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PZ Agenda 10-2-24 with Associated Documents MEETING AGENDA Planning & Zoning Commission REGULAR SESSION PLANNING & ZONING COMMISSION October 2, 2024 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 2, 2024 at 6:00 p.m. The Planning and Zoning Commission will hold the regularly scheduled meeting at 6:00p.m., Wednesday, October 2, 2024, 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 4, 2024 Planning and Zoning Commission 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 Planning & Zoning October 2, 2024 Page 1 of 3 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.PLZC20240227 – Hold a public hearing and make a recommendation on a request to rezone approximately 218 acres of land to Agricultural District (AD), more specifically known as Comal County Property Identification Numbers 79001, 78946, 75480, 78247, 79009, and 79006, City of Schertz, Comal County, Texas. B.PLZC20240210 - Hold a public hearing and make a recommendation on a request to rezone approximately 1.4 acres of land, from Office and Professional District (OP) to Neighborhood Services District (NS), generally located 250-feet South of the intersection of Antler Drive and FM 3009, more specifically known as Guadalupe County Property Identification Number 20412, City of Schertz, Guadalupe County, Texas. C.PLSPU20240183 - Hold a public hearing and make a recommendation on a Specific Use Permit to allow a Manufactured / Mobile Home on approximately 2 acres of land, known as 6759 Pfeil Rd, also known as Bexar County Property Identification Number 1296079, City of Schertz, Bexar County, Texas. 6.ITEMS FOR INDIVIDUAL CONSIDERATION: A.PLPP20240175 - Consider and act upon a request for approval of a preliminary plat for the Monroe Subdivision Lots 1-2, Block 1, approximately 22 acres of land, generally located 400 feet east from the intersection of Ware-Seguin Road and Boenig Drive, also known as Bexar Property Identification Number 619166, City of Schertz, Bexar County, Texas. B.PLPP20240215 Waiver - Consider and act upon a request for a waiver in relation to on-site sewer facilities for the preliminary plat of the Schertz Logistics Subdivision, approximately 43 acres of land, located approximately 400 feet north of the intersection of FM 2252 and FM 482, also known as Comal County Property Identification Numbers 378449 and 379114, City of Schertz, Comal County, Texas. C.PLPP20240215 - Consider and act upon a request for approval of a preliminary plat of the Schertz Logistics Subdivision, an approximately 43-acre tract of land, located approximately 400 feet north of the intersection of FM 2252 and FM 482, also known as Comal County Property Identification Numbers 378449 and 379144, City of Schertz, Comal County, Texas. 7.REQUESTS AND ANNOUNCEMENTS: A.Requests by Commissioners to place items on a future Planning and Zoning Agenda B.Announcements by Commissioners City and community events attended and to be attended Continuing education events attended and to be attended Planning & Zoning October 2, 2024 Page 2 of 3 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, Planner, of the City of Schertz, Texas, do hereby certify that the above agenda was posted on the official bulletin boards on this the 26 th day of September, 2024 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, 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 _______________, 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 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 2, 2024 Page 3 of 3 PLANNING AND ZONING COMMISSION MEETING: 10/02/2024 Agenda Item 4 A TO:Planning and Zoning Commission PREPARED BY:Emily Delgado, Planning Manager SUBJECT:Minutes for the September 4, 2024 Planning and Zoning Commission Meeting Attachments Minutes for the September 4, 2024 Regular P&Z Meeting - DRAFT D R A F T PLANNING AND ZONING MINUTES September 4, 2024 The Schertz Planning and Zoning Commission convened on September 4, 2024 at 6:00 p.m. at the Municipal Complex, Council Chambers, 1400 Schertz Parkway Building #4, Schertz, Texas. Present: Glen Outlaw, Chairman; Richard Braud, Vice Chairman; Roderick Hector, Commissioner; Danielle Craig, Commissioner; Clayton Wallace, Commissioner; Judy Goldick, Commissioner Absent: Tamara Brown, Commissioner; John Carbon, Commissioner; Patrick McMaster, Commissioner Staff present: Emily Delgado, Planning Manager Samuel Haas, Senior Planner Daisy Marquez, Planner William Willingham, Planner 1.CALL TO ORDER / ROLL CALL THE REGULAR PLANNING & ZONING COMMISSION MEETING Chairman Outlaw called the meeting to order at 6:45 P.M. 2.SEAT ALTERNATE TO ACT IF REQUIRED Commissioner Craig and Commissioner Wallace were seated as alternates. 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. No One Spoke. 4.CONSENT AGENDA: A.Minutes for the August 7, 2024 Regular Meeting. Motioned by Commissioner Clayton Wallace, seconded by Commissioner Danielle Craig to approve Vote: 6 - 0 Passed 5.PUBLIC HEARING: The Planning and Zoning Commission will hold a public hearing related to zone change requests and replats within this agenda. The public hearing will be opened to receive a report from staff, the applicant, the adjoining property owners affected by the applicant’s request, and any other interested persons. Upon completion, the public hearing will be closed. The Commission will discuss and consider the application, and may request additional information from staff or the applicant, if required. After deliberation, the Commission is asked to consider and act upon the following requests and make a recommendation to the City Council if necessary. A.PLUDC20240167 - Conduct a public hearing, workshop and discussion and possible action to make a recommendation on amendments to Part III of the Schertz Code of Ordinances, Unified Development Code (UDC), to Article 5, Section 21.5.9- Special Districts, and Article 9, Section 21.9.3- Lots, Section 21.9.8- Screening and Fencing, Section 21.9.9- Tree Preservation and Mitigation, Section 21.9.12- Site Plan Process, and Article 16 - Definitions. Mrs. Marquez provided a presentation. Chariman Outlaw opened the public hearing at 7:00 P.M. No one spoke. Chairman Outlaw closed the public hearing at 7:01 P.M. Motioned by Commissioner Roderick Hector, seconded by Commissioner Judy Goldick to recommend approval to the City Council Vote: 6 - 0 Passed B.PLUDC20240195 - Conduct a public hearing, workshop and discussion and possible action to make a recommendation on amendments to Part III of the Schertz Code of Ordinances, Unified Development Code (UDC), to Article 4 - Procedures and Applications, and Article 5 - Zoning Districts. Mr. Haas provided a presentation. Chariman Outlaw opened the public hearing at 7:20 P.M. No one spoke. Chairman Outlaw closed the public hearing at 7:21 P.M. Motioned by Commissioner Clayton Wallace, seconded by Commissioner Judy Goldick to recommend approval to the City Council Vote: 6 - 0 Passed C.PLUDC20240186 - Conduct a public hearing, workshop and discussion and possible action to make a recommendation on amendments to Part III of the Schertz Code of Ordinances, Unified Development Code (UDC), to Article 5 - Zoning Districts and Article 10 - Parking Standards. Mr. Haas provided a presentation. Chariman Outlaw opened the public hearing at 7:57 P.M. No one spoke. Chairman Outlaw closed the public hearing at 7:57 P.M. Motioned by Commissioner Clayton Wallace, seconded by Commissioner Judy Motioned by Commissioner Clayton Wallace, seconded by Commissioner Judy Goldick to recommend approval to the City Council Vote: 5 - 1 Passed NAY: Vice Chairman Richard Braud 6.REQUESTS AND ANNOUNCEMENTS: A.Requests by Commissioners to place items on a future Planning and Zoning Agenda Commissioner Wallace requested a presentation / workshop / discussion on an upcoming Planning and Zoning Commission meeting. B.Announcements by Commissioners City and community events attended and to be attended Continuing education events attended and to be attended There were no announcements by Commissioners. C.Announcements by City Staff. City and community events attended and to be attended. Mrs. Delgado provided announcements. 7.INFORMATION AVAILABLE IN THE PLANNING AND ZONING COMMISSION PACKETS- NO DISCUSSION TO OCCUR A.Current Projects and City Council Status Update 8.ADJOURNMENT OF THE REGULAR MEETING Chairman Outlaw adjourned the meeting at 8:43 P.M. ____________________________________ Chairman, Planning and Zoning Commission ______________________________ Recording Secretary, City of Schertz PLANNING AND ZONING COMMISSION MEETING: 10/02/2024 Agenda Item 5 A TO:Planning and Zoning Commission PREPARED BY:Emily Delgado, Planning Manager SUBJECT:PLZC20240227 – Hold a public hearing and make a recommendation on a request to rezone approximately 218 acres of land to Agricultural District (AD), more specifically known as Comal County Property Identification Numbers 79001, 78946, 75480, 78247, 79009, and 79006, City of Schertz, Comal County, Texas. BACKGROUND At the July 2, 2024, City Council meeting, City Council approved ordinances annexing and establishing a zoning designation for over 3,000 acres of land in Bexar, Comal and Guadalupe County into the City of Schertz City limits. Originally scheduled as part of the larger annexation process, Comal County Property Identification Numbers 79001, 78946, 75480, 78247, 79009, and 79006, based on a request of the property owner were not annexed at the July 2, 2024, City Council meeting. The request was to delay the annexation and the zoning of the properties until a Development Agreement could be drafted and reviewed by City Council. At the July 16, 2024, City Council meeting, City Council approved Resolution 24-R-81, which authorized a Development Agreement with Sharlene and Timothy Fey and Sandra Reeh ET AL for approximately 223 acres. As part of that Development Agreement, the property owners agreed to have their agricultural land annexed into the City of Schertz and zoned. Based on the agreement at the July 16th meeting, City Council approved Ordinances 24-A-44, 24-A-46, 24-A-47, 24-A-48, 24-A-49 and 24-A-50 annexing Comal County Property Identifications Numbers 79001, 78946, 75480, 78247, 79009, and 79006 into the City of Schertz City limits. However, due to these properties being removed from the zoning ordinances for the rest of the annexation properties, a zoning district was not established at the same time as the annexation. The purpose of PLZC20240227 is to establishing a zoning designation for these parcels that were annexed on July 16, 2024, based on Resolution 24-R-81, and the specific annexation ordinances for the parcels. There is no development planned for these properties at this time. The zoning request is strictly to establish a permanent zoning designation for these properties. The proposed Agricultural District (AD) would be consistent with the properties that were annexed and zoned in July of 2024. On September 19, 2024, nine (9) public hearing notices were mailed to the surrounding property owners within a 200-foot notification boundary of the subject parcels. Additionally, the property owners of parcels included within the zoning boundary were notified per Texas Local Government Code (LGC) Section 211.006. Comal Independent School District was also notified of the proposed zoning. At the time of this 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, public hearing notice signs were placed along FM 482 on September 20, 2024. Subject Properties: Zoning Land Use Existing No Zoning Established as these parcels were annexed into the City of Schertz on July 16, 2024. Agricultural / Undeveloped Proposed Agricultural District (AD)Agricultural / Undeveloped GOAL GOAL The proposed request is to establish a zoning designation for approximately 218 acres, specifically, Agricultural District (AD). The goal is to zone these subject properties in conformance with the Comprehensive Land Use Plan - Future Land Use Map and the existing land uses on the subject properties and to be consistent with the rest of the properties that were annexed and zoned to Agricultural District (AD) in July of 2024. 