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

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

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

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

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

CALL TO ORDER

SEAT ALTERNATE TO ACT IF REQUIRED

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

CONSENT AGENDA:

Minutes for the October 1, 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.

PLZC20250232 - Hold a public hearing and make a recommendation on a request to rezone approximately 0.37 acres of land from Single-Family Residential District (R-2) to Main Street Mixed-Use District (MSMU), located at 603 Exchange Avenue, approximately 200 feet east of the intersection of Randolph Avenue and Exchange Avenue, more specifically known as Guadalupe County Parcel Identification Number 67458, City of Schertz, Guadalupe County, Texas.

ITEMS FOR INDIVIDUAL CONSIDERATION:

PLFP20250241 Waiver - Consider and act upon a request for a waiver in relation to on-site sewer facilities for the Final Plat of the Bunny Stop #9 Subdivision, approximately 7.8 acres of land located approximately 55-feet southwest of the intersection of FM 2252 and IH 35 N Access Road, also known as Comal County Property Identification Number 119021 and Guadalupe County Property Identification Number 114083, City of Schertz, Comal and Guadalupe County, Texas.

PLFP20250241 - Consider and act upon a request for approval of a final plat of the Bunny Stop #9 Subdivision, an approximately 7.8 acre tract of land located approximately 55-feet southwest of the intersection of FM 2252 and IH 35 N Access Road, also known as Comal County Property Identification Number 119021 and Guadalupe County Property Identification Number 114083, City of Schertz, Comal and Guadalupe County, Texas.

PLPP20250218 Waiver — Consider and act upon a request in relation to on-site sewer facilities for the Preliminary Plat of the MMD Subdivision, approximately 5 acres of land, located approximately 3,100 feet northeast of the intersection of FM 2252 and FM 482, more specifically known as Comal County Parcel Identification Number 43645, City of Schertz, Comal County, Texas.

PLPP20250218- Consider and act upon a request for approval of a preliminary plat of the MMD Subdivision, approximately 5 acres of land located approximately 3,100 feet northeast of the intersection of FM 2252 and FM 482, more specifically known as Comal County Parcel Identification Number 43645, City of Schertz, Comal County, Texas.

PLPP20250255 Waiver — Consider and act upon a request in relation to on-site sewer facilities for the Preliminary Plat of the Hime Subdivision, approximately 10 acres of land, located approximately 2,300 feet west of the intersection of FM 1518 and IH-10, more specifically known as Bexar County Parcel Identification Number 339370, City of Schertz, Bexar County, Texas.

PLPP20250255 — Consider and act upon a request for approval of a preliminary plat of the Hime Subdivision, approximately 10 acres of land located approximately 2,300 feet west of the intersection of FM 1518 and IH-10, more specifically known as Bexar County Parcel Identification Number 339370, City of Schertz, Bexar County, Texas.

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, Senior Planner, of the City of Schertz, Texas, do hereby certify that the above agenda was posted on the official bulletin boards on this the 29th day of October, 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, Senior 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: 11/05/2025
Agenda Item 4 A

TO:

Planning and Zoning Commission

PREPARED BY:

Sarah Rodriguez, Administrative Assistant

SUBJECT:

Minutes for the October 1, 2025, Regular Meeting.

Attachments

Draft Minutes for the October 01, 2025 Regular Meeting

PLANNING AND ZONING COMMISSION MEETING: 11/05/2025
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 requesting to rezone approximately 0.37 acres of land from Single-Family Residential District (R-2) to Main Street Mixed-Use District (MSMU). The applicant has not expressed interest in a specific development for this site but would like to rezone the property to Main Street Mixed-Use District (MSMU) for the flexibility this zoning district offers. The subject property is currently vacant and unplatted.

