Update on PLPDD20250164 from August 6, 2025:
A public hearing was held for PLPDD20250164 at the August 6, 2025, Planning and Zoning Commission Meeting. The recommendation for PLPDD20250164 was motioned for a continuance to the September 3, 2025, Planning and Zoning Commission meeting by Commissioner Outlaw and seconded by Commissioner Carbon, and passed with a 6-0 vote. The vote on the recommendation to City Council for PLPDD20250164 was moved to the September 3, 2025, Planning and Zoning Commission meeting.
The applicant is proposing to rezone approximately 96 acres from General Business District (GB) and Manufacturing (Light) District (M-1) to Planned Development District (PDD). The subject property is currently a residence, is not platted, and is partially within the 100-year floodplain.
On July 24, 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 were received. A public hearing will be published in the "San Antonio Express" prior to the City Council hearing. Additionally, one public hearing notice sign was placed on the subject property by the applicant.
Subject Property:
| |
Zoning |
Land Use |
| Existing |
General Business District (GB) & Manufacturing (Light) District (M-1) |
Agriculture and Residence |
| Proposed |
Planned Development District (PDD) |
Office- Warehouse |
Adjacent Properties:
| |
Zoning |
Land Use |
| North |
Manufacturing (Light) District (M-1) &
Planned Development District (PDD) |
Undeveloped & Graytown PDD |
| South |
Right-Of-Way |
IH-10 Access Road |
| East |
Planned Development District (PDD) |
Undeveloped & Graytown PDD |
| West |
General Business District (GB) & Manufacturing (Light) District (M-1) |
Undeveloped |
Zoning Districts
Table 21.5.7.B
Dimensional Requirements Non-Residential Zoning Districts |
| |
Minimum Lot Size Dimensions |
Minimum Yard Setbacks |
Miscellaneous Lot Requirements |
| |
Code |
Zoning District |
Area Sq.Ft. |
Width Ft. |
Depth Ft. |
Front Ft. |
Rear Ft. |
Side Ft |
Max Height |
Max Impervious Coverage |
| Existing |
GB |
General Business District |
10,000 |
100 |
100 |
25 |
0 Non-Res/ 25 Adj. Res |
0 Non-Res/ 25 Adj. Res |
120 |
80% |
| Existing |
M-1 |
Manufacturing (Light) District |
10,000 |
100 |
100 |
25 |
0 Non Res/ 50 Adj. Res |
0 Non-Res/ 25 Adj. Res |
120 |
80% |
| Proposed Base Zoning |
GB-2 |
General Business District-II |
10,000 |
100 |
100 |
25 |
0 Non-Res/ 25 Adj. Res |
0 Non-Res/ 25 Adj. Res |
120 |
80% |
Proposed Planned Development District (PDD):
The applicant is proposing a light industrial development that allows for logistics and warehousing. The 96-acre PDD is proposing to utilize General Business District-II (GB-2) as the base zoning district.
Section 21.5.8- Permitted Use Table
The proposed PDD amends the uses permitted in General Business District-II (GB-2) as per Table 21.5.8- Permitted Uses.
Uses that require an approved Specific Use Permit per Table 21.5.8 in GB-2 are not permitted. Additionally, Truck Sales, Heavy Equipment and Trailer/ Manufactured Home Sales are not allowed.
All other uses listed in the permitted use table 21.5.8 shown as permitted in General Business District-II (GB-2), would be allowed within the PDD area.
| Examples of Uses Allowed in the PDD and Allowed in GB-2 |
| Automobile Parking Structure; Automobile Repairs and Service, Minor; Automobile Repairs and Service,Office / Showroom; Office-Warehouse/ Distribution Center; Packaging/ Mailing; Truck Terminal;General Manufacturing/ Industrial Use |
| *This is not an exhaustive list of permitted uses. Please reference the permitted use table in UDC section 21.5.8. |
Section 21.9.7- Landscaping
The PDD amends UDC Section 21.9.7.D.5 that requires all trees to have a Diameter at Breast Height (DBH) of two inches caliper at the time of planting and instead requires that all trees to have a DBH of three caliper inches at the time of planting.
The PDD requires that the subject property follow all landscaping requirements for commercial development instead of industrial development. The PDD amends UDC Section 21.9.7.D.11, and will be required to plant trees at a ratio of nine (9) trees per acre as required of commercial properties instead of the six trees per acre ratio for industrial properties, which results in increased landscaping.