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 or zoning map amendment implements the policies of the adopted Comprehensive Land Plan, including the land use classification of the property on the Future Land Use Map. The proposal is to zone all 218 acres as Agricultural District (AD) based on the subject property's existing land uses, the property's location, and the designation on the Future Land Use Map as adopted by Ordinance 24-S-06. Comal County Property Identification Number 79006 is identified as Development Deferment, which is typically utilized for large tracts that house heavy industrial. Comal County Property Identification Number 79009 is identified in the Comprehensive Land Use Plan- Future Land Use Map as Local Corridor which is described as locally oriented commercial and entertainment areas typically situated along medium- to high-volume collector roads.Comal County Property Identification Numbers 79001, 78946, 75480, and 78247 are identified in the Comprehensive Land Use Plan- Future Land Use Map as Regional Corridor which is described as commercial and entertainment areas along major thoroughfares that serve populations within the City and the broader region. Although the subject parcels have differing Comprehensive Land Use Plan- Future Land Use Map designations the proposed Agricultural District (AD) is consistent with the Comprehensive Land Use designations. 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 need to be considered when reviewing zoning applications. The proposed zoning is not based on a proposed development, but strictly due the annexation of these properties into the City of Schertz. If the subject properties were proposed to be developed in the future, the zoning designation will also need to be reviewed in conjunction with the Comprehensive Land Use Plan and Future Land Use Map. 2. Whether the proposed zoning change or zoning map amendment promotes the health, safety, or general welfare of the City and the safe, orderly, efficient and healthful development of the City. As part of promoting health, safety, and welfare, the City should encourage development compatible with surrounding uses utilizing standards and transitional uses to alleviate negative impacts. Agricultural District (AD) is intended to provide as a base zoning district for agricultural and residential land uses. 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.The proposed zoning district designations are compatible with the surrounding land uses and existing zoning designations of the surrounding properties. The proposed Agricultural District (AD) would allow for the residential and agricultural operations land uses to remain in a conforming status. 3. Whether the uses permitted by the proposed change in zoning district classification and the standards applicable to such uses will be appropriate in the immediate area of the land to be reclassified. The subject parcels are currently utilized for agricultural purposes. The proposed zoning designation of Agricultural District (AD) is appropriate in the immediate area of the land to be zoned. Since the proposed zoning designations are based on conformance with the Comprehensive Land Use Plan- Future Land Use Map and with the existing land uses on the subject properties, the majority of the properties' land uses will be in conformance with the proposed zoning designation of Agricultural District (AD). The proposed zoning designation is appropriate in the immediate area of the land to be zoned. 4. Whether the proposed change is in accord with any existing or proposed plans for providing public schools, streets, water supply, sanitary sewers or other public services and utilities to the area. A public hearing notice was mailed to Comal Independent School District to notify them of the proposed zoning. The City of Schertz Police, Fire and EMS Departments have indicated they do not have any concerns regarding the proposed rezoning requests or their ability to provide services. With the completed annexation and proposed zoning of the properties, the City is better able to guide future development to ensure conformance with the Master Thoroughfare Plan, the Master Water Plan and Master Sewer Plan for the City. Additionally, the annexation and associated zoning would ensure that any future developments will meet City standards to ensure cohesive development across the City of Schertz which ultimately will ensure the safe, orderly, and efficient development of the City. Although no development plans are currently proposed for the properties being zoned, if development was to occur the water, sewer, and roadways would be evaluated during the development process. 5. Whether there have been environmental and/or economical changes which warrant the requested change. No, there have been no environmental or economical changes that warrant the requested zone change. The subject properties, until July of 2024, were within the City of Schertz Extra-Territorial Jurisdiction (ETJ) and under delayed annexation agreements. A zoning designation has not previously been established for the subject properties. However, based on the annexation into the City of Schertz in July, best practice is to establish a zoning district designation for the properties. 6.Whether there is an error in the original zoning of the property for which a change is requested. There is no error in the original zoning as the subject properties do not currently have a zoning district established. The properties were annexed into the City of Schertz on July 16, 2024, but did not get a zoning designation at that time. 7. Whether all of the applicant's back taxed owed to the City have been paid in full (no application will receive final approval until all back taxes are paid in full). The subject properties were annexed into the City of Schertz in July of 2024. This does not impact the Planning and Zoning Commission recommendation to City Council. 8. Whether other criteria are met, which, at the discretion of the Planning and Zoning Commission and the City Council, are deemed relevant and important in the consideration of the amendment. Staff has ensured all UDC requirements have been met for the proposed zone change, and at this time have not received any special considerations from the Planning and Zoning Commission or City Council. RECOMMENDATION Due to the subject properties being annexed into the City of Schertz on July 16, 2024 a zoning district needs to be established for the subject properties. The proposed zoning designation is in conformance with the recently adopted Comprehensive Land Use Plan- Future Land Use Map and is consistent with the other properties that were annexed in July of 2024 and zoned Agricultural District (AD). Staff recommends approval of PLZC20240227. Attachments Aerial Exhibit Aerial Exhibit Public Hearing Notice Map Zoning Exhibit :Parcel IDs: 79001, 78946, 75480, 78247, 79009, 79006 So l m s Q u a r r y R d B u n k e r S t B u n k e r S t Dry Comal C r e e k F M 4 8 2 F M 4 8 2 F ri e s e n h a h n R d F r iese n h a h n L n B u n k e r St O l d N a c o g d o c h e s Rd Comal Elementary School Comal S o l m s Q u a r r y R d Dry Com al C reek D r y C o m al C r e e k F M 482 F M 4 8 2 P v t R d a t 6 1 4 0 F m 4 8 2 S c h w a b R d D a v i d L a c k B l v d F M 482 D r y Comal C r e e k D r y C o m alCreek U n i o n P a c ifi c R a il r o a d S o l m s Q u a r r y Rd F M 4 8 2 F M 4 8 2 F M 4 8 2 B e g o n i a A s t e r R u n M a r i g o l d W a y P o s e y P a s s 35 35 Eck har d t Rd N I n t e r s t a t e 3 5NInterstate3 5 S I n t e r s t a t e 3 5 180 F M 4 8 2 F M 4 8 2 K r u e g e r C y n Solms Park 35 Engel Rd S I n te r st a t e 3 5 S I n t e r s t a t e 3 5 MarigoldWay H i b i s c u s J u niperVw DaisyW a y C y l a m e n D e s e r t R o s e Ir i s R u n C a ll a lil y A m a r y lli s 182 U U U U U U U U U U U U U U U U U U U U U U [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 78991 WORD LONE STAR RANCH LTD 79019 CAPITOL AGGREGATES INC 79004 FEY SHARLENE E & TIMOTHY A 78993 WORD LONE STAR RANCH LTD 78942 LOGAN SHERILYN M 79009 FEY TIMOTHY A & SHARLENE E 78976 ZIPP DONALD 79006 FEY SHARLENE E & TIMOTHY A 75468 SCHAEFER HOWARD & ALICE 75480 REEH SANDRA 79001 REEH SANDRA 78247 REEH SANDRA 78945 REEH SANDRA 78946 REEH SANDRA ET AL 79017 SCHAEFER HOWARD & ALICE 78960 HOFFMANN TODD D 78992 WORD LONE STAR RANCH LTD 79020 CAPITOL AGGREGATES INC 378725 NEW BRAUNFELS UTILITIES 78906 I 35 INVESTMENT PROPERTIES LP & ENGLE I 35 LLC 78178 I 35 INVESTMENT PROPERTIES LP & ENGLE I 35 LLC 8 " W L 4 " W L 8 " W L 8 " W L 8 " W L 1 2 " W L 8" WL 8 " W L 1 0 " W L 6 " W L 12" W L 4"WL 12" W L 2 " W L 1 2 " W L 3 " W L 1 "WL 2 " W L 6 " W L 16"PVC SDR 26 12"PV C S D R 2 6 12"PVC S D R 2 6 12"P V C SDR 2 6 12"D u c t i l e I r o n 12"P V C SDR 2 6 8 " P V C S D R 2 6 12"Duc t i l e Iron 12"D u c t i l e I r o n PVT RDAT5580FM482 PVTRDAT6080 F M 4 8 2 SOLM S QUAR R Y R D P V T R D A T 6 0 2 8 F M 4 8 2 DAISY W A Y P V T R D A T 2 4 0 E N G E L R D IH 35 N IH 3 5 S IH 35 S P V T R D A T 5 8 8 7 F M 4 8 2 E N G E L R D ENGEL RD W E N Z E L L N IH 35 N K R U E G E R C A N Y O N RUS C H LN BEGON I A S C H W A B R D A S TE R R U N E N G E L R D IRIS R U N O L D N A COGD O C H E S R D D A HLIA I H 3 5 S A C C E S S R DHIBISC U S F R I E S E N H A H N L N P R I M R O S E W A Y MARIGOLD WAY F R I E S E N H A H N L N C Y L A M E N C H R Y S A N T H E M U M A M A R Y L L I S THISTL E DESE R T R O S E M A PLEWAY A Z A L E A W A Y F M 4 8 2 IH 35 N RAM P I H 3 5 S A C C E S S R D I H 3 5 S A C C E S S R DB U N K E R S T D A N I E L D R EC K H A R D T RD O L D E N G E L R D I H 3 5 S A C C E S S R D IH 3 5 N A C C E S S