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MEETING AGENDA
Planning & Zoning Commission
REGULAR SESSION PLANNING & ZONING COMMISSION
February 5, 2025

HAL BALDWIN MUNICIPAL COMPLEX COUNCIL CHAMBERS
1400 SCHERTZ PARKWAY BUILDING #4
SCHERTZ, TEXAS 78154

CITY OF SCHERTZ CORE VALUES
Do the right thing
Do the best you can
Treat others the way you want to be treated
Work cooperatively as a team

AGENDA
WEDNESDAY, FEBRUARY 5, 2025 at 6:00 p.m.

The Planning and Zoning Commission will hold the regularly scheduled meeting at 6:00p.m., Wednesday, February 5, 2025, at the City Council Chambers. In lieu of attending the meeting in person, residents will have the opportunity to watch the meeting via live stream on the City's YouTube Channel.

CALL TO ORDER

SEAT ALTERNATE TO ACT IF REQUIRED

HEARING OF RESIDENTS
This time is set aside for any person who wishes to address the Planning and Zoning Commission. Each person should fill out the Speaker's register prior to the meeting. Presentations should be limited to no more than three (3) minutes. Discussion by the Commission of any item not on the agenda shall be limited to statements of specific factual information given in response to any inquiry, a recitation of existing policy in response to an inquiry, and/or a proposal to place the item on a future agenda. The presiding officer, during the Hearing of Residents portion of the agenda, will call on those persons who have signed up to speak in the order they have registered.

CONSENT AGENDA:

Minutes for the January 22, 2025, Special Planning and Zoning Commission Meeting.

PUBLIC HEARING:
The Planning and Zoning Commission will hold a public hearing related to zone change requests, specific use permit requests, and Unified Development Code Amendments within this agenda. The public hearing will be opened to receive a report from staff, the applicant, the adjoining property owners affected by the applicant's request, and any other interested persons. Upon completion, the public hearing will be closed. The Commission will discuss and consider the application, and may request additional information from staff or the applicant, if required. After deliberation, the Commission is asked to consider and act upon the following requests and make a recommendation to the City Council if necessary.

PLSPU20240273 - Hold a public hearing and make a recommendation on a Specific Use Permit request to allow Automobile Repairs and Service, Major in General Business District (GB), on approximately 0.4 acres of land, more specifically known as a portion of Guadalupe County Property Identification Number 121092, generally located 1,092 feet southwest of the intersection of IH-35 N Access Road and FM 1103, City of Schertz, Guadalupe County, Texas.

PLZC20240317 - Hold a public hearing and make a recommendation on a request to rezone approximately 4.3 acres of land from Manufacturing – Light District (M-1) and Single-Family Residential District (R-6) to General Business District (GB) known as Comal County Property Identification Number 75307, also known as 7444 FM 482, City of Schertz, Comal County, Texas

PLSPU20240323 - Hold a public hearing and make a recommendation on a request for a Specific Use Permit to allow a Nursery, Major on approximately 4.3 acres of land known as Comal County Property Identification Number 75307, also known as 7444 FM 482, City of Schertz, Comal County, Texas

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.

REQUESTS AND ANNOUNCEMENTS:

Requests by Commissioners to place items on a future Planning and Zoning Agenda

Announcements by Commissioners

City and community events attended and to be attended
Continuing education events attended and to be attended

Announcements by City Staff.

City and community events attended and to be attended.

INFORMATION AVAILABLE IN THE PLANNING AND ZONING COMMISSION PACKETS- NO DISCUSSION TO OCCUR

Current Projects and City Council Status Update

ADJOURNMENT OF THE REGULAR MEETING

CERTIFICATION
I, Daisy Marquez, Planner, of the City of Schertz, Texas, do hereby certify that the above agenda was posted on the official bulletin boards on this the 30th day of January, 2025 at 1:00 p.m., which is a place readily accessible to the public at all times and that said notice was posted in accordance with chapter 551, Texas Government Code.

Daisy Marquez, Planner
I certify that the attached notice and agenda of items to be considered by the Schertz Planning & Zoning Commission was removed from the official bulletin board on _____day of _______________, 2025. _______________title:_____________

This facility is accessible in accordance with the Americans with Disabilities Act. Handicapped parking spaces are available. If you require special assistance or have a request for sign interpretative services or other services please call 619-1030 at least 24 hours in advance of meeting.

