PZ 05-10-2023 AGENDA with associated documents
MEETING AGENDA
Planning & Zoning Commission
REGULAR SESSION PLANNING & ZONING COMMISSION
May 10, 2023
HAL BALDWIN MUNICIPAL COMPLEX COUNCIL CHAMBERS
1400 SCHERTZ PARKWAY BUILDING #4
SCHERTZ, TEXAS 78154
CITY OF SCHERTZ CORE VALUES
Do the right thing
Do the best you can
Treat others the way you want to be treated
Work cooperatively as a team
AGENDA
WEDNESDAY, MAY 10, 2023 at 6:00 p.m.
The Planning and Zoning Commission will hold the regularly scheduled meeting at 6:00p.m., Wednesday, May 10, 2023, at the City
Council Chambers. In lieu of attending the meeting in person, residents will have the opportunity to watch the meeting via live stream
on the City's YouTube Channel.
1.CALL TO ORDER
2.SEAT ALTERNATE TO ACT IF REQUIRED
3.HEARING OF RESIDENTS
Residents who choose to watch the meeting via live stream, but who would like to participate in
Hearing of Residents, should email their comments to the Planning Division, at planning@schertz.com
by 5:00p.m. on Tuesday, May 9, 2023, so that the Planning Division may read the public comments
into the record under the hearing of residents. In the body of the email please include your name, your
address, phone number, agenda item number if applicable or subject of discussion, and your
comments.
This time is set aside for any person who wishes to address the Planning and Zoning Commission. Each person should fill out the Speaker’s
register prior to the meeting. Presentations should be limited to no more than three (3) minutes. Discussion by the Commission of any item not
on the agenda shall be limited to statements of specific factual information given in response to any inquiry, a recitation of existing policy in
response to an inquiry, and/or a proposal to place the item on a future agenda. The presiding officer, during the Hearing of Residents portion
of the agenda, will call on those persons who have signed up to speak in the order they have registered.
4.CONSENT AGENDA:
A.Minutes for the April 26, 2023, Regular Meeting.
5.PUBLIC HEARING:
The Planning and Zoning Commission will hold a public hearing related to zone change requests and replats within this agenda. The public
hearing will be opened to receive a report from staff, the applicant, the adjoining property owners affected by the applicant’s request, and
any other interested persons. Upon completion, the public hearing will be closed. The Commission will discuss and consider the application,
and may request additional information from staff or the applicant, if required. After deliberation, the Commission is asked to consider and
act upon the following requests and make a recommendation to the City Council if necessary.
Planning & Zoning May 10, 2023 Page 1 of 2
A.PLSPU20220208 - Conduct a public hearing and make a recommendation on a Specific Use Permit to
allow a convenience store with gas pumps on approximately 4.2 acres of land, located at the
intersection of North Graytown Road & IH 10, address: 11185 IH 10 E, City of Schertz, Bexar County,
Texas, property ID: 619232.
6.REQUESTS AND ANNOUNCEMENTS:
A.Requests by Commissioners to place items on a future Planning and Zoning Agenda
B.Announcements by Commissioners
City and community events attended and to be attended
Continuing education events attended and to be attended
C.Announcements by City Staff.
City and community events attended and to be attended.
7.INFORMATION AVAILABLE IN THE PLANNING AND ZONING COMMISSION
PACKETS- NO DISCUSSION TO OCCUR
A.Current Projects and City Council Status Update
8.ADJOURNMENT OF THE REGULAR MEETING
CERTIFICATION
I, Samuel Haas, Senior Planner, of the City of Schertz, Texas, do hereby certify that the above agenda was posted on the official bulletin boards on this the 4th
day of May, 2023 at 2:00 p.m., which is a place readily accessible to the public at all times and that said notice was posted in accordance with chapter 551,
Texas Government Code.
Samuel Haas
Samuel Haas, Senior Planner
I certify that the attached notice and agenda of items to be considered by the Schertz Planning & Zoning Commission was removed from the official
bulletin board on _____day of _______________, 2023. _______________title:_____________
This facility is accessible in accordance with the Americans with Disabilities Act. Handicapped parking spaces are available. If you require special assistance
or have a request for sign interpretative services or other services please call 619-1030 at least 24 hours in advance of meeting.