R D JUNIPERVW C A L L A L I L Y P O S E Y P A S S DAVID L A C K B L V D I H 3 5 N A C C E S S R D Esri Community Maps Contributors, City of New Braunfels, BCAD, Comal County, Texas Parks & Wildlife, © OpenStreetMap, Microsoft, CONANP, Esri, TomTom, Garmin, Foursquare, SafeGraph, GeoTechnologies, Inc, METI/NASA, USGS, EPA, NPS, US Census Bureau, USDA, USFWS, Maxar 0 600 1,200 1,800300Feet 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 18th, 2024 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 ortypographical 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 IDs: 79001, 78946, 75480, 78247, 79009, 79006 : IH 35 N (75468) FM 482 (78993) 6091 FM 482 (78942) 6025 FM 482 (79009) 6080 FM 482 (78976) FM 482 (79006) IH 35 N (75468) FM 482 (75480) FM 482 (79001) FM 482 (78247) FM 482 (78946) 6185 FM 482 (79017) FM 482 (78960) 5863 FM 482 (78906) IH 35 N (78178) PV T R D AT 5 5 8 0 FM 4 8 2 P V T R D A T 6 0 8 0 F M 4 8 2 DAVID L A C K B L V D SOLM S Q U A R R Y R D P V T R D A T 6 1 4 0 F M 4 8 2 P V T R D A T 6 0 2 8 F M 4 8 2 PVT R D AT 24 0 ENGE L R D IH 35 N IH 35 S IH 35 S P V T R D A T 5 8 8 7 F M 4 8 2 W E N Z E L L N STRATE M A N LN IH 35 N K R U E G E R C A N Y O N H I G H C R E E K R D BEGONI A E C K H A R D T R D R U S C H L N SAFARI D R DA I S Y W A Y IRIS RU N OLD NACOG D O C H E S R D HIBISC U S P R I M R O S E W A Y JARRATT F R I E S E N H A H N L N C Y L A M E N A M A R Y L L I S LOUELL A D R C H R Y S A N T H E M U M THISTL E IH 35 N A C C E S S R D DESER T R O S E S C H W A B R D ROSE LN M A P L E W A Y F R I E S E N H A H N L N E N G E L R D A Z A L E A W A Y F O R E F R O N T W A Y IH 35 S A C C E S S R D ASTE R RUN B U N K E R S T D A N I E L D R PV T R D AT 1 2 6 0 SC H W A B R D BAUGH L N N A F T A C I R MYR T L E RUN IH 35 S A C C E S S R D O L D E N G E L R D IH 35 N ACC E S S R D IH 3 5 S RA M P IH 3 5 S A C C E S S R D IH 35 S A C C E S S R D M A R I G O L D W A Y P V T R D AT 2 5 0 9 0 I H 3 5 N CY P R E S S P T IH 35 S RAMP JU N I P E R V W C A L L A L I L Y FM 482 IH 3 5 N R A M P P O S E Y P A S S PV T R D AT 2 5 3 0 0 IH 3 5 N IH 35 N R A M P 0 800 1,600 2,400400Feet Project Boundary 200' Buffer City Limits Schertz ETJ Boundary GBPRE PRE PRE AD AD AD GB PRE PV T R D A T 55 8 0 F M 4 8 2 PVT R D A T 608 0 F M 4 8 2 S O L M S Q U A R R Y R D P V T R D A T 6 1 4 0 F M 4 8 2 P V T R D A T 6 0 2 8 F M 4 8 2 DAI S Y W A Y IH 35 N IH 35 S A C C E S S R D P V T R D A T 5 8 8 7 F M 4 8 2 DESER T R O S E W E N Z E L L N IH 35 N IH 35 S ACCE S S R D BEGONI A S C H W A B R D IH 35 S M A R I G O L D W A Y IRIS RU N HIBISC U S IH 35 S P R I M R O S E W A Y C Y L A M E N IH 35 S ACCE S S R D THISTL E IH 35 S A C C E S S R D M A P L E W A Y FM 48 2 A Z A L E A W A Y C A L L A L I L Y ASTE R R U N B U N K E R S T MYR T L E R U N PV T R D A T 25 3 0 0 I H 3 5 N IH 35 N ACCE S S R D IH 35 N A C C E S S R D P O S E Y P A S S Last update: September 17, 2024 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" 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.* COMAL COUNTY PARCEL IDs: 79001, 78946, 75480, 78247, 79009, 79006 Classification (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) 0 500 1,000 1,500250Feet ZONING CHANGE AD DVL : AD AD PLANNING AND ZONING COMMISSION MEETING: 10/02/2024 Agenda Item 5 B TO:Planning and Zoning Commission PREPARED BY:Daisy Marquez, Planner SUBJECT:PLZC20240210 - Hold a public hearing and make a recommendation on a request to rezone approximately 1.4 acres of land, from Office and Professional District (OP) to Neighborhood Services District (NS), generally located 250-feet South of the intersection of Antler Drive and FM 3009, more specifically known as Guadalupe County Property Identification Number 20412, City of Schertz, Guadalupe County, Texas. BACKGROUND The applicant is requesting to rezone approximately 1.4 acres of land from Office Professional District (OP) to Neighborhood Services District (NS). The subject property is currently undeveloped. On September 17, 2024, twelve (12) 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, 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 along FM 3009. The applicant has previously applied for a proposed zone change from Office Professional District (OP) to Neighborhood Services District (NS), at the subject property, and the Planning and Zoning Commission held a public hearing in May 2024. The Planning and Zoning Commission made a recommendation for denial with a 5-1 vote to City Council. The applicant withdrew the application before it could be heard at City Council. Subject Property: Zoning Land Use Existing Office Professional District (OP)Undeveloped Proposed Neighborhood Services District (NS)Car Wash, Automated Adjacent Properties: Zoning Land Use North Single-Family Residential District (R-1)Single Family Residence South Single-Family Residential District (R-1)Single Family Residence East Right-of-Way FM 3009, also known as Roy Richard West Single-Family Residential District (R-1)Single Family Residence GOAL The proposed zone change is for approximately 1.4 acres of land to Neighborhood Services District (NS). The applicant wishes to rezone the property to develop an Automated Car Wash. 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 changes, staff uses criteria listed in UDC Section 21.5.4.D. The criteria are listed below. 1. Whether the proposed zoning change or zoning map amendment implements the policies of the adopted Comprehensive Land Plan, including the land use classification of the property on the Future Land Use Map; The proposed Neighborhood Services District (NS) does not implement the policies of the adopted Comprehensive Land Plan. The Comprehensive Land Plan designates the subject property as Local Corridor. The Local Corridor land use designation is meant to contain conventional retail centers, small scale mixed-use, multifamily development, and residential uses that are of scale and intensity compatible with the surrounding neighborhoods. To the north, west, and south of the subject property, the properties are Single-Family Residential District (R1) and are used for single-family residences. To the east of the property is FM 3009 Right-of-Way, and is the subject property's only access point. Although the subject property is located on FM 3009, and has access to FM 3009, the subject property is surrounded by residential zoned properties that are used for single-family homes. As a result of the subject property being nestled within single-family residences, the proposed zone change to Neighborhood Services District (NS) is not compatible. 2. Whether the proposed zoning change or zoning map amendment promotes the health, safety, or general welfare of the City and the safe, orderly, efficient and healthful development of the City; As part of promoting health, safety, and welfare, the City should encourage development compatible with surrounding uses utilizing standards and transitional uses to alleviate negative impacts. The proposed Neighborhood Services District (NS) dimensional and development standards as stated in Section 21.5.7.B of the Unified Development Code, are not compatible with what is in the immediately surrounding area. Table 21.5.7.B Dimensional Requirements Non-Residential Zoning Districts Minimum Lot Size Dimensions Minimum Yard Setback (Ft) Minimum yard Setback (Ft) Miscellaneous Requirements Code Zoning Districts Area Sq. Ft. Width Ft. Depth Ft. Front Ft. Rear Adj. Non-Res Zone Rear Adj. Res Zone Side Adj Non-Res Zone Side Adj to Res Zone Max Height Ft. Maximum Impervious Coverage NS Neighborhood Services 10,000 100 100 25 0 25 0 25 35 80% The existing Office Professional District (OP) is more compatible with the immediate surrounding area as it is the least intense commercial zoning district. As per UDC Section 21.5.6, the purpose and intent of the Office Professional District (OP) is to provide ancillary retail services which may include restaurants, coffee shops, and newsstands for office developments. Although the proposed Neighborhood Services District (NS) is intended to provide suitable areas for development of certain limited service and retail uses in proximity to residential uses, it is also intended to be properly buffered from residential uses as per UDC Section 21.5.6. The location of the subject property is surrounded by single-family residences. 3. Whether the uses permitted by the proposed change in zoning district classification and the standards applicable to such uses will be appropriate in the immediate area of the land to be reclassified; The subject property is surrounded by Single-Family Residential (R-1) properties that are used for single-family residences. Although the subject property has access to FM 3009, it is not immediately adjacent to other Neighborhood Services District (NS) properties or properties that are already used for commercial purposes. Additionally, as per UDC Section 21.5.8, Neighborhood Services District (NS) allows uses by right that include alcohol package sales, antique shop, appliances, furniture and home furnishings store, bakery, book store, car wash (automated), civic/convention center, convenience store, day care center, dry cleaning (minor), family or group home, florist, museum, packaging/ mail store, pharmacy, restaurant with a drive in, and retail stores and shops. Office Professional District (OP) restricts permitted uses by right to art gallery, museum, library, banks, beauty salon/ barber shops, places of worship, government facilities, gymnastics/dance studios, health/fitness center, hospital, hotel, medical or dental clinic, schools, municipal uses, post office, print shop (minor), private club, recycling collection point, and restaurants. Many of the allowed uses in Neighborhood Services District (NS) are not appropriate in the immediate area of the land to be reclassified. The existing Office Professional District (OP) and permitted uses are more appropriate in the immediate area of the land to be reclassified. 4. Whether the proposed change is in accord with any existing or proposed plans for providing public schools, streets, water supply, sanitary sewers or other public services and utilities to the area; The subject property and surrounding area is serviced by the City of Schertz for sewer and water. Along FM 3009, there is an existing 12" Water Line and an 8" Sewer Line. FM 3009 is a TXDOT Road, and is classified as a Principal Arterial with a planned 120'-130' Right-Of-Way width. The subject property has an existing curb cut on FM 3009, but any proposed driveways will need to be reviewed by the City of Schertz Engineering Department and the Texas Department of Transportation. The City of Schertz Police, Fire and EMS Departments have reviewed the proposed zone change. The only concern the Police Department expressed was over parking spaces due to traffic flow issues, otherwise there are no other Police Department concerns. The applicant did not submit a conceptual or proposed site plan with their zone change application submittal. 