On October 21, 2025, twenty-nine (29) public notices were mailed to the surrounding properties within a 200-foot boundary of the subject property including one public notice sent to SCUCISD. At the time of the staff report on Wednesday, October 29, 2025, one (1) response in favor, zero (0) responses neutral, and three (3) response in opposition have been received. A public hearing notice will be published in the "San Antonio Express" prior to the City Council Meeting. Additionally, one (1) sign was placed on the subject property by the applicant.

Subject Property:

Zoning

Land Use

Existing

Single-Family Residential District (R-2)

Vacant

Proposed

Main Street Mixed-Use District (MSMU)

Undetermined

Adjacent Properties:

Zoning

Land Use

North

Single-Family Residential District (R-2)

Residential

South

Right-of-Way

Exchange Avenue

East

Single-Family Residential District (R-2)

Residential

West

Single-Family Residential District (R-2)

Residential

GOAL

Per the applicant's letter of intent, the applicant is requesting to rezone approximately 0.36 acres of land from Single-Family Residential (R-2) to Main Street Mixed-Use District (MSMU). The applicant has not determined a specific desired development for this property.

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 (Ft)

Rear (Ft)

Max. Height (Ft)

Max. Impervious Coverage

Existing

(R-2)

Single-Family Residential District

8,400

120

50%

Proposed

(MSMU)

Main Street Mixed-Use District

5,000

100

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 "Main Street." The "Main Street" designation on the Future Land Use Map is intended for commercial, residential, and entertainment spaces to create a dynamic urban core promoting a pedestrian experience for residents and visitors. Main Street Mixed-Use District (MSMU) is intended to provide a base zoning district for single-family, multifamily, and low-intensity commercial uses in the Main Street area.

Although the subject site is not located directly along Main Street, it is located within the Main Street designation of the Comprehensive Land Use Plan. The subject site is located one block over from Main Street.

The applicant is requesting Main Street Mixed-Use District (MSMU) because of the flexibility provided by the zoning district and build on their vacant lot. Therefore, because the requested zoning district and associated permitted uses are consistent with the goals of the "Main Street" land use designation, the zoning change does implement the policies of 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. Main Street Mixed-Use District (MSMU) is intended to provide a base zoning district for single-family, multifamily, and low-intensity commercial uses in the Main Street area. The subject property is located within the "Main Street" designation of the Comprehensive Land Use Plan and is currently undeveloped. Furthermore, the Schertz Engineering Department has conducted an analysis of the zone change request and has determined that the potential traffic impact as a result of the zone change will not have a measurable impact on the city's transportation system. Due to the proposed request for Main Street Mixed-Use District (MSMU) at the subject property, the consistency with the Comprehensive Land Plan, and the minimal traffic impact, the proposed rezone therefore 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 subject property is located within one of the original neighborhoods established in Schertz which is characterized by homes and low-intensity commercial uses such as professional offices, restaurants, and clothing alteration services, located on small lots with narrow frontages. Similarly, the subject property measures 0.37 acres in area and is one of a few remaining undeveloped lots in this area. The permitted uses within the Main Street Mixed-Use District (MSMU) will restrict new development to uses such as single-family, multifamily, and low-intensity commercial establishments. Consequently, given the character of the surrounding properties, Main Street Mixed-Use District (MSMU) is consistent in character with the surrounding properties and aligns with the provisions of the UDC. See below the permitted uses in the existing and proposed zoning districts.

Permitted Use Table (Sec. 21.5.8)*

Existing Zoning District

Proposed Zoning District

Single-Family Residential District (R-2)

Main Street Mixed-Use District (MSMU)

Permitted Uses

- Family or Group Home
- School, Public or Private
- One Family Dwelling Detached

- Bakery
- Florist
- Professional Office/Clinic
- School, Public or Private
-One Family Dwelling Detached
-Multifamily Apartment Dwelling

*The permitted use table shown is non-exhaustive. 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.

SCUCISD has been notified of the zone change request.

Schertz' Fire, EMS, and Police Departments have been notified of the zone change request and have not provided specific concerns related to this request.