The Planning and Zoning Commission for the City of Schertz reserves the right to adjourn into executive session at any time during the course of this meeting to discuss any of the matters listed above, as authorized by the Texas Open Meetings Act.

Executive Sessions Authorized: This agenda has been reviewed and approved by the City's legal counsel and presence of any subject in any Executive Session portion of the agenda constitutes a written interpretation of Texas Government Code Chapter 551 by legal counsel for the governmental body and constitutes an opinion by the attorney that the items discussed therein may be legally discussed in the closed portion of the meeting considering available opinions of a court of record and opinions of the Texas Attorney General known to the attorney. This provision has been added to this agenda with the intent to meet all elements necessary to satisfy Texas Government Code Chapter 551.144(c) and the meeting is conducted by all participants in reliance on this opinion.

PLANNING AND ZONING COMMISSION MEETING: 02/05/2025
Agenda Item 4 A

TO:

Planning and Zoning Commission

PREPARED BY:

Daisy Marquez, Planner

SUBJECT:

Minutes for the January 22, 2025, Special Planning and Zoning Commission Meeting.

Attachments

Minutes for the January 22 2025 Special Meeting

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

TO:

Planning and Zoning Commission

PREPARED BY:

Daisy Marquez, Planner

SUBJECT:

BACKGROUND

The applicant is requesting a Specific Use Permit to allow Automobile Repairs and Service, Major in General Business District (GB) on approximately 0.4 acres of land. The proposed use is currently operating at the Rancho Vista Campground located at FM 1103 and the applicant would like to comple into full compliance and take the necessary steps to obtain a certificate of occupancy. As per UDC Article 16, Automobile Repair and Service, Major is defined as general repairs or reconditioning of engines, air-conditioning systems, and transmissions for motor vehicles; wrecker or towing service with on-site storage of vehicles; collision services including body, frame, or fender straightening or repair; customizing; painting; vehicle steam cleaning; tire retreading; muffler services; upholstery shop; insurance estimations with on-site storage; undercoating and rust proofing, and other similar uses.

On January 22, 2025, eighteen (18) public hearing notices were mailed to the surrounding properties within a 200-foot notification 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 will be published in the "San Antonio Express" prior to the City Council Meeting. Additionally, one (1) sign was placed on the subject property by the applicant.

The City of Schertz Fire, EMS, and Police Departments have been notified of the proposed zone change and did not provide objections.

Subject Property:

Zoning

Land Use

Existing

General Business District (GB)

Automobile Repairs and Service, Major

Proposed

General Business District (GB) with SUP to allow Automobile Repairs and Service, Major

Automobile Repairs and Service, Major

Adjacent Properties:

Zoning

Land Use

North

General Business District (GB)

Rio Vista Campground Recreational Vehicle Park

South

General Business District (GB) With Approved SUP to allow Automobile Repair, Major (Ordinance 19-S-15)

Total True Automotive (Automobile Repair, Major); Alamo Hanger & Supply

East

Right-Of-Way

FM1103
*(Principal Arterial 120'-130' ROW)

West

Single-Family Residential District (R-7)

Single-Family Residences (Riata Subdivision)

GOAL

The applicant is requesting a Specific Use Permit on approximately 0.4 acres of land to allow Automobile Repairs and Service, Major in General Business District (GB). As per the letter of intent, Alamo Food Trailers, the proposed business offers services which include custom design and construction, repair, and renovation of food trailers with the capacity to perform electrical, structural, and fabrication work.

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 Specific Use Permits, Staff uses 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 is consistent with the policies of the Comprehensive Land Plan. The subject property is designated as Local Corridor in the Comprehensive Land Use Plan- Future Land Use Map. Local Corridor is described as areas with locally oriented commercial and entertainment situated along medium to high-volume collector roads with neighborhoods at the perimeter. When considering zone changes in Local Corridor, the scale and intensity of the uses allowed within the proposed zoning shall be of scale and intensity that is compatible with the surrounding residential neighborhoods.

