07-26-2023 Joint CC & PZ Agenda Packet
MEETING AGENDA
Joint Meeting
City Council and Planning & Zoning
July 26, 2023
HAL BALDWIN MUNICIPAL COMPLEX COUNCIL CHAMBERS
1400 SCHERTZ PARKWAY BUILDING #4
SCHERTZ, TEXAS 78154
CITY OF SCHERTZ CORE VALUES
Do the right thing
Do the best you can
Treat others the way you want to be treated
Work cooperatively as a team
AGENDA
WEDNESDAY, JULY 26, 2023 at 5:30 p.m.
City Council and The Planning and Zoning Commission will hold a joint session at 5:30p.m., Wednesday, July 26, 2023,
at the City Council Chambers. In lieu of attending the meeting in person, residents will have the opportunity to watch
the meeting via live stream on the City's YouTube Channel.
Call to Order
Presentations
Service Recognition for Vice Chairman Ernest Evans Jr.
Hearing of Residents
This time is set aside for any person who wishes to address the Subcommittee. Each person should fill out the speaker’s
register prior to the meeting. Presentations should be limited to no more than 3 minutes.
All remarks shall be addressed to the Subcommittee as a body, and not to any individual member thereof. Any person
making personal, impertinent, or slanderous remarks while addressing the Subcommittee may be requested to leave the
meeting.
PUBLIC HEARING:
City Council and the Planning and Zoning Commission will hold a public hearing related to the Comprehensive Plan
Advisory Committee (CPAC) within this agenda. The public hearing will be opened to receive a report from staff, Freese and
Nichols, and any other interested persons. Upon completion, the public hearing will be closed. The Joint Session will discuss
and consider the application, and may request additional information from staff or the applicant, if required.
1.Conduct a public hearing, workshop, and discussion for the Schertz Comprehensive Plan update.
Adjournment
July 26, 2023 City Council Agenda Page 1
CERTIFICATION
I, SHEILA EDMONDSON, CITY SECRETARY OF THE CITY OF SCHERTZ, TEXAS, DO HEREBY CERTIFY THAT
THE ABOVE AGENDA WAS PREPARED AND POSTED ON THE OFFICIAL BULLETIN BOARDS ON THIS THE
21ST DAY OF JULY 2023 AT 4:00 P.M., WHICH IS A PLACE READILY ACCESSIBLE TO THE PUBLIC AT ALL
TIMES AND THAT SAID NOTICE WAS POSTED IN ACCORDANCE WITH CHAPTER 551, TEXAS GOVERNMENT
CODE.
SHEILA EDMONDSON
I CERTIFY THAT THE ATTACHED NOTICE AND AGENDA OF ITEMS TO BE CONSIDERED BY THE CITY
COUNCIL WAS REMOVED BY ME FROM THE OFFICIAL BULLETIN BOARD ON _____DAY OF
_______________, 2023.
TITLE: _____________________________
This facility is accessible in accordance with the Americans with Disabilities Act. Handicapped parking spaces are available.
If you require special assistance or have a request for sign interpretative services or other services, please call 210-619-1030.
The City Council for the City of Schertz reserves the right to adjourn into closed session at any time during the course
of this meeting to discuss any of the matters listed above, as authorized by the Texas Open Meetings Act.
Closed Sessions Authorized: This agenda has been reviewed and approved by the City’s legal counsel and the presence
of any subject in any Closed Session portion of the agenda constitutes a written interpretation of Texas Government
Code Chapter 551 by legal counsel for the governmental body and constitutes an opinion by the attorney that the items
discussed therein may be legally discussed in the closed portion of the meeting considering available opinions of a
court of record and opinions of the Texas Attorney General known to the attorney. This provision has been added to
this agenda with the intent to meet all elements necessary to satisfy Texas Government Code Chapter 551.144(c) and
the meeting is conducted by all participants in reliance on this opinion.