RECOMMENDATION

Due to the unique character of land uses in the area, the compatibility of uses the Main Street Mixed-Use District (MSMU) permits, and the consistency with the Comprehensive Land Plan, staff recommends approval of PLZC20250232.

Attachments

Aerial Exhibit

Public Hearing Notice Map

Zoning Exhibit

Public Hearing Responses

SCUCISD 10-Year Forecasting

SCUCISD Demographic Report

PLANNING AND ZONING COMMISSION MEETING: 11/05/2025
Agenda Item 6 A

TO:

Planning and Zoning Commission

PREPARED BY:

Daisy Marquez, Senior Planner

CASE:

PLFP20250241 Waiver

SUBJECT:

GENERAL INFORMATION:

Owner: Schertz Stop LLC
Applicant: Midstream & Terminal Services (MTS) Architects and Engineers and Total Geo Data Surveying LLC

ITEM SUMMARY:

The applicant is proposing to Final Plat approximately 7.8 acres of land in order to establish one (1) buildable lot for a convenience store with gas pumps. The buildable lot is identified as Lot 1 Block 1. A 900-lot is identified on the final plat exhibit as non-buildable lot due to the location of the Right-of-Way dedication on the southeastern corner. The subject property has an approved Specific Use Permit to allow for a convenience store with gas pumps, known as Ordinance 23-S-32. The applicant is seeking approval of a waiver to the Unified Development Code Section 21.15.3: Wastewater Systems.

GENERAL LOCATION AND SITE DESCRIPTION:

The property is undeveloped and is located approximately 55-feet southwest of the intersection of FM 2252 and IH 35 N Access Road.

PUBLIC IMPROVEMENTS:

The applicant is seeking approval of their proposed waiver to install a privately owned on-site sewer facility (OSSF) on the subject property, as proposed with the final plat. 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.

Per 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:

The closest possible wastewater connection is approximately 3,690-feet away. The Engineering Department has reviewed the waiver request and has determined that it will support this waiver request with conditions.
The conditions of approval of the waiver, as per the Engineering Department, are as follows:

Provide an escrow amount to cover the cost of extending a public sewer main across the rear subdivision boundary (the plat has an easement for this purpose).
Once the sewer main is extended in the future to be able to provide service to the proposed subdivision, the property owner will cease operation of the septic system and connect to the sewer system and extend the sewer main across the rear of the subdivision boundary in the easement provided.

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. To meet the future tie-in requirements, the applicant has provided a 15-foot sanitary sewer easement along the southern property line for future tie-in. Additionally, the on-site septic system will be designed in a manner that will allow for the septic system to cease operations and connect to the sanitary sewer system. Until the sanitary sewer system comes within proximity of the proposed subdivision, per the approval of the waiver request, the property will utilize an on-site-sewer facility.

Therefore, Staff is recommending approval of the proposed waiver to install an on-site sewer facility (OSSF) with conditions.

An escrow amount to cover the cost of extending a public sewer main across the rear subdivision boundary is required to be provided.
Once the sewer main is extended in the future to be able to provide service to the proposed subdivision, the property owner will cease operation of the septic system and connect to the sewer system, and extend the sewer main across the rear of the subdivision boundary in the easement provided.

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:

Unified Development Code Section 21.12.5- 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 the 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 the effect of preventing the orderly subdivision of other 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 such 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

Recommendation Memo from Engineering

Final Plat Exhibit

PLANNING AND ZONING COMMISSION MEETING: 11/05/2025
Agenda Item 6 B

TO:

Planning and Zoning Commission

PREPARED BY:

Daisy Marquez, Senior Planner

CASE:

PLFP20250241

SUBJECT:

GENERAL INFORMATION:

Owner: Schertz Stop LLC
Applicant: Midstream & Terminal Services (MTS) Architects and Engineers and Total Geo Data Surveying LLC

APPLICATION SUBMITTAL DATE:

Date:

Application Submittal Type:

October 14, 2025

Final Plat Application

ITEM SUMMARY:

The applicant is requesting to final plat approximately 7.8 acres of land in order to establish one buildable lot.The buildable lot is identified as Lot 1 Block 1. A 900-lot is identified on the final plat exhibit as a non-buildable lot due to the location of the Right-of-Way dedication on the southeastern corner. The subject property is zoned General Business District (GB) and has an approved Specific Use Permit (SUP) to allow a convenience store with gas pumps.