5. Whether there have been environmental and/or economical changes which warrant the requested change; FM 3009 has been developing as a corridor that serves the local needs of residents and the surrounding neighborhoods. Although the subject property is located along FM 3009 and can take advantage of the immediate access it has to the right-of-way, the location of the proposed zone change is inappropriate to the surrounding neighborhood due to the adjacent single-family residences. 6. Whether there is an error in the original zoning of the property for which a change is requested; There was no error in the original zoning of the property. The subject property was annexed into the City of Schertz in the early 70s. 7. Whether all of the applicant's back taxes owed to the City have been paid in full (no application will receive final approval until all back taxes are paid in full);and, This does not impact the Planning and Zoning Commission recommendation to City Council. 8. Whether other criteria are met, which, at the discretion of the Planning and Zoning Commission and the City Council, are deemed relevant and important in the consideration of the amendment. Staff has ensured all UDC requirements have been met for the proposed zone change, and at this time have not received any special consideration from the Planning and Zoning Commission or the City Council. UDC Article 9 requires additional screening between residential and commercial uses, which requires a solid 8-foot masonry wall with a 20-foot landscape buffer and one (1) tree every thirty (30) linear feet. Although these additional site design requirements are in place to create additional buffering between the single-family homes and commercial uses, there are concerns over the uses allowed within the proposed Neighborhood Services District (NS) that are not compatible with the surrounding area. RECOMMENDATION Due to the incompatibility of the proposed Neighborhood Services District (NS) within an enclave of Single Family Residential District (R-1) properties, Staff recommends denial of PLZC20240210 Attachments Aerial Exhibit Public Hearing Notice Map Zoning Exhibit Property Depiction :Parcel ID 20412; Antler Drive & FM 3009 (PLZC20240210) U U U U U U !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 A n tl e r D r A n tl e r D r A n tl e r D r H a b e r s h a m O g elth o r p e O gelth o r p e C ir c l e O a k D r A n tl e r D r R o y R i c h a r d D r A n tl e r D r R o y R i c h a r d D r W illia m S c a r b r o u g h S a v a n n a h D r R o y R i c h a r d D r S a v a n n a h D r A r r o y o V e r d e R o y R i c h a r d D r R o y R i c h a r d D r Walgreens A r r o y o S e c o A rr o y o L o m a A rr o y o V erde 40129 RIGGS B Y M E L O D Y L & LEW I S F 10912 1 FOUR S ' S INC 180380 OGVP LTD 180381 OTG COFFEE LLC 68347 CITY OF SCHERTZ 40131 FAIGA O PRESC I N I L L A F 40130 DAVIDSON JAMES ROBERT & ALYSSA C 22011 FOUR S ' S INC 20413 CLARK JOHN J III & PAMELA S 20412 KUCHERKA DENNIS G 20406 RIVETTE ANDREW T 2 0 4 0 8 L A N E M I C H A E L G & R O B I N E 2 0 4 1 0 S H A R O N P E T E R S R E A L E S T A T E I N C 1 " W L 6" W L 8" W L 1 2 " W L 12" W L 12" W L 1 2 " W L 6" WL 6 " W L 2 " W L 6" WL 8" W L 8 " W L 8" WL 1 1/2" WL 6" W L 8"Vitr i f i e d C l a y 8 " P V C S D R 3 5 8"Vitr i f i e d C l a y 8 " D u c t i l e I r o n 8 " P V C S D R 3 5 8" D u c t i l e Ir o n 8"PVC SDR 3 5 8"Duc t i l e Iron 8 " P V C S D R 3 5 8" P V C S D R 3 5 8" D u c t i l e Ir o n 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"Duc t i l e Iron 8"Duc t i l e I r o n 8 " D u c t i l e I r o n 8"Vit r i f i e d Clay 8"P V C S D R 3 5 8 " V i t r i f i e d C l a y 8"PVC S D R 3 5 8 " P V C S D R 3 5 1 0 " P V C S D R 3 5 1 2 " P V C S D R 3 5 1 0 " V i t r i f i e d C l a y 1 0 " P o l y V i n y l C h l o r i d e L A Z Y O A K D R CIRCL E O A K D R A R R O Y O S E C O ARRO Y O L O M A W I L L I A M S C A R B R O U G H F M 3 0 0 9 HA B E R S H A M O G E LT H O R P E CIR SAVA N N A H D R ARRO Y O V E R D E ANTLE R D R Maxar, Microsoft, Esri Community Maps Contributors, BCAD, Texas Parks & Wildlife, © OpenStreetMap, Microsoft, CONANP, Esri, TomTom, Garmin, Foursquare, SafeGraph, GeoTechnologies, Inc, METI/ NASA, USGS, EPA, NPS, US Census Bureau, USDA, USFWS 0 100 200 30050Feet 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 La s t u p d a t e : S e p t e m b e r 1 0 t h , 2 0 2 4 Cit y o f S c h e r t z , G I S S p e c i a l i s t : A l e x a V e n e z i a , a v e n e z i a @ s c h e r t z . c o m ( 2 1 0 ) 6 1 9 - 1 1 7 4 *T h e C i t y o f S c h e r t z p r o v i d e s t h i s G e o g r a p h i c I n f o r m a t i o n S y s t e m p r o d u c t " a s i s " w i t h o u t an y e x p r e s s o r i m p l i e d w a r r a n t y o f a n y k i n d i n c l u d i n g b u t n o t l i m i t e d t o t h e i m p l i e d wa r r a n t i e s o f m e r c h a n t a b i l i t y a n d f i t n e s s f o r a p a r t i c u l a r p u r p o s e . I n n o e v e n t s h a l l T h e C i t y of S c h e r t z b e l i a b l e f o r a n y s p e c i a l , i n d i r e c t , o r c o n s e q u e n t i a l d a m a g e s o r a n y d a m a g e s wh a t s o e v e r a r i s i n g o u t o f o r i n c o n n e c t i o n w i t h t h e u s e o f o r p e r f o r m a n c e o f t h e s e ma t e r i a l s . I n f o r m a t i o n p u b l i s h e d i n t h i s p r o d u c t c o u l d i n c l u d e t e c h n i c a l i n a c c u r a c i e s o r ty p o g r a p h i c a l e r r o r s . P e r i o d i c a l c h a n g e s m a y b e a d d e d t o t h e i n f o r m a t i o n h e r e i n . T h e C i t y of S c h e r t z m a y m a k e i m p r o v e m e n t s a n d / o r c h a n g e s i n t h e p r o d u c t ( s ) d e s c r i b e d h e r e i n a t an y t i m e . * Ci t y o f S c h e r t z PA R C E L I D 2 0 4 1 2 ; A N T L E R D R & F M 3 0 0 9 (P L Z C 2 0 2 4 0 2 1 0 ) : 39 0 8 WI L L I A M S C A R B R O U G H (4 0 1 2 9 ) 39 0 1 FM 3 0 0 9 (1 0 9 1 2 1 ) 39 0 0 FM 3 0 0 9 (1 8 0 3 8 0 ) 40 1 6 FM 3 0 0 9 (1 8 0 3 8 1 ) FM 3 0 0 9 (6 8 3 4 7 ) 39 1 6 WI L L I A M S C A R B R O U G H (4 0 1 3 1 ) 39 1 2 WI L L I A M S C A R B R O U G H (4 0 1 3 0 ) 39 0 5 FM 3 0 0 9 (2 2 0 1 1 ) 40 0 1 FM 3 0 0 9 (2 0 4 1 3 ) FM 3 0 0 9 (2 0 4 1 2 ) 12 1 2 AN T L E R D R (2 0 4 0 6 ) 12 0 8 AN T L E R D R (2 0 4 0 8 ) 12 0 4 AN T L E R D R (2 0 4 1 0 ) C I R C L E O A K D R A R R O Y O L O M A FM 30 0 9 ARROY O S E C O OGEL T H O R P E C I R H A B E R S H A M S A V A N N A H D R A R R O Y O V E R D E A N T L E R D R 0 10 0 20 0 30 0 50 Fe e t Pr o j e c t B o u n d a r y Mu n i c i p a l B o u n d a r i e s 20 0 ' B u f f e r PUB R-1 NS PDD PDD NS NS NS R-1 R-1 F M 3 0 0 9 ARRO Y O LOMA O G E L T H O R P E C I R B R O U G H T O N S H A D Y O A K L N ARROY O V E R D E CIRCL E O A K D R HABER S H A M SAVA N N A H D R W I L L I A M S C A R B R O U G H L A Z Y O A K D R FAWN D R ANTLE R D R NSPDD NS PDD NS OP R-1 R-1 R-1 F M 3 0 0 9 ARRO Y O LOMA O G E L T H O R P E C I R B R O U G H T O N S H A D Y O A K L N ARROY O V E R D E CIRCL E O A K D R HABER S H A M SAVA N N A H D R W I L L I A M S C A R B R O U G H L A Z Y O A K D R FAWN D R ANTLE R D R Last update: September 10, 2024 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" 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.* GUADALUPE COUNTY PARCEL ID: 20412 CURRENT : Classification (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) 0 160 320 48080Feet PROPOSED ZONING CHANGE PROPOSED LOT 7 LOT 5 LOT B TABLE A: ALTA/NSPS LAND TITLE SURVEY 1.367 ACRE TRACT OF LAND IN THE TOREBIA HERRERA SURVEY, ABSTRACT NO. 153, GUADALUPE COUNTY, TEXAS, BEING THE SAME TRACT CONVEYED TO DENNIS G. KUCHERKA, CALLED 1.367 ACRES, RECORDED IN VOLUME 2864, PAGE 727, OFFICIAL PUBLIC RECORDS, GUADALUPE COUNTY, TEXAS, DESCRIBED BY METES AND BOUNDS IN VOLUME 717, PAGE 499, DEED RECORDS, GUADALUPE COUNTY, TEXAS. E N G I N E E R I N G &S U R V E Y I N G PREL I M I N A R Y VICINITY MAP (NOT TO SCALE) F M 3 0 0 9 FAWN D R I V E ANTLE R D R I V E SAVAN N A H D R . ASHLE Y O A K D R . GREEN V A L L E Y R D . CREST O A K D R . WEIDE R S T E I N R O A D SITE PLANNING AND ZONING COMMISSION MEETING: 10/02/2024 Agenda Item 5 C TO:Planning and Zoning Commission PREPARED BY:Daisy Marquez, Planner SUBJECT:PLSPU20240183 - Hold a public hearing and make a recommendation on a Specific Use Permit to allow a Manufactured / Mobile Home on approximately 2 acres of land, known as 6759 Pfeil Rd, also known as Bexar County Property Identification Number 1296079, City of Schertz, Bexar County, Texas. BACKGROUND The applicant is requesting a Specific Use Permit to allow a Manufactured/ Mobile Home on approximately 2 acres of land zoned Single-Family Residential/ Agricultural District (R-A), known as 6759 Pfeil Road. The subject property is currently undeveloped and is part of the East Central Village Unit 1B Subdivision. As per UDC Section 21.5.8, a Specific Use Permit is required for the placement of a Manufactured Home/ Mobile Home in Single-Family Residential/ Agricultural District (R-A). On September 17, 2024, ten (10) public hearing notices were mailed to the surrounding property owners within a 200-foot boundary of the subject property. At the time of the Staff Report, (0) responses in favor, (1) one response was neutral, and (0) zero responses in opposition have been received. A public hearing notice will be published in the "San Antonio Express" prior to the City Council Meeting. The item is tentatively scheduled for the November 12, 2024, City Council Meeting. A sign was posted at the subject property by the applicant. Subject Property: Zoning Land Use Existing Single Family Residential /Agricultural District (R-A) Undeveloped Proposed Placement of a Manufactured Home Residence Adjacent Properties: Zoning Land Use North Single-Family Residential/ Agricultural District (R-A)Residence South Single-Family Residential/ Agricultural District (R-A)Residence East Right-Of-Way Pfeil Road West Single-Family Residential/ Agricultural District (R-A)Residence GOAL The applicant is requesting a Specific Use Permit to place a Manufactured/ Mobile Home on approximately 2 acres of land zoned Single-Family Residential/ Agricultural District (R-A). 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 Specific Use Permits, staff considers criteria listed in UDC section 21.5.11.D. The criteria are listed below. 1. The proposed use at the specified location is consistent with the policies embodied in the adopted Comprehensive Land Plan; The subject property is designated as Rural Living in the Future Land Use Map of the Comprehensive Plan. Rural Living is described as sparse development, natural landscapes, and agricultural activity, that emphasizes compatibility with JBSA. The proposed Specific Use Permit meets the intent of the Rural Living Land Use Designation as it is proposing the placement of a Manufactured Home on approximately 2 acres that is already platted and is intended to be their residence. The applicant has received an affirmative recommendation from JBSA for the proposed use, which is also consistent with the intent of the Rural Living Land Use Designation. 