COUNCIL COMMITTEE AND LIAISON ASSIGNMENTS
Mayor Gutierrez
Audit Committee
Board of Adjustments
Investment Advisory Committee
Main Street Committee
Senior Center Advisory Board-Alternate
Councilmember Davis– Place 1
Interview Committee for Boards and Commissions
Main Street Committee - Chair
Parks & Recreation Advisory Board
Schertz Housing Authority Board
Transportation Safety Advisory Commission
TIRZ II Board
Councilmember Watson-Place 2
Audit Committee
Library Advisory Board
Senior Center Advisory Board
Cibolo Valley Local Government Corporation-Alternate
Councilmember Whittaker – Place 3
Historical Preservation Committee
Interview Committee for Boards and Commissions-Chair
TIRZ II Board
Councilmember Dahle – Place 4
Cibolo Valley Local Government Corporation
Interview Committee for Boards and Commissions
Planning and Zoning Commission
TIRZ II Board
Councilmember Scagliola – Place 5
Animal Advisory Commission-Alternate
Hal Baldwin Scholarship Committee
Schertz-Seguin Local Government Corporation
Councilmember Heyward – Place 6
Animal Advisory Commission
Audit Committee
Building and Standards Commission
Economic Development Corporation - Alternate
Investment Advisory Committee
Main Street Committee
Interview Committee for Boards and Commissions-Alternate
Senior Center Advisory Board
Councilmember Brown – Place 7
Economic Development Corporation
Main Street Committee
Schertz-Seguin Local Government Corporation - Alternate
July 26, 2023 City Council Agenda Page 2
July 26, 2023 City Council Agenda Page 3
Agenda No. 1.
CITY COUNCIL MEMORANDUM
City Council
Meeting:07/26/2023
Department:Planning & Community Development
Subject:Conduct a public hearing, workshop, and discussion for the Schertz
Comprehensive Plan update.
BACKGROUND
The City has entered into a contract with the consulting firm Freese and Nichols to assist with updating our
Comprehensive Land Use Plan. The initial kick-off meeting was on March 27 th, 2023, where staff was introduced
to their team and a tour of the city was given. In the contract, Freese and Nichols is required to have four
Comprehensive Plan Advisory Committee (CPAC) meetings. The Planning and Zoning Commission was chosen
to serve as the CPAC due to the unique position the commission has in dealing with land use issues. The first of
these CPAC meetings was on May 24th, 2023.
Another step in the process is the public input portion. This has taken the shape of five focus group
meetings. The focus groups will represent citizens, stakeholders, and community members from Randolph Air
Force Base, businesses and developers, representatives from HOAs, the city’s boards and commissions, as well
as staff itself. As of this report, there has been three focus group meetings with the remaining two set to take
place on July 24th and July 26th, 2023. Also, on July 26th, there will be a rollout of a website that will contain
progress reports, informational resources, and a survey for anyone with interest to fill out.
CPAC #2 will be held as a joint session with the Planning and Zoning Commission and City Council. Freese and
Nichols will have a more significant presentation at this CPAC and is looking for greater input/feedback.
Attachments
Freese and Nichols CPAC#2 Presentation
Comprehensive
Plan Update
July 26, 2023
City of Schertz
CPAC Meeting #2
Meeting
Agenda Introductions
Project Orientation
Market Snapshot
Future Land Use Exercise
Project Team
Project Orientation
July 26, 2023
City of Schertz
CPAC Meeting #2
Mar-May 2023
Project Initiation
& Kickoff
Proposed Timeline
May-Jul
2023
Snapshot, Analysis & Existing
Conditions
Market Analysis
Vision & Guiding Principles
Jun-Aug
2023
Jul-Aug
2023
Sep-Oct
2023
Preparation of Final
Documents
Nov-Dec
2023
Adoption
Meetings
Future Land Use
Transportation
Parks & Recreation
Implementation
Strategies
CPAC: 5/24
CPAC: 7/26
Stakeholder
Meetings
CPAC: 8/23
Community Event
CPAC: 9/27Kickoff: 3/27
Market Snapshot
July 26, 2023
City of Schertz
CPAC Meeting #2
ECONOMIC BENEFITS
Local PrideQuality Development Strong Neighborhoods
First Class City Services Talent High Quality Infrastructure
MARKET
ORIENTED
ALIGNED
WITH
OWNERSHIP
COMMUNITY
VALUES
AND VISION
NEXUS =
BALANCED &
IMPLEMENTABLE
VISION
CALIBRATED
OBJECTIVES
GUIDED BY
EDC STRATEGIC PLAN
AND COMPREHENSIVE
PLANINTEGRATES
REAL-TIME
OWNER
OBJECTIVES
AUTHENTIC ACTIVATION
•Randolph AFB acts as a strong economic driver
•Schertz has a substantial amount of undeveloped land
•Schertz’s location in-between IH35 and IH10
•Schertz is centrally located within a growing region that includes large
employment and population centers including San Antonio, New
Braunfels, San Marcos, and Seguin, among others.
