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Agenda No. 4.
CITY COUNCIL MEMORANDUM
| City Council Meeting: |
September 2, 2025 |
| Department: |
Planning & Community Development |
| Subject: |
Ordinance 25-S-035 - Conduct a public hearing and consider a request for a Specific Use Permit to allow Mixed-Use Self-Storage in General Business District (GB) on approximately 2.14 acres, located along the IH-35 North access road, approximately 900 feet west of the intersection of IH-35 and Cibolo Valley Drive, more specifically known as a portion of Guadalupe County Property Identification Number 62840, City of Schertz, Guadalupe County, Texas (B.James/L.Wood/W.Willingham) |
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| BACKGROUND |
The applicant is requesting a Specific Use Permit to allow Mixed-Use Self-Storage in General Business District (GB) on approximately 2.14 acres of land. The subject property is currently undeveloped and not platted. Unified Development Code Article 16 defines Mixed-Use Self-Storage as a climate-controlled building containing ground floor retail, service, or office space with separate, individual storage units for rent or lease. The conduct of sales, business, or any activity other than storage shall be prohibited within the individual storage units and such buildings shall be a minimum of 45 feet in height.
As per UDC Section 21.5.8, a Specific Use Permit is required for Mixed-Use Self-Storage in General Business District (GB). More specifically, the applicant is proposing a four-story Mixed-Use Self-Storage building to include approximately 4,230 square feet of retail/office flex space as part of the ground floor of the building.
On July 25, 2025, four (4) 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, zero (0) responses in favor, zero (0) responses neutral, and zero (0) responses in opposition have been received. A public hearing notice was published in the "San Antonio Express" on August 13, 2025 prior to the City Council Meeting. Additionally, one (1) notification sign was placed on the property along the IH-35 access road.
Subject Property:
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Zoning |
Land Use |
| Existing |
General Business District (GB) |
Undeveloped |
| Proposed |
General Business District with Specific Use Permit to allow Mixed-Use Self-Storage |
Mixed-Use Self-Storage and Retail |
Adjacent Properties:
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Zoning |
Land Use |
| North |
General Business District (GB) |
Undeveloped |
| South |
Right-of-Way |
IH-35 |
| East |
General Business District (GB) |
Undeveloped |
| West |
Manufacturing District-Light (M-1) |
Electric Substation |
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| GOAL |
The proposed Specific Use Permit is to allow Mixed-Use Self-Storage in General Business District (GB) on approximately 2.14 acres of land. |
| 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 |
When considering specific use permit requests, staff considers the criteria listed in UDC Section 21.5.11.D. The criteria are listed below.
1. The proposed use at the specified location is consistent with the policies of the adopted Comprehensive Land Plan, or any other applicable adopted plans.
The proposed Specific Use Permit for Mixed-Use Self-Storage is consistent with the policies of the adopted Comprehensive Land Plan. The Comprehensive Land Plan designates this subject property as Regional Corridor. The Regional Corridor designation is intended for commercial and entertainment areas along major thoroughfares that serve populations within the city and the broader region. This includes regional shopping centers, department stores, and office buildings to include limited industrial and logistics uses, which are currently existing uses in the Regional Corridor land use type. The applicant is proposing a Mixed-Use Self-Storage building to include retail/office flex space on the ground floor of the 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 which offer a wide variety of retail and service establishments that are generally oriented toward serving the overall needs of the entire community. These businesses are usually located on appropriately designed and attractively landscaped sites along principal transportation corridors. The proposed Specific Use Permit to allow Mixed-Use Self-Storage allows for retail and offices on the first floor of a multi-level enclosed storage facility located along the IH-35 access road.
3. The proposed use is compatible with and preserves the character and integrity of adjacent developments and neighborhoods.
The subject property is surrounded by other General Business District (GB) properties and is compatible with the surrounding properties. To the east of the subject property exists undeveloped property zoned as (GB) while approximately 300 feet north of the property exists an electrical substation. The parcel of land to the north and east of this property is also zoned as Manufacturing District-Light (M-1) further north from the IH-35 frontage.
4. The proposed use will not adversely affect the overall health, safety, or general welfare 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. Due to the existing General Business District (GB) zoning of the surrounding properties and the location of the subject property on IH-35, the proposed Specific Use Permit to allow Mixed-Use Self-Storage in General Business District (GB) would not pose an adverse impact on adjacent properties.
The City of Schertz Fire, EMS, and Police Departments have been notified of the specific use permit and have not provided any specific concerns relating to this request.
5. Whether other factors are deemed relevant and important in the consideration of the Specific Use Permit.
Staff has ensured all Unified Development Code requirements have been met for the proposed Specific Use Permit. The public hearing and City Council discussion is an environment where the City Council can discuss other criteria relevant to the consideration of the Specific Use Permit. |
| RECOMMENDATION |
Staff recommends approval of Ordinance 25-S-035, the Specific Use Permit to allow Mixed-Use Self-Storage at the subject property, conditioned upon the following:
1. A building permit is approved within two (2) years of the adoption of the SUP ordinance in accordance with Unified Development Code Article 5, Section 21.5.11.F Expiration of Specific Use Permit.
2. Twenty-Five (25%) of the usable square footage of the first floor of the proposed Mixed-Use Self-Storage building be for office, service, or retail space, separate from the individual units for rent or lease, and must be along the side of the building facing the IH-35 street frontage.
The Planning and Zoning Commission met on August 6, 2025 and made a recommendation to approve the proposed specific use permit with conditions as presented by staff, to City Council, with a 6-0 vote. |
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