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MEETING AGENDA
Planning & Zoning Commission
REGULAR SESSION PLANNING & ZONING COMMISSION
May 7, 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, MAY 7, 2025 at 6:00 p.m.

The Planning and Zoning Commission will hold the regularly scheduled meeting at 6:00p.m., Wednesday, May 7, 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 April 2, 2025 Regular 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.

PLZC20250055 - Hold a public hearing and make a recommendation on a request to rezone approximately 4.15 acres of land from General Business District (GB) to General Business District-2 (GB-2), generally known as 46 Maske Road and 44 Maske Road, Lots 3 and 4, Block 1 of the Maske Road Business Park Subdivision, more specifically known as Guadalupe County Property Identification Numbers 199116, and 199117.

PLZC20250080- Hold a public hearing and make a recommendation on a request to rezone approximately 20 acres of land from Pre-Development District (PRE), Agricultural District (AD), and Single-Family Residential/ Agricultural District (R-A) to Single-Family Residential District (R-2), generally located approximately 4,800 feet east of the intersection of FM 1518 and Lower Seguin Road, known as 12816 Lower Seguin Rd and 12746 Lower Seguin Road, and more specifically known as Bexar County Property Identification Numbers 310027, 310026, and 310028, City of Schertz, Bexar County, Texas.

PLZC20250043 - Hold a public hearing and make a recommendation on a request to rezone approximately 62 acres of land from Planned Development District (PDD) and Pre-Development District (PRE) to Single-Family Residential District (R-2), generally located approximately 3,800 feet east of the intersection of FM 1518 and Trainer Hale Road, known as Bexar County Property Identification number 310054 ,a portion of 310053 and a portion of 310061, City of Schertz, Bexar County, Texas.

PLUDC20250090 - 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 11 - Sign and Advertising Devices, Article 3 Boards, Commissions, and Committees - Section 21.3.3 - Planning and Zoning Commission, Article 7 - Nonconforming Uses, Lots, and Structures, and Article 16 - Definitions.

ITEMS FOR INDIVIDUAL CONSIDERATION:

PLPP20250053 Waiver - Consider and act upon a request for a waiver in relation to on-site sewer facilities for the preliminary plat of the Burnette Subdivision, approximately 1.821 acres of land, located at 12396 Schaeffer Road, Schertz, Texas, 78108, more specifically known as Bexar County Parcel Identification Number 308385.

PLPP20250053 - Consider and act upon a request for approval of a preliminary plat of the Burnette Subdivision, approximately 1.89 acres of land located at 12396 Schaeffer Road, Schertz, Texas, 78108, more specifically known as Bexar County Property Identification Number 308385.

PLFP20250091 Waiver - Consider and act upon a request for a waiver in relation to on-site sewer facilities for the final plat of the Monroe Subdivision Block 1 Lot 2, approximately 12.39 acres of land, located approximately 750 feet east of the intersection of Ware-Seguin Road and Boenig Drive, more specifically known as Bexar County Property Identification Number 619166.

PLFP20250091 - Consider and act upon a request for approval of a final plat of the Monroe Subdivision Lot 2 Block 1, approximately 12.39 acres of land located approximately 750 feet east of the intersection of Ware-Seguin Road and Boenig Drive, more specifically known as Bexar County Property Identification Number 619166.

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 1st day of May, 2025 at 11:00 a.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: 05/07/2025
Agenda Item 4 A

TO:

Planning and Zoning Commission

PREPARED BY:

Sarah Rodriguez, Administrative Assistant

SUBJECT:

Minutes for the April 2, 2025 Regular Meeting.

Attachments

Draft minutes for the April 2, 2025 P&Z Meeting

PLANNING AND ZONING COMMISSION MEETING: 05/07/2025
Agenda Item 5 A

TO:

Planning and Zoning Commission

PREPARED BY:

William Willingham, Planner

SUBJECT:

BACKGROUND

Per the applicant's letter of intent, the applicant is proposing to rezone approximately 4.15 acres of land from General Business District (GB) to General Business District-2 (GB-2) to develop flex industrial buildings for office-warehouse use. The property is platted and is currently undeveloped. The site is located within the Accident Potential Zone II (APZ II) for JBSA Randolph Air Force Base.

On April 25, 2025, 11 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, one(1) response in favor, zero (0) response neutral, and zero (0) responses in opposition have been received. A public hearing notice will be published prior to the City Council Meeting. Additionally, one (1) sign was placed on the subject property.

Subject Property:

Zoning

Land Use

Existing

General Business District (GB)

Undeveloped

Proposed

General Business District-2 (GB-2)

Office- Warehouse/Distribution Center

Adjacent Properties:

Zoning

Land Use

North

Right of Way

Maske Road (Commercial Collector- A)

South

General Business District-2 (GB-2)

Office- Warehouse/Distribution Center

East

General Business District (GB)

Undeveloped

West

General Business District (GB)

Undeveloped

GOAL

Dimensional and Developmental Standards (Sec. 21.5.7.B)

Min. Lot Size Dimensions (Ft.)

Min. Yard Setbacks (Ft.)

Misc. Lot Requirements

Code

Zoning District

Area
Sq Ft

Width (ft)

Depth (ft)

Front (ft)

Side Adj
Non-Residential (ft)

Rear Adj
Non-Residential (ft)

Max. Height (ft)

Max. Impervious Coverage

Existing

(GB)

General Business District

10,000

100

120

80%

Proposed

(GB-2)

General Business District-2

10,000

100

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

1. Whether the proposed zoning change implements the policies of the adopted Comprehensive Land Plan, or any other applicable adopted plans
The Comprehensive Land Plan is a guiding document for the long-range vision of Schertz and designates this area as "Industrial Hub." Industrial Hub is intended for developments such as manufacturing warehouses, processing, and distribution centers, and can buffer industrial areas to transition to other land uses by developing flex buildings or research and development. The applicant is requesting a zone change from General Business District (GB) to General Business District-2 (GB-2) to develop flex industrial buildings for office-warehouse use. Office-warehouse land use is consistent with the Industrial Hub designation and thus implements the policies established by the Comprehensive Land Plan.

2. Whether the proposed zoning change promotes the health, safety, and general welfare of the City.
As part of promoting health, safety, and general welfare, zone change requests should align with the Unified Development Code (UDC) and city policy. The subject property is located within the Air Installation Compatible Use Zone District (AICUZ). More specificially, this property is located within the Accident Potential Zone II (APZ II). These zones are established to provide control on encroachment around a military airfield per UDC Sec. 21.5.9.A, which requires that Randolph Air Force Base (RAFB) affirmatively recommend to the City that the proposed zone change be permitted. Based upon an evaluation of noise pollution and the high risk potential of aircraft accidents, RAFB has affirmatively recommended the zone change request from General Business District (GB) to General Business District-2 (GB-2). Therefore, the proposed zone change aligns with the UDC and city policy.

3. Whether the uses permitted by the proposed change will be consistent and appropriate with existing uses in the immediate area
The subject property is currently undeveloped and is located directly adjacent to an area with numerous properties zoned as General Business District-2 (GB-2). General Business District-2 (GB-2) is intended to provide suitable areas for the development of non-residential and light industrial uses that serve the entire community. Therefore, given the current conditions of the surrounding area, a rezone to General Business District-2 (GB-2) does meet the intent of the UDC and is appropriate with the existing uses in the immediate area. The land uses permitted in General Business District-2 (GB-2) are listed in UDC Section 21.5.8 -Permitted Use Table.

