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MEETING AGENDA
Planning & Zoning Commission
REGULAR SESSION PLANNING & ZONING COMMISSION
September 3, 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, SEPTEMBER 3, 2025 at 6:00 p.m.

The Planning and Zoning Commission will hold the regularly scheduled meeting at 6:00p.m., Wednesday, September 3, 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 August 6, 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.

PLZC20250170 - Hold a public hearing and make a recommendation on a zone change request to Public Use District (PUB) on approximately 4.7 acres of land, known as 8890 E Fm 1518 N, more specifically known as a Bexar County Property Identification Numbers 310108 and 1061511, City of Schertz, Bexar County, Texas.

ITEMS FOR INDIVIDUAL CONSIDERATION:

PLCPA20250165- Consider and make a recommendation on a request to amend the Comprehensive Land Use Plan- Future Land Use Map from Complete Neighborhood and Regional Corridor to Industrial Hub on approximately 96-acres of land, known as 10661 IH 10 E, more specifically known as Bexar County Property Identification Number 619206, City of Schertz, Bexar County. Continued from the August 6, 2025 Planning and Zoning Commission Meeting

PLPDD20250164- Consider and make a recommendation on a zone change request from General Business District (GB) and Manufacturing (Light) District (M-1) to Planned Development District (PDD) on approximately 96 acres of land known as 10661 IH 10 E, more specifically known as Bexar County Property Identification Number 619206, City of Schertz, Bexar County, Texas. Continued from the August 6, 2025, Planning and Zoning Commission Meeting

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 26th day of August, 2025 at 10:00 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: 09/03/2025
Agenda Item 4 A

TO:

Planning and Zoning Commission

PREPARED BY:

Emily Delgado, Planning Manager

SUBJECT:

Minutes for the August 6, 2025 Regular Meeting.

Attachments

Draft minutes for the August 6, 2025 Planning and Zoning Commission Meeting

PLANNING AND ZONING COMMISSION MEETING: 09/03/2025
Agenda Item 5 A

TO:

Planning and Zoning Commission

PREPARED BY:

Daisy Marquez, Senior Planner

SUBJECT:

BACKGROUND

The applicant is proposing to zone approximately 4.7 acres of land to Public Use District (PUB). The subject property is not platted and is currently a residence. The zone change applicant is accompanied by a petition for annexation. The resolution to accept the annexation petition went to City Council on August 19, 2025, and was approved. The ordinance for annexation will be heard at the October 14, 2025, City Council Meeting.

On August 21, 2025, fifteen (15) public hearing notices were mailed to the surrounding properties within a 200-foot notification boundary of the subject property. At the time of the staff report, zero (0) responses in favor, zero(0) responses neutral, and zero (0) responses in opposition were received. The applicant posted a sign on the property on Thursday, August 21, 2025. A public hearing notice will be published in the "San Antonio Express" before the City Council Meeting.

Subject Property:

Zoning

Land Use

Existing

Not within City Limits

Residential and Undeveloped

Proposed

Public Use District (PUB)

Place of Worship

Adjacent Properties:

Zoning

Land Use

North

Outside of City Limits

Undeveloped

South

Pre-Development District (PRE)

Residence

East

Agricultural District (AD) & Pre-Development District (PRE)

Residence and Agricultural

West

Right-of-Way

FM 1518

Table 21.5.7.B Dimensional Requirements Non-Residential Zoning Districts
			Minimum Lot Size Dimensions			Minimum Yard Setbacks			Miscellaneous Lot Requirements
	Code	Zoning District	Area Sq. Ft.	Width Ft.	Depth Ft.	Front Ft.	Rear	Side	Max Height	Max Impervious Coverage
Proposed Zoning	PUB	Public Use District	10,000	100	100	25	0 Adj. Non-Res/ 15 Adj. to Res	0 Adj. Non-Res/ 25 Adj. to Res	N/A	70%

GOAL

The proposed zone change is for approximately 4.7 acre of land to Public Use District (PUB). Per the letter of intent, the applicant is proposing a Place of Worship.

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 considering zone changes, Staff uses 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 proposed zone change to Public Use District (PUB) does implement the policies of the adopted Comprehensive Plan. The Comprehensive Plan - Future Land Use Map designates the subject property as Local Corridor. Local Corridor is intended for locally oriented commercial and entertainment along medium to high-volume collector roads. Uses in Local Corridor contain retail, small-scale mixed-use, multifamily, and residential uses that are of scale and intensity compatible with the existing residential neighborhoods. In the surrounding area, there are residential developments and rural land used for residential and agricultural. The proposed Public Use District (PUB) allows for uses that serve residential uses and the overall needs of the community.

