. The Verde Enterprise Business Park PDD only allows for one wall sign for the development. Additionally, the 1996 UDC restricts the height of wall sign letters and logos height based on the distance from the right-of-way.
2. The location of the property in relation to roadway classification.
The proposed wall sign is facing Verde Parkway and is less than 100-feet from the Right-of-Way, which only allows the sign letters/ logo height to be a maximum of 12 inches with a maximum wall sign area of 15 percent of the wall space or 80 square feet, whichever is less. The current wall sign requirements in the UDC would permit the applicant a total of three wall signs with an allowable maximum wall sign area of 100 square feet.
3. The existing uses of land in the vicinity
Along Verde Parkway, other industrial and commercial uses follow the Verde Enterprise Business Park Design Requirements, other than the sign requirements. Historically, the Board of Adjustment, prior to the Article 11 updates, has granted sign code variances from the Verde Enterprise Business Park PDD, if they met the current UDC sign code requirements at the time of application.
The criteria are listed below from Section 21.11.15.C:
1. That the granting of the waiver will not be detrimental to the public health, safety, or welfare, or injurious to other property in the area.
The granting of the waiver will not be detrimental to the public health, safety, or welfare or injurious to other property in the area. Historically, for properties within the Verde Enterprise Business Park PDD, the Board of Adjustment has granted sign waivers for signs that met the current UDC requirements. The applicant is only requesting a waiver to the letter and logo height restriction for wall signs from 12 inches to 30 inches, and the proposed wall sign area is 83.3 square feet. The applicant is not requesting to be granted more allowable wall sign area than any current wall sign would be permitted within the City of Schertz.
2. Strict interpretation of the provisions of the section would deprive the applicant of rights commonly enjoyed by other nearby properties with the same land use that would comply with the same provisions.
Strict interpretation of the Verde Enterprise Business Park PDD and the '96 UDC, and not permitting a sign that meets the current UDC, deprives the applicant of other rights applicants across the Verde Enterprise Business Park PDD have been granted.
Staff Recommendation:
The Verde Enterprise Business Park PDD and 1996 UDC requirements are restrictive, and historically, sign variances have been approved within the subject PDD if they meet the current sign code requirements. Staff recommends approval of the proposed sign waiver because the applicant is only proposing one wall sign that exceeds the letter height allowed and sign area within the PDD requirements and 1996 UDC requirements, but meets the current UDC requirements.
* While the Commission can impose conditions; conditions should only be imposed to meet requirements of the UDC.
The criteria are listed below for 21.11.15.B:
1. The nature of the land use involved.
The subject property is part of the Verde Enterprise Business Park PDD, which is a commercial and industrial development. Any requirement not listed in the PDD, must follow the 1996 Unified Development Code. The 1996 Unified Development Code was very restrictive towards wall signs. The Verde Enterprise Business Park PDD only allows for one wall sign for the development. Additionally, the 1996 UDC restricts the height of wall sign letters and logos height based on the distance from the right-of-way.
2. The location of the property in relation to roadway classification.
The proposed wall sign is facing Verde Parkway and is less than 100-feet from the Right-of-Way, which only allows the sign letters/ logo height to be a maximum of 12 inches with a maximum wall sign area of 15 percent of the wall space or 80 square feet, whichever is less. The current wall sign requirements in the UDC would permit the applicant a total of three wall signs with an allowable maximum wall sign area of 100 square feet.
3. The existing uses of land in the vicinity
Along Verde Parkway, other industrial and commercial uses follow the Verde Enterprise Business Park Design Requirements, other than the sign requirements. Historically, the Board of Adjustment, prior to the Article 11 updates, has granted sign code variances from the Verde Enterprise Business Park PDD, if they met the current UDC sign code requirements at the time of application.
The criteria are listed below from Section 21.11.15.C:
1. That the granting of the waiver will not be detrimental to the public health, safety, or welfare, or injurious to other property in the area.
The granting of the waiver will not be detrimental to the public health, safety, or welfare or injurious to other property in the area. Historically, for properties within the Verde Enterprise Business Park PDD, the Board of Adjustment has granted sign waivers for signs that met the current UDC requirements. The applicant is only requesting a waiver to the letter and logo height restriction for wall signs from 12 inches to 30 inches, and the proposed wall sign area is 83.3 square feet. The applicant is not requesting to be granted more allowable wall sign area than any current wall sign would be permitted within the City of Schertz.
2. Strict interpretation of the provisions of the section would deprive the applicant of rights commonly enjoyed by other nearby properties with the same land use that would comply with the same provisions.
Strict interpretation of the Verde Enterprise Business Park PDD and the '96 UDC, and not permitting a sign that meets the current UDC, deprives the applicant of other rights applicants across the Verde Enterprise Business Park PDD have been granted.
Staff Recommendation:
The Verde Enterprise Business Park PDD and 1996 UDC requirements are restrictive, and historically, sign variances have been approved within the subject PDD if they meet the current sign code requirements. Staff recommends approval of the proposed sign waiver because the applicant is only proposing one wall sign that exceeds the letter height allowed and sign area within the PDD requirements and 1996 UDC requirements, but meets the current UDC requirements.
| Planning Department Recommendation | |
| X | Approve as submitted |
| Approve with conditions* | |
| Denial |
COMMISSIONERS CRITERIA FOR CONSIDERATION:
Unified Development Code Sec. 21.11.15 - Waivers
A. The Planning and Zoning Commission may authorize waivers from the provisions of this Article when, in its opinion, undue hardship will result from requiring strict compliance. In granting a waiver, the Planning and Zoning Commission shall prescribe only conditions that it deems necessary or desirable to the public interest.
B. In making their findings, the Planning and Zoning Commission shall take into account the following:
C. Waivers shall not be granted unless the Planning and Zoning Commission finds:
A. The Planning and Zoning Commission may authorize waivers from the provisions of this Article when, in its opinion, undue hardship will result from requiring strict compliance. In granting a waiver, the Planning and Zoning Commission shall prescribe only conditions that it deems necessary or desirable to the public interest.
B. In making their findings, the Planning and Zoning Commission shall take into account the following:
1. The nature of the proposed use of the land involved.
2. The location of the property in relation to roadway classification.
3. The existing uses of land in the vicinity.
2. The location of the property in relation to roadway classification.
3. The existing uses of land in the vicinity.
C. Waivers shall not be granted unless the Planning and Zoning Commission finds:
1. That the granting of the waiver will not be detrimental to the public health, safety, or welfare, or injurious to other property in the area; and
2. Strict interpretation of the provisions of the section would deprive the applicant of rights commonly enjoyed by other nearby properties with the same land use that would comply with the same provisions.
2. Strict interpretation of the provisions of the section would deprive the applicant of rights commonly enjoyed by other nearby properties with the same land use that would comply with the same provisions.
Attachments
- 07-S-14A Verde Enterprise Business Park PDD
- 2006-S-29 Sign Ordinance From 1996 UDC
- Applicant Letter of Intent
- Applicant Variance Justification Form
- Proposed Wall Sign Exhibit