1972 Comprehensive PlanS H E TZ9
TEXAS
COMPREHENSIVE PLAN
prepared by
MARMON, MOK & GREEN INC.
planning consultants
CHARLES C. CROSS
consulting engineer
prepared for
THE CITIZENS OF SCHERTZ
PART 1: Base Studies Supplement
Goals & Objectives
Land Use
Major Thoroughfares
Community Facilities
Housing
PREPARED THROUGH THE COOPERATION:.OF THE OFFICE OF THE GOVERNOR
OF THE STATE OF TEXAS AND THE TEXAS DEPARTMENT OF COMMUNITY AFFAIRS
The preparation of this report was financed in part through a comprehensive planning
grant from the'Department of Housing and Urban Development.
,~rya
Chairman ..............,. Weldon VY.YYillbonks
Secretary .............^.. Charles Pfeifer
Johnnie Wise
Charles Sharpe
Richard Mansfield
City Administrator ....,,..... Robert C.Buaker
City Inspector . . . , . . . . . . . . ~ Archie Woodward
Utility Superintendent . . . . . . . , . Raymond Curtiss
PLANNING CONSULTANTS
Marmon, Mok & Green, Inc. - Houstont Austin and San Antonio, Texas
Planner |n Charge ...,....... Hoyle M.Osborne
Assistant Planner .,.^....... Michael L.EllYngv/ood
Assistant Planner ........... David Scarborough
CONSULTING ENGINEER
Charles C. Cross - San Antonio, Texas
* Former member
SCHERTZ COMPREHENSIVE PLAN
CHAPTER I BASE STUDIES SUPPLEMENT
The following are supplements or revisions to the base studies chapters prepared in
early 1971 as part of the first -year comprehensive planning program. Since that
time, the following changes have occurred:
I. Schertz has annexed over 500 acres of additional land area, extending the
city limits north of IH 35.
2. On reaching a population of 5,000+ people in early 1972 and by action of
the City Council, the extra - territorial jurisdiction has been extended from
the 2 mile limit to one mile from the city limits. As a result of this plus the
annexation of additional land, the "Planning Area" (city limits plus extra-
territorial jurisdiction) has been increased from 5,359 acres to 10,433 acres.
3. Additional 1970 Census data has been published, providing more up -to -date
and detailed information about population, employment and income.
4. New developments or development proposals have taken place in and near the
community.
Population Projections
In analyzing the growth of the San Antonio Standard Metropolitan Statistical Area
(SMSA or metropolitan area which includes Bexar County and Guadalupe County)
and the northeast sector of Bexar County and the Schertz- Cibolo sector of Guadalupe
County, there is considerable evidence recent growth of this "suburban" sector has
been markedly higher than the total metropolitan area and that this high rate will
continue into the future. This higher rate of growth will affect Schertz, Universal
City, Live Oak, Converse and other communities in the sector. Also, the recent
annexations and expansion of the planning area by Schertz, the announcement of
a new industrial subdivision near IH 35 at the edge of Schertz and the announcement
of a large Motorola plant to be located in Seguin (less than 18 miles from Schertz)
addsubstantially to the growth potential. Also, some revisions have been made to
the projections for the San Antonio metropolitan area. The following table shows
these revisions:
� R
POPULATION PROJECTIONS
SAN ANTONIO SMSA AND SCHERTZ, 1970 - 2000
Year San Antonio SMSA % Incr.
Schertz
"High" %Incr. "Low" %Incr.
1970
8641014
-
4,061
-
4,061
-
(1972)
(916, 620)
(6.1)
5,140
(23.6)
5,140
(23.6)
1975
1,001,380
15.9
6,490;
59.8
6,300
55.1
1980
11126,580
12.5
9,580
47.6
81830
40.2
1985
1,278,690
13.5
141150
47.7
12,390
40.3
1990
1,431,140:
12.0
21,880
54.6
17,670
42.3
1995
1,598,220
11.6
32,830
50.0
24,870
40.7
2000
1,769,230
10.7
46,500
41.6
341280
37.8
SMSA projections based on work by Economic Research Associates
In addition to the total number of people in the community, consideration must be given to
the various population groups in the community - age, racial, ethnic, etc. In the following
table, the 1970 age structure of the SMSA, Guadalupe County and Schertz are compared:
TABLE 11
AGE STRUCTURE: SAN ANTONIO SMSA,
GUADALUP E COUNTY AND SCHERTZ , 1970
Age Group
San Antonio
Guadalupe
Schertz
SMSA %
County °I°
%.
Under 5
9.4
8.5
10.3
5 -14
22.1
21.1
24.0
15 -24
20.1
17.8
18.0
25 -44
22.9
21.2
27.4,
45 -60
14.4
15.6
11.6
60+
11.2
16.8
8.6
Source: 1970 U. S. Census of Population
The information shown above may be summarized as follows:
• There are higher percentages of pre - school and school -age children
in Schertz than in the County or SMSA
• In Schertz, there is a lower proportion of late "teen" and young adults
than in the SMSA but higher than in the County
• The proportion of 25 -44 is much higher in Schertz than in either other area.
1 -2
• There are lower percentages of the "middle- aged" and elderly in Schertz,
particularly in comparison with Guadalupe County as a whole.
Additional information shows that Schertz had 27.4% of the population in the school -age
group of 6 - 18. This is a high figure but not abnormally so for a suburban community.
It is anticipated that the general pattern of the 1970 age structure in Schertz will continue
for about the next 10 years with the following minor alterations:
1. With the lower birth rate in the city, region and nation, the percentage
of pre - school children will decline slightly.
2. The percentage of school -age children will increase slightly but with more
marked increases in the high school group.
3. The 25 -44 age group will increase to an even higher percentage.
4. Percentage of the "middle- aged" and elderly will remain stable.
After 1985, it is anticipated that the percentage of school age will decrease, the percentage
in the 25 -44 aga group will decrease slightly, and the percentages of "middle- aged" and
elderly will begin to increase.
In 1970, the Census found the following racial /ethnic composition of the populations of
the SMSA, Guadalupe County and Schertz:
TABLE I I I
ETHNIC /RACIAL STRUCTURE: SAN ANTONIO
SMSA, GUADALUPE COUNTY AND SCHERTZ , 1970
Ethnic /Racial
San Antonio
Guadalupe
Schertz
Group
SMSA %
County °lo
%
"Anglo- American"
47.4
63.3
84.3
"Mexican-Amer-
ican/Spanish"
44.6
27.1
12.7
Negro
6.9
9.1
2.3
"Other"
1.1
0.5
0.7
Source: 1970 U. S. Census of Population
San Antonio is a major center of the Mexican - American population in Texas and the
percentage has increased substantially since 1960. Guadalupe County has only had
a slight increase in its Mexican- American population. Schertz has an unusually low
percentage of Mexican- Americans although it is comparable to most the suburban
communities to the northeast of Son Antonio. It should be noted that the educational
attainment (measured by the median number of school years completed) of Mexican-
1 -3
Americans in Schertz is much higher than in the SMSA or Guadalupe County (10.4 school years
completed in Schertz compared to 7.9 and 5.8). Also, this educational attainment level
of 10.4 school years completed compares favorably with the 12.3 years completed by the
population as whole in Schertz.
All three areas show a low proportion of Negroes to the population as a whole although
Schertz is considerably lower than the SMSA or Guadalupe County. Educational attainment
by the Negro population is relatively high in the SMSA and County (10.0 and 8.6) but is
even higher in Schertz (11 .1) .
,f
Employment and Labor Force
In 1970 approximately 2,010 of the residents of Schertz were employed with 1,276
"civilian" employees and 734 on active duty with the armed forces. Unemployment has
been quite low (approximately 4 %) except among women where it was 9.4% in 1970.
The ratio of the total labor force to the. total population was about 37.5 %, in line
with most suburban communities.
The 1970 Census reveals the following information concerning "place of work" and "means
of transportation" about the residents of Schertz:
•
56% were employed in Bexar County outside of San Antonio proper.
20.3% were employed in Guadalupe County.
•
16.3% were employed in San Antonio.
• 7.4% were employed elsewhere or the place of work was not reported.
• 79.8% drove cars to work.
8.7% were passengers in cars.
9.5 %walked to work or worked at home.
• 2.0% used "other" means of transportation.
The principal "place of work" was in suburban Bexar County. It is estimated that over 90%
of those working in suburban Bexar County were military personnel or civilian employees
at Randolph Air Force Base. Also, employment in San Antonio accounted for over 300 people.
The 83.7% working in Bexar County, San Antonio or "other place" corresponds closely with
the extensive use of the private car to get to work. Even within Schertz, the estimated 360
employees were mainly dependent on the private car to get to work. In that there is no
public transit system in the city or area, the main alternative was to walk to work.
1 -4
INCOME DATA FOR SAN ANTONIO SMSA,
GUADALUPE COUNTY AND SCHERTZ, 1969 & 1972
Median Family income, 1969
Median Income of Families
and Unrelated Individuals,
1969
Per Capita Income, 1969
Per Capita Income, 1972*
San Antonio
Guadalupe
Schertz
SMSA
County
$
7,981
$ 6,523
$
7r086
$
6,298
$ 5,261
$
61,555
$
21570
$ 2,195
$
21295
$
2,827
$ 2,485
$
21639
Source: 1969 date from or based on U. S. Census of Population
1972 estimates by Marmon, Mok & Green, Inc.
Total personal income for Schertz' residents in 1969 is estimated to have been $9,319,990.
For 1972, total personal income is estimated to have increased 46% to $13,564,460 as
a result of increased family and per capita income and from population growth. The 1969
SMSA incomes were about 4% below the statewide levels. Guadalupe County residents
had incomes almost 20% below statewide levels however Schertz was only about 14% below
the state averages. It is of considerable importance, however, that only 12% of Schertz'
residents had incomes "below the poverty level" as compared to 16% in the SMSA, 18%
in the County and almost 14% in the State ,i in 1969. It is estimated that this has further
improved in Schertz during the past three years.
A significant effect on area employment and income is anticipated as a result of the
announcement of Motorola Corporation to establish a plant in nearby Seguin. This plant
is expected to have an initial employment of 800 people and ultimate employment of
1,500 people. In turn, the establishment of a national corporation in the area will tend
to influence other companies to locate in the area. The potential for this is exemplified
by announcement of an industrial subdivision on 1H 35 in an area recently annexed by
Schertz.
Retai I Trade
Guadalupe County had estimated retail sales of $33,508,000 ($971 per capita) in 1970.
Bexar County had retail sales of $1, 153,517,000 in 1970 or $1,361 per capita. The state-
wide per capita average was $1,690. No accurate data is available for Schertz but it is
recognized that retail trade in the community is increasing and retail trade in the sub - region
is increasing very rapidly. Guadalupe County and Schertz are, of course, affected by the
substantial retail facilities in the San Antonio area. The shopping centers and stores attract
many people in for major purchases. Also, Schertz is affected by the "post exchange"
facilities at Randolph Air Force Base and at other military installations in San Antonio.
The large number of military personnel and civilian employees of the military living in
Schertz utilize these facilities for a variety of purchases.
1 -6
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During the next 5 to 8 years it anticipated that shopping center growth in and near
Universal City will inhibit major retail growth in Schertz. By 1985, however, it
is projected that Schertz' population will have increased sufficiently and that the
population near IH 35 all the way to New Braunfels will have increased to the point
that major retail facilities will begin to develop in the central part of the city and
along IH 35 within the planning area. In many respects, the recent annexations by
the City of the IH 35 area will have considerable future effect on both retail develop-
ment and industrial development within the community.
Other Base Information
The original topographic map covering about 5,000 acres of land has been expanded
to include the revised planning area of 10,433 acres plus the nearby surrounding area.
This additional topographic mapping, shown on Plate 1, shows the main portion of
the community oriented to Cibolo Creek and Dietz Creek (which has several tributaries)
plus the drainage and land -form pattern north of IH 35. In this north area, the land is
gently rolling or very level except for one area which has some slopes in the 10 to 15%
range. This is a hill north of IH 35 and east of Doerr Lane. In addition, the topography
map shows that about one -half of the area north of 1H 35 drains into Cibolo Creek but the
other half drains into Dry Comal Creek to the east. It should be recognized, however,
that much of this area could be served with sewer from Cibolo Creek by carefully located
gravity flow lines or by relatively small lift stations. Both the general planning of the
sewer system by the City and the Cibolo Creek Municipal Authority and the specific
engineering must take into account the "break" from the Dietz Creek system south of
IH 35 and the natural drainage of the far northeast area into Dry Coma[ Creek.
It should also be noted that the area north of IH 35 has been used and much of it is still
used for farming or grazing. There is very little tree -cover remaining however the soil
appears to have a fairly high level of fertility or it can be restored in a fairly short period.
Finally, in this area the MKT Railroad and the Missouri- Pacific Railroad have main lines
running north of and almost parallel to I H 35.
legend
pMBRMON, MOK 6 Oonaultan a� SCHERTZ , TEXAS PLATE
HOUSTON S SAN ANTONIO,TEXAS COMPREHENSIVE DEVELOPMENT PLAN O
TOPOGRAPHY MAP
CHARLES C. CROSS preperetl ravisetl
ulting ngineer
SAN ANTONIO, TEXAS N O R T H seela In feet
THROUGH THE 11
OF THE GOVERNOR OF THE STATE OEaTEXASE OFFICE the preparation of this report wee fineneed in pert through a. —preh ene i— planning grant from the department If housing Intl urban devalepmant.
4
SCHERTZ COMPREHENSIVE PLAN
CHAPTER it GOALS AND OBJECTIVES
Goals and objectives identify situations from which policy may be formulated®
The policy should be applied to the technical and physical planning process and
employed to implement development consistent with the community interest.
Without some way of knowing what is wanted or needed by the citizens of Schertz,
or any city, It would be likely that the wrong objectives would be selected and
used to start development plans that would never materialize. Therefore, to pre-
vent this situation, a procedure must be developed in which the citizens play an
active role in the process of selecting goals and objectives for their community.
This Is often done by the formation of a Citizens Advisory Committee to help refine
local goals and objectives and /or public hearings held by,the City Council and
the City Planning Commission.
Alternatives:
The character and appearance of Schertz in 1980, 1990, and dates beyond, will
be influenced primarily by decisions made today. The following analysis reviews
the city's good qualities and also it's weaknesses. It is intended to provide the
citizens of Schertz with directives that will help show how the city's resources may
be made more reproductive. It is intended to stimulate ideas regarding new goals
for improving the quality of urban life and development. These goals seem reason-
able for the City of Schertz.
Housekeeping or New Goals: -The sketch on page 2 identifies the char-
acteristics of housekeeping n contrast with new goals for the future of Schertz.
Under the housekeeping alternative, the city would continue to maintain it's
streets and other services at their present level and not attempt to improve the
quality of It's environment.
The alternative to housekeeping is the identification of new goals and the
incorporation of these goals into the planning process.
Community Inventory:
Schertz's geographic location is causing it to be drawn closer to a rapidly expanding
industrial and urban complex of the San Antonio Metropolitan Area. Schertz must
prepare for the changes that will take place as it becomes an integral part of this
area. Schertz has in the past been dependent on local agricultural production and
Randolph Air Force Base, but now San Antonio and surrounding areas are a greater
influence on local development. Much of Schertz's growth in the future will be the
result of regionally oriented installations. Some of the qualities that exist as build-
ing blocks or problems are:
Desirable Qualities: Schertz's assets show a great potential for growth and
deve opment . T ese assets are
A good location in a rapidly expanding area.