The proposed Specific Use Permit is consistent with the policies of the Comprehensive Plan as it meets the scale and intensity of the immediately surrounding area.The subject property is located along FM 1103, which is a Principal Arterial. To the north of the subject property is an existing Recreational Vehicle Park and to the South is a property with an approved Specific Use Permit to allow Automobile Repairs, Major in General Business District (GB).

2. The proposed use is consistent with the general purpose and intent of the applicable zoning district regulations.
General Business District (GB) is intended for 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 and that are located on appropriately designed principal transportation corridors. The proposed Specific Use Permit to allow Automobile Repairs and Service, Major is located along FM 1103, which is a major transportation corridor. Additional screening requirements will be required along the property line that is adjacent to residential zoning and uses.

Table 21.5.7.B Dimensional Requirements for 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 Adjacent to Non-Residential	Rear Adjacent to Residential	Side Adjacent to Non-Residential	Side Adjacent to Residential	Maximum Height	Maximum Impervious Coverage
GB	General Business	10,000	100	100	25 Ft	0 Ft	25 Ft	0	25 Ft	120 Ft	80%

3. The proposed use is compatible with and preserves the character and integrity of adjacent developments and neighborhoods.
The proposed Specific Use Permit to allow Automobile Repairs and Service, Major, is compatible with the adjacent developments in the area as similar uses are operating along FM 1103. To the north of the subject property is an existing and operating Recreational Vehicle Park. To the south of the subject property, there is an existing and approved Specific Use Permit to allow Automobile Repairs, Major for the operating Total True Automotive FM1103.

4. The proposed use will not adversely affect the overall health, safety, or general welfare of the City.
The proposed use will not adversely affect the health, safety, or general welfare of the City. The Specific Use Permit is the first step for Alamo Food Trailers to come into compliance. If the Specific Use Permit is approved, the applicant will still need to submit and apply for the subsequent development applications to receive a certificate of occupancy. The subject property will need to meet all site design requirements and building code requirements. This includes but is not limited to the additional screening required adjacent to residential zoning and uses, asphalt or concrete parking, and meeting all building code standards. Additionally, the entrance for the subject property is located along FM 1103.

The subject property is located along FM 1103, which is a TXDOT road. FM 1103 is identified as a Principal Arterial in the Master Thoroughfare Plan with 120 to 130 feet of right-of-way.

5. Whether other factors are deemed relevant and important in the consideration of the Specific Use Permit.
The Planning and Zoning Commission and City Council have not provided additional criteria for consideration of the Specific Use Permit.
Alamo Food Trailers is a business that exists at the subject location, but an approved Specific Use Permit to allow Automobile Repairs and Service, Major is the first step in the process towards full compliance. The applicant would still need to submit the required development applications which include, but are not limited to site plan applications and building permit applications to obtain a certificate of occupancy.

RECOMMENDATION

Staff recommends approval of the requested Specific Use Permit to allow Automobile Repair and Service, Major in General Business District (GB), conditioned upon the following:

Prior to a Certificate of Occupancy being issued, the site will need to be brought into full compliance with the UDC Site Design requirements including but not limited to screening adjacent to residential zoning and uses and parking requirements.
A building permit is approved within (2) years of the adoption of the Specific Use Permit Ordinance in accordance with Unified Development Code Article 5, Section 21.5.11.F Expiration of Specific Use Permit.

Attachments

Aerial Exhibit

Notification Map

SUP Exhibit

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

TO:

Planning and Zoning Commission

PREPARED BY:

Samuel Haas, Senior Planner

SUBJECT:

BACKGROUND

The applicant is requesting to rezone approximately 4.3 acres of land from Manufacturing - Light District (M-1) and Single Family Residential District (R-6) to General Business District (GB).

This property was recently rezoned with Ord. 24-S-145. The timeline of which can be seen below:

On July 3rd, 2024, the Planning and Zoning Commission held a public hearing and recommended approval with a 6-0 vote.
On August 6, 2024, the Schertz City Council held a public hearing and voted to approve the request with a 6-0 vote.
On August 20, 2024 the Schertz City Council adopted Ord. 24-S-145 on the second reading.