The proposed Public Use District (PUB) and the uses allowed within the zoning district implement the policies of the Comprehensive Plan and meet the intent of the Local Corridor Land Use Designation by providing services to the local community and being compatible with the surrounding development.

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 proposed zone change should implement the policies of the Comprehensive Plan and follow the Unified Development Code (UDC) rules and regulations. The Comprehensive Plan stipulates that public uses are appropriate to be located within all land use categories, with consideration for appropriate screening and buffering. Article 9- Site Design Standards of the Unified Development Code is in place to ensure proper screening and buffering is in place.

A Traffic Impact Analysis Determination form was submitted with the zone change and the Engineering Department found that the peak vehicle trips of 181 would occur on Sunday, when normal traffic is light. A Traffic Impact Analysis will be required during the development process. The Engineering Department reviewed the Traffic Impact Analysis Determination Form and concluded that there would not be an adverse impact on the transportation system by the proposed zone change.

Due to the proposed zone change to Public Use District (PUB) allowing a restricted number of uses that serve the local community and Article 9 of the UDC requiring screening and buffering, the proposed zone change promotes the health, safety, and general welfare of the City.

3. Whether the uses permitted by the proposed change will be consistent and appropriate with existing uses in the immediate area
The uses allowed within Public Use District (PUB), as per UDC Section 21.5.8- Permitted Use Table, consist of places of worship, governmental facilities, municipal uses, public spaces, and schools. The permitted uses are consistent and appropriate with the existing land uses within the immediate area. The Crossvine residential development is to the west of the subject property, Aviation 1518 apartments to the north, and agriculture with residences to the south and east. The proposed Public Use District would allow for a use that is compatible with the existing residential and would provide a new service within Southern Schertz.

4. Whether other factors are deemed relevant and important in the consideration of the amendment
Staff has ensured the proposed zone change has met all UDC requirements. The zone change was sent to the City of Schertz Fire, EMS, and Police Departments for their review, and they have not provided objections to the specific zone change.

RECOMMENDATION

Due to the proposed zone change to Public Use District (PUB) being compatible with the Comprehensive Land Use Plan- Future Land Use Map and the existing uses in the immediate area, Staff recommends approval of PLZC20250170.

Attachments

Aerial Exhibit

Notification Map

Zoning Exhibit

PLANNING AND ZONING COMMISSION MEETING: 09/03/2025
Agenda Item 6 A

TO:

Planning and Zoning Commission

PREPARED BY:

Daisy Marquez, Senior Planner

SUBJECT:

BACKGROUND

Update on PLCPA20250165 from August 6, 2025:
A public hearing was held for PLCPA20250165 at the August 6, 2025, Planning and Zoning Commission Meeting. A motion to recommend approval to City Council was made by Vice-Chair McMaster, seconded by Commissioner Carbon, and failed with a 3-3 vote, with Commissioner Outlaw, Commissioner Hector, and Commissioner Hughes with Nay Votes. A motion to recommend denial to City Council was made by Commission Outlaw and seconded by Commissioner Hughes, and failed with a 3-3 vote, with Chairman Wallace, Commissioner Carbon, and Vice-Chair McMaster with Nay Votes. A motion for a continuance to the September 3, 2025, meeting was made by Commissioner Outlaw and seconded by Commissioner Carbon, and the motion passed with a 6-0 vote. The vote on the recommendation to City Council for PLCPA20250165 was moved to the September 3, 2025, Planning and Zoning Commission meeting.

The applicant is proposing to amend approximately 96-acres of the Comprehensive Land Use Plan- Future Land Use Map from Complete Neighborhood and Regional Corridor to Industrial Hub.

On July 24, 2025, four (4) public hearing notices were mailed to the surrounding property owners within two hundred (200) feet of the subject property. At the time of this report, staff received zero (0) responses in favor, zero (0) responses neutral, and zero (0) responses opposed to the proposed Comprehensive Land Use Plan Amendment. A public hearing notice will be published in the "San Antonio Express" prior to the City Council Hearing.