2 -1
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® Improved access to major highways and freeways.
Access to railroad facilities.
Potential for industrial development.
Adequate land for development.
Community interest in the local landscape.
A concerned and dynamic citizenry.
A good record of recent accomplishments.
Problems: There are some problems and they must be recognized and
corrected if the city is to build a safe and efficient working and living
environment for it's people. Typical of the situations that should be
improved or corrected are:
Some conflicts between uses and between commercial uses and traffic.
Lack of neighborhood, parks.
Absence of a comprehensive beautification effort.
Poor condition and standard of some street construction.
Limitation to local employment opportunities.
Goals and Objectives - Physical Development:
The following topics outline preliminary goals and objectives for shaping the
city's future. Subsequent review should contribute to the refinement of the
goals and selection of priorities.
Land Use and Development: Preparation and adoption of a basic land
use p an as an e ement of t e city's Comprehensive Development Plan
Includes:
Identification of a center or centers for business, profess-
ional, medical, governmental, educational, cultural, and
other developments for people oriented needs.
Delineation of neighborhoods as select living areas structured
to reduce through traffic, yet providing a full compliment
of shopping needs, churches, centers for cultural and leisure
time activities and open space.
Concepts for incorporating required drainage easements into
community development patterns and achieving multiple use
of the required rights -of -way as part of parks and open space
plans.
4M]
Provisions for each basic requirement of urban development.
The land use goals shall include sites for residential areas,
community facilities and industrial sites programmed by the
Citizens Advisory Committee, City Council and the City
Planning Commission.
® Establish basic development standards and planning guidelines
for keeping the development of each land use classification
in balance with the population or area it is intended to serve.
Coals Related to the Major Land Use Classifications: A summary of the
goa s —related to major and use c assification are:
Residential Areas:
Encourage and maintain quality neighborhoods and
homes.
Establish development guidelines and controls for
mobile home parks.
Encourage planned unit developments and improved
home sites.
Schedule utilities for underground placement.
Prohibit Inferior street paving.
Provide street lighting.
Provide street name identification signs.
Offer a greater variety of housing types, sizes and
price levels.
Business and Industry:
Encourage establishment of planned industrial parks.
Promote Industries that have a high ratio of employment
to land.
Encourage businesses to make maximum use of highway
and railroad access.
Require adequate off - street parking with each business
estab I ishment .
Provide incentives for Planned Unit Development.
Parks, Openspace and Beautification:
Expand the recreational opportunities available to the
city and to each neighborhood.
Encourage preservation of natural features along Cibolo
Creek including many magnificant oak trees.
Develop street tree planting programs and other projects
for beautification of public and private properties.
Require some useable openspace and common recreation
areas in each town house and multiple family develop-
ment.
Provide at least one major park within the city adequate
in scope for major public recreation facilities and oppor-
tunities for land developments.
2 -4
Community Facilities and Services: Preparation and adoption of a
compre ensive p an e ement Tat provides for the following facilities
and services as a consideration for future developments:
Water and Sewers:
Streets:
Establish the basis for the city's future water supply
and make provisions for insuring this supply.
Replace all small and inadequate water maint
Extend sewers into the sections of the city not presently served.
Eliminate hazardous intersections and effect more ade-
quate traffic controls at all major intersections.
Provide highway medians and protected left turn lanes
on al I major street extensions.
Effectively orient local major streets to the major streets
and highways of the region.
Parks and Openspace:
Implementation of a reasonable plan for the conservation
of natural areas and the magnificent Live Oak trees found
in the Cibola Creek bottom.
A major city park with the potential to provide for many
different interests and types of activities.
® Neighborhood parks with additional mini -parks serving
high density developments or isolated groups of homes.
Schools:
Achieve maximum multiple use of utility easements or
supporting adjuncts to the city's park and openspace pro-
gram.
Provide elementary schools within each neighborhood.
Generally orient elementary schools and neighborhood
parks to occupy a common site,
Fire Stations:
Locate fire stations to afford good coverage to all of the
developments within the city.
2 -5
Goals for Housing Development and Redevelopment: The following are
specific goals for ousing deve opment an d redeye opment. These are:
Employ the planning process to prevent situations that will
contribute to the blighting or deterioration of homes and
neighborhoods.
Develop design standards and principles that promote good
neighborhood patterns.
Remove all sub - standard dwellings and structures and reha-
bilitate all structures needing repairs.
Increase the variety of housing types, sizes and costs that
are available to the public.
Employ codes and conservation methods to insure adequate
initial construction and the upkeep of deteriorating structures.
Transportation Facilities and Services:
Preparation and adoption of a comprehensive plan element for future street and
transportation facilities, including goals for:
Regulating the minimum width of street rights -of -way and roadway
surfaces .
Continuation and expansion of present programs to re- surface de-
teriorated streets within the city, and to acquire and improve new
major street elements.
Establishing loading and unloading zones at all major retail busi-
nesses, commercial and industrial centers.
Providing sidewalks on both sides of secondary and main thorough-
fares and one side of local streets.
Participation in the regional transportation studies program to help
to develop the most advantageous relationship between the local
and regional systems.
Adoption of a truck route plan.
Providing adequate railroad team tracks, siding and other facilities
to more adequately handle freight and Industrial operations.
2 -b
Conduct periodic analysis of the income characteristics
of the city's population applying findings to the programming
of housing requirements by income levels and to the expansion
of sales and service establishments.
Social Development:
The social element of the city's structure must have the capacity to meet the needs
of the population. When the social element of a city fails to expand at the same
rate as other components, an environment greatly lacking in urban amenities results.
Goals that will help to maintain a balanced environment and high social values are:
Education, Manpower and Employment;
Education:
Provide classrooms and other school plant facilities in balance
with existing and future enrollment.
. Prepare and adopt a school site location plan.
Coordinate school site locations with the community develop -
ment patterns and reduce the hazards and conflicts between
school operations and other land uses.
Maintain detailed and comprehensive projections of enroll-
ment trends and the anticipated distribution of students.
Establish the relationships between population densities
and student generations and maintain projections of future
school enrollment.
Consider techniques for achieving multiple and extended
use of school buildings and sites for community, civic, and
recreational purposes.
Manpower and Employment: The future manpower and employment
opportunities in Schertz depends mainly on attracting new businesses
that contribute to the economic base of the city. Without an increase
in the economic base, Schertz would continue to be a bedroom comm-
unity with respect to where it's population works. The following goals
are concerned with a community effort to improve the situation.
Develop the industrial parks and sales and service outlets
previously identified.
Initiate and promote programs to expand and supplement
human skills, thus increasing the potential of the unemployed
and underemployed to increase their incomes.
0.
Governmental Services:
City government is the coordinator of the planning process and a major force for
effecting social, economic, and physical advancements within it's jurisdiction.
Goals that will help the city government of Schertz become a more dynamic force
in this area are;
Creation of a City staff function with adequate resources for coor-
dinating the community development needs and objectives as
reflected by the Comprehensive Plan and the every day projects
initiated by developers, home builders and the business community.
Establish and follow annual programs for making Capital Improve-
ments, including park, utility and other improvements.
Organization of a Citizens Advisory Committee's, Board of Directors
as a coordinating body to direct Goals and Objectives activities
including the establishment of priorities and annual work programs.
Conduct a thorough review of development trends and patterns within
the city at least once each five years and evaluate the Comprehen-
sive Plan in view of the trends that emerge following adoption of
the Plan. Revise and up date the plan as warranted by the patterns
of development and goals of the community.
Health and Welfare:
Health and welfare is a major concern of city government. The following goals
are related to the safety of the citizens of Schertz and the preservation of a
healthy living environment.
Develop a procedure to inventory and report situations of inade-
quate sewage collection or treatment, and other situations where
waste products, inadequate drainage or similar situations are a
potential hazard to the public health.
Establish and adopt guidelines for maintaining air and water quality
with the purpose of screening possible injurious operations before
development takes place.
Develop and maintain policies related to design specification and
principles for the purpose of preventing hazardous traffic and other
situations from occurring as development occurs.
Establish annual projects to eliminate hazardous situations that have.
come into existence because of previous development. Corrections
would be made based upon the priority of needs and financial capa-
bility of the City to effect change.
Mobilize local, county and state resources into an effective force
for meeting the social welfare needs of the city's population.
Nm*
Planning Objectives:
Attention is directed to the following outline of Objectives that should be con-
sidered in measurable terms, time - phased, to enable evaluation of progress towards
stated goals.
Immediate Phase 1971 -1975:
Organize an Industrial Foundation or similar organization to
plan and arrange for an industrial park site within the city
and for a more active industrial promotion, selection, and
development program.
Mobilize forces to implement the rehabilitation of the city's
present business center and employing the resources of the
renewal assistance program to the greatest degree possible.
Organize a Citizens Task Force, headed by a Board of Dir-
ectors, as a technique for coordinating and expanding citizen
participation in the planning process.
Further develop and clarify the city's policy regarding the
development and improvement of land and the implementation
of the recommendations presented in the utility, park, major
streets, land use and other elements of the Comprehensive Plan .
Concentrate on expanding the city's tax base and on finding
new and additional sources of revenues to fund local projects.
Acquire sites for parks and for the conservation of openspace,
easements along Cibolo Creek, and other drainage courses.
Objectives should be selected, directing attention to priority projects, for each of
the components of the Comprehensive Plan to be implemented during the next four
years. Fundamental to the planning process is the ability of a city staff and citi-
zens committee task force to create and maintain enthusiasm and interest in the de-
velopment of Schertz. This is a difficult objective in view of the limitation of local
financing, and long durations required to view the results. There is no substitute
for the dedication of community leaders whose contributions to their city are often
overlooked, yet whose work is so essential .
Long Range Objectives: The Goals Statement represents the basic source
from which O lectives are selected. The Planning Commission and City
Council should develop an operating procedure that accomplishes an annual
review and refinement of the "Goals for Schertz" and from this source selects
time - phased objectives for the betterment of the City.
2 -10
SCHERTZ COMPREHENSIVE PLAN
CHAPTER III LAND USE
The homes, businesses, shops, service centers, warehouses, schools, churches,
and all uses to which land and buildings within Schertz are developed, represents
the land use of the city. The following paragraphs discuss the classification of
land use and how these classifications and changes in land use affect the develop-
ment and planning of the city.
Planning Applications
Urban land uses provide a basis for measuring and programming public services
and facilities in keeping with the needs of the people and their various activities.
Streets, schools, parks, utilities and other facilities and services are directly
related to the extent and intensity of the use of land. From an economic stand-
point, the land and its improvements determine the city's assessable valuation,
which is a major consideration for determining the city's ability to perform normal
service functions and finance new improvements.
Urban Form: The relationships of land uses cannot be left to chance. The require-
ments of each land use, to function as a proper and efficient component of the
urban development, are different. Land areas, adequate for present and future
growth, must be available for each type of development and arranged in such a
way as to avoid environmental and functional conflicts.
Urban Environment: The use of land and improvement placed upon it, primarily
determine the physical layout, appearance and quality of the urban environment.
The Land Use Plan, formulated for Schertz, should help to implement local goals,
enhance community values, improve the character and appearance of the urban
development and increase dollar value of the city's physical plant.
Classifications of Land Uses
The classifications of land uses employed to identify the pattern of development
in Schertz are:
Classification Principal Uses
Residential:
Single- family One family dwellings and the occasional
two- family dwellings
3 -1
Multi - family More than two families per dwelling
Mobile Nome Areas used for semi - permanent mobile
home dwellings
Public Local, county, state and federal structures
and uses of land: including churches,
hospitals and cemeteries
Schools Sites used for the physical plant of a school
system
Parks Sites designated open space or playground
land usage
Commercial:
Office and Related Structures and land used for finance,
insurance, real estate, personal services,
contract construction services and similar uses
Retai I Structures and land offering general merchan-
dise, food, apparel and accessories, eating
-and drinking and related goods and services
Other Commercial Land and structures used for the storage,
repair and assembly of appliances, building
materials and related businesses
Industrial: Land and structures for the manufacture or
assembly of textiles, apparel, furniture,
printing, fabrication of metal products,
instruments, and related durable goods
Analysis of Existing Land Uses
Plate 3 reflects a composite of developed and undeveloped land in Schertz as
recorded by a field survey conducted in February 1972. The area of land presently
developed and identified by the use classifications is reported in Table V
The acreage per 100 persons that each classification contains is also reported.
Reference to Plate 3 provides an overview of existing land use characteristics.
3 -2
Development Characteristics: Major features of the city's present development are:
The greatest concentration of residential development is located north-
east of Cibolo Creek and west of Randolph Avenue, north of the railroad.
Residential development east of Randolph Avenue and north of the rail-
road is concentrated mainly between Randolph Avenue and Live Oak
Road. Increased concentration is beginning to develop east of Buffalo
Drive. Also, residential areas have been started northward on FM 3009.
Residential development south of FM 78 is located adjacent to Cibolo
Creek and 1st Street and in the subdivision area at the southeastern
edge of the city.
Commercial development has occurred along Main Street and FM 78
at their intersection with 1st Street, with the major concentration along
the south side of FM 78.
• The City Hall, school sites and public land uses are primarily located
.north of the railroad and FM 78.
• Industrial development is beginning to occur in the planning area,
particularly to the north of I_H 35.
• Past development has been influenced by the location of the railroad,
Seguin Road and Cibolo Creek.
Area Characteristics: The acreage characteristics reported in Table V are important
as a consideration for projecting the future land use needs of a much larger population.
The findings related to the existing land use acreage are:
• Approximately 58% of the developed land is devoted to residential land use.
In relation to population, the amount of land devoted to public use and
parks is a relatively small portion.
The amount of land devoted to streets in the planning area is about average
fora city the size of Schertz.
• The land that is developed in the planning area is less than 12% of the
acreage available for development.
A summary of present and future land use is developed in the following paragraphs:
Total developed land within the corporate limits is 744 acres. Vacant land available
for development is 1, 897 acres. Assuming that 50% of available land can be converted
3 -3
to residential subdivisions, there is room in the incorporated city for 2,800 new
homes at present development densities. The planning area encompasses approximately
10,433 acres. Of this amount, over 90% is now in agricultural use or undeveloped.
If 50% of this vacant or undeveloped land area is developed for residential sub-
divisions, there is a potential growth of 13,900 dwelling units in Schertz at present
development densities, and more if a higher density occurs.
In the Land Use Plan, about 50% of the undeveloped land would be developed for
residential use, and about half of the remaining undeveloped land would be used
for other land uses (commercial, retail, public, industrial, semipublic, etc.) .
Based on a population projection of 17,670 by 1990, there will be needed
an estimated 1,000 to 1,400 acres of residential land by that date. This requirement
is adequately provided for within the present corporate limits or immediately
adjacent areas.
Development Influences
There are seven major factors that have affected the past development and /or
will affect the future development of Schertz. This listing does not include the
elements of population growth, employment and income that have been previously
discussed nor the economics of development (land costs, building costs, taxes
and similar elements) which are not unique to Schertz in terms of the metropoiitan
area or the northeast sector. In general terms, the development influences may
be subdivided between the "natural" and the "man- made ", although the distinc-
tion is fairly arbitrary in that "natural" influences (soil, geology, terrain, storm
run -off, water supply, etc.) become significant in terms of the extent and nature
of man's usage or development. The seven major influences are: (1) terrain and
storm water run -off; (2) surface geology; (3) water supply; (4) streets and highways;
(5) the railroad; (6) aircraft noise patterns and required air space; and (7) nearby
cities.
