03-26-2024 Freeway Manor Agenda Packet
City Council
SPECIAL MEETING AGENDA
Presentation and Workshop on Freeway Manor
March 26, 2024
8:30 AM
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
TUESDAY, MARCH 26, 2024 at 8:30 a.m.
Call to Order
Meeting/Presentation-Starts at 8:30 a.m.
Workshop on Freeway Manor Subdivision including history, zoning, land uses, infrastructure,
code violations and direction forward including a presentation, driving tour and discussion.
(B.James/L.Wood/R.Vera)
Driving Tour-Starts at 9:00 a.m.
Discussion and Action Items
Reconvene Meeting-Council Chambers at 11:00 a.m.
Adjournment
CERTIFICATION
I, SHEILA EDMONDSON, CITY SECRETARY OF THE CITY OF SCHERTZ, TEXAS, DO HEREBY CERTIFY THAT
THE ABOVE AGENDA WAS PREPARED AND POSTED ON THE OFFICIAL BULLETIN BOARDS ON THIS THE
22ND DAY OF MARCH 2024 AT 4:00 P.M., WHICH IS A PLACE READILY ACCESSIBLE TO THE PUBLIC AT ALL
TIMES AND THAT SAID NOTICE WAS POSTED IN ACCORDANCE WITH CHAPTER 551, TEXAS GOVERNMENT
CODE.
March 26, 2024 City Council Agenda Page 1
SHEILA EDMONDSON
I CERTIFY THAT THE ATTACHED NOTICE AND AGENDA OF ITEMS TO BE CONSIDERED BY THE CITY
COUNCIL WAS REMOVED BY ME FROM THE OFFICIAL BULLETIN BOARD ON ________DAY OF
___________________, 2024.
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 210-619-1030.
The City Council for the City of Schertz reserves the right to adjourn into closed 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.
Closed Sessions Authorized: This agenda has been reviewed and approved by the City’s legal counsel and the presence
of any subject in any Closed 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.
March 26, 2024 City Council Agenda Page 2
Agenda No.
CITY COUNCIL MEMORANDUM
City Council
Meeting:March 26, 2024
Department:Planning & Community Development
Subject:Workshop on Freeway Manor Subdivision including history, zoning, land uses,
infrastructure, code violations and direction forward including a presentation,
driving tour and discussion. (B.James/L.Wood/R.Vera)
BACKGROUND
The Freeway Manor Subdivision is located off of the IH-35 corridor in Schertz, between Cibolo Valley
Dr and Belmont subdivision. Neighborhood Services and various city departments have been working to
address code violations, illegal dumping and construction without permits in this subdivision. Freeway
Manor is a subdivision that was platted in the County in 1958 and annexed into the city in 3 swaths in
1974, 1981 and 1990. The property was originally platted with 245 lots with most of the lots designated
as residential except the lots along the highway frontage which are permitted for commercial use in
accordance with the restrictions on the plat.
As of today, the subdivision has no paved streets, no public sewer and 5 water meters installed. There
is no public sewer or any identified septic systems on any of the lots; however, 2 lots have septic
permits from Guadalupe County. City departments face challenges when responding to calls for service
in the area.
The City has been acquiring lots in Freeway Manor as they come up for sales.
The presentation will include history, violations observed and possible next steps.
Attachments
Freeway Manor
FREEWAY MANOR
REBECCA VERA| NEIGHBORHOOD SERVICES MANAGER
H ISTORYFREEWAY
MANOR
The neighborhood known as Freeway Manor is 69.07 acres of land situated in
both Comal and Guadalupe Counties, Texas of which 8.93 acres are in Comal
and the remaining 60.14 acres in Guadalupe County. This property was platted
in February of 1958 into 245 parcels. No infrastructure was installed. The
development was annexed into the City of Schertz in 3 separate actions
beginning in 1974, 1981 and 1990 and was zoned General Business (GB) in
February 2007.
The area remains largely undeveloped and is a dumping hot spot. A team of
City departments started a clean up effort in 2020. Working several weeks to
clear trash, debris and discarded materials from City lots and documenting
violations in the subdivision. In early 2023, Neighborhood Services received
several nuisance complaints and began subdivision inspections and outreach.