2. The proposed use is consistent with the general purpose and intent of the applicable zoning district regulations; The purpose and intent of the Single-Family Residential/ Agricultural District (R-A) is to provide for areas in which agricultural land may be held in such use for as long as practical and reasonable, where development may be premature due to lack of utilities, capacity or service, and for areas that are unsuitable for development because of physical constraints as per UDC Section 21.5.5. The proposed use is consistent with the zoning district and the uses allowed within Single-Family Residential/ Agricultural District (R-A). Due to the location of the subject property within the APZ II, the Specific Use Permit was reviewed by JBSA. The Specific Use Permit received an affirmative recommendation from JBSA. 3. The proposed use is compatible with and preserves the character and integrity of adjacent developments and neighborhoods, and includes improvements either on-site or within the public rights-of-way to mitigate development-related adverse impacts, such as safety, traffic, noise, odors, visual nuisances, drainage or other similar adverse effects to adjacent development and neighborhoods; In the surrounding areas, there is sparse residential development along Pfeil Road. The applicant is proposing to use the subject property for the same use as the surrounding properties. The only difference is that the subject property is proposing a Manufactured Home and a Manufactured Home requires a Specific Use Permit for placement within Single-Family Residential / Agricultural District (R-A). 4. The proposed use does not generate pedestrian and vehicular traffic which will be hazardous or conflict with the existing and anticipated traffic in the neighborhood; The proposed use does not generate additional traffic that conflicts with what is existing and anticipated in the existing neighborhood. 5. The proposed use incorporates roadway adjustments, traffic control devices or mechanisms, and access restrictions to control traffic flow or divert traffic as may be needed to reduce or eliminate development-generated traffic on neighborhood streets; The subject property is platted and does not include additional road improvements. The applicant is requesting the placement of a manufactured home on the subject property. 6. The proposed use incorporates features to minimize adverse effects, including visual impacts, of the proposed use on adjacent properties; The subject property is zoned Single-Family Residential/ Agricultural District (R-A) and is adjacent to other Single-Family Residential/ Agricultural District (R-A) properties. No additional screening is required per the Unified Development Code. If the Specific Use Permit is approved, the applicant will need to submit all required subsequent development applications to meet City of Schertz Development Standards which includes, but is not limited to, manufactured home permit, driveway permit, etc. 7. The proposed use meets the standards for the zoning district, or to the extent variations from such standards have been requested, that such variations are necessary to render the use compatible with adjoining development and the neighborhood; The proposed development will have to meet all the dimensional and design requirements of the Single-Family Residential/ Agricultural District (R-A) as stipulated in Article 5 of the UDC. The applicant is not requesting a zone change and no variances are being requested. The zoning is compatible with and matches what is existing in the area. 8. The proposed [use] promotes the health, safety or general welfare of the City and the safe, orderly, efficient, and healthful development of the City; As part of promoting health, safety and welfare, the City should encourage development compatible with surrounding uses utilizing standards and transitional uses to alleviate negative impacts. The existing Single-Family Residential/ Agricultural District (R-A) zoning of the general area and existing land uses of rural residences are compatible with the proposed manufactured home. Additionally, since the property is located within the Accident Potential Zone II (APZ II), they were required to receive an affirmative recommendation of the proposed use from JBSA as per UDC Section 21.5.9. The City of Schertz Fire, EMS, and Police Departments have been notified of the Specific Use Permit request to place a Manufactured Home at the subject property and have not provided objections to the request. 9. No application made under these provisions will receive final approval until all back taxes owed to the City have been paid in full; and This does not impact the Planning and Zoning Commission's recommendation to City Council. 10. Other criteria which, at the discretion of the Planning and Zoning Commission and City Council are deemed relevant and important in the consideration of the Specific Use Permit. At this time, the Planning and Zoning Commission and City Council have not provided additional criteria for consideration of the Specific Use Permit. RECOMMENDATION Staff recommends approval of PLSPU20240183 due to the proposed use being consistent with the policies of the Comprehensive Plan and being compatible with the surrounding area. Attachments Aerial Exhibit Public Hearing Notice Map Public Hearing Responses Metes and Bounds JBSA- Randolph Letter :6759 PFEIL RD (PLSPU20240183) U W a r e S e g u i n R d W a r e S e g u i n R d PfeilRd PfeilRd PfeilRd PfeilRd PfeilRd PfeilRd 648712 BRICE BETTY & 648711 BRICE BETTY & 648710 BRICE BETTY & 643814 BROADNAX M KELVIN & PAMELA D 643816 OTT ROBERT JOSEPH & CHASITY MICHELLE & OTT ROBERT S & MAUREEN 643818 PADGETT CHARLES R JR ETAL 643792 LEASMAN TASEWELL & KRISTY 643798 MOWELL CHAD AARON 129 6 0 8 0 MA R T I N E Z S A N D R A Y & G O M E Z R I C A R D O 2 " W L 1" W L 8" W L 12" W L 6" W L PFE I L R D PVTRDAT6826PFEILRDPVTRDAT6740PFEILRD WARE - S E G U I N R D Maxar, Microsoft, Esri Community Maps Contributors, City of Cibolo, Texas, BCAD, Texas Parks & Wildlife, © OpenStreetMap, Microsoft, CONANP, Esri, TomTom, Garmin, Foursquare, SafeGraph, GeoTechnologies, Inc, METI/NASA, USGS, EPA, NPS, US Census Bureau, USDA, USFWS 0 100 200 30050Feet 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 9th, 2024 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 ortypographical 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 6759 PFEIL RD (PLSPU20240183) : 6780 PFEIL RD (648712) 6580 PFEIL RD (648711) 6580 PFEIL RD (648710) 6759 PFEIL RD (1296079) 12102 WARE-SEGUIN RD (643814) 12110 WARE-SEGUIN RD (643816) 12120 WARE-SEGUIN RD (643818) 6811 PFEIL RD (643792) 6727 PFEIL RD (643798) 678 5PFE I L R D (12 9 6 0 8 0 ) PFE I L R D PVT R D A T 6 8 2 6 P F E I L R D PVT R D A T 6 7 4 0 P F E I L R D WARE- S E G U I N R D 0 100 200 30050Feet Project Boundary Municipal Boundaries 200' Buffer DEPARTMENT OF THE AIR FORCE 502D AIR BASE WING JOINTBASE SAN ANTONIO 6 September 2024 MEMORANDUM FOR CITY OF SCHERTZ FROM: 502 ABW/CMI JBSA Installation Mission Sustainment 2080 Wilson Way Fort Sam Houston, TX 78234 SUBJECT: Joint Base San Antonio review of City of Schertz Specific Use Permit Application 6759 Pfeil Road 1. City of Schertz Specific Use Permit Application 6759 Pfeil Road has been reviewed by JBSA-RND organizations. JBSA affirmatively recommends to the City of Schertz that this proposed SUP located within APZ II move forward; however, there are additional comments for consideration in planning and development. a. Recommend referencing City of San Antonio MLOD lighting standards at: https://library.municode.com/tx/san_antonio/codes/unified_development_code?nodeId=ARTIIIZO_DIV4OVDI_S35-339.04MILIOVDI, or most current City of San Antonio MLOD ordinance, related to development within 5-miles of a military installation and compliance with applicable City of Schertz lighting ordinances. b. Subject location is within RND AFB Accident Potential Zone II (APZ II), with no more than 2 single-family dwelling units per acre permitted per SLUCM Code No. 11.11, 2017 RND AFB Air Installations Compatible Use Zones (AICUZ) Study. c. Expect regular, increasing levels of aircraft noise at this location. The subject property lies wholly within the 65-69 Db DNL noise contours zone per the 2017 Randolph AICUZ Study (p 60, fig 6-1). Per Table A-2, Recommended Land Use Compatibility for Noise Zones, of the 2017 AICUZ Study, Residential (SLUCM No. 10) uses are discouraged in DNL 65-69. The absence of viable alternative development options should be determined, and an evaluation should be conducted locally prior to local approvals indicating that a demonstrated community need for the residential use would not be met if development were prohibited in these zones. Where the community determines that these uses must be allowed, measures to achieve outdoor to indoor Noise Level Reduction (NLR) of at least 25 decibels in DNL 65-69 noise zones should be incorporated into building codes and be considered in individual approvals. https://www.jbsa.mil/Portals/102/Documents/Environmental%20PA/FINAL%20Randolph%20AICUZ%20Study.pdf d. To mitigate potential interference with existing JBSA operational systems, please coordinate with 502 CS Spectrum Manager prior to use of any Spectrum dependent systems (i.e.: two-way radio communications, or any type of wireless technologies) during construction. If applicable, coordination requested by facility user prior to installation/use of any Spectrum dependent commercial or manufacturing equipment. e. Any proposed exterior construction plans, construction or alteration projects which include vertical elements (equipment: cranes, towers: communication or water) may require FAA review to verify no hazard to flight navigation prior to issuance of any construction permits. FAA CFR Title 14 Part 77 Notice Criteria Tool that can be utilized to aid in FAA notification requirements can be found here: https://oeaaa.faa.gov/oeaaa/external/gisTools/gisAction.jsp?action=showNoNoticeRequiredToolForm Further FAA guidance is also available here: https://www.faa.gov/documentLibrary/media/Form/FAA_Form_7460-1_042023.pdf f. The FAA recommends criteria of land-use practices in their Advisory Circular 150/5200- 33C, Hazardous Wildlife Attractants on or Near Airports, which is applicable to properties within five miles of JBSA-Randolph. To reduce the exposure to aircraft-wildlife strikes, please use the link below to access this publication and use the information to help reduce wildlife-attractant features near airports. Unwavering consideration for this aviation safety hazard is vital.https://www.faa.gov/airports/resources/advisory_circulars/index.cfm/go/document.curren t/doc umentnumber/150_5200-33. 