Permitted Use Table (Sec. 21.5.8)*

Existing Zoning District

Proposed Zoning District

General Business District (GB)

General Business District-2 (GB-2)

Permitted Uses

Appliances, Furniture and Home Furnishing Store
Building Material and Hardware Sales
Car Wash, Automated
Commercial Amusement, Indoor

Appliances, Furniture and Home Furnishing Store
Building Material and Hardware Sales
Car Wash, Automated
Commercial Amusement, Indoor
Auto Repairs and Service, Major
Office Warehouse/Distribution Center
Mini-Warehouse/Public Storage (SUP)

*The permitted use table shown is a non-exhaustive list. For a complete list of permitted uses, see UDC Section 21.5.8- Permitted Use Table.

4. Whether other factors are deemed relevant and important in the consideration of the amendment
All UDC requirements have been met for the proposed zone change. City of Schertz Fire, EMS, and Police Departments have been notified of the zone change and have provided no objections to the request.

JBSA Randolph has been notified of the zone change request by the City of Schertz and, per the 2017 Air Installations Compatible Use Zones (AICUZ) Study, JBSA finds warehousing and storage services to be permitted within this area of the Accident Potential Zone (APZ) II with a maximum Floor-to-Area Ratio (FAR) of 2.0. Per their independent review, JBSA affirmatively recommends approval of the zone change request.

RECOMMENDATION

Due to the character of the surrounding area, the consistency with the Comprehensive Land Plan, and the affirmative recommendation of the proposed zone change from JBSA Randolph, staff recommends approval of PLZC20250055.

Attachments

Aerial Exhibit

Public Hearing Notice Map

Zoning Exhibit

JBSA Letter

PLANNING AND ZONING COMMISSION MEETING: 05/07/2025
Agenda Item 5 B

TO:

Planning and Zoning Commission

PREPARED BY:

Daisy Marquez, Planner

SUBJECT:

BACKGROUND

The applicant is proposing to rezone approximately 20 acres from Pre-Development District (PRE), Agricultural District (AD), and Single-Family Residential/Agricultural District (RA) to Single-Family Residential District (R-2) generally located 4,800 feet east of the intersection of FM 1518 and Lower Seguin Road. There are existing residences on the properties, and the properties are not platted. Approximately 13 acres of the subject property was annexed in 2024.

On April 21, 2025, forty (40) 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, one (1) response 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, a sign was placed on the subject property by the applicant.

Subject Property:

Zoning

Land Use

Existing

Single-Family Residential/ Agricultural District (R-A)
Agricultural District (AD)
Pre-Development District (PRE)

Residential and Agricultural

Proposed

Single-Family Residential District (R-2)

Residential

Adjacent Properties:

Zoning

Land Use

North

Right-of-Way

Lower Seguin Road
(Secondary Arterial 90' ROW)

South

Agricultural District (AD)

Agriculture

East

Agricultural District (AD)
Single-Family Residential/ Agricultural District (R-A)

Residential & Undeveloped

West

Planned Development District (PDD)

Carmel Ranch Residential Subdivision

GOAL

The applicant is proposing to rezone approximately 20 acres to Single-Family Residential District (R-2) for a residential development.

Table 21.5.5.A Dimensional Requirements Residential Zoning Districts
			Minimum Lot Size and Dimensions			Minimum Yard Setbacks				Miscellaneous Lot Requirements
	Code	District	Area SqFt	Width Ft	Depth Ft	Front Ft	Side Ft	Rear Ft	Minimum Off-Street Parking Spaces	Max Height	Max Impervious Coverage
Existing	PRE	Pre-Development	N/A	N/A	N/A	N/A	N/A	N/A	N/A	N/A	N/A
Existing	AD	Agricultural	217,800	100	100	25	25	25	2	35	30%
Existing	RA	Single-Family Residential/ Agricultural	21,780	N/A	N/A	25	25	25	2	35	50%
Proposed	R-2	Single-Family Residential	8,400	70	120	25	10	20	2	35	50%

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. The Complete Neighborhood Land Use Designation is intended for a mix of residential lot sizes with neighborhood commercial to create a complete neighborhood. Along Lower Seguin and within half a mile of the subject property, Carmel Ranch PDD, Rhine Valley PDD, and Saddlebrook Ranch PDD all offer residential lots with a smaller minimum lot size and dimensions than the 70-foot by 120-foot 8,400 square foot required in Single-Family Residential District (R-2).

The proposed zone change to Single-Family Residential District (R-2) implements the policies of the Comprehensive Land Use Plan by providing a different lot size to add to the mix of residential.

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 proposed Single-Family Residential District (R-2) acts as a transition to the smaller residential lot developments to the large agricultural properties.

3. Whether the uses permitted by the proposed change will be consistent and appropriate with existing uses in the immediate area;
There are existing residential developments surrounding the subject property. To the left of the subject property is the Carmel Ranch Subdivision, which is a smaller lot Single-Family Residential Planned Development District that allows for the construction of 131 residences. Out of the 131 residential lots within the Carmel Ranch development, 107 are smaller than what the applicant is proposing.

Carmel Ranch Planned Development District (Ord. 21-S-14 ) Dimensional Requirements
		Min. Lot Size			Minimum Yard Setbacks			Min. Off-Street Parking Spaces	Misc Requirements
Code	Classification	Area sf	Width ft	Depth ft	Front ft	Side ft	Rear ft	Parking	Max. Height	Max Imperv. Cover	Lot Count
SF 55	Single-Family	6,875	55	125	30	10	15	2	35	65(single-story home) 50 (two-story home)	60
SF 60	Single-Family	7,200	60	120	25	10	15	2	35	65(single-story home) 50 (two-story home)	47
SF 70	Single-Family	8,400	70	120	25	10	15	2	35	65(single-story home) 50 (two-story home)	20

Located along Lower Seguin and to the northwest of the subject property, the Rhine Valley Planned Development District consists of a total 447 residential lots where all lots are smaller than what is being proposed by the applicant.

Rhine Valley Subdivision Planned Development District (Ordinance 13-S-37)
Dimensional Requirements

Minimum Lot Size and Dimensions

Minimum Yard Setback

Miscellaneous Requirements

Code

Classification

Area Sq.Ft.

Width Ft.

Depth Ft.

Front

Side ft

Rear Ft

Minimum Off-Street Parking Requirements

Max Height

Max Imperv. Coverage

Lot Count

SF 45

Single-Family

5,400

120

65%

124

SF 50

Single-Family

6,000

120

65%

246

SF 60

Single-Family

7,200

120

65%

Along Lower Seguin and north of the subject property, the Saddlebrook Ranch Planned Development District consists of 633 residences with all 633 residential lots being smaller than the proposed Single-Family Residential District (R-2) minimum dimensional requirements.