The reason for the initial rezone request with Ord. 24-S-145 was that the subject property had a permitted business that operates on the property with a non-conforming use of a residence as well. Both of which the current property owner owned. At the time, the applicant's intent was to build a larger home on the property but also keep the existing business. In order to accomplish this, the applicant had to zone change portions of the property to allow both residential uses, and allow for the existing business to continue as well.

The same applicant has applied for another rezone request. Per the applicant Letter of Intent, the applicant wishes to sell the property and has a potential buyer contingent on the zone change approval. This zone change request is for General Business District (GB). The potential buyer is a landscaping company that would like to open a Nursery, Major on the site. This will require a subsequent Specific Use Permit application.

On January 23, 2025, six (6) 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 will be published in the "San Antonio Express" prior to the City Council Meeting. Additionally, one (1) sign was placed on the property.

Subject Property:

Zoning

Land Use

Existing

Manufacturing - Light District (M-1) and Single Family Residential District (R-6)

Paving Business and Residence

Proposed

General Business District (GB)

Nursery, Major with SUP

Adjacent Properties:

Zoning

Land Use

North

Manufacturing - Light (M-1)

Residential

South

Right of Way

FM 482

East

Manufacturing - Light (M-1)

Residential

West

Manufacturing - Light (M-1)

Residential

GOAL

The applicant is requesting to rezone approximately 4.3 acres of land from Manufacturing - Light District (M-1) and Single Family Residential District (R-6) to General Business District (GB). Below are the dimensional and design requirements for both the proposed district and the existing districts.

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

General Business District

10,000

100

0,25(r)

Sec. 21.10.4

120

80%

Existing

R-6

Single Family Residential

7,200

120

50%

Existing

M-1

Manufacturing Light

10,000

100

0,25(r)

0,50(r)

Sec. 21.10.4

120

80%

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 Change applications, staff uses the Criteria for Approval located in UDC Section 21.5.4.D.

1. Whether the proposed zoning change implements the policies of the adopted Comprehensive Land Plan, or any other applicable adopted plans;
The Comprehensive Plan designates this area as Mixed-Use Center, which is intended to integrate residential, commercial, and often entertainment spaces nearby, typically along significant transportation corridors. The rationale for designating this area Mixed-Use Center comes from the previous Comprehensive Plan, which had a similar designation further to the west that was intended to be a "new town center". This was a goal based on the potential that the IH35 corridor became more consolidated and integrated with passenger rail connections. While passenger rail is still a real possibility, it has been slow to take hold, and the properties that were once this designation have now started to develop as industrial/warehouse uses.

When the Comprehensive Plan update was underway, decision makers in the city saw the value of this vision and wished to continue this plan but in areas of Schertz further to the East, where the subject property is located. The area is mostly zoned Manufacturing - Light District (M-1), and while it does have some current industrial uses, most properties are either undeveloped or rural residences. The goal to create a Mixed-Use Center should be to encourage denser residential development and complementary commercial businesses. Rezoning this property to General Business District (GB) would more closely align with the intent of the Mixed Use Center designation.

2. Whether the proposed zoning change promotes the health, safety, and general welfare of the City.
The surrounding area consists of open space, residences, Danville Middle School, and property to the west zoned Apartment / Multifamily District (R-4). While this area is zoned for industrial uses, it is evolving to function more like a neighborhood. Also, it should be noted that the property abuts FM 482, which is classified in the Master Thoroughfare Plan as a "principal arterial". As part of promoting the health, safety, and general welfare of the city, it is important to mitigate the impact that zoning districts and adjacent land uses have on each other. The current split zoning of the property was approved as Ord. 24-S-145. This was an effort to help the current property owners come into compliance as they were previously non-conforming. However, the property owners' intent has since changed, and now they wish to sell. By making the entire property one consistent zoning designation helps align with the explicit goal of UDC goal to "minimize the conflicts among the uses of land and buildings".

The Unified Development Code defines General Business District (GB) as "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 and along principal transportation corridors".

The proposed zone change aligns closely with the purpose and intent of the Unified Development Code, thus promoting the health, safety, and general welfare of the city.