Subject Property:

Future Land Use Designation

Existing

Regional Corridor and Complete Neighborhood

Proposed

Industrial Hub

Adjacent Properties:

Future Land Use Designation

North

Complete Neighborhood

South

IH-10 Access Road

East

Regional Corridor and Complete Neighborhood

West

Regional Corridor and Complete Neighborhood

GOAL

The goal is to amend the Comprehensive Land Use Plan for approximately 96 acres of the Future Land Use Map from Complete Neighborhood and Regional Corridor to Industrial Hub.

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

The Comprehensive Land Plan Amendment Criteria for approval are listed in the Unified Development Code Section 21.4.6.D. The Criteria are listed below:

1. The proposed amendment promotes the health, safety, or general welfare of the City;
The comprehensive plan has objectives to create a rational and reasonable basis for making decisions about the community. The Comprehensive Plan is meant to be a living document to remain relevant with the desires of the community. When the Comprehensive Plan was initially done industrial hub was confined to a specific area. However, the Industrial Hub Land Use Designation was meant to create an employment center along IH-10 ,within proximity to Loop 1604, and the subject property. The proposed Industrial Hub is an extension of that desire. Additionally, the Strategic Plan calls for the goal to create a thriving economy by supporting business retention and recruitment, thus this Comprehensive Plan Amendment promotes the health, safety, and general welfare of the City.

2. An amendment to the text is consistent with the goals, objectives, and other policies of the Comprehensive Land Plan;
The policies of the Comprehensive Plan include encouraging economic diversity by promoting a diversity of businesses, industries, and employment opportunities. The proposed Comprehensive Plan Amendment, is an extension of the existing Industrial Hub, which further promotes employment opportunities within this area.
The intent of the Industrial Hub Land Use Designation is for light and heavy industrial activities, including manufacturing, warehouses, processing, and distribution centers. These areas should be located near major roads, highways, and railways. The subject property promotes the intent of the proposed Industrial Hub Land Use Designation as it is located near the 1604 Loop and IH-10, major highways that connect to the larger San Antonio Metropolitan Area.

3. An amendment to the Future Land Use Map, Master Thoroughfare Plan or any other applicable maps contained in the Comprehensive Land Plan is consistent with the policies of the Comprehensive Land Plan that apply to the map being amended;
The Comprehensive Land Use Plan lists best practices for implementation of the plan. One of those best practices includes keeping the plan updated. The Comprehensive Land Use Plan is intended to be a living document that allows for flexibility to ensure its elements are appropriate and remain consistent and relevant to the community with normal updates.

The subject area is within proximity to Focus Area 2 of the Comprehensive Plan. The strategies, as a result of the study, recommend strategically planning development to serve the adjacent residential areas and tap into the business potential along the highway. The proposed amendment is consistent with the recommended strategies as the subject property is located along IH-10, is within proximity to Loop 1604, and is within proximity to the potential workforce.

4. Any proposed amendment addresses circumstances that have changed since the last time the plan map or text was considered, implements plan policies better than the current plan map or text, corrects a mapping error, or addresses a deficiency in the plan; and
The subject property is located within a pocket of Southern Schertz that contains the only existing Manufacturing (Light) District (M-1) zoning. Additionally, the property is nestled between the 1604 Loop and IH-10. The proposed Comprehensive Plan Amendment to Industrial Hub is compatible with what is in the existing area and the existing transportation network.
During the Comprehensive Land Use Plan Amendment, the existing zoning within this pocket of Southern Schertz should have been considered. With this amendment, the Future Land Use Map can reflect the development character of this area.

5. Other factors which are deemed relevant and important in the consideration of the amendment.
Staff has reviewed the Comprehensive Plan Amendment, and has ensured it has met all the UDC requirements.
The proposed Comprehensive Plan Amendment was sent to the City of Schertz Fire, EMS, and Police Departments for review and have not provided objections to the proposed Comprehensive Plan Amendment.

RECOMMENDATION

Staff Recommendation:
Due to the unique location of the property within proximity of 1604 Loop and IH-10, the existing industrial zoning in the subject area, Staff recommends approval of PLCPA20250165.

Planning and Zoning Commission:
A public hearing was held for PLCPA20250165 at the August 6, 2025, Planning and Zoning Commission Meeting. The recommendation for PLCPA20250165 was motioned for a continuance to the September 3, 2025, Planning and Zoning Commission meeting.