Saddlebrook Ranch Planned Development District (Ordinance 21-S-06) Dimensional Requirements
		Minimum Lot Size			Minimum Yard Setback			Miscellaneous Requirements
Classification		Area Sq.Ft.	Width Ft.	Depth Ft.	Front Ft.	Side Ft.	Rear Ft.	Parking	Max Height	Max Impervious Coverage	Lot Count
SF 55	Single-Family	6,875	55	125	30	10	15	2	35	65% (one-story homes) 50% (two-story homes)	211
SF 60	Single-Family	7,080	60	118	25	10	15	2	35	65% (one-story homes) 50% (two-story homes)	264
SF 70	Single-Family	8,260	70	118	25	10	15	2	35	65% (one-story homes) 50% (two-story homes)	109
Garden Home	Single-Family	5,000	50	100	10	10	10	2	35	75%	49

To the right of the subject property is property that is currently undeveloped and zoned Single-Family Residential / Agricultural District (R-A) and Agricultural District (AD). To the south of the subject property is property zoned Agricultural District (AD), which is used for agriculture.

Table 21.5.7.A Dimensional Requirements Residential Zoning Districts
		Minimum Lot Size			Minimum Yard Setbacks			Miscellaneous Lot Requirements
Code	Classification	Area Sq.Ft.	Width Ft.	Depth Ft.	Front Ft.	Side Ft.	Rear Ft.	Minimum Off-Street Parking Requirements	Max Height	Max Impervious Coverage
AD	Agricultural District	217,800	100	100	25	25	25	2	35	50%
RA	Single-Family Residential/ Agricultural District	21,780	-	-	25	25	25	2	35	50%

The proposed zoning district of Single-Family Residential District (R-2) is appropriate in the surrounding area as it provides a transition from the smaller lots along Lower Seguin to the existing agricultural uses.

4. Whether other factors deemed relevant and important in the consideration of the amendment.
The zone change application meets the Unified Development Code Requirements.
The City of Schertz Fire, EMS, and Police Departments have been notified of the zone change and do not provide objections. SCUC ISD was notified of the zone change. The most recent SCUC ISD demographic and forecasting reports are provided.

RECOMMENDATION

Staff recommends approval of PLZC20250080 due to the proposed zone change compatibility with the Comprehensive Land Use Plan - Future Land Use Map and existing uses.

Attachments

Aerial Exhibit

Notification Map

Public Hearing Responses

Zoning Exhibit

Metes and Bounds

SCUC ISD 10- Year Forecasting

SCUC ISD Demographic Report

PLANNING AND ZONING COMMISSION MEETING: 05/07/2025
Agenda Item 5 C

TO:

Planning and Zoning Commission

PREPARED BY:

Daisy Marquez, Planner

SUBJECT:

BACKGROUND

The applicant is proposing to rezone approximately 62 acres of land from Planned Development District (PDD) and Pre-Development District (PRE) to Single-Family Residential District (R-2) that is part of the existing Sterling Grove Planned Development District (PDD). The remaining approximately 221 acres within the Sterling Grove PDD are to remain subject to the PDD development standards. The subject property is currently not platted.

The Sterling Grove PDD was originally 362-acres. The original 362-acres were reduced with Ordinance 24-S-149 which rezoned 79-acres to Single-Family Residential District (R-1). The proposed rezone for 62-acres to Single-Family Residential District (R-2) further reduces the original acreage of the Sterling Grove PDD to 221 acres.

On April 21, 2025, thirteen (13) public hearing notices were mailed to the surrounding property owners within a 200-foot boundary of the subject property and Schertz-Cibolo-Universal City Independent School District. At the time of the staff report, two (2) 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. A notice sign was placed at the subject property.

Subject Property:

Zoning

Land Use

Existing

Pre-Development District (PDD) and Pre-Development District (PRE)

Residential

Proposed

Single-Family Residential District (R-2)

Residential

Adjacent Properties:

Zoning

Land Use

North

Pre-Development District (PRE)

Undeveloped, Agriculture, and Residential

South

Single-Family Residential District (R-1),
Pre-Development District (PRE) &
Agricultural District (AD)

Undeveloped, Agriculture, and Residential

East

Single-Family Residential District (R-2),
Single-Family Residential District (R-6),
Single-Family Residential District (R-1) , and Agricultural District (AD)

Undeveloped, Agriculture, and Residential

West

Planned Development District (PDD) & Pre-Development District (PRE)

Undeveloped, Agriculture, and Residential

GOAL

The applicant is proposing to rezone approximately 62 acres of land to Single-Family Residential District (R-2) for single-family residential development.

Table 21.5.7. Dimensional Requirements Residential Zoning
			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.	Minimum Off-Street Parking	Max Height	Maximum Impervious Coverage
Existing	PRE	Pre-Development District	N/A	N/A	N/A	N/A	N/A	N/A	N/A	N/A	N/A
Existing	PDD- SFR1	Planned Development District (Sterling Grove PDD)	6,050	55	110	20	10	15	2	35	60%
Existing	PDD- SFR2	Planned Development District (Sterling Grove PDD)	7,150	65	110	20	10	15	2	35	60%
Existing	PDD-0.5 Acre	Planned Development District (Sterling Grove PDD)	21,780	N/A	N/A	25	10	15	2	35	50%
Proposed	R-2	Single-Family Residential District	8,400	70	120	25	10	20	2	35	50%

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

Sterling Grove Planned Development District (PDD); Ordinance 22-S-28
The Sterling Grove Planned Development District, also known as Ordinance 22-S-28, was passed on the July 26, 2022, City Council Meeting. The original PDD consisted of 362 acres of land that allowed for 832 total single-family residential homes. The minimum lot sizes allowed were 55-feet by 110-feet, 65-feet by 110-feet, and half-acre lots with no minimum width and depth. Per the PDD, approximately eighty-one percent (81%) of the single-family residential lots were going to be either the 55 or 65-foot wide lots. The Sterling Grove PDD was to be developed in four phases and included a Master Development Plan.

Ordinance 24-S-149 was approved at the September 17, 2024, City Council meeting, which removed approximately 79-acres from the original Sterling Grove PDD and approved Single-Family Residential District (R-1) zoning. The zone change to Single-Family Residential District (R-1) removed land that was within portions of Phase 1,2, and 3 and altered the layout and acreage of the proposed master development plan of Sterling Grove. Since the roads were removed and altered the configuration of the PDD, the Sterling Grove PDD properties that depended on access within the property now zoned Single-Family Residential District (R-1), would no longer conform to the Master Development Plan.

To resolve the issues in access and alteration of the MDP, the applicant is proposing to change the zoning for the portions affected by the removal of the 79-acres to Single-Family Residential District (R-2) so that the properties can still be developed without needing to amend the Sterling Grove PDD. The applicant would be able to continue to develop the remaining 221-acres that remain zoned under the Sterling Grove PDD to the unique standards and resolve the conflict that remained with the removal 79 acres within multiple phases. The subject 62-acres being rezoned must conform to the minimum Single-Family Residential District (R-2) dimensional and development requirements.

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. Complete Neighborhood is intended for a mixture of housing options with supporting land uses that include neighborhood commercial development. When evaluating zone changes, factors such as roadway classification, conflicts among land uses and buildings, and the undue concentration or diffusion of populations should be considered.

The proposed Single-Family Residential District (R-2) meets the intent of the Complete Neighborhood Land Use Designation and implements the policies of the Comprehensive Land Use Plan by proposing 70-foot by 120-foot lots that are larger than what is in the existing Sterling Grove PDD and adding to the mix of residential in the existing area.

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 proposed Single-Family Residential District (R-2) acts as a transition from the smaller lots in the Sterling Grove PDD to the surrounding agricultural uses.