2
FREEWAY
MANOR •No infrastructure
•No public water service
•No sewer service
•Lack of utilities prohibits pulling of work
permits, requires property owners to install
supporting infrastructure. Projects cost
prohibitive.
FACTS
3
FREEWAY
MANOR
4
Image from 2024Image from 1995
5
ANNEXATION
Began in 1974 and was followed by
additional actions in 1981 and 1990.
6
Total structures + RVs 24
Residential 21
Business 3
Majority property
owners
City of Schertz holds a total of
59 parcels.
Residential and
Business Structures
7
NEIGHBORHOOD SERVICES
Code enforcement activities
On May 16, 2022, the City went live with CityView for violation
tracking and since the implementation there are 190 active code
enforcement investigations within Freeway Manor to
date. Records prior to 2022 in this area are limited.
Violations Noted: Clearing and grading, lack of utilities, building
code, zoning, nuisance, property maintenance and
work without a permit, sharing of utilities, building in easement.
8
SIGNIFICANT VIOLATIONS
Building of substandard structures, to include additions to these
structures.
People are residing in these structures without utilities.
Illegal, non-permitted development continues.
9
WATER
SERVICE
10
SEPTIC
SERVICE
11
-Marked properties/lots have a record
of installation with the County
-None of the septic's have current
service records.
INSPECTIONS
Properties
Total properties 245
City owned 59
Privately owned 186
Utilities
Structures/Dwellings
Total structures 18
Recreational Vehicles 8
Residential 3 water service accounts
*7 tapped into lines
*1 claims to haul water
2 records of septic/sewer services from
Guadalupe, owners do not have records
Business 2 water service accounts
0 records of septic/sewer services
12
Resident outreach
City provided and located roll off dumpsters in the subdivision for residents use to
assist with debris removal for over 120 days in 2023.
NS visited each occupied property and mailed courtesy notices to all property owners.
NS continues to perform monthly inspections.
Municipal code review
Municipal code review with City Attorney confirms actions can be taken for lack of
services.
Records review
There are no records of permits for work.
Guadalupe County has records for 2 septic systems dating back to 1983 and 1994.
24 Notices of Violation have been issued to date: work without permit, dumping, violations
of trash/debris, clearing and grading, inoperable vehicles, zoning, building in ROW and
unsecured structures.
City owned lots
EFFORTS
There is extensive vegetation and dumping
13
YEAR BUILTResident
Address
Year Built Occupied Annexed
5408 Holly 1980 tenant 1990
2420 Pine Unknown owner 1990
5404 Holly Unknown tenant 1990
5400 Holly Unknown tenant 1990
2412 Tulip Unknown vacant 1974
2413 Birch Unknown vacant 1974
2417 Birch Unknown tenant 1990
2416 Birch 1950/
addition 2010
owner 1990
2333-41 Pecan 1961 Owner Portion in
1974 and a
portion in
1990
5412 Holly Unknown tenant 1990
Business
Address
Year Buil
t
In
Operation
Annexed
19050 IH
35 N
1985 Yes 1981
19082 IH
35 N
2008 No 1981
6001-05
Hope
Unknown Unknown 1981
5209 Hope Unknown Yes 1974
5213 Hope Unknown Yes 1974
5500 Holly Unknown Unknown 1990
14
EMERGENCY SERVICES
(POLICE, FIRE AND EMS )
Police department - calls for service in this subdivision are
consistent with other neighborhoods – Holly Lane is an outlier
•April 2021 – April 2023 93 CFS (4 Written Reports)
•Holly Lane 39 CFS (42%)
•Noise Disturbance #1 CFS (40x’s) 43%
•Animal Call/Barking Dog #2 CFS (23x’s) 25%
•Noise and Animal CFS 68%
•15 CFS 5408 Holly Ln (16%)
•Zero Tolerance for Noise Disturbance CFS
Fire and EMS – with the lack of infrastructure it is difficult to
provide services to this area due to the substandard streets
and lack of fire hydrants.
15
Take no action and remain in status quo.
