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PZ 10-01-2025 Agenda with Associated Documents          MEETING AGENDA Planning & Zoning Commission REGULAR SESSION PLANNING & ZONING COMMISSION October 1, 2025                                    HAL BALDWIN MUNICIPAL COMPLEX COUNCIL CHAMBERS 1400 SCHERTZ PARKWAY BUILDING #4 SCHERTZ, TEXAS 78154 CITY OF SCHERTZ CORE VALUES Do the right thing Do the best you can Treat others the way you want to be treated Work cooperatively as a team    AGENDA WEDNESDAY, OCTOBER 1, 2025 at 6:00 p.m. The Planning and Zoning Commission will hold the regularly scheduled meeting at 6:00p.m., Wednesday, October 1, 2025, at the City Council Chambers. In lieu of attending the meeting in person, residents will have the opportunity to watch the meeting via live stream on the City's YouTube Channel.        1.CALL TO ORDER   2.SEAT ALTERNATE TO ACT IF REQUIRED   3.HEARING OF RESIDENTS This time is set aside for any person who wishes to address the Planning and Zoning Commission. Each person should fill out the Speaker’s register prior to the meeting. Presentations should be limited to no more than three (3) minutes. Discussion by the Commission of any item not on the agenda shall be limited to statements of specific factual information given in response to any inquiry, a recitation of existing policy in response to an inquiry, and/or a proposal to place the item on a future agenda. The presiding officer, during the Hearing of Residents portion of the agenda, will call on those persons who have signed up to speak in the order they have registered.   4.CONSENT AGENDA:   A.Minutes for the September 3, 2025 Regular Meeting.      5.PUBLIC HEARING: The Planning and Zoning Commission will hold a public hearing related to zone change requests, specific use permit requests, and Unified Development Code Amendments within this agenda. The public hearing will be opened to receive a report from staff, the applicant, the adjoining property owners affected by the applicant’s request, and any other interested persons. Upon completion, the public hearing will be closed. The Commission will discuss and consider the application, and may request Planning & Zoning                                   October 1, 2025 Page 1 of 3  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.   A.PLZC20250166 - Hold a public hearing and make a recommendation on a zone change request from Pre-Development District (PRE), General Business District (GB) and Single-Family Residential District (R-6) to Middle Density Residential District (R-5) on approximately 81 acres of land, generally located 1,900 feet south of the intersection of IH 35 and Country Club Blvd, also known as Guadalupe County Property Identification Numbers 63833, 63836, 63838, 34548, 34577, 34755 City of Schertz, Guadalupe County, Texas and Comal County Property Identification Number 377261, and a portion of Comal County Property Identification Number 75381, City of Schertz, Comal County, Texas.    B.PLZC20250167 – Hold a public hearing and make a recommendation on a zone change request from Pre-Development District (PRE) and General Business District (GB) to Apartment / Multi-family Residential District (R-4) on approximately 24 acres of land, known as Guadalupe County Property Identification Numbers 63835, 72500, and 72501, City of Schertz, Guadalupe County, Texas and Comal County Property Identification Number 81292, 121896, and a portion of Comal County Property Identification Number 75381, City of Schertz, Comal County, Texas.    C.PLZC20250062 - Hold a public hearing and make a recommendation on a zone change request on approximately 32 acres of land from General Business District-II (GB-2) to Single-Family Residential District (R-2), known as Guadalupe Property Identification Number 64558, City of Schertz, Texas.    D.PLZC20250215 - Hold a public hearing and make a recommendation on request to rezone approximately 11.03 acres of land from Pre-Development District (PRE) to Agricultural District (AD), generally known as 7703 Trainer Hale Road, approximately 1,700 feet north from the intersection of Trainer Hale Road and IH-10, more specifically known as Bexar County Parcel Identification Number 339346, City of Schertz, Bexar County, Texas.     6.ITEMS FOR INDIVIDUAL CONSIDERATION:   A.PLRP20250221 Waiver- Consider and act upon a request for a waiver in relation to on-site sewer facilities for the replat of the Sam B Liftshutz Subdivision No. 9, approximately 0.76 acres of land, located approximately 750 feet east of the intersection of Pfeil Road and IH-10, more specifically known as Bexar County Parcel Identification numbers 618921 and 618922, City of Schertz, Bexar County, Texas.     B.PLRP20250221- Consider and act upon a request for approval of a replat of the Sam B Liftshutz No. 9 Subdivision, approximately 0.76 acres of land located at 11825 IH-10 Schertz, Texas, approximately 750 feet east of the intersection of Pfeil Road and IH-10, more specifically known as Bexar County Parcel Identification Numbers 618921 and 618922, City of Schertz, Bexar County, Texas.       7.REQUESTS AND ANNOUNCEMENTS:   A.Requests by Commissioners to place items on a future Planning and Zoning Agenda    Planning & Zoning                                   October 1, 2025 Page 2 of 3  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.   8.INFORMATION AVAILABLE IN THE PLANNING AND ZONING COMMISSION PACKETS- NO DISCUSSION TO OCCUR   A.Current Projects and City Council Status Update      9.ADJOURNMENT OF THE REGULAR MEETING     CERTIFICATION I, Daisy Marquez, Senior Planner, of the City of Schertz, Texas, do hereby certify that the above agenda was posted on the official bulletin boards on this the 25th day of September, 2025 at 9:00 a.m., which is a place readily accessible to the public at all times and that said notice was posted in accordance with chapter 551, Texas Government Code.  Daisy Marquez, Senior Planner I certify that the attached notice and agenda of items to be considered by the Schertz Planning & Zoning Commission was removed from the official bulletin board on _____day of _______________, 2025. _______________title:_____________ This facility is accessible in accordance with the Americans with Disabilities Act. Handicapped parking spaces are available. If you require special assistance or have a request for sign interpretative services or other services please call 619-1030 at least 24 hours in advance of meeting. The Planning and Zoning Commission for the City of Schertz reserves the right to adjourn into executive session at any time during the course of this meeting to discuss any of the matters listed above, as authorized by the Texas Open Meetings Act. Executive Sessions Authorized: This agenda has been reviewed and approved by the City’s legal counsel and presence of any subject in any Executive Session portion of the agenda constitutes a written interpretation of Texas Government Code Chapter 551 by legal counsel for the governmental body and constitutes an opinion by the attorney that the items discussed therein may be legally discussed in the closed portion of the meeting considering available opinions of a court of record and opinions of the Texas Attorney General known to the attorney. This provision has been added to this agenda with the intent to meet all elements necessary to satisfy Texas Government Code Chapter 551.144(c) and the meeting is conducted by all participants in reliance on this opinion.  Planning & Zoning                                   October 1, 2025 Page 3 of 3  PLANNING AND ZONING COMMISSION MEETING: 10/01/2025 Agenda Item 4 A   TO:Planning and Zoning Commission PREPARED BY:Sarah Rodriguez, Administrative Assistant SUBJECT:Minutes for the September 3, 2025 Regular Meeting.   Attachments Draft Minutes for the September 03, 2025 Regular Meeting D R A F T PLANNING AND ZONING MINUTES September 3, 2025 The Schertz Planning and Zoning Commission convened on September 3, 2025 at 6:00 p.m. at the Municipal Complex, Council Chambers, 1400 Schertz Parkway Building #4, Schertz, Texas. Present: Clayton Wallace, Chair; Patrick McMaster, Vice Chair; Glen Outlaw, Commissioner; David Hughes, Commissioner; John Carbon, Commissioner Absent: Roderick Hector, Commissioner; Tamara Brown, Commissioner; Judy Goldick, Commissioner Staff present: Steve Williams, City Manager; Brian James, Deputy City Manager; Lesa Wood, Director of Planning & Community Development; Dawniecia Hardin Trussell, Internal Services Director; Emily Delgado, Planning Manager; Samuel Haas, Senior Planner; Daisy Marquez, Planner; William Willingham, Planner; Sarah Rodriguez, Administrative Assistant              1.CALL TO ORDER Chairman Wallace called the meeting to order at 6:00 P.M.   2.SEAT ALTERNATE TO ACT IF REQUIRED No one was seated as an alternate.   3.HEARING OF RESIDENTS This time is set aside for any person who wishes to address the Planning and Zoning Commission. Each person should fill out the Speaker’s register prior to the meeting. Presentations should be limited to no more than three (3) minutes. Discussion by the Commission of any item not on the agenda shall be limited to statements of specific factual information given in response to any inquiry, a recitation of existing policy in response to an inquiry, and/or a proposal to place the item on a future agenda. The presiding officer, during the Hearing of Residents portion of the agenda, will call on those persons who have signed up to speak in the order they have registered. There were no residents who spoke.   4.CONSENT AGENDA:   A.Minutes for the August 6, 2025 Regular Meeting. There was no discussion.       Motioned by Vice Chair Patrick McMaster to approve, seconded by Commissioner John Carbon  Vote: 5 - 0 Passed   5.PUBLIC HEARING: 5.PUBLIC HEARING: The Planning and Zoning Commission will hold a public hearing related to zone change requests, specific use permit requests, and Unified Development Code Amendments within this agenda. The public hearing will be opened to receive a report from staff, the applicant, the adjoining property owners affected by the applicant’s request, and any other interested persons. Upon completion, the public hearing will be closed. The Commission will discuss and consider the application, and may request additional information from staff or the applicant, if required. After deliberation, the Commission is asked to consider and act upon the following requests and make a recommendation to the City Council if necessary.   A.PLZC20250170 - Hold a public hearing and make a recommendation on a zone change request to Public Use District (PUB) on approximately 4.7 acres of land, known as 8890 E Fm 1518 N, more specifically known as a Bexar County Property Identification Numbers 310108 and 1061511, City of Schertz, Bexar County, Texas. Mrs. Marquez gave a presentation on PLZC20250170. Chairman Wallace opened the Public Hearing at 6:06 P.M. Adrian Alaniz -8880 FM 1518 Chairman Wallance closed the Public Hearing at 6:08 P.M.       Motioned by Vice Chair Patrick McMaster to recommend approval of PLZC20250170 to City Council, seconded by Commissioner John Carbon  Vote: 5 - 0 Passed   6.ITEMS FOR INDIVIDUAL CONSIDERATION:   A.PLCPA20250165- Consider and make a recommendation on a request to amend the Comprehensive Land Use Plan- Future Land Use Map from Complete Neighborhood and Regional Corridor to Industrial Hub on approximately 96-acres of land, known as 10661 IH 10 E, more specifically known as Bexar County Property Identification Number 619206, City of Schertz, Bexar County. Continued from the August 6, 2025 Planning and Zoning Commission Meeting Mrs. Marquez gave a presentation on PLCPA20250165. Ashley Farrimond, the applicant, gave a presentation.       Motioned by Commissioner John Carbon to recommend approval of PLCPA20250165 to City Council, seconded by Vice Chair Patrick McMaster  Vote: 4 - 1 Passed  NAY: Commissioner David Hughes   B.PLPDD20250164- Consider and make a recommendation on a zone change request from General Business District (GB) and Manufacturing (Light) District (M-1) to Planned Development District (PDD) on approximately 96 acres of land known as 10661 IH 10 E, more specifically known as Bexar County Property Identification Number 619206, City of Schertz, Bexar County, Texas. Continued from the August 6, 2025, Planning and Zoning Commission Meeting Mrs. Marquez gave a presentation on PLPDD20250164.    Mrs. Marquez gave a presentation on PLPDD20250164. Ashley Farrmond, the applicant, gave a presentation.    Motioned by Vice Chair Patrick McMaster to recommend approval of PLPDD20250164 to City Council, seconded by Commissioner John Carbon  Vote: 4 - 1 Passed  NAY: Commissioner David Hughes   7.REQUESTS AND ANNOUNCEMENTS:   A.Requests by Commissioners to place items on a future Planning and Zoning Agenda No requests were made.   B.Announcements by Commissioners City and community events attended and to be attended Continuing education events attended and to be attended No announcements were made.   C.Announcements by City Staff. City and community events attended and to be attended. Samuel Haas announced his departure.   8.INFORMATION AVAILABLE IN THE PLANNING AND ZONING COMMISSION PACKETS- NO DISCUSSION TO OCCUR   A.Current Projects and City Council Status Update      9.ADJOURNMENT OF THE REGULAR MEETING Chairman Wallace adjourned the regular meeting at 6:40 P.M.   ____________________________________ Chairman, Planning and Zoning Commission ______________________________ Recording Secretary, City of Schertz PLANNING AND ZONING COMMISSION MEETING: 10/01/2025 Agenda Item 5 A   TO:Planning and Zoning Commission PREPARED BY:Emily Delgado, Planning Manager SUBJECT:PLZC20250166 - Hold a public hearing and make a recommendation on a zone change request from Pre-Development District (PRE), General Business District (GB) and Single-Family Residential District (R-6) to Middle Density Residential District (R-5) on approximately 81 acres of land, generally located 1,900 feet south of the intersection of IH 35 and Country Club Blvd, also known as Guadalupe County Property Identification Numbers 63833, 63836, 63838, 34548, 34577, 34755 City of Schertz, Guadalupe County, Texas and Comal County Property Identification Number 377261, and a portion of Comal County Property Identification Number 75381, City of Schertz, Comal County, Texas. BACKGROUND The applicant is requesting a zone change of approximately 81 acres from Pre-Development District (PRE), General Business District (GB) and Single-Family Residential District (R-6) to Middle Density Residential District (R-5). The applicant's intent is to construct low density multifamily units per the letter of intent submitted. However, staff has evaluated the proposed zone change on the maximum allowable, per the Unified Development Code for Middle Density Residential District (R-5).  On September 16, 2025, two-hundred ninety- two (292) public hearing notices were mailed to the surrounding property owners within a 200-foot boundary of the subject property including the Schertz-Cibolo-Universal City Independent School District and Comal Independent School District. As of 8:00am on Thursday, September 25, 2025, one (1) response in favor, zero (0) responses neutral, and thirty-five (35) responses in opposition have been received.  Additionally, the applicant placed notification signs on the subject property on September 16, 2025.  A public hearing notice was published in the "San Antonio Express" on Wednesday, September 24, 2025, for the October 14, 2025, City Council Meeting, at which this item will be heard. Approximately 25 acres of this request was part of an earlier effort by the applicant to develop multifamily units. The timeline and details of which can be seen below:  Applicant's originally requested a Planned Development District (PDD) with a base zoning of Apartment / Multi-Family Residential (R-4) for a gated community with no more than 220 units, consisting of 55 lots with a structure that would have 4 individual units also known as a four-plex.  On August 24, 2022 the Planning and Zoning Commission held a public hearing and recommended approval to the City Council to rezone the property to R-6, not the requested PDD, with a 4-2 vote On September 27, 2022, the Schertz City Council held a public hearing and heard the item as Ordinance No. 22-S-35.  Council votes to approve request with a 4-2 vote at first reading. Enough surrounding property owners protested to trigger the 3/4 affirmative vote requirement per state law. Item failed (it needed a 5-1 vote) and the application was denied.  Applicant made another request for a Planned Development District (PDD) with a base zoning of Townhome District (TH) for a gated community with no more than 198 units spread across 51 buildings.   On January 25, 2023 the Planning and Zoning Commission held a public hearing and recommended approval to the City Council with condition that the proposed project would include the trail on all future exhibits and plans with a 5-2 vote On February 28, 2023, the Schertz City Council held a public hearing and heard the item as Ordinance No. 23-S-02.  as Ordinance No. 23-S-02.  Council votes to approve request with a 4-3 vote on the first reading. On April 25, 2023, the Schertz City Council had a second reading on the item.  Council votes to approve request with a 5-2 vote. However, in the weeks between readings, enough surrounding property owners protested to trigger the 3/4 affirmative vote requirement per state law. Item failed on second reading (it needed a 6-1 vote) and application was denied.  Applicant made another request for a Planned Development District (PDD) with a base zoning for Two-Family Residential District (R-3) for a gated community with no more than 170 units spread across 85 duplexes.  On June 14, 2023 the Planning and Zoning Commission held a public hearing and recommended approval with conditions to the PDD Design Standards in relation tot he Impervious Coverage and the UDC Acreage requirement for gated communities, with a 5-1 vote On July 18, 2023, the Schertz City Council held a public hearing and heard the item as Ordinance No. 23-S-14.  Council votes to approve request with a 4-3 vote on the first reading. The Applicant withdrew the request on September 5, 2023 prior to the second City Council reading.  Subject Property:   Zoning Land Use Existing Pre-Development District (PRE), General Business District (GB), and Single-Family Residential District (R-6) Undeveloped / Vacant Former Golf Course Proposed Middle Density Residential District (R-5)Low Density Multifamily Adjacent Properties:    Zoning Land Use North Single Family Residential District (R-6), General Business District (GB) Single Family Residences, Undeveloped / Vacant Former Golf Course South Single Family Residential District (R-6)Single Family Residences East Single Family Residential District (R-6), ROW Single Family Residences, Columbia Drive, and Country Club Drive West Single Family Residential District (R-7)Single Family Residences GOAL The applicant is requesting a zone change of approximately 81 acres from Pre-Development District (PRE), General Business District (GB), and Single-Family Residential District (R-6) to Middle Density Residential District (R-5). The applicants intent is to construct low density multifamily units.     Table 21.5.7.A. Dimensional Requirements   Minimum Lot Size Dimensions (Ft) Minimum Yard Setbacks (Ft)Misc. Lot Requirements  Code Zoning District Area Sq ft Width Depth Front Side Rear Min. Off-Street Parking Maximum Height Max Imperv Cover Proposed R-5 Middle Density Residential District 10,890 --25 10 10 2 35 80%   Existing PRE Pre-Development District --------- Existing GB General Business District 10,000 100 100 0, 25(r) 0, 25(r) 0, 25(r) Sec. 21.10.4 120 80% Existing R-6 Single-Family Residential District  7,200 60 120 25 10 20 2 35 50% COMMUNITY BENEFIT It is the City’s desire to promote safe, orderly, efficient development and ensure compliance with the City’s vision of future growth.  SUMMARY OF RECOMMENDED ACTION When evaluating Zone Change applications, staff uses the Criteria for Approval located in UDC Section 21.5.4.D. 1. Whether the proposed zoning change implements the policies of the adopted Comprehensive Land Plan, or any other applicable adopted plans; The Comprehensive Plan designates this area as Complete Neighborhood, which is intended to provide a variety of housing types along with complementary commercial services. Multi-family and single-family residential are not inherently incompatible in the Complete Neighborhood land use designation. However, the Comprehensive Plan explicitly states, "When considering appropriateness of housing density or commercial activity, factors such as roadway classification, conflicts among land uses and buildings, as well as the undue concentration or diffusion of population should be considered.". The proposed Middle Density Residential District (R-5) at the subject property in comparison to the existing land uses and roadway classifications is not compatible with the Complete Neighborhood land use designation. The subject property was once a golf course that had low-density housing developed around the periphery.  Per UDC Article 5 Section 21.5.5, amended with Ord. 24-S-156 in October 2024, and attached to this staff report, Middle Density Residential District (R-5) is intended to provide developments that offer a variety of housing types. This district is a suitable transition between single-family residential and commercial and/or denser multi-family developments. This zoning district can be comprised of attached or detached residential dwelling units. The intent of the Middle Density Residential District (R-5) was for smaller infill tract developments to offer a variety of housing types. Per the UDC tracts that are over 1 acre are allowed to have up to 12 dwelling units per acre and are required to adhere to the multi-family site design requirements in Article 9- Site Design Standards. For reference, the surrounding residential subdivisions have a density of between 6-7 dwelling units per acre. The subject property is approximately 81 acres, which would allow the property owner to construct a maximum of 972 units. Staff has determined that this increase in density would be an undue concentration of population in an area with dispersed residential patterns. This additional residential density would result in added traffic which could create conflicts with the existing residential uses.  For these reasons, this request is not consistent with the Comprehensive Land Plan. 2. Whether the proposed zoning change promotes the health, safety, and general welfare of the City. As part of promoting health, safety, and general welfare, the city should encourage development that is compatible with surrounding uses. This specific request has a subject property of 81 acres which would allow the property owner to construct a maximum of 972 units. Adding this many dwelling units to the area will significantly increase traffic. During previous zone change requests, City Council and the adjacent existing residential have repeatedly expressed concerns about traffic impacts in relation to increasing density through zoning requests in the city. Staff has considered these expressed concerns and has determined that this level of development is not compatible with the surrounding uses at this time.  The applicant submitted a Traffic Impact Analysis for the proposed Middle Density Residential District (R-5) and the associated Apartment / Multi-Family Residential District (R-4) (PLZC20250167), which the City of Schertz Engineering Department reviewed and provided a summary attached to this staff report for review. Below are some of the highlights of that summary:     The existing zoning classifications if developed to their full potential would generate approximately 1,989 peak hour vehicle trips.  At full developed potential of the requested zoning, the peak hour trips would increase to 2,994.  The developer has provided a Traffic summary analysis indicting the effect to the transportation system by the additional 1,005 peak hour trips (the difference between the existing zoning maximum trips and the proposed zoning maximum trips).  The Developers report also noted that they are not intending to develop the property to the maximum amount possible in the proposed rezoned areas and that the difference in peak hour trips would be less than the estimated 1,005 – about 612.  The increase in peak hour trips by the proposed zoning changes would have adverse impacts to parts of the transportation system in the area.  Specifically, the Level of Service for the Country Club Blvd/IH-35 intersection; southbound frontage road/FM 1103 intersection; and the southbound frontage road /Schwab Road intersection would be reduced.  Additionally, while the Chelsea/FM 1003 intersection and northbound frontage road/Schwab Road intersection Level of Service doesn’t decrease (they already function at a Level of Service F), the delay at the intersections increase significantly. While signalization of the IH-35/Schwab Road in its current configuration will increase the Level of Service of the intersection, the additional development traffic may result in the intersection being congested/overloaded until the larger improvement project to build the Master Thoroughfare Plan improvements are completed.  There are mitigation measures that could be implemented to reduce the adverse impact on the intersections that were evaluated. However, if the proposed development progresses through the City's development process, a much more thorough and detailed Traffic Impact Analysis (TIA) will be performed by the Developer and will be reviewed by the City of Schertz Engineering Department and TXDOT.  Although the applicant submitted a preliminary Traffic Impact Analysis for review, it focused mostly on the intersections with TXDOT roadways. The proposed zone change could have a significant impact on the traffic within the existing single-family residential neighborhoods, not just at the intersections of major thoroughfares such as FM 1103 and IH 35. Per the UDC, the maximum density for an approximately 81 acre Middle Density Residential District (R-5) property would be 972 units. These potential 972 units, if developed to the maximum allowable, would have an impact on the overall traffic network. While the preliminary analysis shows the local streets are capable of handling the extra traffic that would be associated with the proposed development, traffic is expected to significantly increase on the existing residential streets within the overall neighborhood, which will result in noticeable congestion that doesn't currently exist. This would need to be evaluated further with the formal TIA and additional mitigation efforts may be needed to try and improve traffic flow, but there will still be a noticeable increase of traffic on these roads than currently exists or if this property were to be developed more similarly to the existing neighborhoods in the area.  Based on the allowable density of the proposed Middle Denisty Residential District (R-5) and the concerns in relation to traffic / safety, the proposed zone change does not promote the health, safety and general welfare of the City.  3. Whether the uses permitted by the proposed change will be consistent and appropriate with existing uses in the immediate area; The permitted uses within Middle Density Residential District (R-5) are as follows:  Middle Density Residential District (R-5) Permitted Uses Permitted By Right Permitted with a Specific Use Permit (SUP) Family or Group Home Gated Community  Golf Course and/ or Country Club Multi-Family Apartment Dwelling Municipal Uses Operated by the City of Schertz One-Family Dwelling Attached / Detached  Park / Playground / Similar Public Site  School, Public or Private  Two Family Dwelling  Bed and Breakfast Inn Church, Temple, Synagogue, Mosque, or Other Place of Worship New and Unlisted Uses  The permitted uses in the Middle Density Residential District (R-5) are residential in nature and thus consistent with the uses in the immediate area. 4. Whether other factors are deemed relevant and important in the consideration of the amendment. Schertz Fire, EMS, and Police have been notified of the zone change requests. Schertz Fire provided no concerns or objections with the proposed zone change. Schertz EMS indicated no issues with the proposed, except  that of normal concerns with response times and added call volume with added population. While Schertz Police indicated that there are no present concerns, but as these properties and others begin build out, Schertz Police will need to re-evaluate as the aggregate impact will eventually impact their ability to maintain core service delivery with current staffing. SCUCISD and Comal ISD have been notified of the zone change. The scheduled public hearing provides the opportunity to introduce additional considerations to the request. As a note, this zone change request has been scheduled for the October 14, 2025 City Council meeting as Ordinance 25-S-044.     RECOMMENDATION The zone change request is not compatible with the Comprehensive Plan, would create compatibility concerns between the existing single-family residential neighborhoods and the density of the proposed zone change, and would increase traffic safety concerns in the existing neighborhoods, which is not consistent with the goals and objectives of the UDC.  Therefore, staff is recommending denial of PLZC20250166.    Attachments Aerial Exhibit  Public Hearing Notice Map Zoning Exhibit Engineering TIA- Zone Change Summary PLZC20250166- PH Respoonse Forms as of 09.25.2025 at 8am Ord. 24-S-156 Ord. 24-S-156 SCUCISD 10-Year Forecasting SCUCISD Demographic Report Letter of Intent from Applicant [Ú !¤!2 !¤!23Q !P !P !P !P !P !P !P !P !P !P !P !P !P !P !P !P !P !P !P !P !P !P !P !P !P !P !P !P !P !P !P !P !P !P !P !P !P !P !P !P !P !P !P !P !P !P !P !P !P !P 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& ERICA 39827GOODING LIVINGTRUST 6-29-2021 63833HABILAND LLC 10007884(UNAVAILABLE) 188711SCENIC HILLS COMMUNITYASSOCIATION INC 8 " W L 8 " W L 6 " W L 1 2 " W L 8 " W L 6 " W L 12" WL 8 " W L 8 " W L 8"WL 8 " W L 6 " W L 8 " W L 8" W L 8 " W L 8 " W L 8 " W L 6" WL 10" W L 8" W L 12" WL 1 0 " W L 1" W L 2"WL 8" W L 2 " W L 2"WL 2 " W L 8" W L 8" WL 1 2 " W L 12" W L 12" W L 8" WL 8" WL 6 " W L 8" WL 6" WL 6 " W L 6 " W L 8" W L 12" W L 1 2 " W L 16" WL 6 " W L 6 " W L 8 " W L 8" W L 6 " W L 8" WL 2 " W L 12" WL 6" WL 12" WL 8 " W L 12" W L 1 2 " W L 1 2 " W L 8 " W L 8" W L 8 " W L 6" W L 8" WL 8 " W L 8" W L 8 " W L 1 2 " W L 8 " W L 6" WL 8"WL 6 " W L 8" W L 12" W L 6" W L 6" W L 6" W L 12" WL6 " W L 6" W L 8 " W L 8" W L 8" WL 8" W L 6"WL 6 " W L 6 " W L 6" W L 8" W L 10" W L 18" WL 1 6 " W L 1 2 " W L 6" W L 8" W L 1 2 " W L 16 " WL 8" W L 6 " W L 6 " W L 1 2 " W L 8" WL 12" W L 1 2 " W L 1 2 " W L 8" WL 12" WL 1 2 " W L 6" W L 1 2 " W L 12" W L 8 " W L 1 2 " W L 8 " W L 1 2 " W L 8" W L 2" WL 2" WL 2" WL 2" WL 2" WL 8" WL 8 " W L 12" W L 6" W L 8 " W L 16" WL 6 " W L 1 2 " W L 2" WL 4" WL 4 " W L 2 " W L 1 2 " W L 8 " W L 1 2 " W L 6 " W L 1 2 " W L 1 2 " W L 2 " W L 1 2 " W L 6" WL 6 " W L 6" WL 6 " W L BEAVER CRK GOEBEL IH 3 5 N A CC E S S R D C O U N T R Y C L U B B L V D CORRIDO R O A K S COLUMBIA B R O O K H E A D L N ST A N D R E W S VIS T A D R MAYF A I R HUNTERSGL E N T I M B E R S P G S MA H O G A N Y B A Y POR T C H E S T E R PHEA S A N T F A I R W A Y S D R TARR A N T H I L L F M 1 1 0 3 PEBBLE B E A C H BL A C K D I A M O N D G R E E N RIDGE SC E N I C D R C Y P R E S S C T MIMOS A C T P E C A N C T FORT U N E H I L L BLACK B U T T E STO R M KING B L A C K H O R S E A N G E L S D R TAMA R O N W E D G E W O O D D R S M O K E Y P L A T T E NOR T H E RN H E I GH T S D R STORM RDG SHER W I N D R P I N G W A Y CH ES T N UT C T ELM C T COVERS CV O V E R L O O K D R HALF M O O N D R M A X F L I D R WOLF R U N B R O O K L I N E MEAD O W H E A D D R PORTA G E L N H I L L S I D E CHRI S T I A N S T E E MASO N C R K C H E R R Y T R E E D R C A S T L E H I L L D R FOX R U N K N O L L W O O D T I F F A N Y L N C R E S T W O O D D R CHARL E S T O N FOXBR I A R L N WIMBLE D O N D R IH 35 N 14" HD P E 1 8 " P V C S D R 2 6 16" P V C S D R 2 6 3 " P o l y V i n y l C h l o r i d e 8" P V C S D R 3 5 8 " P V C S D R 3 5 8 " P V C S D R 3 5 8" P V C SDR 3 5 8" P V C SDR 3 5 8 " P V C S D R 3 5 8" PV C SDR 3 5 8 " P V C S D R 2 6 8 " P V C S D R 3 5 8" PV C SDR 3 5 8 " P V C S D R 3 5 8" Poly Vinyl C h l o r i d e 8 " P V C S D R 3 5 8" PVC SDR 35 8 " P V C S D R 3 5 8" P V C S D R 3 5 8" PV C S D R 3 5 8 " P V C S D R 3 5 8" PVC S D R 3 5 8" PV C SDR 3 5 8" P V C S D R 3 5 8 " P V C S D R 3 5 8" P V C S D R 3 5 8 " P V C S D R 3 5 8 " P V C S D R 2 6 8 " P V C S D R 3 5 8" PVC SDR 35 8" PV C SDR 3 5 8" PV C S D R 3 5 8" P V C S D R 3 5 8 " P V C S D R 3 5 8" PV C SDR 3 5 8 " P V C S D R 2 6 8" PV C SDR 2 6 8" PVC SDR 35 8" PV C SDR 3 5 8" PVC SDR 35 8" PV C S D R 3 5 8" PVC S D R 3 5 8 " P V C S D R 2 6 8" P V C SD R 3 5 8" P o l y V i n y l C h l o r i d e 8" PVC SDR 35 8 " P V C S D R 3 5 8" P V C SD R 3 5 8" PV C SDR 3 5 8 " P V C S D R 3 5 8" PV C S D R 3 5 8 " P V C S D R 3 5 8" PV C SDR 3 5 8 " P V C S D R 3 5 8 " P V C S D R 3 5 8" P V C S D R 3 5 8" PVC S D R 3 5 8 " P V C S D R 3 5 8" PV C SDR 3 5 8" PV C SDR 3 5 8 " P V C S D R 3 5 8 " P V C S D R 3 5 8" PVC SDR 3 5 8 " P V C S D R 3 5 8 " P V C S D R 3 5 8 " P V C S D R 3 5 8" PVC SDR 35 8" PVC SDR 35 8 " P V C S D R 3 5 8 " P V C S D R 3 5 1 8 " P V C S D R 3 5 8 " P V C S D R 3 5 8" PVC SDR 26 8" P V C SDR 2 6 8" PVC SDR 26 8" PVC SDR 26 8 " P V C S D R 2 6 8 " P V C S D R 2 6 8" PV C SDR 2 6 8 " P V C S D R 2 6 8 " P V C S D R 2 6 8" PVC SDR 2 6 8 " P V C S D R 2 6 8" P V C SD R 2 6 8" PV C SDR 2 6 8" P V C SD R 2 6 8" P V C SDR 2 6 8" PV C SDR 2 6 8" PVC SDR 26 8" P V C SDR 2 6 8" PVC S D R 3 5 8" PVC SDR 26 8" P V C SD R 3 5 8" PVC SDR 35 12" P V C S D R 3 5 8" PV C SDR 3 5 8" PVC SDR 35 1 2 " P V C S D R 2 6 8" Pol y Vinyl Chlori d e 8" PVC SDR 3 5 1 0 " P o l y V i n y l C h l o r i d e 8" P V C SDR 3 5 18" Ductil e Iron 8 " P V C S D R 3 5 10" Po l y Vinyl Chlori d e 8 " P V C S D R 3 5 8 " P o l y V i n y l C h l o r i d e 8" P V C SDR 3 5 8" PV C SDR 2 6 8 " P V C S D R 3 5 8" P V C S D R 3 5 8" PVC SDR 3 5 8" PVC S D R 3 5 8 " P V C S D R 3 5 8" PV C S D R 3 5 8" PV C S D R 2 6 8" PV C SDR 3 5 8" PV C S D R 3 5 8" PVC S D R 2 6 8 " P V C S D R 3 5 8 " P V C S D R 3 5 8 " P V C S D R 3 5 8" PVC S D R 3 5 8 " P V C S D R 3 5 8" P o l y Vin y l Chl o r i d e 8" P o l y V i n y l Chl o r i d e 8" PV C S D R 3 5 8 " P V C S D R 3 5 12" P V C SDR 3 5 8" Poly Vinyl Chloride 8" P V C SD R 3 5 8 " P V C S D R 3 5 8" P V C SD R 2 6 8" P V C S D R 3 5 1 8 " P o l y V i n y l C h l o r i d e 8 " P V C S D R 3 5 8" PVC SDR 3 5 8 " P V C S D R 2 6 8 " P V C S D R 3 5 1 5 " V i t r i f i e d C l a y 8 " P V C S D R 3 5 8" PVC S D R 3 5 1 0 " P V C S D R 3 5 10" P o l y V i n y l C h l o r i d e 8" P o l y Viny lChl o r i d e 8" Po l y VinylChlo r i d e 10" P V C SDR 3 5 8 " P V C S D R 3 5 8 " P o l y V i n y l C h l o r i d e 8" PV C SDR 3 5 Maxar Northcliffe Village (PLZC20250166)0 200 400 600 800100 Feet <all other values> Freeway Principal Arterial Planned Principal Arterial Secondary Arterial Planned Secondary Arterial Secondary Rural Arterial Planned Secondary Rural Arterial Residential Collector Planned Residential Collector Commercial Collector B Planned Commercial Collector B Commercial Collector A Planned Commercial Collector A <all other values> Highways Major Roads Minor Roads Other Cities 1" 2" 3" 4" 6" 8" 10" 12" 16" 18" 20" 24" 30" 36" Schertz Gravity Schertz Pressure Neighboring Gravity Private Pressure 200' Buffer Schertz Municipal Boundary County Boundaries U Hydrant !P Manholes4 1:3,600 (4 0 7 2 4 ) (3 4 7 3 2 ) (12610 7 ) (126108 ) (12610 9 ) (12611 0 ) (34531) (34545 ) (150192 ) (150193) (15 0 1 8 4 ) (34 7 2 6 ) (34528) (34 7 3 8 ) (40 7 2 3 ) (4 0 6 0 0 ) (150191) (150185) (150186 ) (150187 ) (150188) (150189 ) (1 2 6 1 1 1 ) (3 9 8 5 2 ) (3 4 7 9 8 ) (40 6 0 3 ) (3 4 7 3 0 ) (3 4 8 0 9 ) (34 7 3 1 ) (34 7 2 4 ) (34546 ) (34 7 2 3 ) (12606 9 ) (34 7 4 0 ) (3 4 7 9 5 ) (1260 7 4 ) (3 4 7 3 9 ) (3470 6 ) (3 4 8 0 7 ) (34532 ) (3 4 8 1 1 ) (12606 7 ) (126068 ) (3 4 8 0 0 ) (34527) (108306) (34530) (3 4 8 0 5 ) (40618) (40614) (3 4 7 9 4 ) (3 4 8 1 0 ) (3 4 7 2 5 ) (34 7 2 9 ) (34727) (3454 7 ) (406 2 6 ) (4 0 7 2 0 ) (34 7 0 9 ) (34 7 1 0 ) (3 4 7 3 5 ) (34 7 1 1 ) (3 4 7 3 4 ) (34755) (34 7 4 1 ) (40608 ) (3 4 7 9 7 ) (3 4 8 0 3 ) (40 6 0 5 ) (12607 0 ) (1 2 6 0 9 6 ) (12607 1 ) (1260 7 2 ) (1260 7 3 ) (3 4 8 0 1 ) (3 4 7 9 9 ) (108307) (4 0 7 2 1 ) (40 6 0 2 ) (3 4 7 1 2 ) (3 4 7 3 3 ) (40 7 2 2 ) (3 4 7 9 6 ) (3 4 8 0 4 ) (1 1 1 9 5 4 ) (3 9 8 3 2 ) (34728 ) (12 6 0 9 7 ) (3 4 7 0 8 ) (3 4 8 0 6 ) (40 6 0 9 ) (40 6 1 7 ) (34529 ) (4 0 7 1 8 ) (34551) (407 2 6 ) (40727) (40611) (40619) (3 4 7 8 0 ) (3 4 8 2 0 ) (4 0 6 0 1 ) (4 0 7 2 5 ) (4 0 6 0 4 ) (4 0 5 9 9 ) (406 0 6 ) (40610) (108331) (11716 5 ) (117164 ) (117 1 6 2 ) (117435)(11 7 4 3 6 ) (1 1 7 4 3 7 ) (11671 1 ) (11671 2 ) (11 7 4 3 4 ) (117 1 6 0 ) (1167 0 5 ) (1167 0 4 ) (1167 0 3 ) (1 1 6 7 1 7 ) (1 1 6 7 1 6 ) (1 1 7 4 2 7 ) (1 1 6 7 2 1 ) (1 1 6 7 1 5 ) (1 1 6 7 1 4 ) (11715 9 ) (116735 ) (1 2 1 9 3 5 ) (1219 3 6 ) (117438) (121929) (1167 0 8 ) (1219 3 4 ) (121932) (121933) (11673 7 ) (116736) (1219 2 8 ) (1 1 5 7 2 0 ) (12 1 9 1 0 ) (1 1 7 4 3 2 ) (12 1 9 0 9 ) (1 2 1 9 1 2 ) (1 2 1 9 1 1 ) (1167 0 9 ) (1167 1 0 ) (117425) (1 1 6 7 1 8 ) (1 1 7 4 3 3 ) (117163) (117424) (117 4 2 6 ) (1 1 7 4 2 8 ) (117430) (117429) (115721) (115722) (40615 ) (40616 ) (34505 ) (115723 ) (1 1 7 4 3 1 ) (116 7 3 9 ) (116740) (116742) (40 6 2 1 ) (4 0 5 9 0 ) (63838) (40 6 1 3 ) (115 7 2 4 ) (1 1 5 7 2 5 ) (1 1 6 7 2 0 ) (1 1 6 7 1 9 ) (40591 ) (40586 ) (40622) (3 4 5 5 0 ) (3 4 8 2 4 ) (40 6 2 0 ) (40 5 9 2 ) (4 0 6 2 9 ) (4 0 6 2 8 ) (4 0 5 8 9 ) (4 0 5 8 8 ) (11193 1 ) (4 0 5 9 6 ) (4062 3 ) (4 0 6 2 7 ) (40 5 9 3 ) (40 5 9 4 ) (4 0 5 9 5 ) (34507 ) (3 4 8 2 5 ) (3 4 8 2 6 ) (4 0 6 3 2 ) (40625 ) (4 0 6 3 4 ) (3 4 8 2 8 ) (3 4 8 2 9 ) (34577) (34548) (3 4 8 2 7 ) (3 4 8 3 0 ) (3 4 8 3 1 ) (3 4 8 3 2 ) (3 4 8 3 3 ) (3 4 8 3 4 ) (3 4 8 4 1 ) (3 4 8 4 0 ) (3 4 8 3 9 ) (3 4 8 3 8 ) (39808) (373111) (39806) (34822) (34842) (34843) (348 4 4 ) (34 8 2 3 ) (3 4 8 3 7 ) (34836) (3 4 8 3 5 ) (34506 ) (141450) (14096 9 ) (14097 1 ) (140970 ) (140972) (1260 7 5 ) (14779 7 ) (14779 8 ) (147799 ) (75317) (1 2 6 0 8 8 ) (147796 ) (34742) (34743) (63835) (14780 0 ) (63836) (12192 7 ) (1 4 7 8 0 8 ) (1 4 7 8 2 5 ) (3 9 8 0 4 ) (14780 1 ) (147802) (187405) (147804) (150190) (3 4 7 5 8 ) (11670 7 ) (117439) (39805) (377261) (34744) (34821) (121896) (1 4 7 8 3 5 ) (14785 0 ) (11670 6 ) (75319) (126106 ) (150194)(126066) (14 7 8 2 6 ) (147805) (14780 6 ) (1542 8 6 ) (1542 8 7 ) (15428 8 ) (1542 8 9 ) (121930) (121931) (1 0 0 0 4 9 1 0 ) (1 1 7 1 6 1 ) (147807) (116738) (116741) (75381) (75381) (75381)(3 9 8 3 0 ) (39829) (39828) (39827) (63833) (10007 8 8 4 ) (4 0 5 9 7 ) (40 5 9 8 ) Comal C o u n t y Guadalu p e C o u n t y PELICA N H I L L S BEAVER CRK EA G L E VA L L E Y S T S T A N D R EWS B R O O K L I N E VISTA D R TA Y L O R M A D E C I R C R O O K E D S T I C K W H I S T L I N G S T R A I T S H U N TERS GLE N TI M B E R S P G S MA H O G A N Y B A Y POR T C H E S T E R MULE DE E R P H E A S A N T FA I R W A Y S D R MAYF A I R F M 1 1 0 3 TU C K A T O E PEB BLEBEAC H BL A C K D I A M O N D C O U N T R Y C L U B B L V D SCENICDR C E D A R C T C Y P R E S S C T MIMOS A C T ME R I O N W A Y CORRIDO R O A K S FORT U N E H I L L RED T I P D R IH 35 N A C C E S S R D S M O K E Y POINTE BLAC K BU T TE STOR M K I N G COLUMBIA B L A C K H O R S E A N G E L S D R TAMAR O N W E D G E W O O D D R JIMM Y W A L K E R S M O K E Y P L A T T E NOR T H ERN H EIGH T S D R S CENIC L I N K S STORM RDG P ING W A Y CAME R O N R I V E R H O L L O W R D G W H I S P E R C V WHIS P ER K N O L L CH EST N U TCT E L M CT HALF M O O N D R M A X F L I D R M O R NIN G D R MEAD O W H E A D D R CO VER S CV OVE RL O O K D R SH E RWIN D R GREENRIDGE WOLF R U N CH E R R Y T R E E D R C A S T L E H I L L D R HARR I S O N O A K S PORTA G E L N H I L L S I D E CHRI S T I A N S T E E MASO N C R K F O X R U N K N O L L W O O D B R O O K H E A D L N TI F F A N Y LN C R E S T W O O D D R CHARL E S T O N FOXBR I A R L N WIMBLE D O N D R IH 35 N 4 0 500 1,000 1,500250 Feet City of Schertz Northcliffe Village (PLZC20250166)City of Schertz, GIS Department, gis@schertz.com Project Area 200' Buffer Last Update: Jul 25, 2025 This product is for informational purposes and may not have been prepared for or be suitable forlegal, engineering, or surveying purposes. It does not represent an on-the-ground survey andrepresents only the approximate relative location of property boundaries. PRE PRE R-6 R-7 OP PUB R-6 R-6 R-6 M-1 NS R-7 GB R-7 PRE R-6 PDD R-6 M-1 PDD R-5 R-5 R-5 R-6 GB PRE GB City o f C i b o l o City o f S c h e r t z PELICA N HILLS C H E R R Y T R E E D R CHER R Y H U R S T S T A N D R E W S SCENIC L I N K S VIS T A D R TA Y L O R MA D E C I R C R O O K E D S T I C K HUNT E R S G L E N MULE DEER T I M B E R S P G S PORT C H E S T E R PHEAS A N T F M 1 1 0 3 F A I R W A Y S D R HARVE S T MAYF A I R TU C K A T O E MORNI N G D R PEB B L E B E A C H BL A C K DI A M O N D C O U N T R Y C L U B B L V D F A I R F A X D R O A K C T SCENI C D R C E D A R C T MIMOS A C T P E C A N C T ME R I O N WA Y R E D H A W K ST AN D R E W S FORTU N E HILL B L A C K H O R S E ST O R M K I N G T I M B E R C R E E K D R WHISP E R GLEN A N G E L S D R CHELS E A D R W E N S L E D A L E D R W E D G E W O O D D R GOLF TREE S T O N E Y B R O O K D R B R O O K H E A D L N WHISP E R BLF E A G L E V A L L E Y S T NORTH E R N H E I G H T S D R STORM RDG BEACO N GLEN CAME R O N RIVER COLUM B I A W H I S P E R C V WHISP E R KNOL L CHE S T N U T C T ELM C T IH 3 5 N ACCE S S R D O V E R L O O K D R SHER W I N D R GR E E N R I D G E HALF M O O N D R WOLF R U N B A T T L E L A K E HARR I S O N O A K S PORTA G E L N H I L L S I D E CHRI S T I A N S T E E MASO N C R K FOX R U N T I F F A N Y L N C R E S T W O O D D R C A S T L E H I L L D R MEADO W H E A D D R OLD W I E D E R S T E I N R D IH 35 N A C C E S S R D C O V E R S C V P V T R D A T 4 8 0 0 C O U N T R Y C L U B B L V D COUN T R Y V W TURNA B O U T L O O P CLIFFS I D E D R CHARLE S T O N FOXBRI A R L N WIMBLE D O N D R IH 35 N A C C E S S R D IH 35 N A C C E S S R D IH 35 N IH 35 N M-1 M-1 GB R-6 OP R-6 PRE PDD R-6 R-7 R-6 GB PRE R-7 R-6 PRE R-7 NS GB R-6 PDD PRE PUB R-6 City o f C i b o l o City o f S c h e r t z PELICA N HILLS C H E R R Y T R E E D R CHER R Y H U R S T S T A N D R E W S SCENIC L I N K S VIS T A D R TA Y L O R MA D E C I R C R O O K E D S T I C K HUNT E R S G L E N MULE DEER T I M B E R S P G S PORT C H E S T E R PHEAS A N T F M 1 1 0 3 F A I R W A Y S D R HARVE S T MAYF A I R TU C K A T O E MORNI N G D R PEB B L E B E A C H BL A C K DI A M O N D C O U N T R Y C L U B B L V D F A I R F A X D R O A K C T SCENI C D R C E D A R C T MIMOS A C T P E C A N C T ME R I O N WA Y R E D H A W K ST AN D R E W S FORTU N E HILL B L A C K H O R S E ST O R M K I N G T I M B E R C R E E K D R WHISP E R GLEN A N G E L S D R CHELS E A D R W E N S L E D A L E D R W E D G E W O O D D R GOLF TREE S T O N E Y B R O O K D R B R O O K H E A D L N WHISP E R BLF E A G L E V A L L E Y S T NORTH E R N H E I G H T S D R STORM RDG BEACO N GLEN CAME R O N RIVER COLUM B I A W H I S P E R C V WHISP E R KNOL L CHE S T N U T C T ELM C T IH 3 5 N ACCE S S R D O V E R L O O K D R SHER W I N D R GR E E N R I D G E HALF M O O N D R WOLF R U N B A T T L E L A K E HARR I S O N O A K S PORTA G E L N H I L L S I D E CHRI S T I A N S T E E MASO N C R K FOX R U N T I F F A N Y L N C R E S T W O O D D R C A S T L E H I L L D R MEADO W H E A D D R OLD W I E D E R S T E I N R D IH 35 N A C C E S S R D C O V E R S C V P V T R D A T 4 8 0 0 C O U N T R Y C L U B B L V D COUN T R Y V W TURNA B O U T L O O P CLIFFS I D E D R CHARLE S T O N FOXBRI A R L N WIMBLE D O N D R IH 35 N A C C E S S R D IH 35 N A C C E S S R D IH 35 N IH 35 N 0 500 1,000 1,500 2,000250Feet : (PRE) Pre-Development (PDD) Planned Development (PUB) Public Use (R-A) Single-family Residential/Agricultural (R-1) Single-Family Residential (R-2) Single-Family Residential (R-3) Two-Family Residential (R-4) Apartment/Multi-Family Residential (R-5) Middle Density Residential (R-6) Single-family Residential (R-7) Single-family Residential (AD) Agricultural District (GH) Garden Home/Single-Family Residential (Zero Lot Line) (TH) Townhome (MHS) Manufactured Home Subdivision (MHP) Manufactured Home Parks (GB) General Business (GB-2) General Business II (NS) Neighborhood Services (OP) Office and Professional (MSMU) Main Street Mixed Use (MSMU-ND) Main Street Mixed Use New Development (M-1) Manufacturing (Light) (M-2) Manufacturing (Heavy) (DVL) Development Agreement (Delayed Annexation) <all other values> Northcliffe Village R-5 (PLZC20250166) PROPOSED ZONING CHANGE PROPOSEDCURRENT *The City of Schertz provides this Geographic Information System product "as is" without any express or implied warranty of any kind, including but notlimited to the implied warranties of merchantability and fitness for a particular purpose. In no event shall The City of Schertz be liable for any special, indirect, or consequential damages or any damages whatsoever arising out of or in connection with the use of or performance of these materials. Information published in this product could include technical inaccuracies or typographical errors. Periodical changes may be added to the informationherein. The City of Schertz may make improvements and/or changes in the product(s) described herein at any time.