Loading...
PZ 03-06-24 Agenda with Associated Documents          MEETING AGENDA Schertz Capital Improvement Advisory Committee AND Planning & Zoning Commission March 6, 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, MARCH 6, 2024 at 6:00 p.m.        1.CALL TO ORDER / ROLL CALL THE CAPITAL IMPROVEMENT ADVISORY COMMITTEE MEETING      2.SEAT ALTERNATE TO ACT IF REQUIRED      3.HEARING OF RESIDENTS This time is set aside for any person who wishes to address the Capital Improvement Advisory Committee. 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 Committee 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.PUBLIC HEARING:     A.Hold a public hearing, consider, and file the semi-annual report evaluating the progress of the City on achieving the capital improvements program and identifying any problems in implementing the plans or administering the capital recovery fees.   5.ADJOURNMENT OF THE CAPITAL IMPROVEMENT ADVISORY COMMITTEE MEETING      1.CALL TO ORDER / ROLL CALL THE REGULAR PLANNING & ZONING COMMISSION MEETING      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:     Planning & Zoning                                   March 6, 2024 Page 1 of 3     A.Minutes for the February 7, 2024, Regular Meeting.     5.PUBLIC HEARING: The Planning and Zoning Commission will hold a public hearing related to zone change requests and replats within this agenda. The public hearing will be opened to receive a report from staff, the applicant, the adjoining property owners affected by the applicant’s request, and any other interested persons. Upon completion, the public hearing will be closed. The Commission will discuss and consider the application, and may request additional information from staff or the applicant, if required. After deliberation, the Commission is asked to consider and act upon the following requests and make a recommendation to the City Council if necessary.      A.PLZC20240004 - Hold a public hearing and make a recommendation on a request to rezone approximately 44.3 acres of land from Single-Family Residential District (R-2) to Planned Development District (PDD), known as Guadalupe County Property Identification Number 6460, located approximately 78 feet south of the intersection of Savannah Drive and Irish Creek Road, City of Schertz, Guadalupe County, Texas.    B.PLZC20230283 - Hold a public hearing, consider and make a recommendation on a request to rezone approximately 7.7 acres of land, a portion of Bexar County Property Identification Number 339286, to Single-Family Residential District (R-1), also known as 8215 Trainer Hale Road, City of Schertz, Bexar County, Texas.   C.PLZC20230207 - Hold a public hearing and make a recommendation on a request to rezone approximately 3.6 acres of land from Single-Family Residential District (R-1) to Neighborhood Services District (NS), known as Guadalupe County Property Identification Number 42797, more specifically described as 3517 FM 3009, City of Schertz, Guadalupe County, Texas.    D.PLZC20240007 - Hold a public hearing and make a recommendation on a request to rezone approximately 11.7 acres of land from General Business District (GB) to General Business District -2 (GB-2), known as Comal County Property Identification Numbers 78053 and 116266, Guadalupe County Property Identification Numbers 68327, 68329, 114080, and 114082 generally located 500 feet west of the intersection of FM 2252 and IH-35 Frontage Road, City of Schertz, Guadalupe and Comal County, Texas.   E.PLSPU20240009 - Hold a public hearing and make a recommendation on a Specific Use Permit to allow Portable Building Sales in General Business District-2 (GB-2) on approximately 11.7 acres of land known as Comal County Property Identification Numbers 78053 and 116266, Guadalupe County Property Identification Numbers 68327, 68329, 114080, and 114082, generally located 500 feet west of the intersection of FM 2252 and IH-35 Frontage Road, City of Schertz, Guadalupe and Comal County, Texas.   F.PLUDC20230221 - Hold 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 1 - General Provisions, Article 4 - Procedures and Applications, and Article 14 - Transportation.   G.PLUDC20240044 - Hold 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 District and Article 9 - Site Design Standards.   H.PLUDC20240045 - Hold 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 District and Article 16 - Definitions.   I.PLUDC20240048 - Hold 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 District.   J.PLCPA20240035 - Hold a public hearing, workshop and discussion and possible action to make a recommendation for a Comprehensive Plan Amendment.   6.REQUESTS AND ANNOUNCEMENTS:     A.Requests by Commissioners to place items on a future Planning and Zoning Agenda      B.Announcements by Commissioners  City and community events attended and to be attended Continuing education events attended and to be attended      Planning & Zoning                                   March 6, 2024 Page 2 of 3     C.Announcements by City Staff.  City and community events attended and to be attended.      A.Current Projects and City Council Status Update   7.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 1st day of March, 2024 at 5:00 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.  Daisy Marquez 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                                   March 6, 2024 Page 3 of 3     PLANNING AND ZONING COMMISSION MEETING: 03/06/2024 Agenda Item 4 A   TO:Planning and Zoning Commission PREPARED BY:Kathryn Woodlee, City Engineer SUBJECT:Hold a public hearing, consider, and file the semi-annual report evaluating the progress of the City on achieving the capital improvements program and identifying any problems in implementing the plans or administering the capital recovery fees. GENERAL INFORMATION Section 395.058 (c) (4) of the Texas Local Government Code requires the Capital Improvements Advisory Committee (CIAC) to file semi-annual reports with respect to the progress of the capital improvement plan and report to City Council any perceived inequities in implementing the plan or imposing impact fees.  Section 90-158 of the City's Code of Ordinances includes the same requirement. Active projects and associated expenses that are funded using Impact Fee Funds this period were as follows: Water  Corbett Ground Storage Tank  Expenses 2nd Half FY23:  $641,187.27  Professional services - $38,822.63 Construction - $602,364.64 Status:  Construction Phase.  City-wide Water Master Plan and Impact Fee Update Study  Expenses 2nd Half FY23:  Professional services - $10,175.25 Status:  Water system model finalized, projected future demands applied, identification of capital improvement projects complete. Ware Seguin to Lower Seguin and Graytown to Pfeil Loop Lines  Expenses 2nd Half FY23:  Professional services - $80,810.00 Status:  Design and easement acquisition efforts underway. Reimbursement of cost of 12" water distribution main from Fred Couples to Schwab Road constructed by Homestead developer - $455,555.79. Sewer  Woman Hollering Creek Wastewater Project  Expenses 2nd Half FY23:  $1,703,004.22  Professional services - $155,749.80 Construction - $1,547,254.42 Status:  Construction nearing completion - lift station startup projected 1st half FY24. City-wide Wastewater Master Plan and Impact Fee Update Study  Expenses 2nd Half FY23:  Professional services - $16,515.50 Status:  Wastewater system model finalized, projected capacity demands based on future land use assumptions applied, identification of capital improvement projects nearing completion. Roadway  Service Area 1  No Expenses 2nd Half FY23 Service Area 2  No Expenses 2nd Half FY23 Service Area 3  $152,020.75 paid for acquisition of property at 11776 Lower Seguin Road to be used for right of way needs for future expansion of secondary arterial roadway Service Area 4  No Expenses 2nd Half FY23 STAFF ANALYSIS AND RECOMMENDATION Staff recommends the CIAC accept this report and file the semi-annual report with City Council.  The semi-annual report will consist of the items presented to the CIAC and draft minutes from this meeting. Attachments Capital Recovery Report 2nd Half FY23  CITY OF SCHERTZ CAPITAL RECOVERY IMPACT FEE REPORT April 1, 2023 TO September 30, 2023 ************** IMPACT FEES ************** Water Sewer Total Beginning Allocated Impact Fee Balance 1 4,327,407.09 1,902,011.25 6,229,418.34 Net Change in Allocted Impact Fees (641,187.27) (1,703,004.22) (2,344,191.49) Ending Allocated Impact Fee Balance 3,686,219.82 199,007.03 #3,885,226.85 Beginning Unallocated Impact Fee Balance 5,398,811.53 835,175.19 5,408,319.98 Revenues: Impact Fees 272,077.00 338,641.64 610,718.64 Transfer In 0.00 0.00 0.00 Interest Earned 734.06 2,861.04 3,595.10 Investments Income 147,961.21 128,741.21 276,702.42 Expenses: Professional Services 10,175.25 16,515.50 26,690.75 Auditor/Accounting Services 1,000.00 1,000.00 2,000.00 Investment Mgt Fee - Sewer 0.00 0.00 0.00 Transferred Out 0.00 0.00 0.00 Construction 455,555.79 0.00 455,555.79 Total Revenue Over/(Under) Expense (45,958.77)452,728.39 406,769.62 Ending Unallocated Impact Fee Balance 5,352,852.76 1,287,903.58 6,640,756.34 Estimated Cost of Unfunded Projects Loop Lines 1,684,811.00 Capital Impact Fee Study - Water 38,793.86 Capital Impact Fee Study - Sewer 74,835.48 Cibolo West Trunk Line 6,000,000.00 Total Unfunded Project Costs 1,723,604.86 6,074,835.48 7,798,440.34 Unfunded Projects to Ending Unallocated Impact Fee Balance 2 3,629,247.90 (4,786,931.90) (1,157,684.00) 1 2 Negative Unfunded Projects to Ending Impact Fee Balance to be funded by future revenues or through other sources Allocated Impact Fee Balances only include Capital Recovery funds and not funds from any other source. It also assumes Capital Recovery Funds are used first when allocated. Capital Improvements Program SE Quad Pump Station SE Quad GST SE Quad Elevated Tank SE Quad Distribution Mains NE Quad Distribution Mains IH10 Corridor Distribution Mains Original Cost Estimate 1,688,289$ 1,100,000$ 1,250,000$ 1,700,000$ 1,600,000$ 1,000,000$ Current Project Designation Corbett Ground Storage Tank Corbett Ground Storage Tank- RL2 Corbett Elevated Tank - RL1 Loop Lines - WA1 Current Cost Estimate 5,000,000$ 5,650,000$ 1,806,076$ Capital Recovery Funding/Allocation 2011 2012 2013 12,251.14$ 2014 500.00$ 2015 86,166.10$ 2016 3,050,000.00$ 2017 2018 2019 1,375,000.00$ 2020 2021 512,000.00$ 2022 4,230,818.70$ Capital Recovery Funding Balance -$ 4,742,818.70$ 4,523,917.24$ -$ -$ -$ Other Funding Sources -$ -$ 924,031.46$ 1,012,954.19$ -$ -$ Total Project Funding Sources -$ 4,742,818.70$ 5,447,948.70$ 1,012,954.19$ -$ -$ Project Annual Expenses First Half 2012 Second Half 2012 First Half 2013 Second Half 2013 12,251.14$ First Half 2014 6.77$ Second Half 2014 2,081.13$ First Half 2015 980.00$ Second Half 2015 120,233.32$ First Half 2016 87,843.28$ Second Half 2016 22,763.75$ First Half 2017 -$ Second Half 2017 40,403.20$ First Half 2018 6,248.00$ Second Half 2018 7,485.13$ First Half 2019 50,510.63$ Second Half 2019 1,994,741.24$ First Half 2020 1,385,858.48$ Second Half 2020 1,161,122.42$ First Half 2021 172,980.16$ Second Half 2021 114,254.48$ 91,433.48$ First Half 2022 154,707.22$ Second Half 2022 124,820.80$ First Half 2023 21,629.11$ 40,455.00$ Second Half 2023 641,187.27$ 80,810.00$ Total Expenses -$ 1,056,598.88$ 5,156,942.13$ 121,265.00$ -$ -$ Allocated Impact Project Fee Balance -$ 3,686,219.82$ -$ -$ -$ -$ Project Balance -$ 3,686,219.82$ 291,006.57$ 891,689.19$ -$ -$ Project Status Future On Going Complete On Going Future Future Capital Recovery Water Projects Capital Improvements Program Original Cost Estimate Current Project Designation Current Cost Estimate Capital Recovery Funding/Allocation 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021 2022 Capital Recovery Funding Balance -$ -$ -$ 487,848.00$ 7,795,000.00$ -$ Other Funding Sources Bond 2007 931,739.74$ Bond 2013 3,069,305.46$ Total Project Funding Sources Project Annual Expenses First Half 2012 Second Half 2012 First Half 2013 Second Half 2013 First Half 2014 Second Half 2014 First Half 2015 Second Half 2015 First Half 2016 Second Half 2016 First Half 2017 Second Half 2017 First Half 2018 Second Half 2018 First Half 2019 Second Half 2019 First Half 2020 Second Half 2020 First Half 2021 Second Half 2021 First Half 2022 Second Half 2022 First Half 2023 Second Half 2023 Total Expenses Allocated Impact Project Fee Balance Project Balance Project Status -$ 6,615.06$ -$ -$ 98,737.52$ 143,307.30$ 41,375.48$ -$ -$ -$ 152,267.99$ 46,739.04$ -$ 10,817,566.42$ -$ -$ 931,739.74$ -$ 335,580.01$ Future Complete Future On Going On Going Future -$ -$ -$ 152,267.99$ 46,739.04$ -$ 1,703,004.22$ 3,886,885.47$ -$ 225,595.33$ 56,860.59$ 225,106.41$ -$ -$ -$ 16,123.52$ 3,715,891.65$ 68,609.20$ 212,479.83$ 247,870.62$ 4,048.18$ 33,784.40$ 121,438.32$ 83,983.26$ 6,220.00$ 815,683.00$ 38,315.41$ 5,858.72$ 5,382.50$ 46,690.62$ 34,775.84$ 28,743.00$ 61,364.70$ 980.00$ 17,032.55$ 49,861.30$ 82,262.17$ 10,864,305.46$ 487,848.00$ -$ 931,739.74$ -$ -$ -$ 7,795,000.00$ 487,848.00$ 931,740$ 487,848$ 12,000,000$ 6,000,000.0$ -$ -$ Capital Recovery Sewer Projects Final South Sewershed Master Plan Town Creek Phase III Town Creek Phase IV Woman Hollering Creek STP PH II South Schertz Trunk Lines and Lift Station South Schertz Trunk Lines and Lift Station Town Creek Phase III - QA3 Crossvines Batch Plant Expansion - QA4 Woman Hollering Trunk Line - QA2/Q01 Cibolo West Truck Line 15,000$ 659,126$ 1,000,000$ 600,000$ 9,600,000$ CITY OF SCHERTZ ROADWAY IMPACT FEE REPORT April 1, 2023 TO September 30, 2023 Area 1 Area 2 Area 3 Area 4 Total Beginning Allocated Impact Fee Balance 0.00 0.00 0.00 0.00 0.00 Net Change in Allocted Impact Fees 0.00 0.00 0.00 0.00 0.00 Ending Allocated Impact Fee Balance 0.00 0.00 0.00 0.00 0.00 Beginning Unallocated Impact Fee Balance 844,872.46 571,734.00 1,352,078.11 6,234.35 2,774,918.92 Revenues: Impact Fees 192,090.00 92,872.90 26,960.00 0.00 311,922.90 Transfer In 0.00 0.00 0.00 0.00 0.00 Interest Earned 500.64 150.07 29.52 0.04 680.27 Investments Income 24,024.27 16,291.10 35,675.74 168.65 76,159.76 Expenses: Development Incentive Fund 0.00 0.00 0.00 0.00 0.00 Professional Services 0.00 0.00 0.00 0.00 0.00 Auditor/Accounting Services 0.00 0.00 0.00 0.00 0.00 Transferred Out 0.00 0.00 0.00 0.00 0.00 Contingency 0.00 0.00 0.00 0.00 0.00 Construction 0.00 0.00 0.00 0.00 0.00 RightOfWay/Easements 0.00 0.00 152,020.75 0.00 Total Revenue Over/(Under) Expense 216,614.91 109,314.07 (89,355.49)168.69 236,742.18 Ending Unallocated Impact Fee Balance 1,061,487.37 681,048.07 1,262,722.62 6,403.04 3,011,661.10 ******************** ROADWAY IMPACT FEES ******************** PLANNING AND ZONING COMMISSION MEETING: 03/06/2024 Agenda Item 4 A   TO:Planning and Zoning Commission PREPARED BY:Tiffany Danhof, Administrative Assistant SUBJECT:Minutes for the February 7, 2024, Regular Meeting.   Attachments Draft Minutes for the February 7, 2024 Regular Meeting  D R A F T PLANNING AND ZONING MINUTES February 7, 2024 The Schertz Planning and Zoning Commission convened on February 7, 2024 at 5:30 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- Not seated; Judy Goldick, Commissioner; Tamara Brown, Commissioner; John Carbon, Commissioner; Patrick McMaster, Commissioner Staff present: Brian James, Deputy City Manager; Emily Delgado, Planning Manager; Tiffany Danhof, Administrative Assistant; Ameriz Gamez, Planner; Daisy Marquez, Planner; Samuel Haas, Senior Planner              1.CALL TO ORDER Chairman Mr. Outlaw called the meeting to order at 5:30 P.M.   2.SEAT ALTERNATE TO ACT IF REQUIRED No alternate was seated.   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 January 31, 2024 Special Meeting.       Motioned by Commissioner Patrick McMaster to approve, seconded by Commissioner Judy Goldick  Vote: 7 - 0 Passed   5.PUBLIC HEARING: The Planning and Zoning Commission will hold a public hearing related to zone change requests, specific use permit requests, and Unified Development Code Amendments within this agenda. The public hearing will be opened to receive a report from staff, the applicant, the adjoining property owners affected by the applicant’s request, and any other interested persons. Upon completion, the public hearing will be closed. The Commission will discuss and consider the application, and may request additional information from staff or the applicant, if required. After deliberation, the Commission is asked to consider and act upon the following requests and make a recommendation to the City Council if necessary.   A.Comprehensive Plan Advisory Committee #4 Freese and Nichols provided the presentation. Mr. Outlaw opened the public hearing at 5:55 P.M. No one spoke. Mr. Outlaw closed the public hearing at 5:55 PM. No motion was made, and the discussion was closed at 6:38 P.M.      B.PLZC20230223 Hold a public hearing, consider and make a recommendation on a request to rezone approximately 26.11 acres of land from Single - Family Residential / Agricultural District (R-A) to General Business District (GB), a portion of 11209 E FM 1518 generally located 600ft northwest of the intersection of Lisa Meadows and FM 1518, Parcel ID: 308363, City of Schertz, Bexar County, Texas. Ms. Gamez and John Del Toro 11207 E FM 1518 N provided a presentation. Mr. Outlaw opened the public hearing at 6:48 P.M. Mathew Perdue 11207 E FM 1518 Mr. Outlaw closed the public hearing at 6:49 P.M.       Motioned by Commissioner Roderick Hector to recommend approval to the City Council, seconded by Commissioner Judy Goldick  Vote: 7 - 0 Passed   C.PLUDC20230222 - Hold 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 16 - Definitions. Mr. Haas provided a presentation. Mr. Outlaw opened the public hearing at 7:00 P.M. No one spoke. Mr. Outlaw closed the public hearing at 7:00 P.M.       Motioned by Commissioner Roderick Hector recommend approval to City Council, seconded by Commissioner John Carbon  Vote: 7 - 0 Passed   6.REQUESTS AND ANNOUNCEMENTS:   A.Requests by Commissioners to place items on a future Planning and Zoning Agenda There were no requests by Commissioners.   B.Announcements by Commissioners City and community events attended and to be attended Continuing education events attended and to be attended There were no announcements by Commissioners.   C.Announcements by City Staff. City and community events attended and to be attended. There were announcements by City Staff.   7.INFORMATION AVAILABLE IN THE PLANNING AND ZONING COMMISSION PACKETS- NO DISCUSSION TO OCCUR   A.Current Projects and City Council Status Update      8.ADJOURNMENT OF THE REGULAR MEETING Chairman Mr. Outlaw adjourned the regular meeting at 7:22 P.M.   ____________________________________ Chairman, Planning and Zoning Commission ______________________________ Recording Secretary, City of Schertz PLANNING AND ZONING COMMISSION MEETING: 03/06/2024 Agenda Item 5 A TO:Planning and Zoning Commission PREPARED BY:Daisy Marquez, Planner SUBJECT:PLZC20240004 - Hold a public hearing and make a recommendation on a request to rezone approximately 44.3 acres of land from Single-Family Residential District (R-2) to Planned Development District (PDD), known as Guadalupe County Property Identification Number 6460, located approximately 78 feet south of the intersection of Savannah Drive and Irish Creek Road, City of Schertz, Guadalupe County, Texas. BACKGROUND The applicant is requesting to rezone approximately 44.3 acres of land from Single-Family Residential District (R-2) to Planned Development District (PDD). The subject property is currently used for agriculture. As per Unified Development Code (UDC) Section 21.5.10, a Planned Development District is intended to promote and encourage innovative development that is sensitive to surrounding land uses and if it necessitates varying from available zoning districts, the proposed development should demonstrate community benefits. On February 23, 2024, (65) public hearing notices were mailed to the surrounding property owners within a 200-foot boundary of the subject property and the Schertz-Cibolo-Universal City Independent School District. As of March 1, 2024 at 12:00p.m., (2) responses in favor, (0) responses neutral, and (77) 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, two signs were placed on the property. Subject Property: Zoning Land Use Existing Single-Family Residential District (R-2)Agricultural Proposed Planned Development District (PDD)Multifamily Residential Adjacent Properties: Zoning Land Use North Planned Development District (PDD)Single Family Residential South Single-Family Residential District (R-2)Vacant East Single-Family Residential District (R-2)Dietz Creek and Single Family Residential West Universal City Single Family Residential The Cibolo Farms PDD is proposing a multifamily residential development. The 44.27 acres, Cibolo Farms PDD, is proposed utilizing the Apartment/Multifamily Residential District (R-4). The PDD will establish two (2) separate "Areas". Area I is the 11.97 acre portion that is within the JBSA Randolph Accident Potential Zone II (APZ II). Area II is the remainder 32.28 acre portion of the subject property and development is limited to this area. The maximum density for the PDD is limited to 11 dwelling units per acre, but is restricted to development only within Area II. The purpose and dimensional and design requirements are listed below. Area I - APZ II Preservation Area (11.97 acres) The 11.97 acre portion is within the Accident Potential Zone II (APZ II), is within the City of Schertz city limits, and borders the Universal City city limits. The purpose of Area I is to preserve the 11.97 acres as open space with no development allowed, except for development of a road. The 2015 JBSA-Randolph AICUZ study, recommends properties within the APZ II, if developed as single family, be developed at a maximum density of two dwelling units per acre. There are 11.97 acres of the subject property within the APZ II, which would equate to JBSA's recommendation of a maximum of 22 units within the APZ II. The existing Single-Family Residential District (R-2) requires a minimum of 8,400 square feet per lot, which would equate approximately 57 single-family residential lots in the APZ II, which exceeds JBSA's maximum density recommendation. In an effort to support the JBSA-Randolph Mission, the proposed PDD, stipulates no residential development within the APZ II to prevent encroachment. Area II- Mixed Residential (32.28 acres) The 32.28 acre portion is south of the Kensington Ranch subdivision, is approximately 77 feet from the intersection of Savannah Drive and Irish Creek Road, and will allow for the development of multifamily residential. Per the conceptual development plans, which is for informational purposes only, the applicant is considering single-family detached, single-family attached, and garden style multifamily apartments. However, per the PDD, the property can be developed in a standard suburban style apartment complex with a maximum of 486 dwelling units. For all intents and purposes, Area II development will be classified as a Multifamily use. The Cibolo Farms PDD is proposing a reduction in the density from 24 dwelling units per acre to 11 dwelling units per acre, with a total of 486 dwelling units allowed to be built within Area II. Per the UDC, conventional Apartment/Multifamily Residential District (R-4) requires a front setback of 25 feet, side setback of 10 feet, and rear setback of 20-feet. Per the Cibolo Farms PDD, the minimum setback requirements are being increased to 50 feet along the perimeter of Area II. Additionally, within Area II, landscaping is proposed to include a 20-foot landscape buffer with one shade tree every 30 linear feet on all sides. Area II: Dimensional and Development Requirements Minimum Lot Size Requirements Minimum Setback Miscellaneous Lot Requirements PDD Area Width Ft. Depth Ft. Front Ft. Side Ft. Rear Ft. Minimum Parking Space Max Height Ft. Max Impervious Coverage Maximum Density Key Area II (32.28 acres) 100 100 50 50 50 2 spaces per unit plus additional guest parking provided at a ratio of 5% of required spaces 35 50%11 du/acre A,B,C,D,E Key: A 2 spaces per unit plus additional guest parking provided at a ratio of 5% of required spaces, all single family detached, and single family attached units will use the multifamily parking requirements. B Site Plan Approval Required C Swimming pools count toward the maximum impervious coverage limitations, unless the swimming pool is equipped with a water overflow device appropriate for such pool, and only if it drains into any pervious surface, in which case the water surface shall be excluded. D No variances permitted to exceed the maximum impervious cover limitations. E Refer to Article 14, Section 21.14.3 for additional design requirements. In addition to the increased dimensional and development standards and landscaping requirements, the Cibolo Farms PDD also includes additional miscellaneous requirements as per Joint Base San Antonio (JBSA). The developer must provide documentation and demonstrate their compliance, before building permit applications, that they have followed the lighting, sound, Spectrum dependent systems, FAA review if applicable, and FAA Advisory Circular, AC, No:150/5200-33C. GOAL The proposed zone change is for approximately 44.3 acres of land to Planned Development District (PDD). Per the letter of intent submitted with the application, the applicant desires to develop the land for multi-family development. 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 To the north of the subject property, there are single-family residential dwelling units zoned Planned Development District (PDD). To the east and south of the subject property, the properties are vacant and zoned Single-Family Residential District (R-2). To the west of the subject property, the properties are in Universal City and are single-family residential dwelling units. When evaluating Planned Development Districts, staff uses criteria listed in UDC Section 21.5.10.F. The criteria are listed below. 1. Whether the proposed PDD implements the policies of the adopted Comprehensive Land Plan, The proposed zone change to Planned Development District (PDD) does implement the policies of the adopted Comprehensive Plan. The Comprehensive Land Use Plan designates the subject property as Single Family Residential. The Single Family land use designation is intended for a mix of residential with some commercial activities that support the daily activity of development. The proposed Comprehensive Land Use Plan amendment, not yet adopted, proposes to designate the subject property as Complete Neighborhood. The Complete Neighborhood land use designation is intended for a mixture of housing options with supporting land uses, such as neighborhood commercial. The requested Planned Development District (PDD) is proposing to preserve approximately 11.72 acres of land and proposes to develop the remaining 32.28 acres at 11 dwelling units per acre with a total of potential 486 dwelling units. Per the application, the PDD would allow for a mix of single-family attached and detached for-rent units with garden style multifamily apartments within the same development and served by the same amenities. The intent of the PDD is to provide multifamily residential development and does meet the intent of the existing and proposed Comprehensive Land Use Plan designations that allow for a mix of residential with supporting land uses. 2. Whether the proposed PDD 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 PDD proposes screening within the 32.28 acres of Area II which require an 8-foot masonry wall, 20-foot landscape buffer with 1 shade tree every 30 linear feet, and a 50-foot building setback, along the entire perimeter of the Area II boundaries. Since Area I is within the JBSA Randolph Accident Potential Zone II (APZ II), the PDD requires that the developer demonstrate their compliance with the JBSA additional requirements before building permit applications, as stipulated in the PDD. Additionally, the PDD stipulates that there shall be no development, other than a street, within Area I as means to preserve the APZ II and support the JBSA Randolph Air Force Base mission. Per the exhibits submitted in the application, the proposed PDD is proposing two access points. The main development access point is proposed from the intersection of Savannah Drive and Irish Creek Road and would be gated. The secondary access point is proposed from Beringer Way, which is within Universal City, but would be a gated access point for emergency access only. 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 Planned Development District (PDD) is appropriate within the immediate area of the land to be reclassified. The proposed Planned Development District is compatible with the existing and proposed Comprehensive Land Use Plan land use designations for the subject property. Additionally, the PDD preserves the Accident Potential Zone II (APZ II), which is crucial to maintain the relationship between JBSA Randolph Air Force Base and the City of Schertz. 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 proposed development is located approximately 78-feet south from the intersection of Savannah Drive and Irish Creek Road. Savannah Drive is a Residential Collector with 70-feet of right-of-way. The closest signalized intersections are to the east at the intersection of Savannah Drive and Schertz Parkway and to the west at the intersection of Savannah Drive and FM 1518. Per an initial Traffic Impact Analysis (TIA) provided by the applicant and reviewed by the City of Schertz Engineering Department, the potential effects of development traffic have been evaluated. The submitted TIA reviewed the effects of the development on the intersections of FM 1518 and Savannah, Irish Creek Road and Savannah, and Schertz Parkway and Savannah. While the TIA shows there are some detrimental effects, particularly to the Schertz Parkway/ Savannah intersection, these effects can be mitigated. There are mitigation methods to maintain the level of service currently at the Schertz Parkway and Savannah intersection. The developer will be required to construct the mitigation measures as part of the Public Infrastructure Permit that is submitted during the Final Plat process. The other intersections, including the FM 1518 and Savannah intersection, will all function at an acceptable level of service, even with the additional development traffic. An additional and more detailed analysis will be done of all the intersections affected, with a revised TIA during the platting process. The revised TIA and further analysis will identify the appropriate mitigation measures for all intersections. A public hearing notice was mailed to Schertz-Cibolo-Universal City Independent School District to notify them of the potential development and they have not responded. 5. The extent to which the proposed PDD will result in a superior development than could be achieved through conventional zoning; The proposed Planned Development District (PDD) allows for the preservation of the Accident Potential Zone II (APZ II) so that the City of Schertz can maintain its relationship with JBSA Randolph Air Force Base. Area II, is based on the Apartment/ Multifamily District (R-4), but with additional screening requirements, increased landscape requirements, increased minimum building setbacks, and decreased density. As a result, Area II of the proposed PDD, will calculate its density requirement on the entire 44.3 acres, but limit development to the 32.28 within Area II. If the existing Single-Family Residential District (R-2) remains on the property, then the APZ II can be developed, which could then strain the relationship that the City of Schertz wants to maintain with JBSA Randolph. Additionally, with conventional zoning that is already in place, the City of Schertz cannot enforce additional requirements that JBSA Randolph would desire. The additional screening, landscaping, minimum building setbacks, reduced density, required compliance with JBSA Randolph development requirements, and restriction of development within the APZ II would not be possible to enforce in the existing Single-Family Residential (R-2) or in conventional Apartment/Multifamily District (R-4). The proposed Planned Development District enforces compliance with APZ II preservation and additional JBSA requirements and ensures JBSA Randolph that the 11.72 acres of Area I remain undeveloped. 6. 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. This does not impact the Planning and Zoning Commission recommendation to City Council. 7. 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 the City Council. RECOMMENDATION Due to the proposed Planned Development District's preservation of the APZII, reduced density, and compatibility with the Comprehensive Land Use Plan land use designation, Staff recommends approval of PLZC20240004. Attachments Aerial Exhibit Zoning Exhibit Public Hearing Notice Map Public Hearing Responses PDD Design Standards !P !P !P !P !P !P !P !P !P !P !P !P !P !P !P !P !P !P !P !P !P !P !P !P !P !P !P !P !P !P !P !P !P !P !P !P !P !P !P !P !P !P !P !P !P !P !P !P !P !P !P !P !P !P !P !P !P !P !P !P !P !P !P !P !P !P !P !P !P !P !P !P !P !P !P !P !P !P !P !P !P !P !P !P !P !P !P !P !P !P !P !P !P !P !P !P !P !P !P !P !P !P !P !P !P !P !P !P !P !P U U U U U U U U U U U U U U U U U U U U U U U U U UU U U U U U U U U U 135041 13 5 0 4 0 1 3 5 0 3 9 12 7 3 3 5 12 7 3 2 7 110439WEHMAN CLARENCE A & HAZELR REVOCABLE LIVING TRUST 113896CITY OFSCHERTZ 136047CITY OFSCHERTZ 14567ASHLEY PLACEASSOCIATION INC 64558BIEGERTPROPERTIES LTD 64561BIEGERTPROPERTIES LTD 150745KENSINGTON RANCHHOMEOWNERSASSOCIATION INC 64582VELASCO PETERS & PAMELA R 150744 13 3 9 2 2 127263 KENSIN G T O N R A N C H HOMEO W N E R S ASSOCI A T I O N I N C 127262KENSINGTONRANCH HOMEOWNERSASSOCIATION INC 149074CITY OFSCHERTZ 157363 KENSINGTO N RANCH HO M E O W N E R S ASSOCIATIO N I N C 157379 KENSIN G T O N R A N C H HOMEO W N E R S A S S O C I A T I O N I N C 1 5 7 3 6 7 1 5 7 3 6 8 157370 64585ANDERSONDEBRA K 64578BOGGESS BETTYJOE ESTATE (UNAVAILABLE) 135602CITY OFSCHERTZ 64626WEHMAN CLARENCE A & HAZELR REVOCABLE LIVING TRUST 127468 CITY OF S E L M A 64640CIBOLOFARM LLC 183309 1 8 3 3 0 7 183316 183311MERITAGE HOMESOF TEXAS LLC 18 3 2 9 8 183314 1 8 3 2 9 7 18 3 2 7 7 183257 1 8 3 2 7 6 183255 1 8 3 2 5 0 183252 183256 183258 183254183253 1 9 2 0 7 7 15 0 7 4 8 1 5 0 7 4 7 1 5 0 7 4 6 12 7 3 2 2 1 2 7 3 2 3 12 7 3 2 4 1 2 7 3 2 5 1 2 7 3 2 6 127 3 2 8 12732 9 1 5 7 3 6 4 1 5 7 3 6 5 15 7 3 6 6 1 5 7 3 6 9 191675 183320192075183318183317 183315 183313 183312 12" W L 8" WL 8" W L 8" WL 8" WL 12" WL 12 " W L 8 " W L 12" WL 12" W L 8 " W L 8" W L 8" WL 8 " W L 8" WL 8" WL 6" W L 6 " W L 6" W L 6 " W L 8" WL 12" W L 8" W L 8" WL 8" W L 6" WL 8" WL 12"WL 16"WL 8" WL 8" WL 1 6 " W L MONDA V I C R E S T F RIE N D L Y A C R E S S A V A N N A H D R T R I A N G L E R A N C H BERING E R B L V D VICTORIA P T R O Y C E R A N C H R D BUCK M O U N TAIN IR I S H C R E E K R D B I G H O R N T R L NE W ROCKCRK C H E R O K E E W I N D S LA P O S T O L L E CI R S T A M P E D E R A N C H P A I N T E D R I V E R B E T T Y J O E L N M A L B A C D R LONES T A R G A I T SIL V E R B U C K L EWALNUT C R E S T Z A B A C O S T B L U E M O O N S P U R SIL V E R RIV E R H E S S B L V D S O N O M A B L V D PASSER I N A S P U R JANEADDAMSDR P A I N T E D T R A C K S RUSTIC A C R E S L A Z Y D I A M O N D F R A N K B A U M D R WHITETA I L P A S S D O U B L E D I A M O N D JON A S D R WILL O W S R A NCH BLUE M O O N G A I T D R Y W O O D R A N C H CASILLE R O S T CACTUS P A T C H E N C H A N T E D F A R M FAWN P A S S S A M A N T H A D R 3 0 " P V C A S T M F 6 7 9 1 5 " P V C S D R 3 5 8 " P V C S D R 3 5 8" PVC SDR 35 8 " P V C S D R 3 5 8" PVC S D R 3 5 8 " P V C S D R 3 5 8" P V C SD R 2 6 8" P V C S D R 3 5 12" PVC SDR 26 12" PV C SDR 3 5 8" PVC SDR 35 8" PVC SDR 35 8 " P V C S D R 2 6 8" P V C S D R 3 5 8" P V C SD R 3 5 8" PVC SDR 35 8" P V C SD R 3 5 8" P V C SD R 2 6 8" P V C S D R 3 5 8" P V C S D R 2 6 8" P V C S D R 3 5 8" P V C S D R 3 5 8" P V C S D R 3 5 8" PVC S D R 3 5 8" P V C S D R 3 5 8 " P V C S D R 3 5 8" P V C S D R 3 5 8" P V C S D R 3 5 8" P V C SDR 3 5 8" P V C S D R 3 5 8" PVCSDR 35 8" PVC S D R 3 5 8 " P V C S D R 3 5 8 " P V C S D R 2 6 8 " P V C S D R 2 6 8" PVC SDR 26 8" P V C S D R 2 6 8" P V C SD R 2 6 8" P V C S D R 2 6 8 " P V C S D R 2 6 8" PVC SDR 26 8 " P V C S D R 2 6 8 " P V C S D R 2 6 8" P V C SDR 2 6 8" PVC SDR 26 8" PVC SDR 26 8 " P V C S D R 2 6 8" P V C S D R 2 6 8" P V C S D R 3 5 8" P V C SD R 3 5 8 " P V C S D R 3 5 8" PVC SDR 35 8" PVC SDR 35 8" PVC SDR 26 8" PVC SDR 35 8" PV C S D R 2 6 8" PVC S D R 3 5 8" PVC S D R 3 5 12" P V C S D R 3 5 8" P V C S D R 3 5 8" PVC SDR 35 8" P V C S D R 3 5 10 " P V C S D R 2 6 8" P V C SD R 3 5 12" PVC S D R 3 5 10" PVC SDR 35 8 " P V C S D R 3 5 12" PVC S D R 3 5 8" PVC S D R 3 5 8" PVC SD R 2 6 8" PVC S D R 2 6 Source: Esri, Maxar, GeoEye, Earthstar Geographics, CNES/Airbus DS, USDA, USGS, AeroGRID, IGN, and the GIS User Community 1 Inch = 250 FeetCIBOLO FARM(PLZC20240004)0 250 500125Feet4UHydrant UT Water Storage Facility !P Manholes 3Q Schertz Treatment Plant 3Q CCMA Treatment Plant [Ú Schertz Lift Station [Ú Private Lift Station [Ú CCMA Lift Station <all other values> Freeway Principal Arterial Planned Principal Arterial Secondary Arterial Planned Secondary Arterial Secondary Rural Arterial Planned Secondary Rural Arterial Residential Collector Planned Residential Collector Commercial Collector B Planned Commercial Collector B Commercial Collector A Planned Commercial Collector A <all other values> Highways Major Roads Minor Roads Other Cities 1" 2" 3" 4" 6" 8" 10" 12" 16" 18" 20" 24" 30" 36" Schertz Gravity Schertz Pressure Neighboring Gravity Private Pressure 200' Buffer Schertz Municipal Boundary Schertz ETJ Boundary County Boundaries 20 0 ' 1 200'200' 20 0 ' 20 0 ' 20 0 ' 200' 200' NOTIFICATION BOUNDARY SAVANNAH DRIVE (60' R.O.W.) (VOL. 7, PG. 228-230 O.P.R.) 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 252627 28 29 BER I N G E R (50' R . O . W . ) (VOL . 9 , P G . 4 8 1 - 4 8 2 O . P . R . ) MA L B A C (5 0 ' R . O . W . ) LAPOSTOLLE (50' R.O.W.) CASILLERO (50' R.O.W.) 30 31 32 33 34 35 36 37 38 39 40 41 42 43 44 45 46 200' MA L B A C (5 0 ' R . O . W . ) 47 47 47 N59° 25' 39"E 1818.32' S30° 56' 51"E 18.59' S28° 05' 07"E 20.02' S3 0 ° 5 6 ' 5 1 " E 3 5 6 . 0 3 ' L: 216.89' R: 900.81' D: 13° 47' 44" CB: S24° 05' 58"E CD: 216.37' S1 7 ° 0 6 ' 4 9 " E 3 3 4 . 6 0 ' L: 128.40' R: 1105.00' D: 6° 39' 28" CB: S20° 28' 23"E CD: 128.33' S59° 17' 04"W 1749.26' N3 0 ° 3 7 ' 2 3 " W 4 6 0 . 5 9 ' N1 1 ° 2 0 ' 4 2 " W 1 6 1 . 7 0 ' N3 0 ° 2 4 ' 3 5 " W 4 5 2 . 4 6 ' IR I S H C R E E K R O A D (6 0 ' R . O . W . ) (V O L . 7 , P G . 2 2 8 - 2 3 0 O . P . R . ) 48 49 50 51 52 53 77 . 1 ' 464.08' S3 0 ° 1 9 ' 2 0 " E 1 0 6 4 . 4 5 ' 513.56' 120.6 ' UN I V E R S A L C I T Y SC H E R T Z SELMA UNIVERSAL CITY SE L M A SC H E R T Z 11.97 ACRES APZ II, ACCIDENT POTENTIAL ZONE II EXISTING ZONING: R2 PROPOSED ZONING: PDD AREA I EXISTING ZONE R-2 32.28 ACRES TRACT 1 - 32.28 ACRES EXISTING ZONING R-2 PROPOSED ZONING PDD AREA II EFFECTIVE FEMA 100 YEAR FLOODPLAIN (PANEL 48187C0210F, DATED 11/01/2007) SANITARY SEWER EASEMENT (VOL. 642, PG. 438, D.R.) SANITARY SEWER EASEMENT (VOL. 642, PG. 444, D.R.) SANITARY SEWER EASEMENT (VOL. 642, PG. 450, D.R.) RESIDENTIAL COLLECTOR (70' R.O.W.) PROPOSED ENTRY TO BE GATED PROPOSED ENTRY TO BE GATED UNAUTHORIZED ALTERATION OR ADDITION TO A SURVEY OR ENGINEERING MAP BEARING A LICENSED LAND SURVEYOR OR PROFESSIONAL ENGINEER IS A VIOLATION OF SECTION 7209, SUB-DIVISION 2, OF THE NEW YORK STATE EDUCATION LAW.ONLY MAPS WITH THE LAND SURVEYOR OR PROFESSIONAL ENGINEER'S SEAL ARE GENUINE TRUE AND CORRECT COPIES OF THE LAND SURVEYOR OR PROFESSIONAL ENGINEER’S ORIGINAL WORK AND OPINION. RE V DA T E DR A W N B Y DE S C R I P T I O N SHEET NUMBER: SCALE: PROJECT NUMBER: DRAWN BY:DATE: DRAWING NAME: CHECKED BY: SHEET TITLE: PROTECT YOURSELF Copyright © 2024. Colliers Engineering & Design All Rights Reserved. This drawing and all the information contained herein is authorized for use only by the party for whom the services were contracted or to whom it is certified. This drawing may not be copied, reused, disclosed, distributed or relied upon for any other purpose without the express written consent of Colliers Engineering & Design. ALL STATES REQUIRE NOTIFICATION OF EXCAVATORS, DESIGNERS, OR ANY PERSON PREPARING TO DISTURB THE EARTH'S SURFACE ANYWHERE IN ANY STATE FOR STATE SPECIFIC DIRECT PHONE NUMBERS VISIT: WWW.CALL811.COM EX240103-ZONING Ex h i b i t s \ C A D \ E X 2 4 0 1 0 3 - Z O N I N G . d w g \ E X - 1 B y : A B U S T I L L O S R REVIEWED BY: NOTE: DO NOT SCALE DRAWINGS FOR CONSTRUCTION. CITY OF PITTSBURGHDEPARTMENT OF CITY PLANNINGAPPROVED: _______________________ CITY PLANNING COMMISSION _______________________ CHAIRMANATTEST: _______________________ _______________________SECRETARY Phone: Engineering & Design www.colliersengineering.com C O N S U L T I N G Engineering& Design ENGINEERS + SURVEYING SCHERTZ GUADALUPE TEXAS AS SHOWN 01/03/24 AB MH 1052-02-01 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ___________________________ MH SAN ANTONIO (KFW) 3421 Paesanos Parkway San Antonio, TX 78231 210.979.8444 COLLIERS ENGINEERING & DESIGN, INC. TBPE Firm#: F-14909 TBPLS Firm#: 10194550 Formerly Known as 100 100 200 SCALE : 1" = 100' 0 N S E W NO R T H ZONING EXHIBIT LOCATION MAP N. T. S. IH-3 5 S C H E R T Z P K W Y SAVA N N A H D R . S C H E R T Z P K W Y RUST I C W I L L O W WIEDE R S T E I N R D . PROPERTY OWNER / APPLICANT: NAME: CIBOLO FARM LLC ADDRESS: 100 E. KILEBERG AVE. SUITE 200, KINGSVILLE, TEXAS 78363 PHONE NUMBER: 210-429-7931 SURROUNDING PROPERTIES 1 PROPERTY LINE LEGEND ADJACENT PROPERTY LINE 200' PROPERTY BUFFER PROPOSED SITE LAND USE: SINGLE-FAMILY RESIDENTIAL ZONING: OUTSIDE CITY LIMITS (UNIVERSAL CITY) SUBDIVISION NAME: ORCHARD PARK OWNER: MACDONNELL GERTRUDE PROPERTY ID: 183250 MAILING ADDRESS: 3065 CASILLERO ST. SCHERTZ, TX. 78154 RECORDING INFO.: DEED #202399022499 LAND USE: SINGLE-FAMILY RESIDENTIAL ZONING: OUTSIDE CITY LIMITS (SELMA) SUBDIVISION NAME: KENSINGTON RANCH OWNER: FERNANDEZ JASON & HOLLY ANN PROPERTY ID: 135039 MAILING ADDRESS: 260 CACTUS PATCH SELMA, TX. 78154 RECORDING INFO.: DEED #202299036651 LAND USE: SINGLE-FAMILY RESIDENTIAL ZONING: OUTSIDE CITY LIMITS (SELMA) SUBDIVISION NAME: KENSINGTON RANCH OWNER: SIMMONS VERNON & TRINA McARTHUR PROPERTY ID: 135040 MAILING ADDRESS: 833 MESA VERDE SCHERTZ, TX. 78154 RECORDING INFO.: DEED #09-017770 LAND USE: SINGLE-FAMILY RESIDENTIAL ZONING: OUTSIDE CITY LIMITS (SCHERTZ) SUBDIVISION NAME: KENSINGTON RANCH OWNER: CASTILLA RICHARD ANDREW PROPERTY ID: 135041 MAILING ADDRESS: 3500 PAINTED RIVER SCHERTZ, TX. 78154 RECORDING INFO.: DEED #202199016579 LAND USE: SINGLE-FAMILY RESIDENTIAL ZONING: PLANNED DEVELOPMENT DISTRICT SUBDIVISION NAME: KENSINGTON RANCH OWNER: DUFFETT CHRIS & KRISTI PROPERTY ID: 150746 MAILING ADDRESS: 3400 WOODLAWN FARMS SCHERTZ, TX 78154 RECORDING INFO.: DEED #2015004019 LAND USE: SINGLE-FAMILY RESIDENTIAL ZONING: PLANNED DEVELOPMENT DISTRICT SUBDIVISION NAME: KENSINGTON RANCH OWNER: ELLISON MARY PROPERTY ID: 150747 MAILING ADDRESS: 4412 PINTAIL WAY MARION, TX 78124 RECORDING INFO.: DEED #2015-003658 LAND USE: SINGLE-FAMILY RESIDENTIAL ZONING: PLANNED DEVELOPMENT DISTRICT SUBDIVISION NAME: KENSINGTON RANCH OWNER: KNOEDLER HEINZ & MARY MENDOZA PROPERTY ID: 150748 MAILING ADDRESS: 3501 IRISH CREEK SCHERTZ, TX 78154 RECORDING INFO.: DEED #2015-026196 LAND USE: SINGLE-FAMILY RESIDENTIAL ZONING: PLANNED DEVELOPMENT DISTRICT SUBDIVISION NAME: KENSINGTON RANCH OWNER: EDWARDS ROBERT JR & TERESA PROPERTY ID: 133922 MAILING ADDRESS: 3412 WOODLAWN FARMS SCHERTZ, TX 78154 RECORDING INFO.: DEED #202299018143 LAND USE: SINGLE-FAMILY RESIDENTIAL ZONING: PLANNED DEVELOPMENT DISTRICT SUBDIVISION NAME: KENSINGTON RANCH OWNER: NEWKIRK LAWRENCE & DIANE PROPERTY ID: 127322 MAILING ADDRESS: 3500 WOODLAWN FARMS SCHERTZ, TX 78154 RECORDING INFO.: DEED #202399020466 LAND USE: SINGLE-FAMILY RESIDENTIAL ZONING: PLANNED DEVELOPMENT DISTRICT SUBDIVISION NAME: KENSINGTON RANCH OWNER: KEYES ZACHARY & CLAUDIA PROPERTY ID: 127323 MAILING ADDRESS: 3504 WOODLAWN FARMS SCHERTZ, TX 78154 RECORDING INFO.: DEED #2020-99031232 LAND USE: SINGLE-FAMILY RESIDENTIAL ZONING: PLANNED DEVELOPMENT DISTRICT SUBDIVISION NAME: KENSINGTON RANCH OWNER: CALLE CRISTO A. PROPERTY ID: 127324 MAILING ADDRESS: 3508 WOODLAWN FARMS SCHERTZ, TX 78154 RECORDING INFO.: DEED #201899008596 LAND USE: SINGLE-FAMILY RESIDENTIAL ZONING: PLANNED DEVELOPMENT DISTRICT SUBDIVISION NAME: KENSINGTON RANCH OWNER: EISAZADEH INEZ & GHADIR E. PROPERTY ID: 127325 MAILING ADDRESS: 3512 WOODLAWN FARMS SCHERTZ, TX 78154 RECORDING INFO.: DEED #08-18688 LAND USE: SINGLE-FAMILY RESIDENTIAL ZONING: PLANNED DEVELOPMENT DISTRICT SUBDIVISION NAME: KENSINGTON RANCH OWNER: HOANG HUY PROPERTY ID: 127326 MAILING ADDRESS: 3522 WOODLAWN FARMS SCHERTZ, TX 78154 RECORDING INFO.: DEED #201999017217 LAND USE: SINGLE-FAMILY RESIDENTIAL ZONING: PLANNED DEVELOPMENT DISTRICT SUBDIVISION NAME: KENSINGTON RANCH OWNER: McMAHON DONALD & DEBORAH PROPERTY ID: 127327 MAILING ADDRESS: 3526 WOODLAWN FARMS SCHERTZ, TX 78154 RECORDING INFO.: DEED #2017007835 LAND USE: SINGLE-FAMILY RESIDENTIAL ZONING: PLANNED DEVELOPMENT DISTRICT SUBDIVISION NAME: KENSINGTON RANCH OWNER: MOORE BILLIE GENE & JILL ANN PROPERTY ID: 127328 MAILING ADDRESS: 3534 WOODLAWN FARMS SCHERTZ, TX 78154 RECORDING INFO.: DEED #2019-99009481 LAND USE: SINGLE-FAMILY RESIDENTIAL ZONING: PLANNED DEVELOPMENT DISTRICT SUBDIVISION NAME: KENSINGTON RANCH OWNER: MOORE BILLY & JILLA PROPERTY ID: 127329 MAILING ADDRESS: 3534 WOODLAWN FARMS SCHERTZ, TX 78154 RECORDING INFO.: DEED #2016002189 LAND USE: SINGLE-FAMILY RESIDENTIAL ZONING: PLANNED DEVELOPMENT DISTRICT SUBDIVISION NAME: KENSINGTON RANCH OWNER: BARAN BRIAN & TESSA PROPERTY ID: 157364 MAILING ADDRESS: 300 SUNSET RIDGE SCHERTZ, TX 78154 RECORDING INFO.: DEED #2016006917 LAND USE: SINGLE-FAMILY RESIDENTIAL ZONING: PLANNED DEVELOPMENT DISTRICT SUBDIVISION NAME: KENSINGTON RANCH OWNER: GARCIA GEORGE & MICHELLE PROPERTY ID: 157365 MAILING ADDRESS: 304 SUNSET RIDGE SCHERTZ, TX 78154 RECORDING INFO.: DEED #2020-99030068 LAND USE: SINGLE-FAMILY RESIDENTIAL ZONING: PLANNED DEVELOPMENT DISTRICT SUBDIVISION NAME: KENSINGTON RANCH OWNER: WISE ROSALYN M. PROPERTY ID: 157366 MAILING ADDRESS: 308 SUNSET RIDGE SCHERTZ, TX 78154 RECORDING INFO.: DEED #2016-00320 LAND USE: SINGLE-FAMILY RESIDENTIAL ZONING: PLANNED DEVELOPMENT DISTRICT SUBDIVISION NAME: KENSINGTON RANCH OWNER: AGUILERA DEATRAH M. PROPERTY ID: 157367 MAILING ADDRESS: 312 SUNSET RIDGE SCHERTZ, TX 78154 RECORDING INFO.: DEED #2016-022102 LAND USE: SINGLE-FAMILY RESIDENTIAL ZONING: PLANNED DEVELOPMENT DISTRICT SUBDIVISION NAME: KENSINGTON RANCH OWNER: DIAZ DE LEON VICTOR & ALVA PROPERTY ID: 157369 MAILING ADDRESS: 316 SUNSET RIDGE SCHERTZ, TX 78154 RECORDING INFO.: DEED #201502424 LAND USE: SINGLE-FAMILY RESIDENTIAL ZONING: PLANNED DEVELOPMENT DISTRICT SUBDIVISION NAME: KENSINGTON RANCH OWNER: MONTANO SHAROON & MILWARD RYAN PROPERTY ID: 157370 MAILING ADDRESS: 3500 WILLOWS RANCH SCHERTZ, TX 78154 RECORDING INFO.: DEED #2016014121 LAND USE: VACANT ZONING: PLANNED DEVELOPMENT DISTRICT SUBDIVISION NAME: KENSINGTON RANCH OWNER: CITY OF SCHERTZ PROPERTY ID: 149074 MAILING ADDRESS: 1400 SCHERTZ PARKWAY SCHERTZ, TX 78154 RECORDING INFO.: DEED #13-8220 LAND USE: VACANT ZONING: R-2 SUBDIVISION NAME: COMMON LAND AREA -12 OWNER: CITY OF SCHERTZ PROPERTY ID: 136047 MAILING ADDRESS: 1400 SCHERTZ PARKWAY SCHERTZ, TX 78154 RECORDING INFO.: DEED #09-4229 LAND USE: VACANT ZONING: R-2 SUBDIVISION NAME: COMMON LAND AREA -12 OWNER: CITY OF SCHERTZ PROPERTY ID: 135602 MAILING ADDRESS: 1400 SCHERTZ PARKWAY SCHERTZ, TX 78154 RECORDING INFO.: DEED #09-2194 LAND USE: VACANT ZONING: R-2 SUBDIVISION NAME: COMMON LAND AREA -12 OWNER: WEHMAN CLARENCE & HAZEL LIVING TRUST PROPERTY ID: 110439 MAILING ADDRESS: 1320 CIRCLE OAK DR. SCHERTZ, TX 78154 RECORDING INFO.: DEED #10-001522 LAND USE: VACANT ZONING: R-2 SUBDIVISION NAME: COMMON LAND AREA -12 OWNER: BIEGERT PROPERTIES LTD PROPERTY ID: 64561 MAILING ADDRESS: 1750 CR 341, HONDO, TX 78861 RECORDING INFO.: VOL. 1127, PG. 377 LAND USE: VACANT ZONING: GB-2 SUBDIVISION NAME: COMMON LAND AREA -12 OWNER: BIEGERT PROPERTIES LTD PROPERTY ID: 64558 MAILING ADDRESS: 1750 CR 341, HONDO, TX 78861 RECORDING INFO.: VOL. 1127, PG. 377 LAND USE: OPEN SPACE ZONING: OUTSIDE CITY LIMITS (UNIVERSAL CITY) SUBDIVISION NAME: ORCHARD PARK OWNER: MERITAGE HOMES OF TEXAS LLC PROPERTY ID: 183311 MAILING ADDRESS: 2722 W. BITTERS, SUITE 200 SAN ANTONIO, TX. 78248 RECORDING INFO.: DEED #201999024423 LAND USE: SINGLE-FAMILY RESIDENTIAL ZONING: OUTSIDE CITY LIMITS (UNIVERSAL CITY) SUBDIVISION NAME: ORCHARD PARK OWNER: JIMENEZ REIKY & MARIBEL JIMENEZ PROPERTY ID: 183320 MAILING ADDRESS: 3133 MALBAC DR. SCHERTZ, TX. 78154 RECORDING INFO.: DEED #202299026454 LAND USE: SINGLE-FAMILY RESIDENTIAL ZONING: OUTSIDE CITY LIMITS (UNIVERSAL CITY) SUBDIVISION NAME: ORCHARD PARK OWNER: ROSAS FRANCISCO BENIGNO PROPERTY ID: 192075 MAILING ADDRESS: 3129 MALBAC DR. SCHERTZ, TX. 78154 RECORDING INFO.: DEED #202299030560 LAND USE: SINGLE-FAMILY RESIDENTIAL ZONING: OUTSIDE CITY LIMITS (UNIVERSAL CITY) SUBDIVISION NAME: ORCHARD PARK OWNER: KANG AN DE & YINGE HE PROPERTY ID: 183318 MAILING ADDRESS: 3125 MALBAC DR. SCHERTZ, TX. 78154 RECORDING INFO.: DEED #202299030982 LAND USE: SINGLE-FAMILY RESIDENTIAL ZONING: OUTSIDE CITY LIMITS (UNIVERSAL CITY) SUBDIVISION NAME: ORCHARD PARK OWNER: EDWARDS KRISTINA PROPERTY ID: 183317 MAILING ADDRESS: 3121 MALBAC DR. SCHERTZ, TX. 78154 RECORDING INFO.: DEED #2022-99031543 LAND USE: SINGLE-FAMILY RESIDENTIAL ZONING: OUTSIDE CITY LIMITS (UNIVERSAL CITY) SUBDIVISION NAME: ORCHARD PARK OWNER: CABALLERO RAUL & BONNIBELLE TREJO PROPERTY ID: 183316 MAILING ADDRESS: 3117 MALBAC DR. SCHERTZ, TX. 78154 RECORDING INFO.: DEED #202299030991 LAND USE: SINGLE-FAMILY RESIDENTIAL ZONING: OUTSIDE CITY LIMITS (UNIVERSAL CITY) SUBDIVISION NAME: ORCHARD PARK OWNER: DUPLAN EVA & DON MATTHEW PROPERTY ID: 183315 MAILING ADDRESS: 3113 MALBAC DR. SCHERTZ, TX. 78154 RECORDING INFO.: DEED #202299030557 LAND USE: SINGLE-FAMILY RESIDENTIAL ZONING: OUTSIDE CITY LIMITS (UNIVERSAL CITY) SUBDIVISION NAME: ORCHARD PARK OWNER: HOWARD MARILYN PROPERTY ID: 183314 MAILING ADDRESS: 3109 MALBAC DR. SCHERTZ, TX. 78154 RECORDING INFO.: DEED #202299037275 LAND USE: SINGLE-FAMILY RESIDENTIAL ZONING: OUTSIDE CITY LIMITS (UNIVERSAL CITY) SUBDIVISION NAME: ORCHARD PARK OWNER: VO TRUC & TRINH WILBUR PROPERTY ID: 183313 MAILING ADDRESS: 3105 MALBAC DR. SCHERTZ, TX. 78154 RECORDING INFO.: DEED #202299038164 LAND USE: SINGLE-FAMILY RESIDENTIAL ZONING: OUTSIDE CITY LIMITS (UNIVERSAL CITY) SUBDIVISION NAME: ORCHARD PARK OWNER: PAIZ CORISSA LAUREN PROPERTY ID: 183312 MAILING ADDRESS: 3101 MALBAC DR. SCHERTZ, TX. 78154 RECORDING INFO.: DEED #202299023430 LAND USE: SINGLE-FAMILY RESIDENTIAL ZONING: OUTSIDE CITY LIMITS (UNIVERSAL CITY) SUBDIVISION NAME: ORCHARD PARK OWNER: OLAYIWOLA ADIJAT MORENIKE PROPERTY ID: 183258 MAILING ADDRESS: 3025 MALBAC DR. SCHERTZ, TX. 78154 RECORDING INFO.: DEED #202299026614 LAND USE: SINGLE-FAMILY RESIDENTIAL ZONING: OUTSIDE CITY LIMITS (UNIVERSAL CITY) SUBDIVISION NAME: ORCHARD PARK OWNER: ALEXANDER SARAH & COURTNEY PROPERTY ID: 183257 MAILING ADDRESS: 3021 MALBAC DR. SCHERTZ, TX. 78154 RECORDING INFO.: DEED #202299027029 LAND USE: SINGLE-FAMILY RESIDENTIAL ZONING: OUTSIDE CITY LIMITS (UNIVERSAL CITY) SUBDIVISION NAME: ORCHARD PARK OWNER: PANTOJA MANUEL & DARLENE PROPERTY ID: 183256 MAILING ADDRESS: 3017 MALBAC DR. SCHERTZ, TX. 78154 RECORDING INFO.: DEED #202399011113 LAND USE: SINGLE-FAMILY RESIDENTIAL ZONING: OUTSIDE CITY LIMITS (UNIVERSAL CITY) SUBDIVISION NAME: ORCHARD PARK OWNER: JONES KAIRA PROPERTY ID: 183255 MAILING ADDRESS: 3013 MALBAC DR. SCHERTZ, TX. 78154 RECORDING INFO.: DEED #202299032252 LAND USE: SINGLE-FAMILY RESIDENTIAL ZONING: OUTSIDE CITY LIMITS (UNIVERSAL CITY) SUBDIVISION NAME: ORCHARD PARK OWNER: OLGUIN HECTOR & LUCY PROPERTY ID: 183254 MAILING ADDRESS: 3009 MALBAC DR. SCHERTZ, TX. 78154 RECORDING INFO.: DEED #202299030940 LAND USE: SINGLE-FAMILY RESIDENTIAL ZONING: OUTSIDE CITY LIMITS (UNIVERSAL CITY) SUBDIVISION NAME: ORCHARD PARK OWNER: BUCKMAN GREGORY & NOEMI PROPERTY ID: 183253 MAILING ADDRESS: 3005 MALBAC DR. SCHERTZ, TX. 78154 RECORDING INFO.: DEED #202299032780 LAND USE: SINGLE-FAMILY RESIDENTIAL ZONING: OUTSIDE CITY LIMITS (UNIVERSAL CITY) SUBDIVISION NAME: ORCHARD PARK OWNER: SALAZAR ROBERT & MANUEL MOSES PROPERTY ID: 183252 MAILING ADDRESS: 3001 MALBAC DR. SCHERTZ, TX. 78154 RECORDING INFO.: DEED #202299025093 LAND USE: SINGLE-FAMILY RESIDENTIAL ZONING: OUTSIDE CITY LIMITS (UNIVERSAL CITY) SUBDIVISION NAME: ORCHARD PARK OWNER: HANNA AUDREY PROPERTY ID: 192077 MAILING ADDRESS: 3069 CASILLERO ST. SCHERTZ, TX. 78154 RECORDING INFO.: DEED #202399018054 LAND USE: OPEN SPACE ZONING: PLANNED DEVELOPMENT DISTRICT SUBDIVISION NAME: KENSINGTON RANCH OWNER: KENSINGTON RANCH HOA PROPERTY ID: 127262, 127263, 157379 MAILING ADDRESS: 2611 N. LOOP 1604 W. STE. 100 SAN ANTONIO, TX. 78258 RECORDING INFO.: DEED #201899009936 LAND USE: SINGLE-FAMILY RESIDENTIAL ZONING: OUTSIDE CITY LIMITS (UNIVERSAL CITY) SUBDIVISION NAME: ORCHARD PARK OWNER: MERITAGE HOMES OF TEXAS PROPERTY ID: 183276 MAILING ADDRESS: 3064 CASILLERO ST. SCHERTZ, TX. 78154 RECORDING INFO.: DEED #201999024423 LAND USE: SINGLE-FAMILY RESIDENTIAL ZONING: OUTSIDE CITY LIMITS (UNIVERSAL CITY) SUBDIVISION NAME: ORCHARD PARK OWNER: HERNANDEZ PETE & VIRGINIA PROPERTY ID: 183277 MAILING ADDRESS: 3061 BERINGER BLVD. SCHERTZ, TX. 78154 RECORDING INFO.: DEED #202399005882 LAND USE: SINGLE-FAMILY RESIDENTIAL ZONING: OUTSIDE CITY LIMITS (UNIVERSAL CITY) SUBDIVISION NAME: ORCHARD PARK OWNER: LEWIS ERIK & CAROLA PROPERTY ID: 183297 MAILING ADDRESS: 3056 BERINGER BLVD. SCHERTZ, TX. 78154 RECORDING INFO.: DEED #2022-99031732 LAND USE: SINGLE-FAMILY RESIDENTIAL ZONING: OUTSIDE CITY LIMITS (UNIVERSAL CITY) SUBDIVISION NAME: ORCHARD PARK OWNER: SILVA ERICA & MICHAEL SILVA PROPERTY ID: 183298 MAILING ADDRESS: 3001 LAPOSTOLLE CIRCLE SCHERTZ, TX. 78154 RECORDING INFO.: DEED #2022-99029728 LAND USE: SINGLE-FAMILY RESIDENTIAL ZONING: OUTSIDE CITY LIMITS (UNIVERSAL CITY) SUBDIVISION NAME: ORCHARD PARK OWNER: NGUYEN SEAN & TRAM NGUYEN PROPERTY ID: 183307 MAILING ADDRESS: 3000 LAPOSTOLLE CIRCLE SCHERTZ, TX. 78154 RECORDING INFO.: DEED #202299027788 LAND USE: SINGLE-FAMILY RESIDENTIAL ZONING: OUTSIDE CITY LIMITS (UNIVERSAL CITY) SUBDIVISION NAME: ORCHARD PARK OWNER: GONZALEZ SAN JUANITA ELIA PROPERTY ID: 191675 MAILING ADDRESS: 3128 MALBAC DR. SCHERTZ, TX. 78154 RECORDING INFO.: DEED #2022-99028654 EXISTING CONTOURS AIR INSTALLATION COMPATIBLE USE ZONE 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 35 36 37 38 39 40 41 42 43 44 45 46 47 FEMA FLOODPLAIN NOTES: ACCORDING TO FLOOD INSURANCE RATE MAP, PANEL 48187C0210F, DATED 11/01/2007, THIS PROPERTY IS LOCATED IN ZONES X & AE AND IS PARTIALLY WITHIN THE 100-YEAR FLOODPLAIN. 