3. Whether the uses permitted by the proposed change will be consistent and appropriate with existing uses in the immediate area;
The subject property is adjacent to the Sterling Grove PDD, which is intended for single-family residential and parks/ open space. To the right of the subject property, the properties are zoned Single-Family Residential District (R-2) with a minimum 8,400 square foot lot size and Single-Family Residential District (R-6) with a minimum 7,200 square foot lot size. To the south of the subject property, the property is zoned Single-Family Residential District (R-1), which is intended for single-family detached residential with a minimum lot size of 9,600 square feet. Additionally, there are properties zoned Agricultural District (AD) to the south of the subject property, which were part of recent annexations in 2024. Agricultural District (AD) is intended for areas where development is premature due to a lack of utilities, capacity, or service.

The applicant is proposing Single-Family Residential District (R-2) on approximately 62 acres, which is intended for single-family detached residential dwelling units with a minimum lot size of 8,400 square feet, together with schools, churches, and parks necessary to create basic neighborhood units. The proposed zoning district of Single-Family Residential District (R-2) requires a minimum lot size of 8,400 square feet and permits uses that are compatible and consistent with the existing uses in the immediate area.

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.

A public hearing notice was 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 City of Schertz Fire, EMS, and Police Departments have been notified of the zone change request and have not provided objections.

RECOMMENDATION

Due to the compatibility of the proposed Single-Family Residential District (R-2) with the immediate area and the Complete Neighborhood Land Use Designation of the Comprehensive Plan, Staff recommends approval of PLZC20250043.

Attachments

Aerial Exhibit

Notification Map

Public Hearing Responses

Zoning Exhibit

SCUC ISD 10- Year Forecasting

SCUC ISD Demographic Report

Subject Property Location in Sterling Grove PDD

PLANNING AND ZONING COMMISSION MEETING: 05/07/2025
Agenda Item 5 D

TO:

Planning and Zoning Commission

PREPARED BY:

Samuel Haas, Senior Planner

SUBJECT:

BACKGROUND

City Council from time to time, on its own motion, or at the recommendation of City Staff may propose to amend, change, or modify text in any portion of the Unified Development Code (UDC). It is generally considered good practice to periodically review and update the UDC. The last ordinance that significantly revised Article 11 was in 2017. In the following 8 years, the Schertz City Council has changed, the city has grown, and policies have shifted. Motivated by the recent City Council workshops on Temporary Signs, Staff determined that it was prudent to review and revise Article 11. These proposed amendments will also involve changes to Article 3 - Boards, Commissions, and Committees, Article 7 - Nonconforming Uses, Lots, and Structures, as well as Article 16 - Definitions.

GOAL

The goal for these proposed amendments is to update and streamline Article 11. Like other recent UDC amendments, one of the main objectives is to make editorial changes to update UDC language to make it consistent with other Articles, and to help convey information better. For example, replacing specific titles with the "City Manager or his/her designee" language or splitting long paragraphs into subsections like (a), (b), (c), etc. to help easily highlight regulations. This section will detail the proposed amendments starting with Article 11 - Signs and Advertising Devices, and then detailing other articles that were also affected.

Article 11 - Proposed Amendments

Section 21.11.1 Purpose

Summary of Changes Proposed

Staff is proposing to remove unnecessary language. This can be in the form of redundancies that are covered in other sections, or language that is self-evident and does not need to be explicitly stated.
Staff is proposing to remove sections pertaining to the ETJ. This is based off of an understanding in recent state laws that have been passed to limit what Schertz is allowed to regulate in the ETJ and how easy it is to petition to be removed from the ETJ.
Staff is proposing to move a sentence from 21.11.3 Administration into the Purpose section as it fits the Purpose section better.

Section 21.11.2 Applicability

Summary of Changes Proposed

Removing unnecessary language.
Subsection A. & B. are not required to be explicitly stated in the UDC.
Subsection C. was a date that was proposed after the last update. This subsection is alluding to provision in the Article relating to categorizing and documenting older signs. This was never done and thus this subsection is not required.

Section 21.11.3 Administration

Summary of Changes Proposed

Removing unnecessary language.
Subsection A. was shortened and moved to 21.11.1 Purpose.
Subsection E. and F. are not required to be explicitly stated in the UDC.

Section 21.11.4 General Requirements

Summary of Changes Proposed

Replacing specific titles with "City Manager or his/her designee".
Making minor edits to the permit application requirements to clarify what staff is looking for.
Rewording of the "Fees" subsection to be consistent with the Fee Schedule.

Section 21.11.5 Exempted Signs

Summary of Changes Proposed

Definitions were added to certain signs that did not have one.
Murals were added to the exempted list.
Directional Signs were added to the exempted list.

Section 21.11.6 Prohibited Signs

Summary of Changes Proposed

Subsection J was updated to match recent changes to 21.8.4 Home Occupations.
Subsection K was removed as Staff felt this particular sign is not prevalent in Schertz and the definition seemed problematic as it would include TxDOT traffic signs and other similar devices.
Definitions were added to Bandit Signs and the definition of Painted Signs was edited to be consistent with Murals.
Balloon Signs were added based off of recent City Council workshops on Temporary Signs.

Section 21.11.7 Removal of Signs

Summary of Changes Proposed

Replacing specific titles with "City Manager or his/her designee".

Section 21.11.8 General Sign Provisions

Summary of Changes Proposed

Removing wind load language as it is covered in the Building Code.
Replacing specific titles with "City Manager or his/her designee".
Sign clearance language was removed as our setback requirements make this language unnecessary.

Section 21.11.9 Wall Signs

Summary of Changes Proposed

Regulations were condensed into new subsections.
A special provision for Main Street properties abutting a railroad track.
"Areas with Limited/Unlimited Access" changed to simple roadway classification.
Wall sign standards turned into an easy to read table.
Staff is proposing changes to the standards as well that are detailed below:

Current Code

Proposed Code

Interstates, Farm to Market Roads, and Schertz Parkway are considered the same.
Sign square footage calculated by % of facade or a cap determined by roadway, whichever is less.
Allowed buildings within Manufacturing Light District (M-1) and Manufacturing Heavy District (M-2) with a 300-linear foot facade a maximum of 250 square feet of signage.

Schertz Parkway has stricter standards than Interstates and Farm to Market Roads.
Wall signs are allowed more flexibility and given an allotment of square footage per facade. This would more clearly allow either multiple sign components or one contiguous sign.
Simplified for sign square footage to not exceed cap determined by roadway.
Provision added that allows large buildings (over 100,000 sq ft.) additional square footage for signage.