* Last update: Jul 29, 2025 City of Schertz, GIS Department: gis@schertz.com (210) 619-1180 DEVELOPMENT SERVICES ENGINEERING DEPARTMENT Memo To: Planning and Zoning Commission via Emily Delgado, Planning Manager From: John Nowak, P.E., Assistant City Engineer Date: September 12, 2025 Re: Traffic Impact Summary for Proposed Zone Change at IH 35 N and Country Club Blvd (Northcliffe Garden Apartments and Senior Living Project) The former golf course property generally located near the IH-35 and Country Club Blvd intersection in the Northcliffe area is currently zoned GB along the IH-35 frontage and the remainder is zoned PRE. The property owner has requested a zone change for a relatively small portion of the GB area and part of the PRE area to be zoned R-4 and the remainder of the PRE area to be zoned R-5. The property owner intends to construct various commercial uses in the GB area; “senior living” apartments in the R-4 area; and apartments in the R-5 area. The existing zoning classifications if developed to their full potential would generate approximately 1,989 peak hour vehicle trips. At full developed potential of the requested zoning, the peak hour trips would increase to 2,994. The developer has provided a Traffic summary analysis indicting the effect to the transportation system by the additional 1,005 peak hour trips (the difference between the existing zoning maximum trips and the proposed zoning maximum trips). The Developers report also noted that they are not intending to develop the property to the maximum amount possible in the proposed rezoned areas and that the difference in peak hour trips would be less than the estimated 1,005 – about 612. The increase in peak hour trips by the proposed zoning changes would have adverse impacts to parts of the transportation system in the area. Specifically, the Level of Service for the Country Club Blvd/IH-35 intersection; southbound frontage road/FM 1103 intersection; and the southbound frontage road /Schwab Road intersection would be reduced. Additionally, while the Chelsea/FM 1003 intersection and northbound frontage road/Schwab Road intersection Level of Service doesn’t decrease (they already function at a Level of Service F), the delay at the intersections increase significantly. DEVELOPMENT SERVICES ENGINEERING DEPARTMENT There are mitigation measures that could be implemented to reduce the adverse impact to these intersections. For example, the Chelsea/FM 1103 intersection will be improved by the TXDOT FM 1103 project, increasing the traffic capacity of the intersection. These improvements are expected to improve the Level of Service for the intersection. Signalization of the IH-35/Schwab Road intersections would also improve the Level of Service of the intersection. Long term, future improvements to Schwab Road to widen it out to the sections identified in the Master Thoroughfare Plan (including replacement of the IH-35 overpass structure) would add even more capacity to the intersection. Adding some additional lanes and signal timing modifications could reduce the delay at the IH-35/FM1103 intersections, improving the Level of Service. As the proposed development progresses through the City’s development process, a much more thorough and detailed Traffic Impact Analysis (TIA) will be performed by the Developer. TXDOT will also be involved in the review and approval of the TIA and all mitigation efforts to minimize the adverse impacts of the additional traffic from the zone change. While signalization of the IH-35/Schwab Road in its current configuration will increase the Level of Service of the intersection, the additional development traffic may result in the intersection being congested/overloaded until the larger improvement project to build the Master Thoroughfare Plan improvements are completed. Scrufii[]Rurw":C@MMUru'TY SERVIO€ OPPORTflJNMV [,[,AATNM{G & COMMINIT'Y X}EVEI-CIPMENT september 1s,z02s fi'loTICE oF PUELIC HEARING To whom it may concern, The City of Schertz Planning and Zoning commission will conduct a public hearing-on October 1st. 2g2S at &g$_p.m, located atthe Municipai Complex Council Chambers, 1400 Schertz Parkway, Building *+,-scnffiTexaslo-tnsiaili'ilr.t upon thefollowing item: Puc2a25a166 " Hold a p-ublic hearing and make a recommendation on azonechange request from pre-Development District(PRE), General Business District (GB) and Single-Family Residential District (R-6) to Nioor. Density nesro*ntiar 6iriri.t 1n-s; onapproximately B1 acres of land, generaliy located 1,900 feet south of the intersection of lH 35 and iountry Club BlvJ, aisoknown as Guadalupe_ county Properly identification Numbers 63833, 63836, 63g38, 3454g,34577 ,aaZss city oii.n.,t ,Guadalupe County, Texas and ComaiCounty Property ldentification Number 377261, and a portion otComat'county rropertyldentification Num'ber 75381, City of Schertz, Comal iounty, Texas The Pianning and Zoning Commission wouid like to hear how you feel about this request and invites you to attend the publichearing. You may return the reply form beiow by mail or personal delivery to Emiiy Delgado, planning rUrnr'.i .t l+OO S.nurt,Parkway, Bldg. 1, Schertz, Texas 78154, or by e-mail plannincifdschert..ccm. lf ybu hJve any questions, ptease feel free to callEmily Delgado, Planning klanager, at (210) 619-11g4. Sincerely, h,{4Ud4-d' Emily Delgado Planning Manager the an I am: in favor of E opposed to M/ neutral to n COMMENTS: NAME (PLEASE PRTNT) STREET ADDRESS:o (-W, ltt lrug' the request for FLZC20250166 GNA Tx ': ? rc'K ? /ra t.-l?.cts t DATE: 1400 Schertz Parkway Scherta Texas 78.154 210.61S..!000 tr'l * scFrertt.cc#t t 1 Emily Delgado From:Howson Lau <ebina_tora@hotmail.com> Sent:Wednesday, September 24, 2025 12:14 PM To:planning Subject:PLZC20250166 Re-Zoning Attachments:PLZC20250166 Re-Zoning Protest Form Sep 2025.pdf Strongly opposed to PLZC20250166 Re-Zoning. Approval and subsequent development of middle density residential units will significantly add to the demand for utilities and increase traffic on the residential streets which are only two lanes wide (one lane going in each direction. An environmental impact study needs to be done PRIOR to approving any re-zoning. There are only 2 ways toe enter or exit this subdivision and any additional traffic, especially during the morning rush hour, will endanger the young children living in this area. The utilities infrastructure (water, sewage, and electricity) was NOT built to handle the increased capacity that would result from approving this re-zoning and allowing a developer to construct increased density housing will exacerbate the situation and result in deprivation for old and new residents. I am attaching my form protesting against approval of this re-zoning request. Howson Lau 3678 Pebble Beach Schertz, TX 78108 (living within the 200' buffer zone) 1 Emily Delgado From:S LANGSTON <alamosns@sbcglobal.net> Sent:Monday, September 22, 2025 11:41 AM To:planning Subject:Code 211.006(d) Ken and Shirley Langston at 3417 Sherwin Drive, Schertz, Tx oppose zoning change on the above code. We moved here because it was a golf course and think it should remain as a golf course. The City of Schertz could benefit owing a golf course instead of supporting Olympia Hills golf course. S Langston ORDINANCE NO. 24-S-156 AN ORDINANCE BY THE CITY COUNCIL OF THE CITY OF SCHERTZ, TEXAS TO AMEND PART III, SCHERTZ CODE OF ORDINANCES, THE UNIFIED DEVELOPMENT CODE ( UDC) ARTICLE 5 — ZONING DISTRICTS AND ARTICLE 10 — PARKING STANDARDS WHEREAS, pursuant to Ordinance No. 10-S-06, the City of Schertz ( the " City") adopted and Amended and Restated Unified Development Code on April 13, 2010, as further amended ( the Current UDC"); and WHEREAS, City Staff has reviewed the Current UDC and have recommended certain revision and updates to, and reorganization of, the Current UDC; WHEREAS, on September 4, 2024, the Planning and Zoning Commission conducted a public hearing and, thereafter recommended approval; and WHEREAS, on October 15, 2024, the City Council conducted a public hearing and after considering the Criteria and recommendation by the Planning and Zoning Commission, determined that the proposed amendments are appropriate and in the interest of the public safety, health, and welfare. BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF SCHERTZ, TEXAS: THAT: Section 1. The current UDC is hereby amended as set forth on Exhibit A and Exhibit B hereto. Section 2. The recitals contained in the preamble hereof are hereby found to be true, and such recitals are hereby made a part of this Ordinance for all purposes and are adopted as a part of the judgment and findings of the Council. Section 3. All ordinances and codes, or parts thereof, which are in conflict or inconsistent with any provision of this Ordinance are hereby repealed to the extent of such conflict, and the provisions of this Ordinance shall be and remain controlling as to the matters resolved herein. Section 4. This Ordinance shall be construed and enforced in accordance with the laws of the State of Texas and the United States of America. Section 5. If any provision of this Ordinance or the application thereof to any person or circumstance shall be held to be invalid, the remainder of this Ordinance and the application of such provision to other persons and circumstances shall nevertheless be valid, and the City hereby declares that this Ordinance would have been enacted without such invalid provision. Section 6. It is officially found, determined, and declared that the meeting at which this Ordinance is adopted was open to the public and public notice of the time, place, and subject matter of the public business to be considered at such meeting, including this Ordinance, was given, all as required by Chapter 551, as amended, Texas Government Code. Section 7. This Ordinance shall be effective upon the date of final adoption hereof and any publication required by law. ti. PASSED ON FIRST READING, the J' Odav of 024. 11EDAPPROVED an ADOPTED ON SECOND READING th (l((/da ofOVE d AD O y 2024. CITY OF SCHE TZ, TEXAS Rap utiaez, Mayor ATTE Sheil dmondso , City Secretary Exhibit " A" Proposed Unified Development Code ( UDC) Amendments Article 5 — Zoning Districts Sec. 21. 5. 2. Zoning Districts Established. The City is hereby geographically divided into zoning districts and the boundaries of those districts herein are delineated upon the Official Zoning Map of the City. The use and dimensional regulations as set out in this Article are uniform in each district. Zoning districts are established in compliance with adopted Comprehensive Land Plan and Master Thoroughfare Plan. The districts established shall be known as follows: Table 21. 5. 2 Symbol Zoning District Name PRE Predevelopment District R-1 Single -Family Residential District R-2 Single -Family Residential District R-3 Two -Family Residential District R-4 Apartment/ Multi-Family Residential District R-5 Middle Density Residential District R-6 Single -Family Residential District R-7 Single -Family Residential District R-A Single -Family Residential/ Agricultural District GH Garden Home Residential District TH Townhome District MHS Manufactured Home Subdivision District MHP Manufactured Home Park District OP Office and Professional District NS Neighborhood Services District GB General Business District GB-2 General Business District-2 M-1 Manufacturing District ( Light) M-2 Manufacturing District ( Heavy) PUB Public Use District PDD Planned Development District EN Estate Neighborhood PDD MSMU Main Street Mixed -Use District MSMU-ND I Main Street Mixed -Use New Development District Ord. No. 13-5-22 , § 1, 7-16-2013; Ord. No. 14-5-47 , § 1, 11-18-2014; Ord. No. 23-5-07 , § 1( Exh. A), 3-14-2023) Supp. No. 7) Created: 2023-07-18 12: 49: 28 [ EST] Page 1 of 1 Sec. 21. 5. 5. Statement of Purpose and Intent for Residential Districts. A. Predevelopment District ( PRE). Intended for use for undeveloped land in the City or as a temporary designation for existing uses for newly annexed property. This zoning is also suitable for areas where development is premature due to lack of utilities, capacity or service and for areas that are unsuitable for development because of physical constraints or potential health or safety hazards. No improvements, construction or structures may be undertaken without obtaining a building permit and no occupancy of such improvements and structures without obtaining a certificate of occupancy. B. Single -Family Residential District ( R-1). Comprised of single-family detached residential dwellings on a minimum lot size of 9, 600 square feet, together with the schools, churches, and parks necessary to create basic neighborhood units. C. Single -Family Residential District ( R-2). Comprised of single-family detached residential dwellings with a minimum lot size of 8, 400 square feet, together with the schools, churches, and parks necessary to create basic neighborhood units. D. Two -Family Residential District ( R-3). Comprised of two ( 2) single-family attached residential dwellings with a minimum lot size of 9, 000 square feet, together with the schools, churches, and parks necessary to create basic neighborhood units. E. Apartment/ Multi-Family Residential District ( R-4). Intended to provide denser apartment and multi -family style developments. This district is a suitable transition between single-family districts and commercial uses. However, Apartment/ Multi-Family Residential Districts ( R-4) shall not be located in areas where they would increase traffic with access through single-family neighborhoods and shall be located adjacent to arterial streets. The maximum density shall be thirty-five ( 35) units per acre. Twenty percent ( 20%) of the total platted area shall be provided as common, usable open space. F. Middle Density Residential District ( R-5). Intended to provide developments that offer a variety of housing types. This district is a suitable transition between single-family residential and commercial and/ or denser multi -family developments. Comprised of attached or detached residential dwelling units. 1. When tracts in this district are one ( 1) acre or less, density shall not exceed sixteen ( 16) units per gross acre and these tracts will be required to adhere to the single-family site design requirements in Article 9 — Site Design Standards 2. When tracts exceed one ( 1) acre, density shall not exceed twelve ( 12) units per gross acre and these tracts will be required to adhere to the multi -family site design requirements in Article 9 — Site Design Standards and provide ten percent ( 10%) of the total platted area as common, usable open space. G. Single -Family Residential District ( R-6). Comprised of single-family detached residential dwellings that are on a minimum lot size of 7, 200 square feet, together with the schools, churches, and parks necessary to create basic neighborhood units. This district is intended to be developed using the more contemporary building styles and allowing those dwellings to be constructed on relatively small lots. The maximum size tract that can be zoned R-6 is 30 acres. H. Single -Family Residential District ( R-7). Comprised of single-family detached residential dwellings on a minimum lot size of 6, 600 square feet, together with the schools, churches, and parks necessary to create basic neighborhood units. This district is intended to be developed using the more contemporary building styles and allowing those dwellings to be constructed on relatively small lots. The maximum size tract that can be zoned R-7 is 40 acres. I. Single -Family Residential/ Agricultural District ( RA). Intended to provide for areas in which agricultural land may be held in such use for as long as is practical and reasonable. Residences in this District are intended to be on a minimum lot size of 21, 780 square feet ( one-half acre). This District is suitable for areas where Supp. No. 7) Created: 2023-07-18 12: 49: 28 [ EST] Page 1 of 3 development is premature due to lack of utilities, capacity or service, and for areas that are unsuitable for development because of physical restraints or potential health or safety hazards. J. Garden Homes Residential District (GH). Comprised of single-family detached residential dwellings on a minimum lot size of 5, 000 square feet together with the schools, churches, and parks necessary to create basic neighborhood units. This District allows the main structure to be constructed coincident with one ( 1) of the side property lines, and requires only one ( 1) side yard setback in order to maximize lot usage and yet maintain a neighborhood character consistent with conventional single-family detached homes. No area shall be designated GH that contains less than five ( 5) adjoining lots on a street. Zero lot line homes shall have no windows on the side of the house, which abuts the property line. Entire frontage of one ( 1) side of the street in the block must be included in the GH designation. Exception may be made where an alley breaks the block on that side of the street. Homes will be uniformly located on the same side of the lot within a street block. K. Townhome District ( TH). Comprised of an attached residential dwelling unit in structures built to accommodate three (3) to six ( 6) units per structure. Density shall not exceed twelve ( 12) units per gross acre. Townhome units shall be constructed on a single lot, or on adjacent individual lots. Individual ownership of the townhome units is encouraged. Minimum lot area shall not be less than 2, 500 square feet per dwelling unit. Ten percent ( 10%) of the total platted area shall be provided as common, usable open space. This District should not be located in areas where it would increase traffic through single-family neighborhoods and should be adjacent to arterial streets with sufficient capacity to carry the increased traffic generated. L. Manufactured Home Subdivision District ( MHS). Intended to recognize that certain areas of the City are suitable for a mixture of single-family dwelling units and HUD -Code manufactured homes, to provide adequate space and site diversification for residential purposes designed to accommodate the peculiarities and design criteria of manufactured homes, along with single-family residences, to promote the most desirable use of land and direction of building development, to promote stability of development, to protect the character of the district, to conserve the value of land and buildings, and to protect the City' s tax base. This District provides for the creation and/ or subdivision of any lot, tract or parcel of land used for the placement of manufactured homes. This District is not intended to prohibit or unduly restrict any type of housing but to ensure compatibility in housing types between manufactured home subdivisions and surrounding single family residential subdivisions and recognizing their inherent differences. M. Manufactured Home Park District ( MHP). Intended to provide adequate space and site diversification for residential purposes designed to accommodate the peculiarities and design criteria of manufactured homes, to promote the most desirable use of land and direction of building development, to promote stability of development, to protect the character of the district, to conserve the value of land and buildings, and to protect the City' s tax base. This District provides for the creation of tracts of land used for the placement of multiple manufactured homes on a single lot, tract or parcel of land and utilized for rent or lease. This District is not intended to prohibit or unduly restrict any type of housing but to ensure compatibility between manufactured home parks and surrounding properties and recognizing the inherent differences in housing types between manufactured home parks and other residential districts. N. Agricultural District ( AD). Intended to provide as a base zoning district in areas designated as agricultural conservation on the North and South Schertz Framework Plans. Residences in this District are intended to be on a minimum lot size of 217, 800 square feet (five acres). Clustering of up to two homes may be allowed on the same lot subject to setback requirements. This District is suitable for areas where development is premature due to lack of utilities, capacity or service, and for areas that are unsuitable for development because of physical restraints or potential health or safety hazards. O. Main Street Mixed -Use District ( MSMU). Intended to provide a base zoning district in the area along Main Street. In light of the history of the area and variety of land uses that exist, this zoning district allows for Supp. No. 7) Created: 2023-07-18 12: 49: 28 [ EST] Page 2 of 3 single-family and multi -family residential uses, and low intensity commercial uses. Reduced setbacks and parking requirements are provided as part of this district due to physical restraints. Main Street Mixed -Use New Development District ( MSMU-ND). Intended to provide a base zoning district in the area along Main Street, specifically for new development of existing properties. This district is intended to mirror The Main Street Mixed -Use District ( MSMU), allowing for single-family and multi -family residential uses, and low intensity commercial uses. Reduced setbacks, parking requirements, along with reduced landscape buffers are provided as part of this district due to physical restraints of the existing properties. Ord. No. 13-5-22, § 2, 7-16-2013 ; Ord. No. 14-5-47 , § 2, 11-18-2014; Ord. No. 21-5-26 , § 1( Exh. A), 7-6-2021; Ord. No. 23-5-07 , § 1( Exh. A), 3-14-2023) Supp. No. 7) Created: 2023-07-18 12: 49: 28 [ EST] Page 3 of 3 Sec. 21. 5. 7. Dimensional and Developmental Standards. A. General. All projects or developments shall comply with all of the applicable dimensional and development standards of this Article. Additional requirements may also apply as required in other sections of this UDC. All area requirements and lot sizes shall be calculated based on gross acres. Supp. No. 7) Created: 2023-07-18 12: 49: 28 [ EST] Page 1 of 6 O O O E Y C Y C Y C E O E Es Ems= Er Et Es E Ys Y E, Y Y s to u 00 t 0 X Q o I.Q OR I.Q o O c E2 0 0 O O Ln O O O O Ln Ln O O O U Ln Ln t0 1, 00 Ln Ln Ln 1 n Ln Ln m LO y a) L X UD 0) p a) oe S y Ln Ln Ln O Ln Ln Ln Ln Ln Ln Ln Ln Ln LL m m en Ln m m m m m en m ern en c O Y E EaE a) Ln ucQi a"' LL C Ln Ln N N N N N N N N N N N N Yura o d 4i O O O O O O O Ln O O O Ln Ln w LL N N N N ei N N N 1 N N N NN Ln m Z W m 10 4i O O O O O O O Ln O O O Ln N Ln c E t/ 1 LL r-I 1 a --I i r-I a-i a--L N r-1 r-1 1 r-I N LU LnU 'C C cr N N N N N N N N Oq N N N NLiLLL O 1ZZaa) OfV ON ON OO ON O OO OO O r-IOOO1e1i Ln O LL O CD0 z N LL o00 on Lnn o i ot0 Ot0 o Ln LnN oW Oa -I a o Ln W J N cr C E O y 7 .N E O y C E O0 O O t0Ln 0100 OO O 00n O O O t0Ln 00 rl lFWLLC) O rr O t0 O Ln N l0 O Q L) cn 00 cn n t0 N Ln LO gr N C 4 O U M 0 f0 N f0 f0 2 Y 41C 4, C E L C C 7 aJ Ln a) a aJ o a y LL a- N o 7 N a+ U E E uV CC W A S S y U N 1 E E a E E E 0 0 a, r`o Q f0 e-I f6 N E aJ i.+ LO lD m 1 LC , S E O U U 7 LL LL y U U- CEal LL 4 U LL Y U LL Ca) C O U f0 4-1 7 U f0 4-1 3. 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Additional Dimensional and Development Standards. 1. All lots developed for residential purposes shall comply with the lot area, minimum setbacks and height requirements established in table 21. 5. 7A for the zoning district( s) in which the lot( s) is/ are located. All lots developed for allowed non-residential purposes, within residential zoning districts, shall comply with lot, area and height requirements established in table 21. 5. 7A for the zoning district( s) in which the lot( s) is/ are located. 2. All lots developed for non-residential purposes shall comply with lot, area, minimum setbacks, and maximum height requirements established for the zoning district( s) in which the lot( s) is located, as established in table 21. 5. 713. 3. All lots shall have at least the minimum area, width and depth as indicated in the tables 21. 5. 7A and 21. 5. 76 in this section. 4. Platted subdivisions established by a duly approved plat filed prior to adoption of this UDC shall be exempt from meeting any new lot width, depth, and/ or square footage requirements. 5. No lot existing at the time of passage of this UDC shall be reduced in size below the minimum area requirements set forth in tables 21. 5. 7A and 21. 5. 76. 6. Minimum lot size requirements shall not apply to previously platted lots that are annexed into the City, but shall apply in the event of a vacation and replat of such property. All other requirements of this UDC shall nevertheless apply. 7. No portion of any building on a residential lot may be located on any lot closer to any lot line or to the street right-of-way line than is authorized in table 21. 5. 7A set forth in this section unless otherwise listed below: a. Where the frontage on one ( 1) side of a street is divided by two ( 2) or more zoning districts, the front yard setback shall comply with the requirements of most restrictive district for the entire frontage between the nearest intersecting streets. Supp. No. 7) b. Where the building setback line has been established by plat and exceeds the requirements of this UDC, the more restrictive setback line shall apply. C. The front yard setback shall be measured from the property line to the front face of the building, covered porch, covered terrace, or attached accessory building. Eaves and roof extensions may project into the required front yard, not to exceed two ( 2) feet. d. Side Yards: Every part of a required side yard shall be open and unobstructed except for accessory buildings as permitted herein and the ordinary projections of window sills, belt courses, cornices and other architectural features projecting not to exceed twelve ( 12) inches into the required side yard, and roof eaves projecting not to exceed twenty-four ( 24) inches into the required side yard. e. Rear Yards: Every part of a required rear yard shall be open and unobstructed, except for accessory buildings, uses and structures as permitted and the ordinary projections of window sills, belt courses, cornices and roof overhangs and other architectural features projecting not to exceed twenty-four ( 24) inches into the required rear yard. f. Where lots have double frontage, running from one street to another, a required front yard setback shall be provided on both streets. g. Mixed Use Building: In a building serving dwelling and other uses, in any district, the height and area regulations applicable to non-residential buildings shall apply. Created: 2023-07-18 12: 49: 28 [ EST] Page 5 of 6 h. There shall not be more than one ( 1) residential dwelling on a platted lot of a duly recorded plat of a single-family residential use. 8. Middle Density District ( R-5) developments may have unique designs and dimensions. Due to this, the following additional standards apply. These standards pertain to the side building separation space with the intent for fire safety a. When HVAC units are not within the building separation space the minimum separation is ten 10) feet. b. When HVAC units are within the building separation space, or either structure is above one story, the minimum separation is fifteen ( 15) feet. c. HVAC units shall be on opposite sides of buildings. d. These additional standards are not required if fire suppression systems are installed within the buildings. Ord. No. 13-5-22 , § 3, 7-16-2013; Ord. No. 14-S-47 , § 3, 11-18-2014; Ord. No. 21-5-26 , § 1( Exh. A), 7-6-2021) Supp. No. 7) Created: 2023-07-18 12: 49: 28 [ EST] Page 6 of 6 Sec. 21. 5. 8. Permitted Use Table. A. Use of Land and Buildings. Structures, land or premises shall be used only in accordance with the use permitted in the following use table subject to compliance with the dimensional and development standards for the applicable zoning district and all other applicable requirements of this UDC. B. Permitted Principal Uses. No principal use shall be permitted in any district unless it appears in the following permitted use table. 1. Legend for the permitted use table: P Use is permitted in district indicated S Use is permitted in district indicated upon approval of Specific Use Permit Use is prohibited in district indicated Supp. No. 7) Created: 2023-07-18 12: 49: 29 [ EST] Page 1 of 8 m E a, h0 O , f0pN 1 Q d cYs 3 J La 7d OD m y- m , 0 o o ate+ o E 7 E 7 2 o' N tA f0 f0 w m 2 ii m fO N N 1 d U r—\— o c M to a f0c t m m" E 0 u u o ' o m -°1a u o =v d a E o fO = v w an d u o W u w o°iDo tw M U C j Q C a C Y yL m 1/ 1 m oo d a a a a J a a N U a a m N a C7 a W a a a N a u sla awoqumo a juawdolanaa V Z maN - ash paxlW hails ulew a a a in. 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U 3LL mC7 3 maC7 N H C7 O O Q U OQ T NC7Ln LO GJSS W NS Ln O2 yU a a a s a a a a a s a a s a a a o a o_ a a a o a a a a o a o_ o. a a o a a a Ln d d Ln Ln n a a Ln 00 w0 v mLm ma U c Y3 NE a+ C CO c_ u o a m aNL L T O V w m GJCmcui+ MA 41 -0 mt o o d 3 0 30O' 3+ m pp L Ln V V O f0 fC l.L C =- ++ N n O 4l 41 H G O U vl ? m 7 G1 7 O O u ' N N N N " C y LL t' m00 ' o = c: u a o O` m Y o a c 3 V) a n p O Ln z z 00 V O Q o_ a W ON a Ln a m mN Va u fn a i n a a a a in a a L a L a Ln o_ vi a V) a a in o 0 I z a a 00 0O Ln CJ00 ma L1 h ytoCl UcO non0uLicn4) c p 0 a T0Nia m ad a O c m ai u c c j o a ca o fD a a m V c Q i M E. a m 0) n U U tL ++ o 1+ v - a, .-. L C E O b0 YO O G1 U v LiO Q. O 7 U m C O C O -O 00 to OO m IO ICm 0 d O `i O G7 f0 0 cn L L 10 F L L C C C C 4, L LL 4D p, U O y O) 0 COO m m f0 0 U u 41. m Y Y C V1 N Y N v Y Y f0 O 7 C a) m m m N L O O 'i L m 4T W m 0W m W M d O d W m W N N u N 7 OO0aaaaaaaaaao_ W cn W a d t/ 7 W U CC a. Of ac U. W WOC H N CO Z v1 a a a a s a o o a o o_ a s d a s a s a a s a a a a a a a a a a a a a a a a a a a a a o_ a a a a a a a a cn a d a a cn a a a n 00 LO aUmma tA Q. N O b0 LO 0 t N f0 C Q N 41 to OJ O O L 1 f0 N CO r L O_ O O O C f0 f0 C C m C m i O O M CU N LL L C L L bD t O 0 ay- Y d d N n Li Y C Y mLa o y x md mU o •- E>>> v u O N" c a 3O v H H H H H= w H H> U> ZFm- Imo- IL U N N N N IN N n n. N a N O. N N N d N N O d N N N n co 0O ttoC1 mma C. New and Unlisted Uses. 1. It is recognized that new or unlisted types of land use may seek to locate in the City. In order to provide for such contingencies, a determination of any new or unlisted form of land use shall be made in accordance with this section. For uses in which an applicant requests a Specific Use Permit, the City Manager or his/ her designee shall follow the procedures for granting an SUP in accordance with section 21. 5. 11 of this UDC. 3. It is recognized that the permitted use chart may require amendment, from time to time, to allow for uses that were otherwise not permitted. In the event an amendment to the permitted use chart is required, the procedure for the amendment shall be the same as required for an amendment to the text of the UDC in accordance with section 21. 4. 7 of this UDC. D. Limited Uses. 1. Tattoo Parlors/ Studios in the Main Street Mixed Use District and the Main Street Mixed Use — New Development District shall have the following limited uses: a. No tattoo studio shall be within 900 feet of another tattoo studio ( property line to property line). 2. Automobile Sales within the City of Schertz shall have the following limited uses: No Automobile Sales shall be within three ( 3) miles of another Automobile Sales ( property line to property line). b. No Automobile Sales shall be within 250 feet of any single-family residential zoning or use. c. Automobile Sales uses are required to have Automobile Repair, Major as an accessory use. Ord. No. 13-S-22 , § 4, 7-16-2013; Ord. No. 14-5-47 , § 4, 11-18-2014; Ord. No. 20-5-29, § 1( Exh. A), 10-27-2020; Ord. No. 21-S-26, § 1( Exh. A), 7-6-2021; Ord. No. 21-5-44, § 1( Exh. A), 10-26-2021) Supp. No. 7) Created: 2023-07-18 12: 49: 29 [ EST] Page 8 of 8 Exhibit ` B" Proposed Unified Development Code ( UDC) Amendments Article 10 — Parking Standards Sec. 21. 10. 4. Schedule of off-street parking requirements. A. Off-street parking shall be provided in sufficient quantities to provide the following ratio of vehicle spaces for the uses specified in the districts designated: Table 21. 10.4 Schedule of Off -Street Parking Requirements Use Type Parking Requirement Amusement, Commercial (Indoor) 1 space for each 200 square feet of gross floor area Amusement, Commercial (Outdoor) 1 space per 500 square feet of outdoor site area plus 1 space per each 4 fixed spectator seats Assisted Care, Living Facility, Care Facility 1 parking space for each 2 beds Bank, Savings And Loan, Or Other Financial Institution 1 space for each 250 square feet of gross floor area Bar Or Night Club 1 space for each 50 square feet of gross floor area Bed And Breakfast 1 space for each guest room plus 1 space per employee Bowling Alley 5 parking spaces for each lane Car Wash 1 space for each 200 Square feet of floor area Day Care Center 1 space per 250 square feet of gross floor area Fitness Center/ Gym 1 space for each 250 square feet of gross floor area Convenience Store/Gas Station 1 space for each 250 square feet of gross floor area. Spaces provided for fueling at the pump stations shall not be considered parking spaces. Group Home 4 spaces Hospital 1 parking space for each bed Hotel Or Motel 1 space for each sleeping room or suite plus 1 space for every 200 square feet of common area not designated as sleeping rooms Lodging Houses And Boarding Houses 1 parking space for each bedroom Manufacturing, Processing Or Repairing 1 space for each 2 employees or 1 space for each 1, 000 square feet of total floor area, whichever is greater Medical Or Dental Clinic 1 space for each 200 square feet of total floor area Middle -Density ( R-5) Housing Types For tracts one ( 1) acre or less, 1. 