Terrain and Storm Water Run -off: About one -half of the planning area consists
of land that is very level, with a slight slope to the south or west. This type of
terrain is a positive factor for development of almost all types in that it offers
few difficulties, except that drainage must be handled very carefully. The
northeastern sector does have substantial areas with fairly steep slopes (mostly
in the 5% to 15% range) plus drainageways and creeks. Some residential develop-
ment has occurred in this area, and there are few problems with street grades
or the handling of drainage. One of the most important areas is that area along
and near Cibolo Creek. The creek extends some 40 miles north and west although
the total drainage area is not large for this length. Normal stream flow is moderate
although in time of severe drought the flow may be interrupted along some sections.
On the other hand, with heavy rainstorms (such as occurred in May, 1972) the
creek will rise rapidly, inundating the adjoining floodplain and overflowing the
lower bridges and crossings found in the Schertz area. Prevention of general
3 -4
development in the floodplain and control of land alterations and special types of
development (recreation facilities, roads, utility plants) is definitely needed.
Near the creek, a number of areas have been excavated for sand and gravel . In
cooperation with the two counties, the Alamo Area Council of Governments and
appropriate State or Federal agencies, the City should work for the effective
management, flood control and conservation of the "middle" Cibolo Creek area.
The concentration of drainage patterns in the west and central areas increases the
probability of flooding near Dietz Creek. Also, the railroad diverts and concen-
trates run -off from much of the existing city eastward between FM 78 and the railroad.
Surface Geology: Although most of the soils are quite suitable for construction,
the clay soil areas can have expansion and contraction that requires care in foun-
dation design. In most areas, it is likely that a stable foundation for larger
buildings can be achieved without going to great depths or by use of "floating"
or "slab" foundations. In the limestone areas in the northern section there may
be added costs in utility and street construction. In general, the stability of
these limestone areas is good to excellent.
Water Supply: The Edwards Aquifer is the primary source of water for the San
Antonio area and most of the cities in the vicinity of the Balcones Escarpment.
This is an immense underground reservoir and has a considerable amount of recharge,
but it has been recognized in recent years that the supply is finite and that some
areas will encounter water supply problems from the Edwards Aquifer by 1980,
and most of the area by the year 2000. In addition, there are problems of water
quality, primarily from the reduction of the water table of "good water and the
resulting intrusion of naturally "bad" water into the formation plus occasional
instances of man -made pollution. The creation by the Texas legislature of the
Edwards Underground Water Conservation District and the technical work of the
Texas Water Development Board should be continually monitored by Schertz
as being of great importance to future development.
Major Streets: The pattern of existing and planned major streets and the traffic
volumes on these streets are major development influences, usually in terms of
inhibiting certain types of uses or attracting other uses. In general, single -
family housing tends to be developed away from the high volume streets although
it is not unusual for apartments to be developed adjacent to these thoroughfares.
These streets attract businesses and other commercial development, but elementary
schools and some of the junior high schools are usually located on the collector
type streets as opposed to the major streets to avoid concentrating large numbers
of children that are walking or using bicycles into high traffic volume situations.
Where streets are originally developed with residences and the traffic increases
markedly, there is often a pattern of conversion of use to apartments or commercial
activities unless adequate setbacks, screening and acoustic buffering are used to
reduce the impact of increased traffic. Even these measures cannot prevent the
concentrations of internal combustion exhaust air pollution that can occur along
3 -5
very heavily traveled streets. It is anticipated that the Class I and 11 streets in
the Major Street Plan are the ones that will have the most pronounced effect on
land use and development.
Railroads: The main line of the Southern Pacific between San Antonio and Houston
runs through the south part of the city carrying an average of more than 20 trains
per day, and trains may be delayed at the grade crossings causing some traffic
delays. In addition to the traffic delays, the noise of numerous trains is sufficient
to inhibit further residential development within about 1,000 feet of the railroad.
The MKT and Missouri Pacific Railroads parallel each other to the north of I 35.
At present these railroads are located in rural farm areas that are just beginning
to develop industrially. It is likely that these railroads will have a pronounced
effect on the industrial development potential of the planning area.
Aircraft Noise and Air Space: Randolph Air Force Base has two northeast -
southwest runways usually referred to as the east and west runways. The east
runway has considerably more length than the west runway and also has a
considerably more sophisticated instrument navigational approach and landing
system. The base has a substantial number of landings and takeoffs each day,
primarily involving training operations with jet aircraft. In that the primary wind
direction for over 60 percent of the year is from the southeast, the "typical"
landing approach is over the Cibolo Creek area and a portion of Schertz. In
turn, takeoffs into the prevailing southeast winds usua!!y place the aircraft at
a point near the north end of the east-runway that is closest to the city. Before
and during takeoffs, some of the highest noise levels are generated from aircraft.
During much of the balance of the year the wind direction is from the north -
northwest, thus reversing the above aircraft landing and takeoff patterns and some-
what minimizing the noise levels in Schertz.
One of the major considerations in relation to any airport is the prevention or
reduction of avigational hazards (usually structures) within air space and particu-
larly within the approach and "glide- path" elevations required for landings and
takeoffs. The basic height limit of 35 feet for buildings (this covers most but
not all structures) which provides a considerable amount of protection to the critical
air space areas north of Randolph. To the north and south of the east runway
there are no significant man -made or natural obstructions. Although Schertz
has basic regulations, the lack of "airport zoning" covering the numerous cities
and unincorporated areas in three counties is a matter that should be corrected
as quickly as possible.
In addition to the issue of avigation hazards, the aircraft operations from Randolph
may create moderate to high noise levels in parts of Schertz. There is the strong
likelihood that the overwhelming majority of aircraft noise levels experienced
in Schertz do not produce significant irritation or annoyance on the part of most
of the people who live there. Although aircraft noise levels in a few parts of
the city may occasionally approach 100 db (A), there are a number of factors
that reduce the impact of these noise levels:
[<1M.
° The large number of active duty, retired and civilian Air Force personnel
and their families residing in the community are used to the noise.
The overwhelming majority of people in the community, whether associated
with Air Force or not, recognize the importance and value of the air base
and operations.
In that over 75 percent of housing and businesses have been built within
the past 15 years, the building that is not air conditioned is a rarity,
thus providing considerable acoustic insulation.
The aircraft rarely produce sudden very loud noises that tend to have
a greater shock and irritation effect.
The presence of many commonplace noises such as the telephone (about
80 db (A)) when 10 feet away or the power mower (about 85 db (A))
when 10 feet away.
Although aircraft activity from Randolph varies from day to day, season
to season and year to year, there is little indication that such activity
is following the pattern of commercial airports in having progressive
annual increases of 5, 10 or 15 percent.
The present effect on Schertz is primarily through the regulations of the Department
of Housing and Urban Development and particularly those related to the Federal
Housing Administration in underwriting private housing development. In effect,
the area around an airport and its approaches is divided into three noise level
"zones", based on some field measurements and a substantial amount of inter-
polation of estimated noise levels. These zones are based on intensity, frequency
and duration of aircraft noises and are graduated from the lowest (Zone 1) to the
highest (Zone III). FHA financing is prohibited in Zone III. Under present
procedures, approval by the Regional Office in Ft. Worth rather than the Area
Office in San Antonio is required for Zone 11 development. No restrictions
are imposed on Zone I . In that the impact of this is on FHA assisted residential
development, the alternatives to the community and the developers are to use
"conventional" financing or to develop affected land in nonresidential uses.
As in the case of railroad noise, it is fully recognized that there are areas with
intense noise levels of moderately high frequency located in the southern part
of the city and.for limited distances in the approach areas. In general, undeveloped
land in these areas should be developed with open space, park, commercial, and
multi - family uses. In some instances, conversion of existing single- family uses
to multi - family or commercial could be desirable both for reasons of aircraft
noise and other planning considerations.
3 -7
Other Environmental Considerations: The matter of air pollution in conjunction
with heavily traveled streets has been mentioned. Industrial air pollution in the
area is insignificant. Dust pollution from construction activities and unpaved
streets in the general area occurs on occasion. Loss o[tree cover and othervege-
hztion from development activities affects storm water run-off, the presence of
many animals and birds native to the area and the appearance of the community.
There is the complex issue of stream pollution intnCibolo Creek. This ouoom
from four major sources: /l\ storm v/ot*r run-off which normally contains high
lepa|x of organic materials and some inorganic matter; (2) the use of agricultural
chemicals (primarily with o nitrogen base) in the surrounding form land; (3) the
sewage treatment plant and septic tank discharges which tend to put heavy oxygen
demands on the water unless tertiary treatment is used; and /4\ the remaining sand
and gravel operations that dispose of inorganic materials into the streams. Solid
vvoxte disposal is handled by contract, and the collected materials are placed
into sanitary land fill in the county area. At present, the solid waste issues
are primarily in terms of desirability of recycling materials, the relatively indestruc-
tible nature of many plastic and other synthetic items and the moderately high
levels of litter that occur.
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3 -10
TABLE V
EXISTING LAND USE CHARACTERISTICS
City
Planning Area
Land Use
Acres
%
Acres
%
Acres/100 Persons
Residential
Single -fami ly
433.3
58.0
505.4
43.0
9.7
Multi -fami ly
17.5
2.0
17.5
1.0
.3
Mobile Home
27.2
4.0
42.9 ''
4.0
.8
Public & Semi-
89.2
12.0
104.5
9.0
2.0
public
Office &
.2
.03
.2
.02
.04
Professional
Commercial &
19.4
3.0
23.7
2.0
.5
Retail
Industrial
-
-
-
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-
Streets
157.5
21.0
472.9
41..0
9.1
Total Developed
744.3
100.0
11167.1
100.0
22.4
Vacant or Un-
i, 897.2
9,265.9
178.2
developed
Total Land Area
2,641.5
10,433.0
200.6
Source: Field Inventory
-- Marmon,
Mok & Green,
Inc., 1972.
3 -10
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P - ON,MOK 6 GREEN INC. SCHERTZ , TEXAS PLATE
HOUSTON S SAN ANTONIO,TEXAS COMPREHENSIVE DEVELOPMENT PLAN EM
FUTURE LAND USE
CHARLES C. CROSS preps--. r -vi- -d
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SAN ANTONIO, TEXAS N O R T H -eel- In f--t
I.11 -U
the prapsretipn of this report wan financed in pert through .-p-hen-iv. planning grant from the department of housing and urban dnvalOpm -nt.
The Land Use Plan
The projections of land use quantities provide the basis for developing the Land
Use Plan subject to the following conditions and elements:
I. The nature and location of existing development and the particular
uses already established.
2. The major street system and plan.
3. Existing and projected "development influences'
4. The sizes of tracts, land values and land ownership patterns.
The Land Use Plan is a basic physical design for the city and anticipates the
following:
Single- Family Residential: Single - family housing is expected to continue as the
primary land use category occurring in almost all sectors of the city except along
I 35 and the proposed industrial area north of I 35, in the "high noise level"
strip extending north of the east runway of RAFB and along Cibolo Creek south of
FM 78.
Two - Family Residential: No separate projection of land use plan element has
been established for two - family housing because it is expected to utilize less than
5% of the land area and will be allocated in a series of scattered locations gen-
erally acting as a buffer between apartment or commercial development and single -
family housing.
Multi - Family Residential: Current apartment development is limited to the existing
"central" sector. It is anticipated that multi- family development will extend out
FM 78 and also in portions of the "high noise level" area of the east runway.
The Plan reflects in part the probability that there will be some multi- family
areas, developed on a planned basis in coordination with single - family housing,
in the northern parts of the city. These would tend to occur in those areas near
major streets where high land values would inhibit single - family development.
Mobile Home Areas: Mobile home development (in the form of additional mobile
home parks) may occur near or along major highways and some of the arterial
streets. Mobile home park development, however, occurs within some specialized .
marketing, land and other economic circumstances. In some instances, parks are
planned as 5 or 10 year interim uses with a view of more "permanent" development
occurring when the land achieves higher values. Also, most mobile home park
development has to occur on a relatively large scale so one new "park" may
provide for the market demands for a period of several years. New locations
are not represented on the plan but should occur near I H 35 and FM 78.
3 -13
Commercial: The primary office, retailing and consumer service areas should
be located along FM 78, at the intersection of Buffalo Drive and the "East- West"
Live Oak Arterial and at IH 35 and FM 3009. Existing Main Street and the areas
along FM 78 will contain repair, contracting and other "heavy commercial" uses
essential to the community. With the future growth of the entire area, Buffalo
Drive /Live Oak and IH 35 /FM 3009 locations seem to be the most likely areas
of large scale retailing either in the form of regional centers or a clustering of
stores having a regional or subregional trade area. Office, retailing and similar
commercial clusters or planned centers, as contrasted with "strip" development,
offer the most efficient land use, the greatest potential for sound planning of
traffic flow and the longest economic life.
Industrial: Industrial development, including a variety of contracting, wholesaling,
warehousing and distributive operations should locate in the proposed industrial
area immediately to the north of IH 35. Additional areas will occur in the strip
along FM 78 and along the south portion of FM 3009 near the SP Railroad. It
should be recognized that many of the medium -large manufacturing industries
will be looking for 100 to 500 acre "independent" sites with good major street
access and possibly rail facilities. This type of development proposal has to be
evaluated as it occurs taking into account the overall plan, traffic conditions,
utilities and the impact on the community.
Parks and Open Spaces: Total park and open space land in Schertz ultimately
amounts to more than 800 acres with about one -half of this in playgrounds and
developed park areas and the other half in greenbelt and undeveloped or semi -
developed open spaces. The neighborhood playground type facility usually
should be developed adjacent to an elementary school . There should be sectors
or district parks (usually 20 or more acres in size) in each sector of the city.
The smaller greenbelt areas should include buffer strips between commercial
or industrial and residential, and along the major ravines in the north - central
and northeast parts of the city. The Cibolo Creek Greenbelt should be the major
open space facility containing only limited areas of intensive development and
extensive areas of nature trails, hike and bike trails and other minimal development
features. It should be recognized that existing or planned recreational facilities
in the subregion will supplement the facilities existing or planned within the
ci ty.
Public Administrative and Safety: This category consists primarily of the City
Hall, police station, fire stations and possibly a service center type facility.
The central location of the present fire station strongly suggests the continuation
of this site. It is indicated that there should be three or four fire stations.
City hall facilities should be located either in an existing larger building on
Main Street, or a site should be acquired for a City Hall and Police and Courts
Building on Buffalo Drive near the Fire Station.
3 -14
Community Service Facilities: It is anticipated that there should be a central
library facility. It is suggested that the library be located in the proposed
City Hall /Police and Courts Building /Fire Station complex on Buffalo Drive.
Utilities: In addition to the underground facilities, the water and sewage collection/
treatment facilities will require at least some space within the city. It is likely that
the major land user, the sewage treatment facility, will ultimately be located
outside of Schertz and serve a major sector of the subregion.
9
3 -15
SCHERTZ COMPREHENSIVE PLAN
CHAPTER IV MAJOR THOROUGHFARES
Existing Thoroughfares
The existing major thoroughfare network in and near Schertz is formed by IH 35
to the north, FM 1518 to the west, FM 78 to the south and FM 3009 on the east.