Section 21.11.10 - Freestanding Sign

Summary of Changes Proposed

This is essentially a new category that has been created from combining the current "Freestanding Ground Sign", "Monument Sign", and "Multi-Tenant Sign" sections.
"Areas with Limited/Unlimited Access" changed to simple roadway classification.
Sign standards turned into an easy-to-read table.
Staff is proposing changes to the standards as well. Essentially, sign standards on FM roads gain height and area, but standards on Schertz Parkway decrease. Most other regulations remained. These are detailed below:

Current Code

Proposed Code

Interstates, Farm to Market Roads, and Schertz Parkway are considered the same.
Freestanding Ground Signs allowed a maximum height of 50 feet on Interstates, 40 feet on FM Roads, except 18 feet for FM 3009 and Schertz Parkway, and 20 feet everywhere else.
Freestanding Ground Signs allowed a maximum area of 250 sq. ft. on Interstates, 100 sq. ft. on FM Roads, except 90 sq. ft. for FM 3009 and Schertz Parkway, and 32 sq. ft. everywhere else.
Monument Signs allowed a maximum height of 5 foot 6 inches.
Monument Signs allowed a maximum area of 50 sq. ft.
Multi-Tenant Signs allowed a maximum height of 20 feet on Interstates, 18 feet on FM Roads and Schertz Parkway, and 15 feet everywhere else.
Multi-Tenant Signs allowed a maximum area 1% of building or 150 sq. ft. whichever is less.
Developer responsible for providing "adequate" space for tenants in Multi-Tenant signs.

Schertz Parkway has stricter standards than Interstates and Farm to Market Roads.
Freestanding Signs allowed a maximum height of 50 feet on Interstates and FM Roads, and 20 feet everywhere else.
Freestanding Signs allowed a maximum area of 250 sq. ft. on Interstates and FM Roads, and 150 sq. ft. everywhere else.
Provision added that prevents any one business taking up more that 50% of the allowable square footage for a multi-tenant sign. Where the current code has the developer being responsible for "adequate" space for tenants, this new rule provides a clear limitation and ensures space for tenants.
Included requirements from existing 21.11.13 Electronic Signs.

Section 21.11.11 Monument Signs

Summary of Changes Proposed

The section is proposed to be removed and combined with the new "Freestanding Signs".

Section 21.11.12 Multi-Tenant Signs

Summary of Changes Proposed

The section is proposed to be removed and combined with the new "Freestanding Signs".

Section 21.11.13 Electronic Signs

Summary of Changes Proposed

The section is proposed to be removed and combined with the new "Freestanding Signs".

Section 21.11.14 Directional Signs

Summary of Proposed Changes

The section is proposed to be removed and "Directional Signs" are proposed to be exempt from permitting although some standards still apply.

Section 21.11.15 Subdivision Entry Signs

Summary of Proposed Changes

Subdivision Entry Signs are now given different standards for roadway classification, where previously there was only one standard for all.
Standards are the same except Interstates and FM Roads are given slightly higher maximums on height (10 feet) and area (50 sq. ft.).

Section 21.11.16 Price Per Gallon Display

Summary of Proposed Changes

Standards remain the same except:
There is no stipulation on letter size.
Square footage of Price Per Gallon Displays is included with main permitted sign.
This section was also moved up in order and will now be after the new "Freestanding Signs"

Section 21.11.17 Temporary Signs

Summary of Proposed Changes

Sign standards turned into an easy-to-read table.
Other items were included due to recent City Council workshops, such as limiting feather flag duration.
A recurring event permit subsection was added for long-held community events in Schertz.
"Development Signs" and "Real Estate Signs" were added to these sections as these are, in essence, temporary signs as well.

Section 21.11.18 Development Signs

Summary of Proposed Changes

The section is proposed to be removed and "Development Signs" standards were put into "Temporary Signs".

Section 21.11.19 Real Estate Signs

Summary of Proposed Changes

The section is proposed to be removed and "Real Estate Signs" standards were put into "Temporary Signs".

Section 21.11.20 Banners over Public Rights-of-Way

Summary of Proposed Changes

Minor edits were made in this sections. Just removing unclear/conflicting language and adding "City Manager or his/her designee" to a paragraph.

Section 21.11.21 Nonconforming Signs

Summary of Proposed Changes

Section is being moved to Article 7 which is the Nonconforming Article of the UDC.
Proposed to be deleted as a result.

Section 21.11.22 Licenses

Summary of Proposed Changes

The licenses section is being proposed to be removed as licensing requirements are covered in the Code of Ordinance and are not needed in the UDC.
This section is instead proposed to be revised into a "Waiver" section that details a waiver process for sign standards in extraordinary circumstances.
This waiver is proposed to be heard by the Planning and Zoning Commission with any appeals going to City Council.

Section 21.11.23 Violations

Summary of Proposed Changes

None.

The result of these proposed changes will result in the removal of 7 sections. For example, the last section "Violations" would be renumbered to 21.11.16.

These amendments also require changes to Article3, Article 7, and Article 16. These changes are detailed below:

Article 3 Proposed Amendments

Section 21.3.3 - Planning and Zoning Commission

Language was added in Subsection B.2 that details the Planning and Zoning Commission having approval authority for waivers related to Article 11. This is consistent with the new Waiver section in Article 11.

Article 7 Proposed Amendments

Section 21.7.12 (New Section) - Nonconforming Signs

Summary of Proposed Changes

This section was copied from existing code Article 11, Section 21.11.21
Language was added directly from Local Government Code Section 216.013 pertaining to when signs lose nonconforming status.

Article 16 - Definitions

Summary of Proposed Changes

Staff will be adding and changing select definitions related to signs.

Definitions added:

Definitions replacing/editing:

Façade: The portion of any exterior elevation of the building extending from grade to the top of the roof or parapet. Does not include structural or nonstructural elements which extend beyond roof or parapet.
Murals. A graphic displayed on the exterior of a building for decoration or artistic expression. Shall not include text, logos, or images advertising or indicating a service or product.
Subdivision Entry Signs: entry signs identifying a residential or mixed-use development.

Balloon/Inflatable Signs: One or more inflatable devices filled with lighter-than-air gas used as a temporary sign for the purpose of directing attention to any location, event, person, product, good, service, activity, institution or business.
Bandit Sign: An illegally placed sign often used for advertising a service, business, or product.
Directional Signs: Any on-premise sign that directs the movement of traffic on private property within developments. Directional signs shall be located in a manner where they will not interfere with the safe movement of vehicles or pedestrians and shall not be located within any visibility triangle. Cannot be greater than twelve (12) square feet in area
Freestanding Sign: A sign that is not attached to a building and which is self-supported.
Temporary Signs: A sign constructed of a natural or man-made flexible material including, but not limited to, cloth, canvas, vinyl, engineered wood products not rated for outside use, or fabric which can be easily folded or rolled that is mounted with or without an enclosing framework that is attached or tethered to the building or structures. These signs are intended to be displayed for a limited period of time.
Wall Sign: Any sign attached to or projected from the exterior wall surface or facade of a building
Wind Sign: Any display or series of displays, banners, flags, pennants or other such objects designed and fashioned in such a manner as to move when subjected to wind pressure. Wind signs shall only be permitted as temporary signs. Feather Flags are the only type of wind driven signs allowed.

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 staff evaluates Unified Development Code Amendments, they use section 21.4.7.D Criteria for approval.

1. The proposed amendment promotes the health, safety, and general welfare of the City;
It is considered good practice to proactively review and improve the Unified Development Code that governs development within the City of Schertz. This process has started because of the recent Temporary Sign workshops and staff has used this opportunity to overhaul the rest of Article 11. In promoting health, safety and general welfare, the city strives to make our development code more logical, easy to understand, and more consistent to enforce/administer. The proposed amendments help make Article 11 more user-friendly for residents, applicants, and city staff. This is done by creating more consistent language across the UDC, allowing for greater flexibility in our sign standards, and by simplifying language.

