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MEETING AGENDA
Schertz Capital Improvement Advisory Committee
AND
Planning & Zoning Commission
March 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, MARCH 5, 2025 at 6:00 p.m.

The Capital Improvement Advisory Committee and the Planning and Zoning Commission will hold this meeting at 6:00p.m., Wednesday, March 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 / ROLL CALL THE CAPITAL IMPROVEMENT ADVISORY COMMITTEE MEETING

SEAT ALTERNATE TO ACT IF REQUIRED

HEARING OF RESIDENTS
This time is set aside for any person who wishes to address the Capital Improvement Advisory Committee. 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 Committee 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 Capital Improvement Advisory Committee Meeting.

ADJOURNMENT OF THE CAPITAL IMPROVEMENT ADVISORY COMMITTEE MEETING

CALL TO ORDER / ROLL CALL THE REGULAR PLANNING & ZONING COMMISSION MEETING

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 February 5, 2025, Planning and Zoning Commission Regular Meeting.

PUBLIC HEARING:
The Planning and Zoning Commission will hold a public hearing related to zone change requests and replats 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.

PLZC20250032 - Conduct a public hearing and make a recommendation on a request to rezone approximately 0.4 acres of land from Single-Family Residential District (R-2) to Single-Family Residential District (R-6), known as 305 Aviation Avenue, more specifically known as Guadalupe County Property Identification Number 174165, City of Schertz, Guadalupe County, Texas

PLUDC20250035 - 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.

ITEMS FOR INDIVIDUAL CONSIDERATION

PLUDC20250001 - WITHDRAWN Consider and take 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.- No Action to Occur

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 27th day of February, 2025 at 3:30 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.

CAPITAL IMPROVEMENT ADVISORY COMMITTEE: 03/05/2025
Agenda Item 4 A

TO:

Capital Improvement Advisory Committee

PREPARED BY:

Emily Delgado, Planning Manager

SUBJECT:

Minutes for the January 22, 2025 Capital Improvement Advisory Committee Meeting.

GENERAL INFORMATION

Minutes for the January 22, 2025 Capital Improvement Advisory Committee Meeting.

STAFF ANALYSIS AND RECOMMENDATION

Staff recommends approval of the minutes as drafted.

Attachments

Draft minutes for the January 22, 2025 CIAC Meeting

PLANNING AND ZONING COMMISSION MEETING: 03/05/2025
Agenda Item 4 A

TO:

Planning and Zoning Commission

PREPARED BY:

Daisy Marquez, Planner

SUBJECT:

Minutes for the February 5, 2025, Planning and Zoning Commission Regular Meeting.

Attachments

Minutes for the February 5 2025 Regular Meeting

PLANNING AND ZONING COMMISSION MEETING: 03/05/2025
Agenda Item 5 A

TO:

Planning and Zoning Commission

PREPARED BY:

Daisy Marquez, Planner

SUBJECT:

BACKGROUND

The applicant is requesting to rezone approximately 0.4 acres from Single-Family Residential District (R-2) to Single-Family Residential District (R-6). It is currently one platted lot that is part of the Aviation Heights Subdivision, specifically Lot 61, Block 24, with no existing structure on the property. The subject property has direct frontage on Aviation Heights, a local road, and is within the 1% Annual Chance Flood Hazard Zone.

On February 19, 2025, twenty-seven (27) public hearing notices were mailed to the surrounding property owners within a 200-foot boundary of the subject property and the Schertz-Cibolo-Universal City Independent School District. At the time of the staff report, zero (0) responses in favor, zero (0) responses neutral, and three (3) 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, the applicant placed a notification sign on the subject property.

The subject property is located within the Aviation Heights Subdivision, one of the oldest subdivisions in Schertz. A Replat was recorded in 2019 to combine five (5) lots to create Lot 61, Block 24 (the subject property). The property is currently zoned Single-Family Residential District (R-2), but the applicant is requesting Single-Family Residential District (R-6) to split the lot into two lots and build two single-family homes.
Subject Property:

Zoning

Land Use

Existing

Single-Family Residential District (R-2)

Single Family Residence/ Vacant - Undeveloped

Proposed

Single-Family Residential District (R-6)

Single Family Residence

Adjacent Properties:

Zoning

Land Use

North

Single-Family Residential District (R-2)

Open Space/ Single-Family Residence

South

Public Right-of-Way, Single-Family Residential District (R-2)

Aviation Ave/ Single-Family Residences

East

Single-Family Residential District (R-2)

Single-Family Residences

West

Single-Family Residential District (R-2)

Single-Family Residences

Table 21.5.7.A Dimensional Requirements Residential Zoning Districts
		Minimum Lot Size and Dimensions			Minimum Yard Setback			Miscellaneous Lot Requirements
Code	Zoning District	Area Sqft	Width Ft.	Depth Ft.	Front Ft.	Side Ft.	Rear Ft.	Minimum Off-Street Parking Spaces	Max Height	Max Impervious Coverage
R-2	Single-Family Residential District	8,400	70	120	25	10	20	2	35'	50%
R-6	Single-Family Residential District	7,200	60	120	25	10	20	2	35'	50%

GOAL

The proposed zone change is for approximately 0.4 acres of land to Single-Family Residential District (R-6). Per the letter of intent submitted with the application, the applicant would like to split the lot to build two homes.