Drainage Easement Development Restrictions (100-Year Floodplain)
A large portion of the property is encumbered by the 100-year floodplain at the rear of the property. In the proposed Preliminary Plat, which is conceptual and not approved, it designates the area that is most of the 100-year Floodplain as a 900-lot drainage easement. As per the PDD, those approximately 68 acres shall not be developed other than for public infrastructure and the required screening and landscaping for non-residential to residential properties, which requires an eight-foot masonry wall and a twenty-foot landscape buffer with one shade tree every 30-linear feet. Without the proposed PDD, the property within the 100-year floodplain could potentially be developed. With the 68 acres being left undeveloped with only drainage and screening, it provides for a larger buffer to the residential areas than would be required without the PDD. |
The Planned Development District criteria for approval are listed in UDC Section 21.5.10.F. The criteria are listed below:
1. Whether the proposed PDD implements the policies of the adopted Comprehensive Land Plan;
The proposed zone change is accompanied by a Comprehensive Land Use Plan- Future Land Use Map Amendment. The subject property is currently designated as Complete Neighborhood at the rear and Regional Corridor along IH-10. Complete Neighborhood is intended for a mix of residential uses with commercial activity appropriate for the adjacent neighborhoods. Regional Corridor is intended for commercial and entertainment along major thoroughfares that typically contain "big box" stores. Complete Neighborhood and Regional Corridor do not support industrial uses that are allowed within the base zoning of General Business District (GB-2). Ultimately, General Business District-II (GB-2) does not implement the policies of the Land Use Designations of Complete Neighborhood and Regional Corridor.
However, the applicant is also proposing a Comprehensive Land Use Plan- Future Land Use Map Amendment that requests the land use designation be amended to Industrial Hub. The proposed Future Land Use Map Amendment to Industrial Hub is appropriate for the immediate area as this area of Southern Schertz consists of the only existing Manufacturing (Light) District (M-1) and industrial development due to its proximity to 1604 Loop and IH-10.
The Industrial Hub Land Use Designation is intended for light and heavy industrial activities that include manufacturing, warehousing, processing, and distribution, which is buffered from surrounding development with transitional uses to mitigate the potential impacts to other lower-intensity commercial and residential areas. Optimizing transportation and supply chain logistics, industrial hubs should be located near major roads, highways, and railways. The proposed PDD is compatible with the proposed Land Use Designation of Industrial Hub, as it proposes warehousing and logistics uses. The subject property is uniquely situated in an area with access to Loop 1604 and IH-10, which meets the intent of the Industrial Hub Land Use Designation.
2. Whether the proposed PDD promotes the health, safety, or general welfare of the City and the safe, orderly, efficient and healthful development 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.
The subject property is approximately 96 acres of land, and approximately 76 acres of that land are within the current 100-year floodplain. The 100-year floodplain encumbers the property within the existing General Business District (GB) zoning and most of the existing Manufacturing (Light) District (M-1) zoning. The PDD is proposing to place most of the 100-year floodplain in an approximately 69-acre 900 lot dedicated for drainage, as shown in the conceptual preliminary plat. Additionally, the PDD does not permit development within the 900 lot, which allows for the preservation of the floodplain and naturally creates a buffer of land from the proposed industrial development area to the residential PDD to the northeast. Although the City of Schertz does not prohibit development within the floodplain, UDC Section 21.13.3- Flood Damage Prevention is in place to promote public health, safety, and general welfare and to minimize public and private losses due to flood conditions. Without the PDD, it would not be possible to restrict development within the floodplain, and it would not be possible to create an approximately 500-foot building setback to the residential PDD to the northeast.
3. Whether the uses permitted by the proposed change in zoning district classification and the standards applicable to such uses will be appropriate in the immediate area of the land to be reclassified;
The subject property is currently zoned as Manufacturing (Light) District (M-1) and General Business District (GB). The existing M-1 zoning would allow for the development of industrial uses immediately adjacent to residential areas and within the floodplain. As per UDC Section 21.5.7.B, M-1 zoning is only required to implement a 50-foot building setback adjacent to residential uses or zoning. With the PDD, there will be at least a 500-foot building setback from the residential zoning of the Graytown PDD. The buffering created by PDD, ensures there is appropriate buffering between the proposed industrial uses of the subject property and the immediate area of the land to be reclassified.
The applicant is proposing General Business District-II (GB-2) as the base zoning of the PDD, with restrictions on the permitted uses, to ensure higher-intensity industrial uses are not permitted.
The PDD prohibits uses within General Business District-II (GB-2) that require an approved Specific Use Permit. The uses are listed below.
- Antenna and/or Antenna Support Structure
- Athletic Stadium (Private)
- Automobile Sales
- Convenience Store with Gas Pumps
- Gasoline Station/ Fuel Pumps
- Mini-Warehouse Public-Storage
- Portable Building Sales
Additional prohibited uses are listed below.