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. EASEMENTS SHOWN ON THIS EXHIBIT ARE BASED ON READILY AVAILABLE INFORMATION AND SHOULD NOT BE AN EXHAUSTIVE REPRESENTATION OF THIS PROPERTY. ZONING EXISTING: R-2 (SINGLE FAMILY RESIDENTIAL DISTRICT) 44.25 ACRES PROPOSED: PDD (PLANNED DEVELOPMENT DISTRICT) - AREA I 11.97 ACRES PDD (PLANNED DEVELOPMENT DISTRICT) - AREA II 32.28 ACRES 48 49 50 51 52 53 PROJECT LOCATION WIEDE R S T E I N R D . S C H E R T Z S E L M A S C H E R T Z S E L M A R.O.W.RIGHT OF WAY VOL., PG.VOLUME AND PAGE O.P.R.OFFICIAL PUBLIC RECORDS CITY LIMITS ZONING BOUNDARY UNIV E R S A L C I T Y ZONING PDD ZONING EXHIBIT ACREAGE: 44.25 ACRES SURVEY NAME: TORRIBIA HERRERA SURVEY NO. 68, ABSTRACT 153 COUNTY: GUADALUPE PREPARATION DATE: 2/23/2024 D.R.DEED RECORDS 64 62 10 17 13 15 31 28 29 34 33 4 7 2 1 27 18 22 24 26 UN A V A I L A B L E 30 6 1 32 39 42 45 4036 47 49 51 53 56 60 58 59 57 55 50 54 52 35 48 46 44 43 37 41 38 25 23 21 19 20 8 6 3 5 14 12 11 16 9 63 ROYCE R A N C H R D FRANK BAUM DR SI L V E R B U C K L E BETTY J O E L N S A M A N T H A D R JANE A D D A M S D R SA V A N N A H D R FREEPO R T D R B E R I N G E R B L V D TRIANGL E R A N C H IRISH C R E E K R D RO U N D C R K MISTIK M E A D O W S VI C T O R I A P T N E W R O C K C R K L A P O S T O L L E C I R PAINTED R I V E R S U N S E T R D G W O O D L A W N F A R M S ZABACO S T JAMES A G E E D R L O N E S T A R G A I T DUSTY C R O S S I N G WILLOWS RANCH BL U E M O O N G A I T SI L V E R R I V E R MALBAC D R LAZY DIA M O N D P A S S E R I N A S P U R DRYWO O D R A N C H SUNGLA D E R A N C H ENCHAN T E D F A R M C A S I L L E R O S T C A C T U S P A T C H 4 0 400 800 200 Fe e t City o f S c h e r t z CIBO L O F A R M ZO N E C H A N G E (PLZC 2 0 2 4 0 0 0 4 ) 200' B u f f e r Proje c t A r e a City L i m i t B o u n d a r y 1 1 2 7 2 6 2 3 4 0 S A V A N N A H D R 2 1 2 7 2 6 3 3 8 0 S A V A N N A H D R 3 1 5 0 7 4 4 3 5 0 5 S U N G L A D E R A N C H 4 1 5 0 7 4 5 3 5 0 1 S U N G L A D E R A N C H 5 1 5 0 7 4 6 3 4 0 0 W O O D L A W N F A R M S 6 1 5 0 7 4 7 3 4 0 4 W O O D L A W N F A R M S 7 1 5 0 7 4 8 3 4 0 8 W O O D L A W N F A R M S 8 1 3 3 9 2 2 3 4 1 2 W O O D L A W N F A R M S 9 1 2 7 3 2 2 3 5 0 0 W O O D L A W N F A R M S 10 1 2 7 3 2 3 3 5 0 4 W O O D L A W N F A R M S 11 1 2 7 3 2 4 3 5 0 8 W O O D L A W N F A R M S 12 1 2 7 3 2 5 3 5 1 2 W O O D L A W N F A R M S 13 1 2 7 3 3 5 3 5 1 6 W O O D L A W N F A R M S 14 1 2 7 3 2 6 3 5 2 2 W O O D L A W N F A R M S 15 1 2 7 3 2 7 3 5 2 6 W O O D L A W N F A R M S 16 1 2 7 3 2 8 3 5 3 0 W O O D L A W N F A R M S 17 1 2 7 3 2 9 3 5 3 4 W O O D L A W N F A R M S 18 1 5 7 3 7 9 3 9 0 S A V A N N A H D R 19 1 5 7 3 6 3 3 9 4 S A V A N N A H D R 20 1 5 7 3 6 4 3 0 0 S U N S E T R I D G E 21 1 5 7 3 6 5 3 0 4 S U N S E T R I D G E 22 1 5 7 3 6 6 3 0 8 S U N S E T R I D G E 23 1 5 7 3 6 7 3 1 2 S U N S E T R I D G E 24 1 5 7 3 6 8 3 1 4 S U N S E T R I D G E 25 1 5 7 3 6 9 3 1 6 S U N S E T R I D G E 26 1 5 7 3 7 0 3 5 0 0 W I L L O W S R A N C H 27 1 4 9 0 7 4 S A V A N N A H D R 28 1 3 6 0 4 7 M A S K E R D 29 1 4 5 6 7 V I C T O R I A P T 30 1 3 5 6 0 2 M A S K E R D 31 1 1 0 4 3 9 E F M 1 5 1 8 N 32 6 4 6 4 0 E F M 1 5 1 8 N 33 6 4 5 6 1 E F M 1 5 1 8 N 34 6 4 5 5 8 E F M 1 5 1 8 N 35 1 8 3 2 9 7 3 0 5 6 B E R I N G E R B L V D 36 1 8 3 2 9 8 3 0 0 1 L A P O S T O L L E C I R 37 1 8 3 3 0 7 3 0 0 0 L A P O S T O L L E C I R 38 1 9 1 6 7 5 3 1 2 8 M A L B A C D R 39 1 8 3 3 0 9 3 1 3 2 M A L B A C D R 40 1 8 3 3 1 1 2 9 7 4 B E R I N G E R B L V D 41 1 8 3 3 2 0 3 1 3 3 M A L B A C D R 42 1 9 2 0 7 5 3 1 2 9 M A L B A C D R 43 1 8 3 3 1 8 3 1 2 5 M A L B A C D R 44 1 8 3 3 1 7 3 1 2 1 M A L B A C D R 45 1 8 3 3 1 6 3 1 1 7 M A L B A C D R 46 1 8 3 3 1 5 3 1 1 3 M A L B A C D R 47 1 8 3 3 1 4 3 1 0 9 M A L B A C D R 48 1 8 3 3 1 3 3 1 0 5 M A L B A C D R 49 1 8 3 3 1 2 3 1 0 1 M A L B A C D R 50 1 8 3 2 7 6 3 0 6 4 C A S I L L E R O S T 51 1 8 3 2 7 7 3 0 6 1 B E R I N G E R B L V D 52 1 8 3 2 5 8 3 0 2 5 M A L B A C D R 53 1 8 3 2 5 7 3 0 2 1 M A L B A C D R 54 1 8 3 2 5 6 3 0 1 7 M A L B A C D R 55 1 8 3 2 5 5 3 0 1 3 M A L B A C D R 56 1 8 3 2 5 4 3 0 0 9 M A L B A C D R 57 1 8 3 2 5 3 3 0 0 5 M A L B A C D R 58 1 8 3 2 5 2 3 0 0 1 M A L B A C D R 59 1 9 2 0 7 7 3 0 6 9 C A S I L L E R O S T 60 1 8 3 2 5 0 3 0 6 5 C A S I L L E R O S T 61 1 2 7 4 6 8 2 9 0 S A V A N N A H D R 62 1 3 5 0 3 9 2 6 0 C A C T U S P A T C H 63 1 3 5 0 4 0 2 6 4 C A C T U S P A T C H 64 1 3 5 0 4 1 3 5 0 0 P A I N T E D R I V E R Last U p d a t e : J a n u a r y 9 , 2 0 2 4 “The 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 a n 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 w a 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 . In no e v e n t s h a l l T h e C i t y o f 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 w h 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 m a 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 t y 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 change s m a y b e m a d e a n d i n f o r m a t i o n 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 o f 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 a n y t i m e . ” City of S c h e r t z , G I S D e p a r t m e n t , g i s @ s c h e r t z . c o m From: Rafael Amezcua <ral3332003@yahoo.com.mx> Sent: Thursday, February 29, 2024 10:44 PM To: planning@schertz.com; zoning@schertz.com Subject: Irish Creek and Savannah New Development Good Evening, My name is Rafael Amezcua and I live in Orchard Park (Meritage Homes Newest Development), The reason for this email is to communicate my concerns about this new development, and the negative impacts it will have in traffic, school enrollment, safety, and property values. I want to express my opposition to this new development due to the negative effects previously mentioned. Please take my opinion into consideration in the next planning and zoning committee on March 6th 2024. Here is my full Address: 3391 Triangle Ranch Schertz, TX 78154 Please feel free to contact me Best Regards, Rafael Amezcua From: Simone Winters <simonewin@msn.com> Sent: Thursday, February 29, 2024 8:31 PM To: planning@schertz.com Subject: REZONING REQUEST SAVANNAH DR AND IRISH CREEK RD. Attachments: Rezoning proposal.pdf Dear Mrs. Marquez. My husband and I very strongly oppose the rezoning plan of the property with ID#64640 (PLZC20240004). We believe that this project would have a detrimental impact on our community. The planned development, if rezoning would be allowed, is simply too large for our area. The construction of multiple three story apartment buildings along with duplexes, would severely increase the population density in our area and increase the stain on our already overburdened infrastructure. Daily traffic congestion along FM 1518 and Savannah Dr. is already a very real problem, and would get even worse if this plan would be approved. We are also very concerned over water pressure issues. Our neighborhood is experiencing constant lower water pressure and the significant increase in population density would only make it worse. This planned development would bring a large number of new residents and corral them into a high density housing complex located within a quaint community. With such a high concentration of people from different socioeconomic backgrounds an increased strain and burden on public services can be anticipated. Additionally increase in crime, social conflicts / problems, noise pollution and environmental pollution is very highly likely. The aforementioned problems are already present and would exponentially increase if the plans were to pass. Proposed rezoning with subsequent construction of monolithic high density housing would also very negatively impact the environment, cause more damage to and loss of natural areas, habitats and wildlife. A very big concern is the potential decrease in property value due to the high density housing complex, over loaded infrastructure, increased crime, noise pollution and environmental pollution. The proposed project would negatively impact the very fabric of this community and does not go with the character our neighborhood. When we chose Schertz as our home twelve years ago, it was the small town feel that made us want to put down our roots and raise our kids here. Rezoning to allow construction of multi unit, high density housing would absolutely destroy the character that made us chose Schertz and this neighborhood as our home. I strongly urge you to decide against rezoning and the subsequent proposed development. It simply is not a fit for our neighborhood. Thank you very much for your time and attention to this matter. Respectfully, Simone and Ardell Winters 3500 Irish Creek Rd. Schertz, TX 78154 simonewin@msn.com 210-589-4216 Simone Winters CamScanner From: Amy Heater <amyjheater@gmail.com> Sent: Friday, March 1, 2024 9:03 AM To: planning@schertz.com Subject: Not In Support of: PLZX20240004 Follow Up Flag: Follow up Flag Status: Flagged Hi Daisy, I'm writing to voice my concern of PLZX20240004. I am *NOT* in support of rezoning 44.3 acres of land from single - family residential to a planned development district. I'm not even in favor of turning the 44.3 acres of land into single family dwelling, but we didn't have a say in that. But turning that property into a planned development district would be horrific for our small area. The traffic on FM1518 has already heightened from when we moved here ~7 years ago. It now sometimes takes 10-15 minutes to get through the 1518/I35 intersection. Depending on the time of day, there is no alternative route as Savannah Pkwy to Schertz Pkwy is main alternative and during school zone hours the traffic is also intense. This area is turning into the FM1103 situation. FM1518 is also very torn up and whenever it does get repaired, due to the sheer traffic on the road, it quickly becomes in disrepair again. On top of residents you add guests, random people cutting through, traffic from the base, it all starts to really build up. Speaking of school, our schools are full. There has been no planning for this development from what I can see - I see no schools going up, no plans for schools to go up, etc. I don't know where we will house any additional children going into our SCUCISD school system. SCUCISD is one of the lowest paid districts. Please don't put more pressure on our teachers. Our infrastructure is overloaded - restaurants, parks, grocery stores, etc. The ability to do anything with ease no longer exists in our area, please don't make it worse. I have seen an increase in crime in the last year in our area. Having more houses in our area brings the potential for more crime. While our police department is very responsive, having more people to manage in this community without increasing the force will not be helpful for the influx of crime (and really potential for crime as I see more attempts than I have ever seen due to the community posting videos of people trying to break into cars, homes, stealing bikes, stealing Christmas decorations, etc). When we first moved here, I felt very safe. That feeling for me no longer exists. I even used to see patrol cars cruise our streets every day. I no longer see that. More people will make the situation worse. Our Kensington Ranch community has a lot of pride in our community. Many of us have started our families here, we are very ingrained in the community and we watch out for each other. Having rentals and apartments does NOT create continuity of that community because of turnover. We have kids and elderly people up and down Savannah all day long. We don't even have safe crossing spots or continuity of sidewalks. Can we please focus on that before we move more and more people into this community? Kids walking and riding home from school don't need a constant stream of traffic passing them and trying to cross streets with curves. I love our street and the beauty of it. That will be lost as we continue to add people who have no buy in into this community or our families. I really do hope our concerns will be listened to and that this decision isn't already made. Our community feels quaint, which is a reason we purchased here. Please don't destroy that; it feels like that quaintness is being taken away slowly, one piece at a time. Appreciate your time. -Amy Heater 3501 Willows Rnch Schertz, Tx 210.245.1435 From: Tiffany Witherspoon <WitherspoonsOnAWhim@hotmail.com> Sent: Friday, March 1, 2024 9:05 AM To: planning@schertz.com; Tiffany Witherspoon Subject: Planning And Zoning Opposition Attachments: IMG_7863.jpeg Follow Up Flag: Follow up Flag Status: Flagged To whom it may concern, We are really sad to see this beautiful farm being sold off and if this passes it would be in the worst possible way too. We moved to Schertz to get away from the traffic and overpopulation in the Alamo Ranch area…now it seems that Schertz could be headed in the same direction. Since moving here we have seen so much of the natural beauty of Schertz disappear and with all of the new construction (and especially with construction of this type) it really takes away from the small hometown feel and community that we love(d) about Schertz. We literally just planted fruit trees this week as we want Schertz to be a place that we can put down roots and call home and then we received the news of this proposal and it has us questioning everything. It would be so amazing if the city of Schertz could acquire this land for a park instead, possibly even keeping the existing buildings and pond and creating something similar to what Selma has with their Stage Stop park. The location would be perfect for something like this as it could connect to the new trail system, be easily accessed by multiple neighborhoods and is also in close proximity to the soccer fields. Knowing that is a long shot, at the very least, I hope and pray that this PDD rezoning does not go through so at least we can hopefully preserve some of what makes Schertz special and the land be put to a use that better serves the community. In all honesty, do we want Schertz to be a place that people live because rent and property is so cheap because it is overpopulated and not somewhere that people see a value in owning, investing and being a part of community or do we want Schertz to be a highly desirable place to live because it is Home to the people who live there? Don’t we want Schertz to be a small town that has managed to maintain a small town feel with a strong sense of community despite the crazy growth happening all around it? A place where people take pride in their community and their property and hold Schertz to a higher standard? I feel that this rezoning is met with so much opposition because people feel a strong love and connection to and forr Schertz and want what is best for Schertz. But if this passes, property values will plummet, families will sell their homes or rent them out and future proposals of this sort will be met with much less resistance as no one will be left that cares enough to speak up. There is a reason that owners tend to take better care of things than renters… they take pride in ownership, they are invested, they care and they want what is best for their property and their community. The effects of this rezoning (if it passes) will be further reaching than just decreasing property values and killing the community feel… Increased traffic makes people less likely to want to leave their homes and so less likely to frequent and support local businesses and help the local economy of Schertz. We could go on and on… and already sort of have… but what we really hope is that what makes Schertz a place that people want to call home is what will go on and on. The Witherspoon Family From: Brian Baran <brianbaran@sbcglobal.net> Sent: Thursday, February 29, 2024 8:39 PM To: planning@schertz.com Subject: PLZ 20240004 We, the undersigned owners of property affected by the requested zoning change, PLZC20240004, do hereby protest against any change of the Land Development Code which would zone the property to any classification other than Single Family Residential (R-2). Firstly, The existing traffic and manner in which drivers operate their vehicles on Savannah Drive is already an alarming situation. The intersection of Savannah and Sunset Ridge doesn’t even have a street lamp. Schertz has not had this completed. All of the other street lights are approximately 250 feet apart however there is a gap of nearly 600 feet on the curve where our homestead is located. It’s unsafe; it’s very dark, everyone speeds and there have been no attempts in this area to detour that. It’s difficult to cross the street safely, walk to school or board a school bus. The pick up line for Paschal Elementary nearly reaches Irish creek on normal school days. The added traffic to this area by building an apartment complex in the middle of an existing planned unit development will negatively affect our community in so many ways. Home values will decrease. It’s asinine to add apartments to this tract of land IN THE MIDDLE OF A NEIGHBORHOOD. Recent additions of apartment rentals in the surrounding area have already saturated the market. An Environmental impact study has not been performed or provided to residents. There is a large amount of wildlife that will be directly affected. Some of this wildlife will be forced over to our neighborhood. The current property in question is located on a unique aquifer channel that is rare for this area. The proper study and research of this needs to be done to determine ability to sustain a new complex. A wide vegetation buffer should be required to maintain the overall aesthetic Kensington Ranch is used to. How can Schertz announce the addition of nature trails to this very area and then at the same time encourage a zone change involving apartment buildings?? To conclude, these 44 acres in question are NOT the place for this apartment development or any development. The zone should remain as it is. The City of Schertz should embrace the current natural beauty of this area and not allow this zone change to pass. Signed, Brian Baran Tessa Baran 300 Sunset Ridge From: Brittany Eichholtz <bkraymond09@gmail.com> Sent: Friday, March 1, 2024 10:01 AM To: planning@schertz.com Subject: Written Protest - OPPOSED Follow Up Flag: Follow up Flag Status: Flagged To whom it may concern, In addition to the following signed and dated public form, which was provided, I feel it’s important to list other reasons as to why this is a horrible idea. The fact that this part of land is proposed to be used for residential zoning on an already dangerous road is asinine. You would be better equipped to add more things for families in the Schertz area versus overcrowding our city and our school district. Our teachers are already overworked and underpaid with an enormous amount of children from not only Schertz and Cibolo, but also universal city and incoming military families. Not to even mention that we don’t even have enough bus drivers in the district to take care of the children we already have. Our students are constantly late to school, because these bus drivers are so overwhelmed with the amount of routes they’re having to cover to make up for the lack of drivers. Same could be said for teachers who are literally having to work both in school and at home to make up for the lack of support. The city choosing to add more residences, just proves that you’re not thinking of the welfare of your current citizens. Sent from my iPhone From: Teruko Parmelee Russell <terarussell@hotmail.com> Sent: Wednesday, February 28, 2024 10:50 AM To: planning@schertz.com Subject: Ref: PLZC20240004 Follow Up Flag: Follow up Flag Status: Flagged To Whom it May Concern; My family and I reside in the Kensington Ranch community. We are extremely opposed to apartment complexes being built in this neighborhood. It will bring more noise, people, traffic and crime to this single-family home neighborhood. Traffic in this area is already out of control. Property values will tank during and after its construction of apartment complexes. We are opposed in every facet to the proposed rezoning and construction plan for the area at Savannah and Irish Creek. Our address is 3501 treeline acres 78154 I will be attending the rezoning meeting, and a lot of my neighbors will be there as well. If you have any concern for the safety and the opinions of the residents in the neighboring developments, this project should not get approved. Please feel free to reach out me. Respectfully, Kevin Russell From: Hannia Contreras <ainnah80@hotmail.com> Sent: Wednesday, February 28, 2024 12:32 PM To: planning@schertz.com; zoning@schertz.com Subject: Re: PLZC20240004 Sent from my iPhone > On Feb 28, 2024, at 10:17 AM, Hannia Contreras <ainnah80@hotmail.com> wrote: > > > PLZC20240004 > > To Whom it May Concern; > > My family and I reside in the Kensington Ranch community. We are extremely opposed to apartment complexes being built in this neighborhood. It will bring more noise, people, traffic and crime to this single-family home neighborhood. Traffic in this area is already out of control. Property values will tank during and a:er its construc;on of apartment complexes. We are opposed in every facet to the proposed rezoning and construc;on plan for the area at Savannah and Irish Creek. Our address is > > 224 cactus patch > 78154 > > I will be a=ending the rezoning mee;ng, and a lot of my neighbors will be there as well. If you have any concern for the safety and the opinions of the residents in the neighboring developments, this project should not get approved. Please feel free to reach out me. > > Respec?ully, > > Hannia Coronado > Sent from my iPhone From: Lexie Su <blesslexie@gmail.com> Sent: Wednesday, February 28, 2024 12:15 PM To: planning@schertz.com Attachments: image_67210241.JPG Follow Up Flag: Follow up Flag Status: Flagged RE: PLZC20240004 To Whom it May Concern; My family and I reside in the Kensington Ranch community since 2016, I have seen the change in this area and we are extremely opposed to apartment complexes being built in this neighborhood. It will bring more noise, people, traffic and crime to this single-family home neighborhood. Traffic in this area is already out of control and getting worse especially at the intersection of 1518 and under I 35. Our property values will tank during and after its construction of apartment complexes. We are opposed in every facet to the proposed rezoning and construction plan for the area at Savannah and Irish Creek. My address is 225 Cactus Patch, Selma TX, 78154 I will be attending the rezoning meeting, and a lot of my neighbors will be there as well. If you have any concern for the safety and the opinions of the residents in the neighboring developments, this project should not get approved. Please feel free to reach out me. Respectfully, Yangqin Su From: William Smith <wcsmith@sbcglobal.net> Sent: Wednesday, February 28, 2024 9:53 AM To: planning@schertz.com Subject: RE:PLZC20240004 RE: PLZC20240004 To Whom it May Concern; My family and I reside in the Kensington Ranch community. We are extremely opposed to apartment complexes being built in this neighborhood. It will bring more noise, people, traffic and crime to this single-family home neighborhood. Traffic in this area is already out of control. Property values will tank during and after its construction of apartment complexes. We are opposed in every facet to the proposed rezoning and construction plan for the area at Savannah and Irish Creek. Our address is 462 Harvest Point Selma, TX 78154 I will be attending the rezoning meeting, and a lot of my neighbors will be there as well. If you have any concern for the safety and the opinions of the residents in the neighboring developments, this project should not get approved. Please feel free to reach out me. Respectfully, William C. Smith Sent from AT&T Yahoo Mail for iPhone From: kip holmstead <kipholms@hotmail.com> Sent: Wednesday, February 28, 2024 9:45 AM To: planning@schertz.com Subject: Fwd: Kip Holmstead has shared a file with you Attachments: Schertzzoning.pdf Follow Up Flag: Follow up Flag Status: Flagged RE: PLZC20240004 To Whom it May Concern; My family and I reside in the Kensington Ranch community. We are extremely opposed to apartment complexes being built in this neighborhood. It will bring more noise, people, traffic and crime to this single-family home neighborhood. Traffic in this area is already out of control. Property values will tank during and after its construction of apartment complexes. We are opposed in every facet to the proposed rezoning and construction plan for the area at Savannah and Irish Creek. Our address is 3560 Irish Creek Rd 78154 I will be attending the rezoning meeting, and a lot of my neighbors will be there as well. If you have any concern for the safety and the opinions of the residents in the neighboring developments, this project should not get approved. Please feel free to reach out me. Respectfully, Kip Holmstead Sent from my T-Mobile 5G Device Get Outlook for Android From: Robin Druckman <robindruckman1@gmail.com> Sent: Tuesday, February 27, 2024 11:26 AM To: planning@schertz.com Subject: PLZC20240004 Follow Up Flag: Follow up Flag Status: Flagged I just heard about the request to rezone the land at the intersection of Savannah Drive and Irish Creek Road and am very concerned about the prospect of this being approved. As you're aware there are numerous surrounding neighborhoods that have children attending Paschal Elementary which creates a huge amount of traffic for school pick up and drop offs. Adding an apartment complex would significantly increase the traffic posing a danger to children as well as drivers. This would also negatively affect the property values of the surrounding neighborhoods especially Kensington Ranch which is directly across the street from the intersection. I hope these concerns will be taken into account before approving this request. I plan to attend the public hearing on this subject but I wanted to voice my concerns before the meeting. Robin Druckman 3520 Enchanted Farm Schertz, TX 78154 From: Amanda Hepburn <hep6790@gmail.com> Sent: Wednesday, February 28, 2024 4:05 PM To: planning@schertz.com Subject: Re: PLZC20240004 Follow Up Flag: Follow up Flag Status: Flagged To Whom it May Concern; My family and I reside in the Kensington Ranch community. We are extremely opposed to apartment complexes being built in this neighborhood. It will bring more noise, people, traffic and crime to this single-family home neighborhood. Traffic in this area is already out of control. Property values will tank during and after its construction of apartment complexes. We are opposed in every facet to the proposed rezoning and construction plan for the area at Savannah and Irish Creek. Our address is 3737 Lazy Diamond Selma, TX 78154 I will be attending the rezoning meeting, and a lot of my neighbors will be there as well. If you have any concern for the safety and the opinions of the residents in the neighboring developments, this project should not get approved. Please feel free to reach out me. Respectfully, Amanda Hepburn From: Cathy McQuiston <merla056@gmail.com> Sent: Wednesday, February 28, 2024 8:44 AM To: Daisy Marquez Subject: Re: Regarding changing zoning on Savannah Drive Follow Up Flag: Follow up Flag Status: Flagged 3533 Irish Creek Road. Y’all need to do something with 1518 NOW! It is becoming impossible with traffic. Sent from my iPhone > On Feb 28, 2024, at 8:01 AM, Daisy Marquez <dmarquez@schertz.com> wrote: > > Good Morning Cathy, > > Can I please have your address? > > Best, > Daisy Marquez, AICP > Planner > Planning & Community Development > City of Schertz > 1400 Schertz Parkway > Schertz, Tx 78154 > Office: 210.619.1782 > Schertz.com > > -----Original Message----- > From: Cathy McQuiston <merla056@gmail.com> > Sent: Tuesday, February 27, 2024 11:22 PM > To: planning@schertz.com > Subject: Regarding changing zoning on Savannah Drive > > > There is already too much traffic on 1518. I frequently have to sit through 3 lights to get through the intersecDon at I35 access road. > MulD-family dwellings will further impact the traffic on 1518. > > Will this be low-income and/or lots of turnover or short term occupancy? Many of the apartment complexes in Universal City and Live Oak list frequent crime on the Nextdoor App. If any residences are built on the part of Savannah drive near Irish Creek they should ONLY be similar to the Kensington Ranch homes. > > I am very concerned about this. > > Cathy D. McQuiston > > > Sent from my iPhone > From: George bonilla <george.bonilla@a .net> Sent: Wednesday, February 28, 2024 8:48 PM To: planning@schertz.com Subject: Concerned planning RE: PLZC20240004 To Whom it May Concern; My family and I reside in the Kensington Ranch community. We are extremely opposed to apartment complexes being built in this neighborhood. It will bring more noise, people, traffic and crime to this single-family home neighborhood. Traffic in this area is already out of control with the elementary school traffic and the other people that come speeding down Savannah dr. We already worry about our kids playing outside and now we will have to worry more with traffic that will come with the presented plans. Property values will tank during and a6er its construc7on of apartment complexes. We are opposed in every facet to the proposed rezoning and construc7on plan for the area at Savannah and Irish Creek. Our address is 3509 willows ranch 78154 I will be a ending the rezoning mee7ng, and a lot of my neighbors will be there as well. If you have any concern for the safety and the opinions of the residents in the neighboring developments, this project should not get approved. Please feel free to reach out me. Respec?ully, George Bonilla From: Linda Bauer <hof8287@gmail.com> Sent: Wednesday, February 28, 2024 10:00 AM To: planning@schertz.com Subject: Proposed Apartment complex Follow Up Flag: Follow up Flag Status: Flagged I am deeply concerned with the city planning to build an apartment complex on Savannah Dr across the street from Irish Creek Road. I’m not in favor of this at all. I live at 3604 Sunglade Ranch in Kensington Ranch. I feel this complex would greatly devalue our subdivision. We moved here because it was a nice family neighborhood. We feel safe here and our kids can be safe So many children walk to Paschal and Wilder to school morning and afternoon. Many people use the sidewalks on Savannah for exercise. The traffic is already getting worse and to add additional cars would be unsafe for all We don’t need these apartments in our area. Our schools are over crowded and we want our nice safe communities to stay that way. So I am totally opposed to this complex being build. Sincerely , Linda Bauer 3604 Sunglade Ranch Schertz Tx 78154 From: NATHAN Hunt <nathan_hunt0416@hotmail.com> Sent: Wednesday, February 28, 2024 10:19 AM To: planning@schertz.com Subject: Apartment complex To Whom it May Concern; My family and I reside in the Kensington Ranch community. We are extremely opposed to apartment complexes being built in this neighborhood. It will bring more noise, people, traffic and crime to this single-family home neighborhood. Traffic in this area is already out of control. Property values will tank during and a7er its construc8on of apartment complexes. We are opposed in every facet to the proposed rezoning and construc8on plan for the area at Savannah and Irish Creek. Our address is 430 harvest point 78154 I will be a>ending the rezoning mee8ng, and a lot of my neighbors will be there as well. If you have any concern for the safety and the opinions of the residents in the neighboring developments, this project should not get approved. Please feel free to reach out me. Respec@ully, Nathaniel hunt From: Traci Evans <radtee1@gmail.com> Sent: Wednesday, February 28, 2024 10:43 AM To: planning@schertz.com Subject: PLZC20240004 To Whom it May Concern; My family and I reside in the Kensington Ranch community. We are vehemently opposed to apartment complexes being built in and around this neighborhood. An apartment complex will bring more people, traffic, noise and crime the area. Just the construc5on process alone, will damage the roads and surrounding areas. Wildlife in the vicinity will also suffer. The schools, which are overcrowded, will become worse. Samuel Clemens High School currently has in excess of 2,500 students, not to men5on, Corbe: JHS-1,200/ Wilder intermediate-770/ Paschal-650/Schertz Elementary-670. What will this do to the already stressed school district? The transporta5on department of SCUCISD is short staffed and overwhelmed. There have been many occurrences of children being late, due to staffing shortages. Traffic in this area is out of control. Property values will decrease substan5ally with the addi5on of this apartment complex. I am opposed to the proposed rezoning and construc5on plan for the area at Irish Creek and Savannah. My address is: 3738 Painted Tracks 78154 I will be a:ending the rezoning mee5ng, along with several of the residents of KR. If safety, values and opinions of the residents in this area are valued, then this project should not be approved. Please put the wellbeing and safety of the residents above profits and corporate interests. RespecEully, Traci Evans From: Whitley Casas <whitleycasas@gmail.com> Sent: Wednesday, February 28, 2024 5:02 PM To: planning@schertz.com Cc: James Casas Subject: RE: PLZC20240004 To Whom it May Concern; James and I are homeowners in the Kensington Ranch Subdivision. We strongly oppose the plans or talk of any apartment complexes on Irish Creek and Savanna Drive. We have seen a tremendous amount of traffic during school hours as well as the weekends, on FM 1518. Approval of any type of apartment complexes would increase this by approximately 50 percent. Furthermore, we feel that apartment complexes will increase crime, decrease cleanliness of our community, and further lower our water pressure resul8ng in a decrease of our property value. We strongly oppose these plans and want our voices heard. Our address is: 209 Rus8c Acres 78154 I will be a<ending the rezoning mee8ng, As well as many other Kensington Ranch residents. Please feel free to reach out us via this email or by phone at 714-322-9968 or 714-360-9851. Respec@ully, James & Whitley Casas From: Angela Chaplin <achaplin82@aol.com> Sent: Wednesday, February 28, 2024 11:53 AM To: planning@schertz.com Subject: RE : PLZC20240004 Follow Up Flag: Follow up Flag Status: Flagged RE: PLZC20240004 To Whom it May Concern; My family and I reside in the Kensington Ranch community. We are extremely opposed to apartment complexes being built in this neighborhood. It will bring more noise, people, traffic and crime to this single-family home neighborhood. Traffic in this area is already out of control. Property values will tank during and after its construction of apartment complexes. We are opposed in every facet to the proposed rezoning and construction plan for the area at Savannah and Irish Creek. Our address is 415 Walnut Crest 78154 I will be attending the rezoning meeting, and a lot of my neighbors will be there as well. If you have any concern for the safety and the opinions of the residents in the neighboring developments, this project should not get approved. Please feel free to reach out me. Respectfully, Angela Chaplin From: Belinda Gutierrez <shabel15@yahoo.com> Sent: Tuesday, February 27, 2024 5:38 PM To: planning@schertz.com Subject: NO to apartment construction Follow Up Flag: Follow up Flag Status: Flagged I Belinda & Shannon Sabatelli are totally against an apartment complex being built much less being considered. This will depreciate our property values, increase crime and a lot more traffic. Sincerely, Belinda & Shannon Sabatelli 3548 Enchanted Farm Residence Sent from Yahoo Mail on Android From: Brad Parker <bparker@me.com> Sent: Tuesday, February 27, 2024 7:59 PM To: planning@schertz.com Subject: PLZC20240004 To Whom it May Concern; My family and I reside in the Kensington Ranch community. We noticed the rezoning signs and are none too pleased with the possibility. We don’t need any more renters in the area. Apartment complexes just bring more noise, more people, and more traffic. Getting out of this neighborhood is already bad enough. I have owned a home that had a similar development built near it and my property values tanked during and after its construction. We are vehemently opposed to the proposed rezoning and construction plan for the area at Savannah and Irish Creek. Our address is 323 Rustic Willow 78154 I will be attending the rezoning meeting, and hopefully all of my neighbors will be there as well. If you have any concern for the safety and happiness of the families in the neighboring developments, this project will not get approved. Please feel free to reach out me if you have any questions or would like to address any of our concerns. Thank you, Brad Parker bparker@me.com 720-240-7735 From: Brenda Aleman <balemanx4@gmail.com> Sent: Wednesday, February 28, 2024 8:21 AM To: planning@schertz.com Subject: Schertz Re-Zonint To whom it may concern, My family and I currently live in Kensington Ranch and we have noticed rezoning signs and are extremely unhappy with the possibility of apartment complexes being built. The idea of more people and traffic is horrifying. We are completely against the proposed rezoning and construction plan off of Irish Creek and Savannah Out address is 259 Rustic Willow 78154 Thank you for your time, Brenda Aleman 210-909-6982 From: sunroof67@satx.rr.com Sent: Monday, February 26, 2024 6:43 PM To: planning@schertz.com Subject: No new housing in Schertz Attachments: planning.jpg Dear Daisy Sanchez, I live on Irish Creek in Kensington Ranch. I saw there was a proposal to build more housing in our area, and I vote NO; Apartments or Town Homes are a magnet for crime. We moved to Kensington Ranch because it is a nice safe place to live. You can't just build more homes on every square inch of Schertz. Again, I vote no on any new Apartments or Town homes. Sincerely, Christopher Thomson 3524 Irish Creek Schertz, TX 78154 (210)842-4254 From: Jeniffer Soliz <jeniffer.soliz@gmail.com> Sent: Tuesday, February 27, 2024 8:46 AM To: Daisy Marquez Subject: Re: Proposed zoning at Irish Creek and Savannah 3636 Sunglade Ranch Schertz, 78154 ~Jeniffer > On Feb 27, 2024, at 8:31 AM, Daisy Marquez <dmarquez@schertz.com> wrote: > > Good Morning Jeniffer, > > Can you please also provide your address? > > Best, > Daisy Marquez, AICP > Planner > Planning & Community Development > City of Schertz > 1400 Schertz Parkway > Schertz, Tx 78154 > Office: 210.619.1782 > Schertz.com > > -----Original Message----- > From: Jeniffer Soliz <jeniffer.soliz@gmail.com> > Sent: Tuesday, February 27, 2024 4:25 AM > To: zoning@schertz.com; planning@schertz.com > Subject: Proposed zoning at Irish Creek and Savannah > > To whom it may concern, > > Absolutely not in favor of the duplexes and apartments. This will negaBvely impact property values and traffic. We are requesBng that it only be used for single family homes or senior assisted living. > > Low income housing tends to impact property values. > > We respecEully request that it is voted against. > > Jeniffer Soliz > Resident of Kensington Ranch > From: DARLENE KNUTH <cknuth5@yahoo.com> Sent: Tuesday, February 27, 2024 10:34 PM To: Daisy Marquez; planning@schertz.com Subject: Re: I want my thoughts to be heard Of course! 3501 Mesquite Chase Sent from Yahoo Mail for iPhone On Tuesday, February 27, 2024, 4:28 PM, Daisy Marquez <dmarquez@schertz.com> wrote: Good Afternoon, Can I please have your address? Best, Daisy Marquez, AICP Planner Planning & Community Development City of Schertz 1400 Schertz Parkway Schertz, Tx 78154 Office: 210.619.1782 Schertz.com From: DARLENE KNUTH <cknuth5@yahoo.com> Sent: Tuesday, February 27, 2024 4:28 PM To: planning@schertz.com Subject: I want my thoughts to be heard To whom it may concern: We understand that there is a rezoning request for the 44.3 acres off Savannah Drive. I understand they’re looking to put apartments in that area. We live in Kensington Ranch and have to deal with the traffic on that main road all the time! It is backed up morning and evening. Not only the traffic congestion it will cause, but there goes our nice quiet neighborhood. Our property value goes down along with it. Nobody living in this neighborhood wants this in their backyard. We moved here from Seattle to get away from the city pushing their agenda on the community. I am sure hoping y’all are not going to ramrod this through anyway. We cannot attend the meeting next week. Please listen to the concerns of the people and do the right thing! There is land everywhere, why ruin a neighborhood that is already established and one we chose to live in according to it’s benefits. I sure hope Texas does a better job then the liberal cities making sure to take care of the families who will be negatively affected. Thank you for your time, Curt and Darlene Knuth Sent from Yahoo Mail for iPhone From: David Karras <davidmkarras@yahoo.com> Sent: Wednesday, February 28, 2024 10:26 AM To: Daisy Marquez Subject: Re: PLZC20240004 Rezoning 44.3 Acres +/- It’s 3001 Muscat Way Schertz in Orchard Park. I was told one of the secondary exits will be through our community and we will have to deal with the added traffic in the area. Sent from my iPhone On Feb 28, 2024, at 07:56, Daisy Marquez <dmarquez@schertz.com> wrote: Good Morning, Can I please have your address? Best, Daisy Marquez, AICP Planner Planning & Community Development City of Schertz 1400 Schertz Parkway Schertz, Tx 78154 O)ice: 210.619.1782 Schertz.com From: david karras <davidmkarras@yahoo.com> Sent: Tuesday, February 27, 2024 5:56 PM To: Emily Delgado <EDelgado@schertz.com>; Ralph Gutierrez <RalphGutierrez@schertz.com>; Tim Brown <TimBrown@schertz.com> Subject: PLZC20240004 Rezoning 44.3 Acres +/- Good afternoon, I hope this email finds you all well. I am writing to share my objection with regards to the possible rezoning of apx 44.3 acres of land from R2 to PDD for GCP ID Number 64640 located apx 78 feet south of the intersection of Savannah Drive and Irish Creek Road as I will not be able to attend in person at the next planning and zoning meeting where this will be discussed. I am not against development at all, however, I am for development that makes sense, not population numbers on street signs grow and I feel that adding an apartment complex in this area will only add numbers to a sign and not provide any real benefit to the residents in this area. As you all know, and TIm can attest to as being one of the most regarded real estate brokers in the area, adding an apartment complex in this area will be detrimental to the area for the following reasons: 1: The location and set back for this community does not fit in with the current environment, it will look out of place and detract from the already well established environment, much like sticking out like a sore thumb, as it does not fit the environment. 2. The school district is already taxed as it is. Adding a 30 acre or so community (accounting for parking and drainage to determine possible usable space) will surely bring in numerous families with school age children that will further overcrowd our school system. Adding this complex to the one being built on the other end of 1518 is just to much to fast for our community to adapt to. 3. The roads around this area are primarily single lane. Traffic at Schertz Pkwy and Savannah during school days is already bad enough, adding this much density will further complicate an already taxed road system around a school. Schertz Pkwy, although a nice road, is not really geared to handle all of this additional traffic, wait lines at traffic lights will increase, thus increasing congestion, and if you are an environmentalist it will increase the carbon footprint for our community. Lastly, the FM 1518 to I35 corridor is definitely not suited for any additional traffic. Some days it takes me almost 20 minutes to get from the traffic light at 1518 and Savannah to the traffic light at the I35 access road. Until 1518 has been expanded to a 4 lane road, any significant building in this area should be held off. If emergency services needs to get through this area with the additional traffic in this area, it will significantly impeed their progress. I know green land will eventually become rooftops, but as city leaders you have the important obligation to the entire community to control what type of roof tops come into specific areas. Adding single family homes will add to the congestion, but not at the level a high density apartment complex of this possible size will bring. Having single family homes will also match the surrounding area and will not be an eyesore for everyone to look at. It will add tax revenue must like apartment complexes without the tax breaks that typically come with apartment complexes and other commercial entities. It will add children to the schools in a controlled environment versus mad rushes as buildings are completed and leased. It is my goal to concisely condense some of the main points of contention for those who live in and around the affected areas to simply ask you to use your responsibility to the citizens and vote against the rezoning of this parcel of land for the betterment of the community and its citizens versus a goal of adding numbers to a population sign that no one really cares about. Thank you for time and consideration in all of our requests, written and verbal, to help keep this area the area we all need it to be. Respectfully, David Karras From: Deb <debmcmahon47@gmail.com> Sent: Wednesday, February 28, 2024 10:06 AM To: planning@schertz.com Subject: Zoning Follow Up Flag: Follow up Flag Status: Flagged RE: PLZC20240004 To Whom it May Concern; My family and I reside in the Kensington Ranch community. We are extremely opposed to apartment complexes being built in this neighborhood. It will bring more noise, people, traffic and crime to this single-family home neighborhood. Traffic in this area is already out of control. Property values will tank during and after its construction of apartment complexes. We are opposed in every facet to the proposed rezoning and construction plan for the area at Savannah and Irish Creek. Our address is 3526 Woodlawn farms 78154 I will be attending the rezoning meeting, and a lot of my neighbors will be there as well. If you have any concern for the safety and the opinions of the residents in the neighboring developments, this project should not get approved. Please feel free to reach out me. Respectfully, Deborah Mcmahon From: Mike and Erica Silva <mikericasilva@gmail.com> Sent: Wednesday, February 28, 2024 10:15 PM To: planning@schertz.com Subject: Reply form: PLZC20240004 Dear Ms. Marquez, Please consider this email as my reply form to record our protest in accordance with LGC. I am OPPOSED TO the request for PLZC20240004. COMMENTS: The addition of more residential units will lead to higher traffic volumes in the already congested FM 1518 during high traffic times. This poses a risk to the safety of our community and will cause disruptions in our daily lives. The influx of new residents may strain our local resources, including schools and public services. The construction of multi-family units may have an adverse effect to our property values in our neighborhood. Potential buyers or renters may be deterred by the proximity of the new buildings. The buildings would significantly alter the visual character of our neighborhood, possibly diminishing its charm and appeal. During construction, that phase of the development would bring noise, dust, and disruption to our current peaceful community, causing an inconvenience to my myself and my neighbors. Name: Erica Silva and Michael Silva STREET ADDRESS: 3001 Lapostolle Circle, Schertz, TX 78154 #36 183298 DATE: February 28, 2024 Thank you, Erica and Michael Silva From: Kelcie Titus <kelcie tus@gmail.com> Sent: Wednesday, February 28, 2024 8:16 AM To: Daisy Marquez Subject: Re: PLZC20240004 Hey Daisy, 451 Rus c Willow > On Feb 28, 2024, at 8:07 AM, Daisy Marquez <dmarquez@schertz.com> wrote: > > Good Morning Kelcie, > > Can I please have your address? > > Best, > Daisy Marquez, AICP > Planner > Planning & Community Development > City of Schertz > 1400 Schertz Parkway > Schertz, Tx 78154 > Office: 210.619.1782 > Schertz.com > > -----Original Message----- > From: Kelcie Titus <kelcie tus@gmail.com> > Sent: Tuesday, February 27, 2024 6:04 PM > To: planning@schertz.com > Subject: PLZC20240004 > > Hello, > > It has come to my aCen on that there is a rezoning request to put in apartments near my home. This is concerning to me due to the impact on property values, addi onal traffic it will produce, and safety concerns I have. I am wri ng to request that this request be declined. > > Thank you, > Kelcie Titus > §CCJH[]EJR{ltZ February 23, 2024 Dear Property Owner, COMMUNITY SERVICE OPPORTUNITY NOTICE OF PUBLIC HEARING PLANNING & COMMUNITY DEVELOPMENT The Schertz Planning and Zoning Commission will conduct a public hearing on Wednesday, March 6, 2024 at 6:00p.m. located at the Municipal Complex Council Chambers, 1400 Schertz Parkway, Building '#4, Schertz, Texas toconsider and make a recommendation on the following item: PLZC20240004 - A request to rezone approximately 44.3 acres of land from Single-FamilfResidenfial District {R-2) to Planned Development District (POD), known as Guadalupe County Property Identification Number 64640 located approximately 78 feet south of the intersection of Savannah Drive and Irish Creek Road, City of Schertz, Guadalupe County, Texas. The Planning and Zoning Commission would like to hear how you feel about this request and invites you to attend the public hearing. You may return the reply fonn below by mail or personal delivery to Daisy Marquez, Planner, 1400 Schertz Parkway, Schertz, Texas 78154, or by e-mail: planning@schertz.com. If you have any questions, please feel free to call Daisy Marquez, Planner at (210) 619-1782. Sincerely, �.\\¼- Daisy Marquez, AICP Planner Reply Form: City Council will have two readings on the request a�e.r � recom_,nen!fatio!J frc,J!l_!fle_P/anning" and Zoning Commi�ion. This formf$ usecl fq_®[culate _the --·----protest in accorcfance wftfiIGC, local Government Code 211.006(d). The written protest must be received by City no later than noon (central time) on the Friday before each reading by the City Council. If the name of the person signing this form does not match the name listed as the owner on the appraisal district websfte, proof of ownership is required in order for this to count towards the protest. I am: in favor of D opposed to D neutral to D the request for PLZC20240004 COMMENTS: ________________________ _ NAME: __________ SIGNATURE. ___________ _ (PLEASE PRINT) STREET ADDRESS: _______________________ _ DATE: _________ _ 1400 Schertz Parkway Schertz. Texas 78154 210.619.1000 From: Kimberly A Kuehler <kareed0710@yahoo.com> Sent: Wednesday, February 28, 2024 12:23 PM To: planning@schertz.com Subject: PLZC20240004 RE: PLZC20240004 To Whom it May Concern; My family and I reside in the Kensington Ranch community. We are extremely opposed to apartment complexes being built in this neighborhood. It will bring more noise, people, traffic and crime to this single-family home neighborhood. Traffic in this area is already out of control. Property values will tank during and after its construction of apartment complexes. We are opposed in every facet to the proposed rezoning and construction plan for the area at Savannah and Irish Creek. Our address is 200 Stampede Ranch 78154 I will be attending the rezoning meeting, and a lot of my neighbors will be there as well. If you have any concern for the safety and the opinions of the residents in the neighboring developments, this project should not get approved. Please feel free to reach out me. Respectfully, Kimberly A. Kuehler (956) 357-5397 cell kareed0710@yahoo.com From: Laura Field <laura.field1960@gmail.com> Sent: Wednesday, February 28, 2024 8:37 AM To: planning@schertz.com Subject: Zoning PLZC20240004 Follow Up Flag: Follow up Flag Status: Flagged To whom it may concern, I am a resident in Kensington Ranch, Selma side. I have seen the rezoning sign posted and learned there is a proposed apartment complex and other structures proposed for the area off Savannah. I feel apartments complexes would nega7vely affect and impact our community. I have lived here for seven years and would hate for our property values to decline along with addi7onal traffic impacts on Savannah and FM1518. I am vehemently opposed to the rezoning and any construc7on of apartments in our community. Sincerely, Laura Troutner 3612 Sharp Hill, Selma Sent from my iPhone From: Linda Bauer <hof8287@gmail.com> Sent: Wednesday, February 28, 2024 7:56 AM To: planning@schertz.com Subject: Apartments I wish to express my view on the apartment complex that is going to be built across from Kensington Ranch. I live at 3604 Sunglade Ranch and I will be directly affected by this. I am opposed to this as it will decrease my property value, the traffic it will cause and safety of the kids who walk to school and the many people who exercise on the sidewalks. It is a safe place for all the people who live in this area. It is a quiet place to live and raise a family. We want it to stay that way and this apartment complex will not insure From: Manuel Pantoja <mpantoja07@gmail.com> Sent: Thursday, February 29, 2024 11:49 AM To: planning@schertz.com Cc: Emily Delgado; Samuel Haas Subject: Fwd: Homeowner of 3017 Malbac Dr. Good morning, I emailed the email address that was given to me via my neighborhood Facebook page, zoning@schertz.com, but that email came back as not valid, so hopefully I am emailing the correct people. If not please forward my email to the correct POC. I am the homeowner of 3017 Malbac Dr. and I am in the 200ft buffer of the Savannah and Irish Creek proposal. My home is in the Orchard Park community and my back fence backs up to the area that is being considered for rezoning. I AM NOT IN FAVOR of this proposed project. Having multiple rental properties and apartment buildings in my backyard would affect my family's mental health. I suffer from PTSD and anxiety, my wife suffers from anxiety and my daughter has autism and crowds, loud noises causes sensory overload for her. The current environment in our backyard assists all of us with relaxing and easing anxiety and our overall physical and mental wellness. Building multiple rental homes and apartments and the noise that comes with it would affect our wellbeing and cause unnecessary stress in our home, a place where we should be calm and relaxed. I just want to reiterate, I am not in favor of this proposed plan. Thank you for your time and opportunity to present my concern. Manuel A. Pantoja 210.315.1759 3017 Malbac Dr. Schertz, TX 78154 From: Melinda <mmapp64@yahoo.com> Sent: Thursday, February 29, 2024 5:39 AM To: planning@schertz.com Subject: Fwd: PLZC20240004 Date: February 29, 2024 at 5:32:06 AM CST Subject: PLZC20240004 To whom it may concern; Our family resides in Kensington Ranch neighborhood. We noticed the rezoning signs, and are not pleased. We are extremely against a change in zoning to allow for building an apartment complex. The Kensington Ranch road infrastructure was not designed to allow for the heavy traffic all the new occupants will require. The elementary school cannot accommodate more students raising the teacher student ratio. As it is the student pick up car line is wrapped down and around Savannah daily. We are most concerned about the drop in property values this change will bring. We are vehemently against this proposed change, Our address is 429 Silver Buckle, Schertz TX 78154 We will be attending the March 6th meeting with our many other neighbors against the rezoning proposal. Please don’t hesitate to reach out to us if additional information is needed in regard to our opposition of this rezoning proposal. Michael & Melinda Mapp From: Melissa Pa erson <melissa.pa erson62@gmail.com> Sent: Wednesday, February 28, 2024 7:28 AM To: planning@schertz.com Subject: Rezoning on Savannah Drive To whom it may concern, We live in Kensington Ranch at 364 Silver River. We have been informed of the rezoning and plans for the old horse farm on Savannah Drive to turn into duplexes and apartments. The word is spreading in the area and has many families upset over this possible development. We, and other families, feel very strongly this will nega1vely affect our property values and the well being of the city of Schertz. Please listen to those who have already invested in the city of Schertz. This has been our home for many years and pray we, and others who feel as strongly as us, are not forced out of our homes and the city. Thank you for your 1me, Melissa Pa erson Sent from my iPhone From: Michelle Aguilar <mishel01@yahoo.com> Sent: Wednesday, February 28, 2024 10:25 AM To: planning@schertz.com Subject: PLZC20240004 Follow Up Flag: Follow up Flag Status: Flagged To whom it May Concern; My family and I reside in the Kensington Ranch community. We are extremely opposed to apartment complexes being built in this neighborhood. It will bring more noise, people, traffic and crime to this single-family home neighborhood. Traffic in this area is already out of control. Property values will tank during and after its construction of apartment complexes. We are opposed in every facet to the proposed rezoning and construction plan for the area at Savannah and Irish Creek. Our address is; 313 Silver Buckke Schertz, Tx 78154 Respectfully, Arcadio and Michelle Aguilar Sent from my iPhone From: Renee <rj78755@gmail.com> Sent: Wednesday, February 28, 2024 3:22 PM To: planning@schertz.com; zoning@schertz.com Subject: PLZC20240004 Follow Up Flag: Follow up Flag Status: Flagged To Whom it May Concern; My family and I reside in the Kensington Ranch community. We are extremely opposed to apartment complexes being built in this neighborhood. It will bring more noise, people, traffic and crime to this single-family home neighborhood. Traffic in this area is already out of control. Property values will tank during and a6er its construc7on of apartment complexes. We are opposed in every facet to the proposed rezoning and construc7on plan for the area at Savannah and Irish Creek. Our address is 3612 Sunglade Ranch 78154 I will be a<ending the rezoning mee7ng, and a lot of my neighbors will be there as well. If you have any concern for the safety and the opinions of the residents in the neighboring developments, this project should not get approved. Please feel free to reach out me. Thank you, Renee La Rue From: Ryan Schneider <ryans496@yahoo.com> Sent: Wednesday, February 28, 2024 8:13 PM To: planning@schertz.com Subject: PLZC20240004 To Whom it May Concern; My family and I reside in the Kensington Ranch community. We are extremely opposed to apartment complexes being built in this neighborhood. It will bring more noise, people, traffic and crime to this single-family home neighborhood. Traffic in this area is already out of control. Property values will tank during and a7er its construc8on of apartment complexes. We are opposed in every facet to the proposed rezoning and construc8on plan for the area at Savannah and Irish Creek. Our address is 340 Ca:le Run 78154 I will be a:ending the rezoning mee8ng, and a lot of my neighbors will be there as well. If you have any concern for the safety and the opinions of the residents in the neighboring developments, this project should not get approved. Please feel free to reach out me. Respec>ully, Ryan Schneider x Stephen King 447 Rustic Willow. Selma TX 78154 29 Feb 2024 From: Susan Raiford <susieraiford@hotmail.com> Sent: Wednesday, February 28, 2024 2:14 PM To: planning@schertz.com Attachments: Schertzzoning.pdf Opposed to apartment buildings and rentals in our beautiful new neighborhood. This will drive down property values, cause traffic, and increase crime. Absolutely not! Susan Engi Raiford, PhD Principal research director, Pearson ________________________________ We have moved! New address: 3379 Triangle Ranch Schertz, TX 78154 From: Violette Martinez <vmartinez138@gmail.com> Sent: Thursday, February 29, 2024 2:48 PM To: planning@schertz.com Subject: Zoning Follow Up Flag: Follow up Flag Status: Flagged Sent from my iPhon RE: PLZC20240004 To Whom it May Concern; My family and I reside in the Kensington Ranch community. We are extremely opposed to apartment complexes being built in this neighborhood. It will bring more noise, people, traffic and crime to this single-family home neighborhood. Traffic in this area is already out of control. Property values will tank during and after its construction of apartment complexes. We are opposed in every facet to the proposed rezoning and construction plan for the area at Savannah and Irish Creek. Our address is 3508 enchanted farms 78154 I will be attending the rezoning meeting, and a lot of my neighbors will be there as well. If you have any concern for the safety and the opinions of the residents in the neighboring developments, this project should not get approved. Please feel free to reach out me. Respectfully, Violette Martinez From: Kaitlin Wollney <kwollney@yahoo.com> Sent: Tuesday, February 27, 2024 10:15 PM To: Daisy Marquez Cc: planning@schertz.com Subject: Re: PLZC20240004 330 Rus0c Willow Thank you > On Feb 27, 2024, at 4:34 PM, Daisy Marquez <dmarquez@schertz.com> wrote: > > Good A5ernoon Kaitlin, > > Can we please get your address so we can document this response? > > Best, > Daisy Marquez, AICP > Planner > Planning & Community Development > City of Schertz > 1400 Schertz Parkway > Schertz, Tx 78154 > Office: 210.619.1782 > Schertz.com > > -----Original Message----- > From: Kaitlin Wollney <kwollney@yahoo.com> > Sent: Tuesday, February 27, 2024 12:55 PM > To: planning@schertz.com > Subject: Re: PLZC20240004 > > To Whom It May Concern: > > The proposal to change the zoning for the 44.3 acres of land near Savannah Rd and Irish Creek Rd to accommodate high density housing seems like a bad idea for several reasons: > > 1. The physical loca0on of the proposed apartments will impact the drainage of the area nega0vely, possibly increasing the chances of flooding the homes already in the area and the new buildings. > > 2. One of the proposed entrances will lead directly into Universal City and 1518, increasing the traffic on 1518. Due to all of UC’s emergency services being located on the other side of Cibolo Creek, any traffic incidents on that stretch of 1518 or in the neighborhood before it (Orchard Park) will have a longer response 0me for help to arrive. > > 3. The school traffic along the other proposed exit on Savannah Drive will become exacerbated by high density housing, not to men0on the actual schools themselves that are already experiencing overcrowding. Many children in the area walk home from both Paschal and Wilder. Will there be safeguards in place to ensure that Savannah remains a safe area for the children to walk home when the traffic (both pedestrian and vehicular) increases? > > 4. With the area being so close to Randolph, how did the military approve high density housing when the homes in Kensington Ranch and the surrounding area had to meet a recommended dwelling units per acre? Part of this land that is being proposed for rezoning falls squarely within APZ II, which is a more accident prone area for aircra5 landings and has a recommended maximum density of 1-2 dwelling units per acre. My concern with apartments in par0cular being placed in this loca0on is the higher amount of causali0es that will take place if an aircra5 accident occurs vs if the land were used for the recommended housing units. > > I know at the end of the day the planners will do what is best for themselves in terms of monetary gain, but I would advise them to look to Cibolo’s crumbling infrastructure and plumme0ng public opinion as a lesson of what not to do when working in a public office. The good of those already seIled here should weigh more heavily than what an outside corpora0on wants to do before they disappear. > > Thank you for your 0me. > > Sincerely, > Kaitlin Wollney > From: Jill Moore <bejammin56@sbcglobal.net> Sent: Thursday, February 29, 2024 7:41 PM To: planning@schertz.com Subject: Addendum to Moore's Response dated, February 26, 2024 Re: Hearing for Rezoning of PLZC20240004 Follow Up Flag: Follow up Flag Status: Completed Ms Marquez/Planning: We have received your “Notice of Public Hearing” regarding the above-referenced change of zoning. My husband Billy and I have already turned in our written opposition to the re- zoning with the small coupon that was provided. We only had 4 days from receipt so we wanted to make sure the form was in your office before noon on Friday, March 2, 2024 as stated in the correspondence. Because we were given so little information and so little time to consider this matter, we will now need more information (as follows) so that we can be just as informed as the City of Schertz at the hearing on Wednesday, March 6, 2024: 1. Where can we go to see the complete proposal/plan for this parcel of land. All we got was a map with an empty rectangle. We cannot properly evaluate the situation when all you gave us is a picture of an empty rectangle. As a tax- payer—we will need to see the plan. PLEASE provide a link to it or send it to our email given below. We will expect it soon. 2. Why do we have to bear the burden for a bad decision by the purchaser of land when they knew it was already zoned differently (single family?)? 3. OR, were there promises made by the City to the buyer that, if they bought this land, it would be re-zoned before you asked us about it? 4. What or who is stopping this parcel from remaining under its original zoning and being developed that way? The City? 5. Do any of the contractors or sub-contractors on this project have any connection to any of the people who work for the City of Schertz? 