DEMOGRAPHICS
Key Takeaways
Schertz is projected to experience
faster population growth than the
State, with a projected annual
growth rate of 1.8%.
By 2030, Schertz's population is
expected to grow to 58,881.
DEMOGRAPHICS
Regional
Snapshot Schertz San Antonio MSA Texas
2022 Population 44,360 2,661,164 30,157,100
2027 Population 47,821 2,799,634 31,502,395
2022 - 2027
Compounded
Annual Growth
Rate
1.5%1.0%0.9%
Median Age 37.2 36.2 35.4
Median Home
Value $263,895 $235,989 $238,757
Median
Household
Income
$100,849 $67,803 $70,834
Owner Occupied
Housing 77.7%64.4%62.7%
Key Takeaways
•Strong growth pressure
•High home ownership rate
•Above average incomes
•Strong neighborhood values
DEMOGRAPHICS
Key Takeaways
•The disposable income in Schertz is also higher
than both the San Antonio MSA and Texas
medians
•The average HH income in Schertz is higher
than both the San Antonio MSA and Texas
averages
•When consumers have more disposable
income, they can spend more money on goods
and services, which can stimulate economic
growth
Income Schertz San Antonio
MSA Texas
Median HH
Income $100,849 $67,803 $70,834
Average HH
Income $118,183 $94,960 $101,658
Median
Disposable
Income
$82,732 $57,231 $59,270
SWOT ANALYSIS
Strengths Weaknesses ThreatsOpportunities
Geographic Location: Schertz is strategically
located between two major cities in Texas, San
Antonio and Austin, making it an ideal location
for businesses to operate.
Limited Cultural Opportunities: Schertz
lacks significant cultural attractions and
opportunities, such as museums, theaters, and
festivals.
Business Growth: Schertz can leverage its
strategic location and strong economic base to
attract new businesses and industries to the
area, which can create more jobs and generate
more revenue.
Managing Rapid Growth: The City has
experienced significant population growth in
recent years, which has put pressure on city
services and infrastructure. The challenge is to
manage this growth effectively while maintaining
the city’s quality of life and economic vitality.
Strong Economy: Schertz has a strong
economy supported by a few industries including
manufacturing, healthcare, and retail.
Limited Higher Education: Schertz does
not have any community colleges or universities,
which can make it challenging for residents to
pursue higher education without commuting to
neighboring cities.
Tourism: Schertz can develop its cultural and
historical attractions to bring more tourists to the
area and promote economic growth.
Economic Diversification: Schertz’s
economy is heavily dependent on a few
industries, such as manufacturing and
healthcare. The city needs to diversify its
economy to reduce the risk of economic
downturns and create more job opportunities.
Good Quality of Life: Schertz has a great
quality of life with excellent public services, good
schools, and a low crime rate.
Lack of Housing Options: Schertz has a
lack of affordable housing options as well as a
limited variety of housing products that are
available. This can make it a challenges for all age
groups to stay and grow within the City.
Education: Schertz can work to attract colleges
and universities to the area to provide more
opportunities for residents to pursue higher
education and create a skilled workforce.
Hazard Mitigation: Schertz has had several
high impact flooding events that have caused
significant damage to the community in the past
30 years. Managing developments in and around
floodplains will be a high priority for the City as it
continues to experience a period of significant
growth.
High Quality Utilities: Schertz has high-
quality water, electric, and sewer utilities that
serve both residents and businesses.
