Print Agenda Item

PLANNING AND ZONING COMMISSION MEETING: 04/02/2025
Agenda Item 5 B

TO:

Planning and Zoning Commission

PREPARED BY:

Daisy Marquez, Senior Planner

SUBJECT:

PLZC20250017 - Hold a public hearing and make a recommendation on a request to rezone approximately 3.5 acres of land from Pre-Development District (PRE) to General Business District- II (GB-2), generally located 1,700 feet west of the intersection of IH-10 E Access Road and Trainer Hale Road, more specifically known as Bexar County Property Identification Number 339775, City of Schertz, Bexar County, Texas.

BACKGROUND

The applicant is requesting to rezone approximately 3.5 acres from Pre-Development District (PRE) to General Business District (GB-2). The subject property is currently not platted and is undeveloped. The subject property is located along IH-10 E Access Road which is a Principal Arterial. The property was annexed into the City of Schertz in 2010 with Ordinance 10-A-20.

On March 20, 2025, five (5) 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. Schertz Fire, EMS, and Police have been notified of the zone change request. A public hearing notice will be published in the "San Antonio Express" prior to the City Council Meeting. Additionally, a notification sign was placed along the Right-of-Way of the subject property.

Subject Property:

Zoning

Land Use

Existing

Pre-Development District (PRE)

Undeveloped

Proposed

General Business District-2 (GB-2)

Industrial

Adjacent Properties:

Zoning

Land Use

North

Agricultural District (AD)

Undeveloped

South

Right-Of-Way

IH-10 Frontage Road

East

Pre-Development District (PRE)

Restaurant/ Autoshop

West

Pre-Development District (PRE)

Recreational Vehicle Park

Zoning Districts:

Table 21.5.7.B
Dimensional Requirements
Non-Residential Zoning Districts

Minimum Lot Size Dimensions

Minimum Yard Setback

Miscellaneous Requirements

Code

Zoning District

Area Sq.Ft.

Width Ft.

Depth Ft.

Front Ft.

Rear Ft.

Side Ft.

Max Height

Maximum Impervious Coverage

Existing

PRE

Pre-Development District

N/A

Proposed

GB-2

General Business District-2

10,000

100

Adj. Non-Res: 0
Adj. Res: 25

120

80%

GOAL

The applicant is proposing to rezone approximately 3.5 acres of land to General Business District-2 (GB-2). Per the letter of intent, the applicant is requesting the zone change at the subject property to enable the owner to determine the most advantageous use of the property.

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 zone changes, Staff refers to the criteria listed in UDC Section 21.5.4.D. The criteria are listed below:

1.Whether the proposed zoning change implements the policies of the adopted Comprehensive Land Plan, or any other applicable adopted plans;

The subject property is designated as Regional Corridor in the Comprehensive Land Use Plan- Future Land Use Map. Regional Corridor is intended for commercial and entertainment areas along major thoroughfares that serve the immediate population and the greater region. This may include shopping centers, department stores, restaurants, movie theaters, supermarkets, and multi-family development where appropriate.
General Business District-2 (GB-2) starts to allow land uses that are industrial and do not fit the Regional Corridor Land Use Designation characteristics but instead would fall under the Industrial Hub Land Use Designation characteristics. Traditionally, the Regional Corridor Land Use Designation is more compatible with the General Business District (GB) zoning district.

The proposed zone change to General Business District-2 (GB-2) does not implement the Regional Corridor Land Use Designation and does not implement the policies of the Comprehensive Land Use Plan.

2. Whether the proposed zoning change promotes the health, safety, and 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. Unified Development Code Article 9- Site Design Standards is in place to provide standards for site improvements and set expectations for surrounding properties for what is allowed within new development and additional screening requirements. The Comprehensive Plan Designates this area along IH-10 as Regional Corridor, and the proposed General Business District-2 (GB-2) zoning does not meet the intent of the Regional Corridor Land Use Designation due to the more intense industrial uses allowed within GB-2. The proposed General Business District-2 (GB-2) zone change does not promote the general welfare of the City because it does not implement the policies of the recently adopted Comprehensive Land Use Plan.

3. Whether the uses permitted by the proposed change will be consistent and appropriate with existing uses in the immediate area;

The proposed General Business District-2 (GB-2) will not be appropriate in the immediate area as it does not implement the Comprehensive Land Use Plan Land Use Designation of Regional Corridor, and the industrial uses allowed within General Business District-2 (GB-2) are not appropriate along IH-10. The frontage along IH-10 in between E FM 1518 and Trainer Hale Road is designated as Regional Corridor and contains parcels with existing General Business District (GB) zoning, Pre-Development District (PRE), and Agricultural District (AD). There are no existing General Business District-2 (GB-2) parcels along this portion of the IH-10 frontage.

The property was annexed in 2010 with Ordinance 10-A-20. The subject property is currently zoned Pre-Development District, which was historically given to annexed properties. The existing businesses surrounding the subject property also have the Pre-Development (PRE) designation because they were annexed under the same ordinance. Although there are existing businesses adjacent to the subject property, if the adjacent properties that have the Pre-Development (PRE) designation come in for a zone change, the zone change will be evaluated based on the approval criteria and Comprehensive Land Use Plan that is implemented. What is existing in the surrounding area of the subject property is not compatible with the existing Comprehensive Land Use Plan.

The following uses are permitted by right in General Business District-2 (GB-2), but require a Specific Use Permit in General Business District (GB); Airport, Heliport or Landing Field; Automobile Repairs and Service, Major; Cabinet or Upholstery Shop; Commercial Amusement, Outdoor; Dry Cleaning, Major; Flea Market, Outside; Mixed-Use Self-Storage; Nursery, Major; RailRoad/Bus Passenger Station; Rehabilitation Care Facility; Store or Wholesale Warehouse; Truck Terminal; Veterinarian Clinic/Kennel, Outdoor.

The following uses are permitted in General Business District-2 (GB-2) that are not allowed in General Business District (GB); General Manufacturing/ Industrial Use; Mini-Warehouse Public Storage(S); Office-Warehouse, Distribution Center; Print Shop, Major; Portable Building Sales (S); Recycling Collection Center; Stable, Commercial; Truck Sales, Heavy Equipment; Welding/ Machine Shop.

The uses listed above that are permitted in GB-2, but not in GB are not compatible with the Regional Corridor Land Use Designation due to the intensity and nature of uses nor what is envisioned along IH-10, a principal transportation corridor.

4. Whether other factors deemed relevant and important in the consideration of the amendment.
The Planning and Zoning Commission and City Council have not provided other factors for the consideration of the amendment.

The City of Schertz Fire, EMS, and Police Departments have been notified of the zone change. The City of Schertz Fire Department provided concerns over the zone change allowing a multitude of industrial uses in the area.

RECOMMENDATION

Staff recommends denial of the proposed zone change due to the allowed industrial uses within General Business District-2 (GB-2) not being compatible with the Regional Corridor Land Use Designation of the Comprehensive Land Use Plan.

Attachments

Aerial Exhibit

Notification Map

Zoning Exhibit