6. Have the buyers/builders been properly vetted so we know they do good work? 7. Who are all the entities that are proposing this development? PLEASE include that information with the plan that you will send to us. 8. Will this development include “low cost” or “affordable” housing which is a euphemism for government-funded slums? 9. If this development is to include government subsidized housing—will it house people who are not citizens? 10. Will the City take care of its own people and make the builders sign contracts of responsibility for any harm by their workers?* *Every time we have had construction in the area—crime has gone up because of the transient and illegal workers they use. 11. Will Schertz City actually enforce that a construction supervisor is present when concrete foundations are being poured unlike what we saw here in our own development and what happened in the Fairhaven development that was such a scandal (approx 2011) that the FBI got involved? 12. Why is there implication that there will be only one entrance/exit at Savannah and Irish Creek when the tiny section of homes (K4) in our development was forced to have two entrance/exits because of safety codes that were legally enforceable on that builder? What changed? 13. Is there a prohibition against mailing a notice to residents in the 200 foot buffer around a proposed zoning change sooner than the 8 business days from the mandated time of our response? (The Notice was dated February 23, 2024. We received it late, February 26, 2024) 14. Is there a prohibition against sending a notice to other affected residents outside of the 200 foot buffer if it is obvious they will be affected? 15. Isn’t the City supposed to be concerned about the quality of life of its residents more than that of developers who would exploit it? We will expect your reply in the next 2 business days. Jill Moore Billy Moore 3534 Woodlawn Farms Schertz, TX 78154 Landline: 210-338-5430 Email: bejammin56@sbcglobal.net 1 Cibolo Farms Planned Development District Table of Contents: I. Purpose II. The Property III. Planned Development District a. Intent b. Area I c. Area II d. Base Zoning e. Proposed Deviations i. Dimensional and Development Standards ii. Additional Standards iii. Density iv. Building Setbacks v. Landscaping vi. Parking Requirements IV. Additional Miscellaneous Requirements Per JBSA Randolph V. Adjustments to Planned Development District Appendix: Exhibit A: PDD Exhibit Exhibit B: Planned Development District Conceptual Plan Exhibit C: Legal Metes and Bounds for 11.97 acre tract Exhibit D: Legal Metes and Bounds for 32.28 Acre Tract Exhibit E: JBSA Randolph Letter 2 Purpose: The City of Schertz Unified Development Code describes a Planned Development District (PDD) in Article 5, Section 21.5.9, as a contiguous land area of a minimum size, can be planned and developed using a common master zoning plan, and containing one or more uses and appurtenant common areas. More specifically in Section 21.5.10. The Planned Development District is to promote and encourage innovative development that is sensitive to surrounding land uses and to the natural environment and additionally demonstrates community benefit. The Property: The proposed PDD consists of a total of approximately 44.27 acres of land. The property is generally located at E FM 1518 N, south of the Kensington Ranch estates off Savannah Drive. The property is currently zoned Single-Family Residential District (R-2). An approximate 11.97 acreage portion, as seen in Exhibit C, of the total 44.27 acres is currently in the JBSA Randolph Accident Potential Zone II (APZ II). Preliminary evaluation of the Property reveals that water and sanitary sewer are available and that the Property’s demands can be served. Electric service is also available. Main access to the development will be from the intersection of Savannah Drive and Irish Creek Road. A secondary gated access point of a proposed 26-feet in width, is proposed off the Orchard Park residential Subdivision Development that is in Universal City limits. A portion of the 44.27 acres is partially within the 100-year floodplain. The subject property is a total of approximately 44.27 acres which meets the minimum Planned Development District acreage requirement of 5 acres for mixed residential developments as per Section 21.5.10.4 of the Unified Development Code. The intent of this proposed Planned Development District is to allow for a mix of residential only within the 32.28 acres of Area II, as seen in Exhibit D, and prevent development within the 11.97 acres of Area I, that is in the Accident Potential Zone II (APZII). The base zoning district for this Planned Development District is Apartment/Multifamily Residential District (R-4). Planned Development District: Intent: The Planned Development District will establish two areas. Area I will consist of 11.97 acres within the Accident Potential Zone II (APZ II) for preservation. Area II will consist of the remaining 32.28 acres where the mixed residential development is being proposed. The maximum density will be 11 dwelling units per acre based off the total 44.27 acres but will be limited to development only within the 32.28 acre portion that is Area II of this PDD. Area I- APZ II Preservation Area (11.97 acre portion) The 11.97 acre portion of the 44.27 acres tract that is within Accident Potential Zone II (APZ II), is within the City of Schertz city limits, and borders the Universal City jurisdiction line, shall be preserved as open space. No development, which includes but is not limited to buildings, is allowed within Area I, except for development of a road, which may include drainage infrastructure, a gated access point, and utilities. 3 Area II- Mixed Residential (32.28 acre portion) The remaining 32.28 acre portion of the 44.27 acre tract of land that is immediately adjacent to the Kensington Estates Subdivision, is approximately 77.2 feet from the intersection of Savannah Drive and Irish Creek road, shall allow the development of mixed residential and amenities necessary to serve the development. The proposed mixed residential will consist of single family attached, single family detached, and garden style multi-family for rent. The proposed garden style multifamily apartments will consist of 15-25 units per structure. The base zoning district for Area II of this PDD will be Apartment/ Multifamily District (R-4) and will generally follow the dimensional requirements and restrictions of the R-4 district with the exception of the UDC Sections listed below. Proposed Deviations UDC Section 21.5.7 – Dimensional and Development Standards Additional Standards: For all intents and purposes, Area II development will be classified as a Multifamily use due to the Apartment/ Multi-Family Residential District (R-4) zoning and will follow Multifamily requirements of the City of Schertz Unified Development Code unless stated otherwise below. Density 21.5.7: Area II: Dimensional Requirements Minimum Lot Size and Dimensions Minimum Setback Miscellaneous Lot Requirements PDD Area Width Ft. Depth Ft. Front Ft. Side Ft. Rear Ft. Minimum Parking Space Max Height Ft. Max Impervious Coverage Maxim um Densit y Key Area II (32.2 8 acres) 100 100 50 50 50 2 spaces per unit plus additional guest parking provided at a ratio of 5% of required spaces 35 50% 11 Dwelli ng Units/ Acre A, B ,C, D, E Key: A 2 spaces per unit plus additional guest parking provided at a ratio of 5% of required spaces , all single family detached and single family attached units will use the multifamily parking requirements B Site Plan Approval Required C Swimming pools count toward the maximum impervious cover limitations, unless the swimming pool is equipped with a water overflow device appropriate for such pool, and only if it drains into any pervious surface, in which case the water surface shall be excluded. D No variances may be permitted to exceed the maximum impervious cover limitations E Refer to Article 14, section 21.14.3 for additional design requirements 4 The maximum density requirement was reduced from the maximum 24 units per acre of R-4 base zoning, to a maximum total of 11 dwelling units per acre of the total lot to be limited to development only within Area II. Overall, based on the total PDD area being 44.27 acres with a 11 dwelling unit per acre maximum density, a total of only 486 maximum units are allowed to be built within Area II of the PDD. Building Setbacks 21.5.7: The minimum building setback line adjacent to the perimeter of all Area II property lines, shall be increased to fifty feet (50’) from the property line. Landscaping 21.9.7: For all intents and purposes within the landscape ordinance, Area II will be classified as multifamily development. 21.9.7.D.14- Perimeter Landscaping: Along the perimeter of all Area II property lines, as stated in the zoning description for the 32.38 acre portion of the development, Area II development will provide a minimum 20-foot landscape buffer adjacent to the property line of any residential use and residentially zoned property. Additionally, one (1) shade tree shall be planted for each 30 linear feet of landscape buffer. The landscape buffer shall be covered with grass or another solid vegetative cover. The landscape buffer shall also include a masonry wall which shall be eight feet (8’) in height. Parking requirements 21.10.4- Schedule of Off-Street parking requirements All single family detached, and single family attached units will use the multifamily parking requirements of two (2) spaces per unit plus additional guest parking provided at a ratio of 5% of required spaces. Additional Miscellaneous Requirements as per Joint Base San Antonio: The City of Schertz intends to preserve the harmonious relationship that exists between the local community and JBSA Randolph Military Base. The subject property is also partially within the APZ II. As an effort to maintain the relationship between the City of Schertz and JBSA Randolph, by reducing encroachment around the military airfield, development of Area II is also subject to the following: I. Sound/noise attenuation is required for development within the areas located within noise contours of 65 dbl or greater as per the most recent JBSA Randolph Joint Land Use Study (JLUS): Noise Level Reduction (NLR) (outdoor to indoor) is achieved through the incorporation of noise attenuation into the design and construction of a structure. Measures to achieve outdoor to indoor NLR of at least 25 decibels (dB) in DNL 65-69 shall be required in accordance with City of Schertz Code of Ordinances Chapter 18. II. All lighting shall comply with Unified Development Code Article 9 Section 21.9.11- Lighting and Glare Standards in addition to complying with the referenced City of San Antonio MLOD lighting standards at: https://library.municode.com/tx/san_antonio/codes/unified_development_code?nodeId=A RTII IZO_DIV4OVDI_S35-339.04MILIOVDI, or most current City of San Antonio 5 MLOD ordinance, related to development within 5-miles of a military installation and compliance with applicable City of Schertz lighting ordinances. III. Prior to City of Schertz building permit application submittal, the development shall provide documentation proving coordination and communication 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. IV. Prior to City of Schertz building permit application submittal on any proposed exterior construction plans, construction or alteration projects include vertical elements (equipment: cranes, towers: communication or water), the development shall provide documentation proving coordination and communication with JBSA Randolph as a FAA review may be required to verify no hazard to flight navigation prior to issuance of any construction permits. V. To reduce the exposure to aircraft-wildlife strikes within five miles of JBSA Randolph, the FAA Advisory Circular, AC No: 150/5200-33C shall be utilized to reduce hazardous wild life attractant features near airports. With any City of Schertz applications, documentation shall be provided identifying how the FAA Advisory Circular, AC No: 150/5200-33C was implemented. In an effort to ensure the Planned Development District maintains the relationship between the City of Schertz and JBSA Randolph Air Force Base, these conditions are explicitly included in the Planned Development District and no variances from these conditions shall be allowed. This Planned Development District shall meet the most recent City of Schertz Unified Development Code requirements unless stated otherwise above. Adjustments to Planned Development District (PDD) Per UDC Section 21.5.10, the City Manager, or his/her designee may permit the applicant to make minor amendments to the PDD, without necessity of amending the ordinance that established the PDD. As the Project design and engineering is refined, it may be necessary to alter building orientation or shift buildings in location. 20 0 ' 1 200'200' 20 0 ' 20 0 ' 20 0 ' 200' 200' NOTIFICATION BOUNDARY SAVANNAH DRIVE (60' R.O.W.) (VOL. 7, PG. 228-230 O.P.R.) 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 252627 28 29 BER I N G E R (50' R . O . W . ) (VOL . 9 , P G . 4 8 1 - 4 8 2 O . P . R . ) MA L B A C (5 0 ' R . O . W . ) LAPOSTOLLE (50' R.O.W.) CASILLERO (50' R.O.W.) 30 31 32 33 34 35 36 37 38 39 40 41 42 43 44 45 46 200' MA L B A C (5 0 ' R . O . W . ) 47 47 47 N59° 25' 39"E 1818.32' S30° 56' 51"E 18.59' S28° 05' 07"E 20.02' S3 0 ° 5 6 ' 5 1 " E 3 5 6 . 0 3 ' L: 216.89' R: 900.81' D: 13° 47' 44" CB: S24° 05' 58"E CD: 216.37' S1 7 ° 0 6 ' 4 9 " E 3 3 4 . 6 0 ' L: 128.40' R: 1105.00' D: 6° 39' 28" CB: S20° 28' 23"E CD: 128.33' S59° 17' 04"W 1749.26' N3 0 ° 3 7 ' 2 3 " W 4 6 0 . 5 9 ' N1 1 ° 2 0 ' 4 2 " W 1 6 1 . 7 0 ' N3 0 ° 2 4 ' 3 5 " W 4 5 2 . 4 6 ' IR I S H C R E E K R O A D (6 0 ' R . O . W . ) (V O L . 7 , P G . 2 2 8 - 2 3 0 O . P . R . ) 48 49 50 51 52 53 77 . 1 ' 464.08' S3 0 ° 1 9 ' 2 0 " E 1 0 6 4 . 4 5 ' 513.56' 120.6 ' UN I V E R S A L C I T Y SC H E R T Z SELMA UNIVERSAL CITY SE L M A SC H E R T Z 11.97 ACRES APZ II, ACCIDENT POTENTIAL ZONE II EXISTING ZONING: R2 PROPOSED ZONING: PDD AREA I EXISTING ZONE R-2 32.28 ACRES TRACT 1 - 32.28 ACRES EXISTING ZONING R-2 PROPOSED ZONING PDD AREA II EFFECTIVE FEMA 100 YEAR FLOODPLAIN (PANEL 48187C0210F, DATED 11/01/2007) SANITARY SEWER EASEMENT (VOL. 642, PG. 438, D.R.) SANITARY SEWER EASEMENT (VOL. 642, PG. 444, D.R.) SANITARY SEWER EASEMENT (VOL. 642, PG. 450, D.R.) RESIDENTIAL COLLECTOR (70' R.O.W.) PROPOSED ENTRY TO BE GATED PROPOSED ENTRY TO BE GATED UNAUTHORIZED ALTERATION OR ADDITION TO A SURVEY OR ENGINEERING MAP BEARING A LICENSED LAND SURVEYOR OR PROFESSIONAL ENGINEER IS A VIOLATION OF SECTION 7209, SUB-DIVISION 2, OF THE NEW YORK STATE EDUCATION LAW.ONLY MAPS WITH THE LAND SURVEYOR OR PROFESSIONAL ENGINEER'S SEAL ARE GENUINE TRUE AND CORRECT COPIES OF THE LAND SURVEYOR OR PROFESSIONAL ENGINEER’S ORIGINAL WORK AND OPINION. RE V DA T E DR A W N B Y DE S C R I P T I O N SHEET NUMBER: SCALE: PROJECT NUMBER: DRAWN BY:DATE: DRAWING NAME: CHECKED BY: SHEET TITLE: PROTECT YOURSELF Copyright © 2024. Colliers Engineering & Design All Rights Reserved. This drawing and all the information contained herein is authorized for use only by the party for whom the services were contracted or to whom it is certified. This drawing may not be copied, reused, disclosed, distributed or relied upon for any other purpose without the express written consent of Colliers Engineering & Design. ALL STATES REQUIRE NOTIFICATION OF EXCAVATORS, DESIGNERS, OR ANY PERSON PREPARING TO DISTURB THE EARTH'S SURFACE ANYWHERE IN ANY STATE FOR STATE SPECIFIC DIRECT PHONE NUMBERS VISIT: WWW.CALL811.COM EX240103-ZONING Ex h i b i t s \ C A D \ E X 2 4 0 1 0 3 - Z O N I N G . d w g \ E X - 1 B y : A B U S T I L L O S R REVIEWED BY: NOTE: DO NOT SCALE DRAWINGS FOR CONSTRUCTION. CITY OF PITTSBURGHDEPARTMENT OF CITY PLANNINGAPPROVED: _______________________ CITY PLANNING COMMISSION _______________________ CHAIRMANATTEST: _______________________ _______________________SECRETARY Phone: Engineering & Design www.colliersengineering.com C O N S U L T I N G Engineering& Design ENGINEERS + SURVEYING SCHERTZ GUADALUPE TEXAS AS SHOWN 01/03/24 AB MH 1052-02-01 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ___________________________ MH SAN ANTONIO (KFW) 3421 Paesanos Parkway San Antonio, TX 78231 210.979.8444 COLLIERS ENGINEERING & DESIGN, INC. TBPE Firm#: F-14909 TBPLS Firm#: 10194550 Formerly Known as 100 100 200 SCALE : 1" = 100' 0 N S E W NO R T H ZONING EXHIBIT LOCATION MAP N. T. S. IH-3 5 S C H E R T Z P K W Y SAVA N N A H D R . S C H E R T Z P K W Y RUST I C W I L L O W WIEDE R S T E I N R D . PROPERTY OWNER / APPLICANT: NAME: CIBOLO FARM LLC ADDRESS: 100 E. KILEBERG AVE. SUITE 200, KINGSVILLE, TEXAS 78363 PHONE NUMBER: 210-429-7931 SURROUNDING PROPERTIES 1 PROPERTY LINE LEGEND ADJACENT PROPERTY LINE 200' PROPERTY BUFFER PROPOSED SITE LAND USE: SINGLE-FAMILY RESIDENTIAL ZONING: OUTSIDE CITY LIMITS (UNIVERSAL CITY) SUBDIVISION NAME: ORCHARD PARK OWNER: MACDONNELL GERTRUDE PROPERTY ID: 183250 MAILING ADDRESS: 3065 CASILLERO ST. SCHERTZ, TX. 78154 RECORDING INFO.: DEED #202399022499 LAND USE: SINGLE-FAMILY RESIDENTIAL ZONING: OUTSIDE CITY LIMITS (SELMA) SUBDIVISION NAME: KENSINGTON RANCH OWNER: FERNANDEZ JASON & HOLLY ANN PROPERTY ID: 135039 MAILING ADDRESS: 260 CACTUS PATCH SELMA, TX. 78154 RECORDING INFO.: DEED #202299036651 LAND USE: SINGLE-FAMILY RESIDENTIAL ZONING: OUTSIDE CITY LIMITS (SELMA) SUBDIVISION NAME: KENSINGTON RANCH OWNER: SIMMONS VERNON & TRINA McARTHUR PROPERTY ID: 135040 MAILING ADDRESS: 833 MESA VERDE SCHERTZ, TX. 78154 RECORDING INFO.: DEED #09-017770 LAND USE: SINGLE-FAMILY RESIDENTIAL ZONING: OUTSIDE CITY LIMITS (SCHERTZ) SUBDIVISION NAME: KENSINGTON RANCH OWNER: CASTILLA RICHARD ANDREW PROPERTY ID: 135041 MAILING ADDRESS: 3500 PAINTED RIVER SCHERTZ, TX. 78154 RECORDING INFO.: DEED #202199016579 LAND USE: SINGLE-FAMILY RESIDENTIAL ZONING: PLANNED DEVELOPMENT DISTRICT SUBDIVISION NAME: KENSINGTON RANCH OWNER: DUFFETT CHRIS & KRISTI PROPERTY ID: 150746 MAILING ADDRESS: 3400 WOODLAWN FARMS SCHERTZ, TX 78154 RECORDING INFO.: DEED #2015004019 LAND USE: SINGLE-FAMILY RESIDENTIAL ZONING: PLANNED DEVELOPMENT DISTRICT SUBDIVISION NAME: KENSINGTON RANCH OWNER: ELLISON MARY PROPERTY ID: 150747 MAILING ADDRESS: 4412 PINTAIL WAY MARION, TX 78124 RECORDING INFO.: DEED #2015-003658 LAND USE: SINGLE-FAMILY RESIDENTIAL ZONING: PLANNED DEVELOPMENT DISTRICT SUBDIVISION NAME: KENSINGTON RANCH OWNER: KNOEDLER HEINZ & MARY MENDOZA PROPERTY ID: 150748 MAILING ADDRESS: 3501 IRISH CREEK SCHERTZ, TX 78154 RECORDING INFO.: DEED #2015-026196 LAND USE: SINGLE-FAMILY RESIDENTIAL ZONING: PLANNED DEVELOPMENT DISTRICT SUBDIVISION NAME: KENSINGTON RANCH OWNER: EDWARDS ROBERT JR & TERESA PROPERTY ID: 133922 MAILING ADDRESS: 3412 WOODLAWN FARMS SCHERTZ, TX 78154 RECORDING INFO.: DEED #202299018143 LAND USE: SINGLE-FAMILY RESIDENTIAL ZONING: PLANNED DEVELOPMENT DISTRICT SUBDIVISION NAME: KENSINGTON RANCH OWNER: NEWKIRK LAWRENCE & DIANE PROPERTY ID: 127322 MAILING ADDRESS: 3500 WOODLAWN FARMS SCHERTZ, TX 78154 RECORDING INFO.: DEED #202399020466 LAND USE: SINGLE-FAMILY RESIDENTIAL ZONING: PLANNED DEVELOPMENT DISTRICT SUBDIVISION NAME: KENSINGTON RANCH OWNER: KEYES ZACHARY & CLAUDIA PROPERTY ID: 127323 MAILING ADDRESS: 3504 WOODLAWN FARMS SCHERTZ, TX 78154 RECORDING INFO.: DEED #2020-99031232 LAND USE: SINGLE-FAMILY RESIDENTIAL ZONING: PLANNED DEVELOPMENT DISTRICT SUBDIVISION NAME: KENSINGTON RANCH OWNER: CALLE CRISTO A. PROPERTY ID: 127324 MAILING ADDRESS: 3508 WOODLAWN FARMS SCHERTZ, TX 78154 RECORDING INFO.: DEED #201899008596 LAND USE: SINGLE-FAMILY RESIDENTIAL ZONING: PLANNED DEVELOPMENT DISTRICT SUBDIVISION NAME: KENSINGTON RANCH OWNER: EISAZADEH INEZ & GHADIR E. PROPERTY ID: 127325 MAILING ADDRESS: 3512 WOODLAWN FARMS SCHERTZ, TX 78154 RECORDING INFO.: DEED #08-18688 LAND USE: SINGLE-FAMILY RESIDENTIAL ZONING: PLANNED DEVELOPMENT DISTRICT SUBDIVISION NAME: KENSINGTON RANCH OWNER: HOANG HUY PROPERTY ID: 127326 MAILING ADDRESS: 3522 WOODLAWN FARMS SCHERTZ, TX 78154 RECORDING INFO.: DEED #201999017217 LAND USE: SINGLE-FAMILY RESIDENTIAL ZONING: PLANNED DEVELOPMENT DISTRICT SUBDIVISION NAME: KENSINGTON RANCH OWNER: McMAHON DONALD & DEBORAH PROPERTY ID: 127327 MAILING ADDRESS: 3526 WOODLAWN FARMS SCHERTZ, TX 78154 RECORDING INFO.: DEED #2017007835 LAND USE: SINGLE-FAMILY RESIDENTIAL ZONING: PLANNED DEVELOPMENT DISTRICT SUBDIVISION NAME: KENSINGTON RANCH OWNER: MOORE BILLIE GENE & JILL ANN PROPERTY ID: 127328 MAILING ADDRESS: 3534 WOODLAWN FARMS SCHERTZ, TX 78154 RECORDING INFO.: DEED #2019-99009481 LAND USE: SINGLE-FAMILY RESIDENTIAL ZONING: PLANNED DEVELOPMENT DISTRICT SUBDIVISION NAME: KENSINGTON RANCH OWNER: MOORE BILLY & JILLA PROPERTY ID: 127329 MAILING ADDRESS: 3534 WOODLAWN FARMS SCHERTZ, TX 78154 RECORDING INFO.: DEED #2016002189 LAND USE: SINGLE-FAMILY RESIDENTIAL ZONING: PLANNED DEVELOPMENT DISTRICT SUBDIVISION NAME: KENSINGTON RANCH OWNER: BARAN BRIAN & TESSA PROPERTY ID: 157364 MAILING ADDRESS: 300 SUNSET RIDGE SCHERTZ, TX 78154 RECORDING INFO.: DEED #2016006917 LAND USE: SINGLE-FAMILY RESIDENTIAL ZONING: PLANNED DEVELOPMENT DISTRICT SUBDIVISION NAME: KENSINGTON RANCH OWNER: GARCIA GEORGE & MICHELLE PROPERTY ID: 157365 MAILING ADDRESS: 304 SUNSET RIDGE SCHERTZ, TX 78154 RECORDING INFO.: DEED #2020-99030068 LAND USE: SINGLE-FAMILY RESIDENTIAL ZONING: PLANNED DEVELOPMENT DISTRICT SUBDIVISION NAME: KENSINGTON RANCH OWNER: WISE ROSALYN M. PROPERTY ID: 157366 MAILING ADDRESS: 308 SUNSET RIDGE SCHERTZ, TX 78154 RECORDING INFO.: DEED #2016-00320 LAND USE: SINGLE-FAMILY RESIDENTIAL ZONING: PLANNED DEVELOPMENT DISTRICT SUBDIVISION NAME: KENSINGTON RANCH OWNER: AGUILERA DEATRAH M. PROPERTY ID: 157367 MAILING ADDRESS: 312 SUNSET RIDGE SCHERTZ, TX 78154 RECORDING INFO.: DEED #2016-022102 LAND USE: SINGLE-FAMILY RESIDENTIAL ZONING: PLANNED DEVELOPMENT DISTRICT SUBDIVISION NAME: KENSINGTON RANCH OWNER: DIAZ DE LEON VICTOR & ALVA PROPERTY ID: 157369 MAILING ADDRESS: 316 SUNSET RIDGE SCHERTZ, TX 78154 RECORDING INFO.: DEED #201502424 LAND USE: SINGLE-FAMILY RESIDENTIAL ZONING: PLANNED DEVELOPMENT DISTRICT SUBDIVISION NAME: KENSINGTON RANCH OWNER: MONTANO SHAROON & MILWARD RYAN PROPERTY ID: 157370 MAILING ADDRESS: 3500 WILLOWS RANCH SCHERTZ, TX 78154 RECORDING INFO.: DEED #2016014121 LAND USE: VACANT ZONING: PLANNED DEVELOPMENT DISTRICT SUBDIVISION NAME: KENSINGTON RANCH OWNER: CITY OF SCHERTZ PROPERTY ID: 149074 MAILING ADDRESS: 1400 SCHERTZ PARKWAY SCHERTZ, TX 78154 RECORDING INFO.: DEED #13-8220 LAND USE: VACANT ZONING: R-2 SUBDIVISION NAME: COMMON LAND AREA -12 OWNER: CITY OF SCHERTZ PROPERTY ID: 136047 MAILING ADDRESS: 1400 SCHERTZ PARKWAY SCHERTZ, TX 78154 RECORDING INFO.: DEED #09-4229 LAND USE: VACANT ZONING: R-2 SUBDIVISION NAME: COMMON LAND AREA -12 OWNER: CITY OF SCHERTZ PROPERTY ID: 135602 MAILING ADDRESS: 1400 SCHERTZ PARKWAY SCHERTZ, TX 78154 RECORDING INFO.: DEED #09-2194 LAND USE: VACANT ZONING: R-2 SUBDIVISION NAME: COMMON LAND AREA -12 OWNER: WEHMAN CLARENCE & HAZEL LIVING TRUST PROPERTY ID: 110439 MAILING ADDRESS: 1320 CIRCLE OAK DR. SCHERTZ, TX 78154 RECORDING INFO.: DEED #10-001522 LAND USE: VACANT ZONING: R-2 SUBDIVISION NAME: COMMON LAND AREA -12 OWNER: BIEGERT PROPERTIES LTD PROPERTY ID: 64561 MAILING ADDRESS: 1750 CR 341, HONDO, TX 78861 RECORDING INFO.: VOL. 1127, PG. 377 LAND USE: VACANT ZONING: GB-2 SUBDIVISION NAME: COMMON LAND AREA -12 OWNER: BIEGERT PROPERTIES LTD PROPERTY ID: 64558 MAILING ADDRESS: 1750 CR 341, HONDO, TX 78861 RECORDING INFO.: VOL. 1127, PG. 377 LAND USE: OPEN SPACE ZONING: OUTSIDE CITY LIMITS (UNIVERSAL CITY) SUBDIVISION NAME: ORCHARD PARK OWNER: MERITAGE HOMES OF TEXAS LLC PROPERTY ID: 183311 MAILING ADDRESS: 2722 W. BITTERS, SUITE 200 SAN ANTONIO, TX. 78248 RECORDING INFO.: DEED #201999024423 LAND USE: SINGLE-FAMILY RESIDENTIAL ZONING: OUTSIDE CITY LIMITS (UNIVERSAL CITY) SUBDIVISION NAME: ORCHARD PARK OWNER: JIMENEZ REIKY & MARIBEL JIMENEZ PROPERTY ID: 183320 MAILING ADDRESS: 3133 MALBAC DR. SCHERTZ, TX. 78154 RECORDING INFO.: DEED #202299026454 LAND USE: SINGLE-FAMILY RESIDENTIAL ZONING: OUTSIDE CITY LIMITS (UNIVERSAL CITY) SUBDIVISION NAME: ORCHARD PARK OWNER: ROSAS FRANCISCO BENIGNO PROPERTY ID: 192075 MAILING ADDRESS: 3129 MALBAC DR. SCHERTZ, TX. 78154 RECORDING INFO.: DEED #202299030560 LAND USE: SINGLE-FAMILY RESIDENTIAL ZONING: OUTSIDE CITY LIMITS (UNIVERSAL CITY) SUBDIVISION NAME: ORCHARD PARK OWNER: KANG AN DE & YINGE HE PROPERTY ID: 183318 MAILING ADDRESS: 3125 MALBAC DR. SCHERTZ, TX. 78154 RECORDING INFO.: DEED #202299030982 LAND USE: SINGLE-FAMILY RESIDENTIAL ZONING: OUTSIDE CITY LIMITS (UNIVERSAL CITY) SUBDIVISION NAME: ORCHARD PARK OWNER: EDWARDS KRISTINA PROPERTY ID: 183317 MAILING ADDRESS: 3121 MALBAC DR. SCHERTZ, TX. 78154 RECORDING INFO.: DEED #2022-99031543 LAND USE: SINGLE-FAMILY RESIDENTIAL ZONING: OUTSIDE CITY LIMITS (UNIVERSAL CITY) SUBDIVISION NAME: ORCHARD PARK OWNER: CABALLERO RAUL & BONNIBELLE TREJO PROPERTY ID: 183316 MAILING ADDRESS: 3117 MALBAC DR. SCHERTZ, TX. 78154 RECORDING INFO.: DEED #202299030991 LAND USE: SINGLE-FAMILY RESIDENTIAL ZONING: OUTSIDE CITY LIMITS (UNIVERSAL CITY) SUBDIVISION NAME: ORCHARD PARK OWNER: DUPLAN EVA & DON MATTHEW PROPERTY ID: 183315 MAILING ADDRESS: 3113 MALBAC DR. SCHERTZ, TX. 78154 RECORDING INFO.: DEED #202299030557 LAND USE: SINGLE-FAMILY RESIDENTIAL ZONING: OUTSIDE CITY LIMITS (UNIVERSAL CITY) SUBDIVISION NAME: ORCHARD PARK OWNER: HOWARD MARILYN PROPERTY ID: 183314 MAILING ADDRESS: 3109 MALBAC DR. SCHERTZ, TX. 78154 RECORDING INFO.: DEED #202299037275 LAND USE: SINGLE-FAMILY RESIDENTIAL ZONING: OUTSIDE CITY LIMITS (UNIVERSAL CITY) SUBDIVISION NAME: ORCHARD PARK OWNER: VO TRUC & TRINH WILBUR PROPERTY ID: 183313 MAILING ADDRESS: 3105 MALBAC DR. SCHERTZ, TX. 78154 RECORDING INFO.: DEED #202299038164 LAND USE: SINGLE-FAMILY RESIDENTIAL ZONING: OUTSIDE CITY LIMITS (UNIVERSAL CITY) SUBDIVISION NAME: ORCHARD PARK OWNER: PAIZ CORISSA LAUREN PROPERTY ID: 183312 MAILING ADDRESS: 3101 MALBAC DR. SCHERTZ, TX. 78154 RECORDING INFO.: DEED #202299023430 LAND USE: SINGLE-FAMILY RESIDENTIAL ZONING: OUTSIDE CITY LIMITS (UNIVERSAL CITY) SUBDIVISION NAME: ORCHARD PARK OWNER: OLAYIWOLA ADIJAT MORENIKE PROPERTY ID: 183258 MAILING ADDRESS: 3025 MALBAC DR. SCHERTZ, TX. 78154 RECORDING INFO.: DEED #202299026614 LAND USE: SINGLE-FAMILY RESIDENTIAL ZONING: OUTSIDE CITY LIMITS (UNIVERSAL CITY) SUBDIVISION NAME: ORCHARD PARK OWNER: ALEXANDER SARAH & COURTNEY PROPERTY ID: 183257 MAILING ADDRESS: 3021 MALBAC DR. SCHERTZ, TX. 78154 RECORDING INFO.: DEED #202299027029 LAND USE: SINGLE-FAMILY RESIDENTIAL ZONING: OUTSIDE CITY LIMITS (UNIVERSAL CITY) SUBDIVISION NAME: ORCHARD PARK OWNER: PANTOJA MANUEL & DARLENE PROPERTY ID: 183256 MAILING ADDRESS: 3017 MALBAC DR. SCHERTZ, TX. 78154 RECORDING INFO.: DEED #202399011113 LAND USE: SINGLE-FAMILY RESIDENTIAL ZONING: OUTSIDE CITY LIMITS (UNIVERSAL CITY) SUBDIVISION NAME: ORCHARD PARK OWNER: JONES KAIRA PROPERTY ID: 183255 MAILING ADDRESS: 3013 MALBAC DR. SCHERTZ, TX. 78154 RECORDING INFO.: DEED #202299032252 LAND USE: SINGLE-FAMILY RESIDENTIAL ZONING: OUTSIDE CITY LIMITS (UNIVERSAL CITY) SUBDIVISION NAME: ORCHARD PARK OWNER: OLGUIN HECTOR & LUCY PROPERTY ID: 183254 MAILING ADDRESS: 3009 MALBAC DR. SCHERTZ, TX. 78154 RECORDING INFO.: DEED #202299030940 LAND USE: SINGLE-FAMILY RESIDENTIAL ZONING: OUTSIDE CITY LIMITS (UNIVERSAL CITY) SUBDIVISION NAME: ORCHARD PARK OWNER: BUCKMAN GREGORY & NOEMI PROPERTY ID: 183253 MAILING ADDRESS: 3005 MALBAC DR. SCHERTZ, TX. 78154 RECORDING INFO.: DEED #202299032780 LAND USE: SINGLE-FAMILY RESIDENTIAL ZONING: OUTSIDE CITY LIMITS (UNIVERSAL CITY) SUBDIVISION NAME: ORCHARD PARK OWNER: SALAZAR ROBERT & MANUEL MOSES PROPERTY ID: 183252 MAILING ADDRESS: 3001 MALBAC DR. SCHERTZ, TX. 78154 RECORDING INFO.: DEED #202299025093 LAND USE: SINGLE-FAMILY RESIDENTIAL ZONING: OUTSIDE CITY LIMITS (UNIVERSAL CITY) SUBDIVISION NAME: ORCHARD PARK OWNER: HANNA AUDREY PROPERTY ID: 192077 MAILING ADDRESS: 3069 CASILLERO ST. SCHERTZ, TX. 78154 RECORDING INFO.: DEED #202399018054 LAND USE: OPEN SPACE ZONING: PLANNED DEVELOPMENT DISTRICT SUBDIVISION NAME: KENSINGTON RANCH OWNER: KENSINGTON RANCH HOA PROPERTY ID: 127262, 127263, 157379 MAILING ADDRESS: 2611 N. LOOP 1604 W. STE. 100 SAN ANTONIO, TX. 78258 RECORDING INFO.: DEED #201899009936 LAND USE: SINGLE-FAMILY RESIDENTIAL ZONING: OUTSIDE CITY LIMITS (UNIVERSAL CITY) SUBDIVISION NAME: ORCHARD PARK OWNER: MERITAGE HOMES OF TEXAS PROPERTY ID: 183276 MAILING ADDRESS: 3064 CASILLERO ST. SCHERTZ, TX. 78154 RECORDING INFO.: DEED #201999024423 LAND USE: SINGLE-FAMILY RESIDENTIAL ZONING: OUTSIDE CITY LIMITS (UNIVERSAL CITY) SUBDIVISION NAME: ORCHARD PARK OWNER: HERNANDEZ PETE & VIRGINIA PROPERTY ID: 183277 MAILING ADDRESS: 3061 BERINGER BLVD. SCHERTZ, TX. 78154 RECORDING INFO.: DEED #202399005882 LAND USE: SINGLE-FAMILY RESIDENTIAL ZONING: OUTSIDE CITY LIMITS (UNIVERSAL CITY) SUBDIVISION NAME: ORCHARD PARK OWNER: LEWIS ERIK & CAROLA PROPERTY ID: 183297 MAILING ADDRESS: 3056 BERINGER BLVD. SCHERTZ, TX. 78154 RECORDING INFO.: DEED #2022-99031732 LAND USE: SINGLE-FAMILY RESIDENTIAL ZONING: OUTSIDE CITY LIMITS (UNIVERSAL CITY) SUBDIVISION NAME: ORCHARD PARK OWNER: SILVA ERICA & MICHAEL SILVA PROPERTY ID: 183298 MAILING ADDRESS: 3001 LAPOSTOLLE CIRCLE SCHERTZ, TX. 78154 RECORDING INFO.: DEED #2022-99029728 LAND USE: SINGLE-FAMILY RESIDENTIAL ZONING: OUTSIDE CITY LIMITS (UNIVERSAL CITY) SUBDIVISION NAME: ORCHARD PARK OWNER: NGUYEN SEAN & TRAM NGUYEN PROPERTY ID: 183307 MAILING ADDRESS: 3000 LAPOSTOLLE CIRCLE SCHERTZ, TX. 78154 RECORDING INFO.: DEED #202299027788 LAND USE: SINGLE-FAMILY RESIDENTIAL ZONING: OUTSIDE CITY LIMITS (UNIVERSAL CITY) SUBDIVISION NAME: ORCHARD PARK OWNER: GONZALEZ SAN JUANITA ELIA PROPERTY ID: 191675 MAILING ADDRESS: 3128 MALBAC DR. SCHERTZ, TX. 78154 RECORDING INFO.: DEED #2022-99028654 EXISTING CONTOURS AIR INSTALLATION COMPATIBLE USE ZONE 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 35 36 37 38 39 40 41 42 43 44 45 46 47 FEMA FLOODPLAIN NOTES: ACCORDING TO FLOOD INSURANCE RATE MAP, PANEL 48187C0210F, DATED 11/01/2007, THIS PROPERTY IS LOCATED IN ZONES X & AE AND IS PARTIALLY WITHIN THE 100-YEAR FLOODPLAIN. 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. EASEMENTS SHOWN ON THIS EXHIBIT ARE BASED ON READILY AVAILABLE INFORMATION AND SHOULD NOT BE AN EXHAUSTIVE REPRESENTATION OF THIS PROPERTY. ZONING EXISTING: R-2 (SINGLE FAMILY RESIDENTIAL DISTRICT) 44.25 ACRES PROPOSED: PDD (PLANNED DEVELOPMENT DISTRICT) - AREA I 11.97 ACRES PDD (PLANNED DEVELOPMENT DISTRICT) - AREA II 32.28 ACRES 48 49 50 51 52 53 PROJECT LOCATION WIEDE R S T E I N R D . S C H E R T Z S E L M A S C H E R T Z S E L M A R.O.W.RIGHT OF WAY VOL., PG.VOLUME AND PAGE O.P.R.OFFICIAL PUBLIC RECORDS CITY LIMITS ZONING BOUNDARY UNIV E R S A L C I T Y ZONING PDD ZONING EXHIBIT ACREAGE: 44.25 ACRES SURVEY NAME: TORRIBIA HERRERA SURVEY NO. 68, ABSTRACT 153 COUNTY: GUADALUPE PREPARATION DATE: 2/23/2024 D.R.DEED RECORDS SAVANNAH DRIVE (60' R.O.W.) (VOL. 7, PG. 228-230 O.P.R.) BER I N G E R (50' R . O . W . ) (VOL . 9 , P G . 4 8 1 - 4 8 2 O . P . R . ) MA L B A C (5 0 ' R . O . W . ) LAPOSTOLLE (50' R.O.W.) CASILLERO (50' R.O.W.) MA L B A C (5 0 ' R . O . W . ) N59° 25' 39"E 1818.32' S30° 56' 51"E 18.59' S28° 05' 07"E 20.02' S3 0 ° 5 6 ' 5 1 " E 3 5 6 . 0 3 ' L: 216.89' R: 900.81' D: 13° 47' 44" CB: S24° 05' 58"E CD: 216.37' S1 7 ° 0 6 ' 4 9 " E 3 3 4 . 6 0 ' L: 128.40' R: 1105.00' D: 6° 39' 28" CB: S20° 28' 23"E CD: 128.33' S59° 17' 04"W 1749.26' N3 0 ° 3 7 ' 2 3 " W 4 6 0 . 5 9 ' N1 1 ° 2 0 ' 4 2 " W 1 6 1 . 7 0 ' N3 0 ° 2 4 ' 3 5 " W 4 5 2 . 4 6 ' IR I S H C R E E K R O A D (6 0 ' R . O . W . ) (V O L . 7 , P G . 2 2 8 - 2 3 0 O . P . R . ) 77 . 1 ' 464.08' S3 0 ° 1 9 ' 2 0 " E 1 0 6 4 . 4 5 ' 513.56' 120.6 ' UN I V E R S A L C I T Y SC H E R T Z SELMA UNIVERSAL CITY SE L M A SC H E R T Z AREA I OF PDD / APZ II 11.97 ACRES AREA II OF PDD 32.28 ACRES EFFECTIVE FEMA 100 YEAR FLOODPLAIN (PANEL 48187C0210F, DATED 11/01/2007) SANITARY SEWER EASEMENT (VOL. 642, PG. 438, D.R.) SANITARY SEWER EASEMENT (VOL. 642, PG. 444, D.R.) SANITARY SEWER EASEMENT (VOL. 642, PG. 450, D.R.) RESIDENTIAL COLLECTOR (70' R.O.W.) PROPOSED ENTRY TO BE GATED PROPOSED ENTRY TO BE GATED ACCESS EASEMENT 50' REAR SETBACK (NTS) 20' LANDSCAPE BUFFER 50' FRONT SETBACK (NTS) 20' LANDSCAPE BUFFER 50' SIDE SETBACK (NTS) 50' SIDE SETBACK (NTS) 20' LANDSCAPE BUFFER PROPOSED SEWER CONNECTION POINT PROPOSED WATER CONNECTION POINT ZO N I N G : OU T S I D E C I T Y L I M I T S ZO N I N G : OU T S I D E C I T Y L I M I T S ZONING: PLANNED DEVELOPMENT DISTRICT ZONING: PLANNED DEVELOPMENT DISTRICT ZONING: RESIDENTIAL R-2 ZONING: RESIDENTIAL R-2 ZONING: RESIDENTIAL R-2 ZO N I N G : RE S I D E N T I A L R - 2 UNAUTHORIZED ALTERATION OR ADDITION TO A SURVEY OR ENGINEERING MAP BEARING A LICENSED LAND SURVEYOR OR PROFESSIONAL ENGINEER IS A VIOLATION OF SECTION 7209, SUB-DIVISION 2, OF THE NEW YORK STATE EDUCATION LAW.ONLY MAPS WITH THE LAND SURVEYOR OR PROFESSIONAL ENGINEER'S SEAL ARE GENUINE TRUE AND CORRECT COPIES OF THE LAND SURVEYOR OR PROFESSIONAL ENGINEER’S ORIGINAL WORK AND OPINION. RE V DA T E DR A W N B Y DE S C R I P T I O N SHEET NUMBER: SCALE: PROJECT NUMBER: DRAWN BY:DATE: DRAWING NAME: CHECKED BY: SHEET TITLE: PROTECT YOURSELF Copyright © 2024. Colliers Engineering & Design All Rights Reserved. This drawing and all the information contained herein is authorized for use only by the party for whom the services were contracted or to whom it is certified. This drawing may not be copied, reused, disclosed, distributed or relied upon for any other purpose without the express written consent of Colliers Engineering & Design. ALL STATES REQUIRE NOTIFICATION OF EXCAVATORS, DESIGNERS, OR ANY PERSON PREPARING TO DISTURB THE EARTH'S SURFACE ANYWHERE IN ANY STATE FOR STATE SPECIFIC DIRECT PHONE NUMBERS VISIT: WWW.CALL811.COM EX240219-DEVELOPMENT Ex h i b i t s \ C A D \ E X 2 4 0 2 1 9 - D E V E L O P M E N T . d w g \ E X - 1 B y : M H I L B I G R REVIEWED BY: NOTE: DO NOT SCALE DRAWINGS FOR CONSTRUCTION. CITY OF PITTSBURGHDEPARTMENT OF CITY PLANNINGAPPROVED: _______________________ CITY PLANNING COMMISSION _______________________ CHAIRMANATTEST: _______________________ _______________________SECRETARY Phone: Engineering & Design www.colliersengineering.com C O N S U L T I N G Engineering& Design ENGINEERS + SURVEYING SCHERTZ GUADALUPE TEXAS AS SHOWN 01/03/24 AB MH 1052-02-01 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ___________________________ MH SAN ANTONIO (KFW) 3421 Paesanos Parkway San Antonio, TX 78231 210.979.8444 COLLIERS ENGINEERING & DESIGN, INC. TBPE Firm#: F-14909 TBPLS Firm#: 10194550 Formerly Known as 100 100 200 SCALE : 1" = 100' 0 N S E W NO R T H DEVELOPMENT PLAN LOCATION MAP N. T. S. IH-3 5 S C H E R T Z P K W Y SAVA N N A H D R . S C H E R T Z P K W Y RUST I C W I L L O W WIEDE R S T E I N R D . PROPERTY OWNER / APPLICANT: NAME: CIBOLO FARM LLC ADDRESS: 100 E. KILEBERG AVE. SUITE 200, KINGSVILLE, TEXAS 78363 PHONE NUMBER: 210-429-7931 PROPERTY LINE LEGEND ADJACENT PROPERTY LINE 200' PROPERTY BUFFER PROPOSED SITE EXISTING CONTOURS AIR INSTALLATION COMPATIBLE USE ZONE FEMA FLOODPLAIN NOTES: ACCORDING TO FLOOD INSURANCE RATE MAP, PANEL 48187C0210F, DATED 11/01/2007, THIS PROPERTY IS LOCATED IN ZONES X & AE AND IS PARTIALLY WITHIN THE 100-YEAR FLOODPLAIN. 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. EASEMENTS SHOWN ON THIS EXHIBIT ARE BASED ON READILY AVAILABLE INFORMATION AND SHOULD NOT BE AN EXHAUSTIVE REPRESENTATION OF THIS PROPERTY. PROJECT LOCATION WIEDE R S T E I N R D . S C H E R T Z S E L M A S C H E R T Z S E L M A R.O.W.RIGHT OF WAY VOL., PG.VOLUME AND PAGE O.P.R.OFFICIAL PUBLIC RECORDS CITY LIMITS ZONING BOUNDARY UNIV E R S A L C I T Y ZONING PDD DEVELOPMENT PLAN ACREAGE: 44.25 ACRES SURVEY NAME: TORRIBIA HERRERA SURVEY NO. 68, ABSTRACT 153 COUNTY: GUADALUPE PREPARATION DATE: 2/19/2024 D.R.DEED RECORDS PLANNED THOROUGHFARE NTS NOT TO SCALE north Scale: 1” = 100’- 0” 0’ 50’ 100’ 200’ 60’ 2 6 ’ 26’ 2 6 ’ # of Units Acreage Density ±150 DU 18.7 AC 8.0 DU/AC ±325 DU 13.6 AC 23.9 DU/AC 0 DU 12.0 AC 0.0 DU/AC ±475 DU 44.3 AC 11.0 DU/ACTotal Conservation Zone (Area I) Single Family Build for Rent Garden Style Multi-Family (Area II) savan n a h d r . i r i s h c r e e k r d . proposed amenity campus 12ac - conservation zone single family build for rent garden style multifamily 3-story building 25 units total floodplain garden style multifamily 3-story building 15 units total note: project completed in one phase Cibolo Farms Concept Plan NOT FOR REGULATORY APPROVAL, PERMITTING, OR CONSTRUCTION Stream Realty February 20, 2024 1 Legal Metes and Bounds for: PUB Rezoning Legal Metes and Bounds for: R-4 Rezoning PLANNING AND ZONING COMMISSION MEETING: 03/06/2024 Agenda Item 5 B TO:Planning and Zoning Commission PREPARED BY:Daisy Marquez, Planner SUBJECT:PLZC20230283 - Hold a public hearing, consider and make a recommendation on a request to rezone approximately 7.7 acres of land, a portion of Bexar County Property Identification Number 339286, to Single-Family Residential District (R-1), also known as 8215 Trainer Hale Road, City of Schertz, Bexar County, Texas. BACKGROUND The applicant is requesting to rezone approximately 7.7 acres of land to Single-Family Residential District (R-1). The subject property has no assigned zoning district as it has a Development Agreement (Delayed Annexation) (DVL) and is currently undeveloped. The subject property started the annexation process with Resolution 24-R-07, which was accepted by City Council on February 20, 2024. On February 21, 2024, (23) public hearing notices were mailed to the surrounding property owners within a 200-foot notification boundary of the subject property and the Schertz-Cibolo-Universal City Independent School District. At the time of the staff report, zero (0) responses in favor, zero (0) responses neutral, and seven (7) 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 sign was placed on the property. Subject Property: Zoning Land Use Existing Development Agreement (Delayed Annexation) (DVL)Vacant/ Undeveloped Proposed Single-Family Residential District (R-1)Single Family Homes Adjacent Properties: Zoning Land Use North Planned Development District (PDD) Ordinance 16-S-32 Open Space South Planned Development District (PDD) Ordinance 16-S-32 Open Space East Development Agreement (Delayed Annexation) (DVL)Agricultural West Planned Development District (PDD) Ordinance 16-S-32 Single-Family Homes GOAL The proposed zone change is for approximately 7.7 acres of land to Single-Family Residential District (R-1). Per the letter of intent submitted with the application, the applicant desires to develop the property into nineteen (19) single family homes, as an extension of the existing Hallies Cove Subdivision, but with the development standards for the Single-Family Residential District (R-1). 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 The subject property started the annexation process with Resolution 24-R-07, has no assigned zoning district, but has a Development Agreement (Delayed Annexation) (DVL). To the east, the property is designated Development Agreement (Delayed Annexation) (DVL) and is currently used for agriculture. The properties to the north and south of the subject property are zoned Planned Development District (PDD) and are currently undeveloped, but are designated for parks/open space. To the west of the subject property, the properties are zoned Planned Development District (PDD), are part of the Hallies Cove Subdivision, and are single family residential homes. When evaluating the 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 Comprehensive Land Use Plan designates the subject property as Estate Neighborhood. The intent of Estate Neighborhood is to address residential development patterns within Southern Schertz with large lots and incentivizing quality open space and neighborhood design. The new Comprehensive Land Use Plan, that is yet to be adopted, proposes to designate this area as Complete Neighborhood. The intent of Complete Neighborhood is to provide a mixture of housing options with supporting land uses. The proposed Single-Family Residential District (R-1) is defined as single-family detached residential dwellings with a minimum lot size of 9,600 square feet, together with the schools, churches, and parks necessary to create basic neighborhood units. The zone change to Single-Family Residential District (R-1) would meet the intent of the land use designations in the Comprehensive Plan by providing more residential dwellings of a similar density to the Hallies Cove Subdivision development and the adjacent agricultural land. 2. Whether the proposed zoning change or zoning map amendments 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 chosen Single-Family Residential District (R-1) dimensional and development standards as stated in Section 21.5.7 of the Unified Development Code, are compatible with the existing Hallies Cove Subdivision. Table 21.5.7.A Dimensional Requirements Residential Zoning Districts Minimum Lot Size Dimensions Minimum Yard Setback (Ft) Miscellaneous Lot Requirements Code Zoning District Area Sq. Ft. Width Ft. Depth Ft. Front Ft. Side Ft. Rear Ft. Minimum Off-Street Parking Spaces Max Height Ft. Max Impervious Coverage R-1 Single-Family Residential District-1 9,600 80 120 25 10 20 2 35 50% 3. Whether the uses permitted by the proposed zone change in the zoning district classification and the standards applicable to such uses will be appropriate in the immediate area of the land to be reclassified; The proposed Single Family Residential District (R-1) is appropriate in the immediate area of the land to be reclassified because to the west of the subject property, the Hallie's Cove Planned Development District (PDD) is built on the Single Family Residential District (R-1) zoning district. 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 proposed development is approximately 117 feet from the intersection of Hallies Path and Hallies Fox and will construct a public road to serve their development. Additionally, the Texas Department of Transportation and the City of Schertz have worked together to provide funding for the reconstruction of FM 1518, which the development will have access to from the existing Hallies Cove Subdivision. After construction, FM 1518 will have two lanes in each direction plus a center median. Additionally, there will be a median opening lined up with the Hallies Cove Subdivision entrance at Hallie Brook. A public hearing notice was mailed to Schertz-Cibolo-Universal City Independent School District to notify them of the potential addition of 19 residential homes. The proposed development has available water and sewer, but the developer will need to reconcile the water service areas during platting so that either the City of Schertz and SSLGC dual service area service the property or Green Valley Special Utility District. At the December 5, 2023 City Council Meeting, Resolution 23-R-128 was approved. The approved resolution authorized an agreement to dedicate right-of-way in existing parkland for secondary access, in exchange for public park improvements. A 55-foot greenbelt will be given to the City of Schertz during the platting process to the east of the subject property where the City of Schertz is proposing a trail expansion, and the developer agreed to give the City of Schertz $30,000 that will be used for a small playscape, to be installed by the City of Schertz, on the northern parkland property. 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. 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 for which the change is requested. Additionally, the property has no existing zoning as the property is in the Extra-Territorial Jurisdiction (ETJ) and under a delayed annexation agreement. 7. Whether all of the applicant's back taxes owed to the City have been paid in full. 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 the City Council. RECOMMENDATION Given the location of the proposed development and compatibility with the surrounding land uses and the Comprehensive Land Use Plan land Given the location of the proposed development and compatibility with the surrounding land uses and the Comprehensive Land Use Plan land use designations, Staff recommends approval of PLZC20230283 Attachments Aerial Exhibit Zoning Exhibit Public Hearing Notice Map Public Hearing Responses !P !P !P !P !P !P !P !P !P !P !P !P !P !P !P !P !P!P !P !P !P !P !P !P !P !P !P !P !P !P !P U U U U U U U U U U U U U U U U U U U 1314122 ANDREW S E Z E K I E L J & CHE L S I C 1314107 FRISON TINA MA R I E 1314106 HAMILT O N H A R O L D W JR & M A R Q U I T A 1314097 PADILLA B E N J A M I N & AMAN D A 1314098 NEDORO S C I K J A S O N M I C H A E L & ALLIS O N N A T A S H A 1314099 PRATT L E S L I E L Y N 1314100 MEDINA J A C Q U E L Y N DUMLAO & C R U Z J O N A T H A N 1314101 ROBINS O N D A R Y L S T E P H E N JR & LA U R A M A Y 1337468 JOHNSO N J O H N N I E FRANK L I N J R & E L L A M 1337467 MATHIS BOBBY L E E 1337464 MORRIS K E I T H & KIMBER L Y L Y N E T T E 1337465 COOPER D E B R A E L A I N E 1337466 JONES V A L L E R I E I 1337489 SMITH S T E V E N M C K I N L E Y & SMITH A M A N D A M A L O N S O N 1337490 LUERA JOEL O R L A N D O & 1337491CITY OFSCHERTZ 1337481 BAUCUM D W A Y N E & AUTU M N 1337482 THOMP S O N A M A L & DANIE L L E 1314121 PARKM A N D A M I O N J E R O M E & TERES A A L V A R A D O 1314095CITY OFSCHERTZ 339286HERRERAJOYLENE S 1314096 GREER W I L L S T A C Y & LORETT A A N N S c h e r t z E T J Ci t y o f S c h e r t z Schertz E T JCity of S c h e r t z C i t y o f S c h e r t z City of S c h e r t z Schertz E T J City of S c h e r t z S c h e r t z E T J Schertz E T J (9 0'R O W )'S e c o n d ary A rterial (1 2 0'- 1 3 0' R O W )' Prin cip al A rterial (7 0'R O W )'P la n n e d C o m m ercial C olle ct or A 1 2 " W L 1 2 " W L 8" WL 8" W L 8" WL 8" W L 8" W L 8" W L 1 2 " W L 8" W L 8" WL 8" WL 6" WL 8" WL 2" WL 8" WL 6" WL 6" WL 6" W L H A L L I E H I L L H A L L I E S T O N E HALLIE C R E S T HALLIE B R O O K HALLIE A R R O W HALLIE D A W N H A L L I E P A T H HALLIE C R E E K HALLIE L O O P HALLIE C H A S E H A L L I E R I V E R E F M 1 5 1 8 N HALLIE F O X HALLIE G L A D E TRAINE R H A L E R D 3 " P V C S C H 4 0 8 " P V C S D R 2 6 8" PVC S D R 2 6 8" PVC SDR 26 8" PVC SDR 26-D22 4 1 8" P V C S D R 2 6 8" PVC S D R 2 6 8" P V C S D R 2 6 8" P V C S D R 2 6 8 " P V C S D R 2 6 8" P V C S D R 2 6 8 " P V C S D R 2 6 8" P V C S D R 2 6 8" PVC S D R 2 6 8" P V C S D R 2 6 8" P V C S D R 2 6 8 " P V C S D R 2 6 - D 2 2 4 1 8" P V C S D R 2 6 - D 2 2 4 1 8" PVC SDR 26-D22 4 1 8" P V C S D R 2 6 - D 2 2 4 1 8" PVC SDR 26-D22 4 1 8" P V C S D R 2 6 - D 2 2 4 1 8" P V C S D R 2 6 - D 2 2 4 1 8 " P V C S D R 2 6 - D 2 2 4 1 8" PVC SDR 26-D22 4 1 8 " P V C S D R 2 6 - D 2 2 4 1 8" P V C S D R 2 6 - D 2 2 4 1 8" PVC SDR 26-D224 1 8" P V C S D R 2 6 - D 2 2 4 1 8" PVC SDR 26-D224 1 8" PVC S D R 2 6 8" P V C S D R 2 6 8 " P V C S D R 2 6 8" P V C S D R 2 6 8" P V C S D R 2 6 8" PVC S D R 2 6 8" PVC S D R 2 6 8" PVC S D R 2 6 8" PVC S D R 2 6 8" PVC S D R 2 6 8 " P V C S D R 2 6 Source: Esri, Maxar, GeoEye, Earthstar Geographics, CNES/Airbus DS, USDA, USGS, AeroGRID, IGN, and the GIS User Community 1 Inch = 200 FeetThe Court at HalliesCove Subdivision(PLANX20230280)0 200 400 600 800100Feet <all other values> Freeway Principal Arterial Planned Principal Arterial Secondary Arterial Planned Secondary Arterial Secondary Rural Arterial Planned Secondary Rural Arterial Residential Collector Planned Residential Collector Commercial Collector B Planned Commercial Collector B Commercial Collector A Planned Commercial Collector A <all other values> Highways Major Roads Minor Roads Other Cities 1" 2" 3" 4" 6" 8" 10" 12" 16" 18" 20" 24" 30" 36" Schertz Gravity Schertz Pressure Neighboring Gravity Private Pressure 200' Buffer Schertz Municipal Boundary County Boundaries U Hydrant !P Manholes4 APPLICANT SURVEYOROWNER SCALE: 1"=200' 200 100 2000 LOCATION MAP Moy Tarin Ramirez Engineers, LLC Engineers Surveyors Planners PROJECT No.:SCALE:PREPARATION DATE: 23164 1":200'FEBRUARY 2, 2024 REQUESTED ZONING BOUNDARY OFFICIAL PUBLIC RECORDS OF BEXAR COUNTY, TEXASO.P.R.B.C.T. EXISTING CONTOUR LEGEND ±7.678 AC. TO BE ANNEXED INTO THE CITY OF SCHERTZ NOT TO SCALE INTER S T A T E H W I - 1 0 E F M 1 5 1 8 TRAIN E R H A L E R D 200' NOTIFICATION LINE ZONING LEGEND SCHERTZ CITY LIMITS PROPERTY INFORMATION AND LAND USE (DVL) Development Agreement (Delayed Annexation) (PDD)Planned Development (PRE)Pre-Development (R-4) Apartment/Multi-Family Residential (GB)General Business 100-YR FEMA FLOODPLAIN NOTES: ACCORDING TO FLOOD INSURANCE RATE MAP PANEL 48029C0455G, DATES SEPTEMBER 29, 2010, IS LOCATED IN ZONE(S) A/E AND IS NOT WITHIN THE 100-YEAR FLOODPLAIN. THE THOROUGHFARE ALIGNMENTS SHOWN ON THIS EXHIBIT ARE ILLUSTRATION PURPOSED AND DO NOT SET ALIGNMENT. ALIGNMENT IS DETERMINED AT THE TIME OF FINAL PLAT. Owner Name and Address: PROPERTY ID: 1337490 LUERA JOEL ORLANDO & JUANA EVANGELISTA 7034 HALLIE PATH & SHERRI L SCHERTZ, TX 7815440 DEED NUMBER: 20210329542 Land Use: Single-Family Residential Hallies Court Subdivision Owner Name and Address: PROPERTY ID: 1337489 SMITH STEVEN MCKINLEY & SMITH AMANDA MALONSON 7028 HALLIE PATH SCHERTZ, TX 78154 DEED NUMBER: 20210209856 Land Use: Single-Family Residential Hallies Court Subdivision Owner Name and Address: PROPERTY ID: 1337466 JONES VALLERIE I 7016 HALLIE PATH SCHERTZ, TX 78154 DEED NUMBER: 20210325954 Land Use: Single-Family Residential Hallies Court Subdivision Owner Name and Address: PROPERTY ID: 1337465 COOPER DEBRA ELAINE 7010 HALLIE PATH SCHERTZ, TX 78154 DEED NUMBER: 20210266101 Land Use: Single-Family Residential Hallies Court Subdivision Owner Name and Address: PROPERTY ID: 1337464 MORRIS KEITH & KIMBERLY LYNETTE 7004 HALLIE PATH SCHERTZ, TX 78154 DEED NUMBER: 20210325849 Land Use: Single-Family Residential Hallies Court Subdivision Owner Name and Address: PROPERTY ID: 1314101 ROBINSON DARYL STEPHEN JR & LAURA MAY 6998 HALLIE PATH SCHERTZ, TX 78154 DEED NUMBER: 20200291508 Land Use: Single-Family Residential Hallies Court Subdivision Owner Name and Address: PROPERTY ID: 1314100 MEDINA JACQUELYN DUMLAO & CRUZ JONATHAN 6992 HALLIE PATH SCHERTZ, TX 78154 DEED NUMBER: 20200250386 Land Use: Single-Family Residential Hallies Court Subdivision Owner Name and Address: PROPERTY ID: 1314099 PRATT LESLIE LYN 6986 HALLIE PATH SCHERTZ, TX 78154 DEED NUMBER: 20200096467 Land Use: Single-Family Residential Hallies Court Subdivision Owner Name and Address: PROPERTY ID: 1314098 NEDOROSCIK JASON MICHAEL & ALLISON NATASHA 6980 HALLIE PATH SCHERTZ, TX 78154-2882 DEED NUMBER: 20200283336 Land Use: Single-Family Residential Hallies Court Subdivision Owner Name and Address: PROPERTY ID: 1314097 PADILLA BENJAMIN & AMANDA 6974 HALLIE PATH SCHERTZ, TX 78154 DEED NUMBER:20200163604 Land Use: Single-Family Residential Hallies Court Subdivision Owner Name and Address: PROPERTY ID: 1314096 GREER WILL STACY & LORETTA ANN 6968 HALLIE PATH SCHERTZ, TX 78154 DEED NUMBER: 20200145274 Land Use: Single-Family Residential Hallies Court Subdivision Owner Name and Address: PROPERTY ID: 1337481 BAUCUM DWAYNE & AUTUMN 13236 HALLIE GLADE SCHERTZ, TX 78154 Land Use: Single-Family Residential Owner Name and Address: PROPERTY ID: 1337482 THOMPSON AMAL & DANIELLE 13239 HALLIE FOX SCHERTZ, TX 78154 DEED NUMBER: 20220032891 Land Use: Single-Family Residential Owner Name and Address: PROPERTY ID: 1337468 JOHNSON JOHNNIE FRANKLIN JR & ELLA M 13238 HALLIE FOX SCHERTZ, TX 78154 DEED NUMBER: 20220161531 Land Use: Single-Family Residential Owner Name and Address: PROPERTY ID: 1337467 MATHIS BOBBY LEE 13177 HALLIE DAWN SCHERTZ, TX 78154 DEED NUMBER: 20210174502 Land Use: Single-Family Residential Owner Name and Address: PROPERTY ID: 1314107 FRISON TINA MARIE 13178 HALLIE DAWN SCHERTZ, TX 78154 DEED NUMBER: 20200256737 Land Use: Single-Family Residential Owner Name and Address: PROPERTY ID: 1314106 HAMILTON HAROLD W JR & MARQUITA 13181 HALLIE CHASE SCHERTZ, TX 78154 DEED NUMBER: 20200255426 Land Use: Single-Family Residential Owner Name and Address: PROPERTY ID: 1314121 PARKMAN DAMION JEROME & TERESA ALVARADO 13180 HALLIE CHASE SCHERTZ, TX 78154 DEED NUMBER: 20200089342 Land Use: Single-Family Residential Owner Name and Address: PROPERTY ID: 1314122 ANDREWS EZEKIEL J & CHELSI C 13197 HALLIE CREST SCHERTZ, TX 78154 DEED NUMBER: 20200232564 Land Use: Single-Family Residential Owner Name and Address: PROPERTY ID: 339286 HERRERA JOYLENE S 8215 TRAINER HALE RD SCHERTZ, TX 78154 VOL. 6795, PG. 1896, O.P.R.B.C.T. Land Use: Agricultural / Single Family Owner Name: CITY OF SCHERTZ 1400 SCHERTZ PKWY SCHERTZ, TX 78154 DEED NUMBER: 20210200624 Land Use: Vacant Owner Name: CITY OF SCHERTZ 1400 SCHERTZ PKWY SCHERTZ, TX 78154 DEED NUMBER: 20200297935 Land Use: Park / Open Space ZONING EXHIBIT PROJECT NAME: DRAWING NAME: THE COURT AT HALLIES COVE 13197 H A L L I E C R E S T (131412 2 ) 13178 H A L L I E D A W N (131410 7 ) 13181 H A L L I E C H A S E (131410 6 )6968 HA L L I E P A T H (131409 6 ) 6974 HA L L I E P A T H (131409 7 ) 6980 HA L L I E P A T H (131409 8 ) 6986 HA L L I E P A T H (131409 9 ) 6998 HA L L I E P A T H (131410 1 ) 13238 H A L L I E F O X (133746 8 ) 13177 H A L L I E D A W N (133746 7 ) 7004 HA L L I E P A T H (133746 4 ) 7010 HA L L I E P A T H (133746 5 ) 7016 HA L L I E P A T H (133746 6 ) 7028 HA L L I E P A T H (133748 9 ) 7034 HA L L I E P A T H (133749 0 ) 13237HALLIE GLADE(1337491) 13236 H A L L I E G L A D E (133748 1 ) 13239 H A L L I E F O X (133748 2 ) 6962HALLIE PATH(1314095) 8215 TRAINERHALE RD(339286) 13180 H A L L I E C H A S E (131412 1 ) 6992 HA L L I E P A T H (131410 0 ) City of S c h e r t z C i t y o f S c h e r t z Ci t y o f S c h e r t z City of S c h e r t z C i t y o f S c h e r t z HALLIE C R E E K H A L L I E H I L L HALLIE F O X H A L L I E S T O N E HALLIELOOP HALLIE H A V E N HALLIE B R O O K HALLIE C R E S T H A L L I E O A K S HALLIE D A W N H A L L I E P A T H HALLIE C H A S E H A L L I E R I V E R HALLIE G L A D E 4 0 200 400 600100Feet City of SchertzThe Court at Hallies Cove(PLANX20230280)Last Update: January 19, 2024City of Schertz - gis@schertz.com Project Area 200' Buffer This product is for informational purposes and may not have been prepared for or besuitable for legal, engineering, or surveying purposes. It does not represent an on-the-groundsurvey and represents only the approximate relative location of property boundaries. From: Vallerie Jones <valleriej183@gmail.com> Sent: Wednesday, February 28, 2024 12:38 PM To: planning@schertz.com Subject: PLZC202300283 Reply Form Attachments: attachment 1.pdf Follow Up Flag: Follow up Flag Status: Flagged I’m submitting my response to vote No regarding rezoning of approximately 7.7 acres of land for Single-Family Residential District R-1 (8215 Trainer Hale Road. I selected my home based on the fact there’s no neighbors or traffic directly behind my house. I have enclosed my reply form. I will also mail in my reply form for record. Thank you Vallerie Jones PLANNING AND ZONING COMMISSION MEETING: 03/06/2024 Agenda Item 5 C TO:Planning and Zoning Commission PREPARED BY:Daisy Marquez, Planner SUBJECT:PLZC20230207 - Hold a public hearing and make a recommendation on a request to rezone approximately 3.6 acres of land from Single-Family Residential District (R-1) to Neighborhood Services District (NS), known as Guadalupe County Property Identification Number 42797, more specifically described as 3517 FM 3009, City of Schertz, Guadalupe County, Texas. BACKGROUND The applicant is requesting to rezone approximately 3.6 acres of land from Single-Family Residential District (R-1) to Neighborhood Services District (NS). The subject property currently has a vacant residential dwelling unit on the property. On February 21, 2024, (44) 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, three (3) responses in favor, (0) responses neutral, and three (3) 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 sign was placed on the property. Subject Property: Zoning Land Use Existing Single-Family Residential District (R-1)Residential Dwelling Proposed Neighborhood Services District (NS)Medical Office Adjacent Properties: Zoning Land Use North Planned Development District (PDD) & Neighborhood Services District (NS)Single Family Dwelling Units & Medical Office South Neighborhood Services District (NS)Single Family Dwelling Units & Medical Office East Right-of-Way FM 3009/ Roy Richard West Single-Family Residential District (R-6)Single Family Dwelling Units GOAL The proposed zone change is for approximately 3.6 acres of land to Neighborhood Services (NS). Per the letter of intent submitted with the application, the applicant desires to develop the land for a medical building. 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 To the north of the subject property, there are single-family residential dwelling units zoned Planned Development District (PDD), and to the west are single family residential dwelling units zoned Single-Family Residential (R-6). Additionally, to the north east of the subject property, the properties are zoned Neighborhood Services District (NS) and consist of Medical Offices. To the south of the subject property, there are single-family dwelling units and medical offices that are all zoned Neighborhood Services District (NS). When evaluating the 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 zone change to Neighborhood Services District (NS) does implement the policies of the adopted Comprehensive Plan. The Comprehensive Land Use Plan designates the subject property as Single Family Residential. The Single Family land use designation is intended for a mix of residential with some commercial activities that support the daily activity of development. The new Comprehensive Land Use Plan, that is not yet adopted, identifies the subject property as Local Corridor. The Local Corridor land use designation is intended for locally oriented commercial and entertainment areas that are of a scale and intensity compatible with the surrounding neighborhood. The requested Neighborhood Services District (NS), is compatible with the existing and proposed Comprehensive Land Use Plan land use designations as per its statement of purpose and intent from UDC Section 21.5.6. The intention of Neighborhood Services District (NS) is to provide suitable areas of development of certain limited service and retail uses in proximity to residential neighborhoods in order to accommodate the basic everyday retail and service needs of nearby residents. 2. Whether the proposed zoning change or zoning map amendments 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. As stated in UDC Section 21.57.6.B. Neighborhood Services District (NS) uses occur most often at the periphery of established neighborhoods at the intersection of collectors and minor arterials, and have generous landscaping and contain non-residential uses, but require appropriate buffering from residential uses. The subject property's access point is on FM 3009, and FM 3009 is classified as a Principal Arterial at 120'-130' of right-of-way. 3. Whether the uses permitted by the proposed zone change in the zoning district classification and the standards applicable to such uses will be appropriate in the immediate area of the land to be reclassified; Yes, the proposed permitted uses in Neighborhood Services District (NS) are meant to be near established neighborhoods and at the intersection of collectors and minor arterials. The subject property is located on FM 3009, which is a principal arterial, and is located on the other side of two established neighborhoods. The proposed development will need to meet UDC Article 9 design requirements, which will require additional screening, buffering, and increased building setback requirements adjacent to residential use and residential zoned properties. 