2. The proposed amendment is consistent with the goals, objectives, and policies of the UDC and the City;
The proposed amendments are consistent with the goals and desires of the City Council as discussed at the November 19, 2024, City Council workshop, the January 7 and February 4, 2025, City Council Meetings. Also, the Schertz Strategic Plan states that one of the goals and objectives for the city is to have a "thriving economy" by supporting "business retention and recruitment". Updating our sign code to be more flexible and easier to understand will help our business community here in Schertz thrive.

3. The proposed amendment corrects an error, meets the challenge of changing conditions, or is in response to changes in state law; and
Some of these proposed amendments are reactive to state law changes, such as eliminating language pertaining to the ETJ. Mostly, these amendments are in response to issues that residents and applicants have had with Article 11. Staff's efforts to make this Article simpler and easier to understand will help address these concerns. Finally, certain sections do reflect changing conditions such as exempting murals or the change in classification of Schertz Parkway. The existing code equates Schertz Parkway with thoroughfares such as FM 3009 or FM 78; however, these amendments acknowledge that Schertz Parkway is not developing as an intense commercial corridor, and thus these sign amendments will help preserve its current character.

4. Other factors which are deemed relevant and important in the consideration of the amendment.
Staff has ensured all UDC requirements have been met and the City Attorney's office has assisted staff to ensure state law compliance as well. The scheduled public hearing will provide an opportunity to introduce new factors for consideration.

RECOMMENDATION

These proposed amendments help promote the health, safety, and welfare for Schertz, align with city policies, and help meet the challenge of changing conditions. Therefore, staff is recommending approval of PLUDC20250090.

Attachments

UDC Article 11 Redlines

UDC Article 11 Clean

UDC Article 3 Section 21.3.3 Redlines

UDC Article 3 Section 21.3.3 Clean

UDC Article 7 Redlines

UDC Article 7 Clean

UDC Article 16 Amendments

PLANNING AND ZONING COMMISSION MEETING: 05/07/2025
Agenda Item 6 A

TO:

Planning and Zoning Commission

PREPARED BY:

William Willingham, Planner

CASE:

PLPP20250053 Waiver

SUBJECT:

GENERAL INFORMATION:

Owner: Michael T Burnette
Applicant: Edward Campos, Plat Processing Services

ITEM SUMMARY:

The applicant is requesting to preliminary plat approximately 1.821 acres of land in order to establish one lot. The subject property is currently zoned Single-Family Residential/Agricultural District (R-A). The applicant is seeking approval of a waiver to the UDC Article 15, Easements and Utilities, Section 21.15.3.A: Wastewater Systems - Wastewater Connection Required and Section 21.15.2.D: Water Systems - Extension of Lines. The property is located within the City of Schertz sewer CCN.

GENERAL LOCATION AND SITE DESCRIPTION:

The site is a residence located at 12396 Schaeffer Road, approximately 4,800 feet east of the intersection of Schaeffer Road and FM 1518. The applicant is requesting a waiver to UDC Article 15, Easements and Utilities, Section 21.15.3.A: Wastewater Systems - Wastewater Connection Required and Section 21.15.2.D: Water Systems - Extension of Lines.

PUBLIC IMPROVEMENTS:

The applicant is seeking approval of a waiver to bring the already existing, privately owned on-site sewer facility (OSSF) servicing the subject property into compliance with the UDC. In accordance with UDC Article 15, Easements and Utilities, Section 21.15.3.A: Wastewater Systems - Wastewater Connection Required and Section 21.15.2.D: Water Systems - Extension of Lines, all lots within a subdivision are required to extend across the property frontage and to connect to public sanitary sewer systems unless otherwise approved by the City.

Based on the requirements of the UDC, not connecting to a public sanitary sewer system, not extending a wastewater line across the frontage of the property, and installation of an on-site sewer facility (OSSF) requires a waiver to be granted by the Planning and Zoning Commission as detailed in UDC Section 21.12.5: Waivers.

STAFF ANALYSIS AND RECOMMENDATION:

City of Schertz Engineering has conducted a review of the waiver and recommends approval of the request as the closest gravity sewer connection is over 4,000 feet away, and no new development is proposed on this plat.

Planning Department Recommendation

Approve as submitted

Approve with conditions*

Denial

* While the Commission can impose conditions, conditions should only be imposed to meet the requirements of the UDC.

COMMISSIONERS CRITERIA FOR CONSIDERATION:

Section 21.12.15- Waivers:

A. General. The Planning and Zoning Commission may authorize waivers from the provisions of this Article when, in its opinion, undue hardship will result from requiring strict compliance. In granting a waiver, the Planning and Zoning Commission shall prescribe only conditions that it deems necessary or desirable to the public interest. In making their finidings, the Planning and Zoning Commission shall take into account the nature of the proposed use of the land involved and existing uses of land in the vicinity, the number of persons who will reside or work in the proposed subdivision, and the probable effect of such waivers upon traffic conditions and upon the public health, safety, convenience, and welfare in the vicinity. Waivers shall not be granted unless the Planning and Zoning Commission finds:

Such findings of the Planning and Zoning Commission, together with the specified facts upon which such findings are based, shall be incorporated into the official minutes of the Planning and Zoning Commission meeting at which the waiver is granted. Waivers may be granted only when in harmony with the general purpose and intent of this UDC so that the public health, safety, and welfare may be secured and justice done.
B. The Planning and Zoning Commission may establish a time period for execution of each granted waiver.
C. Such findings together with the specific facts on which such findings are based shall be incorporated into the official minutes of the Planning and Zoning Commission meeting at which such exception is granted.
D. Planning and Zoning Commission shall not authorize a waiver that would constitute a violation of a valid law, ordinance, code or regulation of the City.
E. Any decision of the Planning and Zoning Commission regarding waivers to the provisions of this Article may be appealed to the City Council. When considering an appeal, the City Council shall consider the same standards as the Planning and Zoning Commission as outlined above.

Attachments

Aerial Exhibit

Waiver Request Letter

Engineering Memo

Plat Exhibit

PLANNING AND ZONING COMMISSION MEETING: 05/07/2025
Agenda Item 6 B

TO:

Planning and Zoning Commission

PREPARED BY:

William Willingham, Planner

CASE:

PLPP20250053 Plat

SUBJECT:

GENERAL INFORMATION:

Owner: Michael T Burnette
Applicant: Edward Campos, Plat Processing Services

APPLICATION SUBMITTAL DATE:

Date:

Application Submittal Type:

April 11, 2025

Preliminary Plat Application

ITEM SUMMARY:

The applicant is proposing to preliminary plat approximately 1.89 acres of land to establish one buildable lot. The subject property is currently zoned Single-Family Residential/Agricultural District (R-A).

An existing residence is already developed on the property and there is no new development being proposed by the applicant. Any additional developments must adhere to the design requirements as dictated by the Unified Development Code.

Single-Family Residential/Agricultural District (R-A) Design Requirements

Area sq. ft.

Width

Depth

Front Setback (ft.)

Rear Setback (ft.)

Side Setback (ft.)

Imp. Coverage

21,780

50%

GENERAL LOCATION AND SITE DESCRIPTION:

The property is currently used as a residence located at 12396 Schaeffer Road, Schertz, Texas, otherwise generally located approximately 4,800 feet east of the intersection of FM 1518 and Schaeffer Road.

ACCESS AND CIRCULATION:

The property will have access and frontage to Schaeffer Road.