In addition, Buffalo Drive connects from FM 78 to Live Oak Road. All of these
highways and streets are in the planning area. These four highways and two streets
are therefore classified as Schertz' Class I or II streets on the illustration at the
end of this chapter.
Interstate Highway 35 is a fully developed expressway in the vicinity of Schertz.
Future revisions will likely include the conversion of the present two -way frontage
roads to one -way roads and revisions to some of the interchanges. FM 1518 is
a relatively narrow winding road paralleling the east side of Cibolo Creek north
of FM 78. At FM 78, in Schertz, FM 1518 is offset considerably and then picks
up again on the west side of Cibolo Creek where it proceeds south to I H 10.
It is generally accepted that the northern section of FM 1518 should be retained
in parkway type road along the proposed Cibolo Creek Park and Open Space
area, however it is probable that an improved interchange with IH 35 will be
needed and that moderate widening of the north section will be required. insofar
as possible, a more direct connection with the section south of FM 78 should be
developed, and several design proposals are being evaluated by the Randolph
Subregional Transportation Study. It is very likely that FM 78, in and adjacent
to Schertz, will undergo some revisions at existing intersections, and newly created
intersections or interchanges or the basic alignment will be relocated to the south
of its present location. FM 3009 is presently a two -lane highway connecting
IH 35 to FM 78. FM 3009 will be widened and curbs installed when traffic
demand warrants these improvements. Buffalo Drive is in the process of being
paved to a four -lane standard. At present, the eastern section of Live Oak
Road from Buffalo Drive to FM 3009 is a two -lane road without curbs. A new
western section has been developed between Oak and Chestnut and named Nell
Deane Blvd. It should also be noted that the extension of FM 3009 to the north
of IH 35 is a rural two -lane road called Doerr Lane. Similar segments of other
future major streets are found in the area but all will have to be widened and other-
wise improved.
Collector Streets
Existing collector streets consist of the following:
Main Street from 1st to Buffalo Drive (newly paved)
Curtiss Avenue from FM 1518 to approximately 2 blocks east of
Buffalo Drive (newly paved)
4 -1
Aero Avenue from FM 1518 to the east end of the High School tract
(newly paved)
Oak Street from FM 1518 north to Nell Deane Blvd. (newly paved)
Randolph Avenue from Main Street to Marilyn Drive (newly paved)
1st Street from Main Street south to Zuehle Drive
Maske Drive, a narrow two -lane unpaved road, from FM 1518
connecting back into Live Oak Road
Miscellaneous segments of proposed future collectors in the outlying
sections of the planning area
The collector streets are those streets that collect and distribute the traffic to
and from the arterial streets such as FM 78 and FM 3009 as described in the
previous section.
Street Conditions
During 1971 and 1972, the City has made marked progress in improving its streets.
All of the street bounded by FM 1518, 1st Street, Buffalo Drive and Aero have
been paved as part of the Buffalo Valley North Urban Renewal Project. The
Texas Highway Department has built FM 3009 and maintains the other highways
in and near Schertz. Buffalo Drive is scheduled for paving this year. In addition,
all of the recent and new subdivisions have been or are being developed with
paving and curbs. At present, the only developed areas of the community that
have streets that are limited in width and /or have light surfacing or no paving
are:
• A "suburban" type subdivision north off of FM 3009 where 15 -20'
paving widths without curb are found.
• A mobile home subdivision along IH 35 where the streets are unpaved
or have light surfacing.
• . The area south of FM 78 on each side of South 1st Street. 1st Street
has minimal paving, and most of the side streets are unpaved.
The Rittiman Addition area south of FM 78 and west of Cibolo Creek
where most of the streets are unpaved.
It is important to note that only two of these areas are presently in the city limits,
the "suburban" subdivision and the South 1st Street area. The former was sub-
divided and then subsequently annexed to the City. The South 1st Street area
has been part of the city for many years and is currently under study as a "Neighborhood
Development Area" which would include street improvements throughout the area.
4 -2
legend
PAVEMENT TYPES
THE 10011 RATION O OFFICE
PREPARED THROUGH
OR THE GOVERNOR OF THE STATE OF TEXAS ........... the preparation of this repore wee f11'iJ \npneed in part through a camprehanaive planning grant from the department of haueing antl urban davelopmene.
I
R N,MOK 6 GREEN eN e. SCHERTZ TEXAS PLATE
M
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with curb 6 gutter
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without Purb 6 gutter
HOUSTON s SAN ANTONIO,TEXAS
COMPREHENSIVE DEVELOPMENT PLAN
......
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CONDITION
WIDTHS IN FEET
MAJOR
STREET CONDITIONS
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CHARLES C. CROSS
prepared rev lead
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SAN AN, TEXAS
N O FIT H Seale In feet a•i3 �2
THE 10011 RATION O OFFICE
PREPARED THROUGH
OR THE GOVERNOR OF THE STATE OF TEXAS ........... the preparation of this repore wee f11'iJ \npneed in part through a camprehanaive planning grant from the department of haueing antl urban davelopmene.
I
In terms of traffic demand, FM 78 is inadequate although the paving is in good
condition. FM 78 has a four -lane width but does not provide for left -turn storage
at the key intersections and only has 80 feet of right -of -way. Also, in most of
the older sections of commercial development, the continuous paving onto private
property for "driveways" presents problems of turning movements at a variety of
points along the highway. FM 1518 is a fairly narrow two -lane roadway, but in
most sections outside the city limits the traffic volumes are low and no problems
are encountered. As the community develops, it is likely that FM 1518 will
have to be widened, possibly as a divided "parkway" type road using 24' -30'
paving widths in each direction.
Traffic Volumes and Controls
Traffic volumes on the major streets in or near Schertz can be exemplified by the
following listing:
Average Daily Traffic Volumes
1H 35
15,000+
Main Street
1,400-3,600
FM 78
4,800 -8,900
Buffalo Drive
600 -900
FM 3009
770 -11300
Randolph Ave.
600+
FM 1518
900 -31600
Live Oak Road
500+
Only I 35 is carrying relatively high volumes, however this highway is developed
to full expressway standards. As previously mentioned, FM 78 through Schertz must
carry a fairly high volume of traffic with a number of turning movements both at
intersections and into abutting business development. Because FM 78 and I H 35 are
the primary routes to and from the San Antonio area from Schertz, it is highly probable
that traffic volumes through Schertz will continue to increase as Schertz and the sub-
region continue to grow. On the basis of a 3% annual increase in traffic volume
(typically 5% is used for estimating purposes), IH 35 is expected to increase to
20,000 per day within 10 years and 27,000 per day within 20 years. FM 78 is
expected to increase to 12,000 per day within 10 years and 16,000 per day within
20 years. It is likely that most other major streets in Schertz, generally having
much lower current traffic volumes, will increase more rapidly during the 10 and
20 year periods. There is little doubt that IH 35 can handle the projected traffic
volumes. On the other hand, FM 78 is currently less than adequate, and the projected
volumes would produce even more serious congestion and hazard problems on it.
The Randolph Subregional Transportation Study has developed a preliminary plan
suggesting that a new or alternate FM 78 route be developed beginning just to the
east of Randolph Air Force Base, swinging southward and crossing Cibolo Creek from
1,000 to 1,500 feet south of the present highway, and then merging back with existing
FM 78 at about the point where Buffalo Drive intersects FM 78 on its north side. There
is little doubt that the existing highway and the proposed alternate route would carry
the projected volumes, emphasizing the existing route for local or locally generated
traffic and the new route for "through" traffic.
4 -4
651
legend
• atop sign MARMON,MOK 6 GREEN IN SCHERTZ TEXAS PLATE
planning consultants l
O yield sign HOUSTON 6 SAN ANTONIO,TEXAS
COMPREHENSIVE DEVELOPMENT PLAN Im
* traffic light
priority street TRAFFIC CONTROLS &
1279 eversge dally traffic volume,
TRAFFIC VOLUMES
CHARLES C. CROSS prepared reviaetl
suiting engineer
SAN ANTONIO, TEXAS N D R T H ,e, I. In feet 3-3 ]!
PREPARED THROUGH T OPERATION OFT OFFICE
HE CO HE
OF THE GOVERNOR OF THE STATE OF TEXAS ........... the preparation of this report wse ft--d in pert through a comprehensive planning grant from the department of housing end urban development.
T
Estimates of future volumes on other major streets indicate that existing or planned
rights -of -way will be adequate to handle the future traffic except for:
The short segment of Main Street as it runs west from 1st Street to
become FM 1518
Sections of Buffalo Drive, particularly at its intersection with FM 78
and at its intersection with Live Oak Road
Main Street can be partially relieved by the development of a realigned new bridge
connecting FM 1518 (north) to the south part of FM 1518 on the'west side of Cibolo
Creek. Buffalo Drive should desirably have railroad and highway grade separation
at FM 78 if space and funds permit. This could materially assist projected future traffic
flow for all streets involved. At the Live Oak intersection, the principal issue will
be the design of the secondary street system around the projected future commercial
development and the careful design of access into the shopping centers and other
commercial facilities that are likely to develop.
Traffic Controls
Current traffic controls in Schertz consist of a traffic signal at the intersection of 1st
Street and FM 78, a number of stop signs (principally at the intersections of collectors
and arterial streets and at railroad crossings) and a considerable number of "yield"
signs generally located at the intersections of residential streets with collectors or
arterials. Traffic movement in the community is generally very satisfactory except
at the intersections with FM 78 during peak hours. Also, some delays can be encoun-
tered as the result of the number of trains (20 +) through the community.
It is anticipated that additional signalization will be required at the Buffalo Drive,
FM 3009 and future Randolph Avenue intersections with FM 78. Future signalization
of these and other intersections of major streets should be based, where possible, on
average daily traffic counts and the nature of the turning movements. In general,
the pattern of stop signs and yield signs in relation to collectors and arterial streets
and residential and collector or arterial streets should be continued.
The railroad crossings present a series of problems that could present both complex
and expensive solutions. 1st Street and Randolph Avenue could feasibly have grade
separations at the railroad because of nearby development and the proximity of Main
Street. It is possible that Buffalo Drive could be developed with a railroad grade
separation integrated into a grade separation /interchange related to the alternate
FM 78. The future traffic potential of Buffalo Drive and the ability to provide fire
protection to the south part of the city from the Buffalo Drive station indicate that the
possibility of a grade separation at this point should be carefully studied. It should
be noted that Buffalo Drive is shown on the Plan to extend to and beyond I H 35 on
4 -b
the north. It is of considerable importance that the Texas Highway Department be
encouraged to evaluate the feasibility and need for a grade separation (with a basic
interchange) at IH 35 and Buffalo Drive as Buffalo Drive is extended north of its present
intersection with Live Oak Road. Finally, FM 3009 should ultimately be grade separated
from the railroad and, if possible, from FM 78 with a simple interchange between the
two FM roads.
Pedestrian Traffic
Pedestrian and bicycle traffic is concentrated in four key areas and several secondary
areas. The first of these major concentrations is in the vicinity, of the Samuel Clemens
High School at Buffalo and Aero Drives. The second concentration occurs at several
points in relation to the junior high school . A number of pedestrians and bicycle
riders move down Randolph and Beacon Streets, crossing Curtiss to the junior high.
Others move along Main Street from the eastern part of the city. Finally, a number
of children use Aviation and the low -water bridge crossing then crossing FM 1518,
coming from Universal City. The narrow bridge and its approaches offer a definite
hazard and conflict between automobile and pedestrian/bicycle traffic. The third
concentration is in the area along 1st Street, primarily between Lindburg and Randolph.
This is part of the central business area of the community, and pedestrian traffic is
a mixture of adults and children. The fourth concentration occurs at the elementary
school, principally along Curtiss Avenue, and includes a number of very young children
both as pedestrians and as bicycle riders. Some secondary pedestrian concentrations,
but of considerable importance, occur around the FM 78 business area near South
1st Street (both adults and children) and on FM 78 at the streets leading out of the
Lone Oak Subdivision on the south side of FM 78 near the FM 3009 intersection.
In the latter case, the pedestrians are almost all school children at the early morning
and mid - afternoon hours. Although people crossing FM 78 in the vicinity of South
1st Street can take advantage of the signal light, there is no such possible protection
in the Lone Oak Subdivision area along FM 78, and vehicular speeds in this section
are usually above 35 mph.
In conjunction with the street paving in the Buffalo North Urban Renewal Project,
a number of sidewalks have been installed. Also, recent and new subdivisions have
sidewalks. Except for sections by the junior high school and the senior high school,
however, none of the major streets that have fairly heavy automobile and pedestrian
traffic have sidewalks except along the north side of Main Street near 1st Street.
Future improvements to major streets such as Buffalo Drive and FM 78 should definitely
include sidewalks, at least on one side., to minimize the potential hazards of pedes-
trians having to walk along the curb in the street.
4 -7
Major Street Plan
The core of the Major Street Plan consists of the existing designated highways that
almost encircle the community, the development of an alternate FM 78 route plus
the addition of two major north -south arterial streets, two major east -west arterials
and the development of a collector system that will feed to and from these highways
and arterial streets. In more specific terms, the proposed major streets are:
Arterial Streets
FM 1518, developed as a "parkway" type street and a more direct
connection with FM 1518 south of FM 78.
Buffalo Drive, developed as a standard major street extending from
FM 78 to the north of I H 35. The Land Use Plan indicates that the
intersection of Buffalo and Live Oak should become one of primary
commercial areas in the community.
FM 3009, developed to additional width as traffic warrants.
An arterial street extending from I H 35, at a point about halfway between
the FM 3009 and FM 1337 grade separations southward to the City of
Cibolo. This would become the primary north -south arterial for the
eastern part of Schertz and the western part of Cibolo and would require
joint planning and development.
Live Oak Road, extended to the west to FM 1518 and to the east ulti-
mately to FM 1103 in Cibolo's jurisdiction.
An east -west arterial located about halfway between Live Oak Road
and IH 35 and extending from FM 1518 to the Cibolo area. it should
be noted that this street would also connect with a proposed bridge
crossing of Old Selma Road in Universal City.
Old Seguin Road in the far south portion of the planning area. This
road should be straightened out, and a bridge crossing should be developed
at Cibolo Creek as it proceeds to the east.
Collector Streets
Main, Curtiss, Aero, Oak, Maske Road and 1st are existing streets
that should be used as collector streets, including extensions in several
instances.
CLASS 11
(Arterial)
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Note: F.M. 78, F.M. 3009 to be developed to additional riqht -of -way and
possible additional paving widths in accordance with Highway Department
standards. F.M. 1518 to be developed as parkway, probably with reduced
paving widths or as divided roadway.
CLASS III
(Collector)
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CLASS IV
(Minor Streets)
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4 -9
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legend
expressway
M ARM 9N, MOK 6 GREEN uN INC . SCHERTZ TEXAS PLATE
Sl♦ me major arterial
,
HOUSTON S SAN ANTONIO,TEXAS COMPREHENSIVE DEVELOPMENT PLAN
_ _ _ eallattar arrest
THOROUGHFARES & MAJOR
STREET PLAN
CHARLES C. CROSS loon prepared rev'nsd
.ulting wngln.. I 11
BAN ANTONIO, TEKAS N O R T H .owb In fo.t
PR HROl1GH THE F THE
EPAREO T E COOPERATION O OFFICE
OF THE Gov ERNOR OF THE STATE OF TEXAS ...........
the prop —tlon of thIS report wee flnj n d In pert through a tomproh ... ive planning grsnt from th, depsrtmant of housing and urban davalopmant.