-Illegal development likely to continue and get worse
-Public Works estimates $46,000 to clean -up current
debris.
Move forward on all violations.
-Aggressively pursue code enforcement to include
addressing lack of utilities
POSSIBLE SOLUTIONS
City to continue to acquire properties
16
Invest in infrastructure
A rough (ballpark/order of magnitude) estimate of
infrastructure construction to build out the Freeway
Manor Subdivision is $12 million.
Build out would include the following approximate
quantities:
•12,000 linear feet of local road
•890 linear feet of collector road (future Ripps Kreusler
extension is along Vista)
•13,000 linear feet of 8” water main
•15,500 linear feet of 8” wastewater main
POSSIBLE SOLUTIONS
17
FREEWAY MANOR LOTS FOR SALE
18
FREEWAY MANOR LOTS PURCHASED
BY CITY OF SCHERTZ 2023Lot 11 Block 4 Summit
Lot 2 Block 8 Tulip
Lot 13 Block 7 Tulip
Lot 1 Block 5 Hope
Lot 2 Block 9 Birch
Lot 6 Block 7 Pine Street
*Average purchase price $10,000
19
CITY OWNED LOTS
20
STAFF RECOMMENDATIONS
Move forward on all violations.
-This will be a messy process - moving people out of homes
Review occupied properties based on legal determinations.
Look for ways to limit access except for property owners.
City more aggressively acquire properties include seeking
approval for eminent domain.
21
COMMENTS & QUESTIONS
19070 IH 35 N
Installed:Tax Assessor records show a carport in 1989,
annexed in 1981.
Violations:54.22.b.2 Unsound fence or accessory structure.
Status:Owner is responsive.
103.24.2023
19074 IH 35 N
Violations:21.10.2 E All driveways and all required off-
street
Parking spaces shall be on a paved concrete or
asphalt surface.
Status:Owner is responsive. Frequently a target of
graffiti and vandalism. Annexed in 1981.
05.27.2022
2
19082 IH 35 N
Installed Tax Assessor list 2008, annexed in 1981
Occupancy Vacant
Water service Account holder
Sewer No record
Violations 21.4.16.A Structure intended for occupancy
requires application for Certificate of
Occupancy
54.22.b.6 inadequate or unsanitary sewage or
plumbing
Status Owner is in constant contact, model sheds on
site but business is no longer in operation.
3
03.24.2023
HOLLY LN
Observations:New activity on property.Currently
being monitored monthly.
Status:No response from owner. No assigned
street address.
402.28.2024
2357 VISTA DR
Observations:Property changed ownership twice in
last 4 months.
Property being monitored monthly.
Status:Public Works had previously used this
lot as a staging area for roadwork with
this lot misidentified as a city
owned lot.
63.01.2024
5500 HOLLY LN
Occupancy:Business operation
Water service:No record
Sewer:No record
Violations:21.8.9.2.a Outdoor Storage
54.22.g Dilapidated structure
54.22.b.1 Trash, debris and junk
54.22. Parking on unimproved surface
21.13.1.A Clearing and grading without a permit
Status:Property owner has not responded to warnings or
notices. No restrooms on site for employees. Uses RV
as office space. UPDATE - mostly cleared.
83.04.2024
5412 HOLLY LN
Occupancy:Occupied- tenant confirms lives in RV.