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 Complete Neighborhood in the Comprehensive Land Use Plan-Future Land Use Map. The Complete Neighborhood land use designation is intended for a mixture of housing options with supporting land uses, such as neighborhood commercial. When considering the existing land uses, the subject property is surrounded by single-family residences and the applicant is also proposing single-family residences. The proposed Single-Family Residential District (R-6) meets the intent of the Complete Neighborhood Land Use Designation and implements the Policies of the Comprehensive Land Use Plan due to the compatibility with the existing land uses and existing zoning district site dimensional requirements.

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. The subject property is surrounded by residences and the applicant is proposing a residential use. The uses permitted within Single-Family Residential District (R-2) are also allowed within Single-Family Residential District (R-6).

3. Whether other uses permitted by the proposed change will be consistent and appropriate with existing uses in the immediate area.
The subject property is part of one of the oldest subdivisions within the City of Schertz. Although residential properties within Aviation Heights are zoned Single-Family Residential District (R-2), they may meet the dimensional requirements of other zoning districts. The applicant is proposing Single-Family Residential District (R-6), which would result in the same uses that are permitted within Single-Family Residential District (R-2).

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. A public hearing notice was also mailed to Schertz-Cibolo-Universal City Independent School District. The most recent SCUC ISD Demographic Report and 10 Year Campus Forecasting Report have been attached to the Staff Report.

The Planning and Zoning Commission and City Council have not provided other factors for the consideration of the amendment.

RECOMMENDATION

Due to the proposed zone change to Single-Family Residential District (R-6) meeting the intent of the Complete Neighborhood Land Use Designation and compatibility with the existing neighborhood at the subject property, Staff recommends approval of PLZC20250032.

Attachments

Aerial Exhibit

Notification Map

Public Hearing Responses

Zoning Exhibit

Survey

Letter of Intent

SCUC ISD Demographic Report

SCUC ISD 10- Year Forecasting

PLANNING AND ZONING COMMISSION MEETING: 03/05/2025
Agenda Item 5 B

TO:

Planning and Zoning Commission

PREPARED BY:

Samuel Haas, Senior Planner

SUBJECT:

BACKGROUND

The proposed Unified Development Code (UDC) amendments are an effort to help clarify language in the UDC for applicants, residents, and Staff. The 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.

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.

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.

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.

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.

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 policy. Therefore, Staff is recommending approval of PLUDC20250035.

Attachments

UDC Article 5 - PRE Dimensions (redlines)

UDC Article 5 - PRE Dimensions (clean)

PLANNING AND ZONING COMMISSION MEETING: 03/05/2025
Agenda Item 6 A

TO:

Planning and Zoning Commission

PREPARED BY:

Samuel Haas, Senior Planner

SUBJECT:

BACKGROUND

The proposed Unified Development Code (UDC) amendments were for two separate sections listed below.

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

Staff had originally packaged these amendments together in an effort to clean-up items in the UDC. However, the proposed amendment regarding the Pre-Development Zoning District (PRE) may require additional notification to property owners than originally thought. This is due to recent, on-going case law in the State of Texas.

This application was posted as an item on the February 5, 2025, Planning and Zoning Commission Agenda. At that meeting, a Public Hearing was conducted and the Planning and Zoning Commission ultimately tabled the UDC Amendment per staff's request to the March 5, 2025, meeting until staff got further understanding from the City's attorney's office.

Based off the council from the City Attorney's office, staff has withdrawn this application, and will move forward with the proposed amendments as separate items.

GOAL

Application withdrawn.

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

Application withdrawn - no recommendation necessary.

RECOMMENDATION

Application withdrawn - no recommendation necessary.

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: 03/05/2025
Agenda Item 8 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: The following new Site Plan Applications were submitted from January 30, 2025 to February 27, 2025:

City of Schertz Fleet Building- Parking Lot
- 27 Commercial Place
- Expansion of the existing paved surface to create a larger parking lot.

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.
- Direction provided but no action taken at the February 18th City Council meeting. The proposed changes will be incorporated into an upcoming Article 11 rewrite.
Ordinance 25-S-007 - Conduct a public hearing and consider a request for a Specific Use Permit 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.
- Recommendation of Approval at the February 5, 2025 Planning and Zoning Commission meeting.
- Scheduled for the March 4, 2025 City Council meeting.
Ordinance 25-S-008 – Conduct a public hearing and consider 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
- Recommendation of Approval at the February 5, 2025 Planning and Zoning Commission meeting.
- Scheduled for the March 4, 2025 City Council meeting.
Ordinance 25-S-009 - Conduct a public hearing and consider 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
- Recommendation of Approval at the February 5, 2025 Planning and Zoning Commission meeting.
- Scheduled for the March 4, 2025 City Council meeting.
Ordinance 25-S-010 – Conduct a public hearing and consider amendments to the City of Schertz Comprehensive Plan to incorporate updated Water and Wastewater Master Plans
- Recommendation of Approval at the January 22, 2025 Planning and Zoning Commission meeting.
- Scheduled for the March 4, 2025 City Council meeting.

ADMINISTRATIVELY APPROVED PROJECTS:
The following projects were administratively approved from January 30, 2025 to February 27, 2025:

Extra Space Storage- Site Plan Application
- 17720 Verde Parkway
- A multi-level 95,310-square-foot climate-controlled public storage facility.
17304 Bell North Drive- Warehouse- Site Plan Application
- 7,200 sqaure foot warehouse
City of Schertz Fleet Building- Parking Lot- Site Plan Application
- 27 Commercial Place
- Expansion of the existing paved surface to create a larger parking lot.
Parklands Unit 3A: Final Plat Extension
- Final Plat creating 36 single-family residential lots
- Final Plat extension with a new expiration date of October 27, 2025.