The Major Street Plan shows a number of suggested collector streets.
Specific alignments of these streets is not as critical as in the case of
arterial streets, however the number and general locations will provide
good service to newly developing areas, and any major alteration should
be made only on the basis of improving service or in combination with
reducing costs of development and providing good service.
Bridge, Culvert and Grade Separation Plan
In the previous sections the potential future requirements for grade separations at the
railroad and at major intersections have been reviewed and the specific locations pointed
out:
Railroad Grade Separations
Buffalo Drive and SP RR (proposed detailed study)
FM 3009 at SP RR (proposed detailed study)
Major Street Grade Separations
Buffalo Drive extension at 1 H 35
Eastern north -south arterial at I H 35
Improvement of FM 1518 and I H 35 Separation /Interchange
With regard to bridges, four major bridges have been described. One of these would
be for Alternate Route 78 across Cibolo Creek, another would be the bridge at the
Old Selma Road crossing of Cibolo Creek, the third would be an improved bridge
at the Aviation crossing of Cibolo Creek, and finally, a bridge at the Old Seguin
Road crossing of Cibolo Creek.
Additional bridges or large multiple box culverts would be required in approximately
eight additional locations. It is likely that only the crossing of the extension of
Aero to the east toward Cibolo City would require a full bridge in that it lies in the
lower portion of a fairly sizeable drainage area. Other probable locations of larger
box culverts are shown on the Bridge, Culvert and Grade Separation Plan.
The Plan also shows the probable locations of some eight intermediate size box culverts,
basically placed in the middle portions of the identifiable creeks and drainageways.
Finally, 12 culverts are located on the Plan where there was sufficient information
or indication of their need. It is very likely that additional culverts will be required
for residential streets and for other minor drainageways crossing major streets.
4 -11
SCHERTZ COMPREHENSIVE PLAN
CHAPTER V COMMUNITY FACILITIES
Introduction
The existing community facilities in Schertz consist of:
Municipal Administrative
City Hall
Municipal Protective
Fire Station
Police Department within City Hall
Municipal Service
Storage Yard
Municipal Utility
Reservoir and substation sites
Storage Yard (see above)
Schools
One elementary school, one junior high and one senior high that
are part of the Schertz - Cibolo- Universal City District
Parks, Playgrounds and Open SEaces
Ball fields on FM 1518
Playground area at Elementary School
Lone Oak "mini-park"
Other
U. S. Post Office
Sanitary land fill area
It should be recognized that about 25 percent of the people of Schertz are eligible
to use a number of facilities at Randolph AFB because they are active duty or
retired military personnel or their dependents. Randolph has club facilities,
four swimming pools, a golf course, tennis courts, a library and other facilities.
In addition, Randolph AFB assists the Schertz Fire Department upon call.
Community Facilities Required
A city of 5,200 people that is a part of a metropolitan area requires a variety
of public facilities. A check list would include:
Municipal Administrative
Council Chambers and administrative offices
Municipal Protective and Related
Central fire station with garage and administrative offices
Outlying fire stations
5 -1
Police Department
Detention Facilities
Municipal Court
Municipal Court Facilities
(Possible space for the Guadalupe County Sheriff's Department and the
Department of Public Safety -- usually of a limited nature)
Municipal Service
Storage yard and possibly repair facilities
Municipal Utility
Administrative space
Reservoir and substation sites
Treatment plants
Storage and repair facilities
Schools
Elementary, junior and senior high school facilities
Administrative facilities
Sports fields
Special facilities
Parks, Playgrounds and Open Spaces
Neighborhood playgrounds and play spaces (may have wading pools)
District or sector parks usually having swimming pool, tennis courts
and picnic facilities
Sports fields (may be separate facilities or may be incorporated into
a district park)
Recreation /community centers containing indoor recreation facilities
Open space areas including hike and bike trails
Garden center
Natural science center
Amphitheater, partly enclosed or fully enclosed auditorium for amateur
performing arts, etc.
O ther
Post Office and substations
Hospital or clinic facilities
Health center (providing for local public health and special services)
Central library and branch libraries
Civic center providing for large or moderate size meetings, performing
arts and other special events
Landscaped areas for scenic purposes and as short -term rest areas
Scheduled passenger and air freight airport
Airport for private aircraft
Space for limited staff or occasional usage by other governmental
units serving the area or region
5 -2
Regional Services
As previously mentioned, Randolph AFB provides services for a portion of the
population. In addition to the recreational and library elements, Randolph AFB
provides medical and hospital facilities for active duty and retired personnel and
their dependents, and does provide emergency medical service to others.
In addition, the City of San Antonio and /or Bexar County provide major auditorium
and coliseum facilities for the metropolitan area. Also, San Antonio provides
the International Airport located approximately 14 miles from Schertz.
Also, public and private airport facilities are provided for private aircraft. The
nearest airport is located about 2 miles away just to the north of Cibolo. Primary
hospital facilities are provided by the Seguin hospital and the various public or
private hospitals in San Antonio. At present, there is under consideration within
the Alamo "Region" a plan for the provision of health clinics throughout the area.
The County Health Office provides public health protective services throughout
Guadalupe County but on a very limited basis.
A newly created organization is the Cibolo Creek Municipal Authority which is
intended to develop and operate the sewage treatment plants and the major sewage
collection facilities in the area.
Finally, it should be noted that there has been considerable work done on the
consideration by the several communities (Schertz, Live Oak, Converse, Universal
City, etc.) on the possibility of developing joint facilities in selected areas.
Examples of this would include Cibolo Creek Park /Open Space area, one or more
joint library facilities and the possibility of a civic center.
Municipal Functions
The following is a listing of the primary municipal functions and a notation of
whether or not these are being carried out by the City:
Policy & Legislation
Conference /Meeting/
Administration
Performing Arts Center
-
Legal
Municipal Court
Council Records
✓
Police
Tax Assessment /Collection
Detention
-
Financial Management
Fire Protection
Public Works
Fire Prevention
Utilities
Urban Renewal
Parks & Recreation.
**
Public Housing
Libraries
-
Other Misc. Functions
& Special Projects
pt.
* Legal advice by contract
- No supervisory functions
** Some facilities provided
* ** Fire protection is a volunteer
department
5 -3
Schertz is carrying out most of the basic municipal functions with some 20 employees
plus unpaid citizen appointees in several areas. In addition, the Renewal Agency
has 7 employees and the Housing Authority 1 employee (expected to increase to
3 or 4 employees when the first project is completed and opened). It is anticipated
that as the city grows the variety of functions will increase, either through direct
municipal action or by joint actions with other governmental units. It is likely
that as park and recreation facilities are improved and added the City will begin
the development of park and recreation staff.
It is projected that City employment will increase to about 35 employees by 1980
and to some 75 to 125 by 1990. By 1990, about 50 people should be employed in
the public safety area (police, fire protection, courts, etc.). Beyond 1990,
there is a considerable potential for continued growth of the community that will
require additional administrative, public service, public works and public safety
employees. In addition, other elements of local government such as renewal,
housing and CCMA should be considered as closely related to the future requirements
for administrative and operational facilities in Schertz.
Municipal Administrative Facilities
The present City Hall on Main contains about 1,800 square feet and is on a site
of about 6,000 square feet. Administrative space (exclusive of police space and
the council room) is iess than 500 square feet for approximately 6 employees.
In many instances the council room is used for administrative meetings and occasionally
as a work area.
With the projected growth of City employment, there are four choices:
1. Acquire additional land and expand all facilities on the present site.
2. Relocate the police functions to another site, recognizing that some
additional land would have to be acquired for the present site.
3. Relocate the administrative functions to another site, recognizing
that some additional land should be acquired for future police functions.
4. Relocate all functions to another site or sites.
The city administrative facilities could be integrated into a "civic center"
complex containing a central library and large meeting room or small auditorium.
Adequate land acquisition on the present site is not feasible. Between 22 and
3 acres of land would be required for relatively modest facilities, and from 5
to 8 acres for long range requirements. One alternative is the possibility of acquiring
one of the older buildings on Main. Some of the buildings are large enough to
5 -4
house the projected number of City employees in the administrative area and could
provide a meeting room for up to 200 people. The major problem would be in
the provision of adequate parking. It is suggested that the police department
and municipal court remain in the present City Hall unless an adequate size
building with sufficient parking is acquired or built.
Long -range planning of some of the primary municipal administrative and other
facilities should be based on service to a community of 25,000 to 40,000 people
(by the year 2000). Such planning would result in the following:
Acquire 6 -10 acre site on Buffalo Drive.
Develop 25 year building plan for City Hall, police and courts facilities,
meeting /auditorium facility and central library.
• Build:
(a) 5,000 square foot 1st phase City Hall to include interim central
space of about 2,000 square feet.
(b) 5,000 square foot meeting room /small auditorium with pavilion area.
Convert existing City Hall to interim police and court facilities. Limited
detention facilities should be incorporated within the next 5 years.
Build 2nd phase of City Hall and separate 1st phase of central library
facility (Buffalo Drive site).
Build 3rd phase of City Hall, new police and courts building, a 500 -600
seat auditorium and 2 -3 small meeting rooms (50 -100 seating) on the Buffalo
Drive site. The building on Main should be sold or converted to an appro-
priate public use.
The acquisition of an older building on Main at modest cost would modify the
priorities and timing of development of facilities on the Buffalo Drive site, but
should not alter the basic long -range plan (recognizing that a central library
facility or some other public use might utilize the remodeled Main Street building,
with the existing City Hall being converted to parking). The new City Hall and
meeting /auditorium facility and the police and courts building could effectively
use most of the Buffalo Drive site. If there was surplus land, the surplus could
be sold or put to another use.
Public Safety Facilities
Police and Courts: Within the next 5 years, the police department and municipal
court should have full use of the present City Hall. This building should accommodate
(with additions):
5 -5
Police administration
Police operating personnel
Police vehicles
Detention facilities
Municipal court
Adequate employee parking
Adequate public parking
It is recognized that as the community grows to the north, the Main Street location
will be less and less satisfactory. Community growth and financial capability
should dictate the relocation to Buffalo Drive.
Fire Protection: At present, the fire station on Buffalo Drive can provide adequate
fire protection to most of the incorporated area. A continuation of the low density
development pattern, both in residential and commercial development, however,
will require the development of additional fire stations.
Fire station planning should be based on currently accepted national and State
standards:
RESPONSE DISTANCE IN MILES
District Engine Co. Ladder Co.
High value (commercial
and multi - family) 0.75 mi . 1.0 mi .
Residential, medium
density 1.5 mi . 2.0 mi .
In its evaluation of Schertz' fire protection and related capabilities, the Texas
Fire Insurance Board will also take into account:
1. Adequacy of water supply, pumping capacity and "back -up" for pumping.
2. Any manpower or equipment deficiencies.
3. Building and structural conditions in the city.
4. Conflagration hazards including overhead power lines in the built -up
commercial and apartment areas, and the presence of combustible
roofs in the residential areas.
5 -6
5. The presence of a fire alarm system covering most of the city and having
rapid public access.
6. The codes and effectiveness of electric code enforcement.
7. Additional fire equipment.
8. Fire prevention operations, and the use of extensive educational programs.
In addition to the fire station and basic equipment plan that has been set forth,
within the next 5 to 8 years a study should be made of the cost of installing a
fire alarm system, and of developing a coordinated regional or subregional fire
prevention bureau to provide testing, special investigative, library and educational
services to local fire prevention officers and their communities.
On the basis of the above criteria and the development of major portions of the
Land Use and Major Street Plans, the Fire Station Plan shows the following:
Station
Location
Engine Ladder Other
Central Buffalo Dr. at Winburn 2 1 Chief's car
Squad car
Special equipment
Northeast 1/2 mile east of FM 3009,
1 mile north of Live Oak 1 (1)* -
Northwest 1/2 mile east of extension
of Buffalo Dr., 3/4 mile
north of Maska Rd.
North Central 3/4 mile north of I 35
on extension of FM 3009 1 (1)* -
* May be required for commercial and industrial development shown in plan
The outlying stations should be located on sites of approximately 3/4 of an acre.
Considerable care should be taken to locate these stations at points where fire
trucks can enter the street without serious hazard to normal traffic, recognizing
that the Central Station may ultimately require special signals because of anticipated
heavy traffic on Buffalo Drive.
5 -7
It is anticipated that Schertz' population will be about 10,000 by 1980 and reach
20,000 between 1985 and 1990. On a conservative basis, the community needs
about 20 acres of improved park area within the near future. By 1980, another
25 acres should be added, and by approximately 1985 another 50 acres should
be added. Although this would be below the national standard of 10 acres per
1,000 population, it should be recognized that the proposed Cibolo Creek Park
and Open Space area is much larger than the portion defined within Schertz.
In addition, a golf course should be developed in the 1980's.
Park and Open Space Facilities: The basic types of park and open space facilities
considered include:
Play Spaces: These are tracts ranging from about one -half to three acres,
providing playground equipment and a play slab. Some may be part
of school playgrounds.
Neighborhood Playgrounds: These are tracts ranging from five to ten acres,
containing playground equipment, play slabs, a softball field and possibly
a wading pool or junior pool. Where possible, these should be located
next to elementary schools to provide maximum utilization of the space
and facilities.
District Parks: These are tracts ranging from 20 to 40 acres, and should
contain the facilities found in neighborhood playgrounds plus lighted
ball fields (softball and baseball), a full size swimming pool, a wading
pool, tennis courts and picnic and open space areas. Where land
is available and it is appropriate, special facilities such as an indoor
recreation center may be provided.
Major Parks and Open Spaces: These are normally areas of more than 100
acres. In the case of Schertz, the proposed Cibolo Creek Park and
Open Space is the only major park proposed. Substantial portions of
these parks may and should be left in a natural state (or restored)
but it would be anticipated that district park type facilities would
be found, plus such special facilities as a natural science center
and a garden center.
Golf Course: An 18 hole golf course requires from 75 to 100 acres. A
nine hole course is not feasible in terms of long -term operations and
maintenance cost, although such a course can be built as a 1st phase
for a future 18 hole course. If community demand warrants, an 18
hole course can be enlarged to 27 or 30' holes with only moderate
increases in operating costs. Golf courses may adjoin open space
areas or district park facilities.
Open Space Areas: Where terrain, drainage or other conditions fiend to
cause areas to be left undeveloped or only partially developed,
these areas may remain as privately owned natural areas or may be
acquired by the City and be partly developed with limited play areas,
trails and picnic areas.
Boulevards, Mini -parks and Landscaped Areas: Although the traditional
boulevarded streets or parkways are now rarely developed, where
space permits, some of the center sections of possible divided roadways
can be landscaped and maintained at reasonable cost. In the commercial
areas, mini -parks with trees, seating spaces and water fountains can
make a real contribution to the comfort of the shopper and office worker.
On I H 35, FM 78, or FM 3009, small roadside parks could be established.
Other major highways in the community could benefit from this type
of facility. Finally, street -tree planting programs should be established
along the major roadways and on residential streets in areas where
farming has removed most of the trees.
Conference /Meeting /Auditorium Facility
As the population of Schertz approaches the 15,000 to 20,000 population range, it is
suggested that a conference /meeting /auditorium facility will be needed. In many
communities under this size, it is common practice to use the high school auditorium
to accomodate some of the activities however the varied demand and usage as the
community grows suggests the need for a separate facility. A meeting facility could
be of considerable importance to the community in providing space for local activities
and in attracting smaller conferences and conventions.