Attachments

Aerial

Comprehsive Land Use Plan Exhibit

Notification Map

PLANNING AND ZONING COMMISSION MEETING: 09/03/2025
Agenda Item 6 B

TO:

Planning and Zoning Commission

PREPARED BY:

Daisy Marquez, Senior Planner

SUBJECT:

BACKGROUND

Update on PLPDD20250164 from August 6, 2025:
A public hearing was held for PLPDD20250164 at the August 6, 2025, Planning and Zoning Commission Meeting. The recommendation for PLPDD20250164 was motioned for a continuance to the September 3, 2025, Planning and Zoning Commission meeting by Commissioner Outlaw and seconded by Commissioner Carbon, and passed with a 6-0 vote. The vote on the recommendation to City Council for PLPDD20250164 was moved to the September 3, 2025, Planning and Zoning Commission meeting.

The applicant is proposing to rezone approximately 96 acres from General Business District (GB) and Manufacturing (Light) District (M-1) to Planned Development District (PDD). The subject property is currently a residence, is not platted, and is partially within the 100-year floodplain.

On July 24, 2025, four (4) public hearing notices were mailed to the surrounding property owners within a 200-foot boundary of the subject property. At the time of the Staff Report, zero (0) responses in favor, zero (0) responses neutral, and zero (0) responses in opposition were received. A public hearing will be published in the "San Antonio Express" prior to the City Council hearing. Additionally, one public hearing notice sign was placed on the subject property by the applicant.

Subject Property:

Zoning

Land Use

Existing

General Business District (GB) & Manufacturing (Light) District (M-1)

Agriculture and Residence

Proposed

Planned Development District (PDD)

Office- Warehouse

Adjacent Properties:

Zoning

Land Use

North

Manufacturing (Light) District (M-1) &
Planned Development District (PDD)

Undeveloped & Graytown PDD

South

Right-Of-Way

IH-10 Access Road

East

Planned Development District (PDD)

Undeveloped & Graytown PDD

West

General Business District (GB) & Manufacturing (Light) District (M-1)

Undeveloped

Zoning Districts

Table 21.5.7.B Dimensional Requirements Non-Residential Zoning Districts
			Minimum Lot Size Dimensions			Minimum Yard Setbacks			Miscellaneous Lot Requirements
	Code	Zoning District	Area Sq.Ft.	Width Ft.	Depth Ft.	Front Ft.	Rear Ft.	Side Ft	Max Height	Max Impervious Coverage
Existing	GB	General Business District	10,000	100	100	25	0 Non-Res/ 25 Adj. Res	0 Non-Res/ 25 Adj. Res	120	80%
Existing	M-1	Manufacturing (Light) District	10,000	100	100	25	0 Non Res/ 50 Adj. Res	0 Non-Res/ 25 Adj. Res	120	80%
Proposed Base Zoning	GB-2	General Business District-II	10,000	100	100	25	0 Non-Res/ 25 Adj. Res	0 Non-Res/ 25 Adj. Res	120	80%

Proposed Planned Development District (PDD):
The applicant is proposing a light industrial development that allows for logistics and warehousing. The 96-acre PDD is proposing to utilize General Business District-II (GB-2) as the base zoning district.

Section 21.5.8- Permitted Use Table
The proposed PDD amends the uses permitted in General Business District-II (GB-2) as per Table 21.5.8- Permitted Uses.

Uses that require an approved Specific Use Permit per Table 21.5.8 in GB-2 are not permitted. Additionally, Truck Sales, Heavy Equipment and Trailer/ Manufactured Home Sales are not allowed.

All other uses listed in the permitted use table 21.5.8 shown as permitted in General Business District-II (GB-2), would be allowed within the PDD area.

Examples of Uses Allowed in the PDD and Allowed in GB-2

Automobile Parking Structure; Automobile Repairs and Service, Minor; Automobile Repairs and Service,Office / Showroom; Office-Warehouse/ Distribution Center; Packaging/ Mailing; Truck Terminal;General Manufacturing/ Industrial Use

*This is not an exhaustive list of permitted uses. Please reference the permitted use table in UDC section 21.5.8.

Section 21.9.7- Landscaping
The PDD amends UDC Section 21.9.7.D.5 that requires all trees to have a Diameter at Breast Height (DBH) of two inches caliper at the time of planting and instead requires that all trees to have a DBH of three caliper inches at the time of planting.

The PDD requires that the subject property follow all landscaping requirements for commercial development instead of industrial development. The PDD amends UDC Section 21.9.7.D.11, and will be required to plant trees at a ratio of nine (9) trees per acre as required of commercial properties instead of the six trees per acre ratio for industrial properties, which results in increased landscaping.