2. The items presented above are efforts to enhance the safety of the community and minimize noise impacts due to the proximity of low flying aircraft. Improperly managed development may create unnecessary risk to both the community and flight operations as well as affect the overall capability of the military at this location. 3. Point of contact for this action is Sean R. Greszler, AICP, 502 ABW/CMI. He can be reached at 210- 808- 7549 or by email at sean.greszler.1@us.af.mil or through the 502d ABW Community Initiatives organization email box at 502ABW.ABW.Community_initiative@us.af.mil. JOHN H. ANDERSON, GS-14, USAF Executive Director, Community and Mission Integration, JBSA & 502 ABW PLANNING AND ZONING COMMISSION MEETING: 10/02/2024 Agenda Item 6 A TO:Planning and Zoning Commission PREPARED BY:Daisy Marquez, Planner CASE:PLPP20240175 SUBJECT:PLPP20240175 - Consider and act upon a request for approval of a preliminary plat for the Monroe Subdivision Lots 1-2, Block 1, approximately 22 acres of land, generally located 400 feet east from the intersection of Ware-Seguin Road and Boenig Drive, also known as Bexar Property Identification Number 619166, City of Schertz, Bexar County, Texas. GENERAL INFORMATION: Owner: Joe Monroe Applicant: YPR Consulting Engineers ITEM SUMMARY: The applicant is requesting to preliminary plat approximately 22 acres of land to establish two (2) lots. The subject property is currently zoned General Business District (GB) and Single-Family Residential Agricultural District (R-A) and is located within the Joint Base San Antonio- Randolph Accident Potential Zone I and Accident Potential Zone II. The proposed Monroe Subdivision consists of two (2) lots. Lot 1 is approximately 9.31 acres, is zoned General Business District (GB), and has direct access to Ware-Seguin Road. Lot 2 is approximately 12.39 acres, is zoned Single-Family Residential/ Agricultural District (R-A), and has access to Ware-Seguin Road via a 30-foot ingress and egress easement that runs along the western property line. UDC Section 21.9.3.J requires that each lot be provided with adequate access to a public street, either by direct frontage or by public access easement approved by the Planning and Zoning Commission. Lot 2 of the Monroe Subdivision has access to Ware-Seguin Road through a non-exclusive 30-foot ingress and egress easement, which makes the preliminary plat subject to discretionary approval by the Planning and Zoning Commission. GENERAL LOCATION AND SITE DESCRIPTION: The subject property is located directly on Ware-Seguin and is currently undeveloped. The property is within the Joint Base San Antonio-Randolph Accident Potential Zone I (APZ I) and Accident Potential Zone II (APZ II). PUBLIC IMPROVEMENTS: Access and Circulation: The subject property has direct frontage along Ware-Seguin Road for the front portion of the property. The rear portion has access through an access easement onto Ware-Seguin Road. Since the rear lot only has access onto Ware-Seguin through this access easement, the Planning and Zoning Commission has the discretional authority to approve this Preliminary Plat per UDC Section 21.9.3.J. Water: The City of Schertz is the water provider for this area. There is an existing 8-inch water line along Ware-Seguin Road. Sewer: The City of Schertz is the sewer provider for the area. There is an existing 8-inch sewer line within the Laura Heights Estate Development. Drainage: The applicant is responsible for all drainage associated with the subject property and for compliance with the City of Schertz stormwater regulations. A preliminary drainage report has been reviewed and approved with the City of Schertz stormwater regulations. A preliminary drainage report has been reviewed and approved by the City Engineer. Sidewalks, Hike, and Bike Trails: No improvements are required at this time. Road Improvements: Ware-Seguin Road is currently identified as a Residential Collector with 70-feet of Right-of-Way in the Master Thoroughfare Plan. The proposed preliminary plat indicates 12-feet of right-of-way dedication along Ware-Seguin Road. STAFF ANALYSIS AND RECOMMENDATION: The preliminary plat is generally consistent with the applicable requirements, ordinances, and regulations for this property. It has been reviewed with no objections by the Engineering, Fire, and Planning Departments. Therefore, staff recommends approval of the preliminary plat as presented. Planning Department Recommendation X Approve as submitted Approve with conditions* Denial * While the Commission can impose conditions; conditions should only be imposed to meet the requirements of the UDC. COMMISSIONERS CRITERIA FOR CONSIDERATION: The Planning and Zoning Commission is the final approval authority of the proposed preliminary plat. In considering the final action on the preliminary plat, the Commission should consider the criteria within Unified Development Code Section 21.12.7.D. Attachments Aerial Exhibit Plat Exhibit :PLPP20240175 Monroe Subdivision Plat Ware SeguinRd BoenigDr GagePark GagePark BoenigDr BoenigDr W a r e S e g u i n R d H a l l i e H t s LauraHts BoenigDr H a l l i e H t s Hunter Hts D e l a i n e P a r k W a r e S e g u i n R d W a r e S e g u i n R d L a u r a H t s U U U U U U U U U U !P !P !P !P 619060 REILAND MICHAEL K & CONI E 619061 STATE OF TEXAS 1076669 MITCHELL CAROLYN 1076668 MCKINNEY MICHAEL K & BRENDA S 1076667 SHULER KEVIN L & JOHNIKE ANN 619189 HANDLEY VERNELL S 1076666 CLEMENT AADAM MIQUEL & TIFFANY N 1076665 TAMEZ MANUEL J JR 1076663 NIX ERIC R & SHEILA DENISE 1076664 ROBERT VAN JR & KAREN S 619191 WILSON GERALD F 619166 MONROE REGINA & JOE 619165 MELLO MARK THOMAS & JANET YAMANAKA 1123018 MILLER FAMILY ENTERTAINMENT LLC 8" WL 8 " W L 8" W L 8 " W L 8" W L 8" W L 8"P V C S D R 2 6 8 " P V C S D R 2 6 WARE - S E G U I N R D GAG E P A R K TRI N I T Y W A Y H A L L I E H T S BO E N I G D R D E L A I N E P A R K LAURA HTS PVT RD AT11080 W ARE-SEG UIN RD P V T R D A T 1 0 9 8 0 W A R E - S E G U I N R D Maxar, Microsoft, Esri Community Maps Contributors, City of Cibolo, Texas, BCAD, Texas Parks & Wildlife, © OpenStreetMap, Microsoft, CONANP, Esri, TomTom, Garmin, Foursquare, SafeGraph, GeoTechnologies, Inc, METI/NASA, USGS, EPA, NPS, US Census Bureau, USDA, USFWS 0 200 400 600100Feet 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 WARE - SEGUIN ROAD (VARIABLE WIDTH PUBLIC R.O.W.) LOCATION MAP CPS NOTES: MONROE SUBDIVISION PLAT PLAT ESTABLISHING PLAT NO. DPRBCT DEED & PLAT RECORDS OF BEXAR COUNTY, TEXAS OPRBCT OFFICIAL PUBLIC RECORDS OF BEXAR COUNTY, TEXAS GETCATV GAS, ELECTRIC, TELEPHONE AND CABLE TV EASEMENT CALCULATED POINT FOUND 1/2" REBAR W/ NO IDENTIFICATION SET 1/2" REBAR W/ CAP STAMPED "OPEN RANGE FS10194069" FOUND 1" PIPE FOUND 1/2" REBAR W/ CAP STAMPED "BRIONES" FOUND 1/2" REBAR W/ CAP STAMPED "SURVEY ASSOC" LEGEND: BEING A 21.99 (CALLED 22.00) ACRE TRACT OUT OF STACEY B. LEWIS, SURVEY NUMBER 317, ABSTRACT NUMBER 433, BEXAR COUNTY, TEXAS, AND BEING DESIGNATED AS TRACT 3, OF THE SUBDIVISION OF THE HAROLD W. KNIGHT 149.042 ACRES, COUNTY BLOCK 5068, BEXAR COUNTY, TEXAS, BEING THE SAME TRACT CONVEYED TO TERRY JEAN GODWIN, RECORDED IN VOLUME 14599, PAGE 319, OFFICIAL PUBLIC RECORDS OF 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 THE SCHERTZ PLANNING & ZONING COMMISSION. JAIME NORIEGA, P.E.DATE P.E. REGISTRATION NO. 93788 STATE OF TEXAS COUNTY OF BEXAR: BEFORE ME, THE UNDERSIGNED AUTHORITY ON THIS DAY PERSONALLY APPEARED JOE MONROE 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 ANDCONSIDERATIONS THEREIN EXPRESSED AND IN THE CAPACITY THEREIN STATED, GIVEN UNDER MY HAND AND SEAL OF THE OFFICE THIS DAY OF , 20 . BY NOTARY PUBLIC, STATE OF TEXAS MY COMMISSION EXPIRES: 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 ASPRIVATE 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:JOE MONROE - PRESIDENT/CEO CONSOLIDATED INSTALLATION SUPPORT, LLC 217 CACTUS STREET SAN ANTONIO, TX 78203 PH: (210) 387-0097 STATE OF TEXAS COUNTY OF BEXAR I HEREBY CERTIFY THAT THE ABOVE PLAT CONFORMS TO THE MINIMUMSTANDARDS SET FORT BY THE TEXAS BOARD OF PROFESSIONAL LAND SURVEYING ACCORDING TO AN ACTUAL SURVEY MADE ON THE GROUND BY: W. ANDREW MCLAUGHLIN DATE REGISTERED PROFESSIONAL LAND SURVEYOR NO. 6473 OPEN RANGE FIELD SERVICES, LLC 39350 IH-10 W, SUITE 1 BOERNE, TX 78006 PH: (210) 830-428-0290 TBPLS No. 10194069 JOE MONROEPRESIDENT/CEO CONSOLIDATED INSTALLATION SUPPORT, LLC 217 CACTUS STREET SAN ANTONIO, TX 78203210-387-0097 DRAINAGE NOTE:OWNER/DEVELOPER:SURVEYOR: OPEN RANGE FIELDSERVICES, LLC 39350 IH-10 W, STE 1 BOERNE, TX 78006 SITE THE THOROUGHFARE ALIGNMENTS SHOWN ON THIS EXHIBIT ARE FOR ILLUSTRATION PURPOSES AND DO NOT SET THE ALIGNMENT. ALIGNMENT IS DETERMINED AT TIME OF FINAL PLAT. 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. 3.ACCORDING TO FLOOD INSURANCE RATE MAP, PANEL 48029C0435G, DATED SEPTEMBER, 2010, IS LOCATED IN ZONE X AND IS NOT WITHIN THE 100-YEAR FLOODPLAIN. 4.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. 5.BUILDABLE LOTS: 2 6.LOT 1 - GB, LOT 2 - R-A CITY OF SCHERTZ STANDARD NOTES: LEGEND DETAIL "A-2"DETAIL "A-1" – “” “” “” “” “” “ ” “” “” ’ STATE OF TEXAS COUNTY OF BEXAR I, , COUNTY CLERK OF BEXAR COUNTY, DO HEREBY CERTIFY THAT THE FOREGOING INSTRUMENT WAS FILED FOR RECORD IN MY OFFICE, ON THE DAY OF , A.D. 20 , AT .M. AND DULY RECORDED THE DAY OF , A.D. 20 , AT .M. IN THE RECORDS OF DEEDS AND PLATS OF SAID COUNTY, IN BOOK VOLUME , ON PAGE . IN TESTIMONY WHEREOF, WITNESS MY HAND AND OFFICIAL SEAL OF OFFICE, THIS DAY OF , A.D. 20 . COUNTY CLERK, BEXAR COUNTY, TEXAS BY:, DEPUTY 07 / 0 3 / 2 0 2 4 4 : 2 7 : 3 4 P M Ap Ce r t i f i e d B y : Em i l y D e l g a d o , P l a n n i n g M a n a g e r Pla n n i n g a n d C o m m u n i t y D e v e l o p m e n t LOCATION MAP CPS NOTES: MONROE SUBDIVISION PLAT PLAT ESTABLISHING PLAT NO. DPRBCT DEED & PLAT RECORDS OF BEXAR COUNTY, TEXAS OPRBCT OFFICIAL PUBLIC RECORDS OF BEXAR COUNTY, TEXAS GETCATV GAS, ELECTRIC, TELEPHONE AND CABLE TV EASEMENT CALCULATED POINT FOUND 1/2" REBAR W/ NO IDENTIFICATION SET 1/2" REBAR W/ CAP STAMPED "OPEN RANGE FS10194069" FOUND 1" PIPE FOUND 1/2" REBAR W/ CAP STAMPED "BRIONES" FOUND 1/2" REBAR W/ CAP STAMPED "SURVEY ASSOC" LEGEND: BEING A 21.99 (CALLED 22.00) ACRE TRACT OUT OF STACEY B. LEWIS, SURVEY NUMBER 317, ABSTRACT NUMBER 433, BEXAR COUNTY, TEXAS, AND BEING DESIGNATED AS TRACT 3, OF THE SUBDIVISION OF THE HAROLD W. KNIGHT 149.042 ACRES, COUNTY BLOCK 5068, BEXAR COUNTY, TEXAS, BEING THE SAME TRACT CONVEYED TO TERRY JEAN GODWIN, RECORDED IN VOLUME 14599, PAGE 319, OFFICIAL PUBLIC RECORDS OF 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 THE SCHERTZ PLANNING & ZONING COMMISSION. JAIME NORIEGA, P.E.DATE P.E. REGISTRATION NO. 93788 STATE OF TEXAS COUNTY OF BEXAR: BEFORE ME, THE UNDERSIGNED AUTHORITY ON THIS DAY PERSONALLY APPEARED JOE MONROE 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 ANDCONSIDERATIONS THEREIN EXPRESSED AND IN THE CAPACITY THEREIN STATED, GIVEN UNDER MY HAND AND SEAL OF THE OFFICE THIS DAY OF , 20 . BY NOTARY PUBLIC, STATE OF TEXAS MY COMMISSION EXPIRES: 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 ASPRIVATE 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:JOE MONROE - PRESIDENT/CEO CONSOLIDATED INSTALLATION SUPPORT, LLC 217 CACTUS STREET SAN ANTONIO, TX 78203 PH: (210) 387-0097 STATE OF TEXAS COUNTY OF BEXAR I HEREBY CERTIFY THAT THE ABOVE PLAT CONFORMS TO THE MINIMUMSTANDARDS SET FORT BY THE TEXAS BOARD OF PROFESSIONAL LAND SURVEYING ACCORDING TO AN ACTUAL SURVEY MADE ON THE GROUND BY: W. ANDREW MCLAUGHLIN DATE REGISTERED PROFESSIONAL LAND SURVEYOR NO. 6473 OPEN RANGE FIELD SERVICES, LLC 39350 IH-10 W, SUITE 1 BOERNE, TX 78006 PH: (210) 830-428-0290 TBPLS No. 10194069 JOE MONROEPRESIDENT/CEO CONSOLIDATED INSTALLATION SUPPORT, LLC 217 CACTUS STREET SAN ANTONIO, TX 78203210-387-0097 DRAINAGE NOTE:OWNER/DEVELOPER:SURVEYOR: OPEN RANGE FIELDSERVICES, LLC 39350 IH-10 W, STE 1 BOERNE, TX 78006 SITE THE THOROUGHFARE ALIGNMENTS SHOWN ON THIS EXHIBIT ARE FOR ILLUSTRATION PURPOSES AND DO NOT SET THE ALIGNMENT. ALIGNMENT IS DETERMINED AT TIME OF FINAL PLAT. 