Transportation Infrastructure: Many of
principal arterial roads such as FM1518 and
FM1103 within Schertz have not yet been
upgraded to manage recent increases in traffic
volume. Interstates 35 and 10 have also
experienced increased congestion in the areas
around Schertz, making mobility between
destinations a challenge for both businesses and
residents.
MARKET DEMAND
Understanding market
realities
Annual Multifamily Demand 371 Units
Rental Rate <$1,000 119
Rental Rate $1,000 - $1,500 49
Rental Rate $1,500 - $2,000 57
Rental Rate $2,000+146
Alternative Renter-Occupied Housing
Demand 74 Units
•Moderate demand for Multi-family housing units
•The high number of units with rental rates below $1,000
suggests a strong demand for affordable rental housing
options
MARKET DEMAND
Understanding market
realities
Traditional Single-Family Detached
Demand 513 Units
Homes < $200k 120
Homes $200k - $250k 74
Homes $250k - $350k 148
Homes $350k - $450k 106
Homes $450k+65
Alternative Single-Family Product
Demand 108 Units
•There is strong demand for homes in the $350k+
range
•Alternative single-family product is townhomes,
condos, etc., that developers can take into
consideration when starting a project
Program Justification
Category Owner-Occupied
Residential
Renter-Occupied
Residential
Office Retail Industrial
Demand High High Moderate Moderate Moderate
Opportunities •Missing middle
•Planned
developments
•Mixed-use •Leverage
regional talent
•Mixed-use
•Themed
•Flex-tech
Challenges •Lack of
infrastructure
•Analog
•Anti-rental
culture
•Inflation
•Increased
unemployment
•Labor costs
•Regional
competition
•Decreased
demand
Target •$350+•Urban walk up •Corporate
•Garden
•Destination
retail
•Entertainment
•Advanced
manufacturing
Market Values •$326,612 •1.29/SF •$29.03 •$19.26/SF •$8.75/SF
Absorption Rate •513 units
annually
•371 units
annually
•10,500 SF •218k SF •200k SF
Emerging Priorities
1.Explore opportunities to evolve corporate attraction to advanced technologies
2.Innovate retail with placemaking and destination to increase gravity
3.Expand housing options (missing middle, executive, attainable)
4.Invest in local talent
5.Maintain strong economic development programs
6.Leverage development projects with local and regional economic development potential
7.Relate specific development projects to one another in order to maximize sustainable
development opportunities,maximize tax base and optimize the development patterns.
8.Align development outcomes with the broader goals of the community in context with current
market conditions
Future Land Use Exercise
July 26, 2023
City of Schertz
CPAC Meeting #2
Previous Studies
•Future Land Use Plan
•Comprehensive Land Plan
•Sector Plan
•Parks and Recreation Master Plan
•Thoroughfare Plan
4 Key Areas
•Area 1 – designated as Agriculture Conservation (5-acre
min lot size) and Estate Neighborhood (½ acre min lot
size). Mostly undeveloped, but several property owners
are interested in selling to developers. There have been
rezoning approvals for single-family residential
(suburban size lots – 6,000 sq ft to 10,000 sq ft).
•Area 2 – within the JBSA Randolph Clear Air Impact
Compatible Use Zones and the area in between them.
Mostly Estate Neighborhood but JBSA Randolph has
concerns about the density – pushing for 2-acre
minimum. APZ 1 (northern light blue) does not allow
residential.
•Areas 3A and 3B – Do these areas remain inside the ETJ,
or should they be released? If they remain, what land
use designation should they have?
•3B would likely develop as suburban single-family
residential development.
•3A has a quarry in the middle and estate lots.
Providing services and road access is challenging,
There are issues with regulating and dealing with
complaints related to the quarry.
•Area 4 – Development pressures on the Estate
designated area and Industrial uses starting to develop.
There needs to be a balance of Industrial, Commercial,
Retail etc.
Land Use
Scenario 1
3a
3b
4
1
2
Land Use
Scenario 2
3a
3b
4
1
2
•Revise Draft Future Land Use Map
•Monitor and Summarize Community Survey and Interactive Map Input and Comments
•Community Engagement Events
•CPAC Meeting #3 – August/September