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PLANNING AND ZONING COMMISSION MEETING: 02/05/2025
Agenda Item 5 D

TO:

Planning and Zoning Commission

PREPARED BY:

SUBJECT:

PLUDC20250001 - Conduct a public hearing, workshop and discussion and possible action to make a recommendation on amendments to Part III of the Schertz Code of Ordinances, Unified Development Code (UDC), to Article 5, Section 21.5.4. - Zoning Change, and Article 5, Section 21.5.7. - Dimensional and Developmental Standards.

BACKGROUND

The proposed Unified Development Code (UDC) amendments are really two separate amendments that are packaged together in an effort to help clarify language in the UDC for applicants, residents, and Staff. The two sections that the proposed changes are for are:

Article 5, Section 21.5.4. - Zoning Change
- Subsection E.4 - Protest
Article 5, Section 21.5.7.
- Table 21.5.7.A Dimensional Requirements Residential Zoning Districts

The first proposed amendment is in Article 5, Section 21.5.4. This is in response to changes to the City Charter that were approved by voters on November 5, 2024. Among those approved changes was the reduction of required ordinance hearings from two to one. Ordinances now only require one City Council hearing for approval. This change requires some edits to this particular section of the UDC where two meetings are still referenced.

The second proposed amendment is regarding the Pre-Development Zoning District (PRE). The Pre-Development District (PRE) is intended to be a holding district for undeveloped properties. It was also designated for some properties that were annexed in past ordinances. Unlike every other zoning district in the UDC, Pre-Development District (PRE) does not have any dimensional and design requirements. There are no minimum lot widths, depths, or setbacks, nor are there any height limitations or impervious coverage maximums. Applicants who wish to develop properties with a Pre-Development District (PRE) designation often rezone the property first, as they have a specific project in mind. However, if an applicant merely wishes to subdivide a property with a Pre-Development District (PRE) designation, this presents applicants and staff with a problem, as there are no guidelines for anyone to adhere to. These proposed amendments will create dimensional and design requirements for Pre-Development Districts.

GOAL

Staff is proposing to clarify language in the UDC to align with changes that were recently approved by Schertz voters in the November ballot. Among those approved changes was the reduction of required ordinance hearings from two to one. Ordinances now only require one City Council hearing for approval. UDC Section 21.5.4.E. details the process for counting protest votes and in 21.5.4.E.4 there is language referencing two meetings that needs to be removed and revised.

Also, the second proposed amendment is to assign dimensional and design requirements for the Pre-Development (PRE) Zoning District, which there are currently none. Below are the existing and proposed dimensional and design requirements for Pre-Development District (PRE). Staff is choosing to mirror the dimensional and design requirements of Agricultural District (AD). Like properties with an Agricultural District (AD) designation, Pre-Development properties are large and mostly rural in nature. Similarly, these properties were annexed over time and given the Pre-Development District (PRE) designation to allow for continued existing use. Given that recent annexations in 2024 were given the Agricultural District (AD) designation, Staff has determined that matching earlier annexed properties with the Pre-Development District (PRE) designation creates consistency.

Table 21.5.7.A.
Dimensional Requirements

Minimum Lot Size Dimensions (Ft)

Minimum Yard Setbacks (Ft)

Misc. Lot Requirements

Code

Zoning District

Area Sq ft

Width

Depth

Front

Side

Rear

Min. Off-Street Parking

Maximum Height

Max Imperv Cover

Proposed

PRE

Pre-Development District

217,800

100

30%

Existing

PRE

Pre-Development District

Existing

Agricultural District

217,800

100

30%

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 evaluating Unified Development Code amendments, staff uses the Criteria for Approval located in UDC Section 21.4.7.D.

1. The proposed amendment promotes the health, safety, and general welfare of the City
As part of promoting health, safety, and general welfare, Staff is taking active steps to ensure the well-being of its residents by making the city's development code more clear and easier to understand. This is often necessary when policy/practice changes in the city, like when voters approve charter amendments, or a property owner attempts something new, like subdividing a property with a Pre-Development District (PRE) zoning designation.

2. The proposed amendment is consistent with the goals, objectives, and policies of this UDC and the City
The City of Schertz voters approving changes to the City Charter indicate a new policy direction. Updating language in the UDC to match this direction helps achieve consistency across goals, objectives, and policies.

Also, the UDC has an explicit goal of ensuring "orderly and efficient development". In order to align with this goal, it is necessary to have dimensional and design standards for all zoning districts in the event of an applicant subdividing property. Many properties in Schertz are zoned Pre-Development District (PRE) and are currently without standards. The proposed amendment to UDC 21.5.7 would help achieve order and efficiency by creating standards for the Pre-Development District (PRE).

3. The proposed amendment corrects an error, meets the challenge of changing conditions, or is in response to changes in state law.
The amendment to UDC 21.5.4.E is a direct response to a change in the City Charter. Additionally, the amendments to the dimensional and design requirements for Pre-Development Districts (PRE) help give direction to applicants and staff when applicants are looking to subdivide properties with this designation.

4. Other factors which are deemed relevant and important in the consideration of the amendment.
No other additional factors have been deemed relevant at this time.

RECOMMENDATION

The proposed amendments help the UDC align with changes to city practice and policy. Therefore, Staff is recommending approval of PLUDC20250001.

Attachments

UDC Article 5 - Protest (redlines)

UDC Article 5 - Protest (clean)

UDC Article 5 - PRE Dimensions (redlines)

UDC Article 5 - PRE Dimensions (clean)