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. 3.ACCORDING TO FLOOD INSURANCE RATE MAP, PANEL 48029C0435G, DATED SEPTEMBER, 2010, IS LOCATED IN ZONE X AND IS NOT WITHIN THE 100-YEAR FLOODPLAIN. 4.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. 5.BUILDABLE LOTS: 2 6.LOT 1 - GB, LOT 2 - R-A CITY OF SCHERTZ STANDARD NOTES: LEGEND – “” “” “” “” “” “ ” “” “” ’ STATE OF TEXAS COUNTY OF BEXAR I, , COUNTY CLERK OF BEXAR COUNTY, DO HEREBY CERTIFY THAT THE FOREGOING INSTRUMENT WAS FILED FOR RECORD IN MY OFFICE, ON THE DAY OF , A.D. 20 , AT .M. AND DULY RECORDED THE DAY OF , A.D. 20 , AT .M. IN THE RECORDS OF DEEDS AND PLATS OF SAID COUNTY, IN BOOK VOLUME , ON PAGE . IN TESTIMONY WHEREOF, WITNESS MY HAND AND OFFICIAL SEAL OF OFFICE, THIS DAY OF , A.D. 20 . COUNTY CLERK, BEXAR COUNTY, TEXAS BY:, DEPUTY 07 / 0 3 / 2 0 2 4 4 : 2 7 : 4 1 P M Ap Ce r t i f i e d B y : Em i l y D e l g a d o , P l a n n i n g M a n a g e r Pla n n i n g a n d C o m m u n i t y D e v e l o p m e n t PLANNING AND ZONING COMMISSION MEETING: 10/02/2024 Agenda Item 6 B TO:Planning and Zoning Commission PREPARED BY:Daisy Marquez, Planner CASE:PLPP20240215 Waiver SUBJECT:PLPP20240215 Waiver - Consider and act upon a request for a waiver in relation to on-site sewer facilities for the preliminary plat of the Schertz Logistics Subdivision, approximately 43 acres of land, located approximately 400 feet north of the intersection of FM 2252 and FM 482, also known as Comal County Property Identification Numbers 378449 and 379114, City of Schertz, Comal County, Texas. GENERAL INFORMATION: Owner: LI SCHERTZ TX INVESTOR LP Applicant: Windrose Land Surveying & Platting ITEM SUMMARY: The applicant is proposing to preliminary plat 43 acres of land in order to establish one (1) buildable lot for industrial use. The applicant is seeking approval of a waiver to the Unified Development Code Section 21.15.3: Wastewater Systems. GENERAL LOCATION AND SITE DESCRIPTION: The property is undeveloped and is located approximately 400 feet north of the intersection of FM 2252 and FM 482. PUBLIC IMPROVEMENTS: The applicant is seeking approval of the waiver to install a privately owned on-site sewer facility (OSSF) on the subject property proposed with the preliminary plat. Per UDC Article 15, Easements and Utilities Section 21.15.3.A: Wastewater Systems- Wastewater Connection Required and Section 21.15.3.D: Utilities, all lots within a subdivision are required to connect to public sanitary sewer systems and extend wastewater lines, unless otherwise approved by the City. Based on the requirements of the Unified Development Code and the proposed installation of an OSSF, a waiver is required to be requested from the Planning and Zoning Commission as detailed in UDC Section 21.12.15: Waivers. STAFF ANALYSIS AND RECOMMENDATION: The closest sanitary sewer connection is approximately 9,600 feet away from the subject property at the intersection of Abbey Road and the railroad tracts. The subject property is part of a larger partnership with the City of Schertz Economic Development Corporation (EDC), and the STX Frio Subdivision to the north, to construct a new sanitary sewer main from Abbey Road to the southern boundary line of the proposed subdivision. The Engineering Department has reviewed the waiver request and has determined that they will support conditional approval of the waiver request. The sewer line will be constructed soon due to the partnership and once the line is constructed, the Schertz Logistics Subdivision will then be required to connect to and extend the sanitary sewer in accordance with Section 90-78 of the Code of Ordinances. The preliminary plat demonstrates 20-foot Sanitary Sewer Easements to meet future tie-in requirements. Until the sanitary sewer line is built and reaches the subject property, per the approval of the waiver request, the property will have an on-site sewer facility (OSSF). If approved, the OSSF proposed for the site will be reviewed and permitted through Comal County and will meet Comal County requirements. A building permit will not be issued without either a Comal County OSSF approved permit or extension of and connection to the public system. Planning Department Recommendation Approve as submitted X Approve with conditions* Denial * While the Commission can impose conditions; conditions should only be imposed to meet requirements of the UDC. Staff recommends approval of the waiver based on the following conditions: The developer executes an Escrow Agreement with the City of Schertz to provide funding for the connection to and extension of the sanitary sewer main across the subdivision as generally depicted in the Preliminary Plat. 1. Once the sanitary sewer main is constructed to the northern boundary of the Schertz Logistics Subdivision, the developer will cease OSSF operation; connect to the sanitary sewer; and extend the sanitary sewer main across the subdivision to the southwest corner of the subdivision. 2. COMMISSIONERS CRITERIA FOR CONSIDERATION: When granting subdivision waivers, the Planning and Zoning Commission should consider the criteria listed in UDC Section 21.112.15-Waivers: That the granting of the waiver will not be detrimental to the public health, safety, or welfare, or injurious to other property in the area; and 1. That the granting of the waiver will not have the effect of preventing the orderly subdivision of other land in the area in accordance with the provisions of this UDC. Such findings of the Planning and Zoning Commission, together with the specified facts upon which such findings are based, shall be incorporated into the official minutes of the Planning and Zoning Commission meeting at which such waiver is granted. Waivers may be granted only when in harmony with the general purpose and intent of this UDC so that the public health, safety, and welfare may be secured and justice done. 2. Attachments Aerial Exhibit Waiver Request Letter Engineering Memo Plat Exhibit :PLPP20240215 Schertz Logistics Plat SteneFarm Rd G h o s t T o w n D rWagonXing H o r s e s h oe Ln M a i n S t L a k e B l v d L a k e B l v d L a k e B l v d RacoonLn ScorpionTrl I n t e r s t a t e 3 5 N L a k e B l v d F M 2 2 5 2 F M 2 2 5 2 S t e n e F a r m R d 35 I n t e r s t a t e 3 5 N F M 225 2 35 35 I n t e r s t a t e 3 5 N Interstate 3 5 N F M 2 2 5 2 F M 482 F M 482 35 35 N I n t e r s t a t e 3 5 N I n t e r s t a t e 3 5 FM 2252 H o ll y L n I -3 5 F r o n t a g e P a r k D r H o ll y L n H o p e L n P e c a n S t S u m m it D r V i s t a D r R o s e D r N I n t e r s t a t e 3 5 F o r e s t e r B n d U U U U U U U U U U U U U U U U U U U U !P !P!P !P !P 389410 LOCK AWAY STORAGE SCHERTZ LLC 362667 F N G PARTNERS INC 59526 F N G PARTNERS INC 73275 BIESENBACH GEORGE LIVING TRUST 378449 LI SCHERTZ TX INVESTOR LP 78029 HARTMANN LAND & CATTLE CO LTD 81129 STEHLE STANLEY E & SUSAN L 379114 LI SCHERTZ TX INVESTOR LP 81088 STX FRIO I INVESTMENTS LLC 1 6 " W L 8" WL 2" W L 8" WL 6" W L 1 2 " W L 12" W L 12" W L 12" W L 1 2 " W L 1 6 " W L 8" WL 1 2 " W L 12" W L 6" W L 12 " W L 1 2 " W L 8 " W L 6 " W L 6 " W L 1 2 " W L 1 1 / 2 " W L 6" WL 2" W L 1 1/ 2 " W L Undet e r m i n e d W L 6" W L 12" W L 2"WL 8 " W L 2 0 " W L 8" P V C S D R 3 5 8"PVC SDR 35 FORESTER BEND IH 35 N A C C E S S R D F M 2 2 5 2 IH 35 N PVTLONG HORNLN I H 3 5 N A C C E S S R D H O L L Y L N H O P E L N PVT D A N C E HALL L N P V T G H O S T T O W N D R I H 3 5 N A C C E S S R D FM 482 PVTLAKEBL V D P V T S T A G E C O A C H B L V D F M 2 2 5 2 PVTSAGER U N FM 4 8 2 IH 35 N F M 2 2 5 2 P V T D U C K A L Y ROSE D R SUMM I T D R PVTARMADILLOD R PVTCEDARSTPVT C O TTONWOOD L N PV T CRE E K DR PVTCOYOTEALY P VTCRAWFISHLN PVTBLUE BONNETD R PVTPOSSUMALY PVT TUMBLEWEED PVT MOCKINGBIRD LN WAR A D M I R A L PVTBUFFALOBLVD IH35 N A C CESS R D PVT R A C O O N LN D E N - O T T H I L L PECAN S T PVT W A G O N X I N G PVT S C O R P I O N T R L S E C R E T A R I A T D R TECH N O L O G Y A V E ROSE D R VISTA D R PARK D R P VT H O RSE S H O E L N IH 35 N R A M P IH 35 N R A M P I H 3 5 N R A M P Comal C o u n t y Guadal u p e C o u n t y Maxar, Microsoft, Esri Community Maps Contributors, City of Cibolo, Texas, City of New Braunfels, BCAD, Comal County, Texas Parks & Wildlife, © OpenStreetMap, Microsoft, CONANP, Esri, TomTom, Garmin, Foursquare, SafeGraph, GeoTechnologies, Inc, METI/NASA, USGS, EPA, NPS, US Census Bureau, USDA, USFWS 0 340 680 1,020170Feet 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 DEVELOPMENT SERVICES ENGINEERING DEPARTMENT Memo To: Planning and Zoning Commission From: Eric Schulze, PE Date: September 5, 2024 Re: 2. Once the sanitary sewer main is constructed to the northern boundary of the 12 ' ' W W 12 ' ' W W 12 ' ' W W 12 ' ' W W 12 ' ' W W 12 ' ' W W 12 ' ' W W 12 ' ' W W 12 ' ' W W 12 ' ' W W 12 ' ' W W 12 ' ' W W 8'' WW8'' WW 8'' WW 8'' WW 8'' WW 8'' WW 8'' WW 8'' WW 8'' WW 8'' WW 8'' WW 8'' WW 8'' WW 8'' WW 0'100'200'50' HORIZONTAL SCALE: 1" = 100' SITE 9630 CORPORATE DR, SUITE 102 I SELMA, TX 78154 I 210.634.1565 FIRM REGISTRATION NO. 10108800 I WINDROSESERVICES.COM ILAND SURVEYING PLATTING WINDROSE 15''WW Scope not inlcuded in EDC Agrement Scope included in EDC Agreement 8" line to be extended to SW Boundary and included as part of the Escrow Agreement Proposed 12" line is included in the Schertz Economic Development Agreement 9630 CORPORATE DR, SUITE 102 I SELMA, TX 78154 I 210.634.1565 FIRM REGISTRATION NO. 10108800 I WINDROSESERVICES.COM ILAND SURVEYING PLATTING W I N D R O S E 12 ' ' W W 12 ' ' W W 12 ' ' W W 12 ' ' W W 12 ' ' W W 12 ' ' W W 12 ' ' W W 12 ' ' W W 12 ' ' W W 12 ' ' W W 12 ' ' W W 12 ' ' W W 8'' WW8'' WW 8'' WW 8'' WW 8'' WW 8'' WW 