Drainage Easement Development Restrictions (100-Year Floodplain)
A large portion of the property is encumbered by the 100-year floodplain at the rear of the property. In the proposed Preliminary Plat, which is conceptual and not approved, it designates the area that is most of the 100-year Floodplain as a 900-lot drainage easement. As per the PDD, those approximately 68 acres shall not be developed other than for public infrastructure and the required screening and landscaping for non-residential to residential properties, which requires an eight-foot masonry wall and a twenty-foot landscape buffer with one shade tree every 30-linear feet. Without the proposed PDD, the property within the 100-year floodplain could potentially be developed. With the 68 acres being left undeveloped with only drainage and screening, it provides for a larger buffer to the residential areas than would be required without the PDD.

GOAL

The proposed zone change is for approximately 96 acres of land to Planned Development District (PDD). Per the letter of intent submitted with the application, the applicant desires to use the space for logistics-oriented uses such as warehousing and distribution.

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

The Planned Development District criteria for approval are listed in UDC Section 21.5.10.F. The criteria are listed below:

1. Whether the proposed PDD implements the policies of the adopted Comprehensive Land Plan;
The proposed zone change is accompanied by a Comprehensive Land Use Plan- Future Land Use Map Amendment. The subject property is currently designated as Complete Neighborhood at the rear and Regional Corridor along IH-10. Complete Neighborhood is intended for a mix of residential uses with commercial activity appropriate for the adjacent neighborhoods. Regional Corridor is intended for commercial and entertainment along major thoroughfares that typically contain "big box" stores. Complete Neighborhood and Regional Corridor do not support industrial uses that are allowed within the base zoning of General Business District (GB-2). Ultimately, General Business District-II (GB-2) does not implement the policies of the Land Use Designations of Complete Neighborhood and Regional Corridor.

However, the applicant is also proposing a Comprehensive Land Use Plan- Future Land Use Map Amendment that requests the land use designation be amended to Industrial Hub. The proposed Future Land Use Map Amendment to Industrial Hub is appropriate for the immediate area as this area of Southern Schertz consists of the only existing Manufacturing (Light) District (M-1) and industrial development due to its proximity to 1604 Loop and IH-10.

The Industrial Hub Land Use Designation is intended for light and heavy industrial activities that include manufacturing, warehousing, processing, and distribution, which is buffered from surrounding development with transitional uses to mitigate the potential impacts to other lower-intensity commercial and residential areas. Optimizing transportation and supply chain logistics, industrial hubs should be located near major roads, highways, and railways. The proposed PDD is compatible with the proposed Land Use Designation of Industrial Hub, as it proposes warehousing and logistics uses. The subject property is uniquely situated in an area with access to Loop 1604 and IH-10, which meets the intent of the Industrial Hub Land Use Designation.

2. Whether the proposed PDD promotes the health, safety, or general welfare of the City and the safe, orderly, efficient and healthful development 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 approximately 96 acres of land, and approximately 76 acres of that land are within the current 100-year floodplain. The 100-year floodplain encumbers the property within the existing General Business District (GB) zoning and most of the existing Manufacturing (Light) District (M-1) zoning. The PDD is proposing to place most of the 100-year floodplain in an approximately 69-acre 900 lot dedicated for drainage, as shown in the conceptual preliminary plat. Additionally, the PDD does not permit development within the 900 lot, which allows for the preservation of the floodplain and naturally creates a buffer of land from the proposed industrial development area to the residential PDD to the northeast. Although the City of Schertz does not prohibit development within the floodplain, UDC Section 21.13.3- Flood Damage Prevention is in place to promote public health, safety, and general welfare and to minimize public and private losses due to flood conditions. Without the PDD, it would not be possible to restrict development within the floodplain, and it would not be possible to create an approximately 500-foot building setback to the residential PDD to the northeast.

3. Whether the uses permitted by the proposed change in zoning district classification and the standards applicable to such uses will be appropriate in the immediate area of the land to be reclassified;
The subject property is currently zoned as Manufacturing (Light) District (M-1) and General Business District (GB). The existing M-1 zoning would allow for the development of industrial uses immediately adjacent to residential areas and within the floodplain. As per UDC Section 21.5.7.B, M-1 zoning is only required to implement a 50-foot building setback adjacent to residential uses or zoning. With the PDD, there will be at least a 500-foot building setback from the residential zoning of the Graytown PDD. The buffering created by PDD, ensures there is appropriate buffering between the proposed industrial uses of the subject property and the immediate area of the land to be reclassified.