- Truck Sales, Heavy Equipment
- Trailer/ Manufactured Homes Sales
| Example of Uses Allowed in the PDD and Allowed in GB-2 |
| Automobile Parking Structure; Automobile Repairs and Service, Minor; Automobile Repairs and Service,Office / Showroom; Office-Warehouse/ Distribution Center; Packaging/ Mailing; Truck Terminal;General Manufacturing/ Industrial Use |
| *This is not an exhaustive list of permitted uses. Please reference the permitted use table in UDC section 21.5.8. |
The buffering from the proposed industrial uses to the adjacent properties, and the restriction of permitted uses to less than what would be allowed in the existing Manufacturing (Light) District (M-1) zoning per the PDD, ensure the proposed PDD is appropriate within the immediate area.
4. Whether the proposed change is in accord with any existing or proposed plans for providing public schools, streets, water supply, sanitary sewers or other public services and utilities to the area;
The subject property has direct access to IH-10 E Access Road, which is a major thoroughfare that provides access to IH-10. The subject property is within the Schertz and SSLGC Dual CCN for water, Schertz and SARA Dual CCN for sewer, and CPS for electric. During the development process, the City of Schertz Fire, Planning, and Engineering Departments will review the development and any public infrastructure improvements for water, wastewater, and roadways.
5. The extent to which the proposed PDD will result in a superior development than could be achieved through conventional zoning.
The property is currently zoned General Business District (GB) and Manufacturing (Light) District (M-1). The Manufacturing (Light) District (M-1) allows for light industrial, assembly and manufacturing, warehousing, and distribution. Currently, the subject property is permitted, by right, to use the property for all uses allowed in Manufacturing (Light) District (M-1) and General Business District (GB). The uses allowed in Manufacturing (Light) District (M-1) are not appropriate immediately adjacent to residential. Additionally, UDC Section 21.5.7.B, General Business District (GB) requires a 25-foot building setback adjacent to residential, and Manufacturing (Light) District (M-1) requires a 50-foot building setback adjacent to residential. The proposed PDD utilizes a base zoning district of General Business District-II (GB-2). Although General Business District-II (GB-2) is more intense than the existing General Business District (GB), it is less intense than the existing Manufacturing (Light) District (M-1) which is immediately adjacent to residential.
General Business District-II (GB-2) is intended for non-residential and light industrial uses alongside retail and service establishments. Although General Business District-II (GB-2) allows for lighter industrial uses, the PDD ensures a significant buffer area is maintained between the buildable area of the subject property and the adjacent residential uses. Through the PDD, the drainage area, approximately 64 acres and shown on the proposed 900 lot on the conceptual preliminary plat, is restricted from being developed for industrial uses, which ensures a transitional buffer for the residential area to the east. The restriction of development on the 64-acre 900 lot cannot be enforced through conventional zoning.
Additionally, the proposed PDD proposes to increase the landscaping requirements more than what a conventional General Business District (GB-2) requires.
| Landscaping Requirements |
Required per General Business District-II (GB-2) |
Proposed Planned Development District (PDD) |
| UDC Section 21.9.7.D.5 |
Trees are required to be two (2) caliper inches at Diameter at Breast Height (DBH). |
Tree will be required to be three (3) caliper inches Diameter at Breast Height (DBH). |
| UDC Section 21.9.7.D.11 |
Industrial properties are required to provide shade trees at a ratio of six (6) trees per acre.
Example: For 96 acres (of potential development), 576 trees total trees would be required. |
The property shall provide shade trees at a ratio of nine (9) trees per acre.
Example: For 96 acres (of potential development), 864 total trees would be required. |
Through the proposed PDD, development of the floodplain can be prevented, permitted uses can be limited, the building setback can be increased to adjacent properties, and landscaping requirements can be increased. This would not be possible with the existing conventional zoning.
6. Whether all the applicant's back taxes owed to the City have been paid in full; and
This does not impact the Planning and Zoning Commission recommendation to the City Council.
7. Whether other criteria are met which, at the discretion of the Planning and Zoning Commission and City Council, are deemed relevant and important in the consideration of the amendment.
Staff has ensured all UDC requirements have been met for the proposed zone change.
The zoning application was sent to the City of Schertz Fire, Ems, and Police Departments.
- EMS indicated that there are existing response time delays down FM 1518 and into Bexar County.
- PD expressed that individually, the zone change does not have impact, but the increase in development within the City as a whole will have an impact.
|