3. Whether the uses permitted by the proposed change will be consistent and appropriate with existing uses in the immediate area;
The permitted uses within General Business District (GB) are as follows:

General Business District (GB) Permitted Uses

Permitted by Right

Permitted with a Specific Use Permit

Alcohol Package Sales
Antique Shop
Appliances, Furniture and Home Furnishings Store
Art Gallery/Library/Museum
Assisted Care or Living Facility
Automobile Parking Structure/Garage
Automobile Parts Sales
Automobile Repairs & Service, Minor
Bakery
Bank, Saving and Loan, Credit Union
Beauty Salon/Barber Shop
Bed and Breakfast Inn
Book Store
Building Material and Hardware Sales
Car Wash, Automated
Car Wash, Self Serve
Church, Temple, Synagogue, Mosque, or Other Place of Worship
Civic/Convention Center
College, University, Trade, or Private Boarding School
Commercial Amusement, Indoor
Community Center
Convenience Store w/o Gas Pumps
Dance Hall/Night Club
Day Care Center
Department Store
Dry Cleaning, Minor
Family or Group Home
Farmers Market
Flea Market, Inside
Florist
Fraternity, Sorority, Civic Club or Lodge
Furniture Sales
Golf Course and/or Country Club
Governmental Facilities
Gymnastics/Dance Studio
Health/Fitness Center
Heavy Equipment Sales, Service or Rental
Home Improvement Center
Hospital
Hotel/Motel
Household Appliance Service and Repair
Laundromat
Livestock
Locksmith/Security System Company
Medical, Dental or Professional Office/Clinic
Mortuary/Funeral Home
Municipal Uses Operated by the City of Schertz
Museum
Nursery, Minor
Office Showroom
Packaging/Mailing Store
Pawn Shop
Pet Store
Pharmacy
Post Office
Print Shop, Minor
Private Club
Recycling Collection Point
Restaurant, Drive-In
Restaurant or Cafeteria
Retail Stores and Shops
School, Public or Private
Tavern
Taxidermist
Theater, Outdoor
Theater, Indoor
Tool Rental
Trailer/Manufactured Homes Sales
Veterinarian Clinic/Kennel, Indoor

Airport, Heliport or Landing Field
Antenna and/or Antenna Support Structure, Commercial
Athletic Stadium, Private
Automobile Repairs & Service, Major
Cabinet or Upholstery Shop
Commercial Amusement, Outdoor
Convenience Store w/ Gas Pumps
Dry Cleaning, Major
Flea Market, Outside
Gasoline Station/Fuel Pumps
Mixed-Use Self-Storage
Nursery, Major
Railroad/Bus Passenger Station
Rehabilitation Care Facility
Storage or Wholesale Warehouse
Truck Terminal
Veterinarian Clinic/Kennel, Outdoor
New and Unlisted Uses

General Business Districts (GB) are found in a variety of areas around Schertz, even abutting residential developments, as this district's uses are of a level of intensity that is considered appropriate abutting residential. In the subject property's immediate area are schools, residences, or open space. The proposed zone change and the uses within are consistent with what the current uses are in the vicinity.

4. Whether other factors are deemed relevant and important in the consideration of the amendment.
Schertz Fire, EMS, and Police have been notified of the zone change requests and have provided no objection.

RECOMMENDATION

The proposed zone change aligns with the Comprehensive Plan, is consistent with the surrounding land uses, and promotes the health, safety, and general welfare of the city. Therefore, staff is recommending approval of PLZC20240317.

Attachments

Aerial Exhibit

Public Hearing Notice Map

Zoning Exhibit

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

TO:

Planning and Zoning Commission

PREPARED BY:

Samuel Haas, Senior Planner

SUBJECT:

BACKGROUND

The applicant is the property owner who is requesting a Specific Use Permit for the property on behalf of a potential buyer. The buyer is a landscaping company that would like to open a Nursery, Major on the site.

On January 23, 2025, six (6) 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 will be published in the "San Antonio Express" prior to the City Council Meeting. Additionally, one (1) sign was placed on the property.

Subject Property:

Zoning

Land Use

Existing

Manufacturing - Light District (M-1) and Single Family Residential District (R-6)

Paving Business and Residence

Proposed

General Business District (GB)

Nursery, Major with SUP

Adjacent Properties:

Zoning

Land Use

North

Manufacturing - Light (M-1)

Residential

South

Right of Way

FM 482

East

Manufacturing - Light (M-1)

Residential

West

Manufacturing - Light (M-1)

Residential

GOAL

The applicant is the property owner who is requesting a Specific Use Permit for the property on behalf of a potential buyer. The buyer is a landscaping company that would like to open a Nursery, Major on the site.