The Planning and Zoning Commission for the City of Schertz reserves the right to adjourn into executive session at any time during the course of this meeting
to discuss any of the matters listed above, as authorized by the Texas Open Meetings Act.
Executive Sessions Authorized: This agenda has been reviewed and approved by the City’s legal counsel and presence of any subject in any Executive
Session portion of the agenda constitutes a written interpretation of Texas Government Code Chapter 551 by legal counsel for the governmental body and
constitutes an opinion by the attorney that the items discussed therein may be legally discussed in the closed portion of the meeting considering available
opinions of a court of record and opinions of the Texas Attorney General known to the attorney. This provision has been added to this agenda with the intent
to meet all elements necessary to satisfy Texas Government Code Chapter 551.144(c) and the meeting is conducted by all participants in reliance on this
opinion.
Planning & Zoning May 10, 2023 Page 2 of 2
PLANNING AND ZONING COMMISSION MEETING: 05/10/2023
Agenda Item 4 A
TO:Planning and Zoning Commission
PREPARED BY:Tiffany Danhof, Administrative Assistant
SUBJECT:Minutes for the April 26, 2023, Regular Meeting.
Attachments
Draft Minutes for the April 26, 2023 Regular Meeting
D R A F T
PLANNING AND ZONING MINUTES
April 26, 2023
The Schertz Planning and Zoning Commission convened on April 26, 2023 at 6:00 p.m. at the Municipal
Complex, Council Chambers, 1400 Schertz Parkway Building #4, Schertz, Texas.
Present: Richard Braud, Commissioner; Gordon Rae, Commissioner; Roderick Hector,
Commissioner; Judy Goldick, Commissioner; Tamara Brown, Commissioner; John
Carbon, Commissioner
Absent: Glen Outlaw, Chairman; Ernie Evans, Vice Chairman; Patrick McMaster, Commissioner
Staff
present:
Brian James, Deputy City Manager; Lesa Wood, Director of Planning & Community
Development; Samuel Haas, Senior Planner; Ameriz Gamez, Planner; Daisy Marquez,
Planner; Tiffany Danhof, Administrative Assistant
1.CALL TO ORDER
Mr. Braud called the meeting to order at 6:06 P.M.
2.SEAT ALTERNATE TO ACT IF REQUIRED
Mr. Carbon was seated as the alternate.
3.HEARING OF RESIDENTS
Residents who choose to watch the meeting via live stream, but who would like to participate in Hearing of Residents,
should email their comments to the Planning Division, at planning@schertz.com by 5:00p.m. on Tuesday, April 25, 2023,
so that the Planning Division may read the public comments into the record under the hearing of residents. In the body of
the email please include your name, your address, phone number, agenda item number if applicable or subject of
discussion, and your comments.
This time is set aside for any person who wishes to address the Planning and Zoning Commission. Each person should
fill out the Speaker’s register prior to the meeting. Presentations should be limited to no more than three (3) minutes.
Discussion by the Commission of any item not on the agenda shall be limited to statements of specific factual information
given in response to any inquiry, a recitation of existing policy in response to an inquiry, and/or a proposal to place the
item on a future agenda. The presiding officer, during the Hearing of Residents portion of the agenda, will call on those
persons who have signed up to speak in the order they have registered.
William Boslh-1637 Osage Ave
4.CONSENT AGENDA:
A.Minutes for the April 12, 2023 Regular Meeting.
B.PLFP20230082 - Consider an act upon a request for approval of a final plat of Lot 8
Block 1 of the Royal Manufacturing Phase II subdivision, an approximately 32 acre tract
of land approximately 3,400 feet west of Doerr Lane at the terminus of Tejas Way,
Parcel ID: 77739, City of Schertz, Comal County, Texas
C.PLFP20230075 - Consider and act upon a request for approval of a final plat of the
Parklands Unit 3A Subdivision, an approximately 20 acre tract of land located
approximately 3,700 feet southeast of the intersection of Eckhardt Road and Parklands
Way, City of Schertz, Guadalupe County, Texas.