Water service:No record of service
Sewer:No record
Violations:54.24.c Occupancy of RV
54.22.b.6 Inadequate or unsanitary sewage or
plumbing
54.24 Parking on front yard
54.22.b.1 Trash, debris, junk scattered
54.38 Junk vehicle
Status:Owner is non-responsive; tenant claims to not have
owner contact information. Annexed 1990
3.23.2023
12.06.2023
9
5408 HOLLY LN
Built:Tax assessor lists 1980, annexed 1990
Occupancy:Occupied by tenant
Water service:Tenant is account holder
Sewer:No record
Violations:54.22.b.6 Inadequate or unsanitary sewage or
plumbing
54.24 Parking on grass
54.22.g Accessory structure shall be maintained
54.22.b.1 Trash, debris on exterior
Status:Owner and tenant are non -responsive
103.23.2023
2420 PINE ST
Built:Tax Assessor listed a building as Storage
Occupancy:Occupied by owner
Water service:Account holder
Sewer:No record
Violations:18.105.1 Install of mobile home without permit
54.22.b.6 Inadequate plumbing/sewer
54.22 Parking, accumulated debris
18.105 Building without a permit
54.22.g Accessory structure shall be maintained,
21.8.2.C Accessory structure in easement
90.44 Extension of water service
Status:Owner is non -responsive; a portion of the home is in
the ROW. Provides water to 3 other properties: 5404
Holly, 2412 Tulip, 2413 Birch
11
3.24.2023
4.01.2023
2421 TULIP ST
Occupancy:Unknown
Water service:No record
Sewer:No record
Violations:54.22.b.1 Trash, debris and junk
scattered
Status:No response from property
owner. Appears to be in ROW. Unable to
locate RV owner.
12
2.20.2024
5404 HOLLY LN
Installed:No records in City or on Tax Assessor
Occupancy:Occupied by tenant
Water service:Tapped into 2420 Pine
Sewer:No record
Violations:18.105.1 Install of mobile home without permit
54.22.b.6 Inadequate plumbing/sewer
54-24 Parking on the grass
90.52 Procuring water by fraud
Status:Owner is non-responsive and owns several lots.
132.06.2023
5400 HOLLY LN
Installed:No record in City records or on Tax Assessor
Occupancy:Occupied by tenant
Water service:Tapped into 2416 Birch
Sewer:No record
Violations:18.105.1 Install of mobile home without permit
54.22.b.6 Inadequate or unsanitary sewage or plumbing
54.24 Parking on front yard
90.52 Procuring water by fraud
Status:Owner is non-responsive; tenant claims to not have
contact information for owner. Recently broken
windows, removal of items appears to be vacant as of
March 20, 2024
143.4.2024
2425 BIRCH ST
Occupancy:Occupied by unidentified person
Water service:No record
Sewer:No record
Violations:54.22.b.1 Trash, debris and junk scattered
54.24.c RV Occupancy prohibited
54.22.b.2 Inoperable motor vehicle
Status:Occupant replied to notice, made statements
that intends to stay.
155.05.2023
5208 HOLLY LN
Violations:21.13.1 Clearing and Grading without a Permit
21.13.2 No approved Grading or Erosion
Measures
21.13.4 No approved Storm Water Management
Plan
78-121 Right of Way Construction
Status:NOV issued 10.28.2020 by City Engineer. No
response from owner.
1610.28.2020
2417 BIRCH ST
Installed:No record in City or on Tax Assessor
Occupancy:Presumed occupied, unable to identify
Water service:No record
Sewer:No record
Violations:18.105.1 Install of mobile home without permit
54.22.b.6 Inadequate plumbing/sewer
54.22.b.1 Trash, debris and junk scattered
Status:Owner is non- responsive. As of March 2024,
appears vacant.
173.24.2023
2413 BIRCH ST
Installed:No record in City or on Tax Assessor
Occupancy:Appears vacant.
Water service:Tapped into meter owned by 2420 Pine
Sewer:No record
Violations:18.105.1 Install of mobile home without permit
54.22.b.6 Inadequate plumbing/sewer
54.28.a Large appliance not in operation on the
exterior is prohibited.
90.52 Procuring water by fraud
Status:Owner nonresponsive, water provided by 2420
Pine
1804.20.2023
2416 BIRCH ST
Built:Tax assessor records show 1950 with an addition in
2010, annexed in 1990. 3 parcels combined at county.
Occupancy:Occupied by owner
Water service:Holds account
Sewer:No record, owner cannot produce record.
Violations:18.105.1 Install of mobile home without permit
54.22.b.1 Trash, debris and junk scattered
21.5.B.7 No more than 1 primary dwelling on property
54.24.c RV Occupancy prohibited
54.22.b.6 Inadequate plumbing/sewer
90.44 Extension of water service
Status:Owner is in constant contact, has more than 1 dwelling
(2 structures/1 mobile home/1 RV) , all appear to be
occupied. Provides water to 5400 Holly.