5 spaces per unit For tracts exceeding one ( 1) acre, 2 spaces per unit Mini-warehouse/ Public Storage 1 space for each 300 square feet of office floor area plus 1 space for each 3, 000 square feet of storage area Mortuary/ Funeral Home 1 parking space for each 50 square feet of floor space in service rooms or 1 space for each 3 seats, whichever is less based on maximum design capacity) Multifamily ( R-4) 2 spaces per unit plus additional guest parking provided at a ratio of 5% of required spaces Duplex and Two -Family 2 spaces per unit Nursery 1 space per 300 square feet of total sales area Wholesale nursery: 1 parking space per employee of the largest work shift, plus 1 space per 10, 000 square feet of display area and 1 space per acre of growing areas Offices 1 space for each 250 square feet of gross floor area Supp. No. 8) Created: 2024-06-07 11: 40: 46 [ EST] Page 1 of 3 Outdoor Facilities ( Outdoor Recreational 20 spaces per designated field or 1 per 4 person design Fields i. e. Football, Soccer, etc.) capacity Public Use Parking shall be provided at a ratio approved by City staff based on a parking study provided by the applicant Residence Halls, Fraternity Buildings And 1 space per person capacity of permanent sleeping facilities Sorority Buildings Residential Subdivision Mailbox Kiosk 2 spaces — these may be in the right-of-way but not in the traffic lane — an expansion of the road surface is required and the kiosk must be covered to provide shelter for people using the kiosk Restaurants 1 parking space for each 100 square feet of gross floor area, or 1 space for each 4 seats, whichever is less ( based on maximum design capacity) Retail Sales And Service 1 space for each 250 square feet of gross floor area School, High School, Vocational, Parking shall be provided at a ratio approved by City staff All Other Schools based on a parking study provided by the applicant that shall include vehicle stacking requirements Single Family Attached And Detached Dwelling 2 parking spaces per dwelling unit Units Theaters, Auditoriums, Churches, Assembly 1 space for each 4 seats or 1 space for every 100 square feet of Halls, Sports Arenas, Stadiums, Conference gross floor area, whichever is less ( based on maximum design Center, Convention Center, Dance Hall, capacity) Exhibition Halls, Or Other Place Of Public Assembly Automobile Sales Or Rental 1 space for each 3, 000 square feet of sales area ( open and enclosed) devoted to the sale, display or rental of vehicles Automobile Service, Repair, Garage 1 space for each 200 square feet of total floor area Warehouse 1 space for each 1, 000 square feet of total floor area B. New and Unlisted Uses. When a proposed land use is not classified in this section or a single use which have varying parking needs depending on the function of that specific single use, an applicant may submit a parking ratio based on best/ current planning and transportation practices. 1. A best/ current parking ratio application should include the following: a. An application shall fully cite the sources used to derive the applicant -submitted parking ratio, possible resources include parking standards material from the Institute of Transportation Engineers ( ITE) or the American Planning Association ( APA). b. The City Manager or his/ her designee shall review the applicant submitted parking ratio to confirm best/ current planning practices for a use. C. The City Manager or his/ her designee shall approve, modify, or deny the applicant submitted parking ratio. 2. Parking ratio determination where no application is submitted a. If the applicant does not submit a parking ratio, then the City Manager or his/ her designee shall determine the parking ratio based on the best/ current planning and transportation practices. C. Mixed uses. In the event that several users occupy a single structure, or parcels of land, the total requirements for off street parking shall be the sum of the requirements for the several uses computed Supp. No. 8) Created: 2024-06-07 11: 40: 46 [ EST] Page 2 of 3 separately unless it can be shown that the peak parking demands are offset, for example with retail and residential, or theater and office uses. In such case the City Manager or his/ her designee may reduce the total requirements accordingly, but not more than twenty-five percent ( 25%). D. Joint use of facilities. Required parking facilities of two ( 2) or more uses, structures, or parcels of land may be satisfied by the same parking facility used jointly, to the extent that it can be shown by the owners or operators that the need for the facilities does not materially overlap and provided that such right of joint use is evidenced by a deed, lease, contract, or similar written instrument establishing the joint use. E. Properties zoned main street mixed -use. Properties zoned Main Street Mixed -Use shall only be required to provide two ( 2) on -site parking spaces but must still provide the minimum required number of handicapped spaces on site. Ord. No. 14-5-47, § 5, 11-18-2014; Ord. No. 16-5-27, § 7, 8-30-2016; Ord. No. 18-S-03, § 1( Exh. A), 1-23-2018; Ord. No. 22-5-19, § 1( Exh. A), 4-26-2022; Ord. No. 23-5-07, § 1( Exh. A), 3-14-2023) Supp. No. 8) Created: 2024-06-07 11: 40: 46 [ EST] Page 3 of 3 FORECASTING CONSIDERATIONS • • • • • • 13,540 14,056 14,586 15,081 15,465 15,615 15,768 15,972 15,673 15,890 15,521 15,146 14,864 10,000 11,000 12,000 13,000 14,000 15,000 16,000 17,000 18,000 19,000 20,000 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021 2022 2023 2024-P # O F S T U D E N T S DISTRICT ENROLLMENT HISTORICAL ENROLLMENT 1.0% growth per year (153 students per year) 1.3% loss per year (-195 students per year) 3.4% growth per year (481 students per year) HISTORICAL ENROLLMENT BY CAMPUS LEVEL 5,261 5,446 5,512 5,716 5,783 5,811 5,899 5,547 5,596 5,406 5,110 4,895 2,125 2,211 2,326 2,253 2,252 2,344 2,445 2,375 2,345 2,200 2,176 2,226 2,210 2,211 2,341 2,421 2,453 2,403 2,363 2,467 2,605 2,536 2,442 2,324 4,460 4,718 4,902 5,075 5,127 5,210 5,265 5,284 5,344 5,379 5,418 5,419 0 1,000 2,000 3,000 4,000 5,000 6,000 7,000 2013 2014 2015 2016 2017 2018 2019 2020 2021 2022 2023 2024-P # O F S T U D E N T S CAMPUS LEVEL ENROLLMENT Elementary Intermediate Junior High High School ENROLLMENT HISTORY BY LEVEL –OCTOBER • • • • • • • STUDENT TRANSFERS PEIMS YEAR TRANSFER IN TRANSFER OUT DIFFERENCE 2012 216 681 -465 2013 212 704 -492 2014 244 647 -403 2015 302 702 -400 2016 297 907 -610 2017 290 1061 -771 2018 304 1079 -775 2019 296 1283 -987 2020 300 1591 -1291 2021 317 1981 -1664 2022 308 2695 -2387 2023 Data available in March First Year of Founders Charter School First Year of School of Science and Technology First Year of Legacy Traditional School STUDENT TRANSFERS IN VS. OUT 216 212 244 302 297 290 304 296 300 317 308 681 704 647 702 907 1,061 1,079 1,283 1,591 1,981 2,695 0 500 1,000 1,500 2,000 2,500 3,000 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021 2022 # O F S T U D E N T S STUDENT TRANSFERS IN vs OUT TRANSFER IN TRANSFER OUT School of Science and Technology Pre-K –8th Grade Legacy Traditional Pre-K –8th Grade Founders Academy K –12th Grade MAIN DESTINATIONS FOR TRANSFERS OUT 444 472 551 529 504 272 328 356 365 414 34 43 119 159 192 16 24 71 285 367 52 106 229 0 463 0 100 200 300 400 500 600 2018 2019 2020 2021 2022 2023 # O F S T U D E N T S TRANSFER DESTINATIONS Randolph ISD Founders Academy Great Hearts School of Science and Technology Judson ISD Legacy Traditional SO, HOW MANY STUDENTS WILL WE HAVE IN THE FUTURE? 14,056 15,081 15,615 15,972 15,890 15,146 14,661 14,217 14,007 14,036 14,162 10,000 11,000 12,000 13,000 14,000 15,000 16,000 17,000 18,000 19,000 20,000 # O F S T U D E N T S DISTRICT HISTORICAL ENROLLMENT AND PROJECTIONS ENROLLMENT PROJECTIONS o o o o PEIMS YEAR PROJECTED ENROLLMENT GROWTH (DECLINE) PERCENTAGE CHANGE 2023 15,146 -375 -2.42% 2024-P 14,864 -282 -1.86% 2025-P 14,661 -203 -1.37% 2026-P 14,451 -210 -1.43% 2027-P 14,217 -234 -1. 62% 2028-P 14,073 -144 -1.01% 2029-P 14,007 -66 -0.47% 2030-P 14,017 10 0.07% 2031-P 14,036 19 0.14% 2032-P 14,059 22 0.16% 2033-P 14,162 103 0.73% PEIMS YEAR PROJECTED ENROLLMENT GROWTH (DECLINE) PERCENTAGE CHANGE 2023 15,146 -375 -2.44% 2024-P 14,864 -282 -1.86% 2025-P 14,661 -203 -1.37% 2026-P 14,451 -210 -1.43% 2027-P 14,217 -234 -1. 62% 2028-P 14,073 -144 -1.01% 2029-P 14,007 -66 -0.47% 2030-P 14,017 10 0.07% 2031-P 14,036 19 0.14% 2032-P 14,059 22 0.16% 2033-P 14,162 103 0.73% ENROLLMENT PROJECTIONS o o o WHY HAS IT BECOME SO HARD TO PROJECT ENROLLMENT? o o o o o o FORECASTING CONSIDERATIONS • • • • •CAMPUS CAPACITY UNDERSTANDING CAMPUS CAPACITY o o o o o o o o o PLANNING USING OUR MAXIMUM CAPACITY o CAPACITY RELIEF TOOLS o o o o o o o o o ELEMENTARY CAPACITIES Campus Functional Capacity Max Capacity Previous Year Current PEIMS ENROLLMENT PROJECTIONS 2022 2023 2024 2025 2026 2027 2028 2029 2030 2031 2032 2033 CIBOLO VALLEY EL 891 1,200 761 657 611 587 589 594 594 608 617 620 627 637 % Max Capacity 63%55%51%49%49%49%49%51%51%52%52%53% GREEN VALLEY EL 673 924 586 533 497 482 469 497 506 524 535 537 535 529 % Max Capacity 63%58%54%52%51%54%55%57%58%58%58%57% NORMA PASCHAL EL 673 924 603 625 591 582 564 544 546 559 569 574 580 585 % Max Capacity 65%68%64%63%61%59%59%60%62%62%63%63% ROSE GARDEN EL 891 1,200 899 896 882 878 891 923 957 999 1,046 1,075 1,104 1,131 % Max Capacity 75%75%74%73%74%77%80%83%87%90%92%94% SCHERTZ EL 675 1,102 671 668 628 605 601 576 581 588 591 586 582 582 % Max Capacity 61%61%57%55%55%52%53%53%54%53%53%53% SIPPEL EL 675 1,058 742 672 679 690 721 756 782 827 867 904 961 1,030 % Max Capacity 70%64%64%65%68%71%74%78%82%85%91%97% WATTS EL 673 924 593 513 469 440 428 423 428 446 457 463 476 490 % Max Capacity 64%56%51%48%46%46%46%48%49%50%52%53% WIEDERSTEIN EL 675 1,058 551 546 538 544 527 517 529 549 568 574 587 602 % Max Capacity 52%52%51%51%50%49%50%52%54%54%55%57% ELEMENTARY TOTALS 5,826 8,390 5,406 5,110 4,895 4,808 4,790 4,830 4,922 5,099 5,250 5,335 5,453 5,587 % Max Capacity 64%61%58%57%57%58%59%61%63%64%65%67% Elementary Percent Change -3.40%-5.48%-4.21%-1.78%-0.37%0.83%1.91%3.59%2.96%1.63%2.20%2.46% Elementary Absolute Change -190 -296 -215 -87 -18 40 92 177 151 85 117 134 ELEMENTARY CAPACITIES 90% 92%94% 91% 97% 67% 20% 30% 40% 50% 60% 70% 80% 90% 100% 110% 2022 2023 2024 2025 2026 2027 2028 2029 2030 2031 2032 2033 % of MAXIMUM CAMPUS CAPACITY CIBOLO VALLEY EL GREEN VALLEY EL NORMA PASCHAL EL ROSE GARDEN EL SCHERTZ EL SIPPEL EL WATTS EL WIEDERSTEIN EL ELEMENTARY TOTALS INTERMEDIATE CAPACITIES Campus Functional Capacity Max Capacity Previous Year Current PEIMS ENROLLMENT PROJECTIONS 2022 2023 2024 2025 2026 2027 2028 2029 2030 2031 2032 2033 JORDAN INT 810 1,000 716 769 796 763 777 742 676 646 641 695 734 739 % Max Capacity 72%77%80%76%78%74%68%65%64%70%73%74% SCHLATHER INT 810 1,200 750 682 700 689 640 573 563 594 597 651 682 677 % Max Capacity 63%57%58%57%53%48%47%50%50%54%57%56% WILDER INT 810 1,250 734 725 730 743 748 739 683 627 616 654 681 685 % Max Capacity 59%58%58%59%60%59%55%50%49%52%54%55% INTERMEDIATE TOTALS 3,450 2,201 2,176 2,226 2,195 2,165 2,054 1,922 1,867 1,854 2,000 2,097 2,101 % Max Capacity 64%63%65%64%63%60%56%54%54%58%61%61% Intermediate Percent Change -6.13%-1.09%2.30%-1.39%-1.37%-5.13%-6.43%-2.86%-0.70%7.87%4.85%0.19% Intermediate Absolute Change -144 -24 50 -31 -30 -111 -132 -55 -13 146 97 4 INTERMEDIATE CAPACITIES 74% 61% 20% 30% 40% 50% 60% 70% 80% 90% 100% 110% 2022 2023 2024 2025 2026 2027 2028 2029 2030 2031 2032 2033 % of MAXIMUM CAMPUS CAPACITY JORDAN INT SCHLATHER INT WILDER INT INTERMEDIATE TOTALS JUNIOR HIGH CAPACITIES Campus Functional Capacity Max Capacity Previous Year Current PEIMS ENROLLMENT PROJECTIONS 2022 2023 2024 2025 2026 2027 2028 2029 2030 2031 2032 2033 DOBIE JH 1,300 1,540 1,348 1,316 1,229 1,194 1,228 1,196 1,152 1,058 1,009 1,025 1,025 1,109 % Max Capacity 88%85%80%78%80%78%75%69%66%67%67%72% CORBETT JH 1,080 1,500 1,188 1,126 1,095 1,096 1,103 1,111 1,114 1,083 1,001 936 924 989 % Max Capacity 79%75%73%73%74%74%74%72%67%62%62%66% JUNIOR HIGH SCHOOL TOTALS 3,040 2,537 2,442 2,324 2,290 2,331 2,307 2,266 2,141 2,010 1,961 1,949 2,098 % Max Capacity 83%80%76%75%77%76%75%70%66%65%64%69% Junior High School Percent Change -2.62%-3.71%-4.83%-1.46%1.79%-1.03%-1.78%-5.52%-6.12%-2.44%-0.61%7.64% Junior High School Absolute Change -68 -94 -118 -34 41 -24 -41 -125 -131 -49 -12 149 JUNIOR HIGH CAPACITIES 72% 66% 69% 20% 30% 40% 50% 60% 70% 80% 90% 100% 110% 2022 2023 2024 2025 2026 2027 2028 2029 2030 2031 2032 2033 % of MAXIMUM CAMPUS CAPACITY DOBIE JH CORBETT JH JUNIOR HIGH SCHOOL TOTALS HIGH SCHOOL CAPACITIES Campus Functional Capacity Max Capacity Previous Year Current PEIMS ENROLLMENT PROJECTIONS 2022 2023 2024 2025 2026 2027 2028 2029 2030 2031 2032 2033 CLEMENS HS 2,700 3,300 2,544 2,563 2,576 2,550 2,469 2,419 2,397 2,400 2,418 2,383 2,292 2,183 % Max Capacity 77%78%78%77%75%73%73%73%73%72%69%66% STEELE HS 2,160 3,200 2,716 2,700 2,688 2,663 2,541 2,452 2,411 2,345 2,330 2,202 2,113 2,038 % Max Capacity 85%84%84%83%79%77%75%73%73%69%66%64% HIGH SCHOOL TOTALS 6,650 5,381 5,418 5,419 5,368 5,165 5,026 4,963 4,900 4,903 4,740 4,560 4,376 % Max Capacity 81%81%81%81%78%76%75%74%74%71%69%66% High School Percent Change 0.69%0.71%0.02%-0.94%-3.78%-2.69%-1.25%-1.27%0.06%-3.32%-3.80%-4.04% High School Absolute Change 37 38 1 -52 -204 -137 -64 -63 3 -163 -180 -183 HIGH SCHOOL CAPACITIES 66% 64% 66% 20% 30% 40% 50% 60% 70% 80% 90% 100% 110% 2022 2023 2024 2025 2026 2027 2028 2029 2030 2031 2032 2033 % of MAXIMUM CAMPUS CAPACITY CLEMENS HS STEELE HS HIGH SCHOOL TOTALS FORECASTING CONSIDERATIONS • • • • • •BONDING CAPACITY PROJECTING BONDING CAPACITY -SCUC o PROJECTING TAX REVENUE o ASSUMES NO REFINANCING FOR BOND SAVINGS o DEFEASING PRINCIPAL o MODEST PROPERTY VALUE GROWTH o 4.0% ANNUAL INCREASE FOR 2024-2028 o 2.0% ANNUAL INCREASE FOR 2029-2033 o AS DEBT IS RESTRUCTURED AND PROPERTY VALUES INCREASE, WE BEGIN TO HAVE SOME BONDING CAPACITY o CAPACITY FOR ADDITIONAL DEBT IS LOWER AT FIRST, MORE IN LATER YEARS o FORECASTING USING THREE OPTIONS FOR I&S TAX RATE o $0.47 PER $100 OF VALUATION (CURRENT), $0.48 PER $100 VALUATION, AND $0.49 PER $100 VALUATION PROJECTED AVAILABLE BOND DOLLARS $215 $246 $278 $312 $347 $362 $380 $399 $419 $438 $284 $316 $351 $388 $426 $442 $463 $483 $505 $526 $- $50 $100 $150 $200 $250 $300 $350 $400 $450 $500 $550 2024 2025 2026 2027 2028 2029 2030 2031 2032 2033 BO N D C A P A C I T Y I N M I L L I O N S SCUC Bond Capacity by Year & Rate Bond Capacity 47¢Bond Capacity 48¢Bond Capacity 49¢ PROJECTING FACILITY COSTS -SCUC o o o o o o o o o o o PROJECTING FACILITY COSTS -SCUC YEAR High School Junior High Elementary/ Intermediate 2024 $ 235,000,000 $ 113,000,000 $ 72,000,000 2025-P $ 242,050,000 $ 116,390,000 $ 74,160,000 2026-P $ 246,891,000 $ 118,717,800 $ 75,643,200 2027-P $ 251,828,820 $ 121,092,156 $ 77,156,064 2028-P $ 256,865,396 $ 123,513,999 $ 78,699,185 2029-P $ 262,002,704 $ 125,984,279 $ 80,273,169 2030-P $ 267,242,758 $ 128,503,965 $ 81,878,632 2031-P $ 272,587,614 $ 131,074,044 $ 83,516,205 2032-P $ 278,039,366 $ 133,695,525 $ 85,186,529 2033-P $ 283,600,153 $ 136,369,435 $ 86,890,260 2034-P $ 289,272,156 $ 139,096,824 $ 88,628,065 PROJECTED BOND CAPACITIES VS. CONSTRUCTION COSTS $0 $100,000,000 $200,000,000 $300,000,000 $400,000,000 $500,000,000 $600,000,000 2024 2025 2026 2027 2028 2029 2030 2031 2032 2033 BONDING CAPACITY VS CONSTRUCTION COSTS JUNIOR HIGH Bond Capacity 47¢Bond Capacity 48¢Bond Capacity 49¢ PROJECTED BOND CAPACITIES VS. CONSTRUCTION COSTS $0 $100,000,000 $200,000,000 $300,000,000 $400,000,000 $500,000,000 $600,000,000 2024 2025 2026 2027 2028 2029 2030 2031 2032 2033 BONDING CAPACITY VS CONSTRUCTION COSTS JUNIOR HIGH Bond Capacity 47¢Bond Capacity 48¢Bond Capacity 49¢ Estimated $41 M in HVAC needs over the next 10 years Estimated $9 M in Ancillary Systems needs over the next 10 years Estimated $40 M in Building and Site needs over the next 10 years TAKE AWAYS…. o o o o o o o o o QUESTIONS/COMMENTS 4Q24 Demographic Report 2.9 3.1 3.1 3.5 3.5 3.3 3.3 3.4 3.7 3.8 01234 Guadalupe Co. Comal Co. San Antonio MSA Texas US Unemployment Rate, Year Over Year Dec‐24 Dec‐23 2 Local Economic Conditions 3 12.6 3.4 3.5 3.7 0 2 4 6 8 10 12 14 Se p ‐19 No v ‐19 Ja n ‐20 Ma r ‐20 Ma y ‐20 Ju l ‐20 Se p ‐20 No v ‐20 Ja n ‐21 Ma r ‐21 Ma y ‐21 Ju l ‐21 Se p ‐21 No v ‐21 Ja n ‐22 Ma r ‐22 Ma y ‐22 Ju l ‐22 Se p ‐22 No v ‐22 Ja n ‐23 Ma r ‐23 Ma y ‐23 Ju l ‐23 Se p ‐23 No v ‐23 Ja n ‐24 Ma r ‐24 Ma y ‐24 Ju l ‐24 Se p ‐24 No v ‐24 Unemployment Rate, Sept 2019 –Dec 2024 San Antonio MSA Texas 3 Local Economic Conditions San Antonio International Airport •Broke ground on third terminal at end of 2024 •Estimated total cost = $2.5 billion •Third terminal will anchor the expansion &  improvement project housing as many as 17  new gates spanning approx. 850,000 sq. ft.  •Will include concessions and lounge areas  while housing new Federal Inspection Station  to accommodate expanded international air  service •Expected to generate $3.2 billion in revenue  for the city over 15 years •New ground loading facility also added at  Terminal A including new passenger gates and  overnight aircraft parking •The third terminal is scheduled for completion  in 2028 4 Housing Activity by MSA © 2022 Zonda 18,503 19,046 0 5,000 10,000 15,000 20,000 25,000 2014Q4 2015Q4 2016Q4 2017Q4 2018Q4 2019Q4 2020Q4 2021Q4 2022Q4 2023Q4 2024Q4 Annual Housing Starts vs. Annual Closings Annual Housing Starts Annual Closings Source:  Zonda San Antonio New Home Starts & Closings Key Trends Starts:  +26% YOY / +6% QOQ Closings:  +4% YOY / +6% QOQ Closings Exceed Starts by 543 Homes 6 SCUC ISD Housing Market Analysis Average New vs. Existing Home Sale Price, 2013 - 2024 • The average new home sale price in SCUC ISD has risen 54% between 2014 and 2024, an increase of more than $135,200 • The average existing home sale price in SCUC ISD has risen 85% in the last 10 years, an increase of more than $158,800 Avg New Home Avg Existing Home 2014 $250,897 $187,097  2015 $262,532 $181,881  2016 $284,037 $189,189  2017 $297,182 $197,710  2018 $328,762 $221,637  2019 $314,299 $234,868  2020 $318,065 $247,691  2021 $345,858 $257,537  2022 $431,606 $327,526  2023 $422,149 $333,286  2024 $386,156 $345,921  $0 $50,000 $100,000 $150,000 $200,000 $250,000 $300,000 $350,000 $400,000 $450,000 $500,000 2014 2015 2016 2017 2018 2019 2020 2021 2022 2023 2024 New Home Price Existing Home Price 7 San Antonio New Home Ranking Report ISD Ranked by Annual Closings –4Q24 * Based on additional Zonda Education housing research Rank District Name Annual Starts Annual Closings Inventory VDL Future 1NORTHSIDE ISD (BEXAR) 3,739 3,920 1,909 6,114 21,246 2COMAL ISD 2,691 3,028 1,670 4,843 21,591 3MEDINA VALLEY ISD 2,377 2,410 1,232 5,228 27,810 4EAST CENTRAL ISD 2,513 2,230 1,243 4,351 24,478 5SOUTHWEST ISD 1,301 1,328 628 2,269 7,296 6 JUDSON ISD 615 899 207 547 871 7SCUC ISD 787 894 391 2,113 5,896 8NAVARRO ISD 841 832 453 1,290 6,635 9 BOERNE ISD 777 761 497 1,545 9,427 10 SOUTHSIDE ISD 700 730 322 927 16,702 11 NEW BRAUNFELS ISD 656 589 407 854 6,164 12 NORTH EAST ISD 397 361 234 906 5,196 13 SEGUIN ISD 325 342 204 668 5,384 14 SOUTH SAN ANTONIO ISD 300 238 164 86 790 15 MARION ISD 230 174 139 327 4,559 16 FLORESVILLE ISD 116 137 49 227 0 17 SAN ANTONIO ISD 59 87 126 305 772 18 LYTLE ISD 91 76 44 319 1,046 19 PLEASANTON ISD 54 61 25 72 0 20 ALAMO HEIGHTS ISD 3 41 8 15 19 0 200 400 600 800 1,000 1,200 1,400 2018 2019 2020 2021 2022 2023 2024 Annual Starts Annual Closings 8 District New Home Starts and Closings Starts 2018 2019 2020 2021 2022 2023 2024 Closings 2018 2019 2020 2021 2022 2023 2024 1Q 175 201 237 294 349 103 189 1Q 133 138 165 190 181 280 235 2Q 180 176 197 300 393 187 260 2Q 185 211 249 258 227 247 249 3Q 177 207 261 265 174 241 163 3Q 185 240 286 268 218 199 200 4Q 185 198 232 319 63 157 161 4Q 161 179 213 196 334 155 214 Total 717 782 927 1,178 979 688 773 Total 664 768 913 912 960 881 898 9 District Housing Overview by Elementary Zone Elementary Annual  Starts Quarter  Starts Annual  Closings Quarter  Closings Under  Const.Inventory Vacant  Dev. Lots Future CIBOLO VALLEY 76 11 123 30 13 33 118 36 GREEN VALLEY00000 0 00 PASCHAL 10321 141242 ROSE GARDEN 234 64 230 53 85 137 827 2,499 SCHERTZ 0 0210 0 1 060 SIPPEL 298 70 277 68 76 154 729 1,817 WATTS 47 7 80 20 8 16 15 580 WIEDERSTEIN 131 9 160 41 13 49 383 662 Grand Total 787 161 894 214 196 391 2,113 5,896 Highest activity in the category Second highest activity in the category Third highest activity in the category • The district has 23 actively building subdivisions • Within SCUC ISD there are 6 future subdivisions in various stages of planning • Of these, groundwork is underway on more than 500 lots within 6 subdivisions • 462 lots were delivered in the 4 th quarter 10 District Housing Overview Mont Blanc • 100 total future lots • Preliminary plat approved Jan 2023 • Groundwork underway on all lots 11 Residential Activity Homestead • 1,470 total lots • 783 future lots • 296 vacant developed lots • 20 homes under construction • 339 homes occupied • Started 66 homes in last 12 months; started 16 homes in 4Q24 • Equipment on site for 62 lots in Phase 11 • $400K - $700K January 24, 2025 12 Residential Activity Saddle Creek Ranch • 807 total lots • 36 future lots • 61 vacant developed lots • 7 homes under construction • 690 homes occupied • Closed 61 homes in last 12 months; closed 16 homes in 2Q24 • Groundwork underway on remaining lots • $290K+ Grace Valley – Cibolo Farms • 331 total lots • 186 future lots • 124 vacant developed lots • 17 homes under construction • First homes started 4Q24 • Lennar January 24, 2025 13 Residential Activity Grace Valley • 868 total lots • 557 future lots • 163 vacant developed lots • 16 homes under construction • 128 homes occupied • Closed 123 homes in last 12 months; closed 32 homes in 4Q24 • Groundwork underway on 111 lots in Phase 3A • Lennar • $237K+ January 24, 2025 14 Residential Activity Venado Crossing • 507 total lots • 311 future lots • 15 vacant developed lots • 8 homes under construction • 165 homes occupied • Closed 48 homes in last 12 months; closed 20 homes in 4Q24 • Groundwork underway on 61 lots in Phase 4 • $350K+ Steele Creek • 940 total lots • 335 future lots • 118 vacant developed lots • 1 home under construction • 474 homes occupied • Closed 98 homes in last 12 months; closed 25 homes in 4Q24 • Delivered 111 lots for homebuilding in 4Q24 • DR Horton • $365K+ 15 Residential Activity Saddlebrook Ranch • 635 total lots • 335 future lots • 287 vacant developed lots • 12 homes under construction • Started first homes 3Q24 • Delivered 132 lots for homebuilding in Phase 4 & 5 in 4Q24 • Ashton Woods • $362K+ January 24, 2025 16 Residential Activity Crossvine • 1,017 total lots • 168 future lots • 291 vacant developed lots • 19 homes under construction • 516 homes occupied • Started 56 homes in last 12 months; started 15 homes in 4Q24 • $400K+ Clearwater Creek • 1,156 total future lots • Prelim plat Phase 1 (104 lots) approved April 2022 • Groundwork underway on Phase 1 • Lennar 17 Residential Activity January 24, 2025 18 Housing Market Trends: Multi‐family market‐December 2024 • There are 618 multifamily units under construction, 318 of which are single family rental homes • There are nearly 1,300 future multifamily units in various stages of planning across the district 19 District Multifamily Overview 20 Multi‐Family Activity January 24, 2025 Aviator 1518 • 300 apartment units under construction • Groundwork started early 2024 • Estimated lease date late spring 2025 21 Multi‐Family Activity Schertz Station • 318 single-family rental homes under construction • Groundwork started July 2024 • Estimated lease date August 2025 January 24, 2025 • There are 287 students residing in 2,472 multifamily units across the district • The overall district multifamily yield is 0.116 22 District Multifamily Yield 2,065 1,9111,988 1,690 0 500 1,000 1,500 2,000 2,500 2023/24 2024/25 Newcomers Leavers 23 Newcomers and Leavers +77 +221 24 Birth Rate Analysis Kindergarten Enrollment District Births Ratio 2006 (2011/12) 827 568 1.456 2007 (2012/13) 862 695 1.240 2008 (2013/14) 937 745 1.258 2009 (2014/15) 985 758 1.299 2010 (2015/16) 989 779 1.270 2011 (2016/17) 995 790 1.259 2012 (2017/18) 1,009 860 1.173 2013 (2018/19) 982 838 1.172 2014 (2019/20) 1,048 874 1.199 2015 (2020/21) 951 900 1.057 2016 (2021/22) 935 978 0.956 2017 (2022/23) 819 900 0.910 2018 (2023/24) 788 962 0.819 2019 (2024/25) 739 913 0.809 2020 (2025/26) 699 867 0.806 2021 (2026/27) 763 946 0.807 2022 (2027/28) 750 934 0.803 2023 (2028/29) 776 972 0.798 0 200 400 600 800 1000 1200 Schertz‐Cibolo‐U City ISD KG Enrollment vs. District Births Kindergarten Enrollment District Births 25 Yellow box = largest grade per year Green box = second largest grade per year Ten  Year Forecast by Grade Level Year (Oct.) EE/PK K 1st 2nd 3rd 4th 5th 6th 7th 8th 9th 10th 11th 12th Total Total  Growth % Growth 2020/21 325 951 1,019 1,040 1,077 1,135 1,143 1,232 1,248 1,219 1,293 1,394 1,305 1,292 15,673 2021/22 455 935 997 1,019 1,074 1,116 1,124 1,221 1,287 1,318 1,428 1,347 1,305 1,264 15,890 217 1.4% 2022/23 436 819 962 998 1,077 1,114 1,067 1,133 1,230 1,306 1,478 1,371 1,247 1,283 15,521 ‐369 ‐2.3% 2023/24 430 788 838 967 997 1,090 1,079 1,097 1,178 1,264 1,435 1,459 1,238 1,286 15,146 ‐375 ‐2.4% 2024/25 444 737 814 895 989 1,018 1,121 1,116 1,112 1,232 1,469 1,403 1,394 1,202 14,946 ‐200 ‐1.3% 2025/26 452 715 766 853 925 1,022 1,057 1,171 1,147 1,150 1,415 1,438 1,354 1,374 14,839 ‐107 ‐0.7% 2026/27 458 780 747 805 886 972 1,051 1,094 1,207 1,189 1,315 1,388 1,374 1,352 14,618 ‐221 ‐1.5% 2027/28 461 768 815 789 838 922 998 1,091 1,120 1,253 1,370 1,286 1,335 1,363 14,409 ‐209 ‐1.4% 2028/29 463 797 806 858 825 877 953 1,038 1,119 1,160 1,436 1,342 1,237 1,326 14,237 ‐172 ‐1.2% 2029/30 463 811 826 836 888 851 903 988 1,057 1,161 1,331 1,406 1,287 1,232 14,040 ‐197 ‐1.4% 2030/31 463 833 840 860 865 918 878 938 1,015 1,098 1,335 1,303 1,352 1,279 13,977 ‐63 ‐0.4% 2031/32 463 850 867 874 894 900 948 913 961 1,052 1,264 1,307 1,252 1,343 13,888 ‐89 ‐0.6% 2032/33 463 862 877 899 906 926 929 985 935 997 1,207 1,237 1,254 1,246 13,723 ‐165 ‐1.2% 2033/34 463 885 890 910 931 939 957 966 1,009 970 1,146 1,184 1,185 1,247 13,682 ‐41 ‐0.3% 2034/35 463 902 917 924 943 965 971 995 991 1,047 1,115 1,124 1,140 1,180 13,677 ‐50.0% 26 Ten  Year  Forecast by Campus Yellow box = exceeds Functional capacity Pink box = exceeds Max capacity Fall ENROLLMENT PROJECTIONS Campus  Functional  Capacity Max  Capacity 2024/25 2025/26 2026/27 2027/28 2028/29 2029/30 2030/31 2031/32 2032/33 2033/34 2034/35 CIBOLO VALLEY EL 1,038 1,200 591 535 523 519 510 512 521 526 534 544 554 GREEN VALLEY EL 732 899 503 481 463 469 462 453 451 450 450 448 449 NORMA PASCHAL EL 704 871 574 556 545 521 531 524 528 527 530 531 531 ROSE GARDEN EL 1,031 1,200 861 838 814 813 814 830 856 876 906 936 969 SCHERTZ EL 683 1,017 663 635 618 571 561 561 564 556 553 550 545 SIPPEL EL 704 997 641 625 628 645 647 665 689 707 731 757 783 WATTS EL 739 906 500 486 473 457 473 480 494 505 519 530 546 WIEDERSTEIN EL 704 997 564 577 584 598 628 650 676 701 710 722 737 ELEMENTARY TOTALS 4,897 4,733 4,648 4,593 4,626 4,675 4,779 4,848 4,933 5,018 5,114 Elementary Percent Change ‐4.17%‐3.35%‐1.80%‐1.18% 0.72% 1.06% 2.22%1.44% 1.75% 1.72% 1.91% Elementary Absolute Change ‐213 ‐164 ‐85 ‐55 33 49 104 69 85 85 96 JORDAN INT 888 1,126 811 781 754 752 711 675 665 694 728 737 755 SCHLATHER INT 832 1,116 724 740 683 615 607 607 556 569 583 585 599 WILDER INT 855 1,188 702 707 708 722 673 609 595 598 603 601 612 INTERMEDIATE TOTALS 2,237 2,228 2,145 2,089 1,991 1,891 1,816 1,861 1,914 1,923 1,966 Intermediate Percent Change 2.80%‐0.40%‐3.73%‐2.61%‐4.69%‐5.02%‐3.97% 2.48% 2.85% 0.47% 2.24% Intermediate Absolute Change 61 ‐9 ‐83 ‐56 ‐98 ‐100 ‐75 45 53 9 43 DOBIE JH 1,285 1,540 1,231 1,184 1,262 1,256 1,180 1,108 1,073 1,052 992 1,023 1,058 CORBETT JH 1,285 1,500 1,113 1,113 1,134 1,117 1,099 1,110 1,040 961 940 956 980 JUNIOR HIGH SCHOOL TOTALS 2,344 2,297 2,396 2,373 2,279 2,218 2,113 2,013 1,932 1,979 2,038 Junior High School Percent Change ‐4.01%‐2.01% 4.31%‐0.96%‐3.96%‐2.68%‐4.73%‐4.73%‐4.02% 2.43% 2.98% Junior High School Absolute Change ‐98 ‐47 99 ‐23 ‐94 ‐61 ‐105 ‐100 ‐81 47 59 CLEMENS HS 2,733 3,300 2,589 2,618 2,531 2,523 2,523 2,491 2,503 2,492 2,388 2,309 2,206 STEELE HS 2,733 3,200 2,790 2,871 2,806 2,739 2,726 2,673 2,674 2,582 2,464 2,361 2,261 ALSELC 89 92 92 92 92 92 92 92 92 92 92 HIGH SCHOOL TOTALS 5,468 5,581 5,429 5,354 5,341 5,256 5,269 5,166 4,944 4,762 4,559 High School Percent Change 0.92% 2.07%‐2.72%‐1.38%‐0.24%‐1.59% 0.25%‐1.95%‐4.30%‐3.68%‐4.26% High School Absolute Change 50 113 ‐152 ‐75 ‐13 ‐85 13 ‐103 ‐222 ‐182 ‐203 DISTRICT TOTALS 14,946 14,839 14,618 14,409 14,237 14,040 13,977 13,888 13,723 13,682 13,677 District Percent Change ‐1.32%‐0.72%‐1.49%‐1.43%‐1.19%‐1.38%‐0.45%‐0.64%‐1.19%‐0.30%‐0.04% District Absolute Change ‐200 ‐107 ‐221 ‐209 ‐172 ‐197 ‐63 ‐89 ‐165 ‐41 ‐5 27 Key Takeaways  Annual closings near 900 in 2024 Housing market remains cloudy with continued  high interest rates and looming tariffs   The district has more than 390 homes currently in  inventory and more than 2,100 vacant developed  lots available for builders Groundwork is underway on approx. 500 lots  within 6 subdivisions Schertz‐Cibolo‐Universal City ISD is forecasted to  enroll more than 14,000 students by 2029/30 14,946 14,040 13,677 12,500 13,000 13,500 14,000 14,500 15,000 15,500 16,000 16,500 Enrollment Projections PLANNING AND ZONING COMMISSION MEETING: 10/01/2025 Agenda Item 5 B   TO:Planning and Zoning Commission PREPARED BY:Emily Delgado, Planning Manager SUBJECT:PLZC20250167 – Hold a public hearing and make a recommendation on a zone change request from Pre-Development District (PRE) and General Business District (GB) to Apartment / Multi-family Residential District (R-4) on approximately 24 acres of land, known as Guadalupe County Property Identification Numbers 63835, 72500, and 72501, City of Schertz, Guadalupe County, Texas and Comal County Property Identification Number 81292, 121896, and a portion of Comal County Property Identification Number 75381, City of Schertz, Comal County, Texas. BACKGROUND The applicant is requesting a zone change of approximately 24 acres from Pre-Development District (PRE) and General Business District (GB) to Apartment / Multi-Family Residential District (R-4). The applicant's intent is to construct traditional apartment units and senior living in two phases per the letter of intent submitted with the application. However, please note that the City of Schertz cannot regulate or enforce a requirement to have senior living incorporated into the proposed development and are evaluating the proposed zone change to the full extent of what the Unified Development Code would allow in Apartment / Multi-Family Residential District (R-4).  On September 16, 2025, seventy-five (75) public hearing notices were mailed to the surrounding property owners within a 200-foot boundary of the subject property including the Schertz-Cibolo-Universal City Independent School District and Comal Independent School District. Additionally, the applicant placed notification signs on the subject property on September 16, 2025.  As of 8:00am on Thursday, September 25, 2025, zero (0) responses in favor, zero (0) responses neutral, and nine (9) responses in opposition have been received. A public hearing notice was published in the "San Antonio Express" on Wednesday, September 24, 2025, for the October 14, 2025, City Council Meeting at which this item will be heard. Subject Property:   Zoning Land Use Existing Pre-Development District (PRE) and General Business District (GB) Undeveloped / Vacant Golf Course Proposed Apartment / Multi-Family Residential District (R-4)Multi-Family Residential  Adjacent Properties:    Zoning Land Use North Right-of-Way IH- 35 South Right-of-Way Columbia Drive East General Business District (GB), Single Family Residential District (R-6) and Planned Development District (PDD) Single Family Residences West General Business District (GB) and Single Family Residential District (R-6)Single Family Residences GOAL The applicant is requesting a zone change of approximately 24 acres from Pre-Development District (PRE) and General Business District (GB) to Apartment / Multi-Family District (R-4). The applicant's intent is to construct traditional multifamily apartment units and senior living per the letter of intent submitted.     Table 21.5.7.A. Dimensional Requirements   Minimum Lot Size Dimensions (Ft) Minimum Yard Setbacks (Ft)Misc. Lot Requirements  Code Zoning District Area Sq ft Width Depth Front Side Rear Min. Off-Street Parking Maximum Height Max Imperv Cover Proposed R-4 Apartment / Multi-Family Residential District 43,560 400 100 25 10 20 2 50 75%   Existing PRE Pre-Development District --------- Existing GB General Business District 10,000 100 100 25 0, 25(r) 0, 25(r) Sec. 21.10.4 120 80% COMMUNITY BENEFIT It is the City’s desire to promote safe, orderly, efficient development and ensure compliance with the City’s vision of future growth.  SUMMARY OF RECOMMENDED ACTION When evaluating Zone Change applications, staff uses the Criteria for Approval located in UDC Section 21.5.4.D. 1. Whether the proposed zoning change implements the policies of the adopted Comprehensive Land Plan, or any other applicable adopted plans; The Comprehensive Plan designates this area as Complete Neighborhood and Regional Corridor. Complete Neighborhood is intended to provide a variety of housing types along with complementary commercial services. Regional Corridor is intended for commercial and entertainment areas along major thoroughfares along with larger multifamily complexes. On its face, this request may seem to be consistent with the Comprehensive Plan. However, the Comprehensive Plan explicitly states, "When considering appropriateness of housing density or commercial activity, factors such as roadway classification, conflicts among land uses and buildings, as well as the undue concentration or diffusion of population should be considered" The subject property was once a golf course that had low-density housing developed around the periphery. Per the letter of intent, the applicant intends to build traditional apartments and senior living. However, at this stage in the process it is difficult to pin down exactly how these multifamily units will look and function. Additionally, staff must base our analysis on what is allowed through the UDC. Although the applicant indicates that their desire is to construct senior living, the City of Schertz can regulate or enforce a requirement to incorporate senior living into the proposed development.  Per UDC Article 5 Section 21.5.5, amended with Ord. 24-S-156 in October 2024, attached to this staff report, Apartment / Multi-Family Residential District (R-4) is allowed to have a maximum 35 dwelling units per acre. The surrounding residential subdivisions have a density of approximately 6 dwelling units per acre. The subject property is 24 acres which would allow the property owner to construct a maximum of 840 units. Staff has determined that this increase in density would be an undue concentration of population in an area with dispersed residential patterns. Additionally, Apartment / Multi-Family Residential District (R-4) allows for a maximum building height of 50 feet, which along with the added traffic, could create conflicts with existing residential uses. For these reasons, this request is not consistent with the Comprehensive Land Plan. 2. Whether the proposed zoning change promotes the health, safety, and general welfare of the City. As part of promoting health, safety, and general welfare, the city should encourage development that is compatible with surrounding uses and adheres to the goals and objectives of the UDC. In UDC Section 21.5.5, the explicit purpose and intent for the Apartment / Multi-Family Residential District (R-4) is to "provide denser apartment and multi-family style developments. This district is a suitable transition between single-family districts and commercial uses. However, Apartment/Multi-Family Residential Districts (R-4) shall not be located in areas where they would increase traffic with access through single-family neighborhoods and shall be located adjacent to arterial streets." The subject property abuts both IH-35 and Columbia Drive. Columbia Drive is specifically problematic as the street winds through several single-family neighborhoods including: The Fairways at Scenic Hills, The Ridge at Scenic Hills, Fairhaven, and The Links at Scenic Hills. The neighborhoods would potentially be impacted by the added traffic that would be produced from this development. This outcome would be contrary to the goals and objectives of the UDC. The applicant submitted a Traffic Impact Analysis (TIA) for the proposed Apartment / Multi-Family Residential District (R-4) and the associated Middle Density Residential District (R-5) (PLZC20250166), which the City of Schertz Engineering Department reviewed and provided a summary attached to this staff report for review. Below are some of the highlights of that summary:     The existing zoning classifications if developed to their full potential would generate approximately 1,989 peak hour vehicle trips.  At full developed potential of the requested zoning, the peak hour trips would increase to 2,994.  The developer has provided a Traffic summary analysis indicting the effect to the transportation system by the additional 1,005 peak hour trips (the difference between the existing zoning maximum trips and the proposed zoning maximum trips).  The Developers report also noted that they are not intending to develop the property to the maximum amount possible in the proposed rezoned areas and that the difference in peak hour trips would be less than the estimated 1,005 – about 612.  The increase in peak hour trips by the proposed zoning changes would have adverse impacts to parts of the transportation system in the area.  Specifically, the Level of Service for the Country Club Blvd/IH-35 intersection; southbound frontage road/FM 1103 intersection; and the southbound frontage road /Schwab Road intersection would be reduced.  Additionally, while the Chelsea/FM 1003 intersection and northbound frontage road/Schwab Road intersection Level of Service doesn’t decrease (they already function at a Level of Service F), the delay at the intersections increase significantly. While signalization of the IH-35/Schwab Road in its current configuration will increase the Level of Service of the intersection, the additional development traffic may result in the intersection being congested/overloaded until the larger improvement project to build the Master Thoroughfare Plan improvements are completed.  There are mitigation measures that could be implemented to reduce the adverse impact on the intersections that were evaluated. However, if the proposed development progresses through the City's development process, a much more thorough and detailed Traffic Impact Analysis (TIA) will be performed by the Developer and will be reviewed by the City of Schertz Engineering Department and TXDOT.  Although the applicant submitted a preliminary Traffic Impact Analysis for review, it focused mostly on the intersections with TXDOT roadways. The proposed zone change could have a significant impact on the traffic within the existing single-family residential neighborhoods, not just at the intersections of major thoroughfares such as FM 1103 and IH 35. Per the UDC, the maximum density for an approximately 24 acre Apartment / Multi-Family Residential District (R-4) property would be 840 units. These potential 840 apartment units, if developed to the maximum allowable, would have an impact on the overall traffic network. While the preliminary analysis shows the local streets such as Columbia Drive and Covers Cove, etc., are capable of handling the extra traffic that would be associated with the proposed development, traffic is expected to significantly increase on these streets, which will result in noticeable congestion that doesn't currently exist in the neighborhoods. This would need to be evaluated further with the formal TIA and additional mitigation efforts may be needed to try and improve traffic flow, but there will still be a noticeable increase of traffic on these roads than currently exists or if this property were to be developed more similarly to the existing neighborhoods in the area.  Based on the allowable density of the proposed Apartment/ Multi-Family Residential District (R-4) and the concerns in relation to traffic / safety, the proposed zone change does not promote the health, safety and general welfare of the City.  3. Whether the uses permitted by the proposed change will be consistent and appropriate with existing uses in the immediate area; The permitted uses within the Apartment / Multi-Family Residential District (R-4) are as follows:    Apartment / Multi-Family Residential District (R-4) Permitted Uses Permitted By Right Permitted with a Specific Use Permit (SUP) Family or Group Home Gated Community  Golf Course and / or County Club Multi-Family Apartment Dwelling Municipal Uses Operated by the City of Schertz One-Family Dwelling Attached / Detached  Park / Playground / Similar Public Site School, Public or Private Two Family Dwelling Bed and Breakfast Inn Church, Temple, Synagogue, Mosque, or Other Place of Worship New and Unlisted Uses The permitted uses in the Apartment / Multi-Family Residential District (R-4) are residential in nature and thus consistent with the uses in the immediate area. 4. Whether other factors are deemed relevant and important in the consideration of the amendment. Schertz Fire, EMS, and Police have been notified of the zone change requests. Schertz Fire provided no concerns or objections with the proposed zone change. Schertz EMS indicated no issues with the proposed, except that of normal concerns with response times and added call volume with added population. While Schertz Police indicated that there are no present concerns, but as these properties and others begin build out, Schertz Police will need to re-evaluate as the aggregate impact will eventually impact their ability to maintain core service delivery with current staffing. SCUCISD and Comal ISD have been notified of the zone change. The scheduled public hearing provides the opportunity to introduce additional considerations to the request. As a note, this zone change request has been scheduled for the October 14, 2025 City Council meeting as Ordinance 25-S-043.  