Motioned by Commissioner Tamara Brown to approve the consent agendas,
seconded by Commissioner Gordon Rae
Vote: 6 - 0 Passed
5.ITEMS FOR INDIVIDUAL CONSIDERATION:
A.PLPP20230074 - Consider and act upon a request for approval of a preliminary plat of
the Saddlebrook Ranch Unit 6 subdivision, approximately 22 acres of land generally
located approximately 2,000 feet to the north-east of the Lower Seguin Road and St.
Vincent Way intersection, Parcel ID 1367371, City of Schertz, Bexar County, Texas.
Mr. Haas provided a presentation.
Motioned by Commissioner Judy Goldick to approve, seconded by Commissioner
Gordon Rae
Vote: 6 - 0 Passed
6.REQUESTS AND ANNOUNCEMENTS:
A.Requests by Commissioners to place items on a future Planning and Zoning Agenda
There were no requests by Commissioners.
B.Announcements by Commissioners
City and community events attended and to be attended
Continuing education events attended and to be attended
There were no announcements by Commissioners.
C.Announcements by City Staff.
City and community events attended and to be attended.
There were no announcements by City Staff.
7.INFORMATION AVAILABLE IN THE PLANNING AND ZONING COMMISSION
PACKETS- NO DISCUSSION TO OCCUR
A.Current Projects and City Council Status Update
8.ADJOURNMENT OF THE REGULAR MEETING
Mr. Braud adjourned the regular meeting at 6:18 P.M.
____________________________________
Chairman, Planning and Zoning Commission
______________________________
Recording Secretary, City of Schertz
PLANNING AND ZONING COMMISSION MEETING: 05/10/2023
Agenda Item 5 A
TO:Planning and Zoning Commission
PREPARED
BY:Samuel Haas, Senior Planner
CASE:PLSPU20220208
SUBJECT:PLSPU20220208 - Conduct a public hearing and make a recommendation on a Specific Use Permit to allow a convenience
store with gas pumps on approximately 4.2 acres of land, located at the intersection of North Graytown Road & IH 10,
address: 11185 IH 10 E, City of Schertz, Bexar County, Texas, property ID: 619232.
GENERAL INFORMATION:
Owner: QUALCO OPPORTUNITY FUND LLC
Applicant/Project Engineer: Mario Ipina/ Bovay Engineers
APPLICATION SUBMITTAL DATE:
Date: Application Submittal Type:
12/06/2022 Specific Use Permit
PUBLIC NOTICE:
On April 18, five (5) public hearing notices were mailed to the surrounding property owners within a 200-foot
boundary of the subject property. At the time of this staff report, one (1) response in favor, zero (0) responses
neutral, and zero (0) responses opposed have been received. A public hearing notice will be published in the San
Antonio Express prior to the City Council meeting.
ITEM SUMMARY:
The applicant is requesting a Specific Use Permit to allow a convenience store with covered gas pumps on
approximately 4.2 acres of land, located at 11185 IH 10 E, City of Schertz, Bexar County, Texas, property ID:
619232. The subject property is currently being used as a storage yard for trailers and heavy equipment. The
applicant is proposing a 6,500 square foot convenience store with a fuel canopy for both passenger cars and diesel
trucks. Truck parking will also be provided.
LAND USES:
Zoning Land Use
North General Business District (GB)Rural Residence and Vacant
South Right of Way IH 10 Access Road
East General Business District (GB)Vacant
West Right of Way Graytown Road
IMPACT ON EXISTING ADJACENT DEVELOPMENT:
The subject property lies at the intersection of Graytown Road and the IH 10 access road, and is currently
The subject property lies at the intersection of Graytown Road and the IH 10 access road, and is currently
zoned General Business District (GB). Other properties along IH 10 are similarly zoned. The current use for the
subject property is a storage/salvage yard. Directly to the north appears to be a residential structure, while the
property to the east and to the west across Graytown Road are vacant/undeveloped. Further to the east there appears
to be a similar storage/salvage yard. Directly to the south is the IH 10 corridor. With the proposed convenience
store being surrounded by mostly vacant land, and being directly adjacent to IH 10 the proposed Specific Use
Permit would not pose an additional adverse impact on the surrounding properties.