192.6.2023
3.4.2023
2412 TULIP ST
Installed:No record in City or on Tax Assessor
Occupancy:Appears vacant, no record of structure
Water service:Tapped into meter owned by 2420 Pine
Sewer:Guadalupe County record dated 1994.
Violations:18.105.1 Install of mobile home without permit
54.22.b.6 Inadequate plumbing/sewer
54.18.e Unsecured vacant structure
90.52 Procuring water by fraud
Status:Owner non-responsive
204.20.2023
2412 PINE ST
Installed:No record in City or on Tax Assessor.
First observed in December 2023.
Occupancy:Appears vacant
Violations:18.105.1 Installation without a
permit.
Status:Owner responded to notice. Stated
would comply with City. No
water/sewer service.
21
12.06.2023
5209 -5213 HOPE LN
Installed:No record on Tax Assessor
Occupancy:Business operating
Water service:No water
Sewer:No record
Violations:21.8.9.2.a Outdoor Storage
54.22.g Dilapidated structure
54.22.b.1 Trash, debris and junk
21.10.2 Parking on unimproved surface
21.13.1.A Clearing and grading without a permit
Status:Property owner is non -responsive. No restrooms on site
for employees, business appears to be on two
properties owned by different owners.
223.29.2023
2333 TULIP ST
Violations:21.13.1.A Clearing and Grading without a
permit
Status:New owner stated would comply. Purchased in
Dec 2023 to build a home.
242.14.2024
2341 PECAN ST
Built:Tax Assessor lists residence in 1961, annexed portion
in 1974 and a remaining portion in 1990.
Occupancy:Occupied by owner
Water service:None, claims to haul water
Sewer:Guadalupe County has record of septic, owner claims
to use buried tank.
Violations:21.4.16 Construction without a permit
54.22.b.6 Inadequate or unsanitary sewage or
plumbing
54.24 Parking on front yard
54.22.b.1 Trash, debris, junk scattered
Status:Owner has provided some documents of purchase in
2021, issued 3 stop work orders in 2023. Uses
property as business and residential. Previous owner
used as business only. Buildings overlap parcel lines.
Continues to build. Uses RV as an office.
2019
$10,649
2023
$120,879
2021
$10,634
26
2409 PECAN ST
Violations:21.13.1.A Clearing and Grading without a permit.
54.22.b.1 Trash, debris and junk scattered
Status:Owner appears to be storing construction debris on
property.
281.12.2024
2401 SUMMIT DR
Occupancy:Assumed vacant
Water service:No record
Sewer:No record
Violations:54.22.g Dilapidated fence/accessory structure
54.22.b.1 Trash, debris, junk scattered
54.22.b.4 Vegetation and weeds over 8 inches
Status:No contact from owners
311.17.2024
2332 ROSE DR
Violations:21.13.1.A Clearing and Grading without a
permit.
54.22.b.1 Trash, debris and junk scattered
54.24.c RV Occupancy prohibited
Status:New Owner purchased in Nov 2023 to store his
RV, agreed to remove in January 2024. As of
March 2024,RV/vehicles stored on site and
owner has added items.
333.4.2024
19050 IH 35 N
Occupancy:Occupied by tenant, no Certificate of Occupancy
Water service:Account holder
Sewer:No record of service
Violations:21.4.16.A Structure intended for occupancy requires
application for Certificate of Occupancy
54.22.b.6 Inadequate or unsanitary sewage or
plumbing
21.8.9.2.A.b Outdoor storage not screened.
54.22.b.1 Trash, debris, junk scattered
Status:Conducts business on other properties and in the
right of way.
34
02.24.2023
02.24.2023
6001 -05 HOPE LN
Occupancy:Business operating – RV Storage.
Water service:No record
Sewer:No record
Violations:21.8.9.2.a Outdoor Storage
54.22.g Dilapidated structure - demolished, debris on
site
54.22.b.1 Trash, debris and junk
54.22.b.2 Inoperable motor vehicle
21.13.1.A Clearing and Grading without a permit
Status:Property owner indicated he would comply. Owns 8
properties. Shows no improvement.
353.21.2023
3.21.2023