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 proposed development is located on FM 3009. The developer has already communicated with TXDOT and has come to the agreement that the existing signalized T intersection on FM 3009 and Green Valley Road will be modified to a full signalized intersection so that the main access point for the development is at the FM 3009 and Green Valley Road intersection. There is existing water and sewer for the proposed development with water being serviced from the Schertz and SSLGC dual CCN and sewer from the Schertz and CCMA dual CCN. 5. Whether there have been environmental and/or economical changes which warrant the requested change. FM 3009, also known as Roy Richard, has been developing as a corridor within the City of Schertz that provides local services and local commercial uses for residents. With continuing improvements on FM 3009, and increasing commercial development directly adjacent to FM 3009, the applicant's request for a zone change from Single-Family Residential District (R-2) to Neighborhood Services District (NS) is warranted to expand the existing and continuing medical office development that corresponds with what is existing on FM 3009. 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 for which the change is requested. 7. Whether all of the applicant's back taxes owed to the City have been paid in full. 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 the City Council. RECOMMENDATION Due to the location of the proposed development on FM 3009, compatibility with the Comprehensive Land Use Plan, and the minimal adverse impact on the surrounding neighborhoods, Staff recommends approval of PLZC20230207. Attachments Aerial Exhibit Zoning Exhibit Public Hearing Notice Map Public Hearing Responses N60° 05' 48"E 560.76'' N2 9 ° 4 1 ' 4 0 " W 2 4 7 . 8 6 ' S59° 36' 19"W 983.99' S2 8 ° 4 7 ' 5 4 " E 2 1 3 . 1 1 ' N59° 36' 19"E 426.90' S2 8 ° 4 8 ' 0 0 " E 3 0 . 0 0 ' 1 2 12 1 5 9 8 1 3 7 6 11 4213 14 14 17 14 14 14 15 14 17 17 17 14 14 14 14 16 16 16 16 14 16 14 14 14 12 18 20 0 ' 200' 20 0 ' 19 19 9 8 3 7 7 1 20 0 ' 22 2 2 2 20 10 10 200.00' 200-FT NOTIFICATION BOUNDARY 200-FT NOTIFICATION BOUNDARY ZONING EXHIBIT 1 UNAUTHORIZED ALTERATION OR ADDITION TO A SURVEY OR ENGINEERING MAP BEARING A LICENSED LAND SURVEYOR OR PROFESSIONAL ENGINEER IS A VIOLATION OF SECTION 7209, SUB-DIVISION 2, OF THE NEW YORK STATE EDUCATION LAW.ONLY MAPS WITH THE LAND SURVEYOR OR PROFESSIONAL ENGINEER'S SEAL ARE GENUINE TRUE AND CORRECT COPIES OF THE LAND SURVEYOR OR PROFESSIONAL ENGINEER’S ORIGINAL WORK AND OPINION. RE V DA T E DR A W N B Y DE S C R I P T I O N SHEET NUMBER: SCALE: PROJECT NUMBER: DRAWN BY:DATE: DRAWING NAME: CHECKED BY: SHEET TITLE: PROTECT YOURSELF Copyright © 2024. Colliers Engineering & Design All Rights Reserved. This drawing and all the information contained herein is authorized for use only by the party for whom the services were contracted or to whom it is certified. This drawing may not be copied, reused, disclosed, distributed or relied upon for any other purpose without the express written consent of Colliers Engineering & Design. ALL STATES REQUIRE NOTIFICATION OF EXCAVATORS, DESIGNERS, OR ANY PERSON PREPARING TO DISTURB THE EARTH'S SURFACE ANYWHERE IN ANY STATE FOR STATE SPECIFIC DIRECT PHONE NUMBERS VISIT: WWW.CALL811.COM LOT 2 REZONING xh i b i t s \ C A D \ L O T 2 R E Z O N I N G . d w g \ S P 9 0 6 0 2 0 3 - L O T 2 B y : J W A R R E N Know what'sbelow.before you dig.Call R REVIEWED BY: NOTE: DO NOT SCALE DRAWINGS FOR CONSTRUCTION. CITY OF PITTSBURGHDEPARTMENT OF CITY PLANNINGAPPROVED: _______________________ CITY PLANNING COMMISSION _______________________ CHAIRMANATTEST: _______________________ _______________________SECRETARY Phone: Engineering & Design www.colliersengineering.com C O N S U L T I N G Engineering& Design ENGINEERS + SURVEYING EXISTING EASEMENTS 2 3 4 6 7 8 13 11 12 16' SANITARY SEWER EASEMENT, CAL STONE SUBDIVISION, VOLUME 9, PAGE 385, D.P.R. 6' PEDESTRIAN EASEMENT,VOLUME 9, PAGE 385, D.P.R. 16' WATER EASEMENT, CAL STONE SUBDIVISION, VOLUME 9, PAGE 385, D.P.R. 12' ELECTRICAL EASEMENT, GUADALUPE VALLEY ELECTRIC COOPERATIVE, INC., VOLUME 776, PAGE 1087, O.P.R. 20' BUILDING SETBACK LINE, VOLUME 5, PAGE 164B, D.P.R. 5' ELECTRIC, GAS, TELEPHONE, AND CABLE TELEVISION EASEMENT, VOLUME 5, PAGE 164B, D.P.R. 14' ELECTRIC, GAS, TELEPHONE, AND CABLE TELEVISION EASEMENT, VOLUME 5, PAGE 164B, D.P.R. DRAINAGE EASEMENT, VOLUME 5, PAGE 164B, D.P.R. 15' ELECTRIC, GAS, TELEPHONE, AND CABLE TELEVISION EASEMENT, CAL STONE SUBDIVISION, VOLUME 9, PAGE 385, D.P.R. 9 1' VEHICULAR NON-ACCESS EASEMENT, CAL STONE SUBDIVISION, VOLUME 9, PAGE 385, D.P.R. 5 30' ELECTRIC, GAS, TELEPHONE, AND CABLE TELEVISION EASEMENT, CAL STONE SUBDIVISION, VOLUME 9, PAGE 385, D.P.R. 10 25' ACCESS EASEMENT, CAL STONE SUBDIVISION, VOLUME 9, PAGE 385, D.P.R. 1 14' ELECTRIC, GAS, TELEPHONE, AND CABLE TELEVISION EASEMENT, VOLUME 5, PAGE 164B, D.P.R. N S E W NOR T H 50 50 100 SCALE : 1" = 50' 0 SELECT LINEAR UNIT OF MEASURE SITE DATA SUMMARY TABLE PROPOSED ZONING DISTRICT LOT AREA (ACREAGE/SQ.FT.) LEGEND 1000 1000 2000 SCALE : 1" = 1000' 0 LOCATION MAP PROJECT SITE NEIGHBORHOOD SERVICES (NS) 3.56 AC O.P.R. PROPOSED USE MEDICAL EXISTING ZONING DISTRICT SINGLE FAMILY RESIDENTIAL (R-1) MISCELLANEOUS NOTES: 1. ACCORDING TO FLOOD INSURANCE RATE MAP 210 OF 480, COMMUNITY PANEL NO. 48187C0210F, DATED NOVEMBER 2, 2007, PROPERTY IS LOCATED IN ZONE X, AND IS NOT WITHIN THE 100-YEAR FLOODPLAIN. 2. THE THOROUGHFARE ALIGNMENTS SHOWN ON THIS EXHIBIT ARE FOR ILLUSTRATION PURPOSES AND DO NOT SET ALIGNMENT. ALIGNMENT IS DETERMINED AT THE TIME OF FINAL PLAT. 200-FT NOTIFICATION BOUNDARY KELLUM PHASE III KELLUM REAL ESTATE, LLC 1835 CENTURY OAK TRAIL SAN ANTONIO , TX 78205 210.317.9024 3517 ROY RICHARD DR LOT 2, BLOCK 1 CAL STONE SUBDIVISION SCHERTZ, GUADALUPE COUNTY, TEXAS AS SHOWN 02/15/24 JP JW 23001131A 1 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ___________________________ of FOR PTH SAN ANTONIO (KFW) 3421 Paesanos Parkway San Antonio, TX 78231 210.979.8444 COLLIERS ENGINEERING & DESIGN, INC. TBPE Firm#: F-14909 TBPLS Firm#: 10194550 Formerly Known as M.P.R. D.P.R. 5' ELECTRIC EASEMENT, VOLUME 4, PAGES 333-334, M.P.R. 14 5' CABLE TELEVISION EASEMENT, VOLUME 4, PAGE 333, M.P.R. 15 12' ELECTRIC, TELEPHONE, AND CABLE TELEVISION EASEMENT, VOLUME 4, PAGES 333-334, M.P.R. 16 10' BUILDING SETBACK LINE, VOLUME 4, PAGES 333-334 M.P.R. 17 50' INGRESS AND EGRESS EASEMENT, VOLUME 638, PAGE 907, M.P.R. 18 VARIABLE WIDTH DRAINAGE EASEMENT, VOLUME 10, PAGES 165, O.P.R. 19 VARIABLE WIDTH WATER EASEMENT, VOLUME 10, PAGE 165, O.P.R. 20 R.O.W. PG. DR. OFFICIAL PUBLIC RECORDS OF REAL PROPERTY OF GUADALUPE COUNTY, TEXAS MAP AND PLAT RECORDS OF GUADALUPE COUNTY, TEXAS DEED AND PLAT RECORDS OF GUADALUPE COUNTY, TEXAS RIGHT OF WAY PAGE DRIVE SQ.FT. AC SQUARE FEET ACRES DOC DOCUMENT ZONING BOUNDARY ADJACENT PROPERTY LINE EASEMENT LINE MAJOR CONTOUR MINOR CONTOUR PLANNING AND ZONING COMMISSION MEETING: 03/06/2024 Agenda Item 5 D TO:Planning and Zoning Commission PREPARED BY:Daisy Marquez, Planner SUBJECT:PLZC20240007 - Hold a public hearing and make a recommendation on a request to rezone approximately 11.7 acres of land from General Business District (GB) to General Business District -2 (GB-2), known as Comal County Property Identification Numbers 78053 and 116266, Guadalupe County Property Identification Numbers 68327, 68329, 114080, and 114082 generally located 500 feet west of the intersection of FM 2252 and IH-35 Frontage Road, City of Schertz, Guadalupe and Comal County, Texas. BACKGROUND The applicant is proposing to rezone approximately 11.7 acres of land from General Business District (GB) to General Business District-2 (GB-2). The subject property is currently used for portable building sales, specifically Mobile Mini. Portable building sales is defined as an establishment which factory-manufactures portable buildings, such as manufactured homes and jobsite offices, are displayed and offered for sale, lease, or order to the general public as per Article 16 of the Unified Development Code. The zone change, if approved, with the accompanying Specific Use Permit request, would make the existing land use conform to the Unified Development Code Section 21.5.8. Permitted Use Table, and no longer be a non-conforming use subject to UDC Article 7. Although the land use would no longer be nonconforming if the zone change and Specific Use Permit are approved, the applicant would still need to plat their property, provide improvements, submit a site plan, demonstrate compliance with the Unified Development Code, and receive a certificate of occupancy. On February 21, 2024, seven (7) 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, 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, two signs were placed on the property. Subject Property: Zoning Land Use Existing General Business District (GB)Portable Building Sales Proposed General Business District-2 (GB-2)Portable Building Sales and Retail Adjacent Properties: Zoning Land Use North Right of Way IH-35 N Access Road South General Business District (GB) & Single-Family Residential/ Agricultural District (R-A)Vacant East General Business District (GB) with an approved SUP for a convenience store with gas pumps Vacant West Private Right of Way Den-OTT Hill Private Road GOAL The proposed zoning is for approximately 11.7 acres of land from General Business District (GB) to General Business District-2 (GB-2). Per the letter of intent submitted with the application, the applicant desires to bring the property's current illegal nonconforming land use of Portable Building Sales into conformance with the Unified Development Code. Additionally, the applicant is proposing to remodel a vacant building on their property for retail. 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 The subject property is currently zoned General Business District (GB), and has an existing operating business of portable building sales, specifically known as Mobile Mini. Directly to the north of the property is the IH-35 N Access Road right-of-way, and to the east, the property is zoned General Business District (GB) with a Specific Use Permit and is undeveloped. To the west of the property is a private access road known as Den-Ott Hill, and beyond the access road is the existing Bussey's Flea market that is currently zoned General Business District (GB). The property immediately to the south is zoned General Business District (GB) and Single-Family Residential/ Agricultural District (R-A) and is undeveloped/vacant. When evaluating the 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 zone change does not meet the intent of the Comprehensive Land Use Plan. The current Comprehensive Land Use Plan (CLUP) designates the subject property as Commercial Campus with Single Family Residential at the very rear of the property. The Commercial Campus land use designation is intended to encourage the development of lower intensity commercial and office uses as a buffer between IH-35 and adjoining neighborhoods. The proposed Comprehensive Land Use Plan amendment, yet to be adopted, proposes to designate this area as Mixed-Use Center. The Mixed-Use Center land use designation is intended to include a combination of housing types, locally servicing commercial and recreational uses that integrates commercial, residential, and office/entertainment. The proposed zone change from General Business District (GB) to General Business District-2 (GB-2) would allow for more intense land uses that are not compatible with the current nor the proposed Comprehensive Land Use designations for this area. More specifically, General Business District -2 (GB-2) permits by right uses like Truck Sales, Heavy Equipment, Welding/ Machine Shop, Nursery, major, general manufacturing/industrial use, and bottling works. Additionally, the accompanying Specific Use Permit is to specially allow Portable Building Sales, which would not meet the intent of a harmonious center where services of the local residents are met. 2. Whether the proposed zoning change or zoning map amendments promotes the health, safety, or general welfare of the City and the safe, orderly, efficient and healthful development of the City; The proposed zone change does not promote the general orderly and healthful development of the city. This portion of the IH-35 N Access Road, from Cibolo Valley Drive to FM 2252, is slowly becoming a corridor that meets the needs of the local community with personal services, restaurants, and retail. There are more appropriate locations for this type of development and proposed use where the land is already zoned for portable building sales. 3. Whether the uses permitted by the proposed zone change in the zoning district classification and the standards applicable to such uses will be appropriate in the immediate area of the land to be reclassified; The proposed zone change to General Business District -2 is not appropriate with 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 is using an existing on-site sanitary sewer system. During the platting process, the subject property will need to conform to the City of Schertz development requirements in the Unified Development Code. The subject property uses IH-35 N Access Road as its frontage and the Texas Department of Transportation has acquired the right-of-way necessary for the TXDOT NEX project. The Master Thoroughfare Plan East and West Connector does not affect their property directly, as the alignment has been set by other development, and consequently will affect their neighboring properties. Water is available and provided by the Schertz and SSLGC dual CCN on IH-35 N Access Road. Although the site is currently operating with on-site septic, sewer is available and provided by Schertz and CCMA dual CCN, and the development will be required to extend sewer across their frontage to the existing Bussey's lift station. Any plans for sewer extension will be submitted at the time of final plat with their public infrastructure permits. 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 northern portion and majority of the subject property was annexed on April 7, 1981 with Ordinance 81-A-10 and the remainder on February 6, 1990 with Ordinance 90-A-5. Portable building sales was established as a use in the permitted use table of the Unified Development Code with Ordinance 06-S-33, the 2006 amendment of the Unified Development Code. The 2006 Unified Development Code stipulates that Portable Building Sales requires a Specific Use Permit in General Business District -2 (GB-2) and General Business District-3 (GB-3) and is permitted in Manufacturing District -Light (M-1). Unified Development Code Section 21.7.1.B states that nonconforming uses, lots, and structures shall not be enlarged upon, expanded or extended, and shall be used as a basis for adding other structures or uses prohibited elsewhere in the same district. However, the applicant has been continually expanding the business on the original parcel and onto new parcels without permits. 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 for which the change is requested. 7. Whether all of the applicant's back taxes owed to the City have been paid in full 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 the City Council. RECOMMENDATION The proposed zone change to General Business District-2 (GB-2) would allow more intense uses that are not compatible with the surrounding The proposed zone change to General Business District-2 (GB-2) would allow more intense uses that are not compatible with the surrounding development and is incompatible with the Comprehensive Plan land use designations. The existing General Business District (GB) and the permitted uses within General Business District (GB) are more compatible with the surrounding adjacent land uses and the Comprehensive Plan land use designation. Therefore, Staff recommends denial of PLZC2024007. Attachments Aerial Exhibit Zoning Exhibit Public Hearing Notice Map PLANNING AND ZONING COMMISSION MEETING: 03/06/2024 Agenda Item 5 E TO:Planning and Zoning Commission PREPARED BY:Daisy Marquez, Planner SUBJECT:PLSPU20240009 - Hold a public hearing and make a recommendation on a Specific Use Permit to allow Portable Building Sales in General Business District-2 (GB-2) on approximately 11.7 acres of land known as Comal County Property Identification Numbers 78053 and 116266, Guadalupe County Property Identification Numbers 68327, 68329, 114080, and 114082, generally located 500 feet west of the intersection of FM 2252 and IH-35 Frontage Road, City of Schertz, Guadalupe and Comal County, Texas. BACKGROUND The applicant is requesting a Specific Use Permit for approximately 11.7 acres of land to allow portable building sales within the General Business District-2 (GB-2) . The applicant is also requesting a zone change to General Business District-2 (GB-2) in addition to the Specific Use Permit. As per Unified Development Code Section21.5.8, a Specific Use Permit is required for Portable Building Sales in General Business District-2 (GB-2). Portable building sales is defined as an establishment which factory-manufactures portable buildings, such as manufactured homes and jobsite offices, are displayed and offered for sale, lease, or order to the general public as per Article 16 of the Unified Development Code. Although the land use would no longer be nonconforming if the zone change and the Specific Use Permit are approved, the applicant would still need to plat the property, provide improvements, submit a site plan, demonstrate compliance with the Unified Development Code, and receive a certificate of occupancy. On February 21, 2024, seven (7) 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, zero (0) responses in favor, zero (0) responses in 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. Subject Property: Zoning Land Use Existing General Business District (GB)Portable Building Sales Proposed General Business District -2 with an SUP Portable Building Sales and Retail Adjacent Properties: Zoning Land Use North Right of Way IH-35 Frontage Road South General Business District (GB) and Single-Family Residential/ Agricultural District (R-A)Vacant East General Business District (GB) with an approved SUP for a convenience store with gas pumps Vacant West Private Right of Way Den-OTT Hill Private Road GOAL The proposed Specific Use Permit is to allow portable building sales on approximately 11.7 acres of land, located approximately 500 feet west of the intersection of Fm 2252 and IH-35 N Access Road. There is a zone change application that accompanies the Specific Use Permit application that requests a zone change from General Business District (GB) to General Business District-2 (GB-2). Per the letter of intent submitted with the application, the applicant desires to bring the property's current nonconforming land use of Portable Building Sales in General Business District (GB) into conformance with the Unified Development Code. 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 The subject property is currently zoned General Business District (GB), and has an existing nonconforming operating business of portable building sales, specifically known as Mobile Mini. Directly to the north of the property is the IH-35 N Access Road right-of-way, and to the east, the property is zoned General Business District (GB) with a Specific Use Permit and is undeveloped. To the west of the property is a private access road known as Den-Ott Hill, and beyond the access road is the existing Bussey's Flea market that is currently zoned General Business District (GB). The property immediately to the south is zoned General Business District (GB) and Single-Family Residential/ Agricultural District (R-A) and is undeveloped/vacant. When evaluating the Specific Use Permit, staff uses 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 embeded in the adopted Comprehensive Land Plan. The proposed Specific Use Permit to allow portable building sales does not meet the intent of the Comprehensive Land Use Plan (CLUP). The current Comprehensive Land Use Plan designates the subject property as Commercial Campus with Single Family Residential at the rear of the property. The Commercial Campus land use designation is intended to encourage the development of lower intensity commercial and office uses as a buffer between IH-35 and adjoining neighborhoods. Single Family Residential is intended for a mix of residential with some commercial activities that support the daily activities of development. The proposed Comprehensive Land Use Plan amendment, yet to be adopted, designates the subject property and the surrounding area as Mixed-Use Center. The Mixed-Use center is intended to integrate a combination of housing types, locally serving commercial and recreational uses that integrate commercial, residential, and office/entertainment. The requested Specific Use Permit to allow portable building sales on the subject property is a use that does not meet the intent of lower intensity commercial and is not a compatible transitional use from IH-35 N Access Road to the neighborhood. The requested Specific Use Permit additionally requires a zone change to General Business District-2 (GB-2). The uses allowed within General Business District-2 (GB-2) are not compatible with the intent of the Comprehensive Land Use Plan land use designations. 2. The proposed use is consistent with the general purpose and intent of the applicable zoning district regulations. The subject property is currently zoned General Business District (GB). General Business District is intended to provide suitable areas for the development of non-residential uses that may include retail and service establishments that are generally oriented toward serving the overall needs of the community and are usually located along principal transportation routes. Portable building sales requires a Specific Use Permit in the General Business District-2 (GB-2), thus there is a zone change application accompanying the Specific Use Permit application. Portable Building sales is permitted by right in Manufacturing District Light (M-1). General Business District-2 (GB-2) is intended to provide suitable areas for the development of non-residential and light industrial uses that offer a wide variety of retail and service establishments oriented toward serving the community and are appropriately designed with attractive landscaping, along principal transportation corridors. Although the property is located along IH-35 N Access road, the light industrial uses within the GB-2 zoning that is being requested with the Specific Use Permit is not compatible with the surrounding area. 3. The proposed use is compatible with and preserves the character and integrity of adjacent development and neighborhoods, and includes improvements either on-site or within 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. The proposed Portable Building Sales use is not compatible with and does not preserve the integrity and character of adjacent development and neighborhoods. With recently approved zone changes and current active developments, the area of IH-35 N Access Road from Cibolo Valley Drive to FM 2252 is actively transforming into a corridor that provides services with retail, restaurants, and commercial that serves the local existing and new residential developments. The business is currently stacking portable buildings on top of each other and each portable building can range from 8 feet in height minimum to 20 feet in height. Additionally, the property would need to prove compliance with Unified Development Code Section 21.8.9 for general outdoor storage, which requires that general outdoor storage be a maximum of 20-feet in height, be completely enclosed or moved to the rear of structure, and in no event be visible from public right-of-way. Additionally, the subject property does not meet the requirements of Unified Development Code Article 9 - Site Design Standards and Article 10, due to the use of prohibited fence material, and unpaved surfaces. 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 portable building sales use currently uses access along IH-35 N Access Road, which is a one-way road, for their existing business. Any new proposed access points along IH-35 Access Road will be reviewed by the City of Schertz Engineering Department and the Texas Department of Transportation. 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. Access to the subject property is along IH-35 N Access Road, which is a one-way road. Any new proposed access points along IH-35 Access Road will be reviewed by the City of Schertz Enginerring department and the Texas Department of Transportation. 6. The proposed use incorporates features to minimize adverse effects, including visual impacts, of the proposed use on adjacent properties. If the zone change to General Business District-2 (GB-2) and the Specific Use Permit to allow portable building sales is approved, the subject property will have to meet all site development requirements within the Unified Development Code. The adjacent properties to the South and East are zoned General Business District (GB) and are not currently being used for single-family residential. As a result, no additional screening requirements from the subject property to the adjacent properties is required. Additionally, all outdoor display and storage requirements in Article 8 of the Unified Development Code will need to be met. 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 use will have to meet all dimensional and design requirements of the General Business Disrict-2 (GB-2) as mentioned in UDC Section 21.5.7. No variations to the requirements have been requested. 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 impact for the safe, orderly, efficient and healthful development of the City. Given the intensity of the requested Specific Use Permit for portable building sales, its incompatibility with the Comprehensive Land Use Plan land use designations, and portable building sales not being an appropriate transitional use, the proposed Specific Use Permit does not promote the safe, orderly, efficient and healthful development of the City. 9. No application made under these provisions will receive final approval until all back taxes owed to the City have been paid in full. This does not impact the Planning and Zoning Commission 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. Staff has ensured all UDC requirements have been met for the proposed Specific Use Permit, and at this time have not received any special considerations from the Planning and Zoning Commission or the City Council. RECOMMENDATION Given the intensity of the requested Specific Use Permit for portable building sales, its incompatibility with the Comprehensive Land Use Plan land use designations, and portable building sales not being an appropriate transitional use to the surrounding properties, Staff recommends denial of PLSPU20240009 Special Use Permit for portable building sales. Attachments Aerial Exhibit Specific Use Exhibit Public Hearing Notice Map PLANNING AND ZONING COMMISSION MEETING: 03/06/2024 Agenda Item 5 F TO:Planning and Zoning Commission PREPARED BY:Samuel Haas, Senior Planner CASE:PLUDC20230221 SUBJECT:PLUDC20230221 - Hold 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 1 - General Provisions, Article 4 - Procedures and Applications, and Article 14 - Transportation. GENERAL INFORMATION: As stated in the Unified Development Code (UDC), City Council from time to time, on its own motion, or at the recommendation of City staff amend, change, or modify text in any portion of the UDC to establish and maintain stable and desirable development. It is generally considered good practice to periodically review and update the development regulations due to changing conditions, community goals, and/or State and Federal regulations. PROPOSED AMENDMENTS Background: Overtime, the sections in the Unified Development Code (UDC) relating to Utilities and Transportation require updates and revisions. This can be warranted by changes in state law or by the City changing its procedures, standards, and practices. The Texas Local Government Code (LGC) has specific requirements for Development Manuals and Public Works Specification Manuals. While the city is currently in conformance with these requirements in practice, staff with counsel from the legal team felt it necessary to explicitly state these requirements in the Unified Development Code (UDC). This is considered best practice and is consistently done throughout other sections in the UDC. Similarly, several other proposed UDC edits within these amendments will help the UDC align with other parts of the LGC, including recent legislative changes to the LGC. Some sections of the UDC are in conflict with other documents, such as the Master Thoroughfare Plan and the Public Works Standard Specifications, and some proposed changes are to remove the conflicts. Our legal team also advised that language should be added to identify which standard/document takes precedence in case of a conflict. Similarly, language is being added to many sections, to make the UDC more consistent. For example, certain subsections explicitly state requirements for planning applications, but forget to mention these same applications when dealing with resubmittals/appeals/etc. While some may think these requirements are implied, it is best practice to have redundant language, and thus provide more consistency throughout the UDC. Amendment of the Utility Service Extension section of the UDC (Section 4.11) is proposed to correct the current code's authorization for the City to require annexation as a condition of granting approval of service to a property already within the City's utility CCN. These amendments propose many changes to the Transportation section of the UDC (Article 14). These changes include clarifying terms and classifications, better detailing the City's procedures, and providing more requirements or standards for subsections that are too broad. Also, conditions in our community change and changes to some of our standards are appropriate. For example, our current fire apparatus needs more room to safely turn around in cul-de-sacs. In other cases, our standards are not consistent with other city requirements and/or are outdated and do not reflect current practices. The purpose of PLUDC20230221 is to make the development process more streamlined and easier to understand for applicants. Also, these amendments will help bring the UDC into better alignment with the LGC. Proposed Amendments: Article 1 Section 21.1.10 - Development Manual Adding language detailing a city process with the Development Manual to align with Texas Local Government Code (LGC) requirements. Section 21.1.11 - Public Works Specification Manual Adding language detailing a city process with the Public Works Specification Manual to align with Texas Local Government Code (LGC) requirements. Article 4 Section 21.4.2. - Initiation of Application Staff is proposing to remove the requirement for official Public Works certification. Staff is matching language of subsection C.6 to C.1. This is in relation to certification letters, making the UDC more consistent. Section 21.4.6 - Comprehensive Land Plan Amendment Adding the "City Manager or his/her designee" term in this section to match the rest of the UDC. Section 21.4.11 - Utility Service Extension Removing City's authority to annex property within City's CCN for which utility service extension is requested. Explicitly requiring application for Utility Service Extensions for property for which platting is not required (such as property outside the City Limits). Changing the accompaniment of application for voluntary annexation from "shall" to "may". Adding requirement for approved CCN transfer, Service Area map update, and CIP amendment. Adding the "City Manager or his/her designee" term in this section to match the rest of the UDC. Section 21.4.14 - Appeals Staff is updating time-frames and language in the Appeals section to align with the LGC. Section 21.4.15 - Public Infrastructure Improvements, Construction Plans, and Improvements Agreements Adding language clarifying that construction plan extensions cannot exceed plat extensions. Adding the stipulation that electric utilities need to be installed prior to plat recordation. This matches the requirements for other public improvements. Adding reference to Public Works Specification Manual. Section 21.4.16 - Building Permits Adding the "City Manager or his/her designee" term in this section to match the rest of the UDC. Article 14 Section 21.14.1 - Streets Adding language to stipulate or clarify adherence to the Public Works Specification Manual, Comprehensive Plan, and Master Thoroughfare Plan. Revising section on dead-end streets and cul-de-sacs to remove conflict with Public Works Specification Manual; remove conflicting language in the section; and establish new standards based on minimum size of cul-de-sac needed to accommodate large emergency service vehicles. Clarifying street name approval process. Revising street classifications and construction standards to make consistent with Master Thoroughfare Plan and Public works Specification Manual. Also adding clarification between "island" and "median" and establishing approval process for each. Adding or clarifying terms Revising street light language to better account for differeng equipment of different electrical providers and adding new requirements to improve lighting to better serve the public. Section 21.14.3 - Additional Design Requirements Adding simplifying language to stipulate adherence Master Thoroughfare Plan Removing subsection C and D, the landscape buffer and off-street parking additional requirements as these requirements are included in another section of the UDC. Section 21.14.4 - Alleys Clarifying commercial and industrial alleys Removing subsection G, a section on drainage that is unnecessary and potentially confusing for applicants as Stormwater Management Plans address this issue. Section 21.14.5 - Driveways Adding language for TxDOT requirements Revising sections to eliminate conflicts with Public Works Specifications Manual. Section 21.14.6 - Sidewalks and Hike and Bike Trails Revisions to subsection C and H, the sections on sidewalk width and Hike and Bike Trails. Section 21.14.7 - Traffic Impact Analysis (TIA) Clarifying TIA requirements Adding the "City Manager or his/her designee" term in this section to match the rest of the UDC. Revisions to subsection E, the contents of a TIA. Revising submission requirements in subsection F for better customer service Revising subsection E to close loopholes in current regulation, improve clarity of requirements, and help ensure that what is being required is "roughly proportional". Section 21.14.8 - Conflicts New section in UDC to address any potential conflicts between Master Thoroughfare Plan and Public Works Specification Manual. STAFF ANALYSIS AND RECOMMENDATION: When evaluating UDC amendments, staff uses the Criteria of Approval found in 21.4.7.D. 1. The proposed amendment promotes the health, safety, or general welfare of the City and the safe, orderly, efficient and healthful development of the City. In order to promote orderly and efficient development, the UDC functions better when there is continuity throughout the code and when the code more closely aligns with state laws i.e. the LGC. Also, to promote health and general welfare, establishing clear and well organized infrastructure systems is essential. 2. An amendment to the text is consistent with other policies of this UDC and the City. These amendments will help align the UDC with other plans in the city, such as the Master Thoroughfare Plan, and the Public Works Specification manual. Also, one of the stated goals in the UDC is to "facilitate the adequate and efficient provision of transportation, water, wastewater, schools, parks, public safety and recreational facilities, and other public facilities and services". These amendments will help achieve this goal. 3. Any proposed amendment is consistent with the goals and objectives of this UDC and the City. The City of Schertz Strategic Plan has clear stated policy values. Among these is establishing a safe community with "proper planning, design and construction" as well as "adequately investing in and maintaining the built community". Providing essential services that "function to address basic community needs such as security, life safety and infrastructure". The Strategic Plan also highlights the city's operational values. Among these is the goal to be proactive; "proactive means initiating change by anticipating future situations in order to make things happen". Within this framework, it is the responsibility of staff to be "continuously improving and evolving", "forward-thinking", and have "the ability to forecast and meet needs even before the customer identifies them". These amendments would achieve these goals and policy values in the Strategic Plan. 4. Other criteria 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. The scheduled public hearing provides the opportunity for the Planning and Zoning commission to determine this. For these reasons, staff is recommending approval of PLUDC20230221. COMMISSIONERS CRITERIA FOR CONSIDERATION: The Planning and Zoning Commission in making a recommendation to City Council on the proposed Unified Development Code Amendment. In considering action on a UDC Amendment, the Commission should consider the criteria within UDC, Section 21.4.7 D. Attachments UDC Article 1 - redlines UDC Article 1 - clean UDC Article 4 - redlines UDC Article 4 - clean UDC Article 14- Redlines UDC Article 14 - clean Created: 2023-07-18 12:49:27 [EST] (Supp. No. 7) Page 1 of 1 Sec. 21.1.10. Development manual. The Development Manual is prepared by the City of Schertz Planning and Community Development Department - Planning Division and is hereby adopted by reference as if set forth in full. The Development Manual shall contain application forms, required application materials, fees, and application submittal deadlines. The Development Manual may be amended by the City Manager or his/her designee from time to time. A copy of the current Development Manual shall be posted to the City’s website. Any amendment to the Development Manual shall be published to the City’s website within 30 calendar days from when the amendment is made in accordance with LGC Section 212.0081 or its successor statute. (Ord. No. 17-S-39 , § 1(Exh. A), 10-24-2017) Sec. 21.1.11. Public works specification manual. The Public Works Specification Manual prepared by the City of Schertz Public Works Division is hereby adopted by reference as if set forth in full. The Public Works Specification Manual shall contain specifications necessary to complete public projects. The Public Works Specification Manual may be amended by the City Manager or his/her designee from time to time.The Public Works Specification Manual may be adopted and updated from time to time by ordinance approved by the City Council. In accordance with LGC Section 212.002 & .0021 a public hearing is required and notice of the public hearing shall be published in a newspaper of general circulation in the city. (Ord. No. 17-S-39 , § 1(Exh. A), 10-24-2017) Created: 2023-07-18 12:49:27 [EST] (Supp. No. 7) Page 1 of 1 Sec. 21.1.10. Development manual. The Development Manual is prepared by the City of Schertz Planning and Community Development Department - Planning Division and is hereby adopted by reference as if set forth in full. The Development Manual shall contain application forms, required application materials, fees, and application submittal deadlines. The Development Manual may be amended by the City Manager or his/her designee from time to time. A copy of the current Development Manual shall be posted to the City’s website. Any amendment to the Development Manual shall be published to the City’s website within 30 calendar days from when the amendment is made in accordance with LGC Section 212.0081 or its successor statute. (Ord. No. 17-S-39 , § 1(Exh. A), 10-24-2017) Sec. 21.1.11. Public works specification manual. The Public Works Specification Manual prepared by the City of Schertz Public Works Division is hereby adopted by reference as if set forth in full. The Public Works Specification Manual shall contain specifications necessary to complete public projects. The Public Works Specification Manual may be adopted and updated from time to time by ordinance approved by the City Council. In accordance with LGC Section 212.002 & .0021 a public hearing is required and notice of the public hearing shall be published in a newspaper of general circulation in the city. (Ord. No. 17-S-39 , § 1(Exh. A), 10-24-2017) - SCHERTZ UNIFIED DEVELOPMENT CODE ARTICLE 4. PROCEDURES AND APPLICATIONS Schertz, Texas, Unified Development Code Created: 2021-11-05 10:19:07 [EST] (Supp. No. 5) Page 1 of 19 ARTICLE 4. PROCEDURES AND APPLICATIONS Sec. 21.4.1. Purpose and Intent. The purpose of this Article is to establish application procedures, internal review procedures, public notice and hearing procedures, and review criteria for the processing of applications and actions that affect the development and use of property subject to the jurisdiction of the City of Schertz. Sec. 21.4.2. Initiation of Application. A. Application Submittal. All development applications to be considered by any Board, Commission or Committee, or by the City Council shall be initiated by the filing of the application by the owner of the property on which the permit is applicable or by the owner's designated agent. In the event an application is submitted by a designated agent, the application must be accompanied by a written statement, signed by the owner, authorizing the agent to file the application on the owner's behalf. B. Determination of Application Completeness. 1. All development applications shall be subject to a determination of completeness by the City Manager or his/her designee. 2. No application shall be deemed complete and accepted for processing unless it is accompanied by all documents required by and prepared in accordance with the requirements of this UDC and the Development Manual. 3. The City Manager or his/her designee may from time to time identify additional requirements for a complete application that are not contained within but are consistent with the application contents and standards set forth in this UDC. 4. A determination of completeness shall not constitute a determination of compliance with the substantive requirements of this UDC. 5. Not later than the tenth (10th) business day after the date an application is submitted, the City Manager or his/her designee shall make a written determination whether the application constitutes a complete application. This shall include a determination that all information and documents required by this UDC and the Development Manual for the type of permit being requested or other requirements have been submitted. A determination that the application is incomplete shall be sent to the applicant within such time period by email to the address listed on the application or by United States mail at the address listed on the application. The determination shall specify the documents or other information needed to complete the application and shall state that the application will expire if the documents or other information are not submitted within forty-five (45) days after the date the application was submitted. 6. An application filed on or after the effective date of this amended and restated UDC shall be deemed complete on the eleventh (11th) business day after the application has been received, if the applicant has not otherwise been notified that the application is incomplete. For purposes of this section, the applicant shall be deemed to have been notified if the City has emailed or mailed a copy of the determination as provided in subsection B.5 above. Created: 2021-11-05 10:19:07 [EST] (Supp. No. 5) Page 2 of 19 7. The processing of an application by any City employee prior to the time the application is determined to be complete shall not be binding on the City as the official acceptance of the application for filing. However, this application may be denied for incompleteness within the forty-five (45) day period. 8. A Development Application shall be deemed to expire on the forty-fifty (45th) day after the application is submitted to the City Manager or his/her designee for processing if the applicant fails to provide documents or other information necessary to meet the requirements of this UDC, the Development Manual or other requirements as specified in the determination provided to the applicant. Upon expiration, the application will be discarded and a new application must be submitted. 9. No vested rights accrue solely from the filing of an application that has expired pursuant to this section, or from the filing of a complete application that is subsequently denied. C. Application for Letters of Certification 1. Certifying Departments. - Prior to filing an application for Subdivision Plat, Master Development Plan, or Site Plan approval the applicant shall secure letters of certification as required by this UDC. A request for letters of certification and required items shall be filed by the applicant with the following entities as required by the Development Manual: a. Planning and Community Development Department b. Engineering Department c. Fire Department d. Parks and Recreation e. Public Works Department 2. Application Requirements. Any request for a Letter of Certification shall be accompanied by an application prepared in accordance with the Development Manual. 3. Completeness Review. Upon receipt of a request for letters of certification, the City Manager or his/her designee shall preform a determination of application completeness pursuant to Section 21.4.2.B. 4. Decision. The following procedures shall apply to the issuance of a letter of certification: a. After the City Manager or his/her designee has determined whether the request for letters of certification and required technical data is complete, each certifying department shall issue or deny a letter of certification within ninety (90) days. When a certifying department determines that the proposed plan, plat or any of the required accompanying data does not conform with the requirements of this UDC or other applicable regulations, ordinances or laws, the applicant may at his/her option revise any nonconforming aspects. If any data is revised and resubmitted, the certifying department/agency shall have up to thirty days (30) days from the latest date of submission to issue or deny a letter of certification. b. Failure to Submit Letter of Certification. If a letter of certification is not issued or denied within the time periods prescribed in subsection C.4.a. above, the same shall be deemed issued and the applicant may submit an application for master development plan, subdivision plat, or site plan approval, without submitting the letter of certification. 5. Issuance Criteria. The letter of certification request is a process for compiling a complete application for master development plan, subdivision, or site plan review. The City Manager or his/her designee, in considering action on a Letter of Certification request should consider the following criteria: a. the certification request complies with all applicable regulations, ordinances and laws including but not limited to the Unified Development Code, Code of Ordinances, Development Manual, Public Works Technical Specifications, and Public Works Design Guide. Created: 2021-11-05 10:19:07 [EST] (Supp. No. 5) Page 3 of 19 b. A letter of certification does not authorize any subdivision or development activity, and any action by the certifying department shall constitute only a recommendation as to whether the activities subject to the request for letters of certification would comply with the applicable development requirements. 6. Scope of Issuance. A letter of certification does not authorize the development or subdivision of land. Upon receipt of all letters of certification, the applicant may submit an application for master development plan, subdivision plat, or site plan approval. Letters of certification shall remain valid for one (1) year from the date of issuance by the certifying department/agency. After that time period, new or updated letters of certification shall be required. to file a proposed plat with the planning commission. Each new proposed plat master development plan, subdivision plat, or site plan to be filed will be required to obtain new letters of certification prior to application submittal. 7. Amendments. A letter of certification may be amended prior to filing an application for subdivision approval if the proposed amendment: a. Does not increase the number of lots subject to the application. b. Does not increase by more than five percent (5%) the lineal footage of roadways or the areas within the paved surface of the street right-of-way. c. Does not reduce the amount of open space within the proposed subdivision. 8. Recording Procedures. A letter of certification is not recorded. A letter of certification shall be maintained by the applicant and presented with the proposed application for master development plan, subdivision plat, or site plan approval. D. Application Withdrawal. Any request for withdrawal of an application must be submitted in writing to the City Manager or his/her designee. If notification is required for the application and has been properly given via publication in the newspaper and/or written notification to surrounding property owners, such application must be placed on the agenda. The staff representative shall notify the Board, Commission, Committee or the City Council of the request for withdrawal. The Board, Commission, Committee or the City Council may, at its discretion, accept the request for withdrawal of the application by general consent of the members. Application fees are not refundable unless reimbursement is otherwise authorized by the City Manager or his/her designee. (Ord. No. 19-S-22 , § 1(Exh. A), 9-3-2019) Sec. 21.4.3. Notice Requirements. A. Published Notice. Whenever published notice of a public hearing before a Board, Commission, Committee or the City Council is required, the City Manager or his/her designee shall cause notice to be published in an official newspaper or a newspaper of general circulation in the City before the fifteenth (15th) day before the date set for the required hearing. Said notice shall set forth the date, time, place and purpose of the hearing as required under LGC section 211.006(a). B. Written Notice. Whenever written notice of a public hearing before a Board, Commission, Committee or the City Council is required, before the tenth (10th) day before the hearing date, the City Manager or his/her designee shall cause written notice to be sent to each owner, as indicated by the most recently approved municipal tax roll, of real property within 200 feet of the exterior boundary of the property in question. Said notice shall set forth the date, time, place and purpose of the hearing as required under LGC section 211.007(c). The notice may be served by its deposit, properly addressed with postage paid, in the United States mail. If the property within 200 feet of the property in question is located in territory within the City and is not included on the most recently approved municipal tax roll, notice to such owners shall be given by Created: 2021-11-05 10:19:07 [EST] (Supp. No. 5) Page 4 of 19 one (1) publication in an official newspaper or a newspaper of general circulation in the municipality at least fifteen (15) days before the date of the hearing. Failure of owners to receive notice of hearing shall in no way affect the validity of the action taken. C. Posted Notice. Whenever posted notice of a public hearing is required, notification signs shall be posted by the applicant a minimum of eleven (11) days prior to the scheduled public hearing and shall remain posted during the course of the public hearings, until such time that final action has been taken on the permit application. Signs shall be posted on the subject property and/or along public right-of-way in a format approved by the City Manager or his/her designee. The number of signs, size of signs and content to be placed on the signs shall be in accordance with the Development Manual. It shall be the responsibility of the applicant to periodically check sign locations to verify that signs remain in place and have not been vandalized or removed. The applicant shall replace any missing or defective signs within one (1) business day from the time that a City official notifies the applicant that the signs are missing. It is unlawful for a person to alter any notification signs, or to remove it while the case is pending. Removal or alteration that is beyond the control of the applicant shall not constitute a failure to meet notification requirements of this section. (Ord. No. 17-S-42 , § 1(Exh. A), 10-24-2017) Sec. 21.4.4. Public hearings. A. Public Hearing Required. Whenever a public hearing is required, the City Manager or his/her designee shall establish the date, time and place of the public hearing and shall cause any notice required under section 21.4.3 of this Article to be prepared and made accordingly. B. Conduct of Hearing. Any person may appear at the public hearing and submit evidence, either individually or as a representative of an organization. Each person who appears at a public hearing shall state his or her name, address, and if appearing on behalf of an organization, state the name and mailing address of the organization for the record. Subject to the chairperson's inherent authority to conduct meetings, public hearings shall generally be conducted as follows. 1. The City staff may present a description of the proposed project and a written or oral recommendation, if required. Any written recommendation shall be available to the public at the time that the agenda packet for the body conducting the hearing is compiled. 2. The applicant may present any information it deems appropriate. 3. Testimony in support of the application may be presented by any individual who expresses an interest in the proposed project. 4. Testimony in opposition to the application may be presented by any individual who expresses an interest in the proposed project. 5. At the discretion of the chairperson, the City staff and the applicant may respond to any statement by the public. 6. The body conducting the hearing may exclude testimony or evidence that it finds to be irrelevant, immaterial or unduly repetitious. 7. At the sole discretion of the chairperson of the body conducting the hearing, an individual may be permitted to pose relevant questions to staff, the applicant or the body conducting the hearing, as directed by the chairperson. 8. The public hearing shall be closed. 9. The advisory body (i.e. Board, Commission or Committee) shall make a recommendation. Created: 2021-11-05 10:19:07 [EST] (Supp. No. 5) Page 5 of 19 10. The advisory body (i.e. Board, Commission or Committee) shall prepare a written report with its recommendations to the City Council. C. Continuance of Hearing. The body conducting the hearing may, on its own motion or at the request of any person, for good cause, continue the hearing to a fixed date, time and place. Except as required by the Texas Open Meetings Act or other applicable law, no notice shall be required if a hearing is continued. If a public hearing is closed, no further public testimony shall be taken. D. Additional Rules. The body conducting the hearing may adopt additional rules of procedure and may apply such additional rules to govern the public hearing which are not inconsistent with this section. E. Joint Public Hearing. Unless otherwise prescribed in this UDC, whenever an application must be preceded by a public hearing both before an advisory body (i.e. Board, Commission and/or Committee) and before the City Council, the advisory body and the Council may conduct a joint public hearing and take action on the application in the following manner. 1. The City Council shall establish the date of the joint public hearing by motion at a regular or special meeting. 2. The City Council shall cause notice of the joint public hearing to be provided as required by this UDC and the Texas Open Meetings Act and, by a vote of two-thirds of its members, may prescribe the type of notice for the joint public hearing. 3. The advisory body (i.e. Board, Commission and/or Committee) and the City Council shall be convened for the hearing and for any action to be taken on the petition or application. 4. The advisory body (i.e. Board, Commission and/or Committee) and the City Council may take action on the application at the same meeting, provided that the City Council shall not take action until the written report and recommendation of the advisory body (i.e. Board, Commission and/or Committee) has been received. Sec. 21.4.5. Post-Decision Procedures. A. Notification Required. Within ten (10) business days following final action on any Development Application, the appropriate City department shall provide written notification to the applicant of the decision of the Board, Commission, Committee or the City Council considering the request. If an application has been denied, the notification should include the reasons for denial as well as any information relating to reapplication procedures for the appropriate application. B. Reapplication Following Denial. Whenever any Development Application, with the exception of any plat application, is denied, a Development Application for all or a part of the same property shall not be accepted for filing for a period of six (6) months after the date of denial unless the subsequent application involves a proposal that is substantially different from the previously denied proposal. For the purpose of this section, a request may be considered substantially different if the change is to a different zoning classification, there is a change in conditions relating to zoning principles of the property or surrounding properties or there is a change in the nature of the development of the property or surrounding properties. The City Manager or his/her designee shall resolve any questions concerning the similarity of the reapplication. The final decision- maker may, at its option, waive the six (6) month waiting period if, after due consideration of the matter at a scheduled and posted meeting, it is determined that denial of the request was based upon erroneous or omitted information, or if substantial new information pertaining to the request is discovered. C. Amendments and Revisions to Approved Application. Unless otherwise expressly provided by this UDC, any request to amend or revise an approved Development Application shall be considered a new application, which must be decided in accordance with the procedures governing the original application and the standards in effect at the time such new application is filed with the City. Created: 2021-11-05 10:19:07 [EST] (Supp. No. 5) Page 6 of 19 D. Amendments Required. Whenever a subsequent Development Application differs substantially from a previously approved Development Application to which the subsequent application must conform, the applicant shall submit an amended Development Application for the initial Development Application, which shall be decided prior to the subsequent application. The applicant's failure to comply with this section shall result in denial of the subsequent application Sec. 21.4.6. Comprehensive Land Plan Amendment. A. Applicability. The Comprehensive Land Plan of the City reflects the long-term plan for growth and development of the City. The City Council may, from time to time, on its own motion, by request of the City Manager or his/her designee or by application from a property owner, amend, supplement, change, modify or repeal the text of the Comprehensive Land Plan or may amend the boundaries shown on the Future Land Use Map, Master Thoroughfare Plan or any other applicable maps contained in the Comprehensive Land Plan. Approved amendments to the Comprehensive Land Plan authorize a property owner to submit subsequent development applications consistent with the amendment. B. Application Requirements. 1. Application Required. Any request for an amendment to the Comprehensive Land Plan shall be accompanied by a completed Planning Department Development Application. 2. Accompanying Applications. Any request for amendment of the Future Land Use Map submitted by a property owner may be accompanied by an application for a zoning change consistent with requested Future Land Use Map amendment for land within the City limits, or by a Subdivision Master Plan, for land within the ETJ. Approval of an amendment to the Comprehensive Land Plan shall require all subsequent development applications to be consistent with the approved amendments. C. Processing of Application and Decision. 