PLANNING AND ZONING COMMISSION MEETING: 07/02/2025
Agenda Item 6 A |
| TO: |
Planning and Zoning Commission |
| PREPARED BY: |
Samuel Haas, Senior Planner |
| CASE: |
PLVAR20250144 |
| SUBJECT: |
PLVAR20250144 Sign Waiver - Consider and act upon a request for a waiver in relation to wall signage for the Home Depot on Lot 10 Block 1 of the Schertz Station Subdivision, approximately 18.709 acres of land, located at 18541 Ripss-Kreusler Road, Schertz, Texas, 78154, more specifically known as Guadalupe County Parcel Identification Number 68313. |
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| GENERAL INFORMATION: |
Owner: Ripps Kreusler, LTD
Applicant: Amy Noble, Kimly-Horn |
| ITEM SUMMARY: |
The Schertz City Council recently passed updates to Article 11 - Signs and Advertising Devices on June 17, 2025 as Ord. 25-S-024. In these updates, is Section 21.11.15 Waivers. This section allows applicants the opportunity to request waivers from the sign standards in extenuating circumstances. These requests are then decided upon by the Schertz Planning and Zoning Commission.
The applicant intends to construct a 136,466-square-foot Home Depot on Lot 10 Block 1 of the Schertz Station subdivision, a large mixed-use subdivision consisting of multifamily housing and restaurant / retail sites on the corner of Cibolo Valley Drive and IH-35. The waiver request is in relation to the new wall sign requirements.
Wall signs under the new Article 11 updates have an allowable square footage of signage available per facade. This can be either 1 sign for the full square footage or multiple signs that add up to the maximum allowable square footage for signage. The amount of square footage is determined based off of roadway classification and the address of the site.
The address for the Home Depot is 18541 Ripps-Kreusler, which has a roadway classification as "All Others" and would give the applicant 100 square feet of available signage. Additionally, because the applicant is constructing a building over 100,000 square feet, the applicant is allowed an additional 100 square feet, for a total of 200 square feet of allowable signage. The applicant is requesting a waiver from that requirement and would like the allowable signage area to be increased to 580 square feet for the front facade facing Station Road to the north towards IH-35. |
| GENERAL LOCATION AND SITE DESCRIPTION: |
| The site is 18541 Ripps-Kreusler otherwise known as Lot 10 Block 1 of the Schertz Station subdivision, a large mixed-use subdivision consisting of multifamily housing and restaurant / retail sites on the corner of Cibolo Valley Drive and IH-35. |
| PUBLIC IMPROVEMENTS: |
| The Schertz Station subdivision is constructing a number of public improvements, including sanitary sewer, water, roadway and other utility improvements. |
| STAFF ANALYSIS AND RECOMMENDATION: |
The Planning and Zoning Commission uses the criteria in 21.11.15 for sign waivers and staff use the same for our analysis.
21.11.15.B has the the following considerations:
1. The nature of the proposed use of the land involved.
The Schertz Station Subdivision is a large subdivision currently zoned Planned Development District (PDD). The subdivision as a whole consists of multifamily-style housing and several retail / restaurant sites. The site for this specific waiver is a large proposed home improvement center that is set back approximately 800 feet from IH35. Given the nature of the shopping center-style land use as a whole and the particular location of the home improvement center, staff feels that additional signage area for the front of the building is appropriate.
2. The location of the property in relation to roadway classification.
Several public roadways provide access to the subdivision. That being said, Schertz Station functions effectively as a regional destination center on the corner of IH-35 and Cibolo Valley Drive. Article 11 determines roadway classification based on addressing and Staff has determined that this requirement is not appropriate for this particular site. It would be more appropriate to classify Home Depot as adjacent to IH35.
3. The existing uses of land in the vicinity.
The land uses in the vicinity consist of the remainder of the Schertz Station subdivision which, as mentioned above, consists of multifamily-style housing and several retail / restaurant sites. Additionally, the EVO site is adjacent to the property.
21.11.15.C has the following considerations:
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 this waiver would not be detrimental to the health, safety and general welfare. Home Depot acts as an anchor tenant and would help drive commercial activity for the surrounding properties.
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.
The neighboring EVO sight has a similar location and setback approximately 1000 feet from the frontage of IH35. As part of their Planned Development District zone change request (Ord.18-S-37), they were allowed to have a 478 sq. ft. front wall sign. Staff has determined that the Home Depot has a similar situation and thus a waiver would be in-line with what other properties have been allowed to do.
Staff does not support the request to increase allowable wall signage space to 580 square feet. Under the new code updates passed on June 17, 2025, properties located on interstates are allowed a maximum signage space of 250 square feet, and buildings that are over 100,000 square feet in size are allotted an additional 100 square feet. If applied to only the front-facing facade, this would provide Home Depot a maximum of 350 square feet of wall signage space, and Staff has determined this amount to be more appropriate and more in-line with the intent of the UDC. The other facades in which signage is permitted would remain capped at 200 sq. ft. of signage area, as stipulated in the UDC.
Therefore, Staff is recommending approval of the waiver request with the condition that the maximum allowable wall signage for the front-facing facade be increased to 350 square feet as the new Article 11 provides, and not to 580 square feet as the applicant has requested.
| Planning Department Recommendation |
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Approve as submitted |
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Approve with conditions* |
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Denial |
* While the Commission can impose conditions; conditions should only be imposed to meet requirements of the UDC. |
| 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:
- The nature of the proposed use of the land involved.
- The location of the property in relation to roadway classification.
- The existing uses of land in the vicinity.
C. Waivers shall not be granted unless the Planning and Zoning Commission finds:
- 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
- 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.
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