The Comprehensive Land Use Plan, through the South Schertz Sector Plan, identifies this area as Highway
Commercial. The Highway Commercial land use designation is intended to allow large format retail with
restaurants and entertainment uses or mid-rise office buildings, and may also include lodging and related uses. The
Highway Commercial land use designation is located at major highway intersections to maximize access to the
region. The proposed convenience store with gas pumps fits the retail land use desired in Highway Commercial
designated areas. This business can take advantage of its proximity to IH 10, as it is a highway/transportation
oriented business and is dependent on the traffic generated on the highway. The proposed convenience store with
gas pumps is compatible with the Highway Commercial land use designation, and therefore the proposed Specific
Use Permit is generally in conformance with the Comprehensive Land Use Plan, through the South Schertz Sector
Plan.
CONCEPTUAL SITE PLAN:
The applicant is proposing to construct an approximately 6,500 square foot convenience store with 16 gas pumps,
and 6 diesel fuel pumps on the approximately 4.2 acre tract of land. Access to the site is proposed to be through two
(2) access points: one (1) onto the access road of IH 10, and one (1) driveway onto Graytown Road.
If the Specific Use Permit is approved the applicant will have to go through the site plan process in conformance
with UDC Section 21.9.12. and will have to meet all City of Schertz UDC requirements as listed in Article 9. At the
time of the site plan a Traffic Impact Analysis Study will be reviewed by both the City of Schertz Engineering
Department and the Texas Department of Transportation. In addition, the proposed parking areas will have to meet
all current regulations within UDC Article 10; the conceptual site plan proposes thirty-eight (38) parking spaces,
thirteen (13) for truck parking and twenty-five (25) normal spaces.
STAFF ANALYSIS AND RECOMMENDATION:
Due to the limited adverse impact on adjacent development and the compatibility between the proposed land use
and the Comprehensive Land Use Plan, Staff recommends approval of the Specific Use Permit to allow a
convenience store with gas pumps at the subject property conditioned upon the following:
A building permit is approved within two years of the adoption of the SUP Ordinance1.
Planning Department Recommendation
X Approve as submitted
Approve with conditions*
Denial
* While the Commission can impose conditions; conditions should only be imposed to meet requirements of the
UDC.
COMMISSIONERS CRITERIA FOR CONSIDERATION:
The Planning and Zoning Commission is making a recommendation to City Council on the proposed Specific Use
Permit and associated conceptual site plan. In considering action on a Specific Use Permit application, the
Commission should consider the criteria within UDC, Section 21.5.11 D.
Attachments
Aerial Exhibit
Public Hearing Notice Map
Specific Use Exhibit
Conceptual Site Plan Exhibit
Public Hearing Responses
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Source: Esri, Maxar, GeoEye, Earthstar Geographics, CNES/Airbus DS, USDA, USGS, AeroGRID, IGN, and the GIS User Community41 Inch = 200 FeetPROPOSED TRUCKSTOP11185 IH 10 E(PLSPU20220208)
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5190 NGRAYTOWN RD(619229)
11185 IH 10 E(619232)
11239 IH 10 E(619236)
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City of Sch ertzProposed T ruck stop - 11185 IH 10 E(PLSPU20220208)La st Update: Ja n ua ry 18, 2023
“T h e City of Sch ertz provides th is Geog ra ph ic In form a tion Sy stem product "as is" with out a n y express or im pliedwa rra n ty of a n y k in d in cludin g but n ot lim ited to th e im plied wa rra n ties of m erch a n tability a n d fitn ess for a pa rticula r purpose.In n o even t sh all T h e City of Sch ertz be lia ble for a n y specia l, in direct or con sequen tia l da m a g es or a n y da m a g es w ha tsoever arisin g out of or in con n ectionwith th e use of or perform a n ce of th ese m a teria ls. In form a tion publish ed in this product could in clude tech n ica l in a ccura cies or ty pog ra ph ica l errors. Periodica lch an g es m a y be m a de a n d in form a tion m a y be a dded to th e in form a tion h erein . T h e City of Sch ertz m ay m a k e im provem en ts a n d/or ch a n ges in th e product(s)described h erein a t a n y tim e.”