The applicant is proposing General Business District-II (GB-2) as the base zoning of the PDD, with restrictions on the permitted uses, to ensure higher-intensity industrial uses are not permitted.

The PDD prohibits uses within General Business District-II (GB-2) that require an approved Specific Use Permit. The uses are listed below.

Antenna and/or Antenna Support Structure
Athletic Stadium (Private)
Automobile Sales
Convenience Store with Gas Pumps
Gasoline Station/ Fuel Pumps
Mini-Warehouse Public-Storage
Portable Building Sales

Additional prohibited uses are listed below.

Truck Sales, Heavy Equipment
Trailer/ Manufactured Homes Sales

Example of Uses Allowed in the PDD and Allowed in GB-2

*This is not an exhaustive list of permitted uses. Please reference the permitted use table in UDC section 21.5.8.

The buffering from the proposed industrial uses to the adjacent properties, and the restriction of permitted uses to less than what would be allowed in the existing Manufacturing (Light) District (M-1) zoning per the PDD, ensure the proposed PDD is appropriate within the immediate area.

4. Whether the proposed change is in accord with any existing or proposed plans for providing public schools, streets, water supply, sanitary sewers or other public services and utilities to the area;
The subject property has direct access to IH-10 E Access Road, which is a major thoroughfare that provides access to IH-10. The subject property is within the Schertz and SSLGC Dual CCN for water, Schertz and SARA Dual CCN for sewer, and CPS for electric. During the development process, the City of Schertz Fire, Planning, and Engineering Departments will review the development and any public infrastructure improvements for water, wastewater, and roadways.

5. The extent to which the proposed PDD will result in a superior development than could be achieved through conventional zoning.
The property is currently zoned General Business District (GB) and Manufacturing (Light) District (M-1). The Manufacturing (Light) District (M-1) allows for light industrial, assembly and manufacturing, warehousing, and distribution. Currently, the subject property is permitted, by right, to use the property for all uses allowed in Manufacturing (Light) District (M-1) and General Business District (GB). The uses allowed in Manufacturing (Light) District (M-1) are not appropriate immediately adjacent to residential. Additionally, UDC Section 21.5.7.B, General Business District (GB) requires a 25-foot building setback adjacent to residential, and Manufacturing (Light) District (M-1) requires a 50-foot building setback adjacent to residential. The proposed PDD utilizes a base zoning district of General Business District-II (GB-2). Although General Business District-II (GB-2) is more intense than the existing General Business District (GB), it is less intense than the existing Manufacturing (Light) District (M-1) which is immediately adjacent to residential.

General Business District-II (GB-2) is intended for non-residential and light industrial uses alongside retail and service establishments. Although General Business District-II (GB-2) allows for lighter industrial uses, the PDD ensures a significant buffer area is maintained between the buildable area of the subject property and the adjacent residential uses. Through the PDD, the drainage area, approximately 64 acres and shown on the proposed 900 lot on the conceptual preliminary plat, is restricted from being developed for industrial uses, which ensures a transitional buffer for the residential area to the east. The restriction of development on the 64-acre 900 lot cannot be enforced through conventional zoning.

Additionally, the proposed PDD proposes to increase the landscaping requirements more than what a conventional General Business District (GB-2) requires.

Landscaping Requirements

Required per General Business District-II (GB-2)

Proposed Planned Development District (PDD)

UDC Section 21.9.7.D.5

Trees are required to be two (2) caliper inches at Diameter at Breast Height (DBH).

Tree will be required to be three (3) caliper inches Diameter at Breast Height (DBH).

UDC Section 21.9.7.D.11

Industrial properties are required to provide shade trees at a ratio of six (6) trees per acre.
Example: For 96 acres (of potential development), 576 trees total trees would be required.

The property shall provide shade trees at a ratio of nine (9) trees per acre.
Example: For 96 acres (of potential development), 864 total trees would be required.

Through the proposed PDD, development of the floodplain can be prevented, permitted uses can be limited, the building setback can be increased to adjacent properties, and landscaping requirements can be increased. This would not be possible with the existing conventional zoning.

6. Whether all the applicant's back taxes owed to the City have been paid in full; and
This does not impact the Planning and Zoning Commission recommendation to the City Council.