Desireably, such a facility should be adjacent to the City Hall and Library where there
could be an interchange of usage of the meeting and auditorium facilities. If an adjacent
site is not available, the meeting /auditorium facility should be as near as possible, in
ogler words along Buffalo Drive where it could also serve the high school for special
events.
A facility to serve a community of the projected size of Schertz should contain the following:
• Auditorium, with stage, seating approximately 600 people.
• Large meeting room with capacity for 200 to 300 people (also may have
small stage and basic kitchen facilities)
• Two smaller meeting rooms for 50 to 100 people each, possibly with a
moveable wall so the rooms could be joined.
5 -9
The existing central area of the city, between Buffalo Drive and Randolph,
needs a play space, and the Lone Oak subdivision area definitely needs
a play space. It is suggested that a cooperative agreement with the
School District could permit the City to install additional playground
equipment and a softball field on the Schertz Elementary School grounds,
serving both the school and general recreation purposes. In the Lone
Oak area there appear to be two possible alternatives. If existing
space and future plans permit, a part of the existing sewage treatment
plant site might be developed as a small play space. If this is not feasible,
it would appear that a few areas of land to the east of Lone Oak sub-
division, with access from the subdivision over an existing easement
at the end of Greentree, would be desirable. If additional housing
development occurs in the 1st Street area south of FM 78, a play space
would be needed to serve this section. Additional play spaces may be
required, but are not designated in the plan.
Mini-parks and Landscaped Areas
One of the best examples of a mini -park is the one acre "Lone Oak"
park in the Lone Oak subdivision. This space accommodates a very
large Live Oak tree, provides some play area for small children, and
gives identity to the area. Every effort should be made to preserve
unique features by mini -parks such as this one. Landscaped areas
with seating, drinking fountains and possibly a decorative fountain
should be established in the more intensively developed areas of the
city as a convenience for pedestrians and shoppers. Finally, traffic
islands, medians and other similar areas should be landscaped to improve
the appearance of the community.
Schools
Schertz presently contains the high school and junior high school for the entire
Schertz - Cibolo- Universal City Independent School District, plus an elementary
school serving primarily Schertz. Thus, there are about 2,500 children attending
schools in Schertz, although the community contributes only about one -third
of this scholastic population. Also, it should be noted that the junior high school
contains only the 7th and 8th grades (the high school contains the 9th grade
that is found in the junior high schools of many communities), partly because of
the fairly restricted site of less than 11 acres for the junior high and the very ample
site of almost 50 acres for the senior high school . The type, facilities, condition
and enrollment of the three Schertz schools are summarized in Table VII. Although
annexation of new territory by the City has now extended into Comal County on
the north, and is therefore beyond the limits of the school district, the resident
population in this area beyond the school district is very small, and is expected
to remain so during the next 10 to 20 years.
5 -11
The future growth of the scholastic population in the northern half of the school
district will be generated almost entirely from the area east of Cibolo Creek.
That portion of the Universal City planning area west of the creek is over 90
percent developed, although Universal City has extra - territorial jurisdiction
over about 400 acres east of the creek. Schertz, Cibolo, and possibly a portion
of an area in Selma's extra - territorial jurisdiction are the prime areas. South
and southeast of Schertz, the school district extends past IH 10 and includes
extensive undeveloped areas that may have some subdivision and other develop-
ment activity in the future. It is probable some of this area wi I I be annexed
to Schertz and to Cibolo, but it is doubtful that these incorporations will extend
more than one or possibly two miles from the present city limits.
The primary future growth elements are Schertz and Cibolo. Population projections
indicate that Schertz could achieve a population of 34,280 by the year 2000,
and Cibolo a population of about 16,000 during the same period. Unincorporated
areas are continuing to grow in the subregion, however, it is likely that more
stringent pollution, subdivision and other controls will drastically inhibit this
type of growth within the next decade.
As applied to Schertz, these projections of the total population may be translated
as the scholastic population to be served:
SCHOLASTIC POPULATION PROJECTIONS
SCHERTZ - CIBOLO - UNIVERSAL CITY
INDEPENDENT SCHOOL DISTRICT
5- 12
Total
Total Scholastic
Scholastic Pop.
Percent Scholastics
Year
Population
Population
from Schertz
from Schertz
1970
12,500
3,633
19,138
31.3
(1972)
14,000
3,850
1,300
35.5
1975
16,430
4,440
1,630
36.6
1980
20,050
51210
21200
42.1
1985
25,100
61280
21960
47.1
1990
321760
7,860
3,990
50.7
1995
43,500
10,000
5,310
53.6
2000
60,150
13,230
7,190
54.3
5- 12
It is fully recognized that the junior and senior high schools in Schertz must
continue to serve children from nearby communities and unincorporated areas,
but it is strongly indicated that children from within Schertz will make up an
increasing proportion of the children attending school in the city. In turn,
additional schools will have to be built outside of the Schertz planning area
to serve such areas as Cibolo and the area east of Schertz and the moderate
population increases anticipated to the south and southeast of Schertz. As pre-
viously noted, the Universal City population increase in the school district is
expected to be less than 15 percent because the Universal City area is already
developed.
The plan for school facilities attempts to take into account the district require-
ments as well as the community requirements. It is most probable that the
present high school site (with expanded facilities) can serve for upwards of 15+
years, recognizing that the enrollment may exceed 3,000 before another high
school facility is built. It is likely that another junior high school will not be
required until the period 1980 to 1985, depending upon the ability of the present site to
meet the increased enrollment, the distances from concentrated areas of new
development that children will have to travel and the structuring of the elementary,
junior and senior high school grade levels. In terms of customary standards,
a junior high school would encompass three grade levels (6th -8th or 7th -9th),
and require from 15 to 25 acres of land with an optimum of 20 acres for an enrollment
of 1,000 to 1,200. The O'Henry Junior High School, however, cannot be viewed
simply in terms of its 10.6 acres as there will be a public park of about 20 acres
immediately across the street plus the probable development of the Cibolo Creek
Park and Open Space area that is close by. Elementary schools should serve,
insofar as possible, neighborhoods or areas within one mile or less from the school.
These should be tied as closely as possible to growth of the district and of the city.
The basic site standards for the various types of schools are as follows:
• Elementary School: 8 acres or 5 -6 acres in the school portion and 5 -6
acres in an adjoining city playground or neighborhood park.
• Junior High School: 20 acres plus another 5 to 10 acres if a stadium is
included.
Senior High School: 30 acres plus another 10 to 20 acres if a stadium is
included.
5 -13
5 -14
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5 -14
As previously indicated, it is recognized that particular circumstances and the
structuring of the school system can affect these standards considerably. Another
element is the matter of City acquisition of adjacent park /playground areas.
It is recommended that the City acquire park /playground areas adjacent to all
new elementary school sites and near future junior high school sites. It is urged
that the City and School District have a development agreement setting out
the responsibilities of the City and the District for such joint sites. In some
instances, the School District might acquire the entire tract (10 -12 acres),
and the City would develop the basic irrigation system and the primary playground
facilities.
Several variations on "joint acquisition and development" are possible and likely
to occur.
The Plan sets out the following school facilities and the site "locations" (approximate)
and estimates of the time period in which the schools will be needed:
9 elementary schools including the existing Schertz Elementary School
(1)
Live Oak Road west of FM 3009 (site has been acquired)
1975 -80
(2)
Deer Haven area west of FM 3009
1980 -85
(3)
Eastern area east of FM 3009 (extension of Aero)
1985 -90
(4)
Northeastern area east of FM 3009
1985 -90
(5)
Northwestern area
1990 -95
(6)
West area (near Maske Road)
1990 -95
(7)
East area (above extension of Live Oak)
1995 -2000
(8)
South area (below Cibolo Creek)
1995 -2000
3 junior high schools including the existing O'Henry Junior High
(1) Eastern area east of FM 3009 near extension of Live
Oak (this will also serve the Cibolo area) 1980 -85
(2) Northwest area (this will also serve the area in
Universal City's jurisdiction east of Cibolo Creek) 1985 -90
2 high schools including the existing Samuel Clemens High School
(1) No approximate site is shown on the Plan however
it is anticipated that the school would be substantially
to the east of FM 3009 and located to provide optimum
service to Schertz, Cibolo and any unincorporated
development. It is probable that this school would be
relatively close to I H 35. 1990 -2000
5 -15
Ea
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SCHOOLS
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9H color ..S.
o COMMUNITY FACILITIES
CM L.�is$i city hall
MARMON,MDK & GREEN INC. SCHERTZ TEXAS PLATE
C�ea•.1�
planning cpneultan to ,
Dal
HOUSTON & SAN ANTON10,TEXAS COMPREHENSIVE DEVELOPMENT PLAN
COMMUNITY FACILITIES, SCHOOLS,
branch fare atarlPn
PARKS & OPEN SPACE PLAN
'P pl.—
1:�t!LES %CROSS 0 . I ... .... .... p--P ... d ... 1--d
Ith"' 71n... it
SAN ANTONIO, TEXAS NORTH stele In feet
1FFICE
.......
the preparation of thi, "P.— was
512 ]2
financed in P— through .—p—.—iv. planning grant from the d.p.1--t Of housing entl urban dove 1,pt.
SCHERTZ COMPREHENSIVE PLAN
CHAPTER VI HOUSING
The Housing Element of the Schertz Comprehensive Plan is concerned with the needs
and present limitation to providing "a decent home and suitable living environment
for every American family" and the steps that may be initiated to help to implement
this objective in Schertz. The Element is an action directive and not a physical devel-
opment plan. The action directive will, however, influence the formulation of several
physical development plan components.
Housing Development
Schertz was incorporated in 1958 with an estimated existing population of about 2, 100
and some 550 dwelling units. By 1970, the community had increased to 4,061 people
residing in some 1,300 dwelling units. By the early part of 1972, another 350 units
had been added, bringing the total to 1,650, and both individual homes and apart-
ments were under construction. The general pattern of population, housing develop-
ment and density is shown below:
Year Population
Dwelling Units
Density
1960 2,,280
637
3.6
1970 41061
1,300
3.1
1972 51200
1,650
3.1
During the past 12 years over 1, 000 units have been added to the city. During this
period, the great majority of development has been in the form of single - family
housing with a few "duplexes ", some small apartments and a limited number of mobile
homes. Single- family housing still represents about 80% of all new housing develop-
ment. Limited apartment development has occurred in the central area of the city
with a few developments along FM 78. It is anticipated that additional apartment
development will occur in both the central and outlying areas.
It is anticipated that the annual housing development rate will continue in the 100
to 200 unit range through 1980 and will likely increase above that after 1980.
Neighborhood Analysis
The inventory and planning of a community, in most instances, should begin at the neighborhood
scale. This is particularly critical in dealing with housing and "living conditions ". It is for
this reason that Neighborhood Planning Areas were designated (see Plat 8a) and the elements
and conditions in these "neighborhoods" were field checked and the results tabulated (see Table VIII).
6 -1
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M AR MON,MOK 6 GREEN INC. 1L'°■°'�G_8ERTZ TEXAS PLATE
Z _ - eXpr.saw.q planning coneultan ce sue. fP...m�■■�- ➢➢G■B°K'" , /"°�
@ @ melmr .rc arial
HOUSTON s SAN ANTONIG, E—S COMPREHENSIVE DEVELOPMENT PLAN
® r con •PSmr evaee
NEIGHBORHOOD PLAN NI N G
........... planning area A R E A S
boundaries CROSS
S DHARL E C. caoss prepared ra Ie.d
- - RL B
BAN ANTONIO, TEXAS N O R T H noel. In f..e
P
REPARED THPOUGH THE COOPERATION OF THE OFFICE
OF THE GOV EPNOR OF THE STATE OF TEXAS .......... th. Prap.ratlmn mf thle report was fin.ncad In parc g prah —w, Imnnln from the da
thrmu h .tom p g grant p.rcmant Pf hou.ing end urban dev.lPpmant.
6 -2
Source: Field Survey, Marmon, Mok & Green, Inc.
Additional lnformotlon, some statistical and other descriptive, has been developed for each
of the neighborhood planning areas. This material covers such items as indicated age structure,
approximate family size, approximate household income, type of dwelling units, distribution
or concentration of substandard units, estimated tenure, typical lot sizes, street conditions,
residential parking, pollution and sanitation factors, vegetation and landscaping, school and
pork locations, concentrations ofcommercial buildings, adequacy ofcommercial parking and
drives, commercial signs and general traffic con6;ticms, In addition, private and public
developmental activities, both current and p|onna6/ are briefly noted. It is recommended
that the City maintain continuing inventory nfthe major elements for neighborhoods within
the oifv and at least boxlo information on housing, commercial and industrial development
on those neighborhoods oubY6m the city. This will provide o basis for establishing priorities
in public improvements and related actions and in determining whether or not annexation or
other controls might be required in areas now outside the city.
Programs and Problems
The concerns in community development must cover wide range of housing, utility, economic,
environmental and other issues however o great deal of emphasis must be p|ooe6 on neighbor-
hoods and living units under the category of "housing" and the Goals and Objectives for this.
6 -3
SUMMARY OF NEIGHBORHOOD PLANNING
/4RE/\ DATA, 7972
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o
Neighborhood
Area
Pooulation
Dwelling
Minor
Major
Com.
Minor
Major
Planning Area
Z
Units
Repair
R6eair
8|6 s
Ref2airs
Re [
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l
581
21465
12
3
768
15
10
38
10
B
2
485
717
10
3
213
lO
l
10
3
1
3A
265
240
10
2
83
25
33
24
4
A
3Q
320
877
10
2
285
15
' 7
12
l
-
4
863
20
-
-
6
l
-
2
-
-
5
540
303
5
-
98
3
1
-
-
-
6
516
30
-
-
10
-
-
-
-
-
7
411
18
-
-
5
-
-
-
-
-
8
565
16
-
-
4
-
-
-
-
-
9
785
101
10
'2
27
'6
3
4
l
-
lD
839
388
6
l
153
5
2
5
-
-
ll
599
ll
-
-
35
3
-
-
-
-
12 ` '
629
20
-
-
5
-
-
-
-
-
' 13
1789
85
5
-
25
3
l
6
-
-
14
1 r446
380
30
lO
95
34
37
Q
2
2
10.433
5,772
13
2
1,792
120
94
109
21
19
Source: Field Survey, Marmon, Mok & Green, Inc.
Additional lnformotlon, some statistical and other descriptive, has been developed for each
of the neighborhood planning areas. This material covers such items as indicated age structure,
approximate family size, approximate household income, type of dwelling units, distribution
or concentration of substandard units, estimated tenure, typical lot sizes, street conditions,
residential parking, pollution and sanitation factors, vegetation and landscaping, school and
pork locations, concentrations ofcommercial buildings, adequacy ofcommercial parking and
drives, commercial signs and general traffic con6;ticms, In addition, private and public
developmental activities, both current and p|onna6/ are briefly noted. It is recommended
that the City maintain continuing inventory nfthe major elements for neighborhoods within
the oifv and at least boxlo information on housing, commercial and industrial development
on those neighborhoods oubY6m the city. This will provide o basis for establishing priorities
in public improvements and related actions and in determining whether or not annexation or
other controls might be required in areas now outside the city.
Programs and Problems
The concerns in community development must cover wide range of housing, utility, economic,
environmental and other issues however o great deal of emphasis must be p|ooe6 on neighbor-
hoods and living units under the category of "housing" and the Goals and Objectives for this.