City of Sch ertz, GIS Specialist: Bill Ga rdn er, gis@sch ertz.com (210) 619-1185
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TOTAL GROSS EXISTING ACREAGE: 4.167 ACRES
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LAND USE COMMERCIAL
(Iron Horse Mobile Storage)
EXIST. ZONING: GB
PROP. ZONING: GB
Schertz, Texas 78154
SUP EXHIBIT
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00 30'60'
GRAPHIC SCALE - 1"=30'
11185 IH-10 AT N. GRAYTOWN RD
12/06/2022 SUP SUBMITTAL ANTONIO ZAMORA SURVEY NO. 36, ABSTRACT NO. 828,
COUNTY BLOCK NO. 5083, BEXAR COUNTY, TEXAS.
11757 Katy Freeway, Suite 700A
Houston, Texas 77079
ph. 713.777.8400
www.bovayengineers.com
Texas Registration No. F-2130
BOVAY ENGINEERS, INC
NORTHWEST
PETROLEUM, LP
17171 PARK ROW , # 295
HOUSTON, TEXAS 77084
tel: 281-942-9555
email: frank@nwpgroup.com
OWNER INFORMATION:
FRANK MALIK
SURVEYOR INFORMATION:
DVJ
CIVIL ENGINEERING
& LAND SURVEYING
8118 FRY RD., STE. 402
CYPRESS, TEXAS 77443
tel: 832-518-9910
email: daniel@dvjlandsurveying.com
Daniel Villa, JR.
PROPERTY LINE
NOTIFICATION BOUNDARY
Property Information: 619202
Land Use: Vacant
Zoning: GB
Subdivision: NCB 16564 Parcel-14B, ABS. 828
Owner: 2020 FI Graytown LLC
11 Lynn Batts Ln. #100, San Antonio,TX 78218
Property ID: 619202
Address: 5021 N Graytown Rd., Schertz, TX 78154
Recording Info:
Property Information: 619230
Land Use: Vacant
Zoning: GB
Subdivision: NCB 16565 Block Lot P-8B
Owner: Muzny Alan & Barbara K
Property ID: 619230
Address: 11403 Interstate 10 E, Schertz, TX 78154
Recording Info: Vol. 4762, Pg. 1292 O.P.R.
Property Information: 619229
Land Use: Residential
Zoning: GB
Subdivision: NCB 16565 P-8E, Abs. 828
Owner: Mark & Janet Mello
4051 Fossil Forest, San Antonio,TX 78218
Property ID: 619229
Address: 5190 Graytown Rd., Schertz, TX 78154
Recording Info: Vol. 10923, Pg. 1465 O.P.R.
Property Information: 619236
Land Use: Salvage Yard
Zoning: GB
Subdivision: NCB 16565 Block Lot P-8G & P-8M
Owner: Holly & Rene Pfannstiel Garza
P.O. Box 215, Marion,TX 78124-0215
Property ID: 619236
Address: 11239 Interstate 10 E, Schertz, TX 78154
Recording Info:
OFFSITE PROPERTY LINE
03/29/2023 SUP RE-SUBMITTAL
ELEVATION CONTOURS
- 5' INTERVALS
04/10/2023 SUP RE-SUBMITTAL
LEGEND
Property Information: 619232
Land Use: Storage Yard
Zoning: GB
Subdivision: NCB 16565 P-8D ABS 828
(DEANNEXED 6/19/86)
Owner: Qualco Opportunity Fund LLC
17171 Park Row Dr. , Ste 295,
Houston, TX 77084
Property ID: 619232
Address: 11185 Interstate 10 E, Schertz, TX 78154
Recording Info:
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CHECKED BY:
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_
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12/16/22 SITE PLAN SUBMITTAL
CITY OF SCHERTZ
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SURVEY NO. 36,
ABSTRACT NO. 828,
STREET DIRECTIONAL ARROW
PROPOSED DEVELOPMENT DIRECTIONAL ARROW
7" PAVED AREA
(HEAVY DUTY CONCRETE - 3600 PSI MIN. (28 DAYS) NO. 4
BARS SPACED 18" O.C.E.W.)