1. Submittal. An application for an amendment to the Comprehensive Land Plan shall be submitted to the Planning Department City Manager or his/her designee. The City Manager or his/her designee shall review the application for completeness in accordance with section 21.4.2 of this Article. The City Manager or his/her designee may, at its option, request a recommendation from any other City department or consultant. The City Manager or his/her designee shall notify the applicant of items requiring correction or attention before providing a recommendation on the application. After appropriate review, the City Manager or his/her designee shall forward a written recommendation to the Planning and Zoning Commission for consideration. 2. Notification Requirements. An application for an amendment to the Comprehensive Land Plan requires the following notification in accordance with section 21.4.3 of this Article: a. Written notice prior to consideration by the Planning and Zoning Commission; and b. Published notice prior to consideration by the City Council. 3. Commission recommendation. The Planning and Zoning Commission shall hold a public hearing in accordance with the Texas Open Meetings Act and section 21.4.4 of this Article and make a written recommendation regarding a proposed amendment to the Comprehensive Land Plan to the City Council. The Planning and Zoning Commission may recommend approval, approval with conditions, or denial of the amendment. 4. Decision by City Council. The City Council shall receive the written recommendation of the Planning and Zoning Commission regarding a proposed amendment to the Comprehensive Land Plan and shall hold a public hearing in accordance with the Texas Open Meetings Act and section 21.4.4 of this Article. The City Council may vote to approve, approve with conditions, or deny the amendment. Created: 2021-11-05 10:19:07 [EST] (Supp. No. 5) Page 7 of 19 D. Criteria for Approval. The Planning and Zoning Commission, in making its recommendation, and the City Council, in considering final action on an amendment to the Comprehensive Land Plan, should consider the following criteria: 1. The proposed amendment promotes the health, safety, or general welfare of the City and the safe, orderly, efficient and healthful development of the City; 2. An amendment to the text is consistent with other policies of the Comprehensive Land Plan, taking into account the nature of any proposed map amendment associated with the text amendment; 3. An amendment to the Future Land Use Map, Master Thoroughfare Plan or any other applicable maps contained in the Comprehensive Land Plan is consistent with the policies of the Comprehensive Land Plan that apply to the map being amended, taking into account the nature of any proposed land use associated with the map amendment; 4. Any proposed amendment is consistent with the goals and objectives of the Comprehensive Land Plan; 5. Any proposed amendment addresses circumstances that have changed since the last time the plan map or text was considered, implements plan policies better than the current plan map or text corrects a mapping error or addresses a deficiency in the plan; and 6. 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 amendment. Sec. 21.4.7. Unified Development Code Amendment. A. Applicability. The provisions of this section apply to any request for an amendment to the text of this UDC. The City Council may, from time to time, on its own motion, or at the request of the City Manager or his/her designee, amend, supplement, change, modify or repeal the text of any portion of this UDC in order to establish and maintain sound, stable and desirable development within the jurisdiction of the City. The provisions of this section shall exclude amendments to any appendix which may be amended by general consent of the City Council. B. Application Requirements. Requests for amendments to the text of this UDC may be initiated by the request of the Planning and Zoning Commission, the City Council or the City Manager on his/her own initiative. A request for an amendment to the text of this UDC shall be accompanied by a completed Development Application. C. Processing of Application and Decision. 1. Submittal. An application for an amendment to the text of this UDC shall be submitted to the City Manager or his/her designee. The City Manager or his/her designee shall review the application and may direct the proposed amendment to any other City departments or consultant for review and recommendation. After appropriate review, the City Manager or his/her designee shall forward a recommendation to the Planning and Zoning Commission for consideration. 2. Notification Requirements. An application for an amendment to the text of this UDC requires published notice prior to consideration by the City Council. 3. Commission recommendation. The Planning and Zoning Commission shall hold a public hearing in accordance with the Texas Open Meetings Act and section 21.4.4 of this Article and make a written recommendation regarding a proposed amendment to the text of this UDC to the City Council. The Planning and Zoning Commission may recommend approval, approval with conditions, or denial of the amendment. Created: 2021-11-05 10:19:07 [EST] (Supp. No. 5) Page 8 of 19 4. Decision by City Council. The City Council shall receive the written recommendation of the Planning and Zoning Commission regarding a proposed amendment to the text of this UDC and shall hold a public hearing in accordance with the Texas Open Meetings Act and section 21.4.4 of this Article. The City Council may vote to approve, approve with conditions, or deny the amendment. Such amendment shall be by ordinance, and the identifying number of any such ordinance shall be noted on the cover of this UDC. D. Criteria for Approval. The Planning and Zoning Commission, in making its written recommendation, and the City Council, in considering final action on an amendment to the text of this UDC, should consider the following criteria: 1. The proposed amendment promotes the health, safety, or general welfare of the City and the safe, orderly, efficient and healthful development of the City; 2. An amendment to the text is consistent with other policies of this UDC and the City; 3. Any proposed amendment is consistent with the goals and objectives of this UDC and the City; and 4. Other criteria 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. E. Non-Substantive Amendments. Notwithstanding the other provisions of this section, the City Council may by resolution correct spelling or punctuation errors, cross-reference errors, and other matters herein determined by the City Attorney to be non-substantive without complying with the foregoing provisions of this section. The number of any such resolution shall be noted on the cover of this UDC. Sec. 21.4.8. Annexation. A. Applicability. Annexation may be voluntary or involuntary and shall be required to meet all requirements of the LGC, Local Government Code for each type of annexation. The provisions of this section apply to any request for voluntary annexation by a property owner wishing to extend the corporate limits of the City to incorporate property adjacent to the City's existing municipal boundaries. B. Application Requirements. 1. Application Required. A request for annexation shall be accompanied by an application prepared in accordance with the Development Manual. 2. Accompanying Applications. Any request for annexation shall be accompanied by an application to establish the initial zoning on the property. An application to establish the zoning may be considered at the same meeting as the annexation request so long as the ordinance providing for annexation is acted on prior to any action on the zoning request. In the event that an application for annexation is considered concurrently with the application for zoning, the Planning and Zoning Commission may consider the zoning request and provide a written recommendation to the City Council so long as the City Council has adopted the annexation ordinance. C. Processing of Application and Decision. 1. Submittal. An application for annexation shall be submitted to the City Manager or his/her designee. The City Manager or his/her designee shall review the application for completeness in accordance with section 21.4.2 of this Article. The City Manager or his/her designee may, at its option, request a recommendation from any other City department or consultant. The City Manager or his/her designee shall notify the applicant of items requiring correction or attention before providing a recommendation on the application. After appropriate review, the City Manager or his/her designee shall forward a written recommendation to the City Council for consideration. Created: 2021-11-05 10:19:07 [EST] (Supp. No. 5) Page 9 of 19 2. Development Agreement. The City Manager or his/her designee shall comply with the approval. The City Council shall comply with LGC, Local Government Code § 43.035. 3. Notification requirements. The City Manager or his/her designee shall provide notification in accordance with LGC, Local Government Code § 43.062. 4. Service plan required. The City Manager or his/her designee shall prepare an annexation service plan in accordance with LGC, Local Government Code § 43.056. 5. Decision by City Council. The City Council shall hold two public hearings in accordance with LGC, Local Government Code § 43.063 and shall take final action as required in LGC, Local Government Code. 6. Other Procedures Applicable. A request for annexation is subject to all applicable rules and procedures required by State law. In the event of a conflict between the requirements of this UDC and State law, the requirements of State law shall apply. D. Criteria for Approval. When considering a request for voluntary annexation, the City Council should consider the following criteria: 1. The application is consistent with the requirements of State law and this UDC; 2. The annexation promotes the health, safety, or general welfare of the City and the safe, orderly, efficient and healthful development of the City; 3. The property owners and residents of the area consent to the annexation; 4. The application includes a service plan as required by subsection 21.4.8.C.4 above; 5. The annexation is consistent with the goals and objectives of the Comprehensive Land Plan; and 6. Other criteria 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. (Ord. No. 18-S-04 , § 1(Exh. A), 1-23-2018) Sec. 21.4.9. Reserved. Editor's note(s)—Ord. No. 19-S-02 , § 2, adopted Feb. 5, 2019, repealed § 21.4.9, which pertained to the designation of landmark properties and heritage neighborhoods and derived from Ord. No. 13-S-58 , § 1, adopted Dec. 10, 2013. Sec. 21.4.10. Development Agreements. A. Applicability. The purpose of a Development Agreement is to determine whether the City wishes to authorize a plan of development for land located within its ETJ, to prescribe land uses, environmental standards, development standards and public facilities standards governing development of the land for the term of the agreement, to provide for the delivery of public facilities to the property and to provide for annexation of the property to the City. A Development Agreement may be approved for land located in the ETJ of the City in accordance with LGC, Local Government Code § 212.172. B. Application Requirements. 1. Application Required. Any application for a Development Agreement shall be accompanied by an application prepared in accordance with the Development Manual. 2. Accompanying Applications. An application for a Development Agreement shall be accompanied by a preliminary plat prepared in accordance with section 21.12.7 of this UDC. Approval of a preliminary Created: 2021-11-05 10:19:07 [EST] (Supp. No. 5) Page 10 of 19 plat as part of a Development Agreement shall meet the requirements for preliminary plat approval under section 21.12.7. C. Processing of Application and Decision. 1. Submittal. An application for a Development Agreement shall be submitted to the City Manager or his/her designee. The City Manager or his/her designee shall review the application for completeness in accordance with section 21.4.2. 2. Preparation and Negotiation of Development Agreement. An application for a Development Agreement shall be prepared in accordance with LGC, Local Government Code § 212.172. After review by the City staff, the application and accompanying plans shall be transmitted to the office of the City Attorney for review. After appropriate review by all parties, a recommendation shall be forwarded to the Planning and Zoning Commission for review and recommendation. The City Council shall have the final authority for approval of a Development Agreement. 3. Commission Recommendation. The Planning and Zoning Commission shall hold a public hearing in accordance with the Texas Open Meetings Act and section 21.4.4 and make a written recommendation regarding a proposed Development Agreement to the City Council. The Planning and Zoning Commission may recommend approval, approval with conditions, or denial of the agreement. The Planning and Zoning Commission may, on its own motion or by request of the property owner, postpone consideration of the request to a certain date that is not more than thirty (30) calendar days after the date of the current consideration in order to review additional information or modifications which may have a direct bearing on the recommendation to the City Council. 4. Decision by City Council. The City Council shall receive the written recommendation of the Planning and Zoning Commission regarding a proposed Development Agreement and shall hold a public hearing in accordance with the Texas Open Meetings Act and section 21.4.4. The City Council may vote to approve, approve with conditions, or deny the Development Agreement. The City Council may, on its own motion or by request of the property owner, postpone consideration of the request to a certain date that is not more than thirty (30) calendar days after the date of the current consideration in order to review additional information or modifications which may have a direct bearing on the final decision. If the City Council approves the Development Agreement, it shall approve the agreement by appropriate action that authorizes the City Manager to execute the agreement on behalf of the City following execution by the property owner. Unless otherwise specified by the City Council, the property owner shall accept the Development Agreement and accompanying preliminary plat within ten (10) working days after the date the City Council's action is adopted. If not executed by the property owner within such period, the Council's approval shall be deemed void. 5. Recording Development Agreement. The approved Development Agreement shall be recorded in the real property records of each county in which land subject to the agreement is located. (Ord. No. 18-S-04 , § 1(Exh. A), 1-23-2018) Sec. 21.4.11. Utility service extension. A. A. Applicability. a. An application for request for approval of a Uutility Service eExtension shall be required whenere a property owner seeks water or wastewater services from the City for a proposed project that will beis located within the City's service area(s), CCN that isare not required to plat or for which the platting requirement falls under a different jurisdiction than the City ETJ or service areas outside the City limits or ETJ at the time of the proposed Utility Service eExtension and subsequent development. Approval of an application request for a Uutility Service Created: 2021-11-05 10:19:07 [EST] (Supp. No. 5) Page 11 of 19 eExtension authorizes the City to annex the property, and authorizes the property owner to submit development applications consistent with the capacity of the utility facilities to be extended, and, upon approval of the development applications, to construct extensions of the utility facilities in accordance with the terms of the approved uUtility sService eExtension applicationrequest, as long as the City is warrantedallowed to make approvals consistent with agreements executed with other utility service providers.. b. An application for a Utility Service Extension shall be required when a property owner seeks water or wastewater services from the City for a proposed project that is located outside the City's service area(s) that is not required to plat or for which the platting requirement falls under a different jurisdiction than the City at the time of the proposed extension and subsequent development. Approval of an application for a Utility Service Extension authorizes the property owner to submit development applications consistent with the capacity of the utility facilities to be extended and, upon approval of the development applications, to construct extensions of the utility facilities in accordance with the terms of the approved Utility Service Extension application, as long as the City is allowed to make approvals consistent with agreements executed with other utility service providers. B. Application Requirements. 1. Application Required. Any application for Utility Service Extension shall be accompanied by a completed Development Application. 2. Accompanying Applications. a. An application for Utility Service Extension for a proposed project that is not located within the City Limits mayshall be accompanied by a request for voluntary annexation. The City may, at its option, elect to annex the property upon request or may delay the annexation until such time the City deems necessary to promote the health, safety or general welfare of the City and the safe, orderly, efficient and healthful development of the City. b. An application for Utility Service Extension may be accompanied by an application for a Subdivision Master Plan prepared in accordance with section 21.12.5. A Subdivision Master Plan may not be approved until final approval of the Utility Service Extension by the City Council. c. An application for Utility Service Extension for a proposed project that is not located within the City’s service areas shall be accompanied by an approval for a Certificate of Convenience and Necessity (CCN) transfer through the Public Utility Commission (PUC) or appropriate Commission, as well as an updated Service Area Map and Capital Improvement Plan amendment for the proposed development and areas to be served in the future by the proposed utility service extension. C. Processing of Application and Decision. 1. Submittal. An application request for Utility Service Extension shall be submitted to the City EngineerManager or his/her designee. The City Engineer Manager or his/her designee shall review the application for completeness in accordance with section 21.4.2. 2. Review and Processing of Request. The City Manager or his/her designeeEngineer shall circulate the application among applicable City departments for review and recommendation. The City Manager or his/her designee Engineer shall evaluate the request for consistency with the approval criteria and shall prepare a written recommendation to be forwarded to the City Council. The recommendation should include any comments received from other departments including, but not limited to, an analysis of Created: 2021-11-05 10:19:07 [EST] (Supp. No. 5) Page 12 of 19 the financial feasibility of extending services and any fiscal impacts on existing utilities from the extension. 3. Decision by City Council. The City Council shall receive the written recommendation of the City Manager or his/her designeeEngineer and shall decide whether to approve, approve with conditions, or deny the request for Utility Service Extension. D. Criteria for Approval. The City Council, in considering final action on a request for Utility Service Extension, should consider the following criteria: 1. Whether the proposed development to be served by the extension is consistent with the Comprehensive Land Plan; 2. Whether the extension is proposed to be constructed in accordance with all applicable City ordinances, resolutions, regulations and standards; 3. For applications for service to property outside the City’s service area(s) - Whether it is feasible to annex the property, and any intervening property which is needed for utility rights-of-way, into the City; 4. Whether the utility extension would compromise the City's ability to timely provide adequate water or wastewater facilities to property inside the City; 5. Whether the utility extension will lead to premature development that cannot be served efficiently and timely by roadway, drainage or park facilities; 6. Whether the utility extension is financially feasible given the proposed means of financing the extension; 7. Whether the utility extension will lead to significant degradation of water quality or other environmental resources, either from construction of the water or wastewater improvements, development of the property owner's land, or development of other land that may be served through the extended facilities; 8. Whether the property owner proposes to extend wastewater facilities without utilizing City water facilities; and 9. The extent to which the proposed agreement promotes the health, safety or general welfare of the City and the safe, orderly, efficient and healthful development of the City. Sec. 21.4.12. Variances. A. Applicability. 1. The BOA shall have the ability to authorize, in specific cases, a variance from the zoning regulations of this UDC if the variance is not contrary to the public interest and, due to special conditions, a literal enforcement of this UDC would result in unnecessary hardship, so that the spirit of this UDC is observed and substantial justice is done. A variance shall not be granted to relieve a self-created or personal hardship, nor shall it be based solely on economic gain or loss, nor shall it permit any person a privilege in developing a parcel of land not permitted by this UDC to other parcels of land in the district. 2. Approval of a variance authorizes a property owner to submit subsequent development applications consistent with the approved variance. B. Application Requirements. Any request for a variance shall be accompanied by an application prepared in accordance with the Development Manual. Created: 2021-11-05 10:19:07 [EST] (Supp. No. 5) Page 13 of 19 C. Processing of Application and Decision. 1. Submittal. An application for a variance shall be submitted to the City Manager or his/her designee. The City Manager or his/her designee shall review the application for completeness in accordance with section 21.4.2. The City Manager or his/her designee may, at its option, request a recommendation from any other appropriate City department or consultant. The City Manager or his/her designee shall notify the applicant of items requiring correction or attention before providing a recommendation on the application. After appropriate review, the City Manager or his/her designee shall forward a written recommendation to the BOA for consideration. 2. Notification requirements. An application for a variance requires the following notification in accordance with section 21.4.3: a. Written notice; and b. Published notice. 3. Decision by the BOA. a. The BOA shall receive the recommendation of the City Manager or his/her designee and shall hold a public hearing in accordance with section 21.4.4. The Board may vote to approve, approve with conditions, or deny the variance. b. The Board may, on its own motion or by request of the property owner, postpone consideration of the variance to a certain date that is not more than thirty (30) calendar days after the date of the current consideration in order to review additional information or modifications which may have a direct bearing on the final decision. c. The approval shall be effective for a period of 180 days after the date of such approval. If no application for building permit is submitted within that time, the variance shall become null and void. d. The disapproval of a variance shall require compliance by the applicant, if applicable, within fifteen (15) days after the date of disapproval and upon written notification by staff. D. Criteria for approval. In order to make a finding of hardship and grant a variance from the zoning regulations of this UDC, the Board must determine the following: 1. The requested variance does not violate the intent of this UDC or its amendments; 2. Special conditions of restricted area, topography or physical features exist that are peculiar to the subject parcel of land and are not applicable to other parcels of land in the same zoning district; 3. The hardship is in no way the result of the applicant's own actions; and 4. The interpretation of the provisions in this UDC or any amendments thereto would deprive the applicant of rights commonly enjoyed by other properties in the same zoning district that comply with the same provisions. 5. In considering a variance as applied to a structure, the board may consider the following as grounds to determine whether an unnecessary hardship would result from compliance with the ordinance: a. The financial cost of compliance is greater than 50 percent of the appraised value of the structure as shown on the most recent appraisal roll certified to the assessor for the municipality under Section 26.01, Tax Code; b. Compliance would result in a loss to the lot on which the structure is located of at least 25 percent of the area on which development may physically occur; Created: 2021-11-05 10:19:07 [EST] (Supp. No. 5) Page 14 of 19 c. Compliance would result in the structure not being in compliance with a requirement of a municipal ordinance, building code, or other requirement; d. Compliance would result in the unreasonable encroachment on an adjacent property or easement; or e. The municipality considers the structure to be a nonconforming structure. E. Appeals of BOA Decisions. Any person or persons aggrieved by any decision of the BOA, or any taxpayer or any officer, department, board of the City may appeal a decision of the BOA regarding any variance request in accordance with section 21.3.4 of this UDC. F. Finding of fact. The board shall complete a finding of fact for variance or appeal to support its conclusion for each variance or appeal presented to it. (Ord. No. 18-S-04 , § 1(Exh. A), 1-23-2018) Sec. 21.4.13. Reserved. Sec. 21.4.14. Appeals. A. Purpose and Applicability. The purpose of an appeal is to contest an initial decision on a Development Application based upon alleged misapplication of the regulations contained within this UDC and the criteria for approval of the Development Application. An appeal may not be used to amend, vary or otherwise modify the standards of this UDC that apply to the Development Application. Any decision on a Development Application required by this UDC may be appealed to the Board, Commission or the City Council indicated within the procedures for each Development Application. The granting of an appeal supersedes the decision from which the appeal was taken and results in approval, conditional approval or denial of the Development Application for which the approval was sought. B. Appeal Requirements. Any person or persons aggrieved by any decision on a Development Application, or any marshal, officer, department, or board of the City may appeal a decision on a Development Application to the Board, Commission or the City Council responsible for consideration of the appeal as indicated in this UDC. An appeal shall contain a written statement of the reasons why the decision is erroneous, and shall be accompanied by a fee established by the City Council. An appeal by an applicant shall be accompanied by a copy of the Development Application on which the initial decision was rendered. An appeal may include any other documents that support the position of the appellant. A written appeal must be filed with the City Manager or his/her designee withinno later than twentyten (1020) working days after the date of notification of the decision on the Development Application. C. Processing of Appeal and Decision. 1. Submittal. An appeal shall be submitted to the City Manager or his/her designee for processing of the Development Application being appealed. Upon receipt of a written appeal, the City Manager or his/her designee shall compile all documents constituting the record of the decision subject to appeal and transmit the record to the Board, Commission or the City Council responsible for considering the appeal. 2. Stay of Proceedings. Receipt of a written appeal of a decision on a Development Application stays all proceedings of the City in furtherance of the decision from which appeal is taken, including without limitation acceptance, processing or issuance of any subsequent development applications, and any development activities authorized by initial approval of the Development Application. The stay shall be Created: 2021-11-05 10:19:07 [EST] (Supp. No. 5) Page 15 of 19 lifted only if the City Manager or his/her designee certifies in writing to the Board, Commission or the City Council responsible for consideration of the appeal that a stay would cause imminent peril to life or property. Thereafter, the stay may be reinstated only by order of the Board, Commission or the City Council responsible for consideration of the appeal or a court of record, on application, after notice to the City Manager or his/her designee, for due cause shown. 3. Notification Requirements. An appeal requires the following notification in accordance with section 21.4.3: a. Written notice; and b. Published notice. 4. Decision on Appeal. The Board, Commission or the City Council responsible for consideration of the appeal shall hold a public hearing and decide the appeal within not later than the next meeting for which notice can be provided and not later than the 60th day thirty (30) days after the date the appeal is filedwritten receipt of the request for the appeal. The Board, Commission or the City Council responsible for consideration of the appeal shall affirm, reverse or modify the decision from which the appeal was taken. 5. Notification of Decision on Appeal. The property owner and the applicant for the Development Application under appeal shall be notified of the decision on the appeal in accordance with section 21.4.5. D. Criteria for Approval. In deciding the appeal, the Board, Commission or the City Council responsible for consideration of the appeal shall apply the same criteria that govern the initial decision on the Development Application under the provisions of this Article. E. Expiration and Extension. For purposes of determining expiration or extension periods under this UDC, the date the Board, Commission or the City Council responsible for consideration of the appeal grants relief on the appeal is the date on which the Development Application is deemed approved. 1. Once the Board, Commission or the City Council grants relief on the appeal, a new Development Application or permit application shall be submitted within 180 days after the date of such approval or the appeal shall become null and void. 2. The disapproval of an appeal shall require compliance by the applicant, if applicable, within fifteen (15) days after the date of disapproval and upon written notification by staff. Sec. 21.4.15. Public infrastructure improvements, construction plans, and improvement agreements. A. Applicability. The provisions of this section applies to the construction of any public infrastructure improvements. B. Processing of Construction Plans and Decision. 1. Submittal. Construction plans shall be submitted to the City Manager or his/her designee prior to construction of public infrastructure improvements. Submittal of construction plans shall be in accordance with the Engineering Department's permitting requirements. 2. Decision by the City Manager. The City Manager or his/her designee may approve, approve with conditions, or deny the construction plans. 3. Criteria for Approval. The City Manager or his/her designee, or the City Council on appeal, shall apply the following criteria in making a decision on the construction plans: Created: 2021-11-05 10:19:07 [EST] (Supp. No. 5) Page 16 of 19 a. The construction plans are consistent with the approved preliminary plat or the proposed final plat in the event that the public infrastructure improvements are in relation to a plat; and b. The construction plans conform to all applicable regulations pertaining to the construction and installation of public infrastructure improvements. 4. Expiration. The approval of construction plans shall remain in effect for two years after the date the construction plans were approved by the City Manager or his/her designee. If construction of the project has not commenced during the two year period, approval of the construction plans shall expire. For public infrastructure improvements that are associated with a final plat, approval of the construction plans shall remain in effect for the time that approval of the final plat is in effect and shall expire when approval of the final plat expires, unless an extension is granted, pursuant to Section 21.4.15.B.5, Extension. 5. Extension. At the written request of the property owner or their representative, the expiration date for the approval of construction plans may be extended by the City Manager or his/her designee for a period not to exceed six (6) months. In no case shall the construction plan extension be later than the final plat expiration. C. Timing of Public Infrastructure Improvements. 1. Completion Prior to Final Plat Recordation. For public infrastructure improvements associated with a proposed subdivision or development, except as provided below, completion of the improvements shall be in accordance with the approved construction plans and shall occur before an approved final plat is recorded, unless the obligation to construct public infrastructure improvements has been deferred and an improvement agreement is executed. Other infrastructure including all electric utility services necessary to serve the development shall be installed within the development prior to plat recordation. 2. Installation after Final Plat Recordation. The property owner or applicant may request to defer the obligation to construct and install one (1) or more public improvements to serve the associated subdivision until after final plat recordation. The request shall be submitted in writing and specify what is being requested for deferral. Deferral of the obligation to install public improvements shall be conditioned on execution of an improvement agreement and provision of sufficient security. The City Manager or his/her designee may approve or deny the request to defer installation of public infrastructure improvements. 3. Off-Site Easements. All necessary off-site easements required for installation of off-site public improvements to serve the subdivision or development shall be acquired by the subdivider or developer and conveyed solely to the City by an instrument approved by the City. D. Inspection and Acceptance of Public Infrastructure Improvements. 1. Inspections. Inspection of the public infrastructure improvements shall be conducted by the Engineering Department. Construction shall be in accordance with the approved construction plans. Any significant change in design required during construction shall be subject to approval by the City Manager or his/her designee. 2. Submission of As-Built Plans or Record Drawings. The City shall not accept dedication of required public improvements until the applicant has submitted detailed "as-built" record drawings in accordance with Engineering Department's requirements and the Public Works Specification Manual. 3. Acceptance of Improvements. When the City Manager or his/her designee has determined that the public infrastructure improvements have been installed in accordance with the approved Construction Plans, the City Manager or his/her designee shall accept such improvements on behalf of the City. Acceptance of the improvements shall mean that the property owner has transferred all rights to all Created: 2021-11-05 10:19:07 [EST] (Supp. No. 5) Page 17 of 19 the public improvements to the City for use and maintenance. Upon acceptance of the required public improvements, the City Manager or his/her designee shall have a certificate issued to the property owner stating that all required public improvements have been satisfactorily completed. E. Maintenance and Warranty of Improvements. 1. Maintenance During Construction. The developer shall maintain all required public improvements during construction of the development. 2. Bond. The developer or owner shall covenant to warranty the required public improvements for a period of two (2) years following acceptance by the City of all required public improvements or following the date of plat recordation, whichever occurs later. A warranty bond shall be provided in the amount of 20% of the costs of the improvements for such period. All public improvements shall be bonded. F. Improvement Agreements. 1. Obligations Under Agreement. Whenever public improvements to serve development are deferred until after recordation of the final plat, the property owner shall enter into an Improvement Agreement and provide adequate security as determined by the City Manager or his/her designee. The Improvement Agreement shall be subject to review and approval by the City Manager or his/her designee and the City Attorney. The agreement shall contain the following provisions: a. covenants to complete the improvements be no later than two (2) years after approval of the final plat, unless otherwise stipulated in the terms and conditions of the Improvement Agreement; b. covenants to warranty the required public improvements for a period of two (2) years following acceptance by the City of all required public improvements, unless stated otherwise in the Improvement Agreement; c. covenants to provide a warranty bond in the amount of 20% of the costs of the improvements for such period, unless stated otherwise in the Improvement Agreement; d. provisions for participation in the costs of the improvements by the City, if authorization has been obtained from the City Council, and a performance bond for such improvements from the contractor; e. provisions for securing the obligations of the agreement consistent with subsection G below; and f. such other terms and conditions as are agreed to by the City and the property owner, or as may be required by this UDC. 2. Covenants to Run with the Land. The Improvement Agreement shall provide that the covenants contained in the Agreement run with the land and bind all successors, heirs and assignees of the property owner. All existing owners and lienholders shall be required to execute the Agreement or provide written consent to the covenants contained in the Agreement. G. Security for Completion of Improvements. 1. Security. Whenever the property owner has entered into an Improvement Agreement to defer installation of public improvements, the property owner shall provide sufficient security for completion of the required public improvements. The security shall be in the form of a cash escrow, a performance bond or surety bond provided by a licensed surety company, or other security as approved by the City Manager or his/her designee. 2. Amount and Acceptability. The security shall be issued in the amount of 125% of the estimated cost of completion that is approved by the City Manager or his/her designee for the required public Created: 2021-11-05 10:19:07 [EST] (Supp. No. 5) Page 18 of 19 infrastructure improvements. The terms of the security agreement shall be subject to the approval of the City Manager or his/her designee and the City Attorney. 3. Remedies. Where an Improvement Agreement has been executed and security has been posted and required public improvements have not been installed in accordance with the terms of the agreement, the City may: a. declare the Agreement to be in default and require that all the public improvements be installed regardless of the extent of completion of the development at the time the Agreement is declared to be in default; b. obtain funds under the security and complete the improvements itself or through a third party; or c. assign its right to receive funds under the security to any third party, including a subsequent owner of the development in exchange for the subsequent owner's agreement and posting of security to complete the public infrastructure improvements. (Ord. No. 17-S-41 , § 1(Exh. A), 10-24-2017) Editor's note(s)—Ord. No. 17-S-41 , § 1(Exh. A), adopted Oct. 24, 2017, amended § 21.4.15, and in so doing changed the title of said section from "Public infrastructure improvement, construction plans and community facilities agreements" to "Public infrastructure improvements, construction plans, and improvement agreements," as set out herein. Sec. 21.4.16. Building permits. A. Applicability. An application for a building permit is required within the City corporate limits, or where provided for in a Development Agreement, in the City's ETJ, prior to the placement, construction or alteration of a building or structure. Approval of an application for a building permit authorizes the property owner to construct, alter or place a structure on the lot, tract or parcel. Approval of an application for a building permit also authorizes the property owner, upon completion of a structure intended for human occupancy, to make application for a certificate of occupancy. B. Application Requirements. Any request for a building permit shall be accompanied by an application prepared in accordance with requirements of the building inspections division. The City Manager or his/her designee shall be responsible for determining the form and content of the building permit application. C. Processing of Application and Decision. 1. Submittal. An application for a building permit shall be submitted to the Building Inspections Division The City Manager or his/her designee. The City Manager or his/her designee shall review the application for completeness in accordance with section 21.4.2. The City Manager or his/her designee shall review the permit for compliance with all adopted building codes and regulations and shall provide written notification of any items requiring correction or attention within forty-five (45) days after submittal of a complete application. 2. Decision by the City Manager. The City Manager or his/her designee may approve, approve with conditions, or deny the building permit. 3. Appeals. Any person or persons aggrieved by any decision of the City Manager or his/her designee, or any taxpayer or any officer, department, or board of the City may appeal the decision of the City Manager or his/her designee to the Building and Standards Commission. D. Criteria for Approval. The City Manager or his/her designee shall apply the following criteria in deciding the application for a building permit: Created: 2021-11-05 10:19:07 [EST] (Supp. No. 5) Page 19 of 19 1. The application generally conforms to all prior approved development applications for the property and any variance petition authorizing variation from the standards otherwise applicable to the permit; 2. The location of the structure on the property is in accordance with all prior approved development applications; 3. The proposed plan for construction or alteration conforms to the Building Code and other applicable construction codes adopted by the City; 4. All applicable fees, including impact fees, have been paid; 5. A final plat of the property has been recorded in the appropriate County plat records; and 6. All public infrastructure required has been installed and accepted by the City and all electric, gas, telephone and cable utility services necessary to serve the development have been installed within the development. E. Issuance. No building permit shall be issued on property that is not a lot of record with the following exceptions: 1. Additions to existing structures not exceeding twenty-five percent(25%) of the building at the time of the adoption of this UDC; and 2. Interior finish out or improvements to existing structures. (Ord. No. 17-S-40 , § 1(Exh. A), 10-24-2017; Ord. No. 18-S-04 , § 1(Exh. A), 1-23-2018) - SCHERTZ UNIFIED DEVELOPMENT CODE ARTICLE 4.  PROCEDURES AND APPLICATIONS Schertz, Texas, Unified Development Code Created: 2021-11-05 10:19:07 [EST] (Supp. No. 5) Page 1 of 19 ARTICLE 4.  PROCEDURES AND APPLICATIONS Sec. 21.4.1. Purpose and Intent. The purpose of this Article is to establish application procedures, internal review procedures, public notice and hearing procedures, and review criteria for the processing of applications and actions that affect the development and use of property subject to the jurisdiction of the City of Schertz. Sec. 21.4.2. Initiation of Application. A.Application Submittal. All development applications to be considered by any Board, Commission or Committee, or by the City Council shall be initiated by the filing of the application by the owner of the property on which the permit is applicable or by the owner's designated agent. In the event an application is submitted by a designated agent, the application must be accompanied by a written statement, signed by the owner, authorizing the agent to file the application on the owner's behalf. B.Determination of Application Completeness. 1. All development applications shall be subject to a determination of completeness by the City Manager or his/her designee. 2. No application shall be deemed complete and accepted for processing unless it is accompanied by all documents required by and prepared in accordance with the requirements of this UDC and the Development Manual. 3. The City Manager or his/her designee may from time to time identify additional requirements for a complete application that are not contained within but are consistent with the application contents and standards set forth in this UDC. 4. A determination of completeness shall not constitute a determination of compliance with the substantive requirements of this UDC. 5. Not later than the tenth (10th) business day after the date an application is submitted, the City Manager or his/her designee shall make a written determination whether the application constitutes a complete application. This shall include a determination that all information and documents required by this UDC and the Development Manual for the type of permit being requested or other requirements have been submitted. A determination that the application is incomplete shall be sent to the applicant within such time period by email to the address listed on the application or by United States mail at the address listed on the application. The determination shall specify the documents or other information needed to complete the application and shall state that the application will expire if the documents or other information are not submitted within forty-five (45) days after the date the application was submitted. 6. An application filed on or after the effective date of this amended and restated UDC shall be deemed complete on the eleventh (11th) business day after the application has been received, if the applicant has not otherwise been notified that the application is incomplete. For purposes of this section, the applicant shall be deemed to have been notified if the City has emailed or mailed a copy of the determination as provided in subsection B.5 above. Created: 2021-11-05 10:19:07 [EST] (Supp. No. 5) Page 2 of 19 7. The processing of an application by any City employee prior to the time the application is determined to be complete shall not be binding on the City as the official acceptance of the application for filing. However, this application may be denied for incompleteness within the forty-five (45) day period. 8. A Development Application shall be deemed to expire on the forty-fifty (45th) day after the application is submitted to the City Manager or his/her designee for processing if the applicant fails to provide documents or other information necessary to meet the requirements of this UDC, the Development Manual or other requirements as specified in the determination provided to the applicant. Upon expiration, the application will be discarded and a new application must be submitted. 9. No vested rights accrue solely from the filing of an application that has expired pursuant to this section, or from the filing of a complete application that is subsequently denied. C.Application for Letters of Certification 1.Certifying Departments. - Prior to filing an application for Subdivision Plat, Master Development Plan, or Site Plan approval the applicant shall secure letters of certification as required by this UDC. A request for letters of certification and required items shall be filed by the applicant with the following entities as required by the Development Manual: a. Planning and Community Development Department b. Engineering Department c. Fire Department d. Parks and Recreation 2.Application Requirements. Any request for a Letter of Certification shall be accompanied by an application prepared in accordance with the Development Manual. 3.Completeness Review. Upon receipt of a request for letters of certification, the City Manager or his/her designee shall preform a determination of application completeness pursuant to Section 21.4.2.B. 4.Decision. The following procedures shall apply to the issuance of a letter of certification: a. After the City Manager or his/her designee has determined whether the request for letters of certification and required technical data is complete, each certifying department shall issue or deny a letter of certification within ninety (90) days. When a certifying department determines that the proposed plan, plat or any of the required accompanying data does not conform with the requirements of this UDC or other applicable regulations, ordinances or laws, the applicant may at his/her option revise any nonconforming aspects. If any data is revised and resubmitted, the certifying department/agency shall have up to thirty days (30) days from the latest date of submission to issue or deny a letter of certification. b. Failure to Submit Letter of Certification. If a letter of certification is not issued or denied within the time periods prescribed in subsection C.4.a. above, the same shall be deemed issued and the applicant may submit an application for master development plan, subdivision plat, or site plan approval, without submitting the letter of certification. 5.Issuance Criteria. The letter of certification request is a process for compiling a complete application for master development plan, subdivision, or site plan review. The City Manager or his/her designee, in considering action on a Letter of Certification request should consider the following criteria: a. the certification request complies with all applicable regulations, ordinances and laws including but not limited to the Unified Development Code, Code of Ordinances, Development Manual, Public Works Technical Specifications, and Public Works Design Guide. Created: 2021-11-05 10:19:07 [EST] (Supp. No. 5) Page 3 of 19 b. A letter of certification does not authorize any subdivision or development activity, and any action by the certifying department shall constitute only a recommendation as to whether the activities subject to the request for letters of certification would comply with the applicable development requirements. 6.Scope of Issuance. A letter of certification does not authorize the development or subdivision of land. Upon receipt of all letters of certification, the applicant may submit an application for master development plan, subdivision plat, or site plan approval. Letters of certification shall remain valid for one (1) year from the date of issuance by the certifying department/agency. After that time period, new or updated letters of certification shall be required. Each new master development plan, subdivision plat, or site plan to be filed will be required to obtain new letters of certification prior to application submittal. 7.Amendments. A letter of certification may be amended prior to filing an application for subdivision approval if the proposed amendment: a. Does not increase the number of lots subject to the application. b. Does not increase by more than five percent (5%) the lineal footage of roadways or the areas within the paved surface of the street right-of-way. c. Does not reduce the amount of open space within the proposed subdivision. 8.Recording Procedures. A letter of certification is not recorded. A letter of certification shall be maintained by the applicant and presented with the proposed application for master development plan, subdivision plat, or site plan approval. D.Application Withdrawal. Any request for withdrawal of an application must be submitted in writing to the City Manager or his/her designee. If notification is required for the application and has been properly given via publication in the newspaper and/or written notification to surrounding property owners, such application must be placed on the agenda. The staff representative shall notify the Board, Commission, Committee or the City Council of the request for withdrawal. The Board, Commission, Committee or the City Council may, at its discretion, accept the request for withdrawal of the application by general consent of the members. Application fees are not refundable unless reimbursement is otherwise authorized by the City Manager or his/her designee. (Ord. No. 19-S-22 , § 1(Exh. A), 9-3-2019) Sec. 21.4.3. Notice Requirements. A.Published Notice. Whenever published notice of a public hearing before a Board, Commission, Committee or the City Council is required, the City Manager or his/her designee shall cause notice to be published in an official newspaper or a newspaper of general circulation in the City before the fifteenth (15th) day before the date set for the required hearing. Said notice shall set forth the date, time, place and purpose of the hearing as required under LGC section 211.006(a). B.Written Notice. Whenever written notice of a public hearing before a Board, Commission, Committee or the City Council is required, before the tenth (10th) day before the hearing date, the City Manager or his/her designee shall cause written notice to be sent to each owner, as indicated by the most recently approved municipal tax roll, of real property within 200 feet of the exterior boundary of the property in question. Said notice shall set forth the date, time, place and purpose of the hearing as required under LGC section 211.007(c). The notice may be served by its deposit, properly addressed with postage paid, in the United States mail. If the property within 200 feet of the property in question is located in territory within the City and is not included on the most recently approved municipal tax roll, notice to such owners shall be given by Created: 2021-11-05 10:19:07 [EST] (Supp. No. 5) Page 4 of 19 one (1) publication in an official newspaper or a newspaper of general circulation in the municipality at least fifteen (15) days before the date of the hearing. Failure of owners to receive notice of hearing shall in no way affect the validity of the action taken. C.Posted Notice. Whenever posted notice of a public hearing is required, notification signs shall be posted by the applicant a minimum of eleven (11) days prior to the scheduled public hearing and shall remain posted during the course of the public hearings, until such time that final action has been taken on the permit application. Signs shall be posted on the subject property and/or along public right-of-way in a format approved by the City Manager or his/her designee. The number of signs, size of signs and content to be placed on the signs shall be in accordance with the Development Manual. It shall be the responsibility of the applicant to periodically check sign locations to verify that signs remain in place and have not been vandalized or removed. The applicant shall replace any missing or defective signs within one (1) business day from the time that a City official notifies the applicant that the signs are missing. It is unlawful for a person to alter any notification signs, or to remove it while the case is pending. Removal or alteration that is beyond the control of the applicant shall not constitute a failure to meet notification requirements of this section. (Ord. No. 17-S-42 , § 1(Exh. A), 10-24-2017) Sec. 21.4.4. Public hearings. A.Public Hearing Required. Whenever a public hearing is required, the City Manager or his/her designee shall establish the date, time and place of the public hearing and shall cause any notice required under section 21.4.3 of this Article to be prepared and made accordingly. B.Conduct of Hearing. Any person may appear at the public hearing and submit evidence, either individually or as a representative of an organization. Each person who appears at a public hearing shall state his or her name, address, and if appearing on behalf of an organization, state the name and mailing address of the organization for the record. Subject to the chairperson's inherent authority to conduct meetings, public hearings shall generally be conducted as follows. 1. The City staff may present a description of the proposed project and a written or oral recommendation, if required. Any written recommendation shall be available to the public at the time that the agenda packet for the body conducting the hearing is compiled. 2. The applicant may present any information it deems appropriate. 3. Testimony in support of the application may be presented by any individual who expresses an interest in the proposed project. 4. Testimony in opposition to the application may be presented by any individual who expresses an interest in the proposed project. 5. At the discretion of the chairperson, the City staff and the applicant may respond to any statement by the public. 6. The body conducting the hearing may exclude testimony or evidence that it finds to be irrelevant, immaterial or unduly repetitious. 7. At the sole discretion of the chairperson of the body conducting the hearing, an individual may be permitted to pose relevant questions to staff, the applicant or the body conducting the hearing, as directed by the chairperson. 8. The public hearing shall be closed. 9. The advisory body (i.e. Board, Commission or Committee) shall make a recommendation. Created: 2021-11-05 10:19:07 [EST] (Supp. No. 5) Page 5 of 19 10. The advisory body (i.e. Board, Commission or Committee) shall prepare a written report with its recommendations to the City Council. C.Continuance of Hearing. The body conducting the hearing may, on its own motion or at the request of any person, for good cause, continue the hearing to a fixed date, time and place. Except as required by the Texas Open Meetings Act or other applicable law, no notice shall be required if a hearing is continued. If a public hearing is closed, no further public testimony shall be taken. D.Additional Rules. The body conducting the hearing may adopt additional rules of procedure and may apply such additional rules to govern the public hearing which are not inconsistent with this section. E.Joint Public Hearing. Unless otherwise prescribed in this UDC, whenever an application must be preceded by a public hearing both before an advisory body (i.e. Board, Commission and/or Committee) and before the City Council, the advisory body and the Council may conduct a joint public hearing and take action on the application in the following manner. 1. The City Council shall establish the date of the joint public hearing by motion at a regular or special meeting. 2. The City Council shall cause notice of the joint public hearing to be provided as required by this UDC and the Texas Open Meetings Act and, by a vote of two-thirds of its members, may prescribe the type of notice for the joint public hearing. 3. The advisory body (i.e. Board, Commission and/or Committee) and the City Council shall be convened for the hearing and for any action to be taken on the petition or application. 