6 -3
Programs: During the past 12 years the City has initiated the following actions to
more adequately insure quality housing for its population:
Created a Planning Commission
Adopted Zoning Ordinance
Adopted Subdivision Regulations
Adopted Building Code
Adopted Plumbing Code
Adopted Electrical Code
Adopted Housing Code
Initiated a Public Housing Program
Initiated Urban Renewal
Initiated Comprehensive Planning Program
Initiated a Charter Group to recommend a Charter establishing Schertz
as a "home rule" city
Problems: Current programs are positive and have been helpful in meeting the housing
needs of the city's population. Urbanization of the city is ever accelerating and
giving rise to new problems and intensifying old ones. Situations needing attention
identified in a descending order of importance are:
• The improvement of pockets of deteriorating and dilapidated housing in
Schertz and in cooperation with Universal City and Bexar County in the
improvement of an area south of FM 78 and on the west side of Cibolo
Creek. The area is in Schertz' "ETJ" .
• Currently the City has the elements of a basic organization to undertake
a housing task force effort. Both the Housing Authority and the Renewal
Commission can direct the attention to implementing housing objectives.
• Within the adjoining communities of Schertz, Universal City, Converse,
Cibolo, and Live Oak plus the adjacent unincorporated areas and Randolph
Air Force Base there is inadequate housing available to the moderate and
low income population groups. There should be a subregional approach
to determination of the extent of the problem and the possible solutions.
Implementation Obstructions
The obstructions that are limiting the City's effort to improve selected housing problem
situations are:
• Obstructions to Private Development and Investment Building:
• limitations in local utility and street structure in the sense of being able
to extend to and serve all areas having major development potential
FHA limitations on financing in aircraft noise areas
6 -4
• Obstructions to the City's Program:
inadequate organization for implementing housing objectives
the subregional character of some of the more serious housing problems
Action and Strategy -- 1969 -71
The actions taken during the preceding two years and underway to aid a more compre-
hensive housing "action directive" are:
Iniated preparation of a revised comprehensive long -range development plan
for the city.
• Established and initiated implementation of a Workable Program.
Established the Housing Authority and initiated a 100 Unit Project.
Enacted ordinance establishing minimum standards for existing housing
in the city.
Short Range Objectives -- 1972 -77
The objectives of the City Government as set forth during 1971 and 1972 and affecting
a strategy for a three to five year work program are:
• Completion of a comprehensive long -range plan and employment of the
plan as a framework for implementing neighborhood and community struc-
ture: Adopt the plan as a guideline for development.
• In connection with the Comprehensive Planning process, establish:
1. Standards for neighborhood planning.
2. Standards for parks, school and other amenities serving the population
and neighborhoods.
3. Consider amendments to ordinances and resolutions and adopt such
ordinance, amendments and policies that support the implementation
of the Plan.
• Complete the current Renewal Project.
• Establish annual Capital Improvements Budget including improvements for
neighborhood drainage, park, street facilities for strengthening the neigh-
borhood environment.
6 -5
® Establish a structure for working with neighborhood improvement and home
owners association designed to encourage more effective urban beautification
and open space provisions.
Construct the 100 unit low -rent housing project.
Create a task force supported by staff personnel to accomplish positive
action leading to:
1. Application and initiation of Neighborhood Development Program in
the southern part of the city.
2. Rehabilitation of the area of inadequate housing in the city.
3. Investigation of innovative housing techniques and their application
to Schertz.
4. Develop or assist in creating moderate cost housing for the elderly.
5., Examination of middle and low income housing problems and solutions
on a subregional basis.
Participate with the home building, modular home and mobile home industries
to establish planning principles and standards that each industry must meet
respecting the application of their products within the city.
Program Design
Local action for implementing housing objectives is a continuous concern of local
government. The Program Design which follows outlines positive steps for strengthen-
ing and making more efficient the processes for implementation of a housing element.
It is also a design for overcoming problems and barriers, initiating action and imple-
menting objectives.
The Program Design consists of an 'Organization Diagram" and a "Schedule of Activities
Chi
Mayor &
City Council
Urban Renewal _ _ City Secretary
Commission r Staff
Housing Auth . q _ ! _ —Renewal Staff i
Board ' ' L _ Housing Auth. Staff
Planning Commission- -- I I I
Housing —T ISub- Regional Housing j
Task Force I Study by AACOG and /or
(Randolph Community
' CQunci I_ - — — - - - -
manning ot
Develooment
Housing Code
• Planning Coord.
Assistance
Renewal Assistance
• Project Planning
• Concentrated Code
Enforcement
housing
Assistance
Relocation Housing
n Kesources
• Council & Guidance
- FHA Project Assistance • Financial Aids
• Private Capital
• Non - Profit Sponsors
• Training Programs
& Self Help
The pervasive sense of community concern and the tangible results in Schertz, related to
improved living conditions, laeen achieved by the efforts of the Mayor and Council,
the Renewal Board, the Planning Commission and the many interested citizens working
nights and extra hours. As the community continues to grow, there will be additional
needs to formalize some of the highly effective cooperative and informal efforts. The
Housing Task Force can be a focal point for accomplishing many items that are needed
in the housing and related areas. The proposals are:
Structure and Assignment: .Create a Housing Task Force of involved and knowledgeable
citizens that are responsible to the City Council with sufficient assistance from the City
Secretary and his staff, the Renewal Agency staff and the Housing Authority staff.
CIJ
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SCHERTZ, TEXAS
Comprehensive Development Plan
PART 1: CAPITAL IMPROVEMENTS PROGRAM - Finances
and Programming
Interim Report #3
tnz
SCHCRTZ
t
B
e
0
6�i6a
I`:_ KU p
TAX INCON4E COST OF %
S E R VICES
Marmon, Mok & Green, Inc.
P I a n n i n g C a n s u I t a n t s
Charles C. Cross
Consulting Engineer
Prepared through the Cooperation of the
Office of the Governor and the Texas
Department of Community Affairs.
The preparation of this report was financed
in part through a comprehensive planning
grant from the Dept. of Housing & Urban Dev
SCHERTZ, TEXAS - COMPREHENSIVE DEVELOPMENT PLAN
CAPITAL IMPROVEMENTS PROGRAM
Recommendations for the construction of new streets, utility mains, and other
improvements needed to better serve the people of Schertz were presented at
the date the 1966 Comprehensive Development Plan was completed. The
program presented at that date outlined the improvements recommended for
construction during the next fiscal year and identified similar programs for
an additional five -year period. The program outlined in this component of
the Comprehensive Development Plan is a continuation of the City's process
for relating plan implementation to the priority of needs and funding capability.
The parts of this component review:
Organization and Application of the Program
Financial Analysis of City Operations
Recommended Improvements
Funding of Improvements: Capital Budget
Organization and Application.
The Capital Improvements Program, 1972 -1977, has been organized to corres-
pond to the City's budget year and to become effective on October 1, 1972,
Prior to this date, the Planning Commission should adopt a six -year capital
improvements program and a specific program for the first budget year. A
timetable for accomplishing these objectives is proposed as follows:
May 1, 1972: An outline setting forth a Six -Year Program Proposal
should be distributed to the Planning Commission.
June 1, 1972: The Planning Commission should hold one or more
study sessions and generally agree upon the recommendations it will
make to City Council . Any changes or corrections of the original
proposals made by the Commission should have been accomplished by
this time.
July 1, 1972: The Planning Commission will make its report to the
City Council. A joint meeting with Council is recommended for
this purpose.
0
SCHERTZ, TEXAS - COMPREHENSIVE DEVELOPMENT PLAN
April 1, '1973: Approximately nine (90) days before the beginning
of the fiscal year 1973 -1974, the Planning Commission should re-
evaluate the Capital Improvements projects previously outlined for
that year and formulate a current improvements schedule.
Administrative Aids: The procedure followed by th-e Planning
Commission to organize and recommend a six -year improvement
program is of particular importance. First, because the new pro-
gram should be presented before the adoption of a new City budget.
Secondly, because the Capital Improvements Program represents only
the end product of the process that takes place between the time
improvements are conceived and actual construction is begun. A
scheduled review is required if each step is to be fully developed.
The following procedures are guidelines for formulating the Capital
Improvements Program:
Selection of Projects: The Six -Year Capital ! mprovements
Program may include projects that are beyond the capability
of the City to initiate in the order given in the program
schedule. As the date for adopting the annual budget arrives,
each project should be reconsidered in view of the most recent
situation regarding available financing, available rights -of -way,
public need satisfied, and other requirements that will help to
determine priority .
Project Engineering and Project Cost Estimates: Construction
drawings are not generally available when the capital improve-
ments program is first drafted. Until such drawings have been
prepared, it is often impossible to make a firm estimate of
project cost. As the date of project authorization approaches,
the project proposals must be refined through the development
of construction drawings and engineering. Estimated project
costs should be revised in keeping with the development of
these construction plans and more detailed information.
Changes In Priority: The Capital Improvements Program, like the
Comprehensive Plan, is a prediction of things to come. Each year un-
forseen events could take place. The City may need to respond to some
emergency that could not be predicted. A new business could easily
2
SCHERTZ, TEXAS - COMPREHENSIVE DEVELOPMENT PLAN
select a site in or near the City and offer iu work jointly with the
City to develop a larger water supply, thus influencing project
priorities.
Hopefully, all future events will work to the City's welfare and
advantage; but regardless of the nature of such developments,
the Planning Commission is the public body that the City Council
looks to for help. Together they make plans, set priorities, and
work as a team to implement the Comprehensive Plan.
Financial Analysis:
Recommendations for improvements anticipated during the next six years must
be reasonable in relation to the income, operating expenses, debt service
obligation, and other financial considerations of the City's operational accounts.
The City must manage it's financial operations to provide for the every day needs
of the people as well as finance needed capital improvements. The non - utility
service operations of the City are usually financed on a cash basis and reported
under a General Fund. When this Fund does not provide an adequate surplus
to finance new construction (Capital Improvements) additional sources of revenue
must be investigated for this purpose. It is often necessary to finance capital
improvements from authorized bond funds managed on a long term debt account.
The utility operations are reported in a Waterworks and Sewer System Fund
Account .
The following divisions analyze the past trends in the City's financial operations
and the predictions of operations for the period of the Six -Year Program .
Trends in Assessed Valuations, Tax_ Collections and Receipts: Table CP -1
reports the trends in the assessed valuation upon which ad- valorem taxes
have been levied, the tax rate, percent of taxes collected and total
receipts from this source during the past six years. The table also con-
tains a projection of the ad- valorem tax characteristics anticipated
during the next six fiscal years.
3
TABLE CP -1 - TRENDS IN ASSESSED VALUATION, TAX COLLECTIONS AND RECEIPTS
SCHERTZ, TEXAS
Past Trends:
Fiscal Year
Assessed Valuation
Increase
Rate
°lo o f Tax Collected
Current Total
Receipts
1966 -67
$ -2,992,915
$ 830,000
1.25
95-.78
98.25
$29,405
1967 -68
31752,737
759,822
1.00
95.16
96.22
36,108
1968 -69
4,341,360
588,623
1.00
97.01
98.63
42,818
1969 -70
418801,413
539,053
1.00
98.89
101,88
49,721
1970 -71
5,874,234
1,029,217
1.00
98.57
99.10
58,760
1971 -72
6,409,630
635,396
1.00
99.00
99.10
63,500
Projections:
`
1972 -73
$ 6,709,630
$ 700,000
1.00
f
98.0
$651754
1973 -74
71559,630
850,000
1.00
98.0
74,084
1974 -75
8,459,630
900,000
1.00
98.0
821904
1975 -76
9,409,630
950,000
1.00
98.0
92,214
1976 -77
10,409,630
1,000,000
1.00
98.0
102,014
1977 -78
11,509,630
11100,000
1.00
98.0
1121794
Source: Past Trends: "Annual Financial Report, City of Schertz.
Projections: Formulated by Marmon, Mok & Green, Inc.
4
SCHERTZ, TEXAS - COMPREHENSIVE DEVELOPMENT PLAN
Findings: During the six -year period ending on September
30, each year 1966 through 1971:
The City has experienced a fluctuating trend
in assessed valuations. The smallest increase
was $539,053, and the highest increase was
$110291217.
The tax rate decreased from $1 .25 set for the
fiscal year 1966 -67 to $1 .00 for the remaining
period.
Recent rates of tax collection have equaled 99%
of the amount levied.
Tax receipts for the fiscal year 1971 -72 should
exceed the 1966 -67 collections by $34,100, or
116 %.
Projections: The outlook for the next six years is:
An annual increase in the assessed valuation of the
City ranging from $650,000 to $1, 000, 000.
The assessed valuation of the City will approximately
double its present value.
. Continued excellent record of tax collection.
An annual increase in tax receipts, with the receipts
of 1977 exceeding the 1971 collections by $40,000
to $55 , 000.
Tax Rate Distribution: In the five years preceding the City's current
fiscal year the tax rate has remained uniform at $1 .00. The distri-
bution of this rate varied as follows:
General Fund - $ .60 to $ .70
1 & S Fund - $ .23 to $ .40
5
0
a
SCHERTZ, TEXAS - COMPREHENSIVE DEVELOPMENT PLAN
Table CP -2 identifies the rate distribution that is required to
finance-the present general purpose debt service. A major
objective of the table is to identify the ad- valorem tax reven-
ues anticipated in excess of those needed for general obligation
debt service. :
General Fund Operations:
The receipts and expenditures from taxes and non - utility services are customarily
reported in the General Fund. Table CP -3 reports the past trends for the prin-
cipal sources of revenues and the objects of expenditures in the general fund
accounts. The table projects the trends anticipated for the next six years. A
review of the table indicates that:
Findings:
EM
Ad- valorem taxes have been the major source of general
fund revenue and departmental operations and salaries the
major expense.
Revenues from transfers from other departments, made in
1971, closely parallel the revenues received from ad-
valorem taxes.
City revenues in 1971 were 357 percent above the 1967
col lections.
The cost of public safety (police and fire) operations,
represents the major increase in expenditures during the
past six years.
Projections:
The principal sources of general fund revenues are not
expected to change substantially from the pattern of 1971
All identified sources of revenues should increase, with
the greatest anticipated change occurring in the ad- valorem
tax and sales tax categories.
T
TABLE CP -2 - DISTRIBUTION OF PROJECTED TAX RECEIPTS
SCHERTZ, TEXAS
Fiscal
Established
Assumed
S and I Fund
General Fund
Year
Receipts
Tax Rate
Rate
Receipts
Rate
Receipts
1972 -73
$ 65,754
$ 1.00
.219
$141425
.781
$ 51,329
1973 -74
74,084
1.00
.205
151244
.795
58,840
1974 -75
821904
1.00
.181
15,026
.819
671878
1975 -76
92,214
1.00
.160
14,809
.840
77,405
1976 -77
1021014
1.00
.143
14,591
.857
871423
1977 -78
112,794
1,00
.127
141374
.873
981420
Source: I &S Fund Requirements: Annual Financial Reports.
Projections by Marmon, Mok & Green, Inc., 1972.