RECOMMENDATION The zone change request is not compatible with the Comprehensive Plan, would create compatibility concerns The zone change request is not compatible with the Comprehensive Plan, would create compatibility concerns between the existing single-family residential neighborhoods and the density that would be allowed with the proposed zone change, and would increase traffic safety concerns in the existing neighborhoods, which is not consistent with the goals and objectives of the UDC. Therefore, staff is recommending denial of PLZC20250167.  Attachments Aerial Exhibit  Public Hearing Notice Map Zoning Exhibit Engineering TIA- Zone Change Summary PLZC20250167- PH Response Forms as of 09.25.2025 at 8am Ord. 24-S-156 SCUCISD 10-Year Forecasting SCUCISD Demographic Report Letter of Intent from Applicant [Ú !P !P !P !P !P !P !P !P !P !P !P!P !P !P !P !P !P !P !P !P !P !P !P!P !P !P !P !P !P !P !P !P !P !P !P !P !P !P !P !P !P !P !P !P !P !P !P !P !P !P !P !P !P !P !P !P !P !P !P !P !P !P !P !P!P !P !P !P !P !P U U U U U U U U U U U U U U U U U U U U U U U U U U 6116COVERS CV(126131) 6112COVERS CV(126132) 6074COVERS CV(146893) 6058COVERS CV(146897) 6108COVERS CV(126133) COVERS CV(126130) 6078COVERS CV(146892) 6030COVERS CV(146904) 6042COVERS CV(146901) 6046COVERS CV(146900) 6050COVERS CV(146899) 6069COVERS CV(146922) 6026COVERS CV(146905) 6054COVERS CV(146898) 6034COVERS CV(146903) 6038COVERS CV(146902) 6070COVERS CV(146894) 6082COVERS CV(146891) 6086COVERS CV(146890) 6073COVERS CV(146923) 3765 PEBBLEBEACH(108295) 3769 PEBBLEBEACH(108296) 3774 PEBBLEBEACH(108325) 3804 PEBBLEBEACH(108330) 3787 PEBBLEBEACH(108301) 3795 PEBBLEBEACH(108303) 3799 PEBBLEBEACH(108304) 3803 PEBBLEBEACH(108305) 3807 PEBBLEBEACH(108306) 6062COVERS CV(146896) 6066COVERS CV(146895) 6065COVERS CV(146921) 3771 PEBBLEBEACH(108297) 3780 PEBBLEBEACH(108326) 3775 PEBBLEBEACH(108298) 3777 PEBBLEBEACH(108299) 3788 PEBBLEBEACH(108327) 3796 PEBBLEBEACH(108328) 3783 PEBBLEBEACH(108300) 3800 PEBBLEBEACH(108329) 3811 PEBBLEBEACH(108307) 3808 PEBBLEBEACH(108331) 3791 PEBBLEBEACH(108302) 6113MERION WAY(116735) 6133PORTCHESTER(115715) 3800 COLUMBIA(121935) 3804 COLUMBIA(121936) 6105MERION WAY(116737) 6109MERION WAY(116736) 6137PORTCHESTER(115711)6141PORTCHESTER(115710)6104MERION WAY(116740) 6112MERION WAY(116742) IH 35 N(81296) IH 35 N(75323) 6022COVERS CV(146906) 6018COVERS CV(146907) 6014COVERS CV(146908) IH 35 N(75316) COVERS CV(126140) COLUMBIA(72500) 5301 COUNTRYCLUB BLVD(63835) 5301 COUNTRYCLUB BLVD(72501) 6104COVERS CV(126134) 6104COVERS CV(146888) 6100COVERS CV(146889)6100COVERS CV(126135) COLUMBIA(377261) 5301 COUNTRYCLUB BLVD(121896) 5301 COUNTRYCLUB BLVD(81292) 3784 PEBBLEBEACH(10004873) 3779 PEBBLEBEACH(10004877) 6108MERION WAY(116741) IH 35 N(10007472) 5301 COUNTRYCLUB BLVD(75381) COUNTRYCLUB BLVD(63833) COLUMBIA(10007884) 6 " W L 8 " W L 8 " W L 2" WL 1" W L 8" W L 8 " W L 2" W L 8" W L 12" W L 6 " W L 6 " W L 8" WL 8" W L 8"WL 6" WL 6" W L 6" W L 8" WL 12" WL 6" W L 8" W L 8"WL 2 " W L 6" W L 8 " W L 6 " W L 6" W L 8 " W L 1 2 " W L 8" W L 6" W L 2" WL 8" WL 12" W L 1 2 " W L 1 2 " W L 1 2 " W L 4 " W L BEAVER CRK C Y P R E S S C T B R O O K L I N E COL U M B I A BLACK B U T T E PEB B L E B E A C H C R O O K E D S T I C K C O U N T R Y C L U B B L V D POR T C H E S T E R B L A C K D I A M O N D K N O L L W O O D TAMA R O N G R A Y S O N C L I F F HOCK L E Y H I L L S T O R M K I N G C O V E R S C V S T A N D R E WS TARR A N T H I L L IH 3 5 N A CC E S S R D IH 35 N 14" HD P E 8" PV C S D R 2 6 8" PV C S D R 2 6 8" PV C SDR 2 6 14" H D P E 3 " P o l y V i n y l C h l o r i d e 8" P V C SDR 3 5 8 " P V C S D R 3 5 8" P V C SD R 3 5 8 " P V C S D R 2 6 8" PV C S D R 2 6 8" PV C SDR 2 6 8 " P V C S D R 3 5 8" PV C SDR 3 5 8 " P V C S D R 3 5 8" PV C SDR 3 5 8 " P V C S D R 3 5 8 " P V C S D R 3 5 8 " P V C S D R 3 5 8 " P V C S D R 3 5 8 " P V C S D R 2 6 8" PVC S D R 3 5 8" P V C SD R 3 5 8" P V C S D R 3 5 8" PVC SDR 35 8 " P V C S D R 3 5 8" PVC S D R 3 5 8" PVC SDR 35 8" PVC SDR 35 8 " P V C S D R 2 6 D - 2 2 4 1 8 " P V C S D R 2 6 D - 2 2 4 1 8" P V C SDR 2 6 8" P V C SDR 2 6 8" PVC SDR 26 8" P V C S D R 3 5 8" PV C S D R 2 6 8" PVC SDR 26 8" P V C SDR 3 5 8" PVC S D R 3 5 8 " P V C S D R 3 5 8" P V C SD R 3 5 8" PVC SDR 35 8" P V C SD R 3 5 8 " P V C S D R 3 5 8 " P V C S D R 2 6 8" PVC SDR 35 8" P o l y V i n y l C h l o r i d e 8 " D u c t i l e I r o n 8 " P V C S D R 3 5 Maxar, Microsoft Northcliffe Garden Apartments and Senior Living (PLZC20250167)0 350 700175 Feet <all other values> Freeway Principal Arterial Planned Principal Arterial Secondary Arterial Planned Secondary Arterial Secondary Rural Arterial Planned Secondary Rural Arterial Residential Collector Planned Residential Collector Commercial Collector B Planned Commercial Collector B Commercial Collector A Planned Commercial Collector A <all other values> Highways Major Roads Minor Roads Other Cities 1" 2" 3" 4" 6" 8" 10" 12" 16" 18" 20" 24" 30" 36" Schertz Gravity Schertz Pressure Neighboring Gravity Private Pressure 200' Buffer Schertz Municipal Boundary County Boundaries U Hydrant !P Manholes4 Comal C o u n t y Guadal u p e C o u n t y (126131) (126132) (1468 9 3 ) (14689 7 ) (126133) (126130) (14689 2 ) (14690 4 ) (14690 1 ) (1469 0 0 ) (14689 9 ) (1469 2 2 ) (1469 0 5 ) (1468 9 8 ) (1469 0 3 ) (1469 0 2 ) (1468 9 4 ) (146891) (146890) (14692 3 ) (1 0 8 2 9 5 ) (1 0 8 2 9 6 ) (1 0 8 3 2 5 ) (108330) (108 3 0 1 ) (1083 0 3 ) (10830 4 ) (108305 ) (108306) (1468 9 6 ) (1468 9 5 ) (1469 2 1 ) (1 0 8 2 9 7 ) (10 8 3 2 6 ) (10 8 2 9 8 ) (10 8 2 9 9 ) (10 8 3 2 7 ) (1083 2 8 ) (10 8 3 0 0 ) (10832 9 ) (108307)(108331) (1083 0 2 ) (1167 3 5 ) (1 1 5 7 1 5 ) ( 1 2 1 9 3 5 ) ( 1 2 1 9 3 6 ) (11673 7 ) (11673 6 ) (11 5 7 1 1 ) (115 7 1 0 ) (11674 0 ) (11674 2 ) (81296) (75323) (14690 6 ) (1469 0 7 ) (1469 0 8 )(75316) (126140) (72500) (63835) (72501) (126134) (146888)(146889) (126135) (377261) (121896) (81292) (11674 1 ) (75381) (63833) (1000 7 8 8 4 ) PELIC A N H I L L S BEAVER CRK ST ANDREWS C R O O K E D S T I C K W H I S T L IN G STRAITS M A H O G A N Y B A Y PORT C H E S T E R B L A C K D I A M O N D COLUMBIA ME R I O N W A Y TARR A N T H I L L TAMAR O N G R A Y S O N C L I F F B R O O K L I N E PEBBLEBEACH IH 35 N COVERSCV IH 35 N A CC E S S R D 0 250 500 750 1,000125 Feet4Northcliffe Garden Apartments and Senior Living (PLZC20250167) City of Schertz This product is for informational purposes and may not have been prepared for or be suitable forlegal, engineering, or surveying purposes. It does not represent an on-the-ground survey andrepresents only the approximate relative location of property boundaries. City of Schertz, GIS Department, gis@schertz.com Last Update: September 15,2025 Project Area 200' Buffer R-6 PRE PDD PRE PRE R-6 R-6 R-6 PDD R-6 GB GB GB R-4 R-4 R-6 PELICA N HILLS BEAVER CRK C Y P R E S S C T C R O O K E D S T I C K M A H O G A N Y B A Y PORT C H E S T E R ME R I O N W A Y COLU M B I A K N O L L W O O D IH 3 5 N A C C E S S R D S T O R M K I N G IH 35 N ACCES S R D P E B B L E B E A C H IH 35 N A C C E S S R D IH 35 N IH 35 N C O V E R S C V GB R-6 PRE GB R-6 PRE PDD R-6 R-6 PRE PDD PRE PRE R-6 R-6 PELICA N HILLS BEAVER CRK C Y P R E S S C T C R O O K E D S T I C K M A H O G A N Y B A Y PORT C H E S T E R ME R I O N W A Y COLU M B I A K N O L L W O O D IH 3 5 N A C C E S S R D S T O R M K I N G IH 35 N ACCES S R D P E B B L E B E A C H IH 35 N A C C E S S R D IH 35 N IH 35 N C O V E R S C V 0 200 400 600 800100Feet :(PRE) Pre-Development (PDD) Planned Development (PUB) Public Use (R-A) Single-family Residential/Agricultural (R-1) Single-Family Residential (R-2) Single-Family Residential (R-3) Two-Family Residential (R-4) Apartment/Multi-Family Residential (R-5) Middle Density Residential (R-6) Single-family Residential (R-7) Single-family Residential (AD) Agricultural District (GH) Garden Home/Single-Family Residential (Zero Lot Line) (TH) Townhome (MHS) Manufactured Home Subdivision (MHP) Manufactured Home Parks (GB) General Business (GB-2) General Business II (NS) Neighborhood Services (OP) Office and Professional (MSMU) Main Street Mixed Use (MSMU-ND) Main Street Mixed Use New Development (M-1) Manufacturing (Light) (M-2) Manufacturing (Heavy) (DVL) Development Agreement (Delayed Annexation) <all other values> Northcliffe R-4 Garden Apartments and Senior Living (PLZC20250167) PROPOSED ZONING CHANGE PROPOSEDCURRENT *The City of Schertz provides this Geographic Information System product "as is" without any express or implied warranty of any kind, including but notlimited to the implied warranties of merchantability and fitness for a particular purpose. In no event shall The City of Schertz be liable for any special, indirect, or consequential damages or any damages whatsoever arising out of or in connection with the use of or performance of these materials. Information published in this product could include technical inaccuracies or typographical errors. Periodical changes may be added to the informationherein. The City of Schertz may make improvements and/or changes in the product(s) described herein at any time.* Last update: September 15, 2025 City of Schertz, GIS Department: gis@schertz.com (210) 619-1180 DEVELOPMENT SERVICES ENGINEERING DEPARTMENT Memo To: Planning and Zoning Commission via Emily Delgado, Planning Manager From: John Nowak, P.E., Assistant City Engineer Date: September 12, 2025 Re: Traffic Impact Summary for Proposed Zone Change at IH 35 N and Country Club Blvd (Northcliffe Garden Apartments and Senior Living Project) The former golf course property generally located near the IH-35 and Country Club Blvd intersection in the Northcliffe area is currently zoned GB along the IH-35 frontage and the remainder is zoned PRE. The property owner has requested a zone change for a relatively small portion of the GB area and part of the PRE area to be zoned R-4 and the remainder of the PRE area to be zoned R-5. The property owner intends to construct various commercial uses in the GB area; “senior living” apartments in the R-4 area; and apartments in the R-5 area. The existing zoning classifications if developed to their full potential would generate approximately 1,989 peak hour vehicle trips. At full developed potential of the requested zoning, the peak hour trips would increase to 2,994. The developer has provided a Traffic summary analysis indicting the effect to the transportation system by the additional 1,005 peak hour trips (the difference between the existing zoning maximum trips and the proposed zoning maximum trips). The Developers report also noted that they are not intending to develop the property to the maximum amount possible in the proposed rezoned areas and that the difference in peak hour trips would be less than the estimated 1,005 – about 612. The increase in peak hour trips by the proposed zoning changes would have adverse impacts to parts of the transportation system in the area. Specifically, the Level of Service for the Country Club Blvd/IH-35 intersection; southbound frontage road/FM 1103 intersection; and the southbound frontage road /Schwab Road intersection would be reduced. Additionally, while the Chelsea/FM 1003 intersection and northbound frontage road/Schwab Road intersection Level of Service doesn’t decrease (they already function at a Level of Service F), the delay at the intersections increase significantly. DEVELOPMENT SERVICES ENGINEERING DEPARTMENT There are mitigation measures that could be implemented to reduce the adverse impact to these intersections. For example, the Chelsea/FM 1103 intersection will be improved by the TXDOT FM 1103 project, increasing the traffic capacity of the intersection. These improvements are expected to improve the Level of Service for the intersection. Signalization of the IH-35/Schwab Road intersections would also improve the Level of Service of the intersection. Long term, future improvements to Schwab Road to widen it out to the sections identified in the Master Thoroughfare Plan (including replacement of the IH-35 overpass structure) would add even more capacity to the intersection. Adding some additional lanes and signal timing modifications could reduce the delay at the IH-35/FM1103 intersections, improving the Level of Service. As the proposed development progresses through the City’s development process, a much more thorough and detailed Traffic Impact Analysis (TIA) will be performed by the Developer. TXDOT will also be involved in the review and approval of the TIA and all mitigation efforts to minimize the adverse impacts of the additional traffic from the zone change. While signalization of the IH-35/Schwab Road in its current configuration will increase the Level of Service of the intersection, the additional development traffic may result in the intersection being congested/overloaded until the larger improvement project to build the Master Thoroughfare Plan improvements are completed. ORDINANCE NO. 24-S-156 AN ORDINANCE BY THE CITY COUNCIL OF THE CITY OF SCHERTZ, TEXAS TO AMEND PART III, SCHERTZ CODE OF ORDINANCES, THE UNIFIED DEVELOPMENT CODE ( UDC) ARTICLE 5 — ZONING DISTRICTS AND ARTICLE 10 — PARKING STANDARDS WHEREAS, pursuant to Ordinance No. 10-S-06, the City of Schertz ( the " City") adopted and Amended and Restated Unified Development Code on April 13, 2010, as further amended ( the Current UDC"); and WHEREAS, City Staff has reviewed the Current UDC and have recommended certain revision and updates to, and reorganization of, the Current UDC; WHEREAS, on September 4, 2024, the Planning and Zoning Commission conducted a public hearing and, thereafter recommended approval; and WHEREAS, on October 15, 2024, the City Council conducted a public hearing and after considering the Criteria and recommendation by the Planning and Zoning Commission, determined that the proposed amendments are appropriate and in the interest of the public safety, health, and welfare. BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF SCHERTZ, TEXAS: THAT: Section 1. The current UDC is hereby amended as set forth on Exhibit A and Exhibit B hereto. Section 2. The recitals contained in the preamble hereof are hereby found to be true, and such recitals are hereby made a part of this Ordinance for all purposes and are adopted as a part of the judgment and findings of the Council. Section 3. All ordinances and codes, or parts thereof, which are in conflict or inconsistent with any provision of this Ordinance are hereby repealed to the extent of such conflict, and the provisions of this Ordinance shall be and remain controlling as to the matters resolved herein. Section 4. This Ordinance shall be construed and enforced in accordance with the laws of the State of Texas and the United States of America. Section 5. If any provision of this Ordinance or the application thereof to any person or circumstance shall be held to be invalid, the remainder of this Ordinance and the application of such provision to other persons and circumstances shall nevertheless be valid, and the City hereby declares that this Ordinance would have been enacted without such invalid provision. Section 6. It is officially found, determined, and declared that the meeting at which this Ordinance is adopted was open to the public and public notice of the time, place, and subject matter of the public business to be considered at such meeting, including this Ordinance, was given, all as required by Chapter 551, as amended, Texas Government Code. Section 7. This Ordinance shall be effective upon the date of final adoption hereof and any publication required by law. ti. PASSED ON FIRST READING, the J' Odav of 024. 11EDAPPROVED an ADOPTED ON SECOND READING th (l((/da ofOVE d AD O y 2024. CITY OF SCHE TZ, TEXAS Rap utiaez, Mayor ATTE Sheil dmondso , City Secretary Exhibit " A" Proposed Unified Development Code ( UDC) Amendments Article 5 — Zoning Districts Sec. 21. 5. 2. Zoning Districts Established. The City is hereby geographically divided into zoning districts and the boundaries of those districts herein are delineated upon the Official Zoning Map of the City. The use and dimensional regulations as set out in this Article are uniform in each district. Zoning districts are established in compliance with adopted Comprehensive Land Plan and Master Thoroughfare Plan. The districts established shall be known as follows: Table 21. 5. 2 Symbol Zoning District Name PRE Predevelopment District R-1 Single -Family Residential District R-2 Single -Family Residential District R-3 Two -Family Residential District R-4 Apartment/ Multi-Family Residential District R-5 Middle Density Residential District R-6 Single -Family Residential District R-7 Single -Family Residential District R-A Single -Family Residential/ Agricultural District GH Garden Home Residential District TH Townhome District MHS Manufactured Home Subdivision District MHP Manufactured Home Park District OP Office and Professional District NS Neighborhood Services District GB General Business District GB-2 General Business District-2 M-1 Manufacturing District ( Light) M-2 Manufacturing District ( Heavy) PUB Public Use District PDD Planned Development District EN Estate Neighborhood PDD MSMU Main Street Mixed -Use District MSMU-ND I Main Street Mixed -Use New Development District Ord. No. 13-5-22 , § 1, 7-16-2013; Ord. No. 14-5-47 , § 1, 11-18-2014; Ord. No. 23-5-07 , § 1( Exh. A), 3-14-2023) Supp. No. 7) Created: 2023-07-18 12: 49: 28 [ EST] Page 1 of 1 Sec. 21. 5. 5. Statement of Purpose and Intent for Residential Districts. A. Predevelopment District ( PRE). Intended for use for undeveloped land in the City or as a temporary designation for existing uses for newly annexed property. This zoning is also suitable for areas where development is premature due to lack of utilities, capacity or service and for areas that are unsuitable for development because of physical constraints or potential health or safety hazards. No improvements, construction or structures may be undertaken without obtaining a building permit and no occupancy of such improvements and structures without obtaining a certificate of occupancy. B. Single -Family Residential District ( R-1). Comprised of single-family detached residential dwellings on a minimum lot size of 9, 600 square feet, together with the schools, churches, and parks necessary to create basic neighborhood units. C. Single -Family Residential District ( R-2). Comprised of single-family detached residential dwellings with a minimum lot size of 8, 400 square feet, together with the schools, churches, and parks necessary to create basic neighborhood units. D. Two -Family Residential District ( R-3). Comprised of two ( 2) single-family attached residential dwellings with a minimum lot size of 9, 000 square feet, together with the schools, churches, and parks necessary to create basic neighborhood units. E. Apartment/ Multi-Family Residential District ( R-4). Intended to provide denser apartment and multi -family style developments. This district is a suitable transition between single-family districts and commercial uses. However, Apartment/ Multi-Family Residential Districts ( R-4) shall not be located in areas where they would increase traffic with access through single-family neighborhoods and shall be located adjacent to arterial streets. The maximum density shall be thirty-five ( 35) units per acre. Twenty percent ( 20%) of the total platted area shall be provided as common, usable open space. F. Middle Density Residential District ( R-5). Intended to provide developments that offer a variety of housing types. This district is a suitable transition between single-family residential and commercial and/ or denser multi -family developments. Comprised of attached or detached residential dwelling units. 1. When tracts in this district are one ( 1) acre or less, density shall not exceed sixteen ( 16) units per gross acre and these tracts will be required to adhere to the single-family site design requirements in Article 9 — Site Design Standards 2. When tracts exceed one ( 1) acre, density shall not exceed twelve ( 12) units per gross acre and these tracts will be required to adhere to the multi -family site design requirements in Article 9 — Site Design Standards and provide ten percent ( 10%) of the total platted area as common, usable open space. G. Single -Family Residential District ( R-6). Comprised of single-family detached residential dwellings that are on a minimum lot size of 7, 200 square feet, together with the schools, churches, and parks necessary to create basic neighborhood units. This district is intended to be developed using the more contemporary building styles and allowing those dwellings to be constructed on relatively small lots. The maximum size tract that can be zoned R-6 is 30 acres. H. Single -Family Residential District ( R-7). Comprised of single-family detached residential dwellings on a minimum lot size of 6, 600 square feet, together with the schools, churches, and parks necessary to create basic neighborhood units. This district is intended to be developed using the more contemporary building styles and allowing those dwellings to be constructed on relatively small lots. The maximum size tract that can be zoned R-7 is 40 acres. I. Single -Family Residential/ Agricultural District ( RA). Intended to provide for areas in which agricultural land may be held in such use for as long as is practical and reasonable. Residences in this District are intended to be on a minimum lot size of 21, 780 square feet ( one-half acre). This District is suitable for areas where Supp. No. 7) Created: 2023-07-18 12: 49: 28 [ EST] Page 1 of 3 development is premature due to lack of utilities, capacity or service, and for areas that are unsuitable for development because of physical restraints or potential health or safety hazards. J. Garden Homes Residential District (GH). Comprised of single-family detached residential dwellings on a minimum lot size of 5, 000 square feet together with the schools, churches, and parks necessary to create basic neighborhood units. This District allows the main structure to be constructed coincident with one ( 1) of the side property lines, and requires only one ( 1) side yard setback in order to maximize lot usage and yet maintain a neighborhood character consistent with conventional single-family detached homes. No area shall be designated GH that contains less than five ( 5) adjoining lots on a street. Zero lot line homes shall have no windows on the side of the house, which abuts the property line. Entire frontage of one ( 1) side of the street in the block must be included in the GH designation. Exception may be made where an alley breaks the block on that side of the street. Homes will be uniformly located on the same side of the lot within a street block. K. Townhome District ( TH). Comprised of an attached residential dwelling unit in structures built to accommodate three (3) to six ( 6) units per structure. Density shall not exceed twelve ( 12) units per gross acre. Townhome units shall be constructed on a single lot, or on adjacent individual lots. Individual ownership of the townhome units is encouraged. Minimum lot area shall not be less than 2, 500 square feet per dwelling unit. Ten percent ( 10%) of the total platted area shall be provided as common, usable open space. This District should not be located in areas where it would increase traffic through single-family neighborhoods and should be adjacent to arterial streets with sufficient capacity to carry the increased traffic generated. L. Manufactured Home Subdivision District ( MHS). Intended to recognize that certain areas of the City are suitable for a mixture of single-family dwelling units and HUD -Code manufactured homes, to provide adequate space and site diversification for residential purposes designed to accommodate the peculiarities and design criteria of manufactured homes, along with single-family residences, to promote the most desirable use of land and direction of building development, to promote stability of development, to protect the character of the district, to conserve the value of land and buildings, and to protect the City' s tax base. This District provides for the creation and/ or subdivision of any lot, tract or parcel of land used for the placement of manufactured homes. This District is not intended to prohibit or unduly restrict any type of housing but to ensure compatibility in housing types between manufactured home subdivisions and surrounding single family residential subdivisions and recognizing their inherent differences. M. Manufactured Home Park District ( MHP). Intended to provide adequate space and site diversification for residential purposes designed to accommodate the peculiarities and design criteria of manufactured homes, to promote the most desirable use of land and direction of building development, to promote stability of development, to protect the character of the district, to conserve the value of land and buildings, and to protect the City' s tax base. This District provides for the creation of tracts of land used for the placement of multiple manufactured homes on a single lot, tract or parcel of land and utilized for rent or lease. This District is not intended to prohibit or unduly restrict any type of housing but to ensure compatibility between manufactured home parks and surrounding properties and recognizing the inherent differences in housing types between manufactured home parks and other residential districts. N. Agricultural District ( AD). Intended to provide as a base zoning district in areas designated as agricultural conservation on the North and South Schertz Framework Plans. Residences in this District are intended to be on a minimum lot size of 217, 800 square feet (five acres). Clustering of up to two homes may be allowed on the same lot subject to setback requirements. This District is suitable for areas where development is premature due to lack of utilities, capacity or service, and for areas that are unsuitable for development because of physical restraints or potential health or safety hazards. O. Main Street Mixed -Use District ( MSMU). Intended to provide a base zoning district in the area along Main Street. In light of the history of the area and variety of land uses that exist, this zoning district allows for Supp. No. 7) Created: 2023-07-18 12: 49: 28 [ EST] Page 2 of 3 single-family and multi -family residential uses, and low intensity commercial uses. Reduced setbacks and parking requirements are provided as part of this district due to physical restraints. Main Street Mixed -Use New Development District ( MSMU-ND). Intended to provide a base zoning district in the area along Main Street, specifically for new development of existing properties. This district is intended to mirror The Main Street Mixed -Use District ( MSMU), allowing for single-family and multi -family residential uses, and low intensity commercial uses. Reduced setbacks, parking requirements, along with reduced landscape buffers are provided as part of this district due to physical restraints of the existing properties. Ord. No. 13-5-22, § 2, 7-16-2013 ; Ord. No. 14-5-47 , § 2, 11-18-2014; Ord. No. 21-5-26 , § 1( Exh. A), 7-6-2021; Ord. No. 23-5-07 , § 1( Exh. A), 3-14-2023) Supp. No. 7) Created: 2023-07-18 12: 49: 28 [ EST] Page 3 of 3 Sec. 21. 5. 7. Dimensional and Developmental Standards. A. General. All projects or developments shall comply with all of the applicable dimensional and development standards of this Article. Additional requirements may also apply as required in other sections of this UDC. All area requirements and lot sizes shall be calculated based on gross acres. Supp. No. 7) Created: 2023-07-18 12: 49: 28 [ EST] Page 1 of 6 O O O E Y C Y C Y C E O E Es Ems= Er Et Es E Ys Y E, Y Y s to u 00 t 0 X Q o I.Q OR I.Q o O c E2 0 0 O O Ln O O O O Ln Ln O O O U Ln Ln t0 1, 00 Ln Ln Ln 1 n Ln Ln m LO y a) L X UD 0) p a) oe S y Ln Ln Ln O Ln Ln Ln Ln Ln Ln Ln Ln Ln LL m m en Ln m m m m m en m ern en c O Y E EaE a) Ln ucQi a"' LL C Ln Ln N N N N N N N N N N N N Yura o d 4i O O O O O O O Ln O O O Ln Ln w LL N N N N ei N N N 1 N N N NN Ln m Z W m 10 4i O O O O O O O Ln O O O Ln N Ln c E t/ 1 LL r-I 1 a --I i r-I a-i a--L N r-1 r-1 1 r-I N LU LnU 'C C cr N N N N N N N N Oq N N N NLiLLL O 1ZZaa) OfV ON ON OO ON O OO OO O r-IOOO1e1i Ln O LL O CD0 z N LL o00 on Lnn o i ot0 Ot0 o Ln LnN oW Oa -I a o Ln W J N cr C E O y 7 .N E O y C E O0 O O t0Ln 0100 OO O 00n O O O t0Ln 00 rl lFWLLC) O rr O t0 O Ln N l0 O Q L) cn 00 cn n t0 N Ln LO gr N C 4 O U M 0 f0 N f0 f0 2 Y 41C 4, C E L C C 7 aJ Ln a) a aJ o a y LL a- N o 7 N a+ U E E uV CC W A S S y U N 1 E E a E E E 0 0 a, r`o Q f0 e-I f6 N E aJ i.+ LO lD m 1 LC , S E O U U 7 LL LL y U U- CEal LL 4 U LL Y U LL Ca) C O U f0 4-1 7 U f0 4-1 3. 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Additional Dimensional and Development Standards. 1. All lots developed for residential purposes shall comply with the lot area, minimum setbacks and height requirements established in table 21. 5. 7A for the zoning district( s) in which the lot( s) is/ are located. All lots developed for allowed non-residential purposes, within residential zoning districts, shall comply with lot, area and height requirements established in table 21. 5. 7A for the zoning district( s) in which the lot( s) is/ are located. 2. All lots developed for non-residential purposes shall comply with lot, area, minimum setbacks, and maximum height requirements established for the zoning district( s) in which the lot( s) is located, as established in table 21. 5. 713. 3. All lots shall have at least the minimum area, width and depth as indicated in the tables 21. 5. 7A and 21. 5. 76 in this section. 4. Platted subdivisions established by a duly approved plat filed prior to adoption of this UDC shall be exempt from meeting any new lot width, depth, and/ or square footage requirements. 5. No lot existing at the time of passage of this UDC shall be reduced in size below the minimum area requirements set forth in tables 21. 5. 7A and 21. 5. 76. 6. Minimum lot size requirements shall not apply to previously platted lots that are annexed into the City, but shall apply in the event of a vacation and replat of such property. All other requirements of this UDC shall nevertheless apply. 7. No portion of any building on a residential lot may be located on any lot closer to any lot line or to the street right-of-way line than is authorized in table 21. 5. 7A set forth in this section unless otherwise listed below: a. Where the frontage on one ( 1) side of a street is divided by two ( 2) or more zoning districts, the front yard setback shall comply with the requirements of most restrictive district for the entire frontage between the nearest intersecting streets. Supp. No. 7) b. Where the building setback line has been established by plat and exceeds the requirements of this UDC, the more restrictive setback line shall apply. C. The front yard setback shall be measured from the property line to the front face of the building, covered porch, covered terrace, or attached accessory building. Eaves and roof extensions may project into the required front yard, not to exceed two ( 2) feet. d. Side Yards: Every part of a required side yard shall be open and unobstructed except for accessory buildings as permitted herein and the ordinary projections of window sills, belt courses, cornices and other architectural features projecting not to exceed twelve ( 12) inches into the required side yard, and roof eaves projecting not to exceed twenty-four ( 24) inches into the required side yard. e. Rear Yards: Every part of a required rear yard shall be open and unobstructed, except for accessory buildings, uses and structures as permitted and the ordinary projections of window sills, belt courses, cornices and roof overhangs and other architectural features projecting not to exceed twenty-four ( 24) inches into the required rear yard. f. Where lots have double frontage, running from one street to another, a required front yard setback shall be provided on both streets. g. Mixed Use Building: In a building serving dwelling and other uses, in any district, the height and area regulations applicable to non-residential buildings shall apply. Created: 2023-07-18 12: 49: 28 [ EST] Page 5 of 6 h. There shall not be more than one ( 1) residential dwelling on a platted lot of a duly recorded plat of a single-family residential use. 8. Middle Density District ( R-5) developments may have unique designs and dimensions. Due to this, the following additional standards apply. These standards pertain to the side building separation space with the intent for fire safety a. When HVAC units are not within the building separation space the minimum separation is ten 10) feet. b. When HVAC units are within the building separation space, or either structure is above one story, the minimum separation is fifteen ( 15) feet. c. HVAC units shall be on opposite sides of buildings. d. These additional standards are not required if fire suppression systems are installed within the buildings. Ord. No. 13-5-22 , § 3, 7-16-2013; Ord. No. 14-S-47 , § 3, 11-18-2014; Ord. No. 21-5-26 , § 1( Exh. A), 7-6-2021) Supp. No. 7) Created: 2023-07-18 12: 49: 28 [ EST] Page 6 of 6 Sec. 21. 5. 8. Permitted Use Table. A. Use of Land and Buildings. Structures, land or premises shall be used only in accordance with the use permitted in the following use table subject to compliance with the dimensional and development standards for the applicable zoning district and all other applicable requirements of this UDC. B. Permitted Principal Uses. No principal use shall be permitted in any district unless it appears in the following permitted use table. 1. Legend for the permitted use table: P Use is permitted in district indicated S Use is permitted in district indicated upon approval of Specific Use Permit Use is prohibited in district indicated Supp. No. 7) Created: 2023-07-18 12: 49: 29 [ EST] Page 1 of 8 m E a, h0 O , f0pN 1 Q d cYs 3 J La 7d OD m y- m , 0 o o ate+ o E 7 E 7 2 o' N tA f0 f0 w m 2 ii m fO N N 1 d U r—\— o c M to a f0c t m m" E 0 u u o ' o m -°1a u o =v d a E o fO = v w an d u o W u w o°iDo tw M U C j Q C a C Y yL m 1/ 1 m oo d a a a a J a a N U a a m N a C7 a W a a a N a u sla awoqumo a juawdolanaa V Z maN - ash paxlW hails ulew a a a in. 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U 3LL mC7 3 maC7 N H C7 O O Q U OQ T NC7Ln LO GJSS W NS Ln O2 yU a a a s a a a a a s a a s a a a o a o_ a a a o a a a a o a o_ o. a a o a a a Ln d d Ln Ln n a a Ln 00 w0 v mLm ma U c Y3 NE a+ C CO c_ u o a m aNL L T O V w m GJCmcui+ MA 41 -0 mt o o d 3 0 30O' 3+ m pp L Ln V V O f0 fC l.L C =- ++ N n O 4l 41 H G O U vl ? m 7 G1 7 O O u ' N N N N " C y LL t' m00 ' o = c: u a o O` m Y o a c 3 V) a n p O Ln z z 00 V O Q o_ a W ON a Ln a m mN Va u fn a i n a a a a in a a L a L a Ln o_ vi a V) a a in o 0 I z a a 00 0O Ln CJ00 ma L1 h ytoCl UcO non0uLicn4) c p 0 a T0Nia m ad a O c m ai u c c j o a ca o fD a a m V c Q i M E. a m 0) n U U tL ++ o 1+ v - a, .-. L C E O b0 YO O G1 U v LiO Q. O 7 U m C O C O -O 00 to OO m IO ICm 0 d O `i O G7 f0 0 cn L L 10 F L L C C C C 4, L LL 4D p, U O y O) 0 COO m m f0 0 U u 41. m Y Y C V1 N Y N v Y Y f0 O 7 C a) m m m N L O O 'i L m 4T W m 0W m W M d O d W m W N N u N 7 OO0aaaaaaaaaao_ W cn W a d t/ 7 W U CC a. Of ac U. W WOC H N CO Z v1 a a a a s a o o a o o_ a s d a s a s a a s a a a a a a a a a a a a a a a a a a a a a o_ a a a a a a a a cn a d a a cn a a a n 00 LO aUmma tA Q. N O b0 LO 0 t N f0 C Q N 41 to OJ O O L 1 f0 N CO r L O_ O O O C f0 f0 C C m C m i O O M CU N LL L C L L bD t O 0 ay- Y d d N n Li Y C Y mLa o y x md mU o •- E>>> v u O N" c a 3O v H H H H H= w H H> U> ZFm- Imo- IL U N N N N IN N n n. N a N O. N N N d N N O d N N N n co 0O ttoC1 mma C. New and Unlisted Uses. 1. It is recognized that new or unlisted types of land use may seek to locate in the City. In order to provide for such contingencies, a determination of any new or unlisted form of land use shall be made in accordance with this section. For uses in which an applicant requests a Specific Use Permit, the City Manager or his/ her designee shall follow the procedures for granting an SUP in accordance with section 21. 5. 11 of this UDC. 3. It is recognized that the permitted use chart may require amendment, from time to time, to allow for uses that were otherwise not permitted. In the event an amendment to the permitted use chart is required, the procedure for the amendment shall be the same as required for an amendment to the text of the UDC in accordance with section 21. 4. 7 of this UDC. D. Limited Uses. 1. Tattoo Parlors/ Studios in the Main Street Mixed Use District and the Main Street Mixed Use — New Development District shall have the following limited uses: a. No tattoo studio shall be within 900 feet of another tattoo studio ( property line to property line). 2. Automobile Sales within the City of Schertz shall have the following limited uses: No Automobile Sales shall be within three ( 3) miles of another Automobile Sales ( property line to property line). b. No Automobile Sales shall be within 250 feet of any single-family residential zoning or use. c. Automobile Sales uses are required to have Automobile Repair, Major as an accessory use. Ord. No. 13-S-22 , § 4, 7-16-2013; Ord. No. 14-5-47 , § 4, 11-18-2014; Ord. No. 20-5-29, § 1( Exh. A), 10-27-2020; Ord. No. 21-S-26, § 1( Exh. A), 7-6-2021; Ord. No. 21-5-44, § 1( Exh. A), 10-26-2021) Supp. No. 7) Created: 2023-07-18 12: 49: 29 [ EST] Page 8 of 8 Exhibit ` B" Proposed Unified Development Code ( UDC) Amendments Article 10 — Parking Standards Sec. 21. 10. 4. Schedule of off-street parking requirements. A. Off-street parking shall be provided in sufficient quantities to provide the following ratio of vehicle spaces for the uses specified in the districts designated: Table 21. 10.4 Schedule of Off -Street Parking Requirements Use Type Parking Requirement Amusement, Commercial (Indoor) 1 space for each 200 square feet of gross floor area Amusement, Commercial (Outdoor) 1 space per 500 square feet of outdoor site area plus 1 space per each 4 fixed spectator seats Assisted Care, Living Facility, Care Facility 1 parking space for each 2 beds Bank, Savings And Loan, Or Other Financial Institution 1 space for each 250 square feet of gross floor area Bar Or Night Club 1 space for each 50 square feet of gross floor area Bed And Breakfast 1 space for each guest room plus 1 space per employee Bowling Alley 5 parking spaces for each lane Car Wash 1 space for each 200 Square feet of floor area Day Care Center 1 space per 250 square feet of gross floor area Fitness Center/ Gym 1 space for each 250 square feet of gross floor area Convenience Store/Gas Station 1 space for each 250 square feet of gross floor area. Spaces provided for fueling at the pump stations shall not be considered parking spaces. Group Home 4 spaces Hospital 1 parking space for each bed Hotel Or Motel 1 space for each sleeping room or suite plus 1 space for every 200 square feet of common area not designated as sleeping rooms Lodging Houses And Boarding Houses 1 parking space for each bedroom Manufacturing, Processing Or Repairing 1 space for each 2 employees or 1 space for each 1, 000 square feet of total floor area, whichever is greater Medical Or Dental Clinic 1 space for each 200 square feet of total floor area Middle -Density ( R-5) Housing Types For tracts one ( 1) acre or less, 1. 5 spaces per unit For tracts exceeding one ( 1) acre, 2 spaces per unit Mini-warehouse/ Public Storage 1 space for each 300 square feet of office floor area plus 1 space for each 3, 000 square feet of storage area Mortuary/ Funeral Home 1 parking space for each 50 square feet of floor space in service rooms or 1 space for each 3 seats, whichever is less based on maximum design capacity) Multifamily ( R-4) 2 spaces per unit plus additional guest parking provided at a ratio of 5% of required spaces Duplex and Two -Family 2 spaces per unit Nursery 1 space per 300 square feet of total sales area Wholesale nursery: 1 parking space per employee of the largest work shift, plus 1 space per 10, 000 square feet of display area and 1 space per acre of growing areas Offices 1 space for each 250 square feet of gross floor area Supp. No. 8) Created: 2024-06-07 11: 40: 46 [ EST] Page 1 of 3 Outdoor Facilities ( Outdoor Recreational 20 spaces per designated field or 1 per 4 person design Fields i. e. Football, Soccer, etc.) capacity Public Use Parking shall be provided at a ratio approved by City staff based on a parking study provided by the applicant Residence Halls, Fraternity Buildings And 1 space per person capacity of permanent sleeping facilities Sorority Buildings Residential Subdivision Mailbox Kiosk 2 spaces — these may be in the right-of-way but not in the traffic lane — an expansion of the road surface is required and the kiosk must be covered to provide shelter for people using the kiosk Restaurants 1 parking space for each 100 square feet of gross floor area, or 1 space for each 4 seats, whichever is less ( based on maximum design capacity) Retail Sales And Service 1 space for each 250 square feet of gross floor area School, High School, Vocational, Parking shall be provided at a ratio approved by City staff All Other Schools based on a parking study provided by the applicant that shall include vehicle stacking requirements Single Family Attached And Detached Dwelling 2 parking spaces per dwelling unit Units Theaters, Auditoriums, Churches, Assembly 1 space for each 4 seats or 1 space for every 100 square feet of Halls, Sports Arenas, Stadiums, Conference gross floor area, whichever is less ( based on maximum design Center, Convention Center, Dance Hall, capacity) Exhibition Halls, Or Other Place Of Public Assembly Automobile Sales Or Rental 1 space for each 3, 000 square feet of sales area ( open and enclosed) devoted to the sale, display or rental of vehicles Automobile Service, Repair, Garage 1 space for each 200 square feet of total floor area Warehouse 1 space for each 1, 000 square feet of total floor area B. New and Unlisted Uses. When a proposed land use is not classified in this section or a single use which have varying parking needs depending on the function of that specific single use, an applicant may submit a parking ratio based on best/ current planning and transportation practices. 1. A best/ current parking ratio application should include the following: a. An application shall fully cite the sources used to derive the applicant -submitted parking ratio, possible resources include parking standards material from the Institute of Transportation Engineers ( ITE) or the American Planning Association ( APA). b. The City Manager or his/ her designee shall review the applicant submitted parking ratio to confirm best/ current planning practices for a use. C. The City Manager or his/ her designee shall approve, modify, or deny the applicant submitted parking ratio. 2. Parking ratio determination where no application is submitted a. If the applicant does not submit a parking ratio, then the City Manager or his/ her designee shall determine the parking ratio based on the best/ current planning and transportation practices. C. Mixed uses. In the event that several users occupy a single structure, or parcels of land, the total requirements for off street parking shall be the sum of the requirements for the several uses computed Supp. No. 8) Created: 2024-06-07 11: 40: 46 [ EST] Page 2 of 3 separately unless it can be shown that the peak parking demands are offset, for example with retail and residential, or theater and office uses. In such case the City Manager or his/ her designee may reduce the total requirements accordingly, but not more than twenty-five percent ( 25%). D. Joint use of facilities. Required parking facilities of two ( 2) or more uses, structures, or parcels of land may be satisfied by the same parking facility used jointly, to the extent that it can be shown by the owners or operators that the need for the facilities does not materially overlap and provided that such right of joint use is evidenced by a deed, lease, contract, or similar written instrument establishing the joint use. E. Properties zoned main street mixed -use. Properties zoned Main Street Mixed -Use shall only be required to provide two ( 2) on -site parking spaces but must still provide the minimum required number of handicapped spaces on site. Ord. No. 14-5-47, § 5, 11-18-2014; Ord. No. 16-5-27, § 7, 8-30-2016; Ord. No. 18-S-03, § 1( Exh. A), 1-23-2018; Ord. No. 22-5-19, § 1( Exh. A), 4-26-2022; Ord. No. 23-5-07, § 1( Exh. A), 3-14-2023) Supp. No. 8) Created: 2024-06-07 11: 40: 46 [ EST] Page 3 of 3 FORECASTING CONSIDERATIONS • • • • • • 13,540 14,056 14,586 15,081 15,465 15,615 15,768 15,972 15,673 15,890 15,521 15,146 14,864 10,000 11,000 12,000 13,000 14,000 15,000 16,000 17,000 18,000 19,000 20,000 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021 2022 2023 2024-P # O F S T U D E N T S DISTRICT ENROLLMENT HISTORICAL ENROLLMENT 1.0% growth per year (153 students per year) 1.3% loss per year (-195 students per year) 3.4% growth per year (481 students per year) HISTORICAL ENROLLMENT BY CAMPUS LEVEL 5,261 5,446 5,512 5,716 5,783 5,811 5,899 5,547 5,596 5,406 5,110 4,895 2,125 2,211 2,326 2,253 2,252 2,344 2,445 2,375 2,345 2,200 2,176 2,226 2,210 2,211 2,341 2,421 2,453 2,403 2,363 2,467 2,605 2,536 2,442 2,324 4,460 4,718 4,902 5,075 5,127 5,210 5,265 5,284 5,344 5,379 5,418 5,419 0 1,000 2,000 3,000 4,000 5,000 6,000 7,000 2013 2014 2015 2016 2017 2018 2019 2020 2021 2022 2023 2024-P # O F S T U D E N T S CAMPUS LEVEL ENROLLMENT Elementary Intermediate Junior High High School ENROLLMENT HISTORY BY LEVEL –OCTOBER • • • • • • • STUDENT TRANSFERS PEIMS YEAR TRANSFER IN TRANSFER OUT DIFFERENCE 2012 216 681 -465 2013 212 704 -492 2014 244 647 -403 2015 302 702 -400 2016 297 907 -610 2017 290 1061 -771 2018 304 1079 -775 2019 296 1283 -987 2020 300 1591 -1291 2021 317 1981 -1664 2022 308 2695 -2387 2023 Data available in March First Year of Founders Charter School First Year of School of Science and Technology First Year of Legacy Traditional School STUDENT TRANSFERS IN VS. OUT 216 212 244 302 297 290 304 296 300 317 308 681 704 647 702 907 1,061 1,079 1,283 1,591 1,981 2,695 0 500 1,000 1,500 2,000 2,500 3,000 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021 2022 # O F S T U D E N T S STUDENT TRANSFERS IN vs OUT TRANSFER IN TRANSFER OUT School of Science and Technology Pre-K –8th Grade Legacy Traditional Pre-K –8th Grade Founders Academy K –12th Grade MAIN DESTINATIONS FOR TRANSFERS OUT 444 472 551 529 504 272 328 356 365 414 34 43 119 159 192 16 24 71 285 367 52 106 229 0 463 0 100 200 300 400 500 600 2018 2019 2020 2021 2022 2023 # O F S T U D E N T S TRANSFER DESTINATIONS Randolph ISD Founders Academy Great Hearts School of Science and Technology Judson ISD Legacy Traditional SO, HOW MANY STUDENTS WILL WE HAVE IN THE FUTURE? 14,056 15,081 15,615 15,972 15,890 15,146 14,661 14,217 14,007 14,036 14,162 10,000 11,000 12,000 13,000 14,000 15,000 16,000 17,000 18,000 19,000 20,000 # O F S T U D E N T S DISTRICT HISTORICAL ENROLLMENT AND PROJECTIONS ENROLLMENT PROJECTIONS o o o o PEIMS YEAR PROJECTED ENROLLMENT GROWTH (DECLINE) PERCENTAGE CHANGE 2023 15,146 -375 -2.42% 2024-P 14,864 -282 -1.86% 2025-P 14,661 -203 -1.37% 2026-P 14,451 -210 -1.43% 2027-P 14,217 -234 -1. 62% 2028-P 14,073 -144 -1.01% 2029-P 14,007 -66 -0.47% 2030-P 14,017 10 0.07% 2031-P 14,036 19 0.14% 2032-P 14,059 22 0.16% 2033-P 14,162 103 0.73% PEIMS YEAR PROJECTED ENROLLMENT GROWTH (DECLINE) PERCENTAGE CHANGE 2023 15,146 -375 -2.44% 2024-P 14,864 -282 -1.86% 2025-P 14,661 -203 -1.37% 2026-P 14,451 -210 -1.43% 2027-P 14,217 -234 -1. 62% 2028-P 14,073 -144 -1.01% 2029-P 14,007 -66 -0.47% 2030-P 14,017 10 0.07% 2031-P 14,036 19 0.14% 2032-P 14,059 22 0.16% 2033-P 14,162 103 0.73% ENROLLMENT PROJECTIONS o o o WHY HAS IT BECOME SO HARD TO PROJECT ENROLLMENT? o o o o o o FORECASTING CONSIDERATIONS • • • • •CAMPUS CAPACITY UNDERSTANDING CAMPUS CAPACITY o o o o o o o o o PLANNING USING OUR MAXIMUM CAPACITY o CAPACITY RELIEF TOOLS o o o o o o o o o ELEMENTARY CAPACITIES Campus Functional Capacity Max Capacity Previous Year Current PEIMS ENROLLMENT PROJECTIONS 2022 2023 2024 2025 2026 2027 2028 2029 2030 2031 2032 2033 CIBOLO VALLEY EL 891 1,200 761 657 611 587 589 594 594 608 617 620 627 637 % Max Capacity 63%55%51%49%49%49%49%51%51%52%52%53% GREEN VALLEY EL 673 924 586 533 497 482 469 497 506 524 535 537 535 529 % Max Capacity 63%58%54%52%51%54%55%57%58%58%58%57% NORMA PASCHAL EL 673 924 603 625 591 582 564 544 546 559 569 574 580 585 % Max Capacity 65%68%64%63%61%59%59%60%62%62%63%63% ROSE GARDEN EL 891 1,200 899 896 882 878 891 923 957 999 1,046 1,075 1,104 1,131 % Max Capacity 75%75%74%73%74%77%80%83%87%90%92%94% SCHERTZ EL 675 1,102 671 668 628 605 601 576 581 588 591 586 582 582 % Max Capacity 61%61%57%55%55%52%53%53%54%53%53%53% SIPPEL EL 675 1,058 742 672 679 690 721 756 782 827 867 904 961 1,030 % Max Capacity 70%64%64%65%68%71%74%78%82%85%91%97% WATTS EL 673 924 593 513 469 440 428 423 428 446 457 463 476 490 % Max Capacity 64%56%51%48%46%46%46%48%49%50%52%53% WIEDERSTEIN EL 675 1,058 551 546 538 544 527 517 529 549 568 574 587 602 % Max Capacity 52%52%51%51%50%49%50%52%54%54%55%57% ELEMENTARY TOTALS 5,826 8,390 5,406 5,110 4,895 4,808 4,790 4,830 4,922 5,099 5,250 5,335 5,453 5,587 % Max Capacity 64%61%58%57%57%58%59%61%63%64%65%67% Elementary Percent Change -3.40%-5.48%-4.21%-1.78%-0.37%0.83%1.91%3.59%2.96%1.63%2.20%2.46% Elementary Absolute Change -190 -296 -215 -87 -18 40 92 177 151 85 117 134 ELEMENTARY CAPACITIES 90% 92%94% 91% 97% 67% 20% 30% 40% 50% 60% 70% 80% 90% 100% 110% 2022 2023 2024 2025 2026 2027 2028 2029 2030 2031 2032 2033 % of MAXIMUM CAMPUS CAPACITY CIBOLO VALLEY EL GREEN VALLEY EL NORMA PASCHAL EL ROSE GARDEN EL SCHERTZ EL SIPPEL EL WATTS EL WIEDERSTEIN EL ELEMENTARY TOTALS INTERMEDIATE CAPACITIES Campus Functional Capacity Max Capacity Previous Year Current PEIMS ENROLLMENT PROJECTIONS 2022 2023 2024 2025 2026 2027 2028 2029 2030 2031 2032 2033 JORDAN INT 810 1,000 716 769 796 763 777 742 676 646 641 695 734 739 % Max Capacity 72%77%80%76%78%74%68%65%64%70%73%74% SCHLATHER INT 810 1,200 750 682 700 689 640 573 563 594 597 651 682 677 % Max Capacity 63%57%58%57%53%48%47%50%50%54%57%56% WILDER INT 810 1,250 734 725 730 743 748 739 683 627 616 654 681 685 % Max Capacity 59%58%58%59%60%59%55%50%49%52%54%55% INTERMEDIATE TOTALS 3,450 2,201 2,176 2,226 2,195 2,165 2,054 1,922 1,867 1,854 2,000 2,097 2,101 % Max Capacity 64%63%65%64%63%60%56%54%54%58%61%61% Intermediate Percent Change -6.13%-1.09%2.30%-1.39%-1.37%-5.13%-6.43%-2.86%-0.70%7.87%4.85%0.19% Intermediate Absolute Change -144 -24 50 -31 -30 -111 -132 -55 -13 146 97 4 INTERMEDIATE CAPACITIES 74% 61% 20% 30% 40% 50% 60% 70% 80% 90% 100% 110% 2022 2023 2024 2025 2026 2027 2028 2029 2030 2031 2032 2033 % of MAXIMUM CAMPUS CAPACITY JORDAN INT SCHLATHER INT WILDER INT INTERMEDIATE TOTALS JUNIOR HIGH CAPACITIES Campus Functional Capacity Max Capacity Previous Year Current PEIMS ENROLLMENT PROJECTIONS 2022 2023 2024 2025 2026 2027 2028 2029 2030 2031 2032 2033 DOBIE JH 1,300 1,540 1,348 1,316 1,229 1,194 1,228 1,196 1,152 1,058 1,009 1,025 1,025 1,109 % Max Capacity 88%85%80%78%80%78%75%69%66%67%67%72% CORBETT JH 1,080 1,500 1,188 1,126 1,095 1,096 1,103 1,111 1,114 1,083 1,001 936 924 989 % Max Capacity 79%75%73%73%74%74%74%72%67%62%62%66% JUNIOR HIGH SCHOOL TOTALS 3,040 2,537 2,442 2,324 2,290 2,331 2,307 2,266 2,141 2,010 1,961 1,949 2,098 % Max Capacity 83%80%76%75%77%76%75%70%66%65%64%69% Junior High School Percent Change -2.62%-3.71%-4.83%-1.46%1.79%-1.03%-1.78%-5.52%-6.12%-2.44%-0.61%7.64% Junior High School Absolute Change -68 -94 -118 -34 41 -24 -41 -125 -131 -49 -12 149 JUNIOR HIGH CAPACITIES 72% 66% 69% 20% 30% 40% 50% 60% 70% 80% 90% 100% 110% 2022 2023 2024 2025 2026 2027 2028 2029 2030 2031 2032 2033 % of MAXIMUM CAMPUS CAPACITY DOBIE JH CORBETT JH JUNIOR HIGH SCHOOL TOTALS HIGH SCHOOL CAPACITIES Campus Functional Capacity Max Capacity Previous Year Current PEIMS ENROLLMENT PROJECTIONS 2022 2023 2024 2025 2026 2027 2028 2029 2030 2031 2032 2033 CLEMENS HS 2,700 3,300 2,544 2,563 2,576 2,550 2,469 2,419 2,397 2,400 2,418 2,383 2,292 2,183 % Max Capacity 77%78%78%77%75%73%73%73%73%72%69%66% STEELE HS 2,160 3,200 2,716 2,700 2,688 2,663 2,541 2,452 2,411 2,345 2,330 2,202 2,113 2,038 % Max Capacity 85%84%84%83%79%77%75%73%73%69%66%64% HIGH SCHOOL TOTALS 6,650 5,381 5,418 5,419 5,368 5,165 5,026 4,963 4,900 4,903 4,740 4,560 4,376 % Max Capacity 81%81%81%81%78%76%75%74%74%71%69%66% High School Percent Change 0.69%0.71%0.02%-0.94%-3.78%-2.69%-1.25%-1.27%0.06%-3.32%-3.80%-4.04% High School Absolute Change 37 38 1 -52 -204 -137 -64 -63 3 -163 -180 -183 HIGH SCHOOL CAPACITIES 66% 64% 66% 20% 30% 40% 50% 60% 70% 80% 90% 100% 110% 2022 2023 2024 2025 2026 2027 2028 2029 2030 2031 2032 2033 % of MAXIMUM CAMPUS CAPACITY CLEMENS HS STEELE HS HIGH SCHOOL TOTALS FORECASTING CONSIDERATIONS • • • • • •BONDING CAPACITY PROJECTING BONDING CAPACITY -SCUC o PROJECTING TAX REVENUE o ASSUMES NO REFINANCING FOR BOND SAVINGS o DEFEASING PRINCIPAL o MODEST PROPERTY VALUE GROWTH o 4.0% ANNUAL INCREASE FOR 2024-2028 o 2.0% ANNUAL INCREASE FOR 2029-2033 o AS DEBT IS RESTRUCTURED AND PROPERTY VALUES INCREASE, WE BEGIN TO HAVE SOME BONDING CAPACITY o CAPACITY FOR ADDITIONAL DEBT IS LOWER AT FIRST, MORE IN LATER YEARS o FORECASTING USING THREE OPTIONS FOR I&S TAX RATE o $0.47 PER $100 OF VALUATION (CURRENT), $0.48 PER $100 VALUATION, AND $0.49 PER $100 VALUATION PROJECTED AVAILABLE BOND DOLLARS $215 $246 $278 $312 $347 $362 $380 $399 $419 $438 $284 $316 $351 $388 $426 $442 $463 $483 $505 $526 $- $50 $100 $150 $200 $250 $300 $350 $400 $450 $500 $550 2024 2025 2026 2027 2028 2029 2030 2031 2032 2033 BO N D C A P A C I T Y I N M I L L I O N S SCUC Bond Capacity by Year & Rate Bond Capacity 47¢Bond Capacity 48¢Bond Capacity 49¢ PROJECTING FACILITY COSTS -SCUC o o o o o o o o o o o PROJECTING FACILITY COSTS -SCUC YEAR High School Junior High Elementary/ Intermediate 2024 $ 235,000,000 $ 113,000,000 $ 72,000,000 2025-P $ 242,050,000 $ 116,390,000 $ 74,160,000 2026-P $ 246,891,000 $ 118,717,800 $ 75,643,200 2027-P $ 251,828,820 $ 121,092,156 $ 77,156,064 2028-P $ 256,865,396 $ 123,513,999 $ 78,699,185 2029-P $ 262,002,704 $ 125,984,279 $ 80,273,169 2030-P $ 267,242,758 $ 128,503,965 $ 81,878,632 2031-P $ 272,587,614 $ 131,074,044 $ 83,516,205 2032-P $ 278,039,366 $ 133,695,525 $ 85,186,529 2033-P $ 283,600,153 $ 136,369,435 $ 86,890,260 2034-P $ 289,272,156 $ 139,096,824 $ 88,628,065 PROJECTED BOND CAPACITIES VS. CONSTRUCTION COSTS $0 $100,000,000 $200,000,000 $300,000,000 $400,000,000 $500,000,000 $600,000,000 2024 2025 2026 2027 2028 2029 2030 2031 2032 2033 BONDING CAPACITY VS CONSTRUCTION COSTS JUNIOR HIGH Bond Capacity 47¢Bond Capacity 48¢Bond Capacity 49¢ PROJECTED BOND CAPACITIES VS. CONSTRUCTION COSTS $0 $100,000,000 $200,000,000 $300,000,000 $400,000,000 $500,000,000 $600,000,000 2024 2025 2026 2027 2028 2029 2030 2031 2032 2033 BONDING CAPACITY VS CONSTRUCTION COSTS JUNIOR HIGH Bond Capacity 47¢Bond Capacity 48¢Bond Capacity 49¢ Estimated $41 M in HVAC needs over the next 10 years Estimated $9 M in Ancillary Systems needs over the next 10 years Estimated $40 M in Building and Site needs over the next 10 years TAKE AWAYS…. o o o o o o o o o QUESTIONS/COMMENTS 4Q24 Demographic Report 2.9 3.1 3.1 3.5 3.5 3.3 3.3 3.4 3.7 3.8 01234 Guadalupe Co. Comal Co. San Antonio MSA Texas US Unemployment Rate, Year Over Year Dec‐24 Dec‐23 2 Local Economic Conditions 3 12.6 3.4 3.5 3.7 0 2 4 6 8 10 12 14 Se p ‐19 No v ‐19 Ja n ‐20 Ma r ‐20 Ma y ‐20 Ju l ‐20 Se p ‐20 No v ‐20 Ja n ‐21 Ma r ‐21 Ma y ‐21 Ju l ‐21 Se p ‐21 No v ‐21 Ja n ‐22 Ma r ‐22 Ma y ‐22 Ju l ‐22 Se p ‐22 No v ‐22 Ja n ‐23 Ma r ‐23 Ma y ‐23 Ju l ‐23 Se p ‐23 No v ‐23 Ja n ‐24 Ma r ‐24 Ma y ‐24 Ju l ‐24 Se p ‐24 No v ‐24 Unemployment Rate, Sept 2019 –Dec 2024 San Antonio MSA Texas 3 Local Economic Conditions San Antonio International Airport •Broke ground on third terminal at end of 2024 •Estimated total cost = $2.5 billion •Third terminal will anchor the expansion &  improvement project housing as many as 17  new gates spanning approx. 850,000 sq. ft.  •Will include concessions and lounge areas  while housing new Federal Inspection Station  to accommodate expanded international air  service •Expected to generate $3.2 billion in revenue  for the city over 15 years •New ground loading facility also added at  Terminal A including new passenger gates and  overnight aircraft parking •The third terminal is scheduled for completion  in 2028 4 Housing Activity by MSA © 2022 Zonda 18,503 19,046 0 5,000 10,000 15,000 20,000 25,000 2014Q4 2015Q4 2016Q4 2017Q4 2018Q4 2019Q4 2020Q4 2021Q4 2022Q4 2023Q4 2024Q4 Annual Housing Starts vs. Annual Closings Annual Housing Starts Annual Closings Source:  Zonda San Antonio New Home Starts & Closings Key Trends Starts:  +26% YOY / +6% QOQ Closings:  +4% YOY / +6% QOQ Closings Exceed Starts by 543 Homes 6 SCUC ISD Housing Market Analysis Average New vs. Existing Home Sale Price, 2013 - 2024 • The average new home sale price in SCUC ISD has risen 54% between 2014 and 2024, an increase of more than $135,200 • The average existing home sale price in SCUC ISD has risen 85% in the last 10 years, an increase of more than $158,800 Avg New Home Avg Existing Home 2014 $250,897 $187,097  2015 $262,532 $181,881  2016 $284,037 $189,189  2017 $297,182 $197,710  2018 $328,762 $221,637  2019 $314,299 $234,868  2020 $318,065 $247,691  2021 $345,858 $257,537  2022 $431,606 $327,526  2023 $422,149 $333,286  2024 $386,156 $345,921  $0 $50,000 $100,000 $150,000 $200,000 $250,000 $300,000 $350,000 $400,000 $450,000 $500,000 2014 2015 2016 2017 2018 2019 2020 2021 2022 2023 2024 New Home Price Existing Home Price 7 San Antonio New Home Ranking Report ISD Ranked by Annual Closings –4Q24 * Based on additional Zonda Education housing research Rank District Name Annual Starts Annual Closings Inventory VDL Future 1NORTHSIDE ISD (BEXAR) 3,739 3,920 1,909 6,114 21,246 2COMAL ISD 2,691 3,028 1,670 4,843 21,591 3MEDINA VALLEY ISD 2,377 2,410 1,232 5,228 27,810 4EAST CENTRAL ISD 2,513 2,230 1,243 4,351 24,478 5SOUTHWEST ISD 1,301 1,328 628 2,269 7,296 6 JUDSON ISD 615 899 207 547 871 7SCUC ISD 787 894 391 2,113 5,896 8NAVARRO ISD 841 832 453 1,290 6,635 9 BOERNE ISD 777 761 497 1,545 9,427 10 SOUTHSIDE ISD 700 730 322 927 16,702 11 NEW BRAUNFELS ISD 656 589 407 854 6,164 12 NORTH EAST ISD 397 361 234 906 5,196 13 SEGUIN ISD 325 342 204 668 5,384 14 SOUTH SAN ANTONIO ISD 300 238 164 86 790 15 MARION ISD 230 174 139 327 4,559 16 FLORESVILLE ISD 116 137 49 227 0 17 SAN ANTONIO ISD 59 87 126 305 772 18 LYTLE ISD 91 76 44 319 1,046 19 PLEASANTON ISD 54 61 25 72 0 20 ALAMO HEIGHTS ISD 3 41 8 15 19 0 200 400 600 800 1,000 1,200 1,400 2018 2019 2020 2021 2022 2023 2024 Annual Starts Annual Closings 8 District New Home Starts and Closings Starts 2018 2019 2020 2021 2022 2023 2024 Closings 2018 2019 2020 2021 2022 2023 2024 1Q 175 201 237 294 349 103 189 1Q 133 138 165 190 181 280 235 2Q 180 176 197 300 393 187 260 2Q 185 211 249 258 227 247 249 3Q 177 207 261 265 174 241 163 3Q 185 240 286 268 218 199 200 4Q 185 198 232 319 63 157 161 4Q 161 179 213 196 334 155 214 Total 717 782 927 1,178 979 688 773 Total 664 768 913 912 960 881 898 9 District Housing Overview by Elementary Zone Elementary Annual  Starts Quarter  Starts Annual  Closings Quarter  Closings Under  Const.Inventory Vacant  Dev. Lots Future CIBOLO VALLEY 76 11 123 30 13 33 118 36 GREEN VALLEY00000 0 00 PASCHAL 10321 141242 ROSE GARDEN 234 64 230 53 85 137 827 2,499 SCHERTZ 0 0210 0 1 060 SIPPEL 298 70 277 68 76 154 729 1,817 WATTS 47 7 80 20 8 16 15 580 WIEDERSTEIN 131 9 160 41 13 49 383 662 Grand Total 787 161 894 214 196 391 2,113 5,896 Highest activity in the category Second highest activity in the category Third highest activity in the category • The district has 23 actively building subdivisions • Within SCUC ISD there are 6 future subdivisions in various stages of planning • Of these, groundwork is underway on more than 500 lots within 6 subdivisions • 462 lots were delivered in the 4 th quarter 10 District Housing Overview Mont Blanc • 100 total future lots • Preliminary plat approved Jan 2023 • Groundwork underway on all lots 11 Residential Activity Homestead • 1,470 total lots • 783 future lots • 296 vacant developed lots • 20 homes under construction • 339 homes occupied • Started 66 homes in last 12 months; started 16 homes in 4Q24 • Equipment on site for 62 lots in Phase 11 • $400K - $700K January 24, 2025 12 Residential Activity Saddle Creek Ranch • 807 total lots • 36 future lots • 61 vacant developed lots • 7 homes under construction • 690 homes occupied • Closed 61 homes in last 12 months; closed 16 homes in 2Q24 • Groundwork underway on remaining lots • $290K+ Grace Valley – Cibolo Farms • 331 total lots • 186 future lots • 124 vacant developed lots • 17 homes under construction • First homes started 4Q24 • Lennar January 24, 2025 13 Residential Activity Grace Valley • 868 total lots • 557 future lots • 163 vacant developed lots • 16 homes under construction • 128 homes occupied • Closed 123 homes in last 12 months; closed 32 homes in 4Q24 • Groundwork underway on 111 lots in Phase 3A • Lennar • $237K+ January 24, 2025 14 Residential Activity Venado Crossing • 507 total lots • 311 future lots • 15 vacant developed lots • 8 homes under construction • 165 homes occupied • Closed 48 homes in last 12 months; closed 20 homes in 4Q24 • Groundwork underway on 61 lots in Phase 4 • $350K+ Steele Creek • 940 total lots • 335 future lots • 118 vacant developed lots • 1 home under construction • 474 homes occupied • Closed 98 homes in last 12 months; closed 25 homes in 4Q24 • Delivered 111 lots for homebuilding in 4Q24 • DR Horton • $365K+ 15 Residential Activity Saddlebrook Ranch • 635 total lots • 335 future lots • 287 vacant developed lots • 12 homes under construction • Started first homes 3Q24 • Delivered 132 lots for homebuilding in Phase 4 & 5 in 4Q24 • Ashton Woods • $362K+ January 24, 2025 16 Residential Activity Crossvine • 1,017 total lots • 168 future lots • 291 vacant developed lots • 19 homes under construction • 516 homes occupied • Started 56 homes in last 12 months; started 15 homes in 4Q24 • $400K+ Clearwater Creek • 1,156 total future lots • Prelim plat Phase 1 (104 lots) approved April 2022 • Groundwork underway on Phase 1 • Lennar 17 Residential Activity January 24, 2025 18 Housing Market Trends: Multi‐family market‐December 2024 • There are 618 multifamily units under construction, 318 of which are single family rental homes • There are nearly 1,300 future multifamily units in various stages of planning across the district 19 District Multifamily Overview 20 Multi‐Family Activity January 24, 2025 Aviator 1518 • 300 apartment units under construction • Groundwork started early 2024 • Estimated lease date late spring 2025 21 Multi‐Family Activity Schertz Station • 318 single-family rental homes under construction • Groundwork started July 2024 • Estimated lease date August 2025 January 24, 2025 • There are 287 students residing in 2,472 multifamily units across the district • The overall district multifamily yield is 0.116 22 District Multifamily Yield 2,065 1,9111,988 1,690 0 500 1,000 1,500 2,000 2,500 2023/24 2024/25 Newcomers Leavers 23 Newcomers and Leavers +77 +221 24 Birth Rate Analysis Kindergarten Enrollment District Births Ratio 2006 (2011/12) 827 568 1.456 2007 (2012/13) 862 695 1.240 2008 (2013/14) 937 745 1.258 2009 (2014/15) 985 758 1.299 2010 (2015/16) 989 779 1.270 2011 (2016/17) 995 790 1.259 2012 (2017/18) 1,009 860 1.173 2013 (2018/19) 982 838 1.172 2014 (2019/20) 1,048 874 1.199 2015 (2020/21) 951 900 1.057 2016 (2021/22) 935 978 0.956 2017 (2022/23) 819 900 0.910 2018 (2023/24) 788 962 0.819 2019 (2024/25) 739 913 0.809 2020 (2025/26) 699 867 0.806 2021 (2026/27) 763 946 0.807 2022 (2027/28) 750 934 0.803 2023 (2028/29) 776 972 0.798 0 200 400 600 800 1000 1200 Schertz‐Cibolo‐U City ISD KG Enrollment vs. District Births Kindergarten Enrollment District Births 25 Yellow box = largest grade per year Green box = second largest grade per year Ten  Year Forecast by Grade Level Year (Oct.) EE/PK K 1st 2nd 3rd 4th 5th 6th 7th 8th 9th 10th 11th 12th Total Total  Growth % Growth 2020/21 325 951 1,019 1,040 1,077 1,135 1,143 1,232 1,248 1,219 1,293 1,394 1,305 1,292 15,673 2021/22 455 935 997 1,019 1,074 1,116 1,124 1,221 1,287 1,318 1,428 1,347 1,305 1,264 15,890 217 1.4% 2022/23 436 819 962 998 1,077 1,114 1,067 1,133 1,230 1,306 1,478 1,371 1,247 1,283 15,521 ‐369 ‐2.3% 2023/24 430 788 838 967 997 1,090 1,079 1,097 1,178 1,264 1,435 1,459 1,238 1,286 15,146 ‐375 ‐2.4% 2024/25 444 737 814 895 989 1,018 1,121 1,116 1,112 1,232 1,469 1,403 1,394 1,202 14,946 ‐200 ‐1.3% 2025/26 452 715 766 853 925 1,022 1,057 1,171 1,147 1,150 1,415 1,438 1,354 1,374 14,839 ‐107 ‐0.7% 2026/27 458 780 747 805 886 972 1,051 1,094 1,207 1,189 1,315 1,388 1,374 1,352 14,618 ‐221 ‐1.5% 2027/28 461 768 815 789 838 922 998 1,091 1,120 1,253 1,370 1,286 1,335 1,363 14,409 ‐209 ‐1.4% 2028/29 463 797 806 858 825 877 953 1,038 1,119 1,160 1,436 1,342 1,237 1,326 14,237 ‐172 ‐1.2% 2029/30 463 811 826 836 888 851 903 988 1,057 1,161 1,331 1,406 1,287 1,232 14,040 ‐197 ‐1.4% 2030/31 463 833 840 860 865 918 878 938 1,015 1,098 1,335 1,303 1,352 1,279 13,977 ‐63 ‐0.4% 2031/32 463 850 867 874 894 900 948 913 961 1,052 1,264 1,307 1,252 1,343 13,888 ‐89 ‐0.6% 2032/33 463 862 877 899 906 926 929 985 935 997 1,207 1,237 1,254 1,246 13,723 ‐165 ‐1.2% 2033/34 463 885 890 910 931 939 957 966 1,009 970 1,146 1,184 1,185 1,247 13,682 ‐41 ‐0.3% 2034/35 463 902 917 924 943 965 971 995 991 1,047 1,115 1,124 1,140 1,180 13,677 ‐50.0% 26 Ten  Year  Forecast by Campus Yellow box = exceeds Functional capacity Pink box = exceeds Max capacity Fall ENROLLMENT PROJECTIONS Campus  Functional  Capacity Max  Capacity 2024/25 2025/26 2026/27 2027/28 2028/29 2029/30 2030/31 2031/32 2032/33 2033/34 2034/35 CIBOLO VALLEY EL 1,038 1,200 591 535 523 519 510 512 521 526 534 544 554 GREEN VALLEY EL 732 899 503 481 463 469 462 453 451 450 450 448 449 NORMA PASCHAL EL 704 871 574 556 545 521 531 524 528 527 530 531 531 ROSE GARDEN EL 1,031 1,200 861 838 814 813 814 830 856 876 906 936 969 SCHERTZ EL 683 1,017 663 635 618 571 561 561 564 556 553 550 545 SIPPEL EL 704 997 641 625 628 645 647 665 689 707 731 757 783 WATTS EL 739 906 500 486 473 457 473 480 494 505 519 530 546 WIEDERSTEIN EL 704 997 564 577 584 598 628 650 676 701 710 722 737 ELEMENTARY TOTALS 4,897 4,733 4,648 4,593 4,626 4,675 4,779 4,848 4,933 5,018 5,114 Elementary Percent Change ‐4.17%‐3.35%‐1.80%‐1.18% 0.72% 1.06% 2.22%1.44% 1.75% 1.72% 1.91% Elementary Absolute Change ‐213 ‐164 ‐85 ‐55 33 49 104 69 85 85 96 JORDAN INT 888 1,126 811 781 754 752 711 675 665 694 728 737 755 SCHLATHER INT 832 1,116 724 740 683 615 607 607 556 569 583 585 599 WILDER INT 855 1,188 702 707 708 722 673 609 595 598 603 601 612 INTERMEDIATE TOTALS 2,237 2,228 2,145 2,089 1,991 1,891 1,816 1,861 1,914 1,923 1,966 Intermediate Percent Change 2.80%‐0.40%‐3.73%‐2.61%‐4.69%‐5.02%‐3.97% 2.48% 2.85% 0.47% 2.24% Intermediate Absolute Change 61 ‐9 ‐83 ‐56 ‐98 ‐100 ‐75 45 53 9 43 DOBIE JH 1,285 1,540 1,231 1,184 1,262 1,256 1,180 1,108 1,073 1,052 992 1,023 1,058 CORBETT JH 1,285 1,500 1,113 1,113 1,134 1,117 1,099 1,110 1,040 961 940 956 980 JUNIOR HIGH SCHOOL TOTALS 2,344 2,297 2,396 2,373 2,279 2,218 2,113 2,013 1,932 1,979 2,038 Junior High School Percent Change ‐4.01%‐2.01% 4.31%‐0.96%‐3.96%‐2.68%‐4.73%‐4.73%‐4.02% 2.43% 2.98% Junior High School Absolute Change ‐98 ‐47 99 ‐23 ‐94 ‐61 ‐105 ‐100 ‐81 47 59 CLEMENS HS 2,733 3,300 2,589 2,618 2,531 2,523 2,523 2,491 2,503 2,492 2,388 2,309 2,206 STEELE HS 2,733 3,200 2,790 2,871 2,806 2,739 2,726 2,673 2,674 2,582 2,464 2,361 2,261 ALSELC 89 92 92 92 92 92 92 92 92 92 92 HIGH SCHOOL TOTALS 5,468 5,581 5,429 5,354 5,341 5,256 5,269 5,166 4,944 4,762 4,559 High School Percent Change 0.92% 2.07%‐2.72%‐1.38%‐0.24%‐1.59% 0.25%‐1.95%‐4.30%‐3.68%‐4.26% High School Absolute Change 50 113 ‐152 ‐75 ‐13 ‐85 13 ‐103 ‐222 ‐182 ‐203 DISTRICT TOTALS 14,946 14,839 14,618 14,409 14,237 14,040 13,977 13,888 13,723 13,682 13,677 District Percent Change ‐1.32%‐0.72%‐1.49%‐1.43%‐1.19%‐1.38%‐0.45%‐0.64%‐1.19%‐0.30%‐0.04% District Absolute Change ‐200 ‐107 ‐221 ‐209 ‐172 ‐197 ‐63 ‐89 ‐165 ‐41 ‐5 27 Key Takeaways  Annual closings near 900 in 2024 Housing market remains cloudy with continued  high interest rates and looming tariffs   The district has more than 390 homes currently in  inventory and more than 2,100 vacant developed  lots available for builders Groundwork is underway on approx. 500 lots  within 6 subdivisions Schertz‐Cibolo‐Universal City ISD is forecasted to  enroll more than 14,000 students by 2029/30 14,946 14,040 13,677 12,500 13,000 13,500 14,000 14,500 15,000 15,500 16,000 16,500 Enrollment Projections PLANNING AND ZONING COMMISSION MEETING: 10/01/2025 Agenda Item 5 C   TO:Planning and Zoning Commission PREPARED BY:Daisy Marquez, Senior Planner SUBJECT:PLZC20250062 - Hold a public hearing and make a recommendation on a zone change request on approximately 32 acres of land from General Business District-II (GB-2) to Single-Family Residential District (R-2), known as Guadalupe Property Identification Number 64558, City of Schertz, Texas. BACKGROUND The applicant is proposing to zone approximately 32 acres of land from General Business District-II (GB-2) to Single-Family Residential District (R-2). The subject property is currently undeveloped and is located within the Accident Potential Zone-II (APZ-II).  On September 18, 2025, nineteen (19) public hearing notices were mailed to the surrounding properties within a 200-foot notification boundary of the subject property. At the time of the staff report, one (1) response in favor, zero (0) responses neutral, and two (2) responses in opposition have been received. A public hearing notice letter was sent to SCUC-ISD and their most recent demographic report and projects are attached. Two notification signs were posted on the property by the applicant on September 16, 2025. The property is located within the Accident Potential Zone-II (APZ-II), which, per UDC Section 21.5.9- Special Districts, requires that all zone changes within the AICUZ receive an affirmative recommendation from Joint Base San Antonio (JBSA )- Randolph Air Force Base (RAFB) or the zone change will not be approved by the City. Unified Development Code (UDC) Section 21.5.9.A.2. is as seen below: A request for development that is not a permitted use by the AICUZ Study, as adopted by the City, or a request for zoning change for property located within the AICUZ requires written notification to Randolph Air Force Base (RAFB) of the proposed development, type occupancy, occupant load, hours of operation, and any special conditions of the project that may include noise, dust, smoke emissions, etc., and any proposed request for a zone change within the AICUZ, with applicable reference the Standard Land Use Code Manual (SLUCM) as adopted in the AICUZ Study. An acknowledgment from RAFB will be requested on the proposed development within 60 days. RAFB may conclude that the proposed development or zoning change should be permitted. Unless RAFB affirmatively recommends to the City that the proposed development or zoning change in the AICUZ be permitted, the development or zoning change will not be approved by the City. Failure on the part of RAFB to respond within 60 days will be deemed to be disapproval. The subject property has not received an affirmative recommendation from JBSA- Randolph, however the applicant requested that the application proceed without the affirmative recommendation. Subject Property:   Zoning Land Use Existing General Business District-II (GB-2)Agriculture/ Undeveloped Proposed Single-Family Residential District (R-2)Single Family Adjacent Properties:    Zoning Land Use North Out of City Limits - Universal City ETJ Agriculture/ Homes South General Business District-II (GB-2) & General Business District(GB) Undeveloped/ Soccer Fields - City of Schertz Owned Property East Single-Family Residential District (R-2)Undeveloped West Out of City Limits - Universal City ETJ Agriculture/ Undeveloped    Dimensional Requirements Minimum Lot Size Dimensions Minimum Yard Setback Miscellaneous Lot Requirements Code Zoning District Area Sq.Ft. Width Ft. Depth Ft. Front Ft. Side Ft.Rear Ft. Minimum Off-Street Parking Spaces Max Height Max Impervious Cover Table 21.5.7.B- Dimensional Requirements Non-Residential Zoning Districts Existing GB-II General Business District -II 10,000 100 100 25 0 adj to non-res/ 25 adj to res. 0 adj to non-res/ 25 adj to res. Article 10. Parking Standards 120 80% Table 21.5.7A- Dimensional Requirements Residential Zoning Districts Proposed R-2 Single-Family Residential 8,400 70 120 25 10 20 2 35 50% According to the letter of intent, the subject property is part of a larger development project they are proposing across multiple jurisdictions. The subject 32 acres, zoned General Business District-II (GB-2), are located in the City of Schertz and within the APZ-II. The approximately 27 acres to the east are zoned Single-Family Residential District (R-2) and are in the City of Schertz limits. To the northeast of the subject property are the approximately 43 acres that are already zoned Single-Family Residential District (R-2), and the applicant is currently going through the preliminary plat process. The developed residential property to the north is within Universal City limits. The properties to the west and southwest of the subject property are within Universal City ETJ. The City of Schertz only has jurisdiction over zoning regulations within city limits. Additionally, the Schertz Unified Development Code includes adopted rules and regulations for properties requesting a zone change within the Air Installation Compatible Use Zone (AICUZ), as per UDC Section 21.5.9.A - Air Installation Compatible Use Zone District (AICUZ). Other jurisdictions may not utilize the same rules and regulations within the AICUZ in the same fashion that the City of Schertz does.   GOAL The applicant is proposing to rezone approximately 32 acres in the APZ-II from General Business District-II (GB-II) to Single-Family Residential District (R-2).   COMMUNITY BENEFIT It is the City’s desire to promote safe, orderly, efficient development and ensure compliance with the City’s vision of future growth.  SUMMARY OF RECOMMENDED ACTION When considering zone changes, Staff uses the criteria listed in UDC Section 21.5.4.D. The criteria are listed below: 1. Whether the proposed zone change implements the policies of the adopted Comprehensive Land Plan, or any other applicable adopted plans. The proposed zone change does not implement the policies of the adopted Comprehensive Plan and other adopted plans. The Comprehensive Land Use Plan - Future Land Use map designates the subject property as Complete Neighborhood. The Complete Neighborhood Land Use Designation is intended for a mixture of housing options, supporting land uses, and neighborhood commercial. When considering the appropriateness of housing density or commercial activity, factors such as roadway classification, conflicts among land uses, and buildings should be considered.  The subject property is located in the APZ-II and is proposing to rezone to a single-family residential district that would allow a density of approximately 5.2 dwelling units per acre, a total of 166 new homes on the 32 acres. All 32 acres of the subject property would be able to be developed as the Single-Family Residential District (R-2) and the City would not be able to restrict the density or building areas with the straight zoning proposed. When considering the proposed residential density and the existing APZ-II area that encumbers the subject property, the proposed residential zoning is not appropriate at the specified location and creates conflicts among land uses.  2. Whether the proposed zone change promotes the health, safety, and general welfare of the City. The proposed Single-Family Residential District (R-2) does not promote the health, safety, and general welfare of the City, as it does not meet the Unified Development Code requirements as stipulated in UDC Section 21.5.9- Special Districts. All zone changes located within the Air Installation Compatible Use Zone District (AICUZ) are required to comply with Section 21.5.9 and receive an affirmative recommendation from JBSA- Randolph. UDC Section 21.5.9.A.2 contains the sentence below.  Unless RAFB affirmatively recommends to the City that the proposed development or zoning change in the AICUZ be permitted, the development or zoning change will not be approved by the City.    The applicant requested a response from JBSA- Randolph two times, and with both requests, did not receive an affirmative recommendation, as required by the UDC. Per the UDC, "the development or zoning change will not be approved by the City." In the letter from JBSA, dated April 9, 2025 they communicated the following to the applicant:  "PLZC20250062 Proposed Rezone to R-2 in APZ II has been reviewed by JBSA-RND organization. JBSA recommends addressing the following comments before moving forward in the planning and development process. a. Proposed City of Schertz RZ Zoning Category would permit minimum 8,400 sq ft (70'x120') lots within the APZ II. At 25-acres, the proposed zoning category of R2 could permit up to 129 lots. The proposed exhibit displays 77 units within the subject 25-acre portion of the proposed MDP, bringing the proposed density to 3.08 du/acre/ This exceeds the recommended compatible maximum densotu of 2 du/acre within APZ II per the 2017 RND AFB AICUZ Land Use Compatibility Tables, SLUCM no. 11, Residential, Single units: detached. Request clarification from the applicant on total proposed units within 25-acre portion of APZ II." In the letter from JBSA dated May 22, 2025, they communicated the following to the applicant:  "PLZC20250062- Proposed Rezone to R-2 in APZ-II Updated Application has been reviewed by JBSA-RND organizations. JBSA recommends addressing the following comments for consideration in the planning and development process. a. Approximately 32-acres of the subject tract are located w/in JBSA RND runway 15L/33R Accident Potential Zone II (APZ II). Per the 2017 RND AFB Air Installation Compatible Use Zone (AICUZ) study, maximum recommended density for single-family land uses w/in APZII is not to exceed 2 dwelling units/acre. JBSA recommends application of the above 2 dwelling units/acre sinlge-family land use maximum density as applied to the subject 32-acre parcel, through the establishment of the appropriate, flexible, City of Schertz Zoning District as identified within Article 5, Sec. 21.5.9- Special Districts, of The City of Schertz Unified Development Code ." Here is an example of an affirmative recommendation letter received by a different zone change application in the AICUZ, PLZC20250094 36 and 40 Maske Road.  "Zone change in APZ II PLZC20250094- Maske Road Business Park (36 &40 Maske Road) 1. Zone Change in APZ II PLZC20250094- Maske Road Business Park (36 & 40 Maske Road) has been reviewed by JBSA- RND organizations. JBSA affirmatively recommends the proposed zoning change is permitted, however there are additional comments for consideration in planning and development." The two letters the proposed zone change received do not include the affirmative recommendation language as required per the UDC and received by other applications in the AICUZ.  Since the zone change does not meet the Unified Development Code requirements, as it did not receive an affirmative recommendation from JBSA, it does not promote the health, safety, and general welfare of the City. The policies of the Comprehensive Plan stipulate collaboration with stakeholders. One of the recommended strategies is to prioritize collaboration among the stakeholders involved in the area's development with regular engagement. The Unified Development Code has procedures set in place to ensure collaboration with JBSA- Randolph by requiring an affirmative recommendation. By not obtaining an affirmative recommendation from JBSA- Randolph as per the UDC, the proposed zone change does not promote the health, safety, and general welfare of the City. As part of the zone change application, the applicant provided a TIA Determination form. The Schertz Engineering Department has reviewed the submitted TIA Determination Form and summarized that the requested change in zoning from General Business District-II (GB-2) to Single-Family Residential District (R-2) would not have an adverse impact on the transportation system in comparison to the existing GB-2. A full Traffic Impact Analysis will be required during the development process, and the developer will be required to construct any mitigation improvements required to counter any adverse impacts to the transportation system created by the additional development traffic. 3. Whether the uses permitted by the zone change will be consistent and appropriate with existing uses in the immediate area. The proposed zoning district of Single-Family Residential District (R-2) allows for single-family residences together with schools, churches, and parks. The property is within the Airport Installation Compatible Use Zone District (AICUZ), more specifically, the APZ-II of JBSA-Randolph.  Although single-family residential is not incompatible in the AICUZ, the density of the proposed Single-Family Residential District (R-2) is not compatible and was not able to receive an affirmative recommendation from JBSA for the 32-acres of the subject property.  4. Whether other factors are deemed relevant and important in the consideration of the amendment. The proposed zone change does not meet the Unified Development Code requirements. The zone change application did not receive an affirmative recommendation from JBSA- Randolph as required per UDC Section 21.5.9.A.2. Other zone change applications in the AICUZ have worked with JBSA-Randolph to obtain an affirmative recommendation, even when it may not have been obtained with the first request.  The proposed zone change was also sent to the City of Schertz Fire, EMS, and Police Departments for their review.   Police and EMS do not have specific concerns over the proposed zone change. The Fire Department has concerns with potential residential development within the JBSA flight path due to the additional potential of accidents in the APZ. RECOMMENDATION Staff Recommendation: UDC Section 21.5.9.A.2. stipulates that unless Randolph Air Force Base (RAFB) affirmatively recommends to the City that the proposed development or zoning change in the Air Installation Compatible Use Zones (AICUZ) be permitted, the development or zoning change will not be approved by the City. Staff recommends denial of PLZC20250062 for not meeting the Unified Development Code requirements, as the applicant has failed to obtain an affirmative recommendation from JBSA-Randolph as per UDC Section 21.5.9.A.2.  Attachments Aerial Exhibit Notification Map Public Hearing Responses Zoning Exhibit JBSA Response May 2025 JBSA Response April 2025 SCUC ISD Demographic Report SCUC ISD 10- Year Forecasting Example of JBSA Response with Affirmative Recommendation Letter of Intent :PARCEL ID: 64558 U U U U U !P !P !P !P !P !P !P !P !P !P !P B u c k M t n S h a r p H l M o n d a v i C r s t T r i a n g l e R n c h M u s c a t W a y S o n o m a B l v d H e s s B l v d Sta m p e d e R n c h R u s ti c A c r e s Buck Mtn S a v a n n a h D r C a c t u s P a t c h B e ri n g e r B l v d C a c t u s P a t c h M a l b a c D r C a s ill e r o S t B e r i n g e r B l v d 11043 9 WEHMA N C L A R E N C E A & HA Z E L R REVOC A B L E LIVING T R U S T 13734 8 CITY O F SCHER T Z 64587 MOOR E P E T E R J & SA R A H 64558 BIEGE R T PROP E R T I E S L T D 64561 BIEGE R T PROPE R T I E S L T D 11043 1 WEHM A N C L A R E N C E A & H A Z E L R REV O C A B L E L I V I N G T R U S T 64557 BIEGE R T PROPE R T I E S L T D 16951 2 VASQU E Z K E L L Y J O P R E S T A G E & JAM E S L E E V A S Q U E Z 64626 WEHM A N C L A R E N C E A & H A Z E L R REV O C A B L E L I V I N G T R U S T 64640 CIBOL O FARM L L C 1. 183 3 0 3 H I C K S L E O J R & J A N O R A S H A W - H I C K S 18331 1 MERIT A G E H O M E S O F T E X A S L L C 1 2 3 4 5 6 7 8 9 10 11 2. 183 3 0 4 E S K R I D G E S T A C Y M A R I E & P H I L L I P 3. 183 3 0 5 G A R Z A A N T O N I O 4. 183 3 0 6 J O N E S D E L B E R T & C O N N I E 5. 183 3 0 7 N G U Y E N S E A N T H A I & T R A M B H U Y N H N G U Y E N 6. 191 6 7 5 G O N Z A L E Z S A N J U A N I T A E L I A 7. 183 3 0 9 W O O D B R I A N P & J E A N A R 8. 183 3 1 0 H I L L I A R D T A Y L O R 9. 183 3 1 8 K A N G A N D E & Y I N G E H E 10. 19 2 0 7 5 R O S A S F R A N C I S C O B E N I G N O 11. 18 3 3 2 0 J I M E N E Z R E I K Y & M A R I B E L J I M E N E Z APZ II 1 2 " W L 6 " W L 1 2 " W L 8 " W L 12" W L 8 " W L 1 6 " W L 8 " P V C S D R 3 5 8"PVC S D R 2 6 18"Un d e t e r m i n e d 30 " P V C A S T M F 6 7 9 RUSTI C A C R E S MOND A V I C R E S T MASK E R D S H A R P H I L L O A K S T B U C K M O U N T AI N T R I A N G L E R A N C H BERIN G E R B L V D LAPO S T O L L E C I R M A LBA C D RZ A B A C O S T B L U E M O O N S P U R M U S C A T W A Y H E S S B L V D S O N O M A B L V D CACTU S P A T C H S T A M P E D E R A N C H E F M 1 5 1 8 N S A V A N N A H D R CASIL L E R O S T Maxar, Microsoft, Sources: Esri, TomTom, Garmin, FAO, NOAA, USGS, © OpenStreetMap contributors, and the GIS User Community 0 300 600 900150Feet Highways Major Roads Minor Roads Freeway Principal Arterial Planned Principal Arterial Secondary Arterial Planned Secondary Arterial Secondary Rural Arterial Planned Secondary Rural Arterial Residential Collector Planned Residential Collector Planned Commercial Collector B Commercial Collector A Planned Commercial Collector A 1" 2" 3" 4" 6" 8" 10" 12" 16" 18" 20" 24" 30" 36" Unknown Schertz Gravity Schertz Pressure Neighboring Gravity Private Pressure U Hydrant !P Manholes [Ú CCMA Lift Station [Ú Private Lift Station [Ú Schertz Lift Station 3Q CCMA Treatment Plant 3Q Schertz Treatment Plant County Boundaries Schertz Municipal Boundary ETJ Last update: July 10th, 2025 City of Schertz, GIS Specialist: Alexa Venezia, avenezia@schertz.com (210) 619-1174 *The City of Schertz provides this Geographic Information System product "as is" withoutany express or implied warranty of any kind including but not limited to the impliedwarranties of merchantability and fitness for a particular purpose. In no event shall The Cityof Schertz be liable for any special, indirect, or consequential damages or any damages whatsoever arising out of or in connection with the use of or performance of these materials. Information published in this product could include technical inaccuracies or typographical errors. Periodical changes may be added to the information herein. The Cityof Schertz may make improvements and/or changes in the product(s) described herein atany time.* City of Schertz Parcel ID: 64558 : E FM 1 5 1 8 N (1104 3 9 ) 75 MASK E R D (1373 4 8 ) 49 MASK E R D (645 8 7 ) E FM 1 5 1 8 N (6455 8 ) E FM 1 5 1 8 N (6456 1 ) E FM 1 5 1 8 (110 4 3 1 ) E FM 1 5 1 8 N (645 5 7 ) 3288 E FM 1 5 1 8 N (169 5 1 2 ) E FM 1 5 1 8 N (6462 6 ) E FM 1 5 1 8 N (646 4 0 ) 2974 B E R I N G E R B L V D (1833 1 1 ) 1 2 3 4 5 6 7 8 9 1011 1. 301 6 L A P O S T O L L E C I R ( 1 8 3 3 0 3 ) 2. 301 2 L A P O S T O L L E C I R ( 1 8 3 3 0 4 ) 3. 300 8 L A P O S T O L L E C I R ( 1 8 3 3 0 5 ) 4. 300 4 L A P O S T O L L E C I R ( 1 8 3 3 0 6 ) 5. 300 0 L A P O S T O L L E C I R ( 1 8 3 3 0 7 ) 6. 312 8 M A L B A C D R ( 1 9 1 6 7 5 ) 7. 313 2 M A L B A C D R ( 1 8 3 3 0 9 ) 8. 313 6 M A L B A C D R ( 1 8 3 3 1 0 ) 9. 312 5 M A L B A C D R ( 1 8 3 3 1 8 ) 10. 31 2 9 M A L B A C D R ( 1 9 2 0 7 5 ) 11. 31 3 3 M A L B A C D R ( 1 8 3 3 2 0 ) APZ II E F M 1 5 1 8 N O A K S T RUSTI C A C R E S T R I A N G L E R A N C H BERIN G E R B L V D SAVAN N A H D R CREPE M Y R T L E L N J A M E S A G E E D R S H A R P H I L L BETTY JOE LN LAPO S T O L L E C I R D E S T I N Y A C R E S JANE ADD A M S D R MONDA V I C R E S T Z A B A C O S T B L U E M O O N S P U R M U S C A T W A Y M A L B A C D R H E S S B L V D S O N O M A B L V D BUCK M O U N T A I N B E T T Y J O E L N PASSE R I N A S P U R T O S C A N A W A Y O L E A N D E R D R C H E R R Y B L O S S O M D R M E S Q U I T E C H A S E K I T T Y H A W K R D STAMPEDE RANCH F R A N K B A U M D R CASILL E R O S T CACTU S P A T C H MASKE R D 0 300 600 900150Feet Project Boundary City Limits Schertz ETJ Boundary 200' Buffer Air Installation Compatible Use Zone Accident Potential Zones APZ I APZ II Clear Zone From: Christopher Duffett <christopher.duffett@gmail.com> Sent: Tuesday, September 16, 2025 12:11 PM To: Daisy Marquez Cc: Carolee Hinojosa; Melanie Cofressi Subject: OPPOSITION to PLZC20250062 and concerns over current zone change proposal Follow Up Flag: Follow up Flag Status: Flagged Good afternoon, My name is Chris Duffett I am on the board of directors for the Kensington Ranch Homeowners Association representing 916 homeowners in Schertz and Selma. Additionally, I am a resident of Schertz. It has been brought to our attention through public notice that a plot near our neighborhood is under consideration for rezoning from GB-2 to R-2. This is zone change case is PLZC20250062. Our association has many concerns with this zone change. First it is our belief, given past land-developer efforts in this zone, this zone change request will ultimately be used to connect this plot to two adjacent properties to open this area for large-scale residential development. This property (map attached) is currently land-locked and rezoning this plot to R-2 will connect the three plots into a potential large R-2 community. Development of these three plots into a single community would have a significant negative impact on traffic, utilities and infrastructure in this area. Unfortunately, it is our association’s experience with other development planning efforts in Schertz, Selma and Universal City, that minimal impact studies (education, APZ, traffic, utilities, etc.) are completed prior to these plots being approved/developed. Additionally, inter-city coordination is lacking-- as was evidenced with the Universal City synchronization on the proposed Cibolo Farms joint development (PLZC20240256) earlier this year. This lack of coordination and fore thought eventually led to this specific rezone being voted down at council. One key aspect to its failure was its encroachment of the APZ. This proposed rezone (PLZC20250062) encourages development in a zone that would have significant negative impact on traffic, utilities and infrastructure and was specifically highlighted as an AREA OF HIGHEST CONCERN in the 2017 JBSA – Randolph AICUZ study. According to the 2017 JBSA – Randolph AICUZ study (link below), this area is in direct conflict of the APZ-II. Furthermore, Appendix A-3 Land Use Compatibility tables (attached) defines APZ-II recommended usage for single units detached as “RECOMMENDED” but with a density recommendation of a “Maximum density of two dwelling unit/acre”. All other single detached units are simply NOT RECOMMENDED. Additionally, the Land Use Compatibility Analysis (Fig 6.7 – attached) highlights this area labeled as the “Universal City ETJ” as an “AREA OF HIGHEST CONCERN FOR FUTURE DEVELOPMENT”. The language could not be clearer, JBSA does not support more development in the APZ-II. With the introduction of the new T-7A aircraft, new flying volume at the base and the economic impact, the positive relationship amongst the city of Schertz, JBSA-Randolph and the Department of the Air Force must be cultivated and maintained. Approving rezoning action that promotes development in areas JBSA- Randolph has listed as an “AREA OF HIGHEST CONCERN FOR FUTURE DEVELOPMENT” does not cultivate or maintain that relationship. Kensington Ranch consists of citizens of both Schertz and Selma; our community has always been united when working with both of our cities. We love our respective cities and want to see our homes and families’ flourish. To be clear, we understand change and development will happen. However, this or any future development cannot occur in a vacuum or independent of inter-city coordination and community partner desires. The members of Kensington Ranch request both the PNZ commission and Schertz City Council deny the request for the rezone of PLZC20250062. Respectfully, Chris Duffett Board Member, Kensington Ranch Homeowners Association 3400 Woodlawn Farms Schertz, Texas. 78154 (609) 706-2819 FINAL Randolph AICUZ Study PDF Document · 38.5 MB R-2 GB PDD GB-2GB GB APZ II APZ I C i t y o f S c h e r t z BUCK MOUN T A I N E FM 1518 N T R I A N G L E R A N C H BERIN G E R B L V D R O Y C E R A N C H R D D O U B L E D I A M O N D MOND A V I CREST LAPO S T O L L E CIR P A I N T E D R I V E R Z A B A C O S T B L U E M O O N S P U R M A L B A C D R RUSTI C ACRES S O N O M A B L V D SAVAN N A H D R SAVANNAH DR PASSE R I N A S P U R CASIL L E R O S T MASKE R D CACTU S P A T C H GB-2 GB-2 R-2 GB PDD GB GB APZ II APZ I C i t y o f S c h e r t z BUCK MOUN T A I N E FM 1518 N H E S S B L V D T R I A N G L E R A N C H BERIN G E R B L V D R O Y C E R A N C H R D D O U B L E D I A M O N D MONDA V I C R E S T LAPO S T O L L E CIR P A I N T E D R I V E R Z A B A C O S T B L U E M O O N S P U R M A L B A C D R S O N O M A B L V D RUSTI C ACRES SAVAN N A H D R SAVANNAH DR PASSE R I N A S P U R CASILL E R O S T MASKE R D CACTU S P A T C H : Zoning District (PRE) Pre-Development (PDD) Planned Development (PUB) Public Use (R-A) Single-family Residential/Agricultural (R-1) Single-Family Residential (R-2) Single-Family Residential (R-3) Two-Family Residential (R-4) Apartment/Multi-Family Residential (R-6) Single-family Residential (R-7) Single-family Residential (AD) Agricultural District (GH) Garden Home/Single-Family Residential (Zero Lot Line) (TH) Townhome (MHS) Manufactured Home Subdivision (MHP) Manufactured Home Parks (GB) General Business (GB-2) General Business II (NS) Neighborhood Services (OP) Office and Professional (MSMU) Main Street Mixed Use (MSMU-ND) Main Street Mixed Use New Development (M-1) Manufacturing (Light) (M-2) Manufacturing (Heavy) (DVL) Development Agreement (Delayed Annexation) Zoning Project 0 500 1,000 1,500 2,000250 Feet This product is for informational purposes and may not have been prepared for or be suitable for legal, engineering, or surveying purposes. It does not represent an on-the-ground survey and represents only the approximate relative location of property boundaries. City of Schertz, GIS Specialist: Alexa Venezia, avenezia@schertz.com (210) 619-1174 Last Update: Aug 26, 2025 CURRENT PROPOSED GUADALUPE COUNTY PARCEL ID: 64558 PROPOSED ZONE CHANGE 4Q24 Demographic Report 2.9 3.1 3.1 3.5 3.5 3.3 3.3 3.4 3.7 3.8 01234 Guadalupe Co. Comal Co. San Antonio MSA Texas US Unemployment Rate, Year Over Year Dec‐24 Dec‐23 2 Local Economic Conditions 3 12.6 3.4 3.5 3.7 0 2 4 6 8 10 12 14 Se p ‐19 No v ‐19 Ja n ‐20 Ma r ‐20 Ma y ‐20 Ju l ‐20 Se p ‐20 No v ‐20 Ja n ‐21 Ma r ‐21 Ma y ‐21 Ju l ‐21 Se p ‐21 No v ‐21 Ja n ‐22 Ma r ‐22 Ma y ‐22 Ju l ‐22 Se p ‐22 No v ‐22 Ja n ‐23 Ma r ‐23 Ma y ‐23 Ju l ‐23 Se p ‐23 No v ‐23 Ja n ‐24 Ma r ‐24 Ma y ‐24 Ju l ‐24 Se p ‐24 No v ‐24 Unemployment Rate, Sept 2019 –Dec 2024 San Antonio MSA Texas 3 Local Economic Conditions San Antonio International Airport •Broke ground on third terminal at end of 2024 •Estimated total cost = $2.5 billion •Third terminal will anchor the expansion &  improvement project housing as many as 17  new gates spanning approx. 850,000 sq. ft.  •Will include concessions and lounge areas  while housing new Federal Inspection Station  to accommodate expanded international air  service •Expected to generate $3.2 billion in revenue  for the city over 15 years •New ground loading facility also added at  Terminal A including new passenger gates and  overnight aircraft parking •The third terminal is scheduled for completion  in 2028 4 Housing Activity by MSA © 2022 Zonda 18,503 19,046 0 5,000 10,000 15,000 20,000 25,000 2014Q4 2015Q4 2016Q4 2017Q4 2018Q4 2019Q4 2020Q4 2021Q4 2022Q4 2023Q4 2024Q4 Annual Housing Starts vs. Annual Closings Annual Housing Starts Annual Closings Source:  Zonda San Antonio New Home Starts & Closings Key Trends Starts:  +26% YOY / +6% QOQ Closings:  +4% YOY / +6% QOQ Closings Exceed Starts by 543 Homes 6 SCUC ISD Housing Market Analysis Average New vs. Existing Home Sale Price, 2013 - 2024 • The average new home sale price in SCUC ISD has risen 54% between 2014 and 2024, an increase of more than $135,200 • The average existing home sale price in SCUC ISD has risen 85% in the last 10 years, an increase of more than $158,800 Avg New Home Avg Existing Home 2014 $250,897 $187,097  2015 $262,532 $181,881  2016 $284,037 $189,189  2017 $297,182 $197,710  2018 $328,762 $221,637  2019 $314,299 $234,868  2020 $318,065 $247,691  2021 $345,858 $257,537  2022 $431,606 $327,526  2023 $422,149 $333,286  2024 $386,156 $345,921  $0 $50,000 $100,000 $150,000 $200,000 $250,000 $300,000 $350,000 $400,000 $450,000 $500,000 2014 2015 2016 2017 2018 2019 2020 2021 2022 2023 2024 New Home Price Existing Home Price 7 San Antonio New Home Ranking Report ISD Ranked by Annual Closings –4Q24 * Based on additional Zonda Education housing research Rank District Name Annual Starts Annual Closings Inventory VDL Future 1NORTHSIDE ISD (BEXAR) 3,739 3,920 1,909 6,114 21,246 2COMAL ISD 2,691 3,028 1,670 4,843 21,591 3MEDINA VALLEY ISD 2,377 2,410 1,232 5,228 27,810 4EAST CENTRAL ISD 2,513 2,230 1,243 4,351 24,478 5SOUTHWEST ISD 1,301 1,328 628 2,269 7,296 6 JUDSON ISD 615 899 207 547 871 7SCUC ISD 787 894 391 2,113 5,896 8NAVARRO ISD 841 832 453 1,290 6,635 9 BOERNE ISD 777 761 497 1,545 9,427 10 SOUTHSIDE ISD 700 730 322 927 16,702 11 NEW BRAUNFELS ISD 656 589 407 854 6,164 12 NORTH EAST ISD 397 361 234 906 5,196 13 SEGUIN ISD 325 342 204 668 5,384 14 SOUTH SAN ANTONIO ISD 300 238 164 86 790 15 MARION ISD 230 174 139 327 4,559 16 FLORESVILLE ISD 116 137 49 227 0 17 SAN ANTONIO ISD 59 87 126 305 772 18 LYTLE ISD 91 76 44 319 1,046 19 PLEASANTON ISD 54 61 25 72 0 20 ALAMO HEIGHTS ISD 3 41 8 15 19 0 200 400 600 800 1,000 1,200 1,400 2018 2019 2020 2021 2022 2023 2024 Annual Starts Annual Closings 8 District New Home Starts and Closings Starts 2018 2019 2020 2021 2022 2023 2024 Closings 2018 2019 2020 2021 2022 2023 2024 1Q 175 201 237 294 349 103 189 1Q 133 138 165 190 181 280 235 2Q 180 176 197 300 393 187 260 2Q 185 211 249 258 227 247 249 3Q 177 207 261 265 174 241 163 3Q 185 240 286 268 218 199 200 4Q 185 198 232 319 63 157 161 4Q 161 179 213 196 334 155 214 Total 717 782 927 1,178 979 688 773 Total 664 768 913 912 960 881 898 9 District Housing Overview by Elementary Zone Elementary Annual  Starts Quarter  Starts Annual  Closings Quarter  Closings Under  Const.Inventory Vacant  Dev. Lots Future CIBOLO VALLEY 76 11 123 30 13 33 118 36 GREEN VALLEY00000 0 00 PASCHAL 10321 141242 ROSE GARDEN 234 64 230 53 85 137 827 2,499 SCHERTZ 0 0210 0 1 060 SIPPEL 298 70 277 68 76 154 729 1,817 WATTS 47 7 80 20 8 16 15 580 WIEDERSTEIN 131 9 160 41 13 49 383 662 Grand Total 787 161 894 214 196 391 2,113 5,896 Highest activity in the category Second highest activity in the category Third highest activity in the category • The district has 23 actively building subdivisions • Within SCUC ISD there are 6 future subdivisions in various stages of planning • Of these, groundwork is underway on more than 500 lots within 6 subdivisions • 462 lots were delivered in the 4 th quarter 10 District Housing Overview Mont Blanc • 100 total future lots • Preliminary plat approved Jan 2023 • Groundwork underway on all lots 11 Residential Activity Homestead • 1,470 total lots • 783 future lots • 296 vacant developed lots • 20 homes under construction • 339 homes occupied • Started 66 homes in last 12 months; started 16 homes in 4Q24 • Equipment on site for 62 lots in Phase 11 • $400K - $700K January 24, 2025 12 Residential Activity Saddle Creek Ranch • 807 total lots • 36 future lots • 61 vacant developed lots • 7 homes under construction • 690 homes occupied • Closed 61 homes in last 12 months; closed 16 homes in 2Q24 • Groundwork underway on remaining lots • $290K+ Grace Valley – Cibolo Farms • 331 total lots • 186 future lots • 124 vacant developed lots • 17 homes under construction • First homes started 4Q24 • Lennar January 24, 2025 13 Residential Activity Grace Valley • 868 total lots • 557 future lots • 163 vacant developed lots • 16 homes under construction • 128 homes occupied • Closed 123 homes in last 12 months; closed 32 homes in 4Q24 • Groundwork underway on 111 lots in Phase 3A • Lennar • $237K+ January 24, 2025 14 Residential Activity Venado Crossing • 507 total lots • 311 future lots • 15 vacant developed lots • 8 homes under construction • 165 homes occupied • Closed 48 homes in last 12 months; closed 20 homes in 4Q24 • Groundwork underway on 61 lots in Phase 4 • $350K+ Steele Creek • 940 total lots • 335 future lots • 118 vacant developed lots • 1 home under construction • 474 homes occupied • Closed 98 homes in last 12 months; closed 25 homes in 4Q24 • Delivered 111 lots for homebuilding in 4Q24 • DR Horton • $365K+ 15 Residential Activity Saddlebrook Ranch • 635 total lots • 335 future lots • 287 vacant developed lots • 12 homes under construction • Started first homes 3Q24 • Delivered 132 lots for homebuilding in Phase 4 & 5 in 4Q24 • Ashton Woods • $362K+ January 24, 2025 16 Residential Activity Crossvine • 1,017 total lots • 168 future lots • 291 vacant developed lots • 19 homes under construction • 516 homes occupied • Started 56 homes in last 12 months; started 15 homes in 4Q24 • $400K+ Clearwater Creek • 1,156 total future lots • Prelim plat Phase 1 (104 lots) approved April 2022 • Groundwork underway on Phase 1 • Lennar 17 Residential Activity January 24, 2025 18 Housing Market Trends: Multi‐family market‐December 2024 • There are 618 multifamily units under construction, 318 of which are single family rental homes • There are nearly 1,300 future multifamily units in various stages of planning across the district 19 District Multifamily Overview 20 Multi‐Family Activity January 24, 2025 Aviator 1518 • 300 apartment units under construction • Groundwork started early 2024 • Estimated lease date late spring 2025 21 Multi‐Family Activity Schertz Station • 318 single-family rental homes under construction • Groundwork started July 2024 • Estimated lease date August 2025 January 24, 2025 • There are 287 students residing in 2,472 multifamily units across the district • The overall district multifamily yield is 0.116 22 District Multifamily Yield 2,065 1,9111,988 1,690 0 500 1,000 1,500 2,000 2,500 2023/24 2024/25 Newcomers Leavers 23 Newcomers and Leavers +77 +221 24 Birth Rate Analysis Kindergarten Enrollment District Births Ratio 2006 (2011/12) 827 568 1.456 2007 (2012/13) 862 695 1.240 2008 (2013/14) 937 745 1.258 2009 (2014/15) 985 758 1.299 2010 (2015/16) 989 779 1.270 2011 (2016/17) 995 790 1.259 2012 (2017/18) 1,009 860 1.173 2013 (2018/19) 982 838 1.172 2014 (2019/20) 1,048 874 1.199 2015 (2020/21) 951 900 1.057 2016 (2021/22) 935 978 0.956 2017 (2022/23) 819 900 0.910 2018 (2023/24) 788 962 0.819 2019 (2024/25) 739 913 0.809 2020 (2025/26) 699 867 0.806 2021 (2026/27) 763 946 0.807 2022 (2027/28) 750 934 0.803 2023 (2028/29) 776 972 0.798 0 200 400 600 800 1000 1200 Schertz‐Cibolo‐U City ISD KG Enrollment vs. District Births Kindergarten Enrollment District Births 25 Yellow box = largest grade per year Green box = second largest grade per year Ten  Year Forecast by Grade Level Year (Oct.) EE/PK K 1st 2nd 3rd 4th 5th 6th 7th 8th 9th 10th 11th 12th Total Total  Growth % Growth 2020/21 325 951 1,019 1,040 1,077 1,135 1,143 1,232 1,248 1,219 1,293 1,394 1,305 1,292 15,673 2021/22 455 935 997 1,019 1,074 1,116 1,124 1,221 1,287 1,318 1,428 1,347 1,305 1,264 15,890 217 1.4% 2022/23 436 819 962 998 1,077 1,114 1,067 1,133 1,230 1,306 1,478 1,371 1,247 1,283 15,521 ‐369 ‐2.3% 2023/24 430 788 838 967 997 1,090 1,079 1,097 1,178 1,264 1,435 1,459 1,238 1,286 15,146 ‐375 ‐2.4% 2024/25 444 737 814 895 989 1,018 1,121 1,116 1,112 1,232 1,469 1,403 1,394 1,202 14,946 ‐200 ‐1.3% 2025/26 452 715 766 853 925 1,022 1,057 1,171 1,147 1,150 1,415 1,438 1,354 1,374 14,839 ‐107 ‐0.7% 2026/27 458 780 747 805 886 972 1,051 1,094 1,207 1,189 1,315 1,388 1,374 1,352 14,618 ‐221 ‐1.5% 2027/28 461 768 815 789 838 922 998 1,091 1,120 1,253 1,370 1,286 1,335 1,363 14,409 ‐209 ‐1.4% 2028/29 463 797 806 858 825 877 953 1,038 1,119 1,160 1,436 1,342 1,237 1,326 14,237 ‐172 ‐1.2% 2029/30 463 811 826 836 888 851 903 988 1,057 1,161 1,331 1,406 1,287 1,232 14,040 ‐197 ‐1.4% 2030/31 463 833 840 860 865 918 878 938 1,015 1,098 1,335 1,303 1,352 1,279 13,977 ‐63 ‐0.4% 2031/32 463 850 867 874 894 900 948 913 961 1,052 1,264 1,307 1,252 1,343 13,888 ‐89 ‐0.6% 2032/33 463 862 877 899 906 926 929 985 935 997 1,207 1,237 1,254 1,246 13,723 ‐165 ‐1.2% 2033/34 463 885 890 910 931 939 957 966 1,009 970 1,146 1,184 1,185 1,247 13,682 ‐41 ‐0.3% 2034/35 463 902 917 924 943 965 971 995 991 1,047 1,115 1,124 1,140 1,180 13,677 ‐50.0% 26 Ten  Year  Forecast by Campus Yellow box = exceeds Functional capacity Pink box = exceeds Max capacity Fall ENROLLMENT PROJECTIONS Campus  Functional  Capacity Max  Capacity 2024/25 2025/26 2026/27 2027/28 2028/29 2029/30 2030/31 2031/32 2032/33 2033/34 2034/35 CIBOLO VALLEY EL 1,038 1,200 591 535 523 519 510 512 521 526 534 544 554 GREEN VALLEY EL 732 899 503 481 463 469 462 453 451 450 450 448 449 NORMA PASCHAL EL 704 871 574 556 545 521 531 524 528 527 530 531 531 ROSE GARDEN EL 1,031 1,200 861 838 814 813 814 830 856 876 906 936 969 SCHERTZ EL 683 1,017 663 635 618 571 561 561 564 556 553 550 545 SIPPEL EL 704 997 641 625 628 645 647 665 689 707 731 757 783 WATTS EL 739 906 500 486 473 457 473 480 494 505 519 530 546 WIEDERSTEIN EL 704 997 564 577 584 598 628 650 676 701 710 722 737 ELEMENTARY TOTALS 4,897 4,733 4,648 4,593 4,626 4,675 4,779 4,848 4,933 5,018 5,114 Elementary Percent Change ‐4.17%‐3.35%‐1.80%‐1.18% 0.72% 1.06% 2.22%1.44% 1.75% 1.72% 1.91% Elementary Absolute Change ‐213 ‐164 ‐85 ‐55 33 49 104 69 85 85 96 JORDAN INT 888 1,126 811 781 754 752 711 675 665 694 728 737 755 SCHLATHER INT 832 1,116 724 740 683 615 607 607 556 569 583 585 599 WILDER INT 855 1,188 702 707 708 722 673 609 595 598 603 601 612 INTERMEDIATE TOTALS 2,237 2,228 2,145 2,089 1,991 1,891 1,816 1,861 1,914 1,923 1,966 Intermediate Percent Change 2.80%‐0.40%‐3.73%‐2.61%‐4.69%‐5.02%‐3.97% 2.48% 2.85% 0.47% 2.24% Intermediate Absolute Change 61 ‐9 ‐83 ‐56 ‐98 ‐100 ‐75 45 53 9 43 DOBIE JH 1,285 1,540 1,231 1,184 1,262 1,256 1,180 1,108 1,073 1,052 992 1,023 1,058 CORBETT JH 1,285 1,500 1,113 1,113 1,134 1,117 1,099 1,110 1,040 961 940 956 980 JUNIOR HIGH SCHOOL TOTALS 2,344 2,297 2,396 2,373 2,279 2,218 2,113 2,013 1,932 1,979 2,038 Junior High School Percent Change ‐4.01%‐2.01% 4.31%‐0.96%‐3.96%‐2.68%‐4.73%‐4.73%‐4.02% 2.43% 2.98% Junior High School Absolute Change ‐98 ‐47 99 ‐23 ‐94 ‐61 ‐105 ‐100 ‐81 47 59 CLEMENS HS 2,733 3,300 2,589 2,618 2,531 2,523 2,523 2,491 2,503 2,492 2,388 2,309 2,206 STEELE HS 2,733 3,200 2,790 2,871 2,806 2,739 2,726 2,673 2,674 2,582 2,464 2,361 2,261 ALSELC 89 92 92 92 92 92 92 92 92 92 92 HIGH SCHOOL TOTALS 5,468 5,581 5,429 5,354 5,341 5,256 5,269 5,166 4,944 4,762 4,559 High School Percent Change 0.92% 2.07%‐2.72%‐1.38%‐0.24%‐1.59% 0.25%‐1.95%‐4.30%‐3.68%‐4.26% High School Absolute Change 50 113 ‐152 ‐75 ‐13 ‐85 13 ‐103 ‐222 ‐182 ‐203 DISTRICT TOTALS 14,946 14,839 14,618 14,409 14,237 14,040 13,977 13,888 13,723 13,682 13,677 District Percent Change ‐1.32%‐0.72%‐1.49%‐1.43%‐1.19%‐1.38%‐0.45%‐0.64%‐1.19%‐0.30%‐0.04% District Absolute Change ‐200 ‐107 ‐221 ‐209 ‐172 ‐197 ‐63 ‐89 ‐165 ‐41 ‐5 27 Key Takeaways  Annual closings near 900 in 2024 Housing market remains cloudy with continued  high interest rates and looming tariffs   The district has more than 390 homes currently in  inventory and more than 2,100 vacant developed  lots available for builders Groundwork is underway on approx. 500 lots  within 6 subdivisions Schertz‐Cibolo‐Universal City ISD is forecasted to  enroll more than 14,000 students by 2029/30 14,946 14,040 13,677 12,500 13,000 13,500 14,000 14,500 15,000 15,500 16,000 16,500 Enrollment Projections FORECASTING CONSIDERATIONS • • • • • • 13,540 14,056 14,586 15,081 15,465 15,615 15,768 15,972 15,673 15,890 15,521 15,146 14,864 10,000 11,000 12,000 13,000 14,000 15,000 16,000 17,000 18,000 19,000 20,000 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021 2022 2023 2024-P # O F S T U D E N T S DISTRICT ENROLLMENT HISTORICAL ENROLLMENT 1.0% growth per year (153 students per year) 1.3% loss per year (-195 students per year) 3.4% growth per year (481 students per year) HISTORICAL ENROLLMENT BY CAMPUS LEVEL 5,261 5,446 5,512 5,716 5,783 5,811 5,899 5,547 5,596 5,406 5,110 4,895 2,125 2,211 2,326 2,253 2,252 2,344 2,445 2,375 2,345 2,200 2,176 2,226 2,210 2,211 2,341 2,421 2,453 2,403 2,363 2,467 2,605 2,536 2,442 2,324 4,460 4,718 4,902 5,075 5,127 5,210 5,265 5,284 5,344 5,379 5,418 5,419 0 1,000 2,000 3,000 4,000 5,000 6,000 7,000 2013 2014 2015 2016 2017 2018 2019 2020 2021 2022 2023 2024-P # O F S T U D E N T S CAMPUS LEVEL ENROLLMENT Elementary Intermediate Junior High High School ENROLLMENT HISTORY BY LEVEL –OCTOBER • • • • • • • STUDENT TRANSFERS PEIMS YEAR TRANSFER IN TRANSFER OUT DIFFERENCE 2012 216 681 -465 2013 212 704 -492 2014 244 647 -403 2015 302 702 -400 2016 297 907 -610 2017 290 1061 -771 2018 304 1079 -775 2019 296 1283 -987 2020 300 1591 -1291 2021 317 1981 -1664 2022 308 2695 -2387 2023 Data available in March First Year of Founders Charter School First Year of School of Science and Technology First Year of Legacy Traditional School STUDENT TRANSFERS IN VS. OUT 216 212 244 302 297 290 304 296 300 317 308 681 704 647 702 907 1,061 1,079 1,283 1,591 1,981 2,695 0 500 1,000 1,500 2,000 2,500 3,000 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021 2022 # O F S T U D E N T S STUDENT TRANSFERS IN vs OUT TRANSFER IN TRANSFER OUT School of Science and Technology Pre-K –8th Grade Legacy Traditional Pre-K –8th Grade Founders Academy K –12th Grade MAIN DESTINATIONS FOR TRANSFERS OUT 444 472 551 529 504 272 328 356 365 414 34 43 119 159 192 16 24 71 285 367 52 106 229 0 463 0 100 200 300 400 500 600 2018 2019 2020 2021 2022 2023 # O F S T U D E N T S TRANSFER DESTINATIONS Randolph ISD Founders Academy Great Hearts School of Science and Technology Judson ISD Legacy Traditional SO, HOW MANY STUDENTS WILL WE HAVE IN THE FUTURE? 14,056 15,081 15,615 15,972 15,890 15,146 14,661 14,217 14,007 14,036 14,162 10,000 11,000 12,000 13,000 14,000 15,000 16,000 17,000 18,000 19,000 20,000 # O F S T U D E N T S DISTRICT HISTORICAL ENROLLMENT AND PROJECTIONS ENROLLMENT PROJECTIONS o o o o PEIMS YEAR PROJECTED ENROLLMENT GROWTH (DECLINE) PERCENTAGE CHANGE 2023 15,146 -375 -2.42% 2024-P 14,864 -282 -1.86% 2025-P 14,661 -203 -1.37% 2026-P 14,451 -210 -1.43% 2027-P 14,217 -234 -1. 62% 2028-P 14,073 -144 -1.01% 2029-P 14,007 -66 -0.47% 2030-P 14,017 10 0.07% 2031-P 14,036 19 0.14% 2032-P 14,059 22 0.16% 2033-P 14,162 103 0.73% PEIMS YEAR PROJECTED ENROLLMENT GROWTH (DECLINE) PERCENTAGE CHANGE 2023 15,146 -375 -2.44% 2024-P 14,864 -282 -1.86% 2025-P 14,661 -203 -1.37% 2026-P 14,451 -210 -1.43% 2027-P 14,217 -234 -1. 62% 2028-P 14,073 -144 -1.01% 2029-P 14,007 -66 -0.47% 2030-P 14,017 10 0.07% 2031-P 14,036 19 0.14% 2032-P 14,059 22 0.16% 2033-P 14,162 103 0.73% ENROLLMENT PROJECTIONS o o o WHY HAS IT BECOME SO HARD TO PROJECT ENROLLMENT? o o o o o o FORECASTING CONSIDERATIONS • • • • •CAMPUS CAPACITY UNDERSTANDING CAMPUS CAPACITY o o o o o o o o o PLANNING USING OUR MAXIMUM CAPACITY o CAPACITY RELIEF TOOLS o o o o o o o o o ELEMENTARY CAPACITIES Campus Functional Capacity Max Capacity Previous Year Current PEIMS ENROLLMENT PROJECTIONS 2022 2023 2024 2025 2026 2027 2028 2029 2030 2031 2032 2033 CIBOLO VALLEY EL 891 1,200 761 657 611 587 589 594 594 608 617 620 627 637 % Max Capacity 63%55%51%49%49%49%49%51%51%52%52%53% GREEN VALLEY EL 673 924 586 533 497 482 469 497 506 524 535 537 535 529 % Max Capacity 63%58%54%52%51%54%55%57%58%58%58%57% NORMA PASCHAL EL 673 924 603 625 591 582 564 544 546 559 569 574 580 585 % Max Capacity 65%68%64%63%61%59%59%60%62%62%63%63% ROSE GARDEN EL 891 1,200 899 896 882 878 891 923 957 999 1,046 1,075 1,104 1,131 % Max Capacity 75%75%74%73%74%77%80%83%87%90%92%94% SCHERTZ EL 675 1,102 671 668 628 605 601 576 581 588 591 586 582 582 % Max Capacity 61%61%57%55%55%52%53%53%54%53%53%53% SIPPEL EL 675 1,058 742 672 679 690 721 756 782 827 867 904 961 1,030 % Max Capacity 70%64%64%65%68%71%74%78%82%85%91%97% WATTS EL 673 924 593 513 469 440 428 423 428 446 457 463 476 490 % Max Capacity 64%56%51%48%46%46%46%48%49%50%52%53% WIEDERSTEIN EL 675 1,058 551 546 538 544 527 517 529 549 568 574 587 602 % Max Capacity 52%52%51%51%50%49%50%52%54%54%55%57% ELEMENTARY TOTALS 5,826 8,390 5,406 5,110 4,895 4,808 4,790 4,830 4,922 5,099 5,250 5,335 5,453 5,587 % Max Capacity 64%61%58%57%57%58%59%61%63%64%65%67% Elementary Percent Change -3.40%-5.48%-4.21%-1.78%-0.37%0.83%1.91%3.59%2.96%1.63%2.20%2.46% Elementary Absolute Change -190 -296 -215 -87 -18 40 92 177 151 85 117 134 ELEMENTARY CAPACITIES 90% 92%94% 91% 97% 67% 20% 30% 40% 50% 60% 70% 80% 90% 100% 110% 2022 2023 2024 2025 2026 2027 2028 2029 2030 2031 2032 2033 % of MAXIMUM CAMPUS CAPACITY CIBOLO VALLEY EL GREEN VALLEY EL NORMA PASCHAL EL ROSE GARDEN EL SCHERTZ EL SIPPEL EL WATTS EL WIEDERSTEIN EL ELEMENTARY TOTALS INTERMEDIATE CAPACITIES Campus Functional Capacity Max Capacity Previous Year Current PEIMS ENROLLMENT PROJECTIONS 2022 2023 2024 2025 2026 2027 2028 2029 2030 2031 2032 2033 JORDAN INT 810 1,000 716 769 796 763 777 742 676 646 641 695 734 739 % Max Capacity 72%77%80%76%78%74%68%65%64%70%73%74% SCHLATHER INT 810 1,200 750 682 700 689 640 573 563 594 597 651 682 677 % Max Capacity 63%57%58%57%53%48%47%50%50%54%57%56% WILDER INT 810 1,250 734 725 730 743 748 739 683 627 616 654 681 685 % Max Capacity 59%58%58%59%60%59%55%50%49%52%54%55% INTERMEDIATE TOTALS 3,450 2,201 2,176 2,226 2,195 2,165 2,054 1,922 1,867 1,854 2,000 2,097 2,101 % Max Capacity 64%63%65%64%63%60%56%54%54%58%61%61% Intermediate Percent Change -6.13%-1.09%2.30%-1.39%-1.37%-5.13%-6.43%-2.86%-0.70%7.87%4.85%0.19% Intermediate Absolute Change -144 -24 50 -31 -30 -111 -132 -55 -13 146 97 4 INTERMEDIATE CAPACITIES 74% 61% 20% 30% 40% 50% 60% 70% 80% 90% 100% 110% 2022 2023 2024 2025 2026 2027 2028 2029 2030 2031 2032 2033 % of MAXIMUM CAMPUS CAPACITY JORDAN INT SCHLATHER INT WILDER INT INTERMEDIATE TOTALS JUNIOR HIGH CAPACITIES Campus Functional Capacity Max Capacity Previous Year Current PEIMS ENROLLMENT PROJECTIONS 2022 2023 2024 2025 2026 2027 2028 2029 2030 2031 2032 2033 DOBIE JH 1,300 1,540 1,348 1,316 1,229 1,194 1,228 1,196 1,152 1,058 1,009 1,025 1,025 1,109 % Max Capacity 88%85%80%78%80%78%75%69%66%67%67%72% CORBETT JH 1,080 1,500 1,188 1,126 1,095 1,096 1,103 1,111 1,114 1,083 1,001 936 924 989 % Max Capacity 79%75%73%73%74%74%74%72%67%62%62%66% JUNIOR HIGH SCHOOL TOTALS 3,040 2,537 2,442 2,324 2,290 2,331 2,307 2,266 2,141 2,010 1,961 1,949 2,098 % Max Capacity 83%80%76%75%77%76%75%70%66%65%64%69% Junior High School Percent Change -2.62%-3.71%-4.83%-1.46%1.79%-1.03%-1.78%-5.52%-6.12%-2.44%-0.61%7.64% Junior High School Absolute Change -68 -94 -118 -34 41 -24 -41 -125 -131 -49 -12 149 JUNIOR HIGH CAPACITIES 72% 66% 69% 20% 30% 40% 50% 60% 70% 80% 90% 100% 110% 2022 2023 2024 2025 2026 2027 2028 2029 2030 2031 2032 2033 % of MAXIMUM CAMPUS CAPACITY DOBIE JH CORBETT JH JUNIOR HIGH SCHOOL TOTALS HIGH SCHOOL CAPACITIES Campus Functional Capacity Max Capacity Previous Year Current PEIMS ENROLLMENT PROJECTIONS 2022 2023 2024 2025 2026 2027 2028 2029 2030 2031 2032 2033 CLEMENS HS 2,700 3,300 2,544 2,563 2,576 2,550 2,469 2,419 2,397 2,400 2,418 2,383 2,292 2,183 % Max Capacity 77%78%78%77%75%73%73%73%73%72%69%66% STEELE HS 2,160 3,200 2,716 2,700 2,688 2,663 2,541 2,452 2,411 2,345 2,330 2,202 2,113 2,038 % Max Capacity 85%84%84%83%79%77%75%73%73%69%66%64% HIGH SCHOOL TOTALS 6,650 5,381 5,418 5,419 5,368 5,165 5,026 4,963 4,900 4,903 4,740 4,560 4,376 % Max Capacity 81%81%81%81%78%76%75%74%74%71%69%66% High School Percent Change 0.69%0.71%0.02%-0.94%-3.78%-2.69%-1.25%-1.27%0.06%-3.32%-3.80%-4.04% High School Absolute Change 37 38 1 -52 -204 -137 -64 -63 3 -163 -180 -183 HIGH SCHOOL CAPACITIES 66% 64% 66% 20% 30% 40% 50% 60% 70% 80% 90% 100% 110% 2022 2023 2024 2025 2026 2027 2028 2029 2030 2031 2032 2033 % of MAXIMUM CAMPUS CAPACITY CLEMENS HS STEELE HS HIGH SCHOOL TOTALS FORECASTING CONSIDERATIONS • • • • • •BONDING CAPACITY PROJECTING BONDING CAPACITY -SCUC o PROJECTING TAX REVENUE o ASSUMES NO REFINANCING FOR BOND SAVINGS o DEFEASING PRINCIPAL o MODEST PROPERTY VALUE GROWTH o 4.0% ANNUAL INCREASE FOR 2024-2028 o 2.0% ANNUAL INCREASE FOR 2029-2033 o AS DEBT IS RESTRUCTURED AND PROPERTY VALUES INCREASE, WE BEGIN TO HAVE SOME BONDING CAPACITY o CAPACITY FOR ADDITIONAL DEBT IS LOWER AT FIRST, MORE IN LATER YEARS o FORECASTING USING THREE OPTIONS FOR I&S TAX RATE o $0.47 PER $100 OF VALUATION (CURRENT), $0.48 PER $100 VALUATION, AND $0.49 PER $100 VALUATION PROJECTED AVAILABLE BOND DOLLARS $215 $246 $278 $312 $347 $362 $380 $399 $419 $438 $284 $316 $351 $388 $426 $442 $463 $483 $505 $526 $- $50 $100 $150 $200 $250 $300 $350 $400 $450 $500 $550 2024 2025 2026 2027 2028 2029 2030 2031 2032 2033 BO N D C A P A C I T Y I N M I L L I O N S SCUC Bond Capacity by Year & Rate Bond Capacity 47¢Bond Capacity 48¢Bond Capacity 49¢ PROJECTING FACILITY COSTS -SCUC o o o o o o o o o o o PROJECTING FACILITY COSTS -SCUC YEAR High School Junior High Elementary/ Intermediate 2024 $ 235,000,000 $ 113,000,000 $ 72,000,000 2025-P $ 242,050,000 $ 116,390,000 $ 74,160,000 2026-P $ 246,891,000 $ 118,717,800 $ 75,643,200 2027-P $ 251,828,820 $ 121,092,156 $ 77,156,064 2028-P $ 256,865,396 $ 123,513,999 $ 78,699,185 2029-P $ 262,002,704 $ 125,984,279 $ 80,273,169 2030-P $ 267,242,758 $ 128,503,965 $ 81,878,632 2031-P $ 272,587,614 $ 131,074,044 $ 83,516,205 2032-P $ 278,039,366 $ 133,695,525 $ 85,186,529 2033-P $ 283,600,153 $ 136,369,435 $ 86,890,260 2034-P $ 289,272,156 $ 139,096,824 $ 88,628,065 PROJECTED BOND CAPACITIES VS. CONSTRUCTION COSTS $0 $100,000,000 $200,000,000 $300,000,000 $400,000,000 $500,000,000 $600,000,000 2024 2025 2026 2027 2028 2029 2030 2031 2032 2033 BONDING CAPACITY VS CONSTRUCTION COSTS JUNIOR HIGH Bond Capacity 47¢Bond Capacity 48¢Bond Capacity 49¢ PROJECTED BOND CAPACITIES VS. CONSTRUCTION COSTS $0 $100,000,000 $200,000,000 $300,000,000 $400,000,000 $500,000,000 $600,000,000 2024 2025 2026 2027 2028 2029 2030 2031 2032 2033 BONDING CAPACITY VS CONSTRUCTION COSTS JUNIOR HIGH Bond Capacity 47¢Bond Capacity 48¢Bond Capacity 49¢ Estimated $41 M in HVAC needs over the next 10 years Estimated $9 M in Ancillary Systems needs over the next 10 years Estimated $40 M in Building and Site needs over the next 10 years TAKE AWAYS…. o o o o o o o o o QUESTIONS/COMMENTS An Example Not Received By This APPLICATION An Example Not Received By This APPLICATION Patrick W. Christensen 315 E Commerce, Suite 304 Attorney at Law San Antonio, Texas 78205 patrick@christensensatx.com Telephone: 210.320.2540 July 7, 2025 Planning Department City of Schertz 1400 Schertz Parkway, Building 1 Schertz, Texas 78154 Re: Revised Letter of Intent for Rezoning Application for the Property Located South of Savannah Drive, Schertz, Texas; Our File No. 9492.006. Dear City of Schertz: Attached please find a rezoning application for the Biegert Tract located South of Savannah Drive, Schertz, Texas. The Subject Property is currently zoned “GB-2” General Business. The rezoning application is requesting the R-2 zoning designation. The Subject Property is located within the APZ II. The purpose and intent of the requested rezoning is to allow the vacant property to be developed as a single-family subdivision with a total of 64 lots (2.0 units/acre). The rezoning application is for 32.0 acres of the total 58.07 acre project. The remaining acreage not rezoned will be developed with its current R-2 zoning designation. The developer is willing to record a deed restriction limiting the rezoned area to only 64 single-family homes. Patrick W. Christensen is the owner’s authorized agent in this rezoning application. Additionally, the applicant would like to move forward with the application with the JBSA letter dated May 22, 2025, and signed by Timothy A. Woliver. In conclusion, the proposed project is compatible with the surrounding single family land uses. This request will not permanently injure the property rights of owner(s) of all real property affected by the proposed zoning change. This request will not adversely affect the health, safety, or welfare of the general public. If you have any questions, please feel free to contact me. Sincerely, BY: Patrick W. Christensen Attorney at Law PLANNING AND ZONING COMMISSION MEETING: 10/01/2025 Agenda Item 5 D   TO:Planning and Zoning Commission PREPARED BY:William Willingham, Planner SUBJECT:PLZC20250215 - Hold a public hearing and make a recommendation on request to rezone approximately 11.03 acres of land from Pre-Development District (PRE) to Agricultural District (AD), generally known as 7703 Trainer Hale Road, approximately 1,700 feet north from the intersection of Trainer Hale Road and IH-10, more specifically known as Bexar County Parcel Identification Number 339346, City of Schertz, Bexar County, Texas.  BACKGROUND Per the applicant's letter of intent, the applicant is proposing to rezone approximately 11.03 acres of land from Pre-Development District (PRE) to Agricultural District (AD) with plans to construct a second home on the property and an accessory agricultural structure. The property is currently unplatted with an existing home on site. In 2010, the subject property was annexed into the City of Schertz through Ordinance 10-A-20 and was provided the Pre-Development District (PRE) zoning designation. Later in 2024, properties directly adjacent to the subject site were annexed into the City of Schertz and were provided the Agricultural District (AD) zoning designation through Ordinance 24-S-24. The applicant purchased this property in 2013, thus preventing the current property owner from selecting a desired zoning district upon annexation. The applicant is now requesting a rezone to Agricultural District (AD) which is consistent with the surrounding area.  On September 19, 2025, thirteen (13) public notices were mailed to the surrounding properties within a 200-foot boundary of the subject property including one public notice sent to SCUCISD. At the time of the staff report, zero (0) responses in favor, zero (0) responses neutral, and zero (0) responses in opposition have been received. A public hearing notice will be published in the "San Antonio Express" prior to the City Council Meeting. Additionally one (1) sign was placed on the subject property by the applicant.  Subject Property:   Zoning Land Use Existing Pre-Development District (PRE)Residential and Agricultural Use  Proposed Agricultural District (AD)Residential and Agricultural Use Adjacent Properties:    Zoning Land Use North Agricultural District (AD)Private Road - Dusty Fields  South Pre-Development District (PRE)Residential and Undeveloped East Agricultural District (AD), Right-of-Way Undeveloped, Trainer Hale Road (Principal Arterial) West Agricultural District (AD)Agricultural  GOAL Per the applicant's letter of intent, the applicant is proposing to rezone approximately 11.03 acres of land from Per the applicant's letter of intent, the applicant is proposing to rezone approximately 11.03 acres of land from Pre-Development District (PRE) to Agricultural District (AD) with plans to construct a second home on the property and an accessory structure for agricultural equipment.     Dimensional and Developmental Standards (Sec. 21.5.7.B)    Min Lot Size Dimensions (Ft.) Min Yard Setbacks (Ft.) Misc. Lot Requirements  Code Zoning District Area (Sq Ft) Width (Ft) Depth (Ft) Front (Ft) Side (Ft) Rear (Ft) Max. Height (Ft) Max. Impervious Coverage Existing (PRE)Pre-Development District N/A N/A N/A N/A N/A N/A N/A N/A Proposed (AD)Agricultural District  217,800 100 100 25 25 25 35 30% COMMUNITY BENEFIT It is the City’s desire to promote safe, orderly, efficient development and ensure compliance with the City’s vision of future growth.  SUMMARY OF RECOMMENDED ACTION 1. Whether the proposed zoning change implements the policies of the adopted Comprehensive Land Plan, or any other applicable adopted plans. The Comprehensive Land Plan is a guiding document for the long-range vision of Schertz and designates this area as "Regional Corridor." The Regional Corridor designation is intended for commercial and entertainment areas along major thoroughfares that serve populations within the city and the broader region. Agricultural District (AD) is intended for agricultural conservation areas on lots over five acres, and in areas where development is premature due to lack of utilities.  Although the subject property’s zoning request differs from the Future Land Use Map’s designation, the proposed Agricultural Disctrict (AD) is consistent with the Comprehensive Land Plan.  The Future Land Use Map within the Comprehensive Land Use Plan is a guiding document for determining appropriate land uses and development types for the future vision of Schertz. However, the existing conditions and existing land uses must be considered when reviewing zoning applications. The proposed zone change has been brought forth by the owner of the property, who purchased this land in 2013 zoned as Pre-Development District (PRE). In 2024, properties directly adjacent to the subject site were annexed into the City of Schertz and were provided the Agricultural District (AD) zoning designation through Ordiance 24-S-24. The applicant intends to construct a single family home in the future which is consistent with the existing character of the surrounding area.  If the subject property were proposed to be developed more intensively in the future so as to change the character of the immediate area, the zoning designation would also need to be reviewed in conjunction with the Comprehensive Land Use Plan and Future Land Use Map. 2. Whether the proposed zoning change promotes the health, safety, and general welfare of the City. As part of promoting health, safety, and general welfare, zone change requests should align with the Unified Development Code (UDC) and city policy. Agricultural District (AD) is intended to provide for areas where development is premature due to lack of utilities, capacity or service, and for areas that are unsuitable for development because of physical restraints or potential health or safety hazards. The subject property is located within the Schertz Sewer CCN but is currently serviced by an on site septic system while adjacent properties are also not connected to sanitary sewer. Furthermore, the Schertz Engineering Department has conducted an analysis of the zone change request and has determined that the potential traffic impact as a result of the zone change will not have a measurable impact on the city's transportation system.Therefore, given the current conditions of the surrounding area and the minimal traffic impact, a rezone to Agricultural District (AD) does meet the intent of the UDC.  3. Whether the uses permitted by the proposed change will be consistent and appropriate with existing uses in the immediate area. The subject property and surrounding area is largely rural. The subject property is currently the site of a single family home with agricultural activities on the remainder of the property, which is consistent in character with the surrounding area. UDC Section 21.1.2 indicates that the intent of the UDC is to minimize the conflicts among uses of land and buildings. Therefore, given the character of surrounding properties, Agricultural District (AD) is consistent in character with the surrounding area and aligns with the provisions of the UDC. See below the permitted uses in the existing and proposed zoning districts.   Permitted Use Table (Sec. 21.5.8)*  Existing Zoning District Proposed Zoning District  Pre-Development District (PRE)Agricultural District (AD) Permitted Uses - Church, Temple Synagogue Mosque, or other Place of Worship (SUP)  -Municipal Uses -School, public or private - Agricultural/Field Crops  - Livestock  -One Family Dwelling Detached  -Stable, Commercial  *The permitted use table shown is non-exhaustive. For a complete list of permitted uses, see UDC Section 21.5.8- Permitted Use Table 4. Whether other factors are deemed relevant and important in the consideration of the amendment. All UDC requirements have been met for the proposed zone change. SCUCISD has been notified of the zone change request.  Schertz’ Fire, EMS, and Police Departments have been notified of the zone change request. EMS and the Police Department have not provided concerns specific to this request. The Fire Department expressed concerns related to accessing structures on site and would need to ensure the driveway can effectively support the weight of fire apparatus.   RECOMMENDATION Due to the rural character of the surrounding area, the limited utility availability, and the increase in development standards resulting from the zone change, staff recommends approval of PLZC20250215.   Attachments Aerial Exhibit  Public Hearing Notice Map Zoning Exhibit Engineering Memo SCUCISD 10-Year Forecasting SCUCISD Demographic Report :PARCEL ID: 339346 U T r a i n e r H a l e R d T r a i n e r H a l e R d D u s t y F l d s T r a i n e r H a l e R d D u s t y Fl d s T r a i n e r H a l e R d D u s t y F l d s D u s t y F l d s T r a i n e r H a l e R d I n t e r s t a t e 1 0 E I n t e r s t a t e 1 0 E I n t e r s t a t e 1 0 E D u s t y F l d s Trainer H ale R d 10 T r a in e r H a le R d T r a i n e r H a l e R d Texaco 10 1010 I n t e r s t a t e 1 0 E I n t e r s t a t e 1 0 E I n t e r s t a t e 1 0 E H a e c k e r F l d s Fr iendly Corner 33977 8 CARTE R R O C K I E & LAS H A N D A 33977 2 JARZO M B E K BERNI C E E 10502 0 3 CUTSH A L L G E R A L D C L A Y T O N & SUS A N F L O R I N E 33934 8 VRANA J O E J & JEAN E T T E 33934 1 MARTI N E Z RAUL 33935 4 H O W FOUN D A T I O N 33934 7 WHITT I E R VICTO R I A 13033 1 4 CIBOL O C R E E K MUNIC I P A L A U T H O R I T Y 33933 6 HUNT E R MICHA E L A 33935 3 RIEDE L ACQU I S I T I O N L C 1 2 " W L 6" WL 2" WL 2 " W L 4 " W L 2" WL 2" WL 2" WL IH 10 E DUST Y F I E L D S IH 10 E I H 1 0 E A C C E S S R D T R A I N E R H A L E R D F M 25 3 8 IH 10 E ACCES S R D I H 1 0 E A C C E S S R D HAEC K E R F I E L D S IH 10 E A CCESS R DIH10EACCESSRD Maxar, Microsoft, Sources: Esri, TomTom, Garmin, FAO, NOAA, USGS, © OpenStreetMap contributors, and the GIS User Community 0 300 600 900150Feet Highways Major Roads Minor Roads Freeway Principal Arterial Planned Principal Arterial Secondary Arterial Planned Secondary Arterial Secondary Rural Arterial Planned Secondary Rural Arterial Residential Collector Planned Residential Collector Planned Commercial Collector B Commercial Collector A Planned Commercial Collector A 1" 2" 3" 4" 6" 8" 10" 12" 16" 18" 20" 24" 30" 36" Unknown Schertz Gravity Schertz Pressure Neighboring Gravity Private Pressure U Hydrant !P Manholes [Ú CCMA Lift Station [Ú Private Lift Station [Ú Schertz Lift Station 3Q CCMA Treatment Plant 3Q Schertz Treatment Plant County Boundaries Schertz Municipal Boundary ETJ Last update: September 10th, 2025 City of Schertz, GIS Specialist: Alexa Venezia, avenezia@schertz.com (210) 619-1174 *The City of Schertz provides this Geographic Information System product "as is" withoutany express or implied warranty of any kind including but not limited to the impliedwarranties of merchantability and fitness for a particular purpose. In no event shall The Cityof Schertz be liable for any special, indirect, or consequential damages or any damages whatsoever arising out of or in connection with the use of or performance of these materials. Information published in this product could include technical inaccuracies or typographical errors. Periodical changes may be added to the information herein. The Cityof Schertz may make improvements and/or changes in the product(s) described herein atany time.* City of Schertz Parcel ID: 339346 : 7783 TRAIN E R H A L E R D (339 7 7 8 ) 1388 0 DUST Y F I E L D S (339 7 7 2 ) DUST Y F I E L D S (105 0 2 0 3 ) 1391 5 DUST Y F I E L D S (339 3 4 8 ) 7723 TRAI N E R H A L E R D (339 3 4 1 ) 7703 TRAI N E R H A L E R D (339 3 4 6 ) 7495 TRAI N E R H A L E R D (339 3 5 4 ) 1386 8 DUST Y F I E L D S (339 3 4 7 ) 7720 TRAI N E R H A L E R D (130 3 3 1 4 ) 7681 TRAI N E R H A L E R D (339 3 3 6 ) 1421 0 E IH 1 0 (339 3 5 3 ) DUSTY F I E L D S IH 10 E A C C E S S R D T R A I N E R H A L E R D F M 2 5 3 8 IH 10 E HAECK E R FIELD S IH 10 E ACC E S S R D IH 10 E ACCESS R D IH 10 E A C C E S S R D IH 10 E PVT R D A T 7 9 9 3 TRAIN E R H A L E R D 0 400 800 1,200200Feet Project Boundary City Limits Schertz ETJ Boundary 200' Buffer AD PREAD PUB AD AD City of S c h e r t z IH 10 E A C C E S S R D TR A I N E R H A L E R D IH 10 EIH 10 EIH 10 E A C C E S S R D AD AD AD AD PRE PUB City of S c h e r t z IH 10 E A C C E S S R D IH 10 E TR A I N E R H A L E R D IH 10 EIH 10 E A C C E S S R D : Zoning District (PRE) Pre-Development (PDD) Planned Development (PUB) Public Use (R-A) Single-family Residential/Agricultural (R-1) Single-Family Residential (R-2) Single-Family Residential (R-3) Two-Family Residential (R-4) Apartment/Multi-Family Residential (R-6) Single-family Residential (R-7) Single-family Residential (AD) Agricultural District (GH) Garden Home/Single-Family Residential (Zero Lot Line) (TH) Townhome (MHS) Manufactured Home Subdivision (MHP) Manufactured Home Parks (GB) General Business (GB-2) General Business II (NS) Neighborhood Services (OP) Office and Professional (MSMU) Main Street Mixed Use (MSMU-ND) Main Street Mixed Use New Development (M-1) Manufacturing (Light) (M-2) Manufacturing (Heavy) (DVL) Development Agreement (Delayed Annexation) Zoning Project 0 500 1,000 1,500 2,000250 Feet This product is for informational purposes and may not have been prepared for or be suitable for legal, engineering, or surveying purposes. It does not represent an on-the-ground survey and represents only the approximate relative location of property boundaries. City of Schertz, GIS Specialist: Alexa Venezia, avenezia@schertz.com (210) 619-1174 Last Update: Sep 10, 2025 CURRENT PROPOSED BEXAR COUNTY PARCEL ID: 339346 PROPOSED ZONE CHANGE DEVELOPMENT SERVICES ENGINEERING DEPARTMENT Memo To: Planning and Zoning Commission via William Willingham, Planner From: John Nowak, P.E., Engineer Date: September 15, 2025 Re: Traffic Impact Summary for Proposed Zone Change at 7703 Trainer Hale Rd The property at 7703 Trainer Hale Road is currently zoned PRE. The PRE designation is considered a temporary, or “placeholder” zoning designation and doesn’t allow for any particular development. The property owner is requesting AD, Agricultural District zoning to keep it consistent with the current use of the property. Since the PRE zoning designation doesn’t allow for any development, technically the expected peak hour trip generation for the property would be zero. If the property was developed to its maximum potential for AD zoning, the maximum peak hour vehicle trips would be 2 trips. This amount of peak hour trips is far below the threshold for requiring a Traffic Impact Analysis. Further, the increased traffic from the requested zone change is so small it would not have any measurable effect on the City’s transportation system. 4Q24 Demographic Report 2.9 3.1 3.1 3.5 3.5 3.3 3.3 3.4 3.7 3.8 01234 Guadalupe Co. Comal Co. San Antonio MSA Texas US Unemployment Rate, Year Over Year Dec‐24 Dec‐23 2 Local Economic Conditions 3 12.6 3.4 3.5 3.7 0 2 4 6 8 10 12 14 Se p ‐19 No v ‐19 Ja n ‐20 Ma r ‐20 Ma y ‐20 Ju l ‐20 Se p ‐20 No v ‐20 Ja n ‐21 Ma r ‐21 Ma y ‐21 Ju l ‐21 Se p ‐21 No v ‐21 Ja n ‐22 Ma r ‐22 Ma y ‐22 Ju l ‐22 Se p ‐22 No v ‐22 Ja n ‐23 Ma r ‐23 Ma y ‐23 Ju l ‐23 Se p ‐23 No v ‐23 Ja n ‐24 Ma r ‐24 Ma y ‐24 Ju l ‐24 Se p ‐24 No v ‐24 Unemployment Rate, Sept 2019 –Dec 2024 San Antonio MSA Texas 3 Local Economic Conditions San Antonio International Airport •Broke ground on third terminal at end of 2024 •Estimated total cost = $2.5 billion •Third terminal will anchor the expansion &  improvement project housing as many as 17  new gates spanning approx. 850,000 sq. ft.  •Will include concessions and lounge areas  while housing new Federal Inspection Station  to accommodate expanded international air  service •Expected to generate $3.2 billion in revenue  for the city over 15 years •New ground loading facility also added at  Terminal A including new passenger gates and  overnight aircraft parking •The third terminal is scheduled for completion  in 2028 4 Housing Activity by MSA © 2022 Zonda 18,503 19,046 0 5,000 10,000 15,000 20,000 25,000 2014Q4 2015Q4 2016Q4 2017Q4 2018Q4 2019Q4 2020Q4 2021Q4 2022Q4 2023Q4 2024Q4 Annual Housing Starts vs. Annual Closings Annual Housing Starts Annual Closings Source:  Zonda San Antonio New Home Starts & Closings Key Trends Starts:  +26% YOY / +6% QOQ Closings:  +4% YOY / +6% QOQ Closings Exceed Starts by 543 Homes 6 SCUC ISD Housing Market Analysis Average New vs. Existing Home Sale Price, 2013 - 2024 • The average new home sale price in SCUC ISD has risen 54% between 2014 and 2024, an increase of more than $135,200 • The average existing home sale price in SCUC ISD has risen 85% in the last 10 years, an increase of more than $158,800 Avg New Home Avg Existing Home 2014 $250,897 $187,097  2015 $262,532 $181,881  2016 $284,037 $189,189  2017 $297,182 $197,710  2018 $328,762 $221,637  2019 $314,299 $234,868  2020 $318,065 $247,691  2021 $345,858 $257,537  2022 $431,606 $327,526  2023 $422,149 $333,286  2024 $386,156 $345,921  $0 $50,000 $100,000 $150,000 $200,000 $250,000 $300,000 $350,000 $400,000 $450,000 $500,000 2014 2015 2016 2017 2018 2019 2020 2021 2022 2023 2024 New Home Price Existing Home Price 7 San Antonio New Home Ranking Report ISD Ranked by Annual Closings –4Q24 * Based on additional Zonda Education housing research Rank District Name Annual Starts Annual Closings Inventory VDL Future 1NORTHSIDE ISD (BEXAR) 3,739 3,920 1,909 6,114 21,246 2COMAL ISD 2,691 3,028 1,670 4,843 21,591 3MEDINA VALLEY ISD 2,377 2,410 1,232 5,228 27,810 4EAST CENTRAL ISD 2,513 2,230 1,243 4,351 24,478 5SOUTHWEST ISD 1,301 1,328 628 2,269 7,296 6 JUDSON ISD 615 899 207 547 871 7SCUC ISD 787 894 391 2,113 5,896 8NAVARRO ISD 841 832 453 1,290 6,635 9 BOERNE ISD 777 761 497 1,545 9,427 10 SOUTHSIDE ISD 700 730 322 927 16,702 11 NEW BRAUNFELS ISD 656 589 407 854 6,164 12 NORTH EAST ISD 397 361 234 906 5,196 13 SEGUIN ISD 325 342 204 668 5,384 14 SOUTH SAN ANTONIO ISD 300 238 164 86 790 15 MARION ISD 230 174 139 327 4,559 16 FLORESVILLE ISD 116 137 49 227 0 17 SAN ANTONIO ISD 59 87 126 305 772 18 LYTLE ISD 91 76 44 319 1,046 19 PLEASANTON ISD 54 61 25 72 0 20 ALAMO HEIGHTS ISD 3 41 8 15 19 0 200 400 600 800 1,000 1,200 1,400 2018 2019 2020 2021 2022 2023 2024 Annual Starts Annual Closings 8 District New Home Starts and Closings Starts 2018 2019 2020 2021 2022 2023 2024 Closings 2018 2019 2020 2021 2022 2023 2024 1Q 175 201 237 294 349 103 189 1Q 133 138 165 190 181 280 235 2Q 180 176 197 300 393 187 260 2Q 185 211 249 258 227 247 249 3Q 177 207 261 265 174 241 163 3Q 185 240 286 268 218 199 200 4Q 185 198 232 319 63 157 161 4Q 161 179 213 196 334 155 214 Total 717 782 927 1,178 979 688 773 Total 664 768 913 912 960 881 898 9 District Housing Overview by Elementary Zone Elementary Annual  Starts Quarter  Starts Annual  Closings Quarter  Closings Under  Const.Inventory Vacant  Dev. Lots Future CIBOLO VALLEY 76 11 123 30 13 33 118 36 GREEN VALLEY00000 0 00 PASCHAL 10321 141242 ROSE GARDEN 234 64 230 53 85 137 827 2,499 SCHERTZ 0 0210 0 1 060 SIPPEL 298 70 277 68 76 154 729 1,817 WATTS 47 7 80 20 8 16 15 580 WIEDERSTEIN 131 9 160 41 13 49 383 662 Grand Total 787 161 894 214 196 391 2,113 5,896 Highest activity in the category Second highest activity in the category Third highest activity in the category • The district has 23 actively building subdivisions • Within SCUC ISD there are 6 future subdivisions in various stages of planning • Of these, groundwork is underway on more than 500 lots within 6 subdivisions • 462 lots were delivered in the 4 th quarter 10 District Housing Overview Mont Blanc • 100 total future lots • Preliminary plat approved Jan 2023 • Groundwork underway on all lots 11 Residential Activity Homestead • 1,470 total lots • 783 future lots • 296 vacant developed lots • 20 homes under construction • 339 homes occupied • Started 66 homes in last 12 months; started 16 homes in 4Q24 • Equipment on site for 62 lots in Phase 11 • $400K - $700K January 24, 2025 12 Residential Activity Saddle Creek Ranch • 807 total lots • 36 future lots • 61 vacant developed lots • 7 homes under construction • 690 homes occupied • Closed 61 homes in last 12 months; closed 16 homes in 2Q24 • Groundwork underway on remaining lots • $290K+ Grace Valley – Cibolo Farms • 331 total lots • 186 future lots • 124 vacant developed lots • 17 homes under construction • First homes started 4Q24 • Lennar January 24, 2025 13 Residential Activity Grace Valley • 868 total lots • 557 future lots • 163 vacant developed lots • 16 homes under construction • 128 homes occupied • Closed 123 homes in last 12 months; closed 32 homes in 4Q24 • Groundwork underway on 111 lots in Phase 3A • Lennar • $237K+ January 24, 2025 14 Residential Activity Venado Crossing • 507 total lots • 311 future lots • 15 vacant developed lots • 8 homes under construction • 165 homes occupied • Closed 48 homes in last 12 months; closed 20 homes in 4Q24 • Groundwork underway on 61 lots in Phase 4 • $350K+ Steele Creek • 940 total lots • 335 future lots • 118 vacant developed lots • 1 home under construction • 474 homes occupied • Closed 98 homes in last 12 months; closed 25 homes in 4Q24 • Delivered 111 lots for homebuilding in 4Q24 • DR Horton • $365K+ 15 Residential Activity Saddlebrook Ranch • 635 total lots • 335 future lots • 287 vacant developed lots • 12 homes under construction • Started first homes 3Q24 • Delivered 132 lots for homebuilding in Phase 4 & 5 in 4Q24 • Ashton Woods • $362K+ January 24, 2025 16 Residential Activity Crossvine • 1,017 total lots • 168 future lots • 291 vacant developed lots • 19 homes under construction • 516 homes occupied • Started 56 homes in last 12 months; started 15 homes in 4Q24 • $400K+ Clearwater Creek • 1,156 total future lots • Prelim plat Phase 1 (104 lots) approved April 2022 • Groundwork underway on Phase 1 • Lennar 17 Residential Activity January 24, 2025 18 Housing Market Trends: Multi‐family market‐December 2024 • There are 618 multifamily units under construction, 318 of which are single family rental homes • There are nearly 1,300 future multifamily units in various stages of planning across the district 19 District Multifamily Overview 20 Multi‐Family Activity January 24, 2025 Aviator 1518 • 300 apartment units under construction • Groundwork started early 2024 • Estimated lease date late spring 2025 21 Multi‐Family Activity Schertz Station • 318 single-family rental homes under construction • Groundwork started July 2024 • Estimated lease date August 2025 January 24, 2025 • There are 287 students residing in 2,472 multifamily units across the district • The overall district multifamily yield is 0.116 22 District Multifamily Yield 2,065 1,9111,988 1,690 0 500 1,000 1,500 2,000 2,500 2023/24 2024/25 Newcomers Leavers 23 Newcomers and Leavers +77 +221 24 Birth Rate Analysis Kindergarten Enrollment District Births Ratio 2006 (2011/12) 827 568 1.456 2007 (2012/13) 862 695 1.240 2008 (2013/14) 937 745 1.258 2009 (2014/15) 985 758 1.299 2010 (2015/16) 989 779 1.270 2011 (2016/17) 995 790 1.259 2012 (2017/18) 1,009 860 1.173 2013 (2018/19) 982 838 1.172 2014 (2019/20) 1,048 874 1.199 2015 (2020/21) 951 900 1.057 2016 (2021/22) 935 978 0.956 2017 (2022/23) 819 900 0.910 2018 (2023/24) 788 962 0.819 2019 (2024/25) 739 913 0.809 2020 (2025/26) 699 867 0.806 2021 (2026/27) 763 946 0.807 2022 (2027/28) 750 934 0.803 2023 (2028/29) 776 972 0.798 0 200 400 600 800 1000 1200 Schertz‐Cibolo‐U City ISD KG Enrollment vs. District Births Kindergarten Enrollment District Births 25 Yellow box = largest grade per year Green box = second largest grade per year Ten  Year Forecast by Grade Level Year (Oct.) EE/PK K 1st 2nd 3rd 4th 5th 6th 7th 8th 9th 10th 11th 12th Total Total  Growth % Growth 2020/21 325 951 1,019 1,040 1,077 1,135 1,143 1,232 1,248 1,219 1,293 1,394 1,305 1,292 15,673 2021/22 455 935 997 1,019 1,074 1,116 1,124 1,221 1,287 1,318 1,428 1,347 1,305 1,264 15,890 217 1.4% 2022/23 436 819 962 998 1,077 1,114 1,067 1,133 1,230 1,306 1,478 1,371 1,247 1,283 15,521 ‐369 ‐2.3% 2023/24 430 788 838 967 997 1,090 1,079 1,097 1,178 1,264 1,435 1,459 1,238 1,286 15,146 ‐375 ‐2.4% 2024/25 444 737 814 895 989 1,018 1,121 1,116 1,112 1,232 1,469 1,403 1,394 1,202 14,946 ‐200 ‐1.3% 2025/26 452 715 766 853 925 1,022 1,057 1,171 1,147 1,150 1,415 1,438 1,354 1,374 14,839 ‐107 ‐0.7% 2026/27 458 780 747 805 886 972 1,051 1,094 1,207 1,189 1,315 1,388 1,374 1,352 14,618 ‐221 ‐1.5% 2027/28 461 768 815 789 838 922 998 1,091 1,120 1,253 1,370 1,286 1,335 1,363 14,409 ‐209 ‐1.4% 2028/29 463 797 806 858 825 877 953 1,038 1,119 1,160 1,436 1,342 1,237 1,326 14,237 ‐172 ‐1.2% 2029/30 463 811 826 836 888 851 903 988 1,057 1,161 1,331 1,406 1,287 1,232 14,040 ‐197 ‐1.4% 2030/31 463 833 840 860 865 918 878 938 1,015 1,098 1,335 1,303 1,352 1,279 13,977 ‐63 ‐0.4% 2031/32 463 850 867 874 894 900 948 913 961 1,052 1,264 1,307 1,252 1,343 13,888 ‐89 ‐0.6% 2032/33 463 862 877 899 906 926 929 985 935 997 1,207 1,237 1,254 1,246 13,723 ‐165 ‐1.2% 2033/34 463 885 890 910 931 939 957 966 1,009 970 1,146 1,184 1,185 1,247 13,682 ‐41 ‐0.3% 2034/35 463 902 917 924 943 965 971 995 991 1,047 1,115 1,124 1,140 1,180 13,677 ‐50.0% 26 Ten  Year  Forecast by Campus Yellow box = exceeds Functional capacity Pink box = exceeds Max capacity Fall ENROLLMENT PROJECTIONS Campus  Functional  Capacity Max  Capacity 2024/25 2025/26 2026/27 2027/28 2028/29 2029/30 2030/31 2031/32 2032/33 2033/34 2034/35 CIBOLO VALLEY EL 1,038 1,200 591 535 523 519 510 512 521 526 534 544 554 GREEN VALLEY EL 732 899 503 481 463 469 462 453 451 450 450 448 449 NORMA PASCHAL EL 704 871 574 556 545 521 531 524 528 527 530 531 531 ROSE GARDEN EL 1,031 1,200 861 838 814 813 814 830 856 876 906 936 969 SCHERTZ EL 683 1,017 663 635 618 571 561 561 564 556 553 550 545 SIPPEL EL 704 997 641 625 628 645 647 665 689 707 731 757 783 WATTS EL 739 906 500 486 473 457 473 480 494 505 519 530 546 WIEDERSTEIN EL 704 997 564 577 584 598 628 650 676 701 710 722 737 ELEMENTARY TOTALS 4,897 4,733 4,648 4,593 4,626 4,675 4,779 4,848 4,933 5,018 5,114 Elementary Percent Change ‐4.17%‐3.35%‐1.80%‐1.18% 0.72% 1.06% 2.22%1.44% 1.75% 1.72% 1.91% Elementary Absolute Change ‐213 ‐164 ‐85 ‐55 33 49 104 69 85 85 96 JORDAN INT 888 1,126 811 781 754 752 711 675 665 694 728 737 755 SCHLATHER INT 832 1,116 724 740 683 615 607 607 556 569 583 585 599 WILDER INT 855 1,188 702 707 708 722 673 609 595 598 603 601 612 INTERMEDIATE TOTALS 2,237 2,228 2,145 2,089 1,991 1,891 1,816 1,861 1,914 1,923 1,966 Intermediate Percent Change 2.80%‐0.40%‐3.73%‐2.61%‐4.69%‐5.02%‐3.97% 2.48% 2.85% 0.47% 2.24% Intermediate Absolute Change 61 ‐9 ‐83 ‐56 ‐98 ‐100 ‐75 45 53 9 43 DOBIE JH 1,285 1,540 1,231 1,184 1,262 1,256 1,180 1,108 1,073 1,052 992 1,023 1,058 CORBETT JH 1,285 1,500 1,113 1,113 1,134 1,117 1,099 1,110 1,040 961 940 956 980 JUNIOR HIGH SCHOOL TOTALS 2,344 2,297 2,396 2,373 2,279 2,218 2,113 2,013 1,932 1,979 2,038 Junior High School Percent Change ‐4.01%‐2.01% 4.31%‐0.96%‐3.96%‐2.68%‐4.73%‐4.73%‐4.02% 2.43% 2.98% Junior High School Absolute Change ‐98 ‐47 99 ‐23 ‐94 ‐61 ‐105 ‐100 ‐81 47 59 CLEMENS HS 2,733 3,300 2,589 2,618 2,531 2,523 2,523 2,491 2,503 2,492 2,388 2,309 2,206 STEELE HS 2,733 3,200 2,790 2,871 2,806 2,739 2,726 2,673 2,674 2,582 2,464 2,361 2,261 ALSELC 89 92 92 92 92 92 92 92 92 92 92 HIGH SCHOOL TOTALS 5,468 5,581 5,429 5,354 5,341 5,256 5,269 5,166 4,944 4,762 4,559 High School Percent Change 0.92% 2.07%‐2.72%‐1.38%‐0.24%‐1.59% 0.25%‐1.95%‐4.30%‐3.68%‐4.26% High School Absolute Change 50 113 ‐152 ‐75 ‐13 ‐85 13 ‐103 ‐222 ‐182 ‐203 DISTRICT TOTALS 14,946 14,839 14,618 14,409 14,237 14,040 13,977 13,888 13,723 13,682 13,677 District Percent Change ‐1.32%‐0.72%‐1.49%‐1.43%‐1.19%‐1.38%‐0.45%‐0.64%‐1.19%‐0.30%‐0.04% District Absolute Change ‐200 ‐107 ‐221 ‐209 ‐172 ‐197 ‐63 ‐89 ‐165 ‐41 ‐5 27 Key Takeaways  Annual closings near 900 in 2024 Housing market remains cloudy with continued  high interest rates and looming tariffs   The district has more than 390 homes currently in  inventory and more than 2,100 vacant developed  lots available for builders Groundwork is underway on approx. 500 lots  within 6 subdivisions Schertz‐Cibolo‐Universal City ISD is forecasted to  enroll more than 14,000 students by 2029/30 14,946 14,040 13,677 12,500 13,000 13,500 14,000 14,500 15,000 15,500 16,000 16,500 Enrollment Projections PLANNING AND ZONING COMMISSION MEETING: 10/01/2025 Agenda Item 6 A TO:Planning and Zoning Commission PREPARED BY:William Willingham, Planner CASE:PLRP20250221 Waiver SUBJECT:PLRP20250221 Waiver- Consider and act upon a request for a waiver in relation to on-site sewer facilities for the replat of the Sam B Liftshutz Subdivision No. 9, approximately 0.76 acres of land, located approximately 750 feet east of the intersection of Pfeil Road and IH-10, more specifically known as Bexar County Parcel Identification numbers 618921 and 618922, City of Schertz, Bexar County, Texas. GENERAL INFORMATION: Owner: Aricela Aguirre, Armando Aguirre Applicant: Edgar Munoz, Urbane Engineer ITEM SUMMARY: The applicant is requesting to replat approximately 0.75 acres of land in order to establish one lot. The site is currently undeveloped and consists of Block 1, Lots 10, 11, and 12 of the Sam B Lifshutz Subdivision No. 9. The proposed replat will combine the existing three lots and establish Block 1, Lot 49 of the subdivision. The subject property is currently zoned General Business District (GB). The applicant is seeking approval of a waiver to UDC Article 15, Easements and Utilities, Section 21.15.3.A: Wastewater Systems - Wastewater Connection Required and Section 21.15.2.D: Water Systems - Extension of Lines. The property is located dually within the San Antonio River Authority Sewer CCN and the Schertz Sewer CCN. GENERAL LOCATION AND SITE DESCRIPTION: The site is an undeveloped lot located approximately 750 feet east of the intersection of Pfeil Road and IH-10. The applicant is requesting a waiver to UDC Article 15, Easements and Utilities, Section 21.15.3.A: Wastewater Systems - Wastewater Connection Required and Section 21.15.2.D: Water Systems - Extension of Lines to instead install an on-site septic facility (OSSF). PUBLIC IMPROVEMENTS: The applicant is seeking approval of a waiver to the Unified Development Code Section 21.15.3: Wastewater Systems on their property zoned General Business District (GB) and connect to a privately owned on-site sewer facility (OSSF). In accordance with UDC Article 15, Easements and Utilities, Section 21.15.3.A: Wastewater Systems - Wastewater Connection Required and Section 21.15.2.D: Water Systems - Extension of Lines, all lots within a subdivision are required to extend across the property frontage and to connect to public sanitary sewer systems unless otherwise approved by the City. Based on the requirements of the UDC, not connecting to a public sanitary sewer system, not extending a wastewater line across the frontage of the property, and installation of an on-site sewer facility (OSSF) requires a waiver to be granted by the Planning and Zoning Commission as detailed in UDC Section 21.12.5: Waivers. STAFF ANALYSIS AND RECOMMENDATION: City of Schertz Engineering has conducted a review of the waiver and recommends approval of the request as the City of Schertz Engineering has conducted a review of the waiver and recommends approval of the request as the closest possible sewer connection is from a SARA CCN main across IH-10 located approximately 2,000 feet from this property. The proposed platting is laid-out in a manner to provide for future connection to a public sanitary sewer system. Once public infrastructure has been extended to the area to provide sanitary sewer service, the subdivision will be required to connect to the sewer system in accordance with Section 90-78 of the Code of Ordinances. Planning Department Recommendation 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: Section 21.12.15- Waivers:A. General. The Planning and Zoning Commission may authorize waivers from the provisions of this Article when, in its opinion, undue hardship will result from requiring strict compliance. In granting a waiver, the Planning and Zoning Commission shall prescribe only conditions that it deems necessary or desirable to the public interest. In making their findings, the Planning and Zoning Commission shall take into account the nature of the proposed use of the land involved and existing uses of land in the vicinity, the number of persons who will reside or work in the proposed subdivision, and the probable effect of such waivers upon traffic conditions and upon the public health, safety, convenience, and welfare in the vicinity. Waivers shall not be granted unless the Planning and Zoning Commission finds: 1. That granting of the waiver will not be detrimental to the public health, safety, or welfare, or injurious to other property in the area; and 2. That the granting of the waiver will not have effect of preventing the orderly subdivision of land in the area in accordance with the provisions of this UDC. Such findings of the Planning and Zoning Commission, together with the specified facts upon which such findings are based, shall be incorporated into the official minutes of the Planning and Zoning Commission meeting at which the waiver is granted. Waivers may be granted only when in harmony with the general purpose and intent of this UDC so that the public health, safety, and welfare may be secured and justice done. B. The Planning and Zoning Commission may establish a time period for execution of each granted waiver. C. Such findings together with the specific facts on which such findings are based shall be incorporated into the official minutes of the Planning and Zoning Commission meeting at which such exception is granted. D. Planning and Zoning Commission shall not authorize a waiver that would constitute a violation of a valid law, ordinance, code or regulation of the City. E. Any decision of the Planning and Zoning Commission regarding waivers to the provisions of this Article may be appealed to the City Council. When considering an appeal, the City Council shall consider the same standards as the Planning and Zoning Commission as outlined above. Attachments Aerial Exhibit Waiver Request Letter Engineering Memo Plat Exhibit Sam B. Lifshutz No. 9 Subdivision Replat (Los Tapatios) PLRP20250221 Planned Commercial Collector A Commercial Collector A Planned Commercial Collector B Planned Residential Collector Residential Collector Planned Secondary Rural Arterial Secondary Rural Arterial Planned Secondary Arterial Secondary Arterial Planned Principal Arterial Principal Arterial Freeway Minor Roads Major Roads Highways Project Boundary ETJ Schertz Municipal Boundary County Boundaries Unknown 36" 30" 24" 20" 18" 16" 12" 10" 8" 6" 4" 3" 2" 1" Private Pressure Neighboring Gravity Schertz Pressure Schertz Gravity Sewer Main Schertz Treatment Plant3Q CCMA Treatment Plant3Q Schertz Lift Station[Ú Private Lift Station[Ú CCMA Lift Station[Ú Manholes!P HydrantU U U U U U Bexar County 618932CANTU & CANTU INVESTMENTS INC 619213 EL PECHUGON INC 618 9 4 9 694679 MANGHAM TOMMIE C 618916, 618917, 618918 CANTU & CANTU INVESTMENTS INC 618 9 3 4 618 9 3 5 WA L K E R J O S E P H B E S T O F 618 9 3 6 WA L K E R J O S E P H B E S T O F 618 9 4 0 618 9 4 2 618 9 4 3 618 9 4 4 618 9 2 1 , 6 1 8 9 2 2 AG U I R R E A R M A N D O & A R I C E L A 694678 NASSER M SULTAN ABU 618 9 1 5 618 9 2 9 618 9 3 8 618 9 2 3 618 9 2 4 618 9 2 5 6189 4 6 618 9 2 6 618 9 4 8 618 9 2 7 619263 GUZZINO ENTERPRISES LLC 618 9 1 9 618 9 2 0 618 9 3 7 619215 WILDMAN PAUL B ETAL 619214 CAST & CAST INC 2" WL 8" W L 12" W L PFE I L R D N O R T H & S O U T H C O N N E C T O R IH 1 0 E A C C E S S R D IH 10 E FR E U D E N B U R G R D I H 1 0 E A C C E S S R D I H 1 0 E A C C E S S R D IH 1 0 E A C C ESS R D I H 1 0 E A CCESS R D IH 10 E PFE I L R D Maxar, Microsoft µ0 100 200 30050Feet Urbane Engineer, LLC. | TBPE Registration No.: F-18361 | [W]: www.urbaneengineer.com [A]: 84 NE Loop 410, #129, San Antonio, Texas | [P]: 210.687.4180 March 1, 2024 City of Schertz Planning & Community Development 1400 Schertz Parkway Schertz, Texas 78154 Attn.: Ms. Daisy Marquez, Planner Re: Sewer Waiver Request Los Tapatios Subdivision UE Project No.: 20230427 Dear Ms. Marquez, Introduction: Situated at 11825 E. IH-10, Schertz, Texas 78154, approximately eight hundred linear feet northeast of the Pfeil Rd. & IH-10 Frontage Rd. intersection, the subject property is currently zoned as General Business (GB). The project aims to establish a single buildable lot, and due to the absence of sanitary sewer services in the vicinity, an on-site sewage facility (OSSF) is planned. Notably, the closest 10-inch San Antonio River Authority (SARA) gravity sewer main lies about 4,000 linear feet to the east, near Gran Via. Code Issue: Consideration is sought for a waiver from UDC Section 21.15.3 Wastewater Systems, particularly Subsection A-Wastewater Connection Required, and Subsection D-Future Extension of Lines. Discussion/Justification: UDC Section 21.15.3 mandates the extension of all utilities through the platting process. However, the present proposal contends that the extension to the nearest 10-inch SARA gravity sewer main is impractical for the property owner due to specific challenges. This hardship is not a consequence of the owner's actions but rather pertains to the unique characteristics of the applicant's land. Strict adherence to these regulations would render the property unusable for its intended purpose. The estimated cost for extending the 10-inch gravity sewer main by approximately 4,000 linear feet is around $837,000.00, while the current assessed value of the property in the Bexar County Appraisal District (BCAD) stands at $193,090.00. Considering this valuation, expecting the landowner to undertake the extensive 4,000 LF extension of the 10-inch GSM is deemed unreasonable. Urbane Engineer, LLC. | TBPE Registration No.: F-18361 | [W]: www.urbaneengineer.com [A]: 84 NE Loop 410, #129, San Antonio, Texas | [P]: 210.687.4180 Conclusion: In our professional assessment, the requested administrative exception/variance aligns with the spirit and intent of the UDC, posing no adverse impact on public health, safety, or welfare. Granting the waiver for the sewer extension and permitting the use of an OSSF enables the landowner to realize the desired utilization of their property. Sincerely, Urbane Engineer. LLC. TBPELS Registration No.: F-18361 Edgar A. Munoz, M.S., P.E. President Attachments: Engineering Opinion of Probable Construction Cost (OPCC) DEVELOPMENT SERVICES ENGINEERING DEPARTMENT Memo To: Planning and Zoning Commission via William Willingham, Planner From: Eric Schulze, P.E., Engineer Date: September 17, 2025 Re: Recommendation for Waiver to Requirement to Extend Public Sanitary Sewer to Serve the Sam B. Lifshutz Sub’d – Replat of Lots 10, 11, and 12 The request for a waiver to the requirement to extend public sanitary sewer to serve the proposed Sam B. Lifshutz Sub’d – Replat of Lots 10, 11, and 12 (on Interstate (IH) 10 about 650 ft east of Pfeil Rd) is recommended for approval. The request for the waiver has been reviewed and found to be reasonable. No sanitary sewer facilities exist in the area of the proposed subdivision. The closest possible sewer connection point is a San Antonion River Authority (SARA) main across IH 10 roughly 2,000 feet away. Therefore, Engineering supports the granting of the waiver and notes that it is consistent with similar waivers granted in the City. Staff has verified that the proposed platting is laid-out in a manner to provide for future connection to a public sanitary sewer system. Once public infrastructure has been extended to the area to provide sanitary sewer service, the subdivision will be required to connect to the sewer system, in accordance with Section 90-78 of the Code of Ordinances. Any new OSSF needed to serve the proposed lot(s) in the proposed Plat will be reviewed and permitted through Bexar County. A building permit will not be issued without either a Bexar County OSSF approved permit or extension of and connection to the public system. PL A T T E D LO T 9 , C . B . 5 0 8 7 SA M B . L I F S H U T Z S U B D . N O . 9 VO L . 2 2 2 2 , P G . 3 0 2 , D . R . B . C . TO I S I D R O R A M I R E Z BY G E N E R A L W A R R A N T Y D E E D DOC . 2 0 2 1 0 3 6 2 4 1 1 O . P . R . B . C . PLA T T E D LOT S 3 0 , C . B . 5 0 8 7 SAM B . L I F S H U T Z S U B D . N O . 9 VOL . 2 2 2 2 , P G . 3 0 2 , D . R . B . C . TO J O S E P H B . W A L K E R BY W A R R A N T Y D E E D DOC . 2 0 0 6 0 1 8 4 2 2 1 O . P . R . B . C . PL A T T E D LO T 2 9 , C . B . 5 0 8 7 SA M B . L I F S H U T Z S U B D . N O . 9 VO L . 2 2 2 2 , P G . 3 0 2 , D . R . B . C . TO J U A N A A . Z U N I G A BY W A R R A N T Y D E E D VO L . 8 8 6 2 , P G . 1 1 3 O . P . R . B . C . PL A T T E D LO T S 1 3 , C . B . 5 0 8 7 SA M B . L I F S H U T Z S U B D . N O . 9 VO L . 2 2 2 2 , P G . 3 0 2 , D . R . B . C . TO J O S E P H B . W A L K E R BY W A R R A N T Y D E E D DO C . 2 0 0 6 0 1 8 4 2 2 1 O . P . R . B . C . LOCATION MAP SCALE: 1"=800' SHEET 1 OF 1 STATE OF TEXAS COUNTY OF BEXAR THE OWNER OF LAND SHOWN ON THIS PLAT, IN PERSON OR THROUGH A DULY AUTHORIZED AGENT, DEDICATES TO THE USE OF THE PUBLIC, EXCEPT AREAS IDENTIFIED AS PRIVATE OR PART OF AN ENCLAVE OR PLANNED UNIT DEVELOPMENT, FOREVER ALL STREETS, ALLEYS, PARKS, WATERCOURSES, DRAINS, EASEMENTS AND PUBLIC PLACES THEREON SHOWN FOR THE PURPOSE AND CONSIDERATION THEREIN EXPRESSED. _________________________________ OWNER/DEVELOPER: ARICELA AGUIRRE [P]: 210.501.7787 11825 IH-10 EAST SCHERTZ, TEXAS 78154 STATE OF TEXAS COUNTY OF BEXAR BEFORE ME, THE UNDERSIGNED AUTHORITY ON THIS DAY PERSONALLY APPEARED ARICELA AGUIRRE, KNOWN TO ME TO BE THE PERSON WHOSE NAME IS SUBSCRIBED TO THE FOREGOING INSTRUMENT, AND ACKNOWLEDGED TO ME THAT HE EXECUTED THE SAME FOR THE PURPOSES AND CONSIDERATIONS THEREIN EXPRESSED AND IN THE CAPACITY THEREIN STATED. GIVEN UNDER MY HAND AND SEAL OF OFFICE THIS _______ DAY OF _______________, 20____. __________________________________ NOTARY PUBLIC, BEXAR COUNTY, TEXAS STATE OF TEXAS COUNTY OF BEXAR I HEREBY CERTIFY THAT PROPER ENGINEERING CONSIDERATION HAS BEEN GIVEN THIS PLAT TO THE MATTERS OF STREETS, LOTS AND DRAINAGE LAYOUT. TO THE BEST OF MY KNOWLEDGE THIS PLAT CONFORMS TO ALL REQUIREMENTS OF THE UNIFIED DEVELOPMENT CODE, EXCEPT FOR THOSE VARIANCES GRANTED BY SAN ANTONIO PLANNING COMMISSION. ____________________________________________________________ EDGAR A. MUNOZ, LICENSED PROFESSIONAL ENGINEER STATE OF TEXAS COUNTY OF BEXAR I HEREBY CERTIFY THAT THE ABOVE PLAT CONFORMS TO THE MINIMUM STANDARDS SET FORTH BY THE TEXAS BOARD OF PROFESSIONAL ENGINEERS AND LAND SURVEYORS ACCORDING TO AN ACTUAL SURVEY MADE ON THE GROUND BY: MDS LAND SURVEYING COMPANY, LLC. ____________________________________________________________ JEFF BOERNER, REGISTERED PROFESSIONAL LAND SURVEYOR LEGEND 1/2" IRON ROD FOUND (TYPE NOTED) REFERENCE ROD (TYPE NOTED) BOUNDARY LINE ADJOINING PROPERTY LINE EXISTING MAJOR CONTOUR CENTER LINE OF RIGHT-OF-WAY EASEMENT LINE I.R.F. I.R.C.F. N.C.B. PKF R.O.W. N IRON ROD FOUND 1/2" IRON ROD WITH CAP FOUND NEW CITY BLOCK PK NAIL FOUND RIGHT-OF-WAY OFFICIAL PUBLIC RECORDS OF BEXAR COUNTY DATE OF PREPARATION: AUGUST 13, 2025 SURVEYOR: MDS LAND SURVEYING COMPANY,INC. TBPELS REGISTRATION No.F-10019600 874 HARPER ROAD, SUITE #104 KERRVILLE, TEXAS 78028 [T] 830.816.1818 ENGINEER: URBANE ENGINEER, LLC. TBPELS REGISTRATION No.F-18361 84 NE LOOP 410, SUITE #129 SAN ANTONIO, TEXAS 78216 [T] 210.687.4180 O.P.R.B.C. D.R.B.C. N 0'50'100' SCALE: 1" = 50' VOL.VOLUME PG.PAGE 24 FEET CROSS ACCESS EASEMENT KEYNOTES 15 FEET WATER LINE EASEMENT N.T.S.NOT-TO-SCALE BLK.BLOCK PLAT OF SAM B LIFSHUTZ SUBDIVISION No. 9 BEING A 0.751 ACRE TRACT OF LAND, MORE OR LESS, SITUATED IN THE S. B. LEWIS SURVEY, ABSTRACT NO. 433, BEXAR COUNTY, TEXAS, SAID 0.751 ACRE TRACT BEING ALL OF LOTS 10, 11, AND 12, NEW CITY BLOCK 16547 (DE-ANNEXED), COUNTY BLOCK 5087, SAM B. LIFSHUTZ SUBDIVISION NO. 9, RECORDED IN VOLUME 2222, PAGE 302, DEED RECORDS OF BEXAR COUNTY, TEXAS, SAVE AND EXCEPT A CALLED 0.004 ACRE TRACT CONVEYED TO THE STATE OF TEXAS BY DEED RECORDED IN VOLUME 4195, PAGE 414, DEED RECORDS OF BEXAR COUNTY, TEXAS, SAID 0.751 ACRE TRACT BEING ALL OF A CALLED 0.742 ACRE TRACT CONVEYED TO ARICELA AGUIRRE AND ARMANDO AGUIRRE BY WARRANTY DEED WITH VENDOR'S LIEN RECORDED IN DOCUMENT NO. 20230063435, OFFICIAL PUBLIC RECORDS OF BEXAR COUNTY, TEXAS. ESTABLISHING LOT 49, BLOCK 1, IN THE CITY OF SCHERTZ, BEXAR COUNTY, TEXAS. SCHER T Z CITY SAN ANTON I O CITY LIMIT LIMIT 10 90 FR E U D E N B U R G R O A D PF E I L R O A D SITE N PFE I L R O A D LIB E R T Y R O A D AREA BEING REPLATED SCALE: 1"=100' 0.751 OF AN ACRE BEING REPLATED WAS PREVIOUSLY PLATTED AS LOTS 10, 11, & 12 OF THE SAM B. LIFSHUTZ SUBDIVISION NO.9 PLAT RECORDED IN VOLUME 2222, PAGE 302 OF THE DEED RECORDS OF BEXAR COUNTY, TEXAS. DEED RECORDS OF BEXAR COUNTY TXDOT TYPE II MONUMENT (TYPE NOTED) CALCULATED POINT (TYPE NOTED) RECORD BEARING & DISTANCE*( ) LOT 29, C.B. 5087, SAM B. LIFSHUTZ SUBDIVISION NO. 9 VOL. 2222, PG. 302, D.R.B.C. OWNER: JUANA A. ZUNIGA BY WARRANTY DEED VOL. 8862, PG. 113, O.P.R.B.C. LOT 9, C.B. 5087, SAM B. LIFSHUTZ SUBDIVISION NO. 9 VOL. 2222, PG. 302, D.R.B.C. OWNER: ISIDRO RAMIREZ BY GENERAL WARRANTY DEED DOC. No.20210362411 O.P.R.B.C. LOTS 30 & 31, C.B. 5087, SAM B. LIFSHUTZ SUBDIVISION NO. 9 VOL. 2222, PG. 302, D.R.B.C. OWNER: TO JOSEPH B. WALKER BY WARRANTY DEED DOC. No.20060184221 O.P.R.B.C. LOT 13, C.B. 5087, SAM B. LIFSHUTZ SUBDIVISION NO. 9 VOL. 2222, PG. 302, D.R.B.C. OWNER: JOSEPH B. WALKER BY WARRANTY DEED DOC. No.20060184221 O.P.R.B.C. LOTS 10, 11, & 12, C.B. 5087, SAM B. LIFSHUTZ SUBDIVISION NO. 9 VOL. 2222, PG. 302, D.R.B.C. OWNER: ARICELA ET. UX. BY WARRANTY DEED WITH V/L DOC. No.20230063435 O.P.R.B.C. SURVEYOR NOTES: 1.BEARINGS SHOWN HEREON ARE BASED ON THE TEXAS STATE PLANE COORDINATE SYSTEM OF 1983, SOUTH CENTRAL ZONE (4204). 2.DISTANCES SHOWN HEREON ARE GRID VALUES. 3.FIELD SURVEY COMPLETED 6/21/2023. 4.VISIBLE IMPROVEMENTS/UTILITIES WERE LOCATED WITH THIS SURVEY; NO SUBSURFACE PROBING, EXCAVATION OR EXPLORATION WAS PERFORMED FOR THIS SURVEY. UNDERGROUND UTILITIES MAY EXIST WHICH ARE NOT SHOWN HEREON. 5.DETERMINATION OF THE OWNERSHIP, LOCATION, OR DEVELOPMENT OF MINERALS RELATED TO THE SUBJECT TRACT FALL OUTSIDE THE SCOPE OF THIS SURVEY. SUCH MATTERS SHOULD BE DIRECTED BY THE CLIENT OR PROSPECTIVE PURCHASER TO AN EXPERT CONSULTANT. 6.ACCORDING TO COMMUNITY PANEL NO. 48029C0435G OF THE FEDERAL EMERGENCY MANAGEMENT AGENCY'S FLOOD INSURANCE RATE MAPS FOR BEXAR COUNTY, TEXAS, HAVING A MAP EFFECTIVE DATE OF SEPTEMBER 28, 2010; THE SUBJECT TRACT IS SITUATED WITHIN: UNSHADED ZONE "X" DEFINED AS AREAS DETERMINED TO BE OUTSIDE THE 0.2% ANNUAL CHANCE FLOODPLAIN. THIS FLOOD STATEMENT SHALL NOT CREATE LIABILITY ON THE PART OF THE SURVEYOR. THIS FLOOD STATEMENT DOES NOT IMPLY THAT THE PROPERTY OR STRUCTURES THEREON WILL BE FREE FROM FLOODING OR FLOOD DAMAGE. ON RARE OCCASIONS FLOODS CAN AND WILL OCCUR AND FLOOD HEIGHTS MAY BE INCREASED BY MAN-MADE OR NATURAL CAUSES. THIS FLOOD STATEMENT SHALL NOT CREATE LIABILITY ON THE PART OF THE SURVEYOR. 7.THIS SURVEY WAS COMPLETED WITHOUT THE BENEFIT OF A COMMITMENT FOR TITLE INSURANCE. NO RESEARCH OF THE PUBLIC RECORDS OF BEXAR COUNTY, TEXAS REGARDING EASEMENTS AND ENCUMBRANCES WAS PERFORMED BY MDS LAND SURVEYING COMPANY, INC. THEREFORE EASEMENTS AND ENCUMBRANCES MAY EXIST WHICH ARE NOT SHOWN HEREON. 8.ELEVATIONS SHOWN HEREON REFERENCE NAVD 88 VERTICAL DATUM AS DETERMINED BY GPS OBSERVATIONS. 9.CONTOUR LINES SHOWN HEREON ARE IN CONJUNCTION WITH GPS OBSERVATIONS TAKEN AT THE TIME OF THIS SURVEY. (CONTOUR INTERVALS = 1 FOOT) TXDOT NOTES: 1.FOR RESIDENTIAL DEVELOPMENT DIRECTLY ADJACENT TO STATE RIGHT-OF-WAY, THE PROPERTY OWNER SHALL BE RESPONSIBLE FOR ADEQUATE SETBACK AND/OR SOUND ABATEMENT MEASURES FOR FUTURE NOISE MITIGATION. 2.MAXIMUM ACCESS POINTS TO STATE HIGHWAY FROM THIS PROPERTY WILL BE REGULATED AS DIRECTED BY TXDOT'S "ACCESS MANAGEMENT MANUAL". THIS PROPERTY IS ELIGIBLE FOR A MAXIMUM TOTAL OF ONE (1) SHARED ACCESS POINT ALONG IH-10 EAST FRONTAGE ROAD BASED ON THE OVERALL FIELD MEASURED HIGHWAY FRONTAGE OF 159.43 LINEAR FEET OF HIGHWAY FRONTAGE. 3.IF SIDEWALKS ARE REQUIRED BY APPROPRIATE CITY ORDINANCE, A SIDEWALK PERMIT MUST BE APPROVED BY TXDOT PRIOR TO CONSTRUCTION WITHIN STATE RIGHT-OF-WAY. LOCATIONS OF SIDEWALKS WITHIN STATE RIGHT-OF-WAY SHALL BE DIRECTED BY TXDOT. SARA UTILITY NOTES: 1.THIS TRACT IS LOCATED WITHIN THE SAN ANTONIO RIVER AUTHORITY (SARA) CCN (E.G., CERTIFICATE OF CONVENIENCE AND NECESSITY) BOUNDARY WITHIN SARA'S MARTINEZ IV SERVICE AREA. 14 FEET ELECTRICAL, GAS, CABLE & TELEVISION EASEMENT STANDARD NOTES: 1.NOTICE: SELLING A PORTION OF THIS ADDITION BY METES AND BOUNDS IS A VIOLATION OF CITY ORDINANCES AND STATE LAW AND IS SUBJECT TO FINES AND WITHHOLDING OF UTILITIES AND PERMITS. 2.ACCORDING TO FLOOD INSURANCE RATE MAP, PANEL 0435G, DATED SEPTEMBER 29, 2010, IS LOCATED IN ZONE(S) X AND IS NOT WITHIN THE 100-YEAR FLOODPLAIN. 3.ALL OPEN SPACE, COMMON AREAS, GREENBELTS, DRAINAGE EASEMENTS OR OTHER AREAS IDENTIFIED AS PRIVATE SHALL BE THE RESPONSIBILITY OF OWNER OR OWNERS SUCCESSORS AND/OR ASSIGNS PROVIDED SUCH SUCCESSOR OR ASSIGN IS APPROVED BY THE CITY. 4.THIS PLAT ESTABLISHES A TOTAL OF ONE (1) BUILDABLE LOT(S). CERTIFICATION BY CITY ENGINEER: I, THE UNDERSIGNED, CITY ENGINEER OF THE CITY OF SCHERTZ, TEXAS HEREBY CERTIFY THAT THIS SUBDIVISION PLAT CONFORMS TO ALL REQUIREMENTS OF THE SUBDIVISION REGULATION AND THE CITY AS TO WHICH THIS APPROVAL IS REQUIRED. DATED THIS ____ DAY OF ____________, 20____. __________________________________________________ CITY ENGINEER PLANNING & ZONING COMMISSION: THIS PLAT OF SAM B. LIFSHUTZ, NO. 9 HAS BEEN SUBMITTED TO AND CONSIDERED BY THE PLANNING & ZONING COMMISSION OF THE CITY OF SCHERTZ AND HEREBY APPROVED BY SUCH COMMISSION. DATED THIS ______ DAY OF _______________, 20____. BY________________________________ CHAIRMAN BY________________________________ SECRETARY CPS UTILITY NOTES: 1.CITY PUBLIC SERVICE BOARD (CPS ENERGY) - IS HEREBY DEDICATED EASEMENTS AND RIGHTS-OF-WAY FOR UTILITY, TRANSMISSION AND DISTRIBUTION INFRASTRUCTURE AND SERVICE FACILITIES IN THE AREAS DESIGNATED ON THIS PLAT AS “ELECTRIC EASEMENT,” “ANCHOR EASEMENT,” “SERVICE EASEMENT,” “OVERHANG EASEMENT,” “UTILITY EASEMENT,” “GAS EASEMENT,” “TRANSFORMER EASEMENT,” AND/OR “RECYCLED WATER EASEMENT” FOR THE PURPOSE OF INSTALLING, CONSTRUCTING, RECONSTRUCTING, MAINTAINING, REMOVING, INSPECTING, PATROLLING, AND ERECTING UTILITY INFRASTRUCTURE AND SERVICE FACILITIES FOR THE REASONS DESCRIBED ABOVE. CPS ENERGY SHALL ALSO HAVE THE RIGHT TO RELOCATE SAID INFRASTRUCTURE AND SERVICE FACILITIES WITHIN EASEMENT OR RIGHT-OF-WAY AREAS, TOGETHER WITH THE RIGHT OF INGRESS AND EGRESS OVER GRANTOR'S ADJACENT LANDS FOR THE PURPOSE OF ACCESSING SUCH INFRASTRUCTURE AND SERVICE FACILITIES AND THE RIGHT TO REMOVE FROM SAID LANDS ALL TREES OR PARTS THEREOF, OR OTHER OBSTRUCTIONS WHICH ENDANGER OR MAY INTERFERE WITH THE EFFICIENCY OF GAS, AND/OR ELECTRIC INFRASTRUCTURE AND SERVICE FACILITIES. NO BUILDING, STRUCTURE, CONCRETE SLABS, OR WALLS WILL BE PLACED WITHIN EASEMENT AREAS WITHOUT AN ENCROACHMENT AGREEMENT WITH THE RESPECTIVE UTILITY. 2.ANY CPS ENERGY MONETARY LOSS RESULTING FROM MODIFICATIONS REQUIRED OF CPS ENERGY INFRASTRUCTURE AND SERVICE FACILITIES, LOCATED WITHIN SAID EASEMENTS, DUE TO GRADE CHANGES OR GROUND ELEVATION ALTERATIONS SHALL BE CHARGED TO THE PERSON OR PERSONS DEEMED RESPONSIBLE FOR SAID GRADE CHANGES OR GROUND ELEVATION ALTERATIONS. 3.THIS PLAT DO NOT AMEND, ALTER, RELEASE OR OTHERWISE AFFECT ANY EXISTING ELECTRIC, GAS, WATER, SEWER, DRAINAGE, TELEPHONE, CABLE TV EASEMENTS OR ANY OTHER EASEMENTS FOR UTILITIES UNLESS THE CHANGES TO SUCH EASEMENTS ARE DESCRIBED HEREON. 4.CONCRETE DRIVEWAY APPROACHES ARE ALLOWED WITHIN THE FIVE (5) AND TEN (10) FOOT WIDE ELECTRIC AND GAS EASEMENTS WHEN LOTS ARE SERVED ONLY BY UNDERGROUND ELECTRIC AND GAS FACILITIES. 5.ROOF OVERHANGS ARE ALLOWED WITHIN THE FIVE (5) AND TEN (10) FOOT WIDE ELECTRIC AND GAS EASEMENTS WHEN ONLY UNDERGROUND ELECTRIC AND GAS FACILITIES ARE PROPOSED OR EXISTING WITHIN THOSE FIVE (5) AND TEN (10) FOOT WIDE EASEMENTS. ABBREVIATIONS ON-SITE SEWAGE FACILITY (OSSF) NOTES: 1.THIS SITE WILL BE SERVED BY A PRIVATELY OWNED ON-SITE SEWAGE FACILITY (OSSF). COUNTY APPROVAL WILL BE REQUIRED. 2.A WAIVER WAS APPROVED ON _______________ _____, 2025 TO ALLOW AN ON-SITE SEWAGE FACILITY FOR THE SAM B. LIFSHUTZ SUBDIVISION NO.: 9. C.B.COUNTY BLOCK SAN ANTONI O CITY LIMITSCHERT Z CITY LIMIT (PR I V A T E R O A D ) EXISTING MINOR CONTOUR STATE OF TEXAS COUNTY OF BEXAR THE OWNER OF LAND SHOWN ON THIS PLAT, IN PERSON OR THROUGH A DULY AUTHORIZED AGENT, DEDICATES TO THE USE OF THE PUBLIC, EXCEPT AREAS IDENTIFIED AS PRIVATE OR PART OF AN ENCLAVE OR PLANNED UNIT DEVELOPMENT, FOREVER ALL STREETS, ALLEYS, PARKS, WATERCOURSES, DRAINS, EASEMENTS AND PUBLIC PLACES THEREON SHOWN FOR THE PURPOSE AND CONSIDERATION THEREIN EXPRESSED. _________________________________ OWNER/DEVELOPER: ARMANDO AGUIRRE [P]: 210.501.7787 11825 IH-10 EAST SCHERTZ, TEXAS 78154 STATE OF TEXAS COUNTY OF BEXAR BEFORE ME, THE UNDERSIGNED AUTHORITY ON THIS DAY PERSONALLY APPEARED ARMANDO AGUIRRE, KNOWN TO ME TO BE THE PERSON WHOSE NAME IS SUBSCRIBED TO THE FOREGOING INSTRUMENT, AND ACKNOWLEDGED TO ME THAT HE EXECUTED THE SAME FOR THE PURPOSES AND CONSIDERATIONS THEREIN EXPRESSED AND IN THE CAPACITY THEREIN STATED. GIVEN UNDER MY HAND AND SEAL OF OFFICE THIS _______ DAY OF _______________, 20____. __________________________________ NOTARY PUBLIC, BEXAR COUNTY, TEXAS PLANNING AND ZONING COMMISSION MEETING: 10/01/2025 Agenda Item 6 B TO:Planning and Zoning Commission PREPARED BY:William Willingham, Planner CASE:PLRP20250221 Plat SUBJECT:PLRP20250221- Consider and act upon a request for approval of a replat of the Sam B Liftshutz No. 9 Subdivision, approximately 0.76 acres of land located at 11825 IH-10 Schertz, Texas, approximately 750 feet east of the intersection of Pfeil Road and IH-10, more specifically known as Bexar County Parcel Identification Numbers 618921 and 618922, City of Schertz, Bexar County, Texas. GENERAL INFORMATION: Owner: Aricela Aguirre, Armando Aguirre Applicant: Edgar Munoz, Urbane Engineer APPLICATION SUBMITTAL DATE: Date: Application Submittal Type: September 10, 2025 Replat Application ITEM SUMMARY: The applicant is proposing to replat approximately 0.75 acres of land to establish one buildable lot. The subject property is currently zoned General Business District (GB). The site is currently undeveloped and consists of Lots 10, 11, and 12 of the Sam B Lifshutz Subdivision No. 9. The proposed replat will combine the existing three lots and establish Lot 49 of the subdivision. Per the letter of intent, the applicant intends on using the existing three lots for a restaurant or food truck park which requires these parcels to be replatted in order to create one larger lot. Any developments at this site must adhere to the design requirements as dictated by the Unified Development Code. General Business District (GB) Design Requirements: Area sq. ft.Width Depth Front Setback (ft.)Rear Setback (ft.)Side Setback (ft.)Imp. Coverage 10,000 100 100 25 0*0*80% *25 ft. setback when adjacent to residential zoning GENERAL LOCATION AND SITE DESCRIPTION: The property is currently located at 11825 IH-10 E, Schertz, Texas, otherwise generally located approximately 750 feet east of the intersection of Pfeil Road and IH-10. ACCESS AND CIRCULATION: The property will have access and frontage to IH-10. TREE MITIGATION AND PRESERVATION: The applicant will be responsible for complying with Unified Development Code (UDC), Section 21.9.9 Tree The applicant will be responsible for complying with Unified Development Code (UDC), Section 21.9.9 Tree Preservation and Mitigation. At this time the applicant has indicated no intention of removing trees. PUBLIC SERVICES: The proposed replat of the Sam B. Liftshutz Subdivision No. 9 will be serviced by City of Schertz for water, CPS, and AT&T. The applicant has requested a waiver to not connect to the public sanitary sewer system. If the waiver is granted, the site will be serviced by an on-site sewer facility (OSSF), which will be permitted through Bexar County. PUBLIC IMPROVEMENTS: All public improvements required for this subdivision are required to be installed prior to recording of the replat per UDC, Section 21.4.15., unless otherwise specified in an approved improvement agreement. Water: The subdivision will be serviced by the City of Schertz through a 12-inch water line that runs along IH-10. Sewer: The applicant has provided a waiver request to the requirement to extend public sanitary sewer to serve the proposed Replat of the Sam B Liftshutz Subdivision No.9. The Engineering Department has reviewed the waiver request and recommends approval of the waiver given the closest possible sewer connection is 2,000 feet away. Once public infrastructure has been extended to the area, the subdivision will be required to connect to the sanitary sewer system in accordance with Section 90-78 of the Code of Ordinances. Until that time, per approval of the waiver request, the property will utilize an on-site sewer facility (OSSF), permitted by Bexar County. Drainage: The applicant is responsible for all drainage associated with the subject property, and for compliance with Stormwater regulations. A Stormwater Management Plan has been reviewed and approved by the City Engineer. Sidewalks, Hike and Bike Trails: No sidewalks or hike and bike trails are required to be constructed by the applicant at this time. Sidewalks, hike and bike trails will be reviewed with the development of the property. Road Improvements: No road improvements will be required to be completed by the applicant. STAFF ANALYSIS AND RECOMMENDATION: The replat is consistent with the applicable requirements, ordinances, and regulations for this property. It has been reviewed with no objections by the Engineering, Fire, and Planning Departments. Therefore, staff recommends approval of the replat as proposed. 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 the final approval authority of the proposed replat. In considering final action on a replat, the Commission should consider the criteria within UDC, Section 21.12.8 D. Attachments Aerial Exhibit Plat Exhibit Sam B. Lifshutz No. 9 Subdivision Replat (Los Tapatios) PLRP20250221 Planned Commercial Collector A Commercial Collector A Planned Commercial Collector B Planned Residential Collector Residential Collector Planned Secondary Rural Arterial Secondary Rural Arterial Planned Secondary Arterial Secondary Arterial Planned Principal Arterial Principal Arterial Freeway Minor Roads Major Roads Highways Project Boundary ETJ Schertz Municipal Boundary County Boundaries Unknown 36" 30" 24" 20" 18" 16" 12" 10" 8" 6" 4" 3" 2" 1" Private Pressure Neighboring Gravity Schertz Pressure Schertz Gravity Sewer Main Schertz Treatment Plant3Q CCMA Treatment Plant3Q Schertz Lift Station[Ú Private Lift Station[Ú CCMA Lift Station[Ú Manholes!P HydrantU U U U U U Bexar County 618932CANTU & CANTU INVESTMENTS INC 619213 EL PECHUGON INC 618 9 4 9 694679 MANGHAM TOMMIE C 618916, 618917, 618918 CANTU & CANTU INVESTMENTS INC 618 9 3 4 618 9 3 5 WA L K E R J O S E P H B E S T O F 618 9 3 6 WA L K E R J O S E P H B E S T O F 618 9 4 0 618 9 4 2 618 9 4 3 618 9 4 4 618 9 2 1 , 6 1 8 9 2 2 AG U I R R E A R M A N D O & A R I C E L A 694678 NASSER M SULTAN ABU 618 9 1 5 618 9 2 9 618 9 3 8 618 9 2 3 618 9 2 4 618 9 2 5 6189 4 6 618 9 2 6 618 9 4 8 618 9 2 7 619263 GUZZINO ENTERPRISES LLC 618 9 1 9 618 9 2 0 618 9 3 7 619215 WILDMAN PAUL B ETAL 619214 CAST & CAST INC 2" WL 8" W L 12" W L PFE I L R D N O R T H & S O U T H C O N N E C T O R IH 1 0 E A C C E S S R D IH 10 E FR E U D E N B U R G R D I H 1 0 E A C C E S S R D I H 1 0 E A C C E S S R D IH 1 0 E A C C ESS R D I H 1 0 E A CCESS R D IH 10 E PFE I L R D Maxar, Microsoft µ0 100 200 30050Feet PL A T T E D LO T 9 , C . B . 5 0 8 7 SA M B . L I F S H U T Z S U B D . N O . 9 VO L . 2 2 2 2 , P G . 3 0 2 , D . R . B . C . TO I S I D R O R A M I R E Z BY G E N E R A L W A R R A N T Y D E E D DOC . 2 0 2 1 0 3 6 2 4 1 1 O . P . R . B . C . PLA T T E D LOT S 3 0 , C . B . 5 0 8 7 SAM B . L I F S H U T Z S U B D . N O . 9 VOL . 2 2 2 2 , P G . 3 0 2 , D . R . B . C . TO J O S E P H B . W A L K E R BY W A R R A N T Y D E E D DOC . 2 0 0 6 0 1 8 4 2 2 1 O . P . R . B . C . PL A T T E D LO T 2 9 , C . B . 5 0 8 7 SA M B . L I F S H U T Z S U B D . N O . 9 VO L . 2 2 2 2 , P G . 3 0 2 , D . R . B . C . TO J U A N A A . Z U N I G A BY W A R R A N T Y D E E D VO L . 8 8 6 2 , P G . 1 1 3 O . P . R . B . C . PL A T T E D LO T S 1 3 , C . B . 5 0 8 7 SA M B . L I F S H U T Z S U B D . N O . 9 VO L . 2 2 2 2 , P G . 3 0 2 , D . R . B . C . TO J O S E P H B . W A L K E R BY W A R R A N T Y D E E D DO C . 2 0 0 6 0 1 8 4 2 2 1 O . P . R . B . C . LOCATION MAP SCALE: 1"=800' SHEET 1 OF 1 STATE OF TEXAS COUNTY OF BEXAR THE OWNER OF LAND SHOWN ON THIS PLAT, IN PERSON OR THROUGH A DULY AUTHORIZED AGENT, DEDICATES TO THE USE OF THE PUBLIC, EXCEPT AREAS IDENTIFIED AS PRIVATE OR PART OF AN ENCLAVE OR PLANNED UNIT DEVELOPMENT, FOREVER ALL STREETS, ALLEYS, PARKS, WATERCOURSES, DRAINS, EASEMENTS AND PUBLIC PLACES THEREON SHOWN FOR THE PURPOSE AND CONSIDERATION THEREIN EXPRESSED. _________________________________ OWNER/DEVELOPER: ARICELA AGUIRRE [P]: 210.501.7787 11825 IH-10 EAST SCHERTZ, TEXAS 78154 STATE OF TEXAS COUNTY OF BEXAR BEFORE ME, THE UNDERSIGNED AUTHORITY ON THIS DAY PERSONALLY APPEARED ARICELA AGUIRRE, KNOWN TO ME TO BE THE PERSON WHOSE NAME IS SUBSCRIBED TO THE FOREGOING INSTRUMENT, AND ACKNOWLEDGED TO ME THAT HE EXECUTED THE SAME FOR THE PURPOSES AND CONSIDERATIONS THEREIN EXPRESSED AND IN THE CAPACITY THEREIN STATED. GIVEN UNDER MY HAND AND SEAL OF OFFICE THIS _______ DAY OF _______________, 20____. __________________________________ NOTARY PUBLIC, BEXAR COUNTY, TEXAS STATE OF TEXAS COUNTY OF BEXAR I HEREBY CERTIFY THAT PROPER ENGINEERING CONSIDERATION HAS BEEN GIVEN THIS PLAT TO THE MATTERS OF STREETS, LOTS AND DRAINAGE LAYOUT. TO THE BEST OF MY KNOWLEDGE THIS PLAT CONFORMS TO ALL REQUIREMENTS OF THE UNIFIED DEVELOPMENT CODE, EXCEPT FOR THOSE VARIANCES GRANTED BY SAN ANTONIO PLANNING COMMISSION. ____________________________________________________________ EDGAR A. MUNOZ, LICENSED PROFESSIONAL ENGINEER STATE OF TEXAS COUNTY OF BEXAR I HEREBY CERTIFY THAT THE ABOVE PLAT CONFORMS TO THE MINIMUM STANDARDS SET FORTH BY THE TEXAS BOARD OF PROFESSIONAL ENGINEERS AND LAND SURVEYORS ACCORDING TO AN ACTUAL SURVEY MADE ON THE GROUND BY: MDS LAND SURVEYING COMPANY, LLC. ____________________________________________________________ JEFF BOERNER, REGISTERED PROFESSIONAL LAND SURVEYOR LEGEND 1/2" IRON ROD FOUND (TYPE NOTED) REFERENCE ROD (TYPE NOTED) BOUNDARY LINE ADJOINING PROPERTY LINE EXISTING MAJOR CONTOUR CENTER LINE OF RIGHT-OF-WAY EASEMENT LINE I.R.F. I.R.C.F. N.C.B. PKF R.O.W. N IRON ROD FOUND 1/2" IRON ROD WITH CAP FOUND NEW CITY BLOCK PK NAIL FOUND RIGHT-OF-WAY OFFICIAL PUBLIC RECORDS OF BEXAR COUNTY DATE OF PREPARATION: AUGUST 13, 2025 SURVEYOR: MDS LAND SURVEYING COMPANY,INC. TBPELS REGISTRATION No.F-10019600 874 HARPER ROAD, SUITE #104 KERRVILLE, TEXAS 78028 [T] 830.816.1818 ENGINEER: URBANE ENGINEER, LLC. TBPELS REGISTRATION No.F-18361 84 NE LOOP 410, SUITE #129 SAN ANTONIO, TEXAS 78216 [T] 210.687.4180 O.P.R.B.C. D.R.B.C. N 0'50'100' SCALE: 1" = 50' VOL.VOLUME PG.PAGE 24 FEET CROSS ACCESS EASEMENT KEYNOTES 15 FEET WATER LINE EASEMENT N.T.S.NOT-TO-SCALE BLK.BLOCK PLAT OF SAM B LIFSHUTZ SUBDIVISION No. 9 BEING A 0.751 ACRE TRACT OF LAND, MORE OR LESS, SITUATED IN THE S. B. LEWIS SURVEY, ABSTRACT NO. 433, BEXAR COUNTY, TEXAS, SAID 0.751 ACRE TRACT BEING ALL OF LOTS 10, 11, AND 12, NEW CITY BLOCK 16547 (DE-ANNEXED), COUNTY BLOCK 5087, SAM B. LIFSHUTZ SUBDIVISION NO. 9, RECORDED IN VOLUME 2222, PAGE 302, DEED RECORDS OF BEXAR COUNTY, TEXAS, SAVE AND EXCEPT A CALLED 0.004 ACRE TRACT CONVEYED TO THE STATE OF TEXAS BY DEED RECORDED IN VOLUME 4195, PAGE 414, DEED RECORDS OF BEXAR COUNTY, TEXAS, SAID 0.751 ACRE TRACT BEING ALL OF A CALLED 0.742 ACRE TRACT CONVEYED TO ARICELA AGUIRRE AND ARMANDO AGUIRRE BY WARRANTY DEED WITH VENDOR'S LIEN RECORDED IN DOCUMENT NO. 20230063435, OFFICIAL PUBLIC RECORDS OF BEXAR COUNTY, TEXAS. ESTABLISHING LOT 49, BLOCK 1, IN THE CITY OF SCHERTZ, BEXAR COUNTY, TEXAS. SCHER T Z CITY SAN ANTON I O CITY LIMIT LIMIT 10 90 FR E U D E N B U R G R O A D PF E I L R O A D SITE N PFE I L R O A D LIB E R T Y R O A D AREA BEING REPLATED SCALE: 1"=100' 0.751 OF AN ACRE BEING REPLATED WAS PREVIOUSLY PLATTED AS LOTS 10, 11, & 12 OF THE SAM B. LIFSHUTZ SUBDIVISION NO.9 PLAT RECORDED IN VOLUME 2222, PAGE 302 OF THE DEED RECORDS OF BEXAR COUNTY, TEXAS. DEED RECORDS OF BEXAR COUNTY TXDOT TYPE II MONUMENT (TYPE NOTED) CALCULATED POINT (TYPE NOTED) RECORD BEARING & DISTANCE*( ) LOT 29, C.B. 5087, SAM B. LIFSHUTZ SUBDIVISION NO. 9 VOL. 2222, PG. 302, D.R.B.C. OWNER: JUANA A. ZUNIGA BY WARRANTY DEED VOL. 8862, PG. 113, O.P.R.B.C. LOT 9, C.B. 5087, SAM B. LIFSHUTZ SUBDIVISION NO. 9 VOL. 2222, PG. 302, D.R.B.C. OWNER: ISIDRO RAMIREZ BY GENERAL WARRANTY DEED DOC. No.20210362411 O.P.R.B.C. LOTS 30 & 31, C.B. 5087, SAM B. LIFSHUTZ SUBDIVISION NO. 9 VOL. 2222, PG. 302, D.R.B.C. OWNER: TO JOSEPH B. WALKER BY WARRANTY DEED DOC. No.20060184221 O.P.R.B.C. LOT 13, C.B. 5087, SAM B. LIFSHUTZ SUBDIVISION NO. 9 VOL. 2222, PG. 302, D.R.B.C. OWNER: JOSEPH B. WALKER BY WARRANTY DEED DOC. No.20060184221 O.P.R.B.C. LOTS 10, 11, & 12, C.B. 5087, SAM B. LIFSHUTZ SUBDIVISION NO. 9 VOL. 2222, PG. 302, D.R.B.C. OWNER: ARICELA ET. UX. BY WARRANTY DEED WITH V/L DOC. No.20230063435 O.P.R.B.C. SURVEYOR NOTES: 1.BEARINGS SHOWN HEREON ARE BASED ON THE TEXAS STATE PLANE COORDINATE SYSTEM OF 1983, SOUTH CENTRAL ZONE (4204). 2.DISTANCES SHOWN HEREON ARE GRID VALUES. 3.FIELD SURVEY COMPLETED 6/21/2023. 4.VISIBLE IMPROVEMENTS/UTILITIES WERE LOCATED WITH THIS SURVEY; NO SUBSURFACE PROBING, EXCAVATION OR EXPLORATION WAS PERFORMED FOR THIS SURVEY. UNDERGROUND UTILITIES MAY EXIST WHICH ARE NOT SHOWN HEREON. 5.DETERMINATION OF THE OWNERSHIP, LOCATION, OR DEVELOPMENT OF MINERALS RELATED TO THE SUBJECT TRACT FALL OUTSIDE THE SCOPE OF THIS SURVEY. SUCH MATTERS SHOULD BE DIRECTED BY THE CLIENT OR PROSPECTIVE PURCHASER TO AN EXPERT CONSULTANT. 6.ACCORDING TO COMMUNITY PANEL NO. 48029C0435G OF THE FEDERAL EMERGENCY MANAGEMENT AGENCY'S FLOOD INSURANCE RATE MAPS FOR BEXAR COUNTY, TEXAS, HAVING A MAP EFFECTIVE DATE OF SEPTEMBER 28, 2010; THE SUBJECT TRACT IS SITUATED WITHIN: UNSHADED ZONE "X" DEFINED AS AREAS DETERMINED TO BE OUTSIDE THE 0.2% ANNUAL CHANCE FLOODPLAIN. THIS FLOOD STATEMENT SHALL NOT CREATE LIABILITY ON THE PART OF THE SURVEYOR. THIS FLOOD STATEMENT DOES NOT IMPLY THAT THE PROPERTY OR STRUCTURES THEREON WILL BE FREE FROM FLOODING OR FLOOD DAMAGE. ON RARE OCCASIONS FLOODS CAN AND WILL OCCUR AND FLOOD HEIGHTS MAY BE INCREASED BY MAN-MADE OR NATURAL CAUSES. THIS FLOOD STATEMENT SHALL NOT CREATE LIABILITY ON THE PART OF THE SURVEYOR. 7.THIS SURVEY WAS COMPLETED WITHOUT THE BENEFIT OF A COMMITMENT FOR TITLE INSURANCE. NO RESEARCH OF THE PUBLIC RECORDS OF BEXAR COUNTY, TEXAS REGARDING EASEMENTS AND ENCUMBRANCES WAS PERFORMED BY MDS LAND SURVEYING COMPANY, INC. THEREFORE EASEMENTS AND ENCUMBRANCES MAY EXIST WHICH ARE NOT SHOWN HEREON. 8.ELEVATIONS SHOWN HEREON REFERENCE NAVD 88 VERTICAL DATUM AS DETERMINED BY GPS OBSERVATIONS. 9.CONTOUR LINES SHOWN HEREON ARE IN CONJUNCTION WITH GPS OBSERVATIONS TAKEN AT THE TIME OF THIS SURVEY. (CONTOUR INTERVALS = 1 FOOT) TXDOT NOTES: 1.FOR RESIDENTIAL DEVELOPMENT DIRECTLY ADJACENT TO STATE RIGHT-OF-WAY, THE PROPERTY OWNER SHALL BE RESPONSIBLE FOR ADEQUATE SETBACK AND/OR SOUND ABATEMENT MEASURES FOR FUTURE NOISE MITIGATION. 2.MAXIMUM ACCESS POINTS TO STATE HIGHWAY FROM THIS PROPERTY WILL BE REGULATED AS DIRECTED BY TXDOT'S "ACCESS MANAGEMENT MANUAL". THIS PROPERTY IS ELIGIBLE FOR A MAXIMUM TOTAL OF ONE (1) SHARED ACCESS POINT ALONG IH-10 EAST FRONTAGE ROAD BASED ON THE OVERALL FIELD MEASURED HIGHWAY FRONTAGE OF 159.43 LINEAR FEET OF HIGHWAY FRONTAGE. 3.IF SIDEWALKS ARE REQUIRED BY APPROPRIATE CITY ORDINANCE, A SIDEWALK PERMIT MUST BE APPROVED BY TXDOT PRIOR TO CONSTRUCTION WITHIN STATE RIGHT-OF-WAY. LOCATIONS OF SIDEWALKS WITHIN STATE RIGHT-OF-WAY SHALL BE DIRECTED BY TXDOT. SARA UTILITY NOTES: 1.THIS TRACT IS LOCATED WITHIN THE SAN ANTONIO RIVER AUTHORITY (SARA) CCN (E.G., CERTIFICATE OF CONVENIENCE AND NECESSITY) BOUNDARY WITHIN SARA'S MARTINEZ IV SERVICE AREA. 14 FEET ELECTRICAL, GAS, CABLE & TELEVISION EASEMENT STANDARD NOTES: 1.NOTICE: SELLING A PORTION OF THIS ADDITION BY METES AND BOUNDS IS A VIOLATION OF CITY ORDINANCES AND STATE LAW AND IS SUBJECT TO FINES AND WITHHOLDING OF UTILITIES AND PERMITS. 2.ACCORDING TO FLOOD INSURANCE RATE MAP, PANEL 0435G, DATED SEPTEMBER 29, 2010, IS LOCATED IN ZONE(S) X AND IS NOT WITHIN THE 100-YEAR FLOODPLAIN. 3.ALL OPEN SPACE, COMMON AREAS, GREENBELTS, DRAINAGE EASEMENTS OR OTHER AREAS IDENTIFIED AS PRIVATE SHALL BE THE RESPONSIBILITY OF OWNER OR OWNERS SUCCESSORS AND/OR ASSIGNS PROVIDED SUCH SUCCESSOR OR ASSIGN IS APPROVED BY THE CITY. 4.THIS PLAT ESTABLISHES A TOTAL OF ONE (1) BUILDABLE LOT(S). CERTIFICATION BY CITY ENGINEER: I, THE UNDERSIGNED, CITY ENGINEER OF THE CITY OF SCHERTZ, TEXAS HEREBY CERTIFY THAT THIS SUBDIVISION PLAT CONFORMS TO ALL REQUIREMENTS OF THE SUBDIVISION REGULATION AND THE CITY AS TO WHICH THIS APPROVAL IS REQUIRED. DATED THIS ____ DAY OF ____________, 20____. __________________________________________________ CITY ENGINEER PLANNING & ZONING COMMISSION: THIS PLAT OF SAM B. LIFSHUTZ, NO. 9 HAS BEEN SUBMITTED TO AND CONSIDERED BY THE PLANNING & ZONING COMMISSION OF THE CITY OF SCHERTZ AND HEREBY APPROVED BY SUCH COMMISSION. DATED THIS ______ DAY OF _______________, 20____. BY________________________________ CHAIRMAN BY________________________________ SECRETARY CPS UTILITY NOTES: 1.CITY PUBLIC SERVICE BOARD (CPS ENERGY) - IS HEREBY DEDICATED EASEMENTS AND RIGHTS-OF-WAY FOR UTILITY, TRANSMISSION AND DISTRIBUTION INFRASTRUCTURE AND SERVICE FACILITIES IN THE AREAS DESIGNATED ON THIS PLAT AS “ELECTRIC EASEMENT,” “ANCHOR EASEMENT,” “SERVICE EASEMENT,” “OVERHANG EASEMENT,” “UTILITY EASEMENT,” “GAS EASEMENT,” “TRANSFORMER EASEMENT,” AND/OR “RECYCLED WATER EASEMENT” FOR THE PURPOSE OF INSTALLING, CONSTRUCTING, RECONSTRUCTING, MAINTAINING, REMOVING, INSPECTING, PATROLLING, AND ERECTING UTILITY INFRASTRUCTURE AND SERVICE FACILITIES FOR THE REASONS DESCRIBED ABOVE. CPS ENERGY SHALL ALSO HAVE THE RIGHT TO RELOCATE SAID INFRASTRUCTURE AND SERVICE FACILITIES WITHIN EASEMENT OR RIGHT-OF-WAY AREAS, TOGETHER WITH THE RIGHT OF INGRESS AND EGRESS OVER GRANTOR'S ADJACENT LANDS FOR THE PURPOSE OF ACCESSING SUCH INFRASTRUCTURE AND SERVICE FACILITIES AND THE RIGHT TO REMOVE FROM SAID LANDS ALL TREES OR PARTS THEREOF, OR OTHER OBSTRUCTIONS WHICH ENDANGER OR MAY INTERFERE WITH THE EFFICIENCY OF GAS, AND/OR ELECTRIC INFRASTRUCTURE AND SERVICE FACILITIES. NO BUILDING, STRUCTURE, CONCRETE SLABS, OR WALLS WILL BE PLACED WITHIN EASEMENT AREAS WITHOUT AN ENCROACHMENT AGREEMENT WITH THE RESPECTIVE UTILITY. 2.ANY CPS ENERGY MONETARY LOSS RESULTING FROM MODIFICATIONS REQUIRED OF CPS ENERGY INFRASTRUCTURE AND SERVICE FACILITIES, LOCATED WITHIN SAID EASEMENTS, DUE TO GRADE CHANGES OR GROUND ELEVATION ALTERATIONS SHALL BE CHARGED TO THE PERSON OR PERSONS DEEMED RESPONSIBLE FOR SAID GRADE CHANGES OR GROUND ELEVATION ALTERATIONS. 3.THIS PLAT DO NOT AMEND, ALTER, RELEASE OR OTHERWISE AFFECT ANY EXISTING ELECTRIC, GAS, WATER, SEWER, DRAINAGE, TELEPHONE, CABLE TV EASEMENTS OR ANY OTHER EASEMENTS FOR UTILITIES UNLESS THE CHANGES TO SUCH EASEMENTS ARE DESCRIBED HEREON. 4.CONCRETE DRIVEWAY APPROACHES ARE ALLOWED WITHIN THE FIVE (5) AND TEN (10) FOOT WIDE ELECTRIC AND GAS EASEMENTS WHEN LOTS ARE SERVED ONLY BY UNDERGROUND ELECTRIC AND GAS FACILITIES. 5.ROOF OVERHANGS ARE ALLOWED WITHIN THE FIVE (5) AND TEN (10) FOOT WIDE ELECTRIC AND GAS EASEMENTS WHEN ONLY UNDERGROUND ELECTRIC AND GAS FACILITIES ARE PROPOSED OR EXISTING WITHIN THOSE FIVE (5) AND TEN (10) FOOT WIDE EASEMENTS. ABBREVIATIONS ON-SITE SEWAGE FACILITY (OSSF) NOTES: 1.THIS SITE WILL BE SERVED BY A PRIVATELY OWNED ON-SITE SEWAGE FACILITY (OSSF). COUNTY APPROVAL WILL BE REQUIRED. 2.A WAIVER WAS APPROVED ON _______________ _____, 2025 TO ALLOW AN ON-SITE SEWAGE FACILITY FOR THE SAM B. LIFSHUTZ SUBDIVISION NO.: 9. C.B.COUNTY BLOCK SAN ANTONI O CITY LIMITSCHERT Z CITY LIMIT (PR I V A T E R O A D ) EXISTING MINOR CONTOUR STATE OF TEXAS COUNTY OF BEXAR THE OWNER OF LAND SHOWN ON THIS PLAT, IN PERSON OR THROUGH A DULY AUTHORIZED AGENT, DEDICATES TO THE USE OF THE PUBLIC, EXCEPT AREAS IDENTIFIED AS PRIVATE OR PART OF AN ENCLAVE OR PLANNED UNIT DEVELOPMENT, FOREVER ALL STREETS, ALLEYS, PARKS, WATERCOURSES, DRAINS, EASEMENTS AND PUBLIC PLACES THEREON SHOWN FOR THE PURPOSE AND CONSIDERATION THEREIN EXPRESSED. _________________________________ OWNER/DEVELOPER: ARMANDO AGUIRRE [P]: 210.501.7787 11825 IH-10 EAST SCHERTZ, TEXAS 78154 STATE OF TEXAS COUNTY OF BEXAR BEFORE ME, THE UNDERSIGNED AUTHORITY ON THIS DAY PERSONALLY APPEARED ARMANDO AGUIRRE, KNOWN TO ME TO BE THE PERSON WHOSE NAME IS SUBSCRIBED TO THE FOREGOING INSTRUMENT, AND ACKNOWLEDGED TO ME THAT HE EXECUTED THE SAME FOR THE PURPOSES AND CONSIDERATIONS THEREIN EXPRESSED AND IN THE CAPACITY THEREIN STATED. GIVEN UNDER MY HAND AND SEAL OF OFFICE THIS _______ DAY OF _______________, 20____. __________________________________ NOTARY PUBLIC, BEXAR COUNTY, TEXAS PLANNING AND ZONING COMMISSION MEETING: 10/01/2025 Agenda Item 8 A   SUBJECT Current Projects and City Council Status Update    DEVELOPMENT INFORMATION The following is being provided for information purposes only so that the Planning and Zoning Commission is aware of the current status of new site plan applications, status of applications heard by the Commission and recommended for final action by the City Council, and the status of administratively approved applications.  NEW SITE PLAN APPLICATIONS: Site Plan Applications submitted from August 26, 2025, to September 24, 2025.  The Learning Experience: A proposed 10,000 square foot daycare located at 9575 Hollering Vine within the Crossvine Planned Development District (PDD). CITY COUNCIL RESULTS: The following development applications were recommended for final action to the City Council:  Ordinance 25-S-035 - Conduct a public hearing and consider a request for a Specific Use Permit to allow Mixed-Use Self-Storage in General Business District (GB) on approximately 2.14 acres, located along the IH-35 North access road, approximately 900 feet west of the intersection of IH-35 and Cibolo Valley Drive, more specifically known as a portion of Guadalupe County Property Identification Number 62840, City of Schertz, Guadalupe County, Texas.  Approved at the September 2, 2025, City Council Meeting Ordinance 25-S-036 – Conduct a public hearing and consider a request to rezone approximately 36.2 acres of land from Planned Development District (PDD) to Planned Development District (PDD), generally known as 13011 Lower Seguin Road, at the intersection of Lower Seguin Road and Red Bud Canyon, more specifically known as Bexar County Property Identification Numbers 310011, 1436811, 1437570, 1394925 City of Schertz, Bexar County, Texas.  Denied at the September 2, 2025, City Council Meeting Ordinance 25-S-037– Conduct a public hearing and consider a request for a Specific Use Permit to allow a convenience store with gas pumps on approximately 4.2 acres of land, located at the intersection of North Graytown Road & IH 10, known as 11185 IH 10 E, Bexar County Property Identification Number 619232, City of Schertz, Bexar County, Texas.   Approved at the September 2, 2025, City Council Meeting PLAPP202050187 - Conduct a public hearing and consider an appeal to a decision by the Planning and Zoning Commission for a waiver in relation to wall signage for the Home Depot on Lot 10 Block 1 of the Schertz Station Subdivision, approximately 18.709 acres of land, located at 18541 Ripss-Kreusler Road, Schertz, Texas, 78154, more specifically known as Guadalupe County Parcel Identification Number 68313 City of Schertz, Guadalupe County, Texas.  Application denied at the August 6, 2025, Planning and Zoning Commission Meeting for a request for a waiver. Applicant then submitted an appeal to the Planning and Zoning Commission decision, to be heard by the City Council at the September 2, 2025, City Council Meeting.  Application as requested by applicant, approved at the September 2, 2025, City Council Meeting.  Ordinance 25-A-039- Conduct a public hearing and consider a request for voluntary annexation of approximately 4.7 acres, Bexar County Property Identification Numbers 310108 and 1061511, Bexar County, Texas.  County, Texas.  Scheduled to be heard at the October 14, 2025, City Council Meeting Ordinance 25-A-040 - Conduct a public hearing and consider a request to zone approximately 4.7 acres of land to Public Use District (PUB), known as 8890 E FM 1518 N, more specifically known as a Bexar County Property Identification Numbers 310108 and 1061511, Bexar County, Texas.  Recommendation of approval at the September 23, 2025, Planning and Zoning Commission meeting Scheduled to be heard at the October 14, 2025, City Council meeting. Ordinance 25-S-41 - Conduct a public hearing and consider a request to amend the Comprehensive Land Use Plan – Future Land Use Map from Complete Neighborhood and Regional Corridor to Industrial Hub on approximately 96-acres of land, known as 10661 IH 10 E, more specifically known as Bexar County Property Identification Number 619206, City of Schertz, Bexar County, Texas.  Recommendation of approval at the September 3, 2025, Planning and Zoning Commissiong meeting Scheduled for the October 14, 2025, City Council meeting Ordinance 25-S-42 - Conduct a public hearing and consider a request to zone approximately 96 acres of land from General Business District (GB) and Manufacturing (Light) District (M-1) to Planned Development District (PDD), known as 10661 IH 10 E, more specifically known as Bexar County Property Identification Number 619206, City of Schertz, Bexar County, Texas.  Recommendation of approval at the September 3, 2025, Planning and Zoning Commission meeting Scheduled for the October 14, 2025, City Council meeting Ordinance 25-S-43 - Conduct a public hearing and consider a request to rezone approximately 24 acres of land from Pre-Development District (PRE) and General Business District (GB) to Apartment / Multi-family Residential District (R-4), known as Guadalupe County Property Identification Numbers 63835, 72500, and 72501, City of Schertz, Guadalupe County, Texas and Comal County Property Identification Number 81292, 121896, and a portion of Comal County Property Identification Number 75381, City of Schertz, Comal County, Texas.  Scheduled for the October 1, 2025, Planning and Zoning Commission meeting Scheduled for the October 14, 2025, City Council meeting Ordinance 25-S-44 - Conduct a public hearing and consider a request to rezone approximately 81 acres of land from Pre-Development District (PRE), General Business District (GB) and Single-Family Residential District (R-6) to Middle Density Residential District (R-5), generally located 1,900 feet south of the intersection of IH 35 and Country Club Blvd, also known as Guadalupe County Property Identification Numbers 63833, 63836, 63838, 34548, 34577, 34755 City of Schertz, Guadalupe County, Texas and Comal County Property Identification Number 377261, and a portion of Comal County Property Identification Number 75381, City of Schertz, Comal County, Texas.  Scheduled for the October 1, 2025, Planning and Zoning Commission meeting Scheduled for the October 14, 2025, City Council meeting ADMINISTRATIVELY APPROVED PROJECTS: Administratively approved plats from August 26, 2025, to September 24, 2025.   Ackerman II Subdivision: A preliminary plat of a proposed approximately 25-acre residential subdivision zoned Single-Family Residential District (R-2). IDV Replat: A replat of the IDV Subdivision to establish 9 lots zoned Planned Development District (PDD) and Manufacturing (Light) District (M-1). Schwab Road Industrial: A preliminary plat of a proposed approximately 43-acre, 3-lot subdivision zoned Manufacturing (Light) District (M-1) and General Business District (GB).