TREE MITIGATION AND PRESERVATION:

The applicant will be responsible for complying with Unified Development Code (UDC), Section 21.9.9 Tree Preservation and Mitigation. At this time the applicant has indicated no intention of removing trees.

PUBLIC SERVICES:

The proposed Burnette subdivision will be serviced by City of Schertz for water, CPS, and AT&T. The applicant has requested a waiver to not connect to the public sanitary sewer system. If the waiver is granted, the site will be serviced by an on-site sewer facility (OSSF).

PUBLIC IMPROVEMENTS:

All public improvements required for this subdivision are required to be installed prior to recording of the final plat per UDC, Section 21.4.15., unless otherwise specified in an approved improvement agreement.

Water: This subdivision will be serviced by the City of Schertz through a 6-inch water line that runs along Schaeffer Road

Sewer: The applicant has provided a waiver request to the requirement to extend public sanitary sewer to serve the proposed Burnette Subdivision and to bring the already existing on-site sewer facility (OSSF) into compliance with the UDC. The Engineering Department has reviewed the waiver request and recommends approval of the waiver given the closest possible sewer connection is 4,000 feet away, and there are no proposals for development in addition to the existing home. Once public infrastructure has been extended to the area, the subdivision will be required to connect to the sanitary sewer system in accordance with Section 90-78 of the Code of Ordinances. Until that time, per approval of the waiver request, the property will continue to utilize the existing on-site sewer facility (OSSF).

Drainage: The applicant is responsible for all drainage associated with the subject property, and for compliance with Stormwater regulations. A Stormwater Management Plan has been reviewed and approved by the City Engineer.

Sidewalks, Hike and Bike Trails: No sidewalks or hike and bike trails are required to be constructed by the applicant at this time.

Road Improvements: No road improvements will be required to be completed by the applicant.

STAFF ANALYSIS AND RECOMMENDATION:

The preliminary plat is consistent with the applicable requirements, ordinances, and regulations for this property. It has been reviewed with no objections by the Engineering, Fire, and Planning Departments. Therefore, staff recommends approval of the preliminary plat as proposed.

Planning Department Recommendation

Approve as submitted

Approve with conditions*

Denial

* While the Commission can impose conditions; conditions should only be imposed to meet requirements of the UDC.

COMMISSIONERS CRITERIA FOR CONSIDERATION:

The Planning and Zoning Commission is the final approval authority of the proposed preliminary plat. In considering final action on a preliminary plat, the Commission should consider the criteria within UDC, Section 21.12.8 D.

Attachments

Aerial Exhibit

Plat Exhibit

PLANNING AND ZONING COMMISSION MEETING: 05/07/2025
Agenda Item 6 C

TO:

Planning and Zoning Commission

PREPARED BY:

William Willingham, Planner

CASE:

PLFP20250091 Waiver

SUBJECT:

GENERAL INFORMATION:

Owner: Joe Monroe
Applicant: Jaime Noriega, Young Professional Resources

ITEM SUMMARY:

The applicant is requesting to final plat approximately 12.39 acres of land in order to establish one lot. The subject property is currently zoned Single-Family Residential/Agricultural District (R-A). The applicant is seeking approval of a waiver to UDC Article 15, Easements and Utilities, Section 21.15.3.A: Wastewater Systems - Wastewater Connection Required and Section 21.15.2.D: Water Systems - Extension of Lines. The property is located with both the City of Schertz sewer CCN and the San Antonio River Authority sewer CCN.

GENERAL LOCATION AND SITE DESCRIPTION:

The site is an undeveloped lot located approximately 750 feet east of the intersection of Ware-Seguin Road and Boenig Drive. The applicant is requesting a waiver to UDC Article 15, Easements and Utilities, Section 21.15.3.A: Wastewater Systems - Wastewater Connection Required and Section 21.15.2.D: Water Systems - Extension of Lines to instead connect to an on-site septic facility (OSSF).

PUBLIC IMPROVEMENTS:

The applicant is seeking approval of a waiver to the Unified Development Code Section 21.15.3: Wastewater Systems on their property zoned Single-Family Residential/Agricultural District (R-A) and connect to a privately owned on-site sewer facility (OSSF). In accordance with UDC Article 15, Easements and Utilities, Section 21.15.3.A: Wastewater Systems - Wastewater Connection Required and Section 21.15.2.D: Water Systems - Extension of Lines, all lots within a subdivision are required to extend across the property frontage and to connect to public sanitary sewer systems unless otherwise approved by the City.

Based on the requirements of the UDC, not connecting to a public sanitary sewer system, not extending a wastewater line across the frontage of the property, and installation of an on-site sewer facility (OSSF) requires a waiver to be granted by the Planning and Zoning Commission as detailed in UDC Section 21.12.5: Waivers.

STAFF ANALYSIS AND RECOMMENDATION:

City of Schertz Engineering has conducted a review of the waiver and recommends approval of the request as the closest possible sewer connection is approximately 2,000 feet from this property. The proposed platting is laid-out in a manner to provide for future connection to a public sanitary sewer system through a 16-foot easement that connects the property to the Ware-Seguin Road Right of Way. Once public infrastructure has been extended to the area to provide sanitary sewer service, the subdivision will be required to connect to the sewer system in accordance with Section 90-78 of the Code of Ordinances.

Planning Department Recommendation

Approve as submitted

Approve with conditions*

Denial

* While the Commission can impose conditions; conditions should only be imposed to meet requirements of the UDC.

COMMISSIONERS CRITERIA FOR CONSIDERATION:

Section 21.12.15- Waivers:
A. General. The Planning and Zoning Commission may authorize waivers from the provisions of this Article when, in its opinion, undue hardship will result from requiring strict compliance. In granting a waiver, the Planning and Zoning Commission shall prescribe only conditions that it deems necessary or desirable to the public interest. In making their findings, the Planning and Zoning Commission shall take into account the nature of the proposed use of the land involved and existing uses of land in the vicinity, the number of persons who will reside or work in the proposed subdivision, and the probable effect of such waivers upon traffic conditions and upon the public health, safety, convenience, and welfare in the vicinity. Waivers shall not be granted unless the Planning and Zoning Commission finds:

1. That granting of the waiver will not be detrimental to the public health, safety, or welfare, or injurious to other property in the area; and
2. That the granting of the waiver will not have effect of preventing the orderly subdivision of land in the area in accordance with the provisions of this UDC. Such findings of the Planning and Zoning Commission, together with the specified facts upon which such findings are based, shall be incorporated into the official minutes of the Planning and Zoning Commission meeting at which the waiver is granted. Waivers may be granted only when in harmony with the general purpose and intent of this UDC so that the public health, safety, and welfare may be secured and justice done.

B. The Planning and Zoning Commission may establish a time period for execution of each granted waiver.
C. Such findings together with the specific facts on which such findings are based shall be incorporated into the official minutes of the Planning and Zoning Commission meeting at which such exception is granted.
D. Planning and Zoning Commission shall not authorize a waiver that would constitute a violation of a valid law, ordinance, code or regulation of the City.
E. Any decision of the Planning and Zoning Commission regarding waivers to the provisions of this Article may be appealed to the City Council. When considering an appeal, the City Council shall consider the same standards as the Planning and Zoning Commission as outlined above.