7
TABLE CP -3 - TRENDS IN GENERAL FUND RECEIPTS AND EXPENDITURES
SCHERTZ, TEXAS 1965 -77
PAST TRENDS:
Revenues: 1965 -66 1966 -67 1967 -68 1968 -69 1969 -70 1970 -71
Ad- Valorem Taxes
$26,150
$ 9,134
$ 27,801
$38,091
$ 44, 055
Franchise
5,164
5,552
6,675
8,321
9,612
Licenses & Permits
2,362
3,170
3,070
6,844
3,830
Courts
1,133
2,046
6;472
7,542
9,712
City Sales Tax
19,500
23,000
26,500
City Sales Tax
15,930
Miscellaneous
-
849
934
1,012
41,296
Total Revenue
2,500
4,000
7,000
8,500
.10,000
Collected:
$34,809
$20,751
$44,952
$61,810
$124,435*
Expenditures:
Collected:
$109,329
$128,340
$150,378
$173,405
Salaries: Gen.Gov.
$ 7,539
$ 6,954
$10,624
$10,238
$ 11,560
Police Dept: Salaries
Salaries: Gen.Gov.$
12,500
$ 13,000
and Operations
13,916
10,294
11,625
24,343
25,166
Fire Dept: Salaries
30,000
35,500
36,000
39,000
Fire: Sal. & O p.
and Operations
1,737
2,850
3,715
20,452
29,106
Roads & Grounds
3,997
8,255
1,204
7,754
11,302
Park Construction
Park Construction
4,000
5,000
5,000
3,600
Professional Fees
1,450
1,422
1,650
5,865
3,740
.Insurance & Bonds
1,471
953
1,974
2,670
3,271
Other
4,171
6,397
13,448
9,292
30,510
Total Expenditures:
$34,281
$37,125
$44,240
$80,614
$118,135
'Includes $40,380.00 extraordinary
income:
$27,000 from 1969
Time Warrants
and $13,380 contribution
from Waterworks in lieu of taxes.
PROJECTIONS:
Revenues: 1971 -72 1972 -73 1973 -74 1974 -75 1975 -76 1976 -77
Ad- Valorem Taxes
$51,329
$58,840
$67,878
$77,405
$87,423
$98,420
Franchise
12,500
13,500
15,000
16,000
17,500
19,500
Licenses & Permits
7,500
8,500
9,000
11,000
13,500
16,000
Courts
12,000
14,000
16,000
19,500
23,000
26,500
City Sales Tax
24,000
31,000
38,500
42,500
48,500
52,000
Miscellaneous
2,000
2,500
4,000
7,000
8,500
.10,000
Total Revenue
Collected:
$109,329
$128,340
$150,378
$173,405
$198,423
$222,420
Expenditures:
Salaries: Gen.Gov.$
12,500
$ 13,000
$ 17,500
$ 18,500
$ 24,000
$ 28,500
Police: Sal. &O p.
26,500
27,000
30,000
35,500
36,000
39,000
Fire: Sal. & O p.
31,000
32,500
37,000
41,000
42,000
44,500
Roads & Grounds
12,000
14,500
19,000
21,000
23,500
25,500
Park Construction
4,000
5,000
5,000
6,500
8,000
9,500
Professional Fees
4,500
5,000
8,500
9,500
10,500
12,000
Insurance & Bonds
4,000
6,500
8,000
9,500
11,500
13,000
Other
22,000
23,500
27,000
28,000
31,000
34,000
Total Expenditures:
$116,000
5127,000
$152,000
$169,500
$186,500
$205,000
Source: Past Trends: Annual Financial Reports. Projections: By Marmon, Mok & Green, Inc.
8
SCHERTZ, TEXAS - COMPREHENSIVE DEVELOPMENT PLAN
It is anticipated that additional personnel will be
required to provide the services that continued City
growth will generate. Allowance for additional
administrative, police, street, park, and other per-
sonnel have been programmed,
The annual revenues in excess of expenditures in the
general fund accounts are not expected to increase
substantially during the six year period.
Management of the Fund: The program of transferring funds from
the waterworks and sewer operations, started in 1971 in lieu of
Faxes, is assumed to continue'to help cover the debt service.
Waterworks and Sewer System Operations:
The waterworks and sewer system operations are primarily self - supporting and
not dependent on taxes for their funding. In addition; the income from oper-
ations has been used to fund the debt service obligation needed to finance
the capital plant and to extend facilities consistent with new City development.
Table CP -4 presents a statement of the past and projected waterworks and sewer
system operational trends. An overview of the table indicates:
Findings:
Net revenues from operations in 1971 were $95,526, or
86 percent above the 1966 level . Direct expenses in-
creased $32,3891 or 107 percent during the same period.
The net income from operations in 1971 provided a 2.8.9
coverage of the debt service obligation.
Projections:
The net income from operations is expected to increase
approximately 25% during the six year period 1972 -1977.
9
TABLE CP -4 ® ANALYSIS OF WATERWORKS AND SEWER SYSTEM OPERATIONS
SCHERTZ, TEXAS
Past Trends:
1966
1967
1968
1969
1970
1971
Income
$811516
$90,962
$70,463
$112,642
$121,167
$158,080
Expenses
-$30,166
35,082
301618
461'777
461935
62,555
Net Operating
Income
$511350
55,880
39,845
651865
741232
95,526
Debt Coverage
1.28
1.39
1.33
1.64
1.85
2.39
Projections:
1972
1973
1974
1975
1976„
1977
Income
$162,000
1751000
181,000
1891500
1971000
2041000
Expenses
$69,000
711000
73,500
78,000
791500
82,000
Net Operating
Income
$93,000
1041000
107,500
111,500
1171500
1221000
Debt Require-
ments
$371425
41/975
411300
401625
391950
39r275
Permissible
Debt
$62,000
68,640
70,950
731590
771550
801520
Source: Past Trends: Annual Financial Reports. Projections: By Marmon, Mok & Green,
Inc., 1972.
10
SCHERTZ, TEXAS - COMPREHENSIVE DEVELOPMENT PLAN
Operating expenditures are expected to increase,
but not as much as the revenues .
® The net income from operations, available for debt
service, will increase annually.
Management of the Fund° No major modifications to the current man-
agement procedures is anticipated .
Debt Management:
The City's long term debt includes both general obligation and special obligation
revenue bonds. The general obligation debt does not include any general purpose
debt and consists entire!•, of sewer system bond debt. Revenue bonds have been
used for waterworks and sewer system purposes.
The total amount of bonds outstanding on September 30, 1971, are as follows:
General Obligati -,n Bonds
General Obligation (Tax) Bon—c'
Sewer System Bonds - 1962 Series
Total General Obligation
Bonds and Noes
Waterworks and Sewer System
Utility System Revenue Bond
Series 1968
Date of Issue Original Issue
6 -1 -62 $ 34,000
6 -1 -62 $ 264,000
$ 298,000
3 -1 -68 $ 39,000
3 -1 -68 $ 195,000
3 -1 -68 $ 951000
3 -1 -68 $ 250,000
A composite schedule of the long term debt service requirements based on bonds
that have been issued for each of the next six years is reported in Table CP -5.
11
TABLE CP -5 - DEBT SERVICE REQUIREMENTS
SCHERTZ, TEXAS
Year Ending
September 30
General Obligation
Debt:
Total Requ i re-
menis
Waterworks and
Sewer System
Debt:
Total Require-
ments
Combined
Department
Service
Requirements
1972 1973 1974 1975 1976 1977
$14,594 $14,425' $15,244 $15,026 $14,809 $14,591
w
$371425 $411975 $41,300 $40,625 $39,950 $39,275
$52,019 $56,400 $56,544 $55,651 $54,759 $53,866
Source: Annual Financial Report, September 30, 1971
12
SCHERTZ, TEXAS - COMPREHENSIVE DEVELOPMENT PLAN
General Obligation Debt: Table CP -u presents a schedule of the
debt service requirements needed to cover the existing general obli-
gation debt. The average debt service requirements for the next
six years is approximately $p4,500. Provisions are made in the tax
rate distribution schedule and by transfers from the waterworks and
sewer-schedule to cover the interest and sinking fund needs for
general purpose debt.
Revenue Bond Debt: Table CP -7 presents a schedule of the debt
service requirements needed to cover the existing revenue bond
debt. The average revenue debt requirement for the next six years
is approximately S40,000 annually . The revenue debt has been
retired from the net operating- income of the waterworks and sewer
operations.
Floating Debt: The City had no floating debt as of September
30, 1971.
Overlapping Debt. The overlapping debt is representative of the
debt created by other taxing agencies that have a part of their
operations and taxing base in Schertz, and have incurred debt that
is overlapping with City debt . The amount of the overlapping debt
and the political jurisdictions responsible for the debt are identi-
fied in Table CP -8. The scope of the overlapping debt should be
analyzed during the formulation of a financial program for funding
additional local improvements.
Financial Planning:
The following guidelines should be evaluated with respect to the City's debt
service obligations and possible modifications to the present requirements:
Texas statutes do not provide a legal debt limit for cities;
however, through accepted practice a practical economic
debt limit is considered to be 10 percent of the assessed
valuation .
13
TABLE CP -6 - SUMMARY OF GENERAL OBLIGATION DEBT SERVICE REQUIREMENTS
SCH ERTZ, TEXAS
Balance of
Year Ending Total Principal
Sept. 30 Principal Interest Requirements Outstanding
1971
$5,000
$9,763
$141,763
$265,000
1972
51000
9,594
141594-
260,000
1973
51000
9,425
14,425
255,000
1974
6,000
9,244
14,244
249,000
1975
6, 000
91026
15,026
2431000
1976
6,000
8,809
14,809
237,000
1977
6,000
8,591
14,591
231,000
1978
•6,000
8,374
141374
225,000
1979
7,000
8,156
15,156
2181000
1980
711000
7,903
14,903
211,000
1981
7,000
7,649
14,649
X04,000
1982
71000
7,395
14,395
197,000
1983
8,000
7,141
15,14i
1891000
1984
8,000
6,851
14,851
1811,000
1985
81000
6,561
14,561
173,000
1986
8,000
6,271
14,271
165,000
1987
9,000
5,981
14,981
156,000
1988
9,000
5,655
14,655
147,000
1989
9,000
5,329
14,329
136,000
1990
10,000
5,003
151003
126,000
1991
104,000
41640
14,640
116,000
1992
10,000
4,278
14,278
106,000
1993
111000
3,915
14,915
95,000
1994
111000
3,516
14,516
84,000
1995
121,000
3,118
151118
721000
1996
121000
2,683
14,683
60,000
1997
12,000
2,248
14,248
48,000
1998
13,000
1,813
14,813
35,000
1999
13,000
1,341
141341
221000
2000
14,000
870
141870
8,000
2001
101000
363
101363
None
Average Annual Debt Service
for System G.O. Bonds $141565
Source: Texas Municipal Reports, 1971 .
14
TABLE CP -7 - SUMMARY OF UTILITY SYSTEM REVENUE DEBT SERVICE REQUIREMENTS
SCHERTZ, TEXAS
Balance of
Year Ending Total Principal
September 30 Principal Interest Requirements Outstanding
1971
$10,000
$27,825
$37,825 _
$540,000
1972
10,000
27,425
37,425
530,000
1973
15,000
26,975
41,975
515,000
1974
15,000
26,300
41,300
500,000
1975
151000
25,625
40,625
485,000
1976
15,000
24,950
39,950
470,000
1977
151000
24,275
39,375
455,000
1978
15,000
23,600
38,600
440,000
1979
15,000
22,925
37,925
425,000
1980
20,000
22,250
42,250
405,000
1981
20,000
21,350
41,350
385,000
1982
20,000
20,450
40,450
365,000
1983
20,000
19,550
39,550
345,000
1984
20,000
181650
38,650
325,000
1985
25,000
17,750
42,750
300,000
1986
25,000
16,625
41,625
275,000
1987
251000
151F500
40,500
2501000
1988
25,000
14,375
39,375
225,000
1989
25,000
12,938
371,938
2001000
1990
30,000
11,500
41,500
170,000
1991
30,000
9,775
39,775
140,000
1992
30,000
8,050
-38,050
110, 000
1993
35,000
6,325
41,325
75,000
1994
351000
4,313
391313
401000
1995
40,000
2,300
42,300
None
Annual Average Debt Service $401064
Source: Texas Municipal Reports, 1971 .
15
TABLE CP -8 - STATEMENT OF DIRECT AND OVERLAPPING DEBT
SCHERTZ, TEXAS
Taxing Body
Guadalupe
County
Schertz-
Cibolo
Universal City
Independent
School Dist.
Total Net
Overlapping
and Direct
Debt:
Net Debt
(1) $416,871
% Applicable
To City
sm
City's Share
Of Debt
$19,593
(2) $2,736,438 17.45 $477,508
$497,101
Equal to: 8.41 % of Assessed Valuation
122.41 per capita
Source: Texas Municipal Report, April 13, 1971 .
16
SCHERTZ. TEXAS - COMPREHENSIVE DEVELOPMENT PLAN
For the twelve months immediately preceding the adoption
of additional revenue bonds, ordinance net revenues from
operations shall have been not less than 12 times the average
annual requirements, after giving effect of the additional
bonds, (revenue bonds).
The annual payments to amortize a given debt are:
30 Years
$1,000.00
$1001000.00
$1,000,000.00
@5122%
$ 68.81
$
6,881.00
$
681810.00
@6%
$ 72.65
$
71265.00
$
72,650.00
25 Years
@52%
$ 74.55
$
71455.00
$
741550.00
@6%
$ 78.23
$
7,823.00
$
78,230.00
This information provides a guide for the City to use in eval-
uating their capability to incur additional debt.
Funding Capital Improvements:
The recent trends in the City's financial operations and current liabilities that
are analyzed on the preceding pages may be applied as one basis for determining
what funds may reasonably be expected in the next six years. Based on this
analysis, the findings, conclusions and recommendations for funding capital
improvements in Schertz are as follows:
_General Fund and Tax Supported Operations: The outlook for
general fund and tax supported operations is for increased receipts
coupled with increased cost to provide the needed services of local
government . The excess of revenues over expenses is expected to
be relatively small.
Proposal: Serious consideration should be given to increasing
The capacity of the City to finance needed non - utility im-
provements, including improvements to parks, drainage, and
public buildings. The best prospects for achieving this objective
are:
17
SCHERTZ, TEXAS - COMPREHENSIVE DEVELOPMENT PLAN
Funding the sewer system tax bonds from utility
revenues (currently done).
Hold election to gain approval for an additional
$500, 000 - $1 , 000, 000 authorization for_ tax bonds.
The income from general fund operations without bond funds will
not be adequate to finance any improvement of substance. The
income should however, be adequate to meet the additional debt
service required to finance 5250, 000 to $500, 000 in new bonds.
The additional debt would not be incurred until the bonds were
sold: It would not be possible to achieve the additional bunding
without increasing the tax rate.
Waterworks, Sewer System and Revenue Bond Operations: The net
income from the waterworks and sewer operations is currently 2.39
times the service requirements for the present revenue bond obligation.
Each year the net income is expected to increase, and a higher cover-
age of the preser' debt will occur.
The income from the waterworks and sewer system has been used pri-
marily to meet expenditures incurred by the utility operations, and
this management of the fund can be expected to continue. The pros-
pect for funding additional capital outlay is:
Proposo 1:
Hold an election to gain approval to issue an
additional $500,000 waterworks and sewer
revenue bonds.
The income from waterworks and sewer operations should be adequate
to meet all operational and bond expense obligations and also finance
additional debt requirements. The proceeds from new bonds would
be used for capital outlay to the system.
A one to two year lead time will be required to prepare plans and
arrange long term financing, thus authorization of additional bonds
should not affect the allocation and use of operation funds for a year
or two.
18
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