GENERAL LOCATION AND SITE DESCRIPTION:

The property is undeveloped and located approximately 55-feet southwest of the intersection of FM 2252 and IH 35 N Access Road.

ACCESS AND CIRCULATION:

The property is located along IH 35 N Access Road. The property is proposing two access points along IH 35 N Access Road. TxDOT has provided no objection to the proposed access points. The final plat also establishes a 25-foot cross-lot access easement. At the southeast corner of the subject property, the proposed final plat shows dedication of approximately 0.28 acres of land for the 60-foot master thoroughfare east-west connector that cuts through the property.

TREE MITIGATION AND PRESERVATION:

The applicant is responsible for complying with Unified Development Code (UDC), Section 21.9.9 Tree Mitigation Preservation and Mitigation. With the clearing and grading application, the tree mitigation and preservation plan was submitted and evaluated. The subject property did not contain any protected or heritage class trees.

PUBLIC SERVICES:

The site will be serviced by CPS for electricity, it is in the City of Schertz and CCMA dual CCN for Sewer, and Schertz and SSLGC Dual CCN for water. 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: The property is located in the Schertz and SSLGC dual CCN. The subject property is serviced by a 12-inch water line that runs along IH 35 N Access Road.

Sewer: The applicant has provided a waiver request to the requirement to extend public sanitary sewer to serve the proposed Bunny Stop #9 Subdivision. The closest possible sewer connection is approximately 3,690-feet south and is owned by the City of Schertz. 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. If the sewer waiver request is approved, the property will be able to install an on-site sewer facility (OSSF) permitted by Guadalupe County, in the meantime.

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

Sidewalks, Hike and Bike Trails: The subject property will be required to construct sidewalks along all rights-of-way and will be required to meet the specifications of the City of Schertz.

Road Improvements: IH-35 N Access Road is a TxDOT Right-of-Way and TxDOT provided a no-objection letter. There is an east-west connector that cuts through the southeast corner of the subject property. The Final Plat shows an approximately 0.28-acre dedication for the 60-foot east-west connector.

STAFF ANALYSIS AND RECOMMENDATION:

The proposed final plat is generally consistent with the applicable requirements for the property, ordinances, and regulations. The plat has been reviewed with no objection by the Engineering, Fire, and Planning Departments. Staff recommends approval of PLFP20250241.

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 finalplat. In considering final action on a final plat, the Commission should consider the criteria within UDC, Section 21.12.9 D.

Attachments

Aerial Exhibit

Final Plat Exhibit

PLANNING AND ZONING COMMISSION MEETING: 11/05/2025
Agenda Item 6 C

TO:

Planning and Zoning Commission

PREPARED BY:

William Willingham, Planner

CASE:

PLPP20250218 Waiver

SUBJECT:

GENERAL INFORMATION:

Owner: Ship Hawk Storage LLC
Applicant: Steven G Cook Engineering Inc.

ITEM SUMMARY:

The applicant is requesting to preliminary plat approximately 5 acres of land to establish one lot. The subject property is currently the site of a plumbing service business and truck storage, the applicant intends to add additional parking on site. The proposed preliminary plat will establish Lot 1 Block 1 of the MMD Subdivision.

The subject property is currently zoned Manufacturing District- Light (M-1). 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 dually within the Schertz Sewer CCN and the CCMA CCN.

GENERAL LOCATION AND SITE DESCRIPTION:

The subject property is currently the site of a plumbing service business and truck storage located approximately 3,100 feet northeast of the intersection of FM 2252 and FM 482.

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 Manufacturing District- Light (M-1) and bring the existing privately owned on-site sewer facility (OSSF) into compliance. 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 from a Schertz Sewer CCN main located approximately 1,800 feet east from this property near the intersection of FM 482 and Hubertus Road. The proposed platting is laid-out in a manner to provide for future connection to a public sanitary sewer system. 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: 11/05/2025
Agenda Item 6 D

TO:

Planning and Zoning Commission

PREPARED BY:

William Willingham, Planner

CASE:

PLPP20250218 Plat

SUBJECT:

GENERAL INFORMATION:

Owner: Ship Hawk Storage LLC
Applicant:Steven G Cook Engineering Inc.

APPLICATION SUBMITTAL DATE:

Date:

Application Submittal Type:

October 14, 2025

Preliminary Plat Application

ITEM SUMMARY:

The applicant is proposing to preliminary plat approximately 5 acres of land to establish one buildable lot.

The subject property is currently zoned Manufacturing District- Light (M-1). The proposed preliminary plat will establish Lot 1 Block 1 of the MMD Subdivision.

The subject property is currently the site of a plumbing service business and truck storage. The applicant intends to add additional parking on site. Any developments at this site must adhere to the design requirements as dictated by the Unified Development Code.

Manufacturing District- Light (M-1) Design Requirements:

Area sq. ft.

Width

Depth

Front Setback (ft.)

Rear Setback (ft.)

Side Setback (ft.)

Imp. Coverage

10,000

100

80%

*25 ft. setback when adjacent to residential zoning

GENERAL LOCATION AND SITE DESCRIPTION:

The property is currently located at 7765 FM 482, Schertz, Texas, otherwise generally located 3,100 feet northeast of the intersection of FM 2252 and FM 482.

ACCESS AND CIRCULATION:

The property will have access and frontage to FM 482.

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 preliminary plat of the MMD Subdivision is serviced by Green Valley SUD for water, CPS, and Spectrum. The applicant has requested a waiver to not connect to the public sanitary sewer system and instead use the already existing on-site sewer facility (OSSF) serving the property.

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 subdivision is serviced by the Green Valley SUD through a 6-inch water line that runs along FM 482

Sewer: The applicant has provided a waiver request to the requirement to extend public sanitary sewer to serve the proposed preliminary plat of the MMD Subdivision. The Engineering Department has reviewed the waiver request and recommends approval of the waiver given the closest possible sewer connection is approximately 1,800 feet away. 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 utilize an on-site sewer facility (OSSF), permitted by Comal County.

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. Sidewalks, hike and bike trails will be reviewed with the development of the property.

Road Improvements: No road improvements will be required to be completed by the applicant. A 30-foot Right-of-Way dedication to FM 482 is made per the plat. TxDOT has reviewed the plat application and has provided no objections.

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: 11/05/2025
Agenda Item 6 E

TO:

Planning and Zoning Commission

PREPARED BY:

William Willingham, Planner

CASE:

PLPP20250255 Waiver

SUBJECT:

GENERAL INFORMATION:

Owner:Jonathon Kraig Him and Annie Hime
Applicant: Steven G Cook Engineering Inc.

ITEM SUMMARY:

The applicant is requesting to preliminary plat approximately 10 acres of land to establish one lot. The subject property is currently undeveloped, and the applicant has no plans to develop at this time. The proposed preliminary plat will establish Lot 1 Block 1 of the Hime Subdivision.

The subject property is currently zoned General Business District (GB) and Single-Family Residential/Agricultural District (RA). 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 dually within the Schertz Sewer CCN and the CCMA CCN.

GENERAL LOCATION AND SITE DESCRIPTION:

The subject property is currently undeveloped and located approximately 2,300 feet west of the intersection of FM 1518 and IH-10. 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 install a privately owned 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 General Business District (GB) and Single-Family Residential/Agricultural District (RA) to install 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 from a Schertz Sewer CCN main located approximately 3,300 feet north from this property near the intersection of Hallie Arrow and FM 1518. The proposed platting is laid-out in a manner to provide for future connection to a public sanitary sewer system. 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

Preliminary Plat Exhibit

PLANNING AND ZONING COMMISSION MEETING: 11/05/2025
Agenda Item 6 F

TO:

Planning and Zoning Commission

PREPARED BY:

William Willingham, Planner

CASE:

PLPP20250255 Plat

SUBJECT:

GENERAL INFORMATION:

Owner: Jonathon Kraig Him and Annie Hime
Applicant: Steven G Cook Engineering Inc.

APPLICATION SUBMITTAL DATE:

Date:

Application Submittal Type:

October 16, 2025

Preliminary Plat Application

ITEM SUMMARY:

The applicant is proposing to preliminary plat approximately 10 acres of land to establish one buildable lot. The subject property is General Business District (GB) and Single-Family Residential/Agricultural District (RA).

The subject property is currently undeveloped and will establish Lot 1 Block 1 of the Hime Subdivision.

Per the letter of intent, the applicant does not intend on developing the lot and only intends on platting at this time. Any developments at this site must adhere to the design requirements as dictated by the Unified Development Code.

General Business District (GB) Design Requirements

Area sq. ft.

Width

Depth

Front Setback (ft.)

Rear Setback (ft.)

Side Setback (ft.)

Imp. Coverage

10,000

100

80%

*25 ft. setback when adjacent to residential zoning

Single-Family Residential/Agricultural District (RA) 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 located at 12835 IH-10 E, Schertz, Texas otherwise generally located approximately 2,300 feet west of the intersection of FM 1518 and IH-10.

ACCESS AND CIRCULATION:

The property will have access and frontage to IH-10.

TREE MITIGATION AND PRESERVATION:

PUBLIC SERVICES:

The proposed preliminary plat of the Hime 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), which will be permitted through Bexar County.

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 subdivision will be serviced by the City of Schertz through a 12-inch water line that runs along IH-10.

Sewer: The applicant has provided a waiver request to the requirement to extend public sanitary sewer to serve the proposed preliminary plat of the Hime Subdivision. The Engineering Department has reviewed the waiver request and recommends approval of the waiver given the closest possible sewer connection is 3,300 feet away. 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 utilize an on-site sewer facility (OSSF), permitted by Bexar County.

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. Sidewalks, hike and bike trails will be reviewed with the development of the property.

Road Improvements: No road improvements will be required to be completed by the applicant. TxDOT reviewed the proposed preliminary plat and provided a no objection letter.

STAFF ANALYSIS AND RECOMMENDATION:

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:

Attachments

Aerial Exhibit

Preliminary Plat Exhibit

PLANNING AND ZONING COMMISSION MEETING: 11/05/2025
Agenda Item 8 A

SUBJECT

Current Projects and City Council Status Update

DEVELOPMENT INFORMATION

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

NEW SITE PLAN APPLICATIONS: Site Plan Applications submitted from September 24, 2025 to October 27, 2025.

Schertz Fire Station No.4: A site plan for the proposed Fire Station 4 located at 17355 Wiederstein Road, on approximately 9.94 acres of land zoned Single-Family Residential District (R-2).