Attachments

Aerial Exhibit

Waiver Request Letter

Engineering Memo

Plat Exhibit

PLANNING AND ZONING COMMISSION MEETING: 05/07/2025
Agenda Item 6 D

TO:

Planning and Zoning Commission

PREPARED BY:

William Willingham, Planner

CASE:

PLFP20250091 Plat

SUBJECT:

GENERAL INFORMATION:

Owner: Joe Monroe
Applicant: Jaime Noriega, Young Professional Services

APPLICATION SUBMITTAL DATE:

Date:

Application Submittal Type:

April 17, 2025

Final Plat Application

ITEM SUMMARY:

The applicant is proposing to final plat approximately 12.39 acres of land for one buildable lot. The property is zoned as Single-Family Residential/Agricultural District (R-A) and is located within the Joint Base San Antonio- Randolph Accident Potential Zone II.

The Planning and Zoning Commission approved the preliminary plat for the subject site on October 2, 2024. The preliminary plat required discretionary approval from the Planning and Zoning Commission because the property does not have direct frontage onto a public street but instead takes access onto Ware-Seguin Road through a non-exclusive 30-foot ingress and egress easement. UDC Section 21.9.3.J requires that each lot be provided with adequate access to a public street, either by direct frontage or by public access easement approved by the commission. Thus, the preliminary plat for the subject property was brought forth to the commission and was approved under case PLPP20240175.

Per the letter of intent, the applicant proposes to develop a residence on the currently undeveloped lot. The proposed development will adhere to the design requirements as dictated by the Unified Development Code.

Single-Family Residential/Agricultural District (R-A) Design Requirements

Area (sq. ft.)

Width (ft.)

Depth (ft.)

Front Setback (ft.)

Rear Setback (ft.)

Side Setback (ft.)

Imp. Coverage

21,780

50%

GENERAL LOCATION AND SITE DESCRIPTION:

The property is undeveloped and is located approximately 750 feet east of the intersection of Ware-Seguin Road and Boenig Drive.

ACCESS AND CIRCULATION:

The subject property takes access onto Ware-Seguin Road through a non-exclusive 30-foot ingress and egress easement along the western boundary of Lot 1, Block 1 per the approved preliminary plat of the Monroe Subdivision. The lot through which the subject property takes access is owned by the same owner as the subject property of Lot 2, Block 1. According to the Master Thoroughfare Plan, Ware-Seguin Road is Residential Collector and currently has a 70-foot Right of Way.

TREE MITIGATION AND PRESERVATION:

The applicant will be responsible for complying with Unified Development Code (UDC) Section 21.9.9. Tree Preservation and Mitigation. A signed tree affidavit was submitted indicating that there will be no damage to or removal of Protected and Heritage class trees located on the subject property. The Tree Preservation and Mitigation will be evaluated with any subsequent applications.

PUBLIC SERVICES:

The site will be serviced by the City of Schertz for water, and CPS energy. The applicant is requesting a waiver to not connect to the public sanitary sewer system. If the waiver is granted, the subject property will be serviced by an on-site sewer facility (OSSF).

PUBLIC IMPROVEMENTS:

All public improvements required for this subdivision are required to be installed prior to recording of the final plat per UDC, Section 21.4.15., unless otherwise specified in an approved improvement agreement.

Water: The City of Schertz is the water provider for this site. There is an 8-inch water line along Ware-Seguin Road

Sewer: The City of Schertz and the San Antonio River Authority (SARA) are the sanitary sewer providers for this site. Per UDC Article15, Easements and Utilities, Section 21.15.3.A: Wastewater Systems - Wastewater Connection Required and Section 21.15.2.D: Water Systems - Extension of Lines, the applicant would be required to extend sanitary sewer service to their property and connect to the system. The applicant has provided a waiver request to the requirement to extend and connect to the sanitary sewer system and instead be serviced by an on-site sewer facility (OSSF). The Engineering Department has reviewed the waiver request and supports granting the waiver as the closest possible sewer connection point is approximately 2,000 feet away from the subject residential lot. Once public infrastructure has been extended to the area to provide sanitary sewer service, the subdivision will be required to connect to the sewer system, in accordance with Section 90-78 of the Code of Ordinances. Any new on-site sewer facility (OSSF) will be reviewed and permitted through Bexar County. A building permit will not be issued without a Bexar County Approved OSSF or extension of and connection to the public system.

Drainage: The applicant is responsible for all drainage associated with the subject property and for compliance with the City of Schertz stormwater regulations. A drainage report has been reviewed and approved by the City Engineer.

Sidewalks, Hike and Bike Trails: No improvements are required at this time.

Road Improvements: Ware-Seguin Road is currently identified as a Residential Collector with 70-feet of Right-of-Way in the Master Thoroughfare Plan. The subject site does not have direct frontage onto Ware-Seguin Road and is not required to make improvements at this time.

STAFF ANALYSIS AND RECOMMENDATION:

The final plat is consistent with the applicable requirements, ordinances, and regulations for this property. It has been reviewed with no objections by the Engineering, Fire, and Planning Departments. Therefore, staff recommends approval of the final plat as proposed.

Planning Department Recommendation

Approve as submitted

Approve with conditions*

Denial

* While the Commission can impose conditions; conditions should only be imposed to meet requirements of the UDC.

COMMISSIONERS CRITERIA FOR CONSIDERATION:

The Planning and Zoning Commission is the final approval authority of the proposed final plat. In considering final action on a final plat, the Commission should consider the criteria within UDC, Section 21.12.9 D.

Attachments

Aerial Exhibit

Plat Exhibit

PLANNING AND ZONING COMMISSION MEETING: 05/07/2025
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: No new Site Plan Applications were submitted from March 26, 2025, to May 1, 2025.

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

Ordinance 25-S-012 - Conduct a public hearing and consider amendments to Part III of the Schertz Code of Ordinances, Unified Development Code (UDC), to Article 5, Section 21.5.4. - Zoning Change.
- Approved at the April 1, 2025, City Council meeting.
Ordinance 25-S-011 - Conduct a public hearing and consider 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.
- Approved at the April 15, 2025, City Council meeting.
Ordinance 24-S-019 - Conduct a public hearing and consider 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.
- Recommended for Denial by the Planning and Zoning Commission on April 2, 2025
- Scheduled for City Council action on May 6, 2025
Ordinance 24-S-020 - Conduct a public hearing and consider a request to rezone approximately 1.38 acres of land from Pre-Development District (PRE) to Single-Family Residential/Agricultural District (R-A), more specifically known as Bexar County Property Identification Number 310235, also known as 9126 Trainer Hale Rd, City of Schertz, Bexar County, Texas
- Recommended for Approval by the Planning and Zoning Commission on April 2, 2025
- Scheduled for City Council action on May 6, 2025

ADMINISTRATIVELY APPROVED PROJECTS:
The following projects were administratively approved from March 27, 2025, to May 1, 2025:

Schertz Station Lot 1 - Portillos
- 18678 IH-35 N
- A proposed 6,160-square-foot restaurant with patio, dining area, and drive-through.
Las Palapas Schertz
- 16846 IH-35 N
- A proposed 7,626-square-foot restaurant with patio, dining area, and drive-thru.
Burger King - FM 78
- 1008 FM 78
- A proposed approximately 14,000-square-foot building with a convenience store with gas pumps, fast food restaurant, and retail space.