8'' WW 8'' WW 8'' WW 8'' WW 8'' WW 8'' WW 8'' WW 8'' WW 0'100'200'50' HORIZONTAL SCALE: 1" = 100' SITE 9630 CORPORATE DR, SUITE 102 I SELMA, TX 78154 I 210.634.1565 FIRM REGISTRATION NO. 10108800 I WINDROSESERVICES.COM ILAND SURVEYING PLATTING W I N D R O S E 15''WW 9630 CORPORATE DR, SUITE 102 I SELMA, TX 78154 I 210.634.1565 FIRM REGISTRATION NO. 10108800 I WINDROSESERVICES.COM ILAND SURVEYING PLATTING W I N D R O S E PLANNING AND ZONING COMMISSION MEETING: 10/02/2024 Agenda Item 6 C TO:Planning and Zoning Commission PREPARED BY:Daisy Marquez, Planner CASE:PLPP20240215 SUBJECT:PLPP20240215 - Consider and act upon a request for approval of a preliminary plat of the Schertz Logistics Subdivision, an approximately 43-acre tract of land, located approximately 400 feet north of the intersection of FM 2252 and FM 482, also known as Comal County Property Identification Numbers 378449 and 379144, City of Schertz, Comal County, Texas. GENERAL INFORMATION: Owner: LI SCHERTZ TX INVESTOR LP Applicant: Windrose Land Surveying & Platting APPLICATION SUBMITTAL DATE: Date: Application Submittal Type: September 11, 2024 Preliminary Plat Application ITEM SUMMARY: The applicant is proposing to preliminary plat 43 acres of land in order to establish one (1) buildable lot for industrial use. The subject property is currently zoned Manufacturing (light) District (M-1). GENERAL LOCATION AND SITE DESCRIPTION: The property is undeveloped and is located approximately 400 feet north of the intersection of FM 2252 and FM 482. ACCESS AND CIRCULATION: The subject property is located along FM 2252. The property was granted two access points along FM 2252 by TXDOT. TREE MITIGATION AND PRESERVATION: The applicant will be responsible for complying with Unified Development Code (UDC) Section 21.9.9. Tree Preservation and Mitigation. A signed tree affidavit was submitted indicating that the subject property does have heritage and protected trees and that they will be removing some of them at a later time. The Tree Preservation and Mitigation will be evaluated with the final plat and any subsequent applications. PUBLIC SERVICES: The site will be serviced by the City of Schertz for sewer, Green Valley Special Utility District for water, and CPS. The applicant has requested a waiver to not immediately connect to the public sanitary sewer system. If the waiver is granted, the site will be serviced by an on-site sewer facility (OSSF) permitted by Comal County. PUBLIC IMPROVEMENTS: All public improvements required for this subdivision are required to be installed prior to the recording of the final All public improvements required for this subdivision are required to be installed prior to the recording of the final plat per UDC, Section 21.4.15., unless otherwise specified in an approved improvement agreement. Water: The property will be serviced through Green Valley Special Utility District for water through a 12-inch water line that runs along FM 2252. Sewer: The applicant has provided a waiver request to meet the requirement to extend and connect to public sanitary sewer to serve the proposed Schertz Logistics Subdivision. The closest connection is approximately 9,600 feet away from the subject property. Once public infrastructure is extended to the area, the subdivision will be required to connect to the sanitary sewer system in accordance with Section 90-78 of the Code of Ordinances. If the sewer waiver request is approved, the property will be able to install an on-site sewer facility (OSSF) permitted by Comal County, in the meantime. Drainage: The applicant is responsible for all drainage associated with the subject property and for compliance with the City of Schertz stormwater regulations. A preliminary drainage report has been reviewed and approved by the City Engineer. Sidewalks, Hike and Bike Trails: The property will be required to construct a sidewalk along FM 2252 and will be required to meet the specifications of the City of Schertz. Road Improvements: The subject property has direct access to FM 2252, which is identified as a Secondary Arterial with 90 feet of Right-of-Way on the Master Thoroughfare Plan. The developer has agreed to extend the planned STX Frio improvements, the development to the north, to the FM 482 intersection. These improvements include a center turn lane across their entire frontage and south to the FM 482 intersection. STAFF ANALYSIS AND RECOMMENDATION: The proposed preliminary plat is generally consistent with the applicable requirements for the property, ordinances, and regulations. The plat has been reviewed with no objections by the Engineering, Fire, and Planning Departments. Staff recommends approval of PLPP20240215. 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 preliminary plat. In considering final action on a preliminary plat, the Commission should consider the criteria within UDC, Section 21.12.8.D. Attachments Aerial Exhibit Plat Exhibit :PLPP20240215 Schertz Logistics Plat SteneFarm Rd G h o s t T o w n D rWagonXing H o r s e s h oe Ln M a i n S t L a k e B l v d L a k e B l v d L a k e B l v d RacoonLn ScorpionTrl I n t e r s t a t e 3 5 N L a k e B l v d F M 2 2 5 2 F M 2 2 5 2 S t e n e F a r m R d 35 I n t e r s t a t e 3 5 N F M 225 2 35 35 I n t e r s t a t e 3 5 N Interstate 3 5 N F M 2 2 5 2 F M 482 F M 482 35 35 N I n t e r s t a t e 3 5 N I n t e r s t a t e 3 5 FM 2252 H o ll y L n I -3 5 F r o n t a g e P a r k D r H o ll y L n H o p e L n P e c a n S t S u m m it D r V i s t a D r R o s e D r N I n t e r s t a t e 3 5 F o r e s t e r B n d U U U U U U U U U U U U U U U U U U U U !P !P!P !P !P 389410 LOCK AWAY STORAGE SCHERTZ LLC 362667 F N G PARTNERS INC 59526 F N G PARTNERS INC 73275 BIESENBACH GEORGE LIVING TRUST 378449 LI SCHERTZ TX INVESTOR LP 78029 HARTMANN LAND & CATTLE CO LTD 81129 STEHLE STANLEY E & SUSAN L 379114 LI SCHERTZ TX INVESTOR LP 81088 STX FRIO I INVESTMENTS LLC 1 6 " W L 8" WL 2" W L 8" WL 6" W L 1 2 " W L 12" W L 12" W L 12" W L 1 2 " W L 1 6 " W L 8" WL 1 2 " W L 12" W L 6" W L 12 " W L 1 2 " W L 8 " W L 6 " W L 6 " W L 1 2 " W L 1 1 / 2 " W L 6" WL 2" W L 1 1/ 2 " W L Undet e r m i n e d W L 6" W L 12" W L 2"WL 8 " W L 2 0 " W L 8" P V C S D R 3 5 8"PVC SDR 35 FORESTER BEND IH 35 N A C C E S S R D F M 2 2 5 2 IH 35 N PVTLONG HORNLN I H 3 5 N A C C E S S R D H O L L Y L N H O P E L N PVT D A N C E HALL L N P V T G H O S T T O W N D R I H 3 5 N A C C E S S R D FM 482 PVTLAKEBL V D P V T S T A G E C O A C H B L V D F M 2 2 5 2 PVTSAGER U N FM 4 8 2 IH 35 N F M 2 2 5 2 P V T D U C K A L Y ROSE D R SUMM I T D R PVTARMADILLOD R PVTCEDARSTPVT C O TTONWOOD L N PV T CRE E K DR PVTCOYOTEALY P VTCRAWFISHLN PVTBLUE BONNETD R PVTPOSSUMALY PVT TUMBLEWEED PVT MOCKINGBIRD LN WAR A D M I R A L PVTBUFFALOBLVD IH35 N A C CESS R D PVT R A C O O N LN D E N - O T T H I L L PECAN S T PVT W A G O N X I N G PVT S C O R P I O N T R L S E C R E T A R I A T D R TECH N O L O G Y A V E ROSE D R VISTA D R PARK D R P VT H O RSE S H O E L N IH 35 N R A M P IH 35 N R A M P I H 3 5 N R A M P Comal C o u n t y Guadal u p e C o u n t y Maxar, Microsoft, Esri Community Maps Contributors, City of Cibolo, Texas, City of New Braunfels, BCAD, Comal County, Texas Parks & Wildlife, © OpenStreetMap, Microsoft, CONANP, Esri, TomTom, Garmin, Foursquare, SafeGraph, GeoTechnologies, Inc, METI/NASA, USGS, EPA, NPS, US Census Bureau, USDA, USFWS 0 340 680 1,020170Feet 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 12 ' ' W W 12 ' ' W W 12 ' ' W W 12 ' ' W W 12 ' ' W W 12 ' ' W W 12 ' ' W W 12 ' ' W W 12 ' ' W W 12 ' ' W W 12 ' ' W W 12 ' ' W W 8'' WW8'' WW 8'' WW 8'' WW 8'' WW 8'' WW 8'' WW 8'' WW 8'' WW 8'' WW 8'' WW 8'' WW 8'' WW 8'' WW 0'100'200'50' HORIZONTAL SCALE: 1" = 100' SITE 9630 CORPORATE DR, SUITE 102 I SELMA, TX 78154 I 210.634.1565 FIRM REGISTRATION NO. 10108800 I WINDROSESERVICES.COM ILAND SURVEYING PLATTING W I N D R O S E 15''WW 9630 CORPORATE DR, SUITE 102 I SELMA, TX 78154 I 210.634.1565 FIRM REGISTRATION NO. 10108800 I WINDROSESERVICES.COM ILAND SURVEYING PLATTING W I N D R O S E PLANNING AND ZONING COMMISSION MEETING: 10/02/2024 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: There were no new site plan applications submitted to the Planning and Community Development Department between September 4, 2024, to September 25, 2024. CITY COUNCIL RESULTS: The following development applications were recommended for final action to the City Council. Ordinance 24-S-145- Conduct a public hearing and consider a request to rezone approximately 3.3 acres of land from Manufacturing – Light District (M-1) to Single-Family Residential District (R-6), known as Comal County Property Identification Number 75307, a portion of the property also known as 7444 FM 482, City of Schertz, Comal County, Texas. Approved at August 20, 2024 CC Meeting Ord. 24-S-146- Conduct a public hearing and consider a request to rezone approximately 38.8 acres of land from Single-Family Residential/Agricultural District (R-A) and General Business District (GB) to Apartment/Multi-Family District (R-4), known as Guadalupe County Property Identification Number 68294, 68295, 68296, 68302, 68303, 68315 68316, generally located 1,100 feet to the west of the FM 2252 and IH 35 intersection, City of Schertz, Guadalupe County, Texas. Denied at September 17, 2024, Second CC Meeting Ord. 24-S-148- Conduct a public hearing and consider a request to rezone approximately 71 acres of land from Single-Family Residential/ Agricultural District (R-A) and Agricultural District (AD) to approximately 41 acres as Single-Family Residential District (R-2) and approximately 30 acres as Single-Family Residential District (R-6), known as Bexar County Property Identification Number 310022, more specifically known as 12840 Lower Seguin Road, City of Schertz, Bexar County, Texas. Approved at September 17, 2024 CC Meeting Ord. 24-S-149- Conduct a public hearing and consider a request to rezone approximately 79 acres of land from Planned Development District (PDD) to Single-Family Residential District (R-1), known as Bexar County Property Identification Number 310060, more specifically known as 8676 Trainer Hale Rd, City of Schertz, Bexar County, Texas. Approved at September 17, 2024 CC Meeting Ord. 24-S-147 – Conduct a public hearing and consider a request for a Specific Use Permit to allow for a Convenience Store with Gas Pumps in General Business District (GB), on approximately 1.61 acres of land, known as Bexar County Property Identification Number 1396038, generally located southwest of the intersection of FM1518 and Schaefer Road, City of Schertz, Bexar County, Texas. Denied at September 17, 2024 CC Meeting ADMINISTRATIVELY APPROVED PROJECTS: The following were administratively approved projects from September 4, 2024, to September 25, 2024. Thulemeyer Park Replat An approximately 16-acre Replat of Aviation Heights Subdivision, Lot 1 Block 49, to create 1 public use lot. Approved September 12, 2024.