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

Ordinance 25-A-039- Conduct a public hearing and consider a request for voluntary annexation of approximately 4.7 acres, Bexar County Property Identification Numbers 310108 and 1061511, Bexar County, Texas.
- Approved at the October 14, 2025, City Council Meeting
Ordinance 25-A-040 - Conduct a public hearing and consider a request to zone approximately 4.7 acres of land to Public Use District (PUB), known as 8890 E FM 1518 N, more specifically known as a Bexar County Property Identification Numbers 310108 and 1061511, Bexar County, Texas.
- Approved at the October 14, 2025, City Council meeting.
Ordinance 25-S-41 - Conduct a public hearing and consider 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, Texas.
- Approved at the October 21, 2025, City Council meeting
Ordinance 25-S-42 - Conduct a public hearing and consider a request to zone approximately 96 acres of land from General Business District (GB) and Manufacturing (Light) District (M-1) to Planned Development District (PDD), known as 10661 IH 10 E, more specifically known as Bexar County Property Identification Number 619206, City of Schertz, Bexar County, Texas.
- Approved at the October 14, 2025, City Council meeting
Ordinance 25-S-43 - Conduct a public hearing and consider a request to rezone approximately 24 acres of land from Pre-Development District (PRE) and General Business District (GB) to Apartment / Multi-family Residential District (R-4), known as Guadalupe County Property Identification Numbers 63835, 72500, and 72501, City of Schertz, Guadalupe County, Texas and Comal County Property Identification Number 81292, 121896, and a portion of Comal County Property Identification Number 75381, City of Schertz, Comal County, Texas.
- Application Withdrawn
Ordinance 25-S-44 - Conduct a public hearing and consider a request to rezone approximately 81 acres of land from Pre-Development District (PRE), General Business District (GB) and Single-Family Residential District (R-6) to Middle Density Residential District (R-5), generally located 1,900 feet south of the intersection of IH 35 and Country Club Blvd, also known as Guadalupe County Property Identification Numbers 63833, 63836, 63838, 34548, 34577, 34755 City of Schertz, Guadalupe County, Texas and Comal County Property Identification Number 377261, and a portion of Comal County Property Identification Number 75381, City of Schertz, Comal County, Texas.
- Application Withdrawn
Ordinance 25-S-046 - Conduct a public hearing and consider a request to rezone approximately 11.03 acres of land from Pre-Development District (PRE) to Agricultural District (AD), generally known as 7703 Trainer Hale Road, approximately 1,700 feet north from the intersection of Trainer Hale Road and IH-10, more specifically known as Bexar County Parcel Identification Number 339346, City of Schertz, Bexar County, Texas.
- Recommendation of approval to City Council at the October 1, 2025, Planning and Zoning Commission Meeting.
- Scheduled to be heard at the November 18, 2025, City Council Meeting.
Ordinance 25-S-047- Conduct a public hearing and consider a request to rezone approximately 32 acres of land from General Business District-II (GB-2) to Single-Family Residential District (R-2), known as Guadalupe Property Identification Number 64558, City of Schertz, Texas.
- Recommendation of denial to City Council at the October 1, 2025, Planning and Zoning Commission Meeting.
- Scheduled to be heard at the November 18, 2025, City Council Meeting.

ADMINISTRATIVELY APPROVED PROJECTS: Administratively approved plats from September 24, 2025 to October 27, 2025.

Medical Plaza: An administratively approved site plan application for a proposed approximately 7,600 square foot medical building located at 1663 FM 3009 and zoned Neighborhood Services (NS).
The Learning Experience: An administratively approved site plan application for a proposed 10,000 square foot daycare located at 9575 Hollering Vine within the Crossvine Planned Development District (PDD).
Graytown Unit 3B: An administratively approved Preliminary Plat, of approximately 2.2 acres, to establish six (6) single-family residences within the Graytown PDD.
Graytown Unit 4: An administratively approved Preliminary Plat, of approximately 66 acres, to establish 45 buildable single-family residences within the Graytown PDD.
Schertz Station Lot 9 & 10 Replat: An administratively approved Replat, of approximately 20 acres of land, to establish four (4) buildable lots, part of the Schertz Station PDD.
Willow Grove Commercial: An administratively approved Minor Plat of Willow Grove Commercial to establish two buildable lots, approximately 2 acres of land, zoned General Business District (GB).