EXISTING PAVEMENT
PROPOSED LANDSCAPE AREA
SITE DATA SUMMARY
Proposed Use General Business:
Convenience Store
Existing Zoning District GB
Proposed Zoning District GB
Lot Area (Acreage & SF)4.167 Acres / 181,514 SF
Square Footage and % of
Impervious Cover
109,588 SF /60%
Building Area in Square Feet
Building Height (feet and
number of stories)
28 ft. / 1-story
Floor Area Ratio (FAR)3.5% of Total Site
Convenience Store (Retail) = 6,500 SF
Parking Analysis
Occupancy Type Estimated Area
(S.F. OF GFA)
C-Store
Total Required Parking
Total Parking Provided
Required Total
Parking
Number of
Required Cars
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1/250 SF6,500
PROPOSED TXDOT IMPROVEMENTS
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PLANNING AND ZONING COMMISSION MEETING: 05/10/2023
Agenda Item 7 A
SUBJECT
Current Projects and City Council Status Update
DEVELOPMENT INFORMATION
The following is being provided for information purposes only so that the Planning and Zoning Commission is
aware of the current status of new site plan applications, status of applications heard by the Commission and
recommended for final action by the City Council, and the status of administratively approved applications.
NEW SITE PLAN APPLICATIONS:
There were no new site plan application submitted to the Planning and Community Development Department
between April 22, 2023 and May 4, 2023.
CITY COUNCIL RESULTS: The following development applications were
recommended for final action to the City Council:
Ord. 23-S-02: A request to rezone approximately 25 acres of land from Pre-Development District (PRE) to
Planned Development District (PDD) with a base zoning of Townhome District (TH). The subject property is
generally located approximately 2,200 feet southeast of the intersection of Country Club Boulevard and
IH-35 access road, also known as a portion of Comal County Property Identification Number 377261 and
Guadalupe County Property Identification 63833, City of Schertz, Comal County and Guadalupe County,
Texas.
Recommended for approval at the January 25, 2023 P&Z Meeting (5-2)
Approved via first reading at the February 28, 2023 CC Meeting (4-3)
At the request of the applicant, Ord. 23-S-02 was tabled at the March 7th, 2023 CC Meeting
At the request of the applicant, Ord. 23-S-02 was tabled at the April 4th, 2023 CC Meeting
Unable to obtain the necessary super majority from City Council to approve the application. Zone
Change request was denied at the April 25th, 2023 CC Meeting
Ord. 23-S-09 – Conduct a public hearing and consideration and/or action on a request to rezone
approximately 15 acres of land from Pre-Development District (PRE) to Apartment/Multi-Family Residential
District (R-4), located approximately 1,800 feet east of the intersection of FM 1518 and Ray Corbett Drive,
also known as Bexar County Property Identification Number 309863, City of Schertz, Bexar County, Texas.
Recommended for denial at the April 12, 2023 P&Z Meeting (5-0)
Scheduled for first reading at the May 9, 2023 CC Meeting
Ord. 23-S-10 – Conduct a public hearing and consideration and/or action on a request to rezone
approximately 1 acre of land from Single-Family Residential District (R-1) to Neighborhood Services
District (NS), located approximately 600 feet south of the intersection of FM 3009 and Live Oak Road, also
known as Guadalupe County Property Identification Number 67544, City of Schertz, Guadalupe County,
Texas.
Recommended for approval at the April 12, 2023 P&Z Meeting (5-0)
Scheduled for first reading at the May 9, 2023 CC Meeting
ADMINISTRATIVELY APPROVED PROJECTS:
There following development application was administratively approved between April 22nd and May 4,
2023.
Scenic Hills Community Phase II: Amending Plat relocating lot lines between 4 adjacent
lots, Approved May 3, 2023