Unified Development Code (UDC) Article 16 - Definitions defines Nursery, Major as:

"Nursery, Major: An establishment for the cultivation and propagation, display, storage, and sale (retail and wholesale) of large plants, shrubs, trees, and other materials used in indoor and outdoor plantings; and the contracting for installation and/or maintenance of landscape material as an accessory use. Outdoor display and storage is permitted"

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 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 Comprehensive Plan designates this area as Mixed-Use Center, which is intended to integrate residential, commercial, and often entertainment spaces nearby, typically along significant transportation corridors. The specific use of Nursery, Major is consistent with the desired commercial portions of the Mixed-Use Center.

2. The proposed use is consistent with the general purpose and intent of the applicable zoning district regulations.
The Unified Development Code defines General Business District (GB) as "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 and along principal transportation corridors".

Nursery, Major meets the intended use of the General Business District (GB) by offering that "retail and service" desired. Additionally, the property abuts FM 482, which is classified in the Master Thoroughfare Plan as a "principal arterial".

3. The proposed use is compatible with and preserves the character and integrity of adjacent developments and neighborhoods.
The surrounding area consists of open space, residences, Danville Middle School, a property to the west zoned Apartment / Multifamily District (R-4), and further to the west is Casa Verde Farms, similar to this proposed use. The rural-neighborhood character of the surrounding area, plus the presence of other nursery-like activities is consistent with this proposal of a Nursery, Major.

4. The proposed use will not adversely affect the overall health, safety, or general welfare of the City.
The specific use permit requirement for Nursery, Major in General Business District (GB) implies that there may be activities related to the use that require heightened scrutiny. This could be things such as the use of heavy machinery or potential land disturbance activities. However, there are similar uses in other parts of Schertz that directly abut dense residential subdivisions. This indicates that there is nothing inherently adverse about nursery uses. Additionally, Article 9 of the UDC is in place to help mitigate any potential conflicts. Finally, given the location of the subject property being in largely rural surroundings, the impacts of such uses are lower in this area, thus not affecting the overall health, safety, or general welfare of the City.

5. Whether other factors are deemed relevant and important in the consideration of the Specific Use Permit.
Schertz Fire, EMS, and Police have been notified of the zone change requests and have provided no objection.

RECOMMENDATION

The proposed Specific Use Permit is consistent with the Comprehensive Plan, meets the intent of the Zoning District, is consistent with the surrounding area, and does not adversely affect the overall health, safety, and general welfare of the city.

Therefore, Staff recommends approval of PLSPU20240323, the Specific Use Permit to allow Nursery, Major 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.

Attachments

Aerial Exhibit

Public Hearing Notice Map

Letter of Intent

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

TO:

Planning and Zoning Commission

PREPARED BY:

Samuel Haas, Senior Planner

SUBJECT:

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)

PLANNING AND ZONING COMMISSION MEETING: 02/05/2025
Agenda Item 7 A

SUBJECT

Current Projects and City Council Status Update

DEVELOPMENT INFORMATION

The following is being provided for information purposes only so that the Planning and Zoning Commission is aware of the current status of new site plan applications, status of applications heard by the Commission and recommended for final action by the City Council, and the status of administratively approved applications.

NEW SITE PLAN APPLICATIONS: No new Site Plan Applications were submitted from January 17, 2025 to January 30, 2025.

CITY COUNCIL RESULTS: The following development applications were recommended for final action to the City Council

Ordinance 25-S-004 - Conduct a public hearing and consider amendments to Part III of the Schertz Code of Ordinances, Unified Development Code (UDC), to Article 11, Section 21.11.6 Prohibited Signs and Section 21.11.17 Temporary Signs.
- Scheduled to be heard at the February 4, 2025 City Council Meeting.

ADMINISTRATIVELY APPROVED PROJECTS:
The following projects were administratively approved from January 17, 2025 To January 30, 2025.

AutoZone Store #9315,
- 5468 FM 1103
- An approximately 7,485 square foot Auto Parts Store