7. Whether other criteria are met which, at the discretion of the Planning and Zoning Commission and City Council, are deemed relevant and important in the consideration of the amendment.
Staff has ensured all UDC requirements have been met for the proposed zone change.

The zoning application was sent to the City of Schertz Fire, Ems, and Police Departments.

EMS indicated that there are existing response time delays down FM 1518 and into Bexar County.
PD expressed that individually, the zone change does not have impact, but the increase in development within the City as a whole will have an impact.

RECOMMENDATION

Staff Recommendation:
Due to the proposed amended Future Land Use Map Designation to Industrial Hub, the increased screening to residential uses, restriction of uses allowed in the proposed PDD, and the increase of landscaping requirements, Staff recommends approval of PLPDD20250164.

Planning and Zoning Commission:
A public hearing was held for PLPDD20250164 at the August 6, 2025, Planning and Zoning Commission Meeting. The recommendation for PLPDD20250164 was motioned for a continuance to the September 3, 2025, Planning and Zoning Commission meeting.

Attachments

Aerial Exhibit

Notification Map

Zoning Exhibit

PDD Design Standards

PLANNING AND ZONING COMMISSION MEETING: 09/03/2025
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 July 31, 2025 to August 25, 2025.

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

Ordinance 25-S-030- Conduct a public hearing and consider a request to rezone approximately 4.64 acres of land from General Business District (GB) to General Business District-2 (GB-2), more specifically known as Guadalupe County Property Identification Numbers 199114 and 199115, also known as 36 Maske Road and 40 Maske Road, Lots 1 and 2, Block 1 of the Maske Road Business Park Subdivision, City of Schertz, Guadalupe County, Texas.
- Approved at the August 5, 2025, City Council Meeting
Ordinance 25-S-035 - Conduct a public hearing and consider a request for a Specific Use Permit to allow Mixed-Use Self-Storage in General Business District (GB) on approximately 2.14 acres, located along the IH-35 North access road, approximately 900 feet west of the intersection of IH-35 and Cibolo Valley Drive, more specifically known as a portion of Guadalupe County Property Identification Number 62840, City of Schertz, Guadalupe County, Texas.
- Recommendation of approval at the August 6, 2025 Planning and Zoning Commission Meeting
- Scheduled for the September 2, 2025 City Council Meeting
Ordinance 25-S-036 – Conduct a public hearing and consider a request to rezone approximately 36.2 acres of land from Planned Development District (PDD) to Planned Development District (PDD), generally known as 13011 Lower Seguin Road, at the intersection of Lower Seguin Road and Red Bud Canyon, more specifically known as Bexar County Property Identification Numbers 310011, 1436811, 1437570, 1394925 City of Schertz, Bexar County, Texas.
- Recommendation of denial at the August 6, 2025 Planning and Zoning Commission Meeting
- Scheduled for the September 2, 2025 City Council Meeting
Ordinance 25-S-037– Conduct a public hearing and consider a request for a Specific Use Permit to allow a convenience store with gas pumps on approximately 4.2 acres of land, located at the intersection of North Graytown Road & IH 10, known as 11185 IH 10 E, Bexar County Property Identification Number 619232, City of Schertz, Bexar County, Texas.
- Recommendation of approval at the August 6, 2025 Planning and Zoning Commission Meeting
- Scheduled for the September 2, 2025 City Council Meeting
PLAPP202050187 - Conduct a public hearing and consider an appeal to a decision by the Planning and Zoning Commission for a waiver in relation to wall signage for the Home Depot on Lot 10 Block 1 of the Schertz Station Subdivision, approximately 18.709 acres of land, located at 18541 Ripss-Kreusler Road, Schertz, Texas, 78154, more specifically known as Guadalupe County Parcel Identification Number 68313 City of Schertz, Guadalupe County, Texas.
- Application denied at the August 6, 2025 Planning and Zoning Commission Meeting for a request to a waiver.
- Applicant then submitted an appeal to the Planning and Zoning Commission decision, to be heard by the City Council at the September 2, 2025 City Council Meeting.
Resolution 25-R-112- Conduct a public hearing and consider a resolution accepting a petition for voluntary annexation of approximately 4.7 acres, Bexar County Property Identification Numbers 310108 and 1061511, Bexar County, Texas.
- Resolution passed and adopted at the August 19, 2025, City Council Meeting.

ADMINISTRATIVELY APPROVED PROJECTS:There were no administratively approved from July 31, 2025 to August 25, 2025.