4. The advisory body (i.e. Board, Commission and/or Committee) and the City Council may take action on the application at the same meeting, provided that the City Council shall not take action until the written report and recommendation of the advisory body (i.e. Board, Commission and/or Committee) has been received. Sec. 21.4.5. Post-Decision Procedures. A.Notification Required. Within ten (10) business days following final action on any Development Application, the appropriate City department shall provide written notification to the applicant of the decision of the Board, Commission, Committee or the City Council considering the request. If an application has been denied, the notification should include the reasons for denial as well as any information relating to reapplication procedures for the appropriate application. B.Reapplication Following Denial. Whenever any Development Application, with the exception of any plat application, is denied, a Development Application for all or a part of the same property shall not be accepted for filing for a period of six (6) months after the date of denial unless the subsequent application involves a proposal that is substantially different from the previously denied proposal. For the purpose of this section, a request may be considered substantially different if the change is to a different zoning classification, there is a change in conditions relating to zoning principles of the property or surrounding properties or there is a change in the nature of the development of the property or surrounding properties. The City Manager or his/her designee shall resolve any questions concerning the similarity of the reapplication. The final decision- maker may, at its option, waive the six (6) month waiting period if, after due consideration of the matter at a scheduled and posted meeting, it is determined that denial of the request was based upon erroneous or omitted information, or if substantial new information pertaining to the request is discovered. C.Amendments and Revisions to Approved Application. Unless otherwise expressly provided by this UDC, any request to amend or revise an approved Development Application shall be considered a new application, which must be decided in accordance with the procedures governing the original application and the standards in effect at the time such new application is filed with the City. Created: 2021-11-05 10:19:07 [EST] (Supp. No. 5) Page 6 of 19 D.Amendments Required. Whenever a subsequent Development Application differs substantially from a previously approved Development Application to which the subsequent application must conform, the applicant shall submit an amended Development Application for the initial Development Application, which shall be decided prior to the subsequent application. The applicant's failure to comply with this section shall result in denial of the subsequent application Sec. 21.4.6. Comprehensive Land Plan Amendment. A.Applicability. The Comprehensive Land Plan of the City reflects the long-term plan for growth and development of the City. The City Council may, from time to time, on its own motion, by request of the City Manager or his/her designee or by application from a property owner, amend, supplement, change, modify or repeal the text of the Comprehensive Land Plan or may amend the boundaries shown on the Future Land Use Map, Master Thoroughfare Plan or any other applicable maps contained in the Comprehensive Land Plan. Approved amendments to the Comprehensive Land Plan authorize a property owner to submit subsequent development applications consistent with the amendment. B.Application Requirements. 1.Application Required. Any request for an amendment to the Comprehensive Land Plan shall be accompanied by a completed Planning Department Development Application. 2.Accompanying Applications. Any request for amendment of the Future Land Use Map submitted by a property owner may be accompanied by an application for a zoning change consistent with requested Future Land Use Map amendment for land within the City limits, or by a Subdivision Master Plan, for land within the ETJ. Approval of an amendment to the Comprehensive Land Plan shall require all subsequent development applications to be consistent with the approved amendments. C.Processing of Application and Decision. 1.Submittal. An application for an amendment to the Comprehensive Land Plan shall be submitted to the City Manager or his/her designee. The City Manager or his/her designee shall review the application for completeness in accordance with section 21.4.2 of this Article. The City Manager or his/her designee may, at its option, request a recommendation from any other City department or consultant. The City Manager or his/her designee shall notify the applicant of items requiring correction or attention before providing a recommendation on the application. After appropriate review, the City Manager or his/her designee shall forward a written recommendation to the Planning and Zoning Commission for consideration. 2.Notification Requirements. An application for an amendment to the Comprehensive Land Plan requires the following notification in accordance with section 21.4.3 of this Article: a. Written notice prior to consideration by the Planning and Zoning Commission; and b. Published notice prior to consideration by the City Council. 3.Commission recommendation. The Planning and Zoning Commission shall hold a public hearing in accordance with the Texas Open Meetings Act and section 21.4.4 of this Article and make a written recommendation regarding a proposed amendment to the Comprehensive Land Plan to the City Council. The Planning and Zoning Commission may recommend approval, approval with conditions, or denial of the amendment. 4.Decision by City Council. The City Council shall receive the written recommendation of the Planning and Zoning Commission regarding a proposed amendment to the Comprehensive Land Plan and shall hold a public hearing in accordance with the Texas Open Meetings Act and section 21.4.4 of this Article. The City Council may vote to approve, approve with conditions, or deny the amendment. Created: 2021-11-05 10:19:07 [EST] (Supp. No. 5) Page 7 of 19 D.Criteria for Approval. The Planning and Zoning Commission, in making its recommendation, and the City Council, in considering final action on an amendment to the Comprehensive Land Plan, should consider the following criteria: 1. The proposed amendment promotes the health, safety, or general welfare of the City and the safe, orderly, efficient and healthful development of the City; 2. An amendment to the text is consistent with other policies of the Comprehensive Land Plan, taking into account the nature of any proposed map amendment associated with the text amendment; 3. An amendment to the Future Land Use Map, Master Thoroughfare Plan or any other applicable maps contained in the Comprehensive Land Plan is consistent with the policies of the Comprehensive Land Plan that apply to the map being amended, taking into account the nature of any proposed land use associated with the map amendment; 4. Any proposed amendment is consistent with the goals and objectives of the Comprehensive Land Plan; 5. Any proposed amendment addresses circumstances that have changed since the last time the plan map or text was considered, implements plan policies better than the current plan map or text corrects a mapping error or addresses a deficiency in the plan; and 6. 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 amendment. Sec. 21.4.7. Unified Development Code Amendment. A.Applicability. The provisions of this section apply to any request for an amendment to the text of this UDC. The City Council may, from time to time, on its own motion, or at the request of the City Manager or his/her designee, amend, supplement, change, modify or repeal the text of any portion of this UDC in order to establish and maintain sound, stable and desirable development within the jurisdiction of the City. The provisions of this section shall exclude amendments to any appendix which may be amended by general consent of the City Council. B.Application Requirements. Requests for amendments to the text of this UDC may be initiated by the request of the Planning and Zoning Commission, the City Council or the City Manager on his/her own initiative. A request for an amendment to the text of this UDC shall be accompanied by a completed Development Application. C.Processing of Application and Decision. 1.Submittal. An application for an amendment to the text of this UDC shall be submitted to the City Manager or his/her designee. The City Manager or his/her designee shall review the application and may direct the proposed amendment to any other City departments or consultant for review and recommendation. After appropriate review, the City Manager or his/her designee shall forward a recommendation to the Planning and Zoning Commission for consideration. 2.Notification Requirements. An application for an amendment to the text of this UDC requires published notice prior to consideration by the City Council. 3.Commission recommendation. The Planning and Zoning Commission shall hold a public hearing in accordance with the Texas Open Meetings Act and section 21.4.4 of this Article and make a written recommendation regarding a proposed amendment to the text of this UDC to the City Council. The Planning and Zoning Commission may recommend approval, approval with conditions, or denial of the amendment. Created: 2021-11-05 10:19:07 [EST] (Supp. No. 5) Page 8 of 19 4.Decision by City Council. The City Council shall receive the written recommendation of the Planning and Zoning Commission regarding a proposed amendment to the text of this UDC and shall hold a public hearing in accordance with the Texas Open Meetings Act and section 21.4.4 of this Article. The City Council may vote to approve, approve with conditions, or deny the amendment. Such amendment shall be by ordinance, and the identifying number of any such ordinance shall be noted on the cover of this UDC. D.Criteria for Approval. The Planning and Zoning Commission, in making its written recommendation, and the City Council, in considering final action on an amendment to the text of this UDC, should consider the following criteria: 1. The proposed amendment promotes the health, safety, or general welfare of the City and the safe, orderly, efficient and healthful development of the City; 2. An amendment to the text is consistent with other policies of this UDC and the City; 3. Any proposed amendment is consistent with the goals and objectives of this UDC and the City; and 4. Other criteria 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. E.Non-Substantive Amendments. Notwithstanding the other provisions of this section, the City Council may by resolution correct spelling or punctuation errors, cross-reference errors, and other matters herein determined by the City Attorney to be non-substantive without complying with the foregoing provisions of this section. The number of any such resolution shall be noted on the cover of this UDC. Sec. 21.4.8. Annexation. A.Applicability. Annexation may be voluntary or involuntary and shall be required to meet all requirements of the LGC, Local Government Code for each type of annexation. The provisions of this section apply to any request for voluntary annexation by a property owner wishing to extend the corporate limits of the City to incorporate property adjacent to the City's existing municipal boundaries. B.Application Requirements. 1.Application Required. A request for annexation shall be accompanied by an application prepared in accordance with the Development Manual. 2.Accompanying Applications. Any request for annexation shall be accompanied by an application to establish the initial zoning on the property. An application to establish the zoning may be considered at the same meeting as the annexation request so long as the ordinance providing for annexation is acted on prior to any action on the zoning request. In the event that an application for annexation is considered concurrently with the application for zoning, the Planning and Zoning Commission may consider the zoning request and provide a written recommendation to the City Council so long as the City Council has adopted the annexation ordinance. C.Processing of Application and Decision. 1.Submittal. An application for annexation shall be submitted to the City Manager or his/her designee. The City Manager or his/her designee shall review the application for completeness in accordance with section 21.4.2 of this Article. The City Manager or his/her designee may, at its option, request a recommendation from any other City department or consultant. The City Manager or his/her designee shall notify the applicant of items requiring correction or attention before providing a recommendation on the application. After appropriate review, the City Manager or his/her designee shall forward a written recommendation to the City Council for consideration. Created: 2021-11-05 10:19:07 [EST] (Supp. No. 5) Page 9 of 19 2.Development Agreement. The City Manager or his/her designee shall comply with the approval. The City Council shall comply with LGC, Local Government Code § 43.035. 3.Notification requirements. The City Manager or his/her designee shall provide notification in accordance with LGC, Local Government Code § 43.062. 4.Service plan required. The City Manager or his/her designee shall prepare an annexation service plan in accordance with LGC, Local Government Code § 43.056. 5.Decision by City Council. The City Council shall hold two public hearings in accordance with LGC, Local Government Code § 43.063 and shall take final action as required in LGC, Local Government Code. 6.Other Procedures Applicable. A request for annexation is subject to all applicable rules and procedures required by State law. In the event of a conflict between the requirements of this UDC and State law, the requirements of State law shall apply. D.Criteria for Approval. When considering a request for voluntary annexation, the City Council should consider the following criteria: 1. The application is consistent with the requirements of State law and this UDC; 2. The annexation promotes the health, safety, or general welfare of the City and the safe, orderly, efficient and healthful development of the City; 3. The property owners and residents of the area consent to the annexation; 4. The application includes a service plan as required by subsection 21.4.8.C.4 above; 5. The annexation is consistent with the goals and objectives of the Comprehensive Land Plan; and 6. Other criteria 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. (Ord. No. 18-S-04 , § 1(Exh. A), 1-23-2018) Sec. 21.4.9. Reserved. Editor's note(s)—Ord. No. 19-S-02 , § 2, adopted Feb. 5, 2019, repealed § 21.4.9, which pertained to the designation of landmark properties and heritage neighborhoods and derived from Ord. No. 13-S-58 , § 1, adopted Dec. 10, 2013. Sec. 21.4.10. Development Agreements. A.Applicability. The purpose of a Development Agreement is to determine whether the City wishes to authorize a plan of development for land located within its ETJ, to prescribe land uses, environmental standards, development standards and public facilities standards governing development of the land for the term of the agreement, to provide for the delivery of public facilities to the property and to provide for annexation of the property to the City. A Development Agreement may be approved for land located in the ETJ of the City in accordance with LGC, Local Government Code § 212.172. B.Application Requirements. 1.Application Required. Any application for a Development Agreement shall be accompanied by an application prepared in accordance with the Development Manual. 2.Accompanying Applications. An application for a Development Agreement shall be accompanied by a preliminary plat prepared in accordance with section 21.12.7 of this UDC. Approval of a preliminary Created: 2021-11-05 10:19:07 [EST] (Supp. No. 5) Page 10 of 19 plat as part of a Development Agreement shall meet the requirements for preliminary plat approval under section 21.12.7. C.Processing of Application and Decision. 1.Submittal. An application for a Development Agreement shall be submitted to the City Manager or his/her designee. The City Manager or his/her designee shall review the application for completeness in accordance with section 21.4.2. 2.Preparation and Negotiation of Development Agreement. An application for a Development Agreement shall be prepared in accordance with LGC, Local Government Code § 212.172. After review by the City staff, the application and accompanying plans shall be transmitted to the office of the City Attorney for review. After appropriate review by all parties, a recommendation shall be forwarded to the Planning and Zoning Commission for review and recommendation. The City Council shall have the final authority for approval of a Development Agreement. 3.Commission Recommendation. The Planning and Zoning Commission shall hold a public hearing in accordance with the Texas Open Meetings Act and section 21.4.4 and make a written recommendation regarding a proposed Development Agreement to the City Council. The Planning and Zoning Commission may recommend approval, approval with conditions, or denial of the agreement. The Planning and Zoning Commission may, on its own motion or by request of the property owner, postpone consideration of the request to a certain date that is not more than thirty (30) calendar days after the date of the current consideration in order to review additional information or modifications which may have a direct bearing on the recommendation to the City Council. 4.Decision by City Council. The City Council shall receive the written recommendation of the Planning and Zoning Commission regarding a proposed Development Agreement and shall hold a public hearing in accordance with the Texas Open Meetings Act and section 21.4.4. The City Council may vote to approve, approve with conditions, or deny the Development Agreement. The City Council may, on its own motion or by request of the property owner, postpone consideration of the request to a certain date that is not more than thirty (30) calendar days after the date of the current consideration in order to review additional information or modifications which may have a direct bearing on the final decision. If the City Council approves the Development Agreement, it shall approve the agreement by appropriate action that authorizes the City Manager to execute the agreement on behalf of the City following execution by the property owner. Unless otherwise specified by the City Council, the property owner shall accept the Development Agreement and accompanying preliminary plat within ten (10) working days after the date the City Council's action is adopted. If not executed by the property owner within such period, the Council's approval shall be deemed void. 5.Recording Development Agreement. The approved Development Agreement shall be recorded in the real property records of each county in which land subject to the agreement is located. (Ord. No. 18-S-04 , § 1(Exh. A), 1-23-2018) Sec. 21.4.11. Utility service extension. A.Applicability. a. An application for a Utility Service Extension shall be required when a property owner seeks water or wastewater services from the City for a proposed project that is located within the City's service area(s), that is not required to plat or for which the platting requirement falls under a different jurisdiction than the City at the time of the proposed Utility Service Extension. Approval of an application for a Utility Service Extension authorizes the property owner to submit development applications consistent with the capacity of the utility facilities to be extended and, Created: 2021-11-05 10:19:07 [EST] (Supp. No. 5) Page 11 of 19 upon approval of the development applications, to construct extensions of the utility facilities in accordance with the terms of the approved Utility Service Extension application, as long as the City is allowed to make approvals consistent with agreements executed with other utility service providers. b. An application for a Utility Service Extension shall be required when a property owner seeks water or wastewater services from the City for a proposed project that is located outside the City's service area(s) that is not required to plat or for which the platting requirement falls under a different jurisdiction than the City at the time of the proposed extension and subsequent development. Approval of an application for a Utility Service Extension authorizes the property owner to submit development applications consistent with the capacity of the utility facilities to be extended and, upon approval of the development applications, to construct extensions of the utility facilities in accordance with the terms of the approved Utility Service Extension application, as long as the City is allowed to make approvals consistent with agreements executed with other utility service providers. B.Application Requirements. 1.Application Required. Any application for Utility Service Extension shall be accompanied by a completed Development Application. 2.Accompanying Applications. a. An application for Utility Service Extension for a proposed project that is not located within the City Limits may be accompanied by a request for voluntary annexation. The City may, at its option, elect to annex the property upon request or may delay the annexation until such time the City deems necessary to promote the health, safety or general welfare of the City and the safe, orderly, efficient and healthful development of the City. b. An application for Utility Service Extension may be accompanied by an application for a Subdivision Master Plan prepared in accordance with section 21.12.5. A Subdivision Master Plan may not be approved until final approval of the Utility Service Extension by the City Council. c. An application for Utility Service Extension for a proposed project that is not located within the City’s service areas shall be accompanied by an approval for a Certificate of Convenience and Necessity (CCN) transfer through the Public Utility Commission (PUC) or appropriate Commission, as well as an updated Service Area Map and Capital Improvement Plan amendment for the proposed development and areas to be served in the future by the proposed utility service extension. C.Processing of Application and Decision. 1.Submittal. An application for Utility Service Extension shall be submitted to the City Manager or his/her designee. The City Manager or his/her designee shall review the application for completeness in accordance with section 21.4.2. 2.Review and Processing of Request. The City Manager or his/her designee shall circulate the application among applicable City departments for review and recommendation. The City Manager or his/her designee shall evaluate the request for consistency with the approval criteria and shall prepare a written recommendation to be forwarded to the City Council. The recommendation should include any comments received from other departments including, but not limited to, an analysis of the financial feasibility of extending services and any fiscal impacts on existing utilities from the extension. 3.Decision by City Council. The City Council shall receive the written recommendation of the City Manager or his/her designee and shall decide whether to approve, approve with conditions, or deny the request for Utility Service Extension. Created: 2021-11-05 10:19:07 [EST] (Supp. No. 5) Page 12 of 19 D.Criteria for Approval. The City Council, in considering final action on a request for Utility Service Extension, should consider the following criteria: 1. Whether the proposed development to be served by the extension is consistent with the Comprehensive Land Plan; 2. Whether the extension is proposed to be constructed in accordance with all applicable City ordinances, resolutions, regulations and standards; 3. For applications for service to property outside the City’s service area(s) - Whether it is feasible to annex the property, and any intervening property which is needed for utility rights-of-way, into the City; 4. Whether the utility extension would compromise the City's ability to timely provide adequate water or wastewater facilities to property inside the City; 5. Whether the utility extension will lead to premature development that cannot be served efficiently and timely by roadway, drainage or park facilities; 6. Whether the utility extension is financially feasible given the proposed means of financing the extension; 7. Whether the utility extension will lead to significant degradation of water quality or other environmental resources, either from construction of the water or wastewater improvements, development of the property owner's land, or development of other land that may be served through the extended facilities; 8. Whether the property owner proposes to extend wastewater facilities without utilizing City water facilities; and 9. The extent to which the proposed agreement promotes the health, safety or general welfare of the City and the safe, orderly, efficient and healthful development of the City. Sec. 21.4.12. Variances. A.Applicability. 1. The BOA shall have the ability to authorize, in specific cases, a variance from the zoning regulations of this UDC if the variance is not contrary to the public interest and, due to special conditions, a literal enforcement of this UDC would result in unnecessary hardship, so that the spirit of this UDC is observed and substantial justice is done. A variance shall not be granted to relieve a self-created or personal hardship, nor shall it be based solely on economic gain or loss, nor shall it permit any person a privilege in developing a parcel of land not permitted by this UDC to other parcels of land in the district. 2. Approval of a variance authorizes a property owner to submit subsequent development applications consistent with the approved variance. B.Application Requirements. Any request for a variance shall be accompanied by an application prepared in accordance with the Development Manual. C.Processing of Application and Decision. 1.Submittal. An application for a variance shall be submitted to the City Manager or his/her designee. The City Manager or his/her designee shall review the application for completeness in accordance with section 21.4.2. The City Manager or his/her designee may, at its option, request a recommendation from any other appropriate City department or consultant. The City Manager or his/her designee shall notify the applicant of items requiring correction or attention before providing a recommendation on Created: 2021-11-05 10:19:07 [EST] (Supp. No. 5) Page 13 of 19 the application. After appropriate review, the City Manager or his/her designee shall forward a written recommendation to the BOA for consideration. 2.Notification requirements. An application for a variance requires the following notification in accordance with section 21.4.3: a. Written notice; and b. Published notice. 3.Decision by the BOA. a. The BOA shall receive the recommendation of the City Manager or his/her designee and shall hold a public hearing in accordance with section 21.4.4. The Board may vote to approve, approve with conditions, or deny the variance. b. The Board may, on its own motion or by request of the property owner, postpone consideration of the variance to a certain date that is not more than thirty (30) calendar days after the date of the current consideration in order to review additional information or modifications which may have a direct bearing on the final decision. c. The approval shall be effective for a period of 180 days after the date of such approval. If no application for building permit is submitted within that time, the variance shall become null and void. d. The disapproval of a variance shall require compliance by the applicant, if applicable, within fifteen (15) days after the date of disapproval and upon written notification by staff. D.Criteria for approval. In order to make a finding of hardship and grant a variance from the zoning regulations of this UDC, the Board must determine the following: 1. The requested variance does not violate the intent of this UDC or its amendments; 2. Special conditions of restricted area, topography or physical features exist that are peculiar to the subject parcel of land and are not applicable to other parcels of land in the same zoning district; 3. The hardship is in no way the result of the applicant's own actions; and 4. The interpretation of the provisions in this UDC or any amendments thereto would deprive the applicant of rights commonly enjoyed by other properties in the same zoning district that comply with the same provisions. 5. In considering a variance as applied to a structure, the board may consider the following as grounds to determine whether an unnecessary hardship would result from compliance with the ordinance: a. The financial cost of compliance is greater than 50 percent of the appraised value of the structure as shown on the most recent appraisal roll certified to the assessor for the municipality under Section 26.01, Tax Code; b. Compliance would result in a loss to the lot on which the structure is located of at least 25 percent of the area on which development may physically occur; c. Compliance would result in the structure not being in compliance with a requirement of a municipal ordinance, building code, or other requirement; d. Compliance would result in the unreasonable encroachment on an adjacent property or easement; or e. The municipality considers the structure to be a nonconforming structure. Created: 2021-11-05 10:19:07 [EST] (Supp. No. 5) Page 14 of 19 E.Appeals of BOA Decisions. Any person or persons aggrieved by any decision of the BOA, or any taxpayer or any officer, department, board of the City may appeal a decision of the BOA regarding any variance request in accordance with section 21.3.4 of this UDC. F.Finding of fact. The board shall complete a finding of fact for variance or appeal to support its conclusion for each variance or appeal presented to it. (Ord. No. 18-S-04 , § 1(Exh. A), 1-23-2018) Sec. 21.4.13. Reserved. Sec. 21.4.14. Appeals. A.Purpose and Applicability. The purpose of an appeal is to contest an initial decision on a Development Application based upon alleged misapplication of the regulations contained within this UDC and the criteria for approval of the Development Application. An appeal may not be used to amend, vary or otherwise modify the standards of this UDC that apply to the Development Application. Any decision on a Development Application required by this UDC may be appealed to the Board, Commission or the City Council indicated within the procedures for each Development Application. The granting of an appeal supersedes the decision from which the appeal was taken and results in approval, conditional approval or denial of the Development Application for which the approval was sought. B.Appeal Requirements. Any person or persons aggrieved by any decision on a Development Application, or any marshal, officer, department, or board of the City may appeal a decision on a Development Application to the Board, Commission or the City Council responsible for consideration of the appeal as indicated in this UDC. An appeal shall contain a written statement of the reasons why the decision is erroneous, and shall be accompanied by a fee established by the City Council. An appeal by an applicant shall be accompanied by a copy of the Development Application on which the initial decision was rendered. An appeal may include any other documents that support the position of the appellant. A written appeal must be filed with the City Manager or his/her designee no later than twenty (20) days after the date of the decision on the Development Application. C.Processing of Appeal and Decision. 1.Submittal. An appeal shall be submitted to the City Manager or his/her designee for processing of the Development Application being appealed. Upon receipt of a written appeal, the City Manager or his/her designee shall compile all documents constituting the record of the decision subject to appeal and transmit the record to the Board, Commission or the City Council responsible for considering the appeal. 2.Stay of Proceedings. Receipt of a written appeal of a decision on a Development Application stays all proceedings of the City in furtherance of the decision from which appeal is taken, including without limitation acceptance, processing or issuance of any subsequent development applications, and any development activities authorized by initial approval of the Development Application. The stay shall be lifted only if the City Manager or his/her designee certifies in writing to the Board, Commission or the City Council responsible for consideration of the appeal that a stay would cause imminent peril to life or property. Thereafter, the stay may be reinstated only by order of the Board, Commission or the City Council responsible for consideration of the appeal or a court of record, on application, after notice to the City Manager or his/her designee, for due cause shown. 3.Notification Requirements. An appeal requires the following notification in accordance with section 21.4.3: Created: 2021-11-05 10:19:07 [EST] (Supp. No. 5) Page 15 of 19 a. Written notice; and b. Published notice. 4.Decision on Appeal. The Board, Commission or the City Council responsible for consideration of the appeal shall hold a public hearing and decide the appeal not later than the next meeting for which notice can be provided and not later than the 60th day after the date the appeal is filed. The Board, Commission or the City Council responsible for consideration of the appeal shall affirm, reverse or modify the decision from which the appeal was taken. 5.Notification of Decision on Appeal. The property owner and the applicant for the Development Application under appeal shall be notified of the decision on the appeal in accordance with section 21.4.5. D.Criteria for Approval. In deciding the appeal, the Board, Commission or the City Council responsible for consideration of the appeal shall apply the same criteria that govern the initial decision on the Development Application under the provisions of this Article. E.Expiration and Extension. For purposes of determining expiration or extension periods under this UDC, the date the Board, Commission or the City Council responsible for consideration of the appeal grants relief on the appeal is the date on which the Development Application is deemed approved. 1. Once the Board, Commission or the City Council grants relief on the appeal, a new Development Application or permit application shall be submitted within 180 days after the date of such approval or the appeal shall become null and void. 2. The disapproval of an appeal shall require compliance by the applicant, if applicable, within fifteen (15) days after the date of disapproval and upon written notification by staff. Sec. 21.4.15. Public infrastructure improvements, construction plans, and improvement agreements. A.Applicability. The provisions of this section applies to the construction of any public infrastructure improvements. B.Processing of Construction Plans and Decision. 1.Submittal. Construction plans shall be submitted to the City Manager or his/her designee prior to construction of public infrastructure improvements. Submittal of construction plans shall be in accordance with the Engineering Department's permitting requirements. 2.Decision by the City Manager. The City Manager or his/her designee may approve, approve with conditions, or deny the construction plans. 3.Criteria for Approval. The City Manager or his/her designee, or the City Council on appeal, shall apply the following criteria in making a decision on the construction plans: a. The construction plans are consistent with the approved preliminary plat or the proposed final plat in the event that the public infrastructure improvements are in relation to a plat; and b. The construction plans conform to all applicable regulations pertaining to the construction and installation of public infrastructure improvements. 4.Expiration. The approval of construction plans shall remain in effect for two years after the date the construction plans were approved by the City Manager or his/her designee. If construction of the project has not commenced during the two year period, approval of the construction plans shall expire. For public infrastructure improvements that are associated with a final plat, approval of the Created: 2021-11-05 10:19:07 [EST] (Supp. No. 5) Page 16 of 19 construction plans shall remain in effect for the time that approval of the final plat is in effect and shall expire when approval of the final plat expires, unless an extension is granted, pursuant to Section 21.4.15.B.5, Extension. 5.Extension. At the written request of the property owner or their representative, the expiration date for the approval of construction plans may be extended by the City Manager or his/her designee for a period not to exceed six (6) months. In no case shall the construction plan extension be later than the final plat expiration. C.Timing of Public Infrastructure Improvements. 1.Completion Prior to Final Plat Recordation. For public infrastructure improvements associated with a proposed subdivision or development, except as provided below, completion of the improvements shall be in accordance with the approved construction plans and shall occur before an approved final plat is recorded, unless the obligation to construct public infrastructure improvements has been deferred and an improvement agreement is executed. Other infrastructure including all electric utility services necessary to serve the development shall be installed within the development prior to plat recordation. 2.Installation after Final Plat Recordation. The property owner or applicant may request to defer the obligation to construct and install one (1) or more public improvements to serve the associated subdivision until after final plat recordation. The request shall be submitted in writing and specify what is being requested for deferral. Deferral of the obligation to install public improvements shall be conditioned on execution of an improvement agreement and provision of sufficient security. The City Manager or his/her designee may approve or deny the request to defer installation of public infrastructure improvements. 3.Off-Site Easements. All necessary off-site easements required for installation of off-site public improvements to serve the subdivision or development shall be acquired by the subdivider or developer and conveyed solely to the City by an instrument approved by the City. D.Inspection and Acceptance of Public Infrastructure Improvements. 1.Inspections. Inspection of the public infrastructure improvements shall be conducted by the Engineering Department. Construction shall be in accordance with the approved construction plans. Any significant change in design required during construction shall be subject to approval by the City Manager or his/her designee. 2.Submission of As-Built Plans or Record Drawings. The City shall not accept dedication of required public improvements until the applicant has submitted detailed "as-built" record drawings in accordance with Engineering Department's requirements and the Public Works Specification Manual. 3.Acceptance of Improvements. When the City Manager or his/her designee has determined that the public infrastructure improvements have been installed in accordance with the approved Construction Plans, the City Manager or his/her designee shall accept such improvements on behalf of the City. Acceptance of the improvements shall mean that the property owner has transferred all rights to all the public improvements to the City for use and maintenance. Upon acceptance of the required public improvements, the City Manager or his/her designee shall have a certificate issued to the property owner stating that all required public improvements have been satisfactorily completed. E.Maintenance and Warranty of Improvements. 1.Maintenance During Construction. The developer shall maintain all required public improvements during construction of the development. 2.Bond. The developer or owner shall covenant to warranty the required public improvements for a period of two (2) years following acceptance by the City of all required public improvements or Created: 2021-11-05 10:19:07 [EST] (Supp. No. 5) Page 17 of 19 following the date of plat recordation, whichever occurs later. A warranty bond shall be provided in the amount of 20% of the costs of the improvements for such period. All public improvements shall be bonded. F.Improvement Agreements. 1.Obligations Under Agreement. Whenever public improvements to serve development are deferred until after recordation of the final plat, the property owner shall enter into an Improvement Agreement and provide adequate security as determined by the City Manager or his/her designee. The Improvement Agreement shall be subject to review and approval by the City Manager or his/her designee and the City Attorney. The agreement shall contain the following provisions: a. covenants to complete the improvements be no later than two (2) years after approval of the final plat, unless otherwise stipulated in the terms and conditions of the Improvement Agreement; b. covenants to warranty the required public improvements for a period of two (2) years following acceptance by the City of all required public improvements, unless stated otherwise in the Improvement Agreement; c. covenants to provide a warranty bond in the amount of 20% of the costs of the improvements for such period, unless stated otherwise in the Improvement Agreement; d. provisions for participation in the costs of the improvements by the City, if authorization has been obtained from the City Council, and a performance bond for such improvements from the contractor; e. provisions for securing the obligations of the agreement consistent with subsection G below; and f. such other terms and conditions as are agreed to by the City and the property owner, or as may be required by this UDC. 2.Covenants to Run with the Land. The Improvement Agreement shall provide that the covenants contained in the Agreement run with the land and bind all successors, heirs and assignees of the property owner. All existing owners and lienholders shall be required to execute the Agreement or provide written consent to the covenants contained in the Agreement. G.Security for Completion of Improvements. 1.Security. Whenever the property owner has entered into an Improvement Agreement to defer installation of public improvements, the property owner shall provide sufficient security for completion of the required public improvements. The security shall be in the form of a cash escrow, a performance bond or surety bond provided by a licensed surety company, or other security as approved by the City Manager or his/her designee. 2.Amount and Acceptability. The security shall be issued in the amount of 125% of the estimated cost of completion that is approved by the City Manager or his/her designee for the required public infrastructure improvements. The terms of the security agreement shall be subject to the approval of the City Manager or his/her designee and the City Attorney. 3.Remedies. Where an Improvement Agreement has been executed and security has been posted and required public improvements have not been installed in accordance with the terms of the agreement, the City may: a. declare the Agreement to be in default and require that all the public improvements be installed regardless of the extent of completion of the development at the time the Agreement is declared to be in default; Created: 2021-11-05 10:19:07 [EST] (Supp. No. 5) Page 18 of 19 b. obtain funds under the security and complete the improvements itself or through a third party; or c. assign its right to receive funds under the security to any third party, including a subsequent owner of the development in exchange for the subsequent owner's agreement and posting of security to complete the public infrastructure improvements. (Ord. No. 17-S-41 , § 1(Exh. A), 10-24-2017) Editor's note(s)—Ord. No. 17-S-41 , § 1(Exh. A), adopted Oct. 24, 2017, amended § 21.4.15, and in so doing changed the title of said section from "Public infrastructure improvement, construction plans and community facilities agreements" to "Public infrastructure improvements, construction plans, and improvement agreements," as set out herein. Sec. 21.4.16. Building permits. A.Applicability. An application for a building permit is required within the City corporate limits, or where provided for in a Development Agreement, in the City's ETJ, prior to the placement, construction or alteration of a building or structure. Approval of an application for a building permit authorizes the property owner to construct, alter or place a structure on the lot, tract or parcel. Approval of an application for a building permit also authorizes the property owner, upon completion of a structure intended for human occupancy, to make application for a certificate of occupancy. B.Application Requirements. Any request for a building permit shall be accompanied by an application prepared in accordance with requirements of the building inspections division. The City Manager or his/her designee shall be responsible for determining the form and content of the building permit application. C.Processing of Application and Decision. 1.Submittal. An application for a building permit shall be submitted to the The City Manager or his/her designee. The City Manager or his/her designee shall review the application for completeness in accordance with section 21.4.2. The City Manager or his/her designee shall review the permit for compliance with all adopted building codes and regulations and shall provide written notification of any items requiring correction or attention within forty-five (45) days after submittal of a complete application. 2.Decision by the City Manager. The City Manager or his/her designee may approve, approve with conditions, or deny the building permit. 3.Appeals. Any person or persons aggrieved by any decision of the City Manager or his/her designee, or any taxpayer or any officer, department, or board of the City may appeal the decision of the City Manager or his/her designee to the Building and Standards Commission. D.Criteria for Approval. The City Manager or his/her designee shall apply the following criteria in deciding the application for a building permit: 1. The application generally conforms to all prior approved development applications for the property and any variance petition authorizing variation from the standards otherwise applicable to the permit; 2. The location of the structure on the property is in accordance with all prior approved development applications; 3. The proposed plan for construction or alteration conforms to the Building Code and other applicable construction codes adopted by the City; 4. All applicable fees, including impact fees, have been paid; Created: 2021-11-05 10:19:07 [EST] (Supp. No. 5) Page 19 of 19 5. A final plat of the property has been recorded in the appropriate County plat records; and 6. All public infrastructure required has been installed and accepted by the City and all electric, gas, telephone and cable utility services necessary to serve the development have been installed within the development. E.Issuance. No building permit shall be issued on property that is not a lot of record with the following exceptions: 1. Additions to existing structures not exceeding twenty-five percent(25%) of the building at the time of the adoption of this UDC; and 2. Interior finish out or improvements to existing structures. (Ord. No. 17-S-40 , § 1(Exh. A), 10-24-2017; Ord. No. 18-S-04 , § 1(Exh. A), 1-23-2018) PLANNING AND ZONING COMMISSION MEETING: 03/06/2024 Agenda Item 5 G TO:Planning and Zoning Commission PREPARED BY:Samuel Haas, Senior Planner SUBJECT:PLUDC20240044 - Hold 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 District and Article 9 - Site Design Standards. BACKGROUND The Resurrection Baptist Church owns a property at 1002 Live Oak Road that is zoned Public Use District (PUB). The church is attempting to modify their existing building by adding improvements to its frontage. It is common for places of worship to have prominent architectural features and Resurrection Baptist Church is hindered from having such a feature due to the current height limitations of 35-feet set by the district. The issue with Resurrection Baptist Church sparked a wider conversation about the PUB district and the height requirements, as other applicants and the city itself have had issues with the 35-foot height limitation. Staff researched how these parcels are used/owned, what uses are permitted in the PUB district, and how other cities treat their Civic/Public Use District. First, staff compiled an inventory of ownership for the parcels in the city's PUB district. There are 70 total parcels, and the ownership is as follows: PUB District Parcels Ownership/Use Number of Parcels Government/School/Civic 64 Places of Worship 5 Private Citizen 1 (parcel in Crecent Bend Nature Park) Second, staff compiled a list of uses from Unified Development Code Section 21.5.8, that are permitted by right or permitted through a Specific Use Permit in the PUB district. Those uses are as follows: PUB District Uses Permitted by Right Athletic Stadium, Public Cemetery or Mausoleum Church, Temple, Synagogue, Mosque, or Other Place of Worship Civic/Convention Center Governmental Facilities Municipal Uses Operated by the City of Schertz Post Office Recycling Collection Point School, Public or Private Welding/Machine Shop Specific Use Permit Antenna and/or Antenna Support Structure, Commercial Athletic Stadium, Private Lastly, staff researched seven target cities to determine the height requirements of their similar districts. Of the seven cities researched, only three had such districts (civic/public use), and in each of them they had no height requirements. Simply put, there was no limitation on height for similar districts in other cities. Proposed Amendments: When analyzing the ownership of PUB parcels, the permitted uses, and what other cities do, staff is proposing the following: Proposed Amendments to 21.5.7.B Existing Proposed Height Requirement in PUB 35 feet None Table Key key "a" - parking standards key "c" - no exceeding imp. coverage key "d" - additional design requirements adding key "b" to the PUB districts which require JBSA AICUZ adherence, all other districts have this except PUB currently adding key "e" to all districts which clarify that some uses may require an SUP and such districts may have different design requirements The key additions are critical as they ensure the mission of JBSA-Randolph is considered, and they also highlight that uses with SUP requirements may require different standards. These are items that the city already practices. In addition to these amendments, staff has identified two subsections in the UDC that need clean-up based on previous amendments. Section 21.9.12.2.e states that Site Plans are required for Specific Use Permits. This requirement was removed from Section 21.5.11 in 2023 and needs to be removed from this section to make the UDC more consistent. The other section is 21.9.3.K which states: "Minimum front and side building setback lines at streets and crosswalks shall be shown on all plats and shall conform to the restrictions, if any, imposed on the subdivision by the subdivider, but in no event shall such setback lines be less than those required by the applicable zoning district." In practice, the city actually requests applicants not put setback lines on the plat. Plats are recorded at the county and, for all intents and purposes, are permanent. Setbacks are subject to change with amendments to the city's zoning requirements in the UDC and there is potential for conflict if a legally recorded plat stipulates different setback requirements than our UDC. Staff is proposing to remove this line from the UDC as well. The second sentence in 21.9.3.K will remain. GOAL To amend the UDC to review and update the development regulations due to changing conditions and community goals in order to establish and maintain sound, stable and desirable development. 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 UDC amendments, staff uses the Criteria of Approval found in 21.4.7.D. 1. The proposed amendment promotes the health, safety, or general welfare of the City and the safe, orderly, efficient and healthful development of the City. In order to promote orderly and efficient development, the UDC functions better when there is continuity throughout the code. The Article 9 amendments make the UDC more consistent. Additionally, municipal uses have exceeded the height requirements of the PUB district before, and it is feasible to assume that future proposals will as well, whether they are a school, a place of worship, or a governmental function. It is neither efficient nor orderly to require every applicant to request variances to the UDC for such projects. 2. An amendment to the text is consistent with other policies of this UDC and the City. On March 27, 2017, the Board of Adjustment granted a variance to the PUB height requirements for Samuel Clemens High School to build a new auditorium to reach 56 feet. On May 21, 2018, the Board of Adjustment granted a variance to the PUB height requirements to build the Ray Corbett Elevated Water Storage Tank to reach 225 feet. These amendments are consistent with adopted policies regarding height variances in the PUB district. Also, requiring that the PUB district adhere to the JBSA AICUZ study protects the mission of Randolph Air Force Base, an explicit desire for the city. 3. Any proposed amendment is consistent with the goals and objectives of this UDC and the City. The UDC has a clear goal to "facilitate the adequate and efficient provision of transportation, water, wastewater, schools, parks, public safety and recreational facilities, and other public facilities and services". Having overly restrictive height requirements works against this goal of the UDC. These amendments would help alleviate that. In The City of Schertz Strategic Plan's Policy Values, the city strives to provide essential services with "functions that address basic community needs such as security, life safety and infrastructure", and attempts to achieve a high quality of life through a "well planned community" and by "having good schools and access to higher education". These amendments would help align Schertz with our peer cities, make providing municipal functions easier, and allow our schools to have more developmental flexibility. Also, The City of Schertz Strategic Plan has clear stated goals for the Operational Values of the city. Among these is the goal to be proactive; "Proactive means initiating change by anticipating future situations in order to make things happen". It is very likely that a school, a utility provider, or the city itself will need to exceed this height requirement in the future. Staff is anticipating this situation and proactively trying to prevent conflicts and unnecessary developmental hurdles. 4. Other criteria 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. The scheduled public hearing provides the opportunity for the Planning and Zoning commission to determine this. For these reasons, staff is recommending approval of PLUDC20240044. RECOMMENDATION Approval of PLUDC20240044. Attachments UDC Article 5 - PUB Height redlines UDC Article 9 redlines UDC Article 5 - PUB Height clean UDC Article 9 clean Created: 2023-07-18 12:49:28 [EST] (Supp. No. 7) Page 1 of 6 Sec. 21.5.7. Dimensional and Developmental Standards. A.General. All projects or developments shall comply with all of the applicable dimensional and development standards of this Article. Additional requirements may also apply as required in other sections of this UDC. All area requirements and lot sizes shall be calculated based on gross acres. Created: 2023-07-18 12:49:28 [EST] (Supp. No. 7) Page 2 of 6 Table 21.5.7.A DIMENSIONAL REQUIREMENTS RESIDENTIAL ZONING DISTRICTS Minimum Lot Size And Dimensions Minimum Yard Setback (Ft) Miscellaneous Lot Requirements Code Zoning District Area Sq. Ft. Width Ft. Depth Ft. Front Ft. Side Ft. Rear Ft. Minimum Off- Street Parking Spaces Max Height Ft. Max Imperv Cover Key R-1 Single-Family Residential District- 1 9,600 80 120 25 10 20 2 35 50% h,j,k,l, m,o R-2 Single-Family Residential District- 2 8,400 70 120 25 10 20 2 35 50% h,j,k,l, m,o R-3 Two-Family Residential District 9,000 75 120 25 10 20 2 35 60% h,j,k,l, m,o R-4 Apartment/Multi-Family Residential District 10,000 100 100 25 10 20 2 35 75% a,b,j,k, l,m R-5 Middle Density Residential District 2,500 25 100 25 10 20 2 35 75%c,h,j,k,l, m R-6 Single-Family Residential District- 6 7,200 60 120 25 10 20 2 35 50% h,k,l, m,n,o R-7 Single-Family Residential District- 7 6,600 60 110 25 10 20 2 35 50% h,k,l, m,n,o R-A Single-Family- Residential/Agriculture 21,780 - - 25 25 25 2 35 50% h,k,l, m,n GH Garden Home Residential District 5,000 50 100 10 10 10 2 35 75% c,d,e,f, g,k,l,m MHS Manufactured Home Subdivision District 6,600 60 110 25 10 20 2 35 50% j,k,l, m,o MHP Manufactured Home Park District 43,560 - - 25 12.5 25 - 35 50% j,k,l,m AD Agricultural District 217,800 100 100 25 25 25 2 35 30% h,k,o MSMU Main Street Mixed Use 5,000 50 100 10 5 10 2 35 80% h,j,k,m, n,p MSMU-ND Main Street Mixed Use-New Development 5,000 50 100 10 5 10 2 35 80% j,k,m,p Created: 2023-07-18 12:49:28 [EST] (Supp. No. 7) Page 3 of 6 Key: a. Add 1,800 square feet of area for each unit after the first 3 units. Maximum density shall not exceed 24 units per acre. b. 2 parking spaces per unit plus 5%. c. Zero side lot line for Garden Homes and attached R-5 units. d. 20-foot paved alley for ingress/egress to all rear garages. e. 5-foot shall be designated maintenance easement. f. Corner lot shall have 10-foot side yard setback from street right-of-way. g. 25-foot set back to property line adjoining public street. h. Corner lot shall have minimum 15-foot side yard setback from street right-of-way. For properties on Main Street, the City Engineer may authorize a reduction to no less than 10' if there are no sight distance issues. i. Minimum lot area for each unit. j. Site Plan approval required. k. Swimming pools count toward the maximum impervious cover limitations, unless the swimming pool is equipped with a water overflow device appropriate for such pool, and only if it drains into any pervious surface, in which case the water surface shall be excluded. l. No variances may be permitted to exceed the maximum impervious cover limitations m. Refer to Article 14, section 21.14.3 for additional design requirements n. All single family residential dwelling units constructed within this district shall be constructed with an enclosed garage. o. Side yard setback of 7.5 ft. for R-1, R-2, R-3, R-6, R-7, and MHS continues in effect for all subdivisions vested on the date of adoption of Ordinance No. 11-S-15. p.Not subject to the requirements in section 21.10.4 Table 21.5.7.B DIMENSIONAL REQUIREMENTS NON-RESIDENTIAL ZONING DISTRICTS (d) Minimum Lot Size And Dimensions Minimum Yard Setback (Ft) Miscellaneous Lot Requirements Code Zoning District 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 Res Zone Max Ht. Ft. Max Imperv Cover Key OP Office/ Professional 6,000 60 100 25 0 25 0 25 35 70% a, b, c, d Created: 2023-07-18 12:49:28 [EST] (Supp. No. 7) Page 4 of 6 NS Neighborhood Services 10,000 100 100 25a 0 25 0 25 35 80% a, b, c, d, e GB General Business 10,000 100 100 25 0 25 0 25 120 80% a, b, c, d, e GB-2 General Business-2 10,000 100 100 25 0 25 0 25 120 80% a, b, c, d, e M-1 Light Manufacturing 10,000 100 100 25 0 50c 0 25b 120 80% a, b, c, d, e M-2 Heavy Manufacturing 10,000 100 100 25 0 50c 0 25b 120 80% a, b, c, d, e PUB Public Use District 10,000 100 100 25 0 15 0 25 35N/A 70% a, b, c, d, e Key: a. See Article 10 for parking requirements. b. Uses may require a Specific Use Permit. The City of Schertz will follow the guidelines outlined in the Air Installation Compatible Use Zone (AICUZ) study for Randolph Air Force Base. c. No variances may be permitted to exceed the maximum impervious cover limitations. d. Refer to Article 14, Sec. 21.14.3 for additional design requirements. e.Approval of a Specific Use Permit may be conditioned upon modifications to the dimensional requirements. Created: 2023-07-18 12:49:28 [EST] (Supp. No. 7) Page 5 of 6 B.Additional Dimensional and Development Standards. 1. All lots developed for residential purposes shall comply with the lot area, minimum setbacks and height requirements established in table 21.5.7A for the zoning district(s) in which the lot(s) is/are located. All lots developed for allowed non-residential purposes, within residential zoning districts, shall comply with lot, area and height requirements established in table 21.5.7A for the zoning district(s) in which the lot(s) is/are located. 2. All lots developed for non-residential purposes shall comply with lot, area, minimum setbacks, and maximum height requirements established for the zoning district(s) in which the lot(s) is located, as established in table 21.5.7B. 3. All lots shall have at least the minimum area, width and depth as indicated in the tables 21.5.7A and 21.5.7B in this section. 4. Platted subdivisions established by a duly approved plat filed prior to adoption of this UDC shall be exempt from meeting any new lot width, depth, and/or square footage requirements. 5. No lot existing at the time of passage of this UDC shall be reduced in size below the minimum area requirements set forth in tables 21.5.7A and 21.5.7B. 6. Minimum lot size requirements shall not apply to previously platted lots that are annexed into the City, but shall apply in the event of a vacation and replat of such property. All other requirements of this UDC shall nevertheless apply. 7. No portion of any building on a residential lot may be located on any lot closer to any lot line or to the street right-of-way line than is authorized in table 21.5.7A set forth in this section unless otherwise listed below: a. Where the frontage on one (1) side of a street is divided by two (2) or more zoning districts, the front yard setback shall comply with the requirements of most restrictive district for the entire frontage between the nearest intersecting streets. b. Where the building setback line has been established by plat and exceeds the requirements of this UDC, the more restrictive setback line shall apply. c. The front yard setback shall be measured from the property line to the front face of the building, covered porch, covered terrace, or attached accessory building. Eaves and roof extensions may project into the required front yard, not to exceed two (2) feet. d.Side Yards: Every part of a required side yard shall be open and unobstructed except for accessory buildings as permitted herein and the ordinary projections of window sills, belt courses, cornices and other architectural features projecting not to exceed twelve (12) inches into the required side yard, and roof eaves projecting not to exceed twenty-four (24) inches into the required side yard. e.Rear Yards: Every part of a required rear yard shall be open and unobstructed, except for accessory buildings, uses and structures as permitted and the ordinary projections of window sills, belt courses, cornices and roof overhangs and other architectural features projecting not to exceed twenty-four (24) inches into the required rear yard. f. Where lots have double frontage, running from one street to another, a required front yard setback shall be provided on both streets. g.Mixed Use Building: In a building serving dwelling and other uses, in any district, the height and area regulations applicable to non-residential buildings shall apply. Created: 2023-07-18 12:49:28 [EST] (Supp. No. 7) Page 6 of 6 h. There shall not be more than one (1) residential dwelling on a platted lot of a duly recorded plat of a single-family residential use. (Ord. No. 13-S-22 , § 3, 7-16-2013; Ord. No. 14-S-47 , § 3, 11-18-2014; Ord. No. 21-S-26 , § 1(Exh. A), 7-6-2021) Created: 2023-07-18 12:49:30 [EST] (Supp. No. 7) Page 1 of 1 Sec. 21.9.3. Lots. A. Lot sizes and dimensions shall conform to the minimum requirements of the appropriate zoning district. The lot area shall be computed including all easements. Changes in the required lot sizes and dimensions may only be allowed through rezoning or through the granting of a variance by the BOA. No lot shall be approved which does not meet the minimum requirements of the appropriate zoning district. B. In residential subdivisions not served by public sewer, the Planning and Zoning Commission shall require the developer to cause a percolation test to be made. In no case will the lot size in such subdivision be less than one-half acre (21,780 square feet). This is the responsibility of the County Health Inspector. C. Depth and width of properties laid out for commercial or industrial purposes shall be adequate to provide for the off-street service and parking facilities required by the type of use and development contemplated. D. Corner lots shall have sufficient width to permit the required building setback and proper orientation to both streets. Lots abutting crosswalks shall be treated as corner lots. E. Where a residential lot backs up to a railroad right-of-way, high pressure gas line, industrial area or any other land use which may have a dangerous effect on residential property, and where no marginal access street or other street is provided at the rear of such lot, an additional depth of 25 feet shall be required. Where a lot sides to any of the above, an additional width of 15 feet shall be required. A planting screen or non-access easement of at least ten feet shall be provided along the line of lots abutting a railroad right-of-way, high pressure gas line, industrial area or any other land use which may have a dangerous effect on residential property. F. Residential lots located on a cul-de-sac shall be at least fifty feet (50') wide at the building line. G. Residential lots shall be oriented to take advantage of topography; the best relationship to the overall design of the neighborhood; and to minimize the effects of any surrounding depreciating land uses. H. There shall be no residential lots facing directly upon a major street. I. All side lines of lots shall be perpendicular to straight street lines and radial to curved street lines except where a waiver to this rule will provide a better street and lot layout. J. Every lot shall be provided with adequate access to a public street, either by direct frontage on such street, or by public access easement approved by the Planning and Zoning Commission. Rear and/or side driveway access to major streets shall be prohibited. K.Minimum front and side building setback lines at streets and crosswalks shall be shown on all plats and shall conform to the restrictions, if any, imposed on the subdivision by the subdivider, but in no event shall such setback lines be less than those required by the applicable zoning district. The front line setback shall be measured from the point where the public right-of-way ends to the front face to the building, covered porch, covered terrace or attached accessory building. Created: 2023-07-18 12:49:31 [EST] (Supp. No. 7) Page 1 of 3 Sec. 21.9.12. Site plan process. A.Purpose and Applicability. 1.Purpose. This section establishes a Site Plan review process for certain proposed residential, nonresidential, and mixed-use developments. The purpose of Site Plan approval is to: a. ensure compliance with the requirements of this UDC; b. promote better site design; c. integrate projects more effectively into their surrounding environment; d. prevent the impairment or depreciation of property values; e. improve internal vehicular and pedestrian circulation; f. encourage quality and innovative site planning techniques; g. project and enhance the overall general public health, safety and welfare; h. ensure efficient and safe land development; i. ensure harmonious use of land; j. ensure compliance with the Comprehensive Land Plan and other appropriate design standards; and k. ensure adequate parking and loading, water supply, drainage and storm water management, sanitary sewer facilities, and other utilities and services. 2.Applicability. Site Plan review and approval shall be required as follows: a. for any development that contains two (2) or more residential dwelling units on a single tract, lot, or parcel of land; b. for any development that contains single-family attached dwelling units; c. for any non-residential development; d. any increase in an existing non-residential structure or a residential structure that contains two (2) or more residential dwelling units that is greater than twenty-five percent (25%) of the existing building square footage; e. for any PDD or SUP; f. for any single-family residential development that includes a private amenity or facility or a golf course; and g. no building permit shall be issued for any of the above developments until a Site Plan and all other required engineering/construction plans are first approved by the City. No certificate of occupancy shall be issued until all construction and development conforms to the approved Site Plan and associated engineering/construction plans. The Site Plan review process shall include, but not be limited to, the following steps: i. pre-application conference; ii. site Plan review and approval; and iii. construction of project (after City approval of required Site Plan and other associated plans, including platting and engineering plans). Created: 2023-07-18 12:49:31 [EST] (Supp. No. 7) Page 2 of 3 3.Exempted Uses. The following land use activities are exempted from the requirements of this Article: a. construction of one- or two-family dwellings, ordinary accessory structures and related land use activities; b. ordinary repair and maintenance of existing structures or uses; c. agricultural land use; d. incidental landscaping or grading; e. individual manufactured homes; and f. interior alterations that do not substantially change the nature or use of the structure. B.Application Requirements. Any request for Site Plan approval shall be accompanied by an application prepared in accordance with the Development Manual. C.Processing of Application and Decision. 1.Submittal. An application for a Site Plan shall be submitted to the City Manager or his/her designee. The City Manager or his/her designee shall review the application for completeness in accordance with section 21.4.2. The City Manager or his/her designee shall forward a copy of the proposed plan to the other appropriate departments for review and recommendation. 2.Site Plan Approval. The City Manager or his/her designee may approve a site plan. The City Manager or his/her designee may, for any reason, elect to present the site plan for approval to the Planning and Zoning Commission. The City Manager or his/her designee shall not approve with conditions or disapprove a site plan and shall be required to refer any site plan for which approval is refused to the Planning and Zoning Commission. The City Manager or his/her designee or the Planning and Zoning Commission shall act on the plan within thirty (30) days after the date a complete application is filed. 3.Conditional Approval and Denial. If the Commission conditionally approves or denies the plan, a written statement must be provided to the applicant clearly articulating each specific condition for the conditional approval or reason for denial. Each condition or reason specified in the written statement may not be arbitrary and must include a citation to the regulation, ordinance, or law that is the basis for the conditional approval or denial. 4.Applicant Response to Conditional Approval or Denial. After the conditional approval or denial of a plan, the applicant may submit a written response that satisfies each condition for the conditional approval or remedies each reason for denial provided. The City Manager or his/her designee is authorized to approve revisions required for conditional approval of the site plan. The Planning and Zoning Commission shall determine whether to approve or deny the applicant's previously denied plan or conditionally approved plan, if forwarded to the commission by the City Manager or his/her designee, no later than the fifteenth (15th ) day after the date the response was submitted. D.Criteria for Approval. The City Manager or his/her designee in considering final action on a Site Plan, should consider the following criteria: 1. the Site Plan is consistent with the general purpose and intent of the applicable zoning district regulations; 2. the Site Plan is compatible with adjacent developments and neighborhoods and includes improvements to mitigate development related adverse impacts; 3. the Site Plan does not generate pedestrian or vehicular traffic which will be hazardous or conflict with the existing traffic patterns in the area; 4. the Site Plan incorporates features to minimize adverse effects on adjacent properties; Created: 2023-07-18 12:49:31 [EST] (Supp. No. 7) Page 3 of 3 5. adequate capacity of public or private facilities for water, sewer, electricity and transportation to and through the development are provided to the site; 6. the proposed use and associated Site Plan promote the health, safety or general welfare of the City and the safe, orderly, efficient and healthful development of the City. E.Revisions to Approved Site Plan. Changes to an approved Site Plan shall be processed in the same manner as the original approved Site Plan; however, changes of details within a Site Plan which do not alter the basic physical relationship of the property to adjacent property, do not alter the use permitted, increase the density, floor area, height, or reduce the yards provided at the boundary of the site as indicated on the approved Site Plan, may be authorized by the City Manager or his/her designee. F.Expiration of Site Plan. A Site Plan shall expire if any of the following occurs: 1. a building permit has not been approved within two (2) years for the construction of any building on the property for which the Site Plan was approved; and 2. a building permit that was approved as a result of an approved Site Plan expires within two (2) years after approval of the Site Plan. (Ord. No. 17-S-40 , § 1(Exh. A), 10-24-2017; Ord. No. 18-S-04 , § 1(Exh. A), 1-23-2018; Ord. No. 19-S-22 , § 1(Exh. A), 9-3-2019) Created: 2023-07-18 12:49:28 [EST] (Supp. No. 7) Page 1 of 6 Sec. 21.5.7. Dimensional and Developmental Standards. A.General. All projects or developments shall comply with all of the applicable dimensional and development standards of this Article. Additional requirements may also apply as required in other sections of this UDC. All area requirements and lot sizes shall be calculated based on gross acres. Created: 2023-07-18 12:49:28 [EST] (Supp. No. 7) Page 2 of 6 Table 21.5.7.A DIMENSIONAL REQUIREMENTS RESIDENTIAL ZONING DISTRICTS Minimum Lot Size And Dimensions Minimum Yard Setback (Ft) Miscellaneous Lot Requirements Code Zoning District Area Sq. Ft. Width Ft. Depth Ft. Front Ft. Side Ft. Rear Ft. Minimum Off- Street Parking Spaces Max Height Ft. Max Imperv Cover Key R-1 Single-Family Residential District- 1 9,600 80 120 25 10 20 2 35 50% h,j,k,l, m,o R-2 Single-Family Residential District- 2 8,400 70 120 25 10 20 2 35 50% h,j,k,l, m,o R-3 Two-Family Residential District 9,000 75 120 25 10 20 2 35 60% h,j,k,l, m,o R-4 Apartment/Multi-Family Residential District 10,000 100 100 25 10 20 2 35 75% a,b,j,k, l,m R-5 Middle Density Residential District 2,500 25 100 25 10 20 2 35 75%c,h,j,k,l, m R-6 Single-Family Residential District- 6 7,200 60 120 25 10 20 2 35 50% h,k,l, m,n,o R-7 Single-Family Residential District- 7 6,600 60 110 25 10 20 2 35 50% h,k,l, m,n,o R-A Single-Family- Residential/Agriculture 21,780 - - 25 25 25 2 35 50% h,k,l, m,n GH Garden Home Residential District 5,000 50 100 10 10 10 2 35 75% c,d,e,f, g,k,l,m MHS Manufactured Home Subdivision District 6,600 60 110 25 10 20 2 35 50% j,k,l, m,o MHP Manufactured Home Park District 43,560 - - 25 12.5 25 - 35 50% j,k,l,m AD Agricultural District 217,800 100 100 25 25 25 2 35 30% h,k,o MSMU Main Street Mixed Use 5,000 50 100 10 5 10 2 35 80% h,j,k,m, n,p MSMU-ND Main Street Mixed Use-New Development 5,000 50 100 10 5 10 2 35 80% j,k,m,p Created: 2023-07-18 12:49:28 [EST] (Supp. No. 7) Page 3 of 6 Key: a. Add 1,800 square feet of area for each unit after the first 3 units. Maximum density shall not exceed 24 units per acre. b. 2 parking spaces per unit plus 5%. c. Zero side lot line for Garden Homes and attached R-5 units. d. 20-foot paved alley for ingress/egress to all rear garages. e. 5-foot shall be designated maintenance easement. f. Corner lot shall have 10-foot side yard setback from street right-of-way. g. 25-foot set back to property line adjoining public street. h. Corner lot shall have minimum 15-foot side yard setback from street right-of-way. For properties on Main Street, the City Engineer may authorize a reduction to no less than 10' if there are no sight distance issues. i. Minimum lot area for each unit. j. Site Plan approval required. k. Swimming pools count toward the maximum impervious cover limitations, unless the swimming pool is equipped with a water overflow device appropriate for such pool, and only if it drains into any pervious surface, in which case the water surface shall be excluded. l. No variances may be permitted to exceed the maximum impervious cover limitations m. Refer to Article 14, section 21.14.3 for additional design requirements n. All single family residential dwelling units constructed within this district shall be constructed with an enclosed garage. o. Side yard setback of 7.5 ft. for R-1, R-2, R-3, R-6, R-7, and MHS continues in effect for all subdivisions vested on the date of adoption of Ordinance No. 11-S-15. p.Not subject to the requirements in section 21.10.4 Table 21.5.7.B DIMENSIONAL REQUIREMENTS NON-RESIDENTIAL ZONING DISTRICTS (d) Minimum Lot Size And Dimensions Minimum Yard Setback (Ft) Miscellaneous Lot Requirements Code Zoning District 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 Res Zone Max Ht. Ft. Max Imperv Cover Key OP Office/ Professional 6,000 60 100 25 0 25 0 25 35 70% a, b, c, d Created: 2023-07-18 12:49:28 [EST] (Supp. No. 7) Page 4 of 6 NS Neighborhood Services 10,000 100 100 25a 0 25 0 25 35 80% a, b, c, d, e GB General Business 10,000 100 100 25 0 25 0 25 120 80% a, b, c, d, e GB-2 General Business-2 10,000 100 100 25 0 25 0 25 120 80% a, b, c, d, e M-1 Light Manufacturing 10,000 100 100 25 0 50c 0 25b 120 80% a, b, c, d, e M-2 Heavy Manufacturing 10,000 100 100 25 0 50c 0 25b 120 80% a, b, c, d, e PUB Public Use District 10,000 100 100 25 0 15 0 25 N/A 70% a, b, c, d, e Key: a. See Article 10 for parking requirements. b. The City of Schertz will follow the guidelines outlined in the Air Installation Compatible Use Zone (AICUZ) study for Randolph Air Force Base. c. No variances may be permitted to exceed the maximum impervious cover limitations. d. Refer to Article 14, Sec. 21.14.3 for additional design requirements. e.Approval of a Specific Use Permit may be conditioned upon modifications to the dimensional requirements. Created: 2023-07-18 12:49:28 [EST] (Supp. No. 7) Page 5 of 6 B.Additional Dimensional and Development Standards. 1. All lots developed for residential purposes shall comply with the lot area, minimum setbacks and height requirements established in table 21.5.7A for the zoning district(s) in which the lot(s) is/are located. All lots developed for allowed non-residential purposes, within residential zoning districts, shall comply with lot, area and height requirements established in table 21.5.7A for the zoning district(s) in which the lot(s) is/are located. 2. All lots developed for non-residential purposes shall comply with lot, area, minimum setbacks, and maximum height requirements established for the zoning district(s) in which the lot(s) is located, as established in table 21.5.7B. 3. All lots shall have at least the minimum area, width and depth as indicated in the tables 21.5.7A and 21.5.7B in this section. 4. Platted subdivisions established by a duly approved plat filed prior to adoption of this UDC shall be exempt from meeting any new lot width, depth, and/or square footage requirements. 5. No lot existing at the time of passage of this UDC shall be reduced in size below the minimum area requirements set forth in tables 21.5.7A and 21.5.7B. 6. Minimum lot size requirements shall not apply to previously platted lots that are annexed into the City, but shall apply in the event of a vacation and replat of such property. All other requirements of this UDC shall nevertheless apply. 7. No portion of any building on a residential lot may be located on any lot closer to any lot line or to the street right-of-way line than is authorized in table 21.5.7A set forth in this section unless otherwise listed below: a. Where the frontage on one (1) side of a street is divided by two (2) or more zoning districts, the front yard setback shall comply with the requirements of most restrictive district for the entire frontage between the nearest intersecting streets. b. Where the building setback line has been established by plat and exceeds the requirements of this UDC, the more restrictive setback line shall apply. c. The front yard setback shall be measured from the property line to the front face of the building, covered porch, covered terrace, or attached accessory building. Eaves and roof extensions may project into the required front yard, not to exceed two (2) feet. d.Side Yards: Every part of a required side yard shall be open and unobstructed except for accessory buildings as permitted herein and the ordinary projections of window sills, belt courses, cornices and other architectural features projecting not to exceed twelve (12) inches into the required side yard, and roof eaves projecting not to exceed twenty-four (24) inches into the required side yard. e.Rear Yards: Every part of a required rear yard shall be open and unobstructed, except for accessory buildings, uses and structures as permitted and the ordinary projections of window sills, belt courses, cornices and roof overhangs and other architectural features projecting not to exceed twenty-four (24) inches into the required rear yard. f. Where lots have double frontage, running from one street to another, a required front yard setback shall be provided on both streets. g.Mixed Use Building: In a building serving dwelling and other uses, in any district, the height and area regulations applicable to non-residential buildings shall apply. Created: 2023-07-18 12:49:28 [EST] (Supp. No. 7) Page 6 of 6 h. There shall not be more than one (1) residential dwelling on a platted lot of a duly recorded plat of a single-family residential use. (Ord. No. 13-S-22 , § 3, 7-16-2013; Ord. No. 14-S-47 , § 3, 11-18-2014; Ord. No. 21-S-26 , § 1(Exh. A), 7-6-2021) Created: 2023-07-18 12:49:30 [EST] (Supp. No. 7) Page 1 of 1 Sec. 21.9.3. Lots. A. Lot sizes and dimensions shall conform to the minimum requirements of the appropriate zoning district. The lot area shall be computed including all easements. Changes in the required lot sizes and dimensions may only be allowed through rezoning or through the granting of a variance by the BOA. No lot shall be approved which does not meet the minimum requirements of the appropriate zoning district. B. In residential subdivisions not served by public sewer, the Planning and Zoning Commission shall require the developer to cause a percolation test to be made. In no case will the lot size in such subdivision be less than one-half acre (21,780 square feet). This is the responsibility of the County Health Inspector. C. Depth and width of properties laid out for commercial or industrial purposes shall be adequate to provide for the off-street service and parking facilities required by the type of use and development contemplated. D. Corner lots shall have sufficient width to permit the required building setback and proper orientation to both streets. Lots abutting crosswalks shall be treated as corner lots. E. Where a residential lot backs up to a railroad right-of-way, high pressure gas line, industrial area or any other land use which may have a dangerous effect on residential property, and where no marginal access street or other street is provided at the rear of such lot, an additional depth of 25 feet shall be required. Where a lot sides to any of the above, an additional width of 15 feet shall be required. A planting screen or non-access easement of at least ten feet shall be provided along the line of lots abutting a railroad right-of-way, high pressure gas line, industrial area or any other land use which may have a dangerous effect on residential property. F. Residential lots located on a cul-de-sac shall be at least fifty feet (50') wide at the building line. G. Residential lots shall be oriented to take advantage of topography; the best relationship to the overall design of the neighborhood; and to minimize the effects of any surrounding depreciating land uses. H. There shall be no residential lots facing directly upon a major street. I. All side lines of lots shall be perpendicular to straight street lines and radial to curved street lines except where a waiver to this rule will provide a better street and lot layout. J. Every lot shall be provided with adequate access to a public street, either by direct frontage on such street, or by public access easement approved by the Planning and Zoning Commission. Rear and/or side driveway access to major streets shall be prohibited. K. The front line setback shall be measured from the point where the public right-of-way ends to the front face to the building, covered porch, covered terrace or attached accessory building. Created: 2023-07-18 12:49:31 [EST] (Supp. No. 7) Page 1 of 3 Sec. 21.9.12. Site plan process. A.Purpose and Applicability. 1.Purpose. This section establishes a Site Plan review process for certain proposed residential, nonresidential, and mixed-use developments. The purpose of Site Plan approval is to: a. ensure compliance with the requirements of this UDC; b. promote better site design; c. integrate projects more effectively into their surrounding environment; d. prevent the impairment or depreciation of property values; e. improve internal vehicular and pedestrian circulation; f. encourage quality and innovative site planning techniques; g. project and enhance the overall general public health, safety and welfare; h. ensure efficient and safe land development; i. ensure harmonious use of land; j. ensure compliance with the Comprehensive Land Plan and other appropriate design standards; and k. ensure adequate parking and loading, water supply, drainage and storm water management, sanitary sewer facilities, and other utilities and services. 2.Applicability. Site Plan review and approval shall be required as follows: a. for any development that contains two (2) or more residential dwelling units on a single tract, lot, or parcel of land; b. for any development that contains single-family attached dwelling units; c. for any non-residential development; d. any increase in an existing non-residential structure or a residential structure that contains two (2) or more residential dwelling units that is greater than twenty-five percent (25%) of the existing building square footage; e. for any PDD; f. for any single-family residential development that includes a private amenity or facility or a golf course; and g. no building permit shall be issued for any of the above developments until a Site Plan and all other required engineering/construction plans are first approved by the City. No certificate of occupancy shall be issued until all construction and development conforms to the approved Site Plan and associated engineering/construction plans. The Site Plan review process shall include, but not be limited to, the following steps: i. pre-application conference; ii. site Plan review and approval; and iii. construction of project (after City approval of required Site Plan and other associated plans, including platting and engineering plans). Created: 2023-07-18 12:49:31 [EST] (Supp. No. 7) Page 2 of 3 3.Exempted Uses. The following land use activities are exempted from the requirements of this Article: a. construction of one- or two-family dwellings, ordinary accessory structures and related land use activities; b. ordinary repair and maintenance of existing structures or uses; c. agricultural land use; d. incidental landscaping or grading; e. individual manufactured homes; and f. interior alterations that do not substantially change the nature or use of the structure. B.Application Requirements. Any request for Site Plan approval shall be accompanied by an application prepared in accordance with the Development Manual. C.Processing of Application and Decision. 1.Submittal. An application for a Site Plan shall be submitted to the City Manager or his/her designee. The City Manager or his/her designee shall review the application for completeness in accordance with section 21.4.2. The City Manager or his/her designee shall forward a copy of the proposed plan to the other appropriate departments for review and recommendation. 2.Site Plan Approval. The City Manager or his/her designee may approve a site plan. The City Manager or his/her designee may, for any reason, elect to present the site plan for approval to the Planning and Zoning Commission. The City Manager or his/her designee shall not approve with conditions or disapprove a site plan and shall be required to refer any site plan for which approval is refused to the Planning and Zoning Commission. The City Manager or his/her designee or the Planning and Zoning Commission shall act on the plan within thirty (30) days after the date a complete application is filed. 3.Conditional Approval and Denial. If the Commission conditionally approves or denies the plan, a written statement must be provided to the applicant clearly articulating each specific condition for the conditional approval or reason for denial. Each condition or reason specified in the written statement may not be arbitrary and must include a citation to the regulation, ordinance, or law that is the basis for the conditional approval or denial. 4.Applicant Response to Conditional Approval or Denial. After the conditional approval or denial of a plan, the applicant may submit a written response that satisfies each condition for the conditional approval or remedies each reason for denial provided. The City Manager or his/her designee is authorized to approve revisions required for conditional approval of the site plan. The Planning and Zoning Commission shall determine whether to approve or deny the applicant's previously denied plan or conditionally approved plan, if forwarded to the commission by the City Manager or his/her designee, no later than the fifteenth (15th ) day after the date the response was submitted. D.Criteria for Approval. The City Manager or his/her designee in considering final action on a Site Plan, should consider the following criteria: 1. the Site Plan is consistent with the general purpose and intent of the applicable zoning district regulations; 2. the Site Plan is compatible with adjacent developments and neighborhoods and includes improvements to mitigate development related adverse impacts; 3. the Site Plan does not generate pedestrian or vehicular traffic which will be hazardous or conflict with the existing traffic patterns in the area; 4. the Site Plan incorporates features to minimize adverse effects on adjacent properties; Created: 2023-07-18 12:49:31 [EST] (Supp. No. 7) Page 3 of 3 5. adequate capacity of public or private facilities for water, sewer, electricity and transportation to and through the development are provided to the site; 6. the proposed use and associated Site Plan promote the health, safety or general welfare of the City and the safe, orderly, efficient and healthful development of the City. E.Revisions to Approved Site Plan. Changes to an approved Site Plan shall be processed in the same manner as the original approved Site Plan; however, changes of details within a Site Plan which do not alter the basic physical relationship of the property to adjacent property, do not alter the use permitted, increase the density, floor area, height, or reduce the yards provided at the boundary of the site as indicated on the approved Site Plan, may be authorized by the City Manager or his/her designee. F.Expiration of Site Plan. A Site Plan shall expire if any of the following occurs: 1. a building permit has not been approved within two (2) years for the construction of any building on the property for which the Site Plan was approved; and 2. a building permit that was approved as a result of an approved Site Plan expires within two (2) years after approval of the Site Plan. (Ord. No. 17-S-40 , § 1(Exh. A), 10-24-2017; Ord. No. 18-S-04 , § 1(Exh. A), 1-23-2018; Ord. No. 19-S-22 , § 1(Exh. A), 9-3-2019) PLANNING AND ZONING COMMISSION MEETING: 03/06/2024 Agenda Item 5 H TO:Planning and Zoning Commission PREPARED BY:Samuel Haas, Senior Planner SUBJECT:PLUDC20240045 - Hold 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 District and Article 16 - Definitions. BACKGROUND The Schertz Unified Development Code (UDC) defines self-storage facilities in Article 16 as the following: "Mini-Warehouse/Public Storage: A building(s) containing separate, individual self-storage units for rent or lease. The conduct of sales, business, or any activity other than storage shall be prohibited within any individual storage unit". In UDC Article 5 Section 21.5.8, the UDC permits Mini-Warehouse/Public Storage in the following districts: Mini-Warehouse/Public Storage Permitted by Right Manufacturing - Light (M-1) Manufacturing - Heavy (M-2) Permitted with a Specific Use Permit General Business - 2 (GB-2) Schertz has received repeated interest in self-storage projects in the city specifically in the General Business (GB) zoning district. The City's current Unified Development Code restricts the location of these developments. The rationale for these restrictions is based on the character of the existing Mini-Warehouse/Public Storage in Schertz like the two Lockaway Storage complexes on FM 78 and FM 1518. The City has determined, through the UDC, that the single-story metal construction of these complexes is more appropriate in the more intense commercial zoning districts. However, a trend in the self-storage industry offers a product that has greater architectural and construction standards and in some cases offers a mixture of uses. Schertz has seen a similar product recently at 21586 IH 35 N, in the Hubertus Retail Subdivision. This is the current CubeSmart self-storage facility, and this project was approved in 2013 by Ord. 13-S-20 under a Planned Development District (PDD). Their PDD states that 3.8% of the ground floor of the building be leased as office space. As there is demand for self-storage in the real estate market, and Schertz has been amenable to mixed-use storage facilities in the past, staff is proposing to amend the UDC to create a new mixed-use self-storage land use. Proposed Amendments: Mixed-Use Self-Storage Article 5, Section 21.5.8 Permitted Use Table Permitted by Right General Business - 2 District (GB-2) Manufacturing - Light District (M-1) Manufacturing - Heavy (M-2) Permitted with Specific Use Permit General Business (GB) Article 16 - Definitions Mixed-Use Self-Storage: A climate-controlled building(s) containing ground floor retail, service, or office space with separate, individual self-storage units for rent or lease. The conduct of sales, business, or any activity other than storage shall be prohibited within the individual storage units. Such building(s) shall be a minimum of 45-feet. GOAL To amend the UDC to review and update the development regulations due to changing conditions and community goals in order to establish and maintain sound, stable and desirable development. 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. 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 UDC amendments, staff uses the Criteria of Approval found in 21.4.7.D. 1. The proposed amendment promotes the health, safety, or general welfare of the City and the safe, orderly, efficient and healthful development of the City. These amendments would help promote orderly and healthful development, by offering the opportunity for property owners and self-storage developers to provide an enhanced and more thoughtful product. Also, having a mixture of uses in a self-storage building is a more efficient use of land. 2. An amendment to the text is consistent with other policies of this UDC and the City. These amendments would codify a space in the UDC where a mixed-use self-storage is possible, which is consistent with City's the adopted policy of Ord. 13-S-20. Also, the City's existing self-storage policy permits this use in higher intensity zoning districts. The new proposed permitted use would allow for self-storage in lower intensity zoning districts with a Specific Use Permit, allowing Planning and Zoning and City Council more discretion on each specific proposal. This would align with the UDC policy to "minimize the conflicts among the uses of land and buildings". 3. Any proposed amendment is consistent with the goals and objectives of this UDC and the City. The City of Schertz Strategic Plan has clear stated goals for the Quality of Life of the city. Among these is the goal to have an attractive community by having a "well planned, well landscaped, well-built and well maintained community". Also, it is the responsibility of staff to be "continuously improving and evolving", "forward thinking", and have "the ability to forecast and meet needs even before the customer identifies them". These amendments would help Schertz capture the economic demand for self storage while also creating a quality built environment. Thus, achieving the goals laid out in the Strategic Plan. 4. Other criteria 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. The scheduled public hearing provides the opportunity for the Planning and Zoning Commission to determine this. Therefore, staff recommend approval of PLUDC20240045. RECOMMENDATION Approval of PLUDC20240045. Attachments UDC Proposed - Mixed-Use Self-Storage Proposed UDC Amendment Article 16 - Definitions Proposed changes to Article 16 - Definitions to add Mixed-Use Self Storage. Mixed-Use Self-Storage: A climate-controlled building(s) containing ground floor retail, service, or office space with separate, individual self-storage units for rent or lease. The conduct of sales, business, or any activity other than storage shall be prohibited within the individual storage units. Such building(s) shall be a minimum of 45-feet. No other changes are proposed. Proposed UDC Amendment Article 5 – Permitted Use Table Proposed changes to Article 5 – Permitted Use Table to add Mixed-Use Self-Storage Zoning District P=Permitted/ S= Specific Use Permit Permitted Uses Manufacturing – Light District (M-1) P Mixed-Use Self-Storage Manufacturing – Heavy District (M-2) P Mixed-Use Self-Storage General Business – 2 District (GB -2) P Mixed-Use Self-Storage General Business District (GB) S Mixed-Use Self-Storage No other changes are proposed. PLANNING AND ZONING COMMISSION MEETING: 03/06/2024 Agenda Item 5 I TO:Planning and Zoning Commission PREPARED BY:Samuel Haas, Senior Planner SUBJECT:PLUDC20240048 - Hold 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 District. BACKGROUND The City has received interest in Automobile Sales and a request has been made to amend the Unified Development Code in order to potentially provide space for this land use in less intense commercial districts. Currently, the Automobile Sales land use is defined in Article 16 as: "Automobile Sales New or Used: Sales, rental, and/or lease of new or used automobiles or light load vehicles, including as an accessory use: Automobile Repair, Major" In Article 5, Automobile Sales is permitted in the following zoning districts: Automobile Sales Permitted by Right Manufacturing - Light District (M-1) Manufacturing - Heavy District (M-2) Permitted with a Specific Use Permit General Business - 2 District (GB2) Proposed Amendments: Staff is proposing to change the permitted use of Automobile Sales to the following: Automobile Sales Permitted by Right Manufacturing - Light District (M-1) Manufacturing - Heavy District (M-2) General Business - 2 District (GB2) Permitted with a Specific Use Permit General Business District (GB) Additionally, staff is proposing to limit the use of Automobile Sales and it's accesory use Automobile Repair, Major with amendments to UDC Section 21.5.8.D.2 by adding the following language: Automobile Sales within the City of Schertz shall have the following limited uses: No Automobile Sales shall be within three (3) miles of another Automobile Sales (property line to property line).a. No Automobile Sales shall be within 250 feet of any residential zoning or use.b. Automobile Sales uses are required to have Automobile Repair, Major as an accessory use.c. 1. GOAL To amend the UDC to review and update the development regulations due to changing conditions and community goals in order to establish and maintain sound, stable and desirable development. 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 Staff will be recommending denial of these UDC amendments. However, as there has been a request to amend the UDC to allow Automobile Sales in the General Business District (GB), staff drafted the above amendments as a way to plot a path forward in the event the Planning and Zoning Commission and/or City Council is open to the idea of allowing greater potential for Automobile Sales. Staff will be evaluating this proposed UDC amendment, using the Criteria of Approval found in 21.4.7.D. 1. The proposed 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 the health, safety, and general welfare of the city, adopted policies and codes seek to make land uses as compatible as possible. By amending the code to permit by right Automobile Sales in General Buisness-2 District(GB2) and by Specific Use Permit in General Business District(GB), the city is opening up the potential for Automobile Sales to be adjacent to residential uses. Staff believes this to be counter to healthful development. Additionally, the areas zoned General Business District (GB) tend to be high value-high visibility, commercial real estate. Given that Automobile Sales are prevalent in the wider regional market, especially in Schertz's adjacent communities, permitting Automobile Sales even with a Specific Use Permit, would not be an efficient use of land in Schertz. 2. An amendment to the text is consistent with other policies of this UDC and the City. On February 3, 2009, the new Unified Development Code was adopted and replaced the previous 96-S-28 Unified Development Code with Ordinance 09-S-06. This ordinance modified the Unified Development Code (UDC) to require a Specific Use Permit for Automobile Sales in General Business-2 District (GB-2) and permitted by right in Light Manufacturing District (M-1) and Heavy Manufacturing District (M-2). To the best of staff's knowledge, there are no Automobile Sales uses within the city. While it is difficult to pinpoint exactly why policies were made in 2009, staff can infer that City Council at the time viewed Automobile Sales as an intense land use. This can be considered a logical assumption, as automobiles are heavy machines with a variety of chemicals, lubricants, oils, etc. that are used in the operation of the vehicle. Staff feels that opening up Automobile Sales uses in the General Business District (GB), even with a Specific Use Permit, is not consistent with the current policy of the city. 3. Any proposed amendment is consistent with the goals and objectives of this UDC and the City. The UDC has explicit goals to "protect and conserve the value of land throughout the City" and to "minimize the conflicts among the uses of land and buildings". As mentioned above, amending the UDC to permit Automobile Sales with a Specific Use Permit, is not consistent with these Goals and Objectives of the UDC. The City of Schertz Strategic Plan has clear stated goals for the Operational Values of the city. Among these are "being innovative" and creating "new value for our community through meaningful change" and "finding better ways to do things". Automobile Sales is a competitive market with ample options to choose from in the wider region and even immediately adjacent to Schertz. Being innovative is not "status quo" or "following the path of least resistance". Additionally, the Strategic Plan outline goals for the Quality of Life of the city. Among these is the goal to have an attractive community by having a "well planned, well landscaped, well-built and well maintained community", this is achieved by minimizing conflicts among land uses. Something that these amendments could potentially create. Lastly, the Strategic Plan states that a high quality of life is not "a concrete jungle". Automobile Sales is arguably a use that contributes some of the most concrete in the jungle. 4. Other criteria 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. The scheduled public hearing provides the opportunity for the Planning and Zoning Commission to determine this. For these reasons, staff recommends denial of PLUDC20240048. While staff is making the recommendation to deny this particular application to amend the UDC, these amendments were drafted by staff as a way forward in the event that the Planning and Zoning Commission and the Schertz City Council are open to the idea of allowing Automobile Sales in the General Business District (GB). Permitting with a Specific Use Permit allows staff and decision makers to evaluate each proposal case-by-case. Also, the "limited uses" that are created with these amendments will work to mitigate conflict between land uses and help to develop finite commercial property in an effecient manner. RECOMMENDATION Denial of PLUDC20240048. Attachments Article 5 - Auto Sales Redlines Article 5 - Auto Sales Clean Created: 2023-07-18 12:49:29 [EST] (Supp. No. 7) Page 1 of 2 Sec. 21.5.8. Permitted Use Table. A.Use of Land and Buildings. Structures, land or premises shall be used only in accordance with the use permitted in the following use table subject to compliance with the dimensional and development standards for the applicable zoning district and all other applicable requirements of this UDC. B.Permitted Principal Uses. No principal use shall be permitted in any district unless it appears in the following permitted use table. [Permitted Use Table Here] Created: 2023-07-18 12:49:29 [EST] (Supp. No. 7) Page 2 of 2 C.New and Unlisted Uses. 1. It is recognized that new or unlisted types of land use may seek to locate in the City. In order to provide for such contingencies, a determination of any new or unlisted form of land use shall be made in accordance with this section. 2. For uses in which an applicant requests a Specific Use Permit, the City Manager or his/her designee shall follow the procedures for granting an SUP in accordance with section 21.5.11 of this UDC. 3. It is recognized that the permitted use chart may require amendment, from time to time, to allow for uses that were otherwise not permitted. In the event an amendment to the permitted use chart is required, the procedure for the amendment shall be the same as required for an amendment to the text of the UDC in accordance with section 21.4.7 of this UDC. D. Limited Uses. 1. Tattoo Parlors/Studios in the Main Street Mixed Use District and the Main Street Mixed Use – New Development District shall have the following limited uses: a. No tattoo studio shall be within 900 feet of another tattoo studio (property line to property line). 2. Automobile Sales within the City of Schertz shall have the following limited uses: a. No Automobile Sales shall be within three (3) miles of another Automobile Sales (property line to property line). b. No Automobile Sales shall be within 250 feet of any residential zoning or use. c.Automobile Sales uses are required to have Automobile Repair, Major as an accessory use. (Ord. No. 13-S-22 , § 4, 7-16-2013; Ord. No. 14-S-47 , § 4, 11-18-2014; Ord. No. 20-S-29, § 1(Exh. A), 10-27-2020; Ord. No. 21-S-26 , § 1(Exh. A), 7-6-2021; Ord. No. 21-S-44 , § 1(Exh. A), 10-26-2021) Proposed UDC Amendment Article 5 – Permitted Use Table Proposed changes to Article 5 – Permitted Use Table to add Automobile Sales Zoning District P=Permitted/ S= Specific Use Permit Permitted Uses General Business – 2 District (GB -2) P Automobile Sales General Business District (GB) S Automobile Sales No other changes are proposed. Created: 2023-07-18 12:49:29 [EST] (Supp. No. 7) Page 1 of 2 Sec. 21.5.8. Permitted Use Table. A.Use of Land and Buildings. Structures, land or premises shall be used only in accordance with the use permitted in the following use table subject to compliance with the dimensional and development standards for the applicable zoning district and all other applicable requirements of this UDC. B.Permitted Principal Uses. No principal use shall be permitted in any district unless it appears in the following permitted use table. [Permitted Use Table Here] Created: 2023-07-18 12:49:29 [EST] (Supp. No. 7) Page 2 of 2 C.New and Unlisted Uses. 1. It is recognized that new or unlisted types of land use may seek to locate in the City. In order to provide for such contingencies, a determination of any new or unlisted form of land use shall be made in accordance with this section. 2. For uses in which an applicant requests a Specific Use Permit, the City Manager or his/her designee shall follow the procedures for granting an SUP in accordance with section 21.5.11 of this UDC. 3. It is recognized that the permitted use chart may require amendment, from time to time, to allow for uses that were otherwise not permitted. In the event an amendment to the permitted use chart is required, the procedure for the amendment shall be the same as required for an amendment to the text of the UDC in accordance with section 21.4.7 of this UDC. D. Limited Uses. 1. Tattoo Parlors/Studios in the Main Street Mixed Use District and the Main Street Mixed Use – New Development District shall have the following limited uses: a. No tattoo studio shall be within 900 feet of another tattoo studio (property line to property line). 2. Automobile Sales within the City of Schertz shall have the following limited uses: a. No Automobile Sales shall be within three (3) miles of another Automobile Sales (property line to property line). b. No Automobile Sales shall be within 250 feet of any residential zoning or use. c. Automobile Sales uses are required to have Automobile Repair, Major as an accessory use. (Ord. No. 13-S-22 , § 4, 7-16-2013; Ord. No. 14-S-47 , § 4, 11-18-2014; Ord. No. 20-S-29, § 1(Exh. A), 10-27-2020; Ord. No. 21-S-26 , § 1(Exh. A), 7-6-2021; Ord. No. 21-S-44 , § 1(Exh. A), 10-26-2021) Proposed UDC Amendment Article 5 – Permitted Use Table Proposed changes to Article 5 – Permitted Use Table to add Automobile Sales Zoning District P=Permitted/ S= Specific Use Permit Permitted Uses General Business – 2 District (GB -2) P Automobile Sales General Business District (GB) S Automobile Sales No other changes are proposed. PLANNING AND ZONING COMMISSION MEETING: 03/06/2024 Agenda Item 5 J TO:Planning and Zoning Commission PREPARED BY:Samuel Haas, Senior Planner SUBJECT:PLCPA20240035 - Hold a public hearing, workshop and discussion and possible action to make a recommendation for a Comprehensive Plan Amendment. BACKGROUND Background: What is a Comprehensive Plan? The answer to that question can vary greatly depending on what city and what part of the country you are in. However, you can distill the answers down to a single over-arching theme. A Comprehensive Plan is a foundational document that cities use to help guide future development. Land development is a complex and heavily regulated process. There are numerous tools in the toolbox to guide development, such as zoning regulations, development codes, fire codes, building codes, impact fees, state laws, federal programs, along with many others. The Comprehensive Plan is one such tool. It differs from other tools as it is not a regulatory document. It is not law. However, it is a rationale that informs our regulatory and code-making process. A city uses its Comprehensive Plan as one form of justification for its land development policies. The current Comprehensive Plan that the city uses was adopted in 2002. The life-span for these documents typically range from 15-20 years. In 2013, the Schertz Sector Plan was adopted to supplement the current Comprehensive Plan. This is typical best practice, as Comprehensive Plans should be evaluated every 5-10 years to ensure that the community vision and goals match adopted policies and developmental realities in the city. As the life span of the current Comprehensive Plan (with the Sector Plan supplement) has ended, the city hired the planning consulting firm Freese and Nichols to work with staff to update the Comprehensive Plan. This process began in March of 2023. The goal of the project was two-fold. First, create a Comprehensive Plan that is streamlined, flexible and easy to use, and second, concentrate on certain "Focus Areas" in the undeveloped portions of Northern and Southern Schertz to determine future land uses in these sections of the city. Through these two overarching objectives, we were able to create a plan for all of Schertz. The first half of this process was primarily about public and stakeholder input. Freese and Nichols hosted a website that conveyed project information, updates, and timelines for the Plan. Also, this website had a survey and interactive map that allowed all citizens to engage and provide input. The final count was 408 survey responses and 74 comments on the interactive map. Running concurrent to this wider public engagement was a focus group component for the Focus Areas. The target regions in the northern and southern areas of Schertz were divided into 5 separate Focus Areas and staff organized 5 separate focus groups of stakeholders to provide more in-depth and detailed information. These groups consisted of business owners/leaders, homeowner associations, Joint-Base San Antonio, representatives from various surrounding governmental authorities, and the City of Schertz development team. These focus groups provided valuable information about the current direction of these regions, and also what the citizens and stakeholders of these regions want to see in the future. Finally, staff along with Freese and Nichols hosted a community event at the Dunkin' for Pumpkins event in October. This event allowed for significant interaction between the staff, the consulting team, and the citizens of Schertz. The city organized a Comprehensive Plan Advisory Committee (CPAC), and staff along with Freese and Nichols held four separate public hearings with this committee, including one with the Schertz City Council. These public hearings were opportunities for Freese and Nichols to give progress reports and show drafts of the new Comprehensive Plan. These public hearings provided the opportunity for the Committee and the public to give input on the progress. The latest version of the Comprehensive Plan has been drafted and a summary is given below. The Comprehensive Plan: The plan is broken down into 4 Chapters as shown below. Comprehensive Plan Chapters Chapter 1 Community Snapshot Chapter 2 Focus Area & Engagement Chapter 3 Land Use & Economic Strategy Chapter 4 Appendices Chapter 1: Community Snapshot This chapter is a standard component of many planning documents. Serving as an introduction, it details what the Comprehensive Plan is, and how to use it. This section also provides an existing conditions report for the community, such as the history, geographic and demographic information, business/ecomonic information, and other planning documents that may affect the Comprehensive Plan. Chapter 2: Focus Area & Engagement This chapter serves as a report on the timeline of the extensive public engagement mentioned earlier by detailing the input given at the CPAC meetings, the website, survey, and interactive map, focus groups and community event. Through this process, the Comprehensive Plan creates policy statements that reflect the voices of the community. This chapter also takes an in-depth look at the Focus Areas. Each area has its own limited existing conditions reports and recommended strategies and proposed land use. Chapter 3: Land Use & Economic Strategy This chapter serves the primary purpose of the document as it is the vision and the guidance for the community and the future of development. The chapter begins by highlighting topics of interest, such as Complete Communities and Innovative Stormwater Management. These serve as recommendations and considerations when guiding development. The chapter continues by establishing a Future Land Use Plan and establishing 9 land use categories detailed later in this report. Chapter 3 continues with a brief section on transportation (the City's current Master Thoroughfare Plan was fairly recent and determined to be sufficient with some minor suggestions), a section on the fiscal impact for these new land uses, and finishes with an implementation strategy for the plan. Chapter 4: Appendices This chapter contains two appendices that supplement the Comprehensive Plan by providing greater detail for certain sections. Appendix A has more in-depth information on demographic and market data. Appendix B is a full report of all the public engagements. This includes focus group summaries, and summaries and responses to the online survey and interactive map. GOAL To update the Comprehensive Plan by creating a flexible and easily utilized document to help guide development and establish a vision for the future of the community. COMMUNITY BENEFIT It is the City’s desire to promote safe, orderly, efficient development and ensure conformance with the City’s vision of future growth. SUMMARY OF RECOMMENDED ACTION The current Schertz Comprehensive Plan and the Schertz Sector Plan supplement have reached their sunset and can no longer adequately provide a framework for the future of development within Schertz. Before this whole update process began, staff sat down with our consultant, Freese and Nichols, and examined the current and prospective developmental direction of Schertz, the challenges we have regarding land use, and the issues that consistently arise when using the current Comprehensive Plan. The goal was to create a document that was easy to use, easy to understand, and flexible. The bulk of this analysis references Chapter 3 of the new Comprehensive Plan. Chapter 1 serves as a necessary contextual device, Chapter 2 explains the process, and Chapter 4 is a compilation of data. Chapter 3 - Land Use and Economic Strategy, is where this plan will be utilized. The current Comprehensive Plan with the Sector Plan supplement has a Future Land Use Map that established 19 land use categories as seen below: Current Land Use Categories Residential Residential-Commercial Blend Commercial Other Estate Neighborhood Manufactured Housing Single-Family Residential Agricultural Conservation Commercial Campus Main Street Commercial Mixed Use Core Mixed Use Neighborhood Multi-Family Residential Neighborhood Transition Commercial Light Industrial Highway Commercial Industrial Industrial, Technology, and R&D Air Installation Compatible Air Installation Impact Civic, Schools Parks, Open Space The issue with having this amount of land uses is that it creates confusion. Staff has found that these categories are too specific and too detailed, and often the citizens of Schertz and applicants conflate these land use categories with our zoning regulations. The Comprehensive Plan is a guiding document, not a regulation. Land use categories in the Comprehensive Plan act as a first layer and should serve as a broad stroke or a general direction. However, zoning is a regulation. A more precise tool, to layer on top of the Comprehensive Plan where you fine-tune appropriate land uses with the code. The Comprehensive Plan needs to be more flexible. Offering more land use categories does not beget more flexibility. In fact, it serves the opposite purpose. With this in mind, Freese and Nichols, along with staff, created a new Future Land Use Map and offered the new land use categories. The new categories consolidate the current ones into fewer options and provide a different nomenclature to avoid confusion with the City's zoning code. These categories are detailed below. Proposed New Future Land Use Categories Main Street A category created specifically with Main Street in mind that allows uses that are consistent with adopted policies of the city and the shared vision of Schertz's historic downtown core. There is also room to apply the concept to other areas of Schertz, if the city would ever be amenable to that. Rural Living This category is for sparse development and the preservation of open space. Mostly dedicated to the areas around JBSA-Randolph to preserve and protect the mission of the base. Complete Neighborhood This category is defined as a broad residential category that provides space for much of the residential uses in the city of Schertz along with complimentary and limited commercial uses. Local Corridor This category is used for lower intensity commercial along Schertz's smaller commercial corridors, such as FM 3009 or FM 78. Regional Corridor Similar to Local Corridor but scaled up to capture activities along IH 35 and IH 10, two regionally significant corridors. Mixed Use Center A category to capture a mixture of uses to provide a live, work, and play element in unique spots in the City. The locations were selected due to various factors, such as being at significant intersections of roads, such as Lower Seguin and FM 1518 or Cibolo Valley Drive and IH 35, or their potential to capture wider regional trends such as a passenger rail stop. Industrial This category defines the current and future warehousing/industrial/general manufacturing areas in the city. Public Use This category is for parks, open space, and civic/government buildings and facilities. Development Deferment This category is applied to areas of Schertz and the ETJ that contain certian peculiarities such as resource extraction, land-fill, or development challenges that make new possibilities for this land only in the very long-term. For these reasons, staff has elected to "defer" the land use until a future time. The result of these efforts offers a Comprehensive Plan and a Future Land Use Map that is easier to use and understand. As mentioned above, when evaluating where to apply these new categories, Freese and Nichols, along with staff, engaged the public and analyzed 5 different "Focus Areas" in the undeveloped portions of North and South Schertz. The outcome of these efforts informed our decision to revamp the current Future Land Use Map for the entire city. As the current Comprehensive Plan is outdated, we also wanted to be informed by contemporary trends and developments in the city. This helps the updated Comprehensive Plan match the direction the city is already headed, in addition to planning for the future vision of the city. While each area of the city has a mixture of land use categories, the following highlights the overall theme for each focus area and how we assigned the land use. Focus Area 1 - SE Schertz (east of FM 1518, south of Schaefer Road to IH 10) Current trends in this area are dominated by new single-family subdivision development and the expansion of FM 1518. Public engagement in this area also detailed the need for enhanced services in this region. Neighborhood units and lower intensity commercial make up the majority of this region, with the potential for mixed use centers and regionally appropriate commercial activity along the IH 10 corridor. Focus Area 2 - SW Schertz (south of Randolph Air Force Base) The main goal for this area was to protect the mission of JBSA - RAFB. As a result, this area is characterized by sparse/rural development patterns. Residential is not appropriate in some areas and the Comprehensive Plan is explicit that development choices will be made in conjunction with JBSA. Regionally appropriate commercial activity along the IH 10 corridor is also in this area as it is outside the impact zones of JBSA - RAFB, and creates consistency along the corridor. Focus Area - 3 - NE Schertz (north of FM 482 mostly in the Schertz ETJ) The area is dominated by ETJ, which is not under annexation agreements. This means that with recent developments in state law, it is uncertain if or when these areas will ever be in the city. Also, in this focus area is an ever-expanding mining and material operation. The challenges of this area are that if there is any development potential it will be very long term. So, the Comprehensive Plan essentially defers defining any land use until a time when it is more clear what the potential for this area is. Focus Area 4 - NE Schertz (south of IH 35 abutting Cibolo near Green Vally Road) This area is in a sparsely populated area of Schertz that has challenges with delivering utilities, maintaining infrastructure, and the presence of conservation easements. Neighborhood units were prioritized in this area, as this matches the trend of what is happening in both Schertz and Cibolo. Focus Area 5 - N Schertz (north of IH 35 from FM 2252 to city limits with New Braunfels) This large area will prioritize regional commercial activity, industrial, and potential mixed use centers. This theme fits what the direction of this area currently is and the input from the extensive public engagement from this area. Rest of Schertz The new land use categories have been evaluated and applied to the mostly built-out portions of Central Schertz. What room there was for developmental potential matches the direction this portion of the city was already headed in. RECOMMENDATION This new Comprehensive Plan will outline the future for development in the city and fulfill the goals stated at the beginning of this update This new Comprehensive Plan will outline the future for development in the city and fulfill the goals stated at the beginning of this update process. If adopted, this plan will provide a clear, easy to understand, and easy to use Comprehensive Plan for citizens, applicants, staff, and our city's decision makers. This plan also provides the space for our decision makers to utilize their judgment and to better discern the appropriateness of future development. For these reasons, staff is recommending approval of PLCPA20240035. Attachments Comprehensive Plan Draft FEBRUARY 2024 City of Schertz, Texas COMPREHENSIVE PLAN [DATE TO BE UPDATED UPON ADOPTION] ACKNOWLEDGMENTS City Staff Lesa Wood, Director of Planning & Community Development Emily Delgado, Planning Manager Samuel Haas, Senior Planner Ameriz Gamez, Planner Daisy Marquez, Planner Tiffany Danhof, Administrative Assistant Consultant Team City Council and Comprehensive Plan Advisory Committee Ralph Gutierrez, Mayor Mark E. Davis, Councilmember Michelle Watson, Councilmember Paul Macaluso, Councilmember Tiffany Gibson, Councilmember Robert Westbrook, Councilmember Allison Heyward, Councilmember Tim Brown, Councilmember Planning and Zoning Commission Glen Outlaw, Chair Richard Braud, Commissioner Tamara Brown, Commissioner Judy Goldick, Commissioner Roderrick Hector, Commissioner John Carbon, Commissioner Patrick McMaster, Commissioner Danielle Craig, Commissioner 1 Land Use & Economic Strategy 3 4 Appendices Community Snapshot 1 TABLE OF CONTENTS Image Image 2 Focus Areas & Engagement Image Image 2 EXECUTIVE SUMMARY The City of Schertz’s Comprehensive Plan will guide development and manage growth in the City over the next 20 years. The Plan builds on the previous Schertz Comprehensive Land Plan adopted in 2002. This Plan is a community- driven effort that recommends strategies for land use changes, transportation improvements, and economic development for Schertz. The Plan takes into account the demographic, socio-economic, and environmental changes that have shaped Schertz in the last 20 years. The planning process spanned over 10 months and included input from residents, community groups, and stakeholders to identify the guiding principles that reflect community values and aspirations. The Comprehensive Plan Advisory Committee (CPAC) spearheaded the planning process and met regularly to provide feedback on plan elements. Other engagement tools utilized to gather input included a project website and interactive map, an online survey, virtual focus group discussions, and a community event. The Plan was adopted following a City Council Hearing in March 2024. The Plan document is organized into four chapters - Community Snapshot, Focus Areas & Engagement, Land Use & Economic Strategy, and Appendices. The first chapter provides an overview of the planning process, existing conditions, and market snapshot. The second chapter elaborates on the public engagement process which helped create the Policy Statements that act as guiding principles for this Plan. Chapter three describes the future land use recommendations, transportation recommendations, fiscal impacts, and implementation strategies for achieving the proposed recommendations. 3 Community SnapshotCH A P T E R 1 CITY OF SCHERTZ | COMPREHENSIVE PLAN6 INTRODUCTION What is a Comprehensive Plan A comprehensive plan is a long-range planning tool intended to be used by decision-makers, municipal staff, and the local community. The plan will direct the community’s growth and physical development for the next 10 to 20 years. The comprehensive plan is written for various audiences, including Schertz residents, elected and appointed officials, and technical professionals. The state of Texas has established laws dictating the way that incorporated communities can ensure the health, safety, and welfare of their citizens through a comprehensive plan. The Texas Local Government Code (TLGC) Chapter 213 states: “The governing body of a municipality may adopt a comprehensive plan for the long- range development of the municipality… A municipality may define the relationship between a comprehensive plan and development regulations and may provide standards for determining the consistency required between a plan and development regulations.” Understanding the history and existing conditions is crucial in planning for the future of Schertz. The purpose of this chapter is to acquaint the reader with this comprehensive plan and present existing conditions including ongoing planning efforts, demographics, physical features, and economics that will impact development in Schertz. LEGAL BASIS FOR PLANNING State law gives municipalities the power to regulate the use of land, but only if such regulations are based on a plan. The authority of a City to create a comprehensive plan is rooted in Chapters 211, 212, and 213 of the Texas Local Government Code (TLGC). Chapter 211 of the TLGC allows municipalities to adopt zoning, while Chapter 212 allows the governing body of a community to regulate subdivision development within the City limits, which varies depending upon the population of the community. It is important to note that a comprehensive plan is NOT a zoning ordinance but rather is intended to be used as a tool to guide development, infrastructure, and land use decisions in the future. The comprehensive plan does, however, serve as a basis on which zoning decisions are made, as specified by Chapter 211 of the TLGC. In Texas, cities are not required by the state’s government to prepare nor maintain a comprehensive master plan, unlike some other states. However, Section 213 of the TLGC allows the governing body of a community to adopt a plan to encourage sound development decisions and promote public health, safety, and welfare. Texas cities can define the content and design of their plan, resulting in a long-range blueprint that can be customized to meet their needs. In basic terms, the primary objectives of a comprehensive plan are to accomplish the following: ƒEfficient delivery of public services ƒCoordination of public and private investment ƒMinimization of potential conflicts between land uses ƒManagement of growth in an orderly manner ƒCost-effective public investments ƒA rational and reasonable basis for making decisions about the community There are two interrelated purposes of a comprehensive plan. First, it allows the residents of a community to create a shared vision of what they want the community to become. Second, it establishes recommendations by which a community can effectively implement this vision. CommunIty SnapShot 7 How will the Comprehensive Plan be used? The comprehensive plan is a long-range planning document that City leadership and staff should reference to guide development regulations and policy decisions. It can be used in a variety of ways for different City departments. The comprehensive plan is not a regulating document, such as the zoning ordinance or subdivision regulations; however, the recommendations will influence City regulations, policies, and budgeting that are updated more frequently. The comprehensive plan should be revisited every five to ten years to ensure the plan recommendations are meeting the community’s current needs. Below are a few ways the City will use this comprehensive plan. City Administration The City Administration (e.g., City Manager, Assistant City Managers, Finance) will primarily use the Future Land Use Map and the implementation matrix for major policy and budget decisions. Planning and Community Development The Planning and Development Department will primarily use the Future Land Use Map to review zoning cases and prepare staff reports for the Planning and Zoning Commission and City Council. While compatibility with the Future Land Use Map is important, it should not be the only criterion to recommend approval or denial of a zoning decision. Other critical review criteria include the provision of adequate infrastructure, transportation connectivity and access, topography considerations, land use adjacency, growth management principles, etc. Engineering The Engineering Department will primarily use the Future Land Use Map when planning for future infrastructure capacity. The Engineering Department will also use the population projections associated with the Future Land Use Map to plan when future infrastructure will be needed. Parks and Recreation Like the Engineering Department, the Parks and Recreation Department will primarily use the Future Land Use Map and population projections to plan for future park, recreation, and open space facilities. These facilities should be strategically located within neighborhoods and near other public uses. The comprehensive plan works with other master plans, like the Parks, Recreation, and Open Space Master Plan adopted in 2020, to identify the location of park facilities and improve connectivity through the use of trails. CITY OF SCHERTZ | COMPREHENSIVE PLAN8 Schertz is a city located in Guadalupe, Bexar, and Comal counties in the U.S. state of Texas. The area that is now Schertz was originally settled in the mid-1800s by German immigrants. The town was named after Sebastian Schertz, a local landowner who donated land for the construction of a railway station. The railway station played a significant role in the development of the town, bringing commerce and industry to the area. The City has since become a popular destination for businesses and residents looking for a thriving community with easy access to San Antonio and other major metropolitan areas. Today it is home to a diverse community of over 40,000 residents and continues to grow and develop as a hub of commerce, culture, and recreation in the region. This section provides an overview of previous and ongoing planning efforts within the City of Schertz that will impact future growth and development. These planning efforts include existing and proposed plans and policies. PLANNING CONTEXT Figure 1. planning history timeline Map 1. Regional Relationships CITY OF SCHERTZ | COMPREHENSIVE PLAN10 Previous Planning Efforts The City of Schertz and its neighboring jurisdictions have adopted several plans and policies over the years to guide development in the area. This section provides an overview of relevant plans and policies that will inform the development of the Comprehensive Plan. Reviewing previous planning efforts will encourage compatibility with previously recommended strategies and action items. Schertz Comprehensive Land Plan (2002) The Schertz Comprehensive Plan will build on the City of Schertz Comprehensive Land Plan adopted in 2002. The 2002 plan was informed by a robust community engagement process that gathered input from community members, a steering committee, Planning and Zoning Commission, City Council, and “key persons” representatives. The plan identified assets and challenges and recommended strategies related to land use, transportation, public facilities, community enhancement, and growth capacity. The plan also identified an implementation plan. The recommendations from the previous comprehensive plan are reviewed to identify recommendations that might still be relevant and/or not completely implemented. 2002 VISION STATEMENT “We, the residents of Schertz, seek to establish our community as one which is founded upon a core group of values and faith in our ability to achieve our goals. We envision a Schertz that is recognizable for its character, its places, its rich history, its people and its possibilities. We envision a community that responsibly manages its resources by growing wisely, with an eye on continued quality of life. Our Schertz will be one which is proficient in green spaces and public facilities, accessible by walking or by car, neighborly, safe, and a place where residents can live, work, shop and play. We envision a community that looks to its past in pride and its future with anticipated vision and drive. Ours is a vision for ourselves and for future generations of Schertz residents. We are a community that dares to dream and dares to succeed.” 11CommunIty SnapShot Schertz Sector Plan 2013 The Schertz Sector Plan focuses on the emerging growth areas in North, South, and Central Schertz. The plan takes into account community desires, environmental constraints, and market realities for recommending strategies to improve the identified study areas. It contains framework plans showing recommended land uses and transportation networks for each of the growth areas. In addition, it also provides an infrastructure plan and phasing for each area. Lastly, the plan provides zoning recommendations. The framework plan for each area is considered while developing the future land use plan and strategies for each of the focus areas as part of the comprehensive plan. North Schertz Access to I-35, availability of undeveloped land, potential access to a future rail station, and employment opportunities (generated by Caterpillar manufacturing plant, Sysco Foods headquarters, and Amazon fulfillment center) are identified as opportunities for the area. Potential constraints include the interstate creating a physical barrier between North Schertz and the rest of the City, proximity to the quarry, and existing industrial uses. South Schertz South Schertz is the least developed of the three areas in the plan. Availability of land, Schertz-Cibolo- Universal City Independent School District (SCUCISD), and proximity to IH-10 are identified as opportunities for the area. Constraints include lack of adequate infrastructure, flat topography, and FM 78 railroad tracks and Cibolo Creek forming major barriers between South Schertz and the rest of the City. Central Schertz Access to FM 78, the existing stable neighborhood adjoining Main Street, availability of building stock, and community support for downtown redevelopment are identified as opportunities for Downtown Schertz. Constraints include severe flooding, ensuring compliance with FEMA regulations, and short-term focus on adaptive reuse of the existing building stock. CITY OF SCHERTZ | COMPREHENSIVE PLAN12 City of Schertz Parks and Recreation Master Plan 2014: Live and Play! The Parks and Recreation Master Plan builds on the 2002 Comprehensive Land Plan and 2007 Parks and Open Space Master Plan and is in congruence with the 2013 Sector Plan. The plan provides an inventory of the existing parks and recreational facilities, identifies needs and gaps, and recommends strategies for improving quality of life in the City of Schertz. The comprehensive plan update process includes updating the parks and recreation plan as part of the planning process. In addition, strategies from the existing Parks and Recreation Master Plan will inform the comprehensive plan. City of Schertz Master Thoroughfare Plan Land use and transportation interact closely with each other. The Master Thoroughfare Plan provides direction for the development of the transportation network in the City. The plan identifies future transportation needs for the area, goals and policies, and short- and long-term capital investments for improvements to existing roads, construction of new roads, and bicycle, pedestrian, and transit-supporting facilities. The plan provides recommendations that will be considered when updating the comprehensive plan. Schertz Economic Development Corporation (SEDC) Incentive Policy 2017 The Schertz Incentive Policy aims to increase job opportunities, add taxable value, improve quality of life, and diversify the local economy. Over the years, the City of Schertz has partnered with SEDC to leverage incentive tools, create loans for emerging industries, and provide grants to companies. The Incentive Policy lists initiatives and processes to boost the local economy. These processes will be utilized to implement relevant strategies recommended in this Plan. JBSA Regional Compatible Use Plan (RCUP) The JBSA RCUP aims to ensure that community development is compatible with the continued military mission of JBSA installations. The plan provides strategies to address issues related to land use for communities located adjacent to JBSA airfields. These issues include runway flooding along JBSA-Randolph and fragmented ability to implement land use controls surrounding JBSA installations. Joint Base San Antonio (JBSA)- Randolph and Seguin Auxiliary Airfield Air Installations Compatible Use Zone (AICUZ) Study The AICUZ study provides information about noise contours, flight operations, noise exposure areas, accident potential, and land use compatibility conditions which will significantly impact the future land use plan developed as part of the comprehensive planning process. The JBSA-Randolph Airfield occupies about 2,900 acres of land and is located west of the City limits. The existing noise contours are shown in Map 2. Map 2. Existing JBSa-Randolph airfield noise Contours CommunIty SnapShot 13 Map 3. proposed action noise Contours Joint Land Use Study for Randolph AFB – JBSA-Randolph (JBSA-R) Joint Land Use Study As per the JBSA-R Land Use Study, JBSA-Randolph provides over $1.3 billion in economic impact to both local and regional economies in the form of annual payroll, annual expenditures, and value of jobs created. The Joint Land Use Study (JLUS) will play a crucial role in ensuring that proposed future land uses adjacent to the JBSA-Randolph Airfield are compatible with the military mission. The JLUS assists in ensuring continued economic benefit of the airfield to the surrounding communities. The comprehensive plan will consider guidelines to develop property located within the JBSA-R airfield safety zones and noise contours. Final Environmental Impact Statement (FEIS) for T-7A Recapitalization at Joint Base San Antonio, Texas The FEIS supports the Secretary of the Air Force’s strategic basing proposal for recapitalization efforts at existing T-38A training installations, with JBSA-Randolph as the initial site for trainings. The FEIS evaluates the proposed recapitalization action at JBSA, considering T-7A aircraft operations, associated facilities, and personnel increase. The FEIS analyzes the Proposed Action, three alternatives, and the No Action alternative. Due to the absence of T-7A flight experience in the San Antonio region, the FEIS uses T-38A parameters and preliminary T-7A test results for Noise and Air Quality modeling. Map 3 shows the Proposed Action noise contours from the modeling. The FEIS anticipates better understanding and refinement of T-7A flight profiles and impacts once training operations commence, using actual data for realistic projection. CITY OF SCHERTZ | COMPREHENSIVE PLAN14 EXISTING CONDITIONS The existing conditions analysis includes an overview of the demographic, housing, and economic characteristics in Schertz to identify gaps and demand. This assessment will help formulate the vision and recommendations of the Plan. Demographics Population Growth According to the United States Census Bureau, the population of Schertz has grown steadily over the years. Figure 2 shows the breakdown of the estimated historical population growth in Schertz. The population of Schertz has more than doubled since the year 2000. This growth is likely due to the City’s proximity to San Antonio, Austin, and Houston along with several other factors. Figure 2 illustrates how the population in Schertz is projected to grow over the next 50 years, according to the Texas Water Development Board projections. Texas is projected to experience steady population growth from 2020 to 2070 with a compound annual growth rate of 1.1%. By 2030, the state’s population is expected to increase by 4.2 million. By 2070, it’s expected to reach approximately 51.5 million. Schertz is projected to experience faster population growth than the state as a whole, with a compound annual growth rate of 1.8%. By 2030, the City’s population is expected to grow to 58,881. By comparing the population projections of Schertz and Texas, it is anticipated that Schertz will outpace Texas’ growth rate. Comparisons with state and regional population growth trends are shown in Appendix A. Figure 2. population Growth Source: U.S. Census, Texas Almanac, Texas Water Development Board CommunIty SnapShot 15 Source: ESRI Figure 3. Racial Breakup and EthnicityRace and Ethnicity According to recent ESRI data, there have been significant changes in the racial and ethnic makeup of Schertz between 2010 and 2022. The percentage of the population that identifies as White alone has decreased from 78.8% in 2010 to 56.2% in 2022, while the percentage of the population that identifies as Hispanic (of any race) has increased from 26.2% in 2010 to 32.1% in 2022. The percentage of the population that identifies as Black alone has also increased, from 8.5% in 2010 to 12.3% in 2022. Additionally, the percentage of the population that identifies as two or more races has increased from 3.9% in 2010 to 19.9% in 2022, suggesting that the population of Schertz has become more diverse in terms of racial and ethnic identity. Age The Schertz population has a median age of 37.2 years old, which is slightly higher than the median age of the San Antonio MSA and the state of Texas. This illustrates that Schertz has a slightly older population compared to the surrounding region and state. However, the projected population growth rate for Schertz is higher than both the MSA and Texas, indicating that the City may continue to attract a younger demographic in the coming years. Figure 4 is an age distribution chart showing different ages based on male versus female in the City of Schertz. Most notably, the recent graduation population is the lowest age bracket in the surrounding age ranges. Figure 4. age Distribution Source: ESRI CITY OF SCHERTZ | COMPREHENSIVE PLAN16 Income According to recent data, the average household income in Schertz is $118,183, which is higher than both the San Antonio Metropolitan Statistical Area (San Antonio MSA) ($94,960) and Texas ($101,658) averages. Overall, Schertz is a relatively affluent and growing city within the larger San Antonio area. The median disposable income in Schertz is $82,732, which is significantly higher than both the San Antonio MSA ($57,231) and Texas ($59,270) medians. When consumers have more disposable income, they are able to spend more money on goods and services, which can stimulate economic growth. Increased consumer spending can create more demand for goods and services, leading to higher production levels and potentially more job opportunities. Educational Attainment There are notable differences in the educational attainment levels of Schertz, the San Antonio MSA, and the state of Texas. In Schertz, the percentage of the population aged 25 and over with a bachelor’s degree is higher at 24.7%, compared to the San Antonio MSA at 20.4%, and Texas at 22.0%. Schertz also has a higher percentage of the population with a graduate or professional degree at 15.1%, compared to the San Antonio MSA at 11.1% and Texas at 11.3%. On the other hand, Schertz has a slightly lower percentage of the population aged 25 and over with a high school diploma than the San Antonio MSA and state of Texas at 21.0%. This recent data suggests that Schertz has a higher- educated population compared to San Antonio MSA and Texas. However, Schertz has a smaller population compared to the San Antonio MSA and Texas, so the differences in educational attainment levels may not necessarily translate to the same absolute numbers of individuals with specific degrees or credentials. Figure 5. median household Income Source: ESRI Source: ESRI Figure 6. Educational attainment 25+ CommunIty SnapShot 17 Firmographics Firmographics is like demographics but for businesses. While demographics focus on characteristics of individuals, firmographics looks at characteristics of companies. It includes details such as industry, company size, location, and other factors that help understand and categorize businesses. Schertz is part of the San Antonio-New Braunfels Metropolitan Statistical Area (MSA). MSA comparison highlighting occupational employment numbers as well as hourly/annual wages is shown in Table 5 of Appendix A. Based on this information, the MSA is a more competitive environment for companies than other Texas markets. Top Employers The top ten employers in Schertz have shifted somewhat over the past decade as shown in Table 6 of Appendix A. The table exemplifies the proportion of the total labor market that is employed by each employer. However, some of the top employers remain consistent. The Schertz-Cibolo-Universal City Independent School District is currently the largest employer in the area, with over 2,000 employees, accounting for 10.4% of the total city employment. Amazon and Sysco Central Texas, Inc. are also significant employers in the area, with 1,302 and 827 employees, respectively. Other notable employers include the Republic National Distributing Company, Brandt Companies, and the City of Schertz. Some of the employers listed are in the education sector, such as the Schertz-Cibolo-Universal City Independent School District. Others are in the retail sector, such as Walmart and H.E.B. Grocery Co. There are also logistics and distribution companies like FedEx and Amazon, as well as food service companies like Sysco Central Texas, Inc. Overall, the top employers in the City of Schertz represent a diverse range of industries, providing opportunities for a variety of skilled and unskilled workers in the area. Figure 7. top Employers Source: Schertz EDC, Jobs EQ 2022 CITY OF SCHERTZ | COMPREHENSIVE PLAN18 The City of Schertz supports a wide range of land use activities, including a variety of residential uses, commercial uses, industrial uses, agricultural uses, etc. The way in which land is used can have a profound impact on climate, soil, water, vegetation, and other biodiversity resources. Understanding existing land use patterns and their linkages with prevailing environmental, economic, and social conditions is crucial to the development and implementation of land use policy and planning. This section provides an assessment of the existing land uses within the City limits and the extraterritorial jurisdiction (ETJ) of Schertz. The existing land use analysis presented opportunities and constraints for development in Schertz. EXISTING LAND USE Land Use Acreage Percentage Single Family 6,283 21.8% Two-Family (Duplex)4.1 <0.01% Multifamily 62.0 0.2% Manufactured Home 448.3 1.6% Office 77.7 0.3% Retail 252.1 0.9% Commercial 933.5 3.2% Industrial 2,268.5 7.9% Public/Semi-Public 555.9 1.9% Parks and Open Space 1,139.7 3.9% Agriculture 2,766.9 9.6% Utility 83.4 0.3% Right-of-way 2,263.5 7.8% Undeveloped 11,739.6 40.6% Total 28,878.0 100.0% Opportunities ƒA significant portion of the land within the City limits and ETJ is vacant or used for agricultural purposes. This creates an opportunity for future development as water and wastewater services are extended as needed. ƒIndustrial uses in the City are separated from residential uses by I-35 creating a buffer between lower and higher intensity uses. Constraints ƒSome of the land uses in North Schertz are separated by physical barriers such as I-35 restricting movement of vehicles and pedestrians in the area. There is absence of adequate commercial uses south of I-35 to service the residential uses in the area. Potential development in the area will need to plan for additional connections to ensure that residents are able to access services offered in the area. ƒThe presence of the quarry in the northeastern part of the City limits ETJ serves as a discerning factor that influences the appropriate development types in adjacent areas. ƒPlanning for development in South Schertz poses unique challenges due to its proximity to the JBSA-Randolph airfield in the form of density restrictions and permissible land uses. Table 1. Existing Land use Map 4. Existing Land use CITY OF SCHERTZ | COMPREHENSIVE PLAN20 PHYSICAL FEATURES Schertz is located in South Central Texas, about 5 miles northeast of San Antonio. I-35 runs through the northern part of the City connecting it to New Braunfels, San Marcos, and Austin and I-10 borders the southern boundary of the City connecting it to Seguin and eventually Houston. The City has varying slopes and the spot elevations (critical for construction) are shown in Map 5. Cibolo Creek, Dietz Creek, and Woman Hollering Creek run through the City. Approximately 3,926 acres of the land within the City limits is located within the 100-year floodplain. As per FEMA, most areas in the City fall under 0.2% to 1% annual chance flood hazard category. Additionally, changing weather patterns mean the area can expect more extreme rainstorms and floods in the future. These factors discussed above with Schertz’s floodplains necessitate flood resilient building and development strategies in the City. - Map 5. physical Features CITY OF SCHERTZ | COMPREHENSIVE PLAN22 MARKET SNAPSHOT The purpose of this snapshot is to provide background information about Schertz that will help influence the comprehensive planning process to continue economic development momentum and help manage growth for Schertz. Economic development is important to provide increased revenue for the City to maintain first-class services, attract quality talent to service existing and future businesses, maintain and expand infrastructure, and support and attract quality development. Ultimately, this initiative can be used to explore the balance between market opportunities, land use, and Schertz’s community values and vision for the community. Economic Trends In recent years, Schertz has experienced significant economic growth and development, with several new businesses and residential developments moving into the area. The City has invested heavily in infrastructure, including roads and utilities, to support this growth. One trend that has emerged in Schertz and other nearby communities is the growth of logistics and distribution businesses, particularly those serving the nearby Port of San Antonio and other regional transportation hubs. This trend is reflected in the presence of companies such as Amazon, FedEx Ground, Republic National Distributing Company, and Hollingsworth Logistics Group among the top employers in the area. Emerging Goals During this process, several emerging economic development strategies were identified that can help maintain and expand economic development opportunities. These include the following opportunities. Explore opportunities to evolve corporate attraction of advanced technologies Incorporate retail with placemaking and destination to increase significance Expand housing options (missing middle, executive, attainable) Invest in local talent Maintain strong economic development programs Leverage development projects with local and regional economic development potential Connect development projects to one another to maximize sustainable development opportunities, maximize tax base and optimize the development patterns Align development outcomes with the broader goals of the community in context with current market conditions CommunIty SnapShot 23 Economic Assets Schertz Economic Development Corporation (SEDC) The SEDC is a non-profit organization that works to promote economic development and growth in the City of Schertz. The organization’s focus is to create and retain primary jobs and improve infrastructure. These primary job employers bring new money into the local economy by exporting goods and services to other markets. Schertz already has a variety of these employers, which helps maintain the flow of new wealth into the community. The SEDC’s objective also includes enhancing the infrastructure in Schertz so existing businesses can operate effectively and new enterprises are incentivized to establish themselves in the City. Location between I-35 and I-10 Substantial amount of developable land Proximity to San Antonio, Austin and Houston, and nearby communities High quality education (K-12, Community Colleges, Universities) Leader for industrial development within the San Antonio and Austin region Randolph AFB is a strong regional driver CITY OF SCHERTZ | COMPREHENSIVE PLAN24 Market Demand and Existing Conditions Industrial Schertz is centrally located in Central Texas which has experienced a 14.5% increase in population in the last five years. With access to quality talent, frontage on I-35, and available land there is creates favorable conditions for industrial space in Schertz. The high population growth rate and purchasing power in the region is driving demand for industrial space, as new businesses seek to establish a presence in the region. Schertz’s industrial inventory is distributed among 172 existing buildings, making up a total of 9.8M square feet. Market rent for industrial space is currently at $8.75 per square foot, up 12.6% from last period, while the vacancy rate has also increased to 5.9%. Based on market factors and growth projections, Schertz could expect to absorb an additional 201K square feet of industrial space annually. However, due to national economic headwinds, the months on market, months to lease, and months vacant nationally are all trending down. In Schertz, the absorption of industrial space leased over the past 12 months is still trending up, representing favorable local conditions. Retail Schertz has approximately 2.6M square feet of retail inventory, spread across 185 buildings. According to Costar, there is approximately 10.8K square feet under construction. Market rent is currently at $19.26 per square foot, with a vacancy rate of 0.7%. It is projected that Schertz could absorb 218K square feet of retail space annually. The net absorption rate has increased 8.3% year-over-year, which indicates that the retail space in Schertz is being leased at a steady pace. Months to lease and months vacant are trending downward. This could be a result of increased demand for retail space and limited supply of new retail. There is a 24-month lease renewal rate of 95.9% suggesting that retailers are generally resilient and sustainable. This is a positive sign as it indicates a stable retail market. Another measurable trend for retail is retail gross sales. Retail gross sales provide insights into consumer spending in the region. Gross sales refer to the total amount of revenue generated by the retail industry, which is influenced by consumer spending in the region. Higher gross sales figures indicate that retail businesses in the region are generating more revenue, which could mean that consumers are spending more on goods and services. The data shows that Schertz has experienced a steady increase in retail gross sales over the last 20 years, which correlates to consumer spending, and an increase in taxes. Table 2 shows the positive trend in retail gross sales over time. Office Schertz has approximately 48 existing office buildings, making up a total of 340K square feet. Market rent is currently at $29.03 per square foot, up 2.9% from the last period, while the vacancy rate has remained the same at 5.1%. Based upon market growth and estimated growth of industry clusters, Schertz is anticipated to absorb 15.9K square feet of office space annually. Schertz Retail Sales Total Retail Sales Retail Sales Subject to Sales Tax 2010 $411,761,725 $162,432,693 2015 $530,387,554 $192,941,780 2020 $548,637,199 $209,107,151 2021 $641,404,133 $242,987,539 Table 2. Retail Gross Sales Source: Texas Comptroller CommunIty SnapShot 25 There is a downward trending 12-month net absorption rate that indicates that the office space in Schertz is being leased at a slower pace. This can be attributed to national post-COVID trends on occupancy and increased unemployment creating uncertainty for new office space. However, the rate is still positive at a 4.7% vacancy rate. There is a 24-month lease renewal rate of 59.7% for office space in Schertz which suggests that less than two-thirds of office tenants are choosing to renew their leases. This is a relatively low renewal rate and may indicate that tenants are uncertain about the economy and may be downsizing or deferring making long-term decisions for office. However, there is a decrease in months on the market to five months, which may indicate that the market is beginning to stabilize. Based upon market trends and short-term forecasts, it is anticipated that Schertz can absorb 10.5K of office per year. Housing - Residential According to the Zillow Home Value Index (ZHVI), the typical home value in Schertz has increased from $223,581 in 2018 to $326,612 in 2023. That is approximately a 46% increase over five years and includes all homes, middle tier, smoothed and seasonally adjusted. The ZHVI is a weighted average of the middle third of homes in Schertz. Based on data from January 31, 2023, the median number of days it takes for a home to go from being listed for sale to being under contract or pending is 21 days in Schertz. To understand the capacity of the single-family residential market, an analysis was performed using historical data and projected growth rates within Schertz. It is estimated that Schertz could capture up to 513 new owner-occupied, single-family detached units annually. Under half of the demand (33%) is for units at a price point above $350K, a total of 171 units annually. Approximately 62% of the demand is for units above the $250K price point. There is also demand for an additional 108 owner-occupied units annually in the form of duplex/triplex/fourplex, townhomes, row homes, or condos. This represents just over 17% of the owner-occupied demand within Schertz. These annual demand numbers do not represent what the City of Schertz must absorb but represents the annual amount that Schertz could absorb across all income ranges. Detailed single-family and multifamily residential demand is shown in Appendix A. CITY OF SCHERTZ | COMPREHENSIVE PLAN26 Psychographics Psychographics are developed through quantitative and qualitative methodology to further understand the nuances of consumers’ psychological attributes. Psychographics study personality, values, opinions, attitudes, interests, and lifestyles in concert with traditional demographic factors. This includes a wide range of topics including health, politics, and technology adoption. Each consumer’s unique attitudes influence their lifestyle choices and their lifestyles impact purchasing decisions on housing, clothing, food, entertainment, and more. Psychographics are critical in understanding a population’s attitudes and interests rather than being limited by “objective” demographics. While demographics can tell us about a household’s size and average income, psychographics can help to paint a picture of why that family may purchase a particular item or have preferences related to technology. These insights enable people to find similar-interest households, linking those with similar interests and attitudes, even if they are from a different community. The segmentation profile for Schertz in this section is based on the ESRI Tapestry lifestyle segmentation. A psychographic segment is assigned to each household, based on the dominant lifestyle segment. Once aggregated, a descriptive snapshot of the customer base can be derived. Tapestry classifies residential neighborhoods across the U.S. into 67 unique segments based on demographic and socioeconomic characteristics. This generates more insight so that best customers and underserved markets can be identified. The dominant psychographic segments within Schertz are summarized as follows. CommunIty SnapShot 27 Up and Coming Families (23.6% of Schertz Households) Who are we? Up and Coming Families is a market in transition— residents are younger and more mobile than the previous generation. They are ambitious, working hard to get ahead, and willing to take some risks to achieve their goals. The recession has impacted their financial well-being, but they are optimistic. Their homes are new; their families are young. And this is one of the fastest-growing markets in the country. Our Neighborhood ƒNew suburban periphery: new families in new housing subdivisions. ƒBuilding began in the housing boom of the 2000s and continues in this fast-growing market. ƒSingle family homes with a median value of $194,400 and a lower vacancy rate. ƒThe price of affordable housing: longer commute times (Index 217). Socioeconomic Traits ƒEducation: 67% have some college education or degree(s). ƒHardworking labor force with a participation rate of 71% (Index 114). ƒMost households (61%) have two or more workers. ƒCareful shoppers, aware of prices, willing to shop around for the best deals and open to influence by others’ opinions. ƒSeek the latest and best in technology. ƒYoung families are still feathering the nest and establishing their style. Workday Drive (26.4% of Schertz Households) Who are we? Workday Drive is an affluent, family-oriented market with a country flavor. Residents are partial to new housing away from the bustle of the City but close enough to commute to professional job centers. Life in this suburban wilderness offsets the hectic pace of two working parents with growing children. They favor time-saving devices, like banking online or housekeeping services, and family-oriented pursuits. Our Neighborhood ƒWorkday Drive residents prefer the suburban periphery of metropolitan areas. ƒPredominantly single family homes are in newer neighborhoods, 34% built in the 1990s, 31% built since 2000. ƒOwner-occupied homes have a high rate of mortgages at 68% and low rate vacancy at 4%. ƒMedian home value is $257,400. ƒMost households are married couples with children; average household size is 2.97. ƒMost households have two or three vehicles; long travel times to work including a disproportionate number commuting from a different county. Socioeconomic Traits ƒEducation: 40.5% college graduates; more than 72% with some college education. ƒHigh labor force participation rate at 71%; two out of three households include two plus workers. ƒConnected, with a host of wireless devices—anything that enables convenience, like banking, paying bills, or even shopping online. ƒWell-insured and invested in a range of funds, from savings accounts or bonds to stocks. ƒCarry a higher level of debt, including first and second mortgages and auto loans. 2.97 3.12 Average Household Size Average Household Size 37.0 31.4 Median Age Median Age $90,500 $72,000 Median Household Income Median Household Income CITY OF SCHERTZ | COMPREHENSIVE PLAN28 Down the Road (12.1% of Schertz Households) Who are we? Down the Road is a mix of low-density, semi-rural neighborhoods in large metropolitan areas. Almost half of householders live in mobile homes; more than two-fifths live in single-family homes. These are young, family-oriented consumers who value their traditions. Workers are in service, retail trade, manufacturing, and construction industries, with higher proportions in agriculture and mining, compared to the U.S. Our Neighborhood ƒNearly two-thirds of households are owned. ƒFamily market, primarily married couples or single-parent households (Index 145). ƒClose to half of all households live in mobile homes (Index 780). ƒFour-fifths of households were built in 1970 or later. ƒAbout 32% of homes are valued under $50,000. Socioeconomic Traits ƒEducation completed: 36% with a high school diploma only, 41% with some college education or a degree. ƒLabor force participation rate is 59%, slightly lower than the U.S. ƒFamily-oriented, outgoing consumers; they place importance on preserving time-honored customs. Middleburg (10.1% of Schertz Households) Who are we? Middleburg neighborhoods transformed from the easy pace of country living to semi-rural subdivisions in the last decade, as the housing boom spread beyond large metropolitan cities. Residents are traditional, family- oriented consumers. Still more country than rock and roll, they are thrifty but willing to carry some debt and are already investing in their futures. They rely on their smartphones and mobile devices to stay in touch and pride themselves on their expertise. They prefer to buy American and travel in the U.S. This market is younger but growing in size and assets. Our Neighborhood ƒSemi-rural locales within metropolitan areas. ƒNeighborhoods changed rapidly in the previous decade with the addition of new single-family homes. ƒInclude a number of mobile homes. ƒAffordable housing, median value of $175,000 with a low vacancy rate. ƒYoung couples, many with children; average household size is 2.75. Socioeconomic Traits ƒEducation: 65% with a high school diploma or some college. ƒLabor force participation typical of a younger population at 66.7%. ƒTraditional values are the norm here—faith, country, and family. ƒPrefer to buy American and for a good price. ƒComfortable with the latest in technology for convenience (online banking or saving money on landlines) and entertainment. 2.76 2.75 Average Household Size Average Household Size 35.0 36.1 Median Age Median Age $38,700 $59,800 Median Household Income Median Household Income CommunIty SnapShot 29 Boomburbs (7.6% of Schertz Households) Who are we? This is the new growth market, with a profile similar to the original: young professionals with families that have opted to trade up to the newest housing in the suburbs. The original Boomburbs’ neighborhoods began growing in the 1990s and continued through the peak of the housing boom. Most of those neighborhoods are fully developed now. This is an affluent market but with a higher proportion of mortgages. Rapid growth still distinguishes the Boomburbs neighborhoods, although the boom is more subdued now than it was 10 years ago. So is the housing market. Residents are well-educated professionals with a running start on prosperity. Our Neighborhood ƒGrowth markets are in the suburban periphery of large metropolitan areas. ƒYoung families are married with children (Index 220); average household size is 3.25. ƒHomeownership is 84% (Index 134), with the highest rate of mortgages, 71.5% (Index 173). ƒPrimarily single-family homes in new neighborhoods, 66% built since 2000 (Index 441). ƒMedian home value is $350,000 (Index 169). ƒLower housing vacancy rate at 3.7%. ƒThe cost of affordable new housing comes at the expense of one of the longest commutes to work, over 30 minutes average, including a disproportionate number (33.6%) commuting across county lines (Index 141). Socioeconomic Traits ƒWell-educated young professionals, 55% are college graduates (Index 178). ƒHigh labor force participation at 71.3% (Index 114); most households have more than two workers (Index 124). ƒLonger commute times from the suburban growth corridors have created more home workers (Index 156). ƒWell connected, own the latest devices and understand how to use them efficiently; biggest complaints—too many devices and too many intrusions on personal time. ƒFinancial planning is well under way for these professionals. 3.25 Average Household Size 34.0 Median Age $113,400 Median Household Income CITY OF SCHERTZ | COMPREHENSIVE PLAN30 Situational Analysis Strengths ƒGeographic Location: Schertz is strategically located between two major cities in Texas, San Antonio and Austin, making it an ideal location for businesses to operate. I-35 and I-10 frontage. ƒStrong Economy: Schertz has a strong economy supported by a few different industries including manufacturing, healthcare, and retail. ƒInfrastructure: The City has great infrastructure, including a well- maintained road network, access to rail and air transport, and reliable utilities. ƒQuality of Life: Schertz has a great quality of life with excellent public services, good schools, and a low crime rate. Weaknesses ƒLimited Public Transportation: Schertz lacks an efficient public transportation system, which can make it difficult for residents to access employment and other opportunities in neighboring cities. ƒLimited Cultural Opportunities: The City lacks significant cultural attractions and opportunities, such as museums, theaters, and festivals. ƒLimited Higher Education Opportunities: Schertz does not have any colleges or universities, which can make it challenging for residents to pursue higher education without commuting to neighboring cities. Key Challenges ƒManaging 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. ƒTraffic Congestion: Schertz is located at the crossroads of several major highways primarily managed by TxDOT, which has led to traffic problems and congestion. The City needs to invest in transportation infrastructure and collaborate with TxDOT to improve mobility and reduce congestion. ƒEconomic 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. ƒAttainable Housing: Schertz has experienced rising housing costs due to its rapid growth and demand for housing. The City needs to ensure there is a sufficient supply of attainable housing to meet the needs of its residents. Opportunities ƒBusiness 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. ƒTourism: Schertz can develop its cultural and historical attractions to attract more tourists to the area and promote economic growth. CommunIty SnapShot 31 Market Factors 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 No analog for alternate product 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/SF $19.26/SF $8.75/SF Absorption Rate 513 units annually 371 units annually 10,500 SF annually 218K SF annually 200K SF annually Table 3. Implementation Justification Focus Areas & EngagementCH A P T E R 2 CITY OF SCHERTZ | COMPREHENSIVE PLAN34 INTRODUCTION This chapter provides a summary of the key takeaways from the public engagement process conducted over seven months to gather input from the community on the Comprehensive Plan. It also outlines the policy statements that will provide the overall direction for future development in the City of Schertz. These policy statements reflect the vision, goals, and aspirations of the community. The policy statements are also informed by the public engagement process that included various methods for gathering input. FoCuS aREaS & EnGaGEmEnt 35 PUBLIC ENGAGEMENT Public Engagement Summary Input was gathered from residents and stakeholders throughout the update process and is incorporated into every section of the Plan. It informs the recommended strategies for future land use, transportation, and economic development as well as the policy statements for development in Schertz. Several engagement methods were utilized to provide multiple ways for people to participate. Engagement opportunities included an online survey and interactive map, focus groups, stakeholder input, and Comprehensive Plan Advisory Committee (CPAC) meetings. Detailed public engagement results are provided in Appendix B. This section provides a summary of the input received through these different methods of community engagement. On l i n e S u r v e y o p e n Pr o j e c t W e b s i t e O p e n f o r C o m m e n t s On l i n e S u r v e y o p e n CPAC Meeting 1 Focus Groups 1-5 Dunkin’ for Pumpkins Community Event City Council Hearing and Adoption CPAC Meeting 2 CPAC Meeting 3 CPAC Meeting 4 May 2023 July 2023 October 2023 March 2024 July 2023 September 2023 February 2024 To be updated To be updated CITY OF SCHERTZ | COMPREHENSIVE PLAN36 Comprehensive Planning Advisory Committee Schertz’s Planning & Zoning Commission served as the Comprehensive Planning Advisory Committee (CPAC). The CPAC was the primary steering committee for the Plan’s development. They guided various stages of plan development to ensure that the Comprehensive Plan follows the community’s needs and vision. Their key responsibilities included championing the planning process, providing feedback on the analysis presented by the planning team, guiding Plan recommendations, and ultimately recommending the final draft to the City Council for adoption. A total of four CPAC meetings were conducted throughout the process. These meetings were open to the public. Key Takeaways ƒMaintain close relationship with the Randolph Air Force Base. ƒPromote responsible growth. ƒIdentify locations for multifamily development. ƒIdentify locations for and implement traffic improvements. ƒProvide more retail and commercial land uses in southern part of the City. ƒAdvance conservation strategies to prevent and control flooding. ƒDevelop Schertz as a destination. ƒEstablish adequate services and amenities to retain the population. ƒProvide housing options at different price ranges for ALL. ƒClearly define mixed-use development. FoCuS aREaS & EnGaGEmEnt 37 Project Website and Interactive Map A project website was developed to provide all stakeholders with one-stop access to all the resources and updates related to the Comprehensive Plan. The website provided relevant information about past planning efforts, an overview of the planning process, updates on upcoming engagement opportunities, and an option to contact the project team directly. An interactive map was embedded into the website to gather issues and concerns related to specific locations. The map highlighted five focus areas, as shown in Figure 1, with corresponding focus area number labels next to each area, to gather targeted recommendations and concerns related to these areas. Key Takeaways ƒProvide more grocery stores to serve the residential areas in Focus Area 1. ƒUpdate zoning to provide affordable housing options in Focus Area 1. ƒEnsure that development surrounding the Randolph Air Force Base in Focus Area 2 is compliant with the requirements of the Air Installations Compatible Use Zones (AICUZ). ƒEncourage commercial and industrial development along I-35. ƒPreserve green spaces and provide trails, playgrounds, dog parks, etc. ƒImprove existing roadways. ƒImprove public safety and security. Figure 8. Interactive map 1 2 3 5 4 CITY OF SCHERTZ | COMPREHENSIVE PLAN38 Online Survey In addition to the website and interactive map, an online survey was conducted over a span of two months to provide a quick, easy, and virtual option for the community to voice its goals, vision, and issues. The online survey gathered input related to local perception of emerging trends for the community as a whole as well as for each of the five focus areas. A detailed provision of survey results is provided in B. Key Takeaways ƒMaintain the small-town charm and character of Schertz. ƒContinue to maintain and improve neighborhood safety throughout the City. ƒLeverage proximity to larger urban areas – San Antonio and Austin. ƒIndustrial and medical development offering job opportunities for residents identified as a strength of the community. ƒLeverage proximity to I-35 and I-10 for promoting economic growth. ƒImprove connectivity through provision of a multimodal transportation system. ƒMaintain the family-friendly atmosphere of the City. ƒPreserve green spaces and provide greater access to natural amenities. ƒPromote quality of life. ƒNeed more recreational, entertainment, retail development such as restaurants, grocery stores, etc. close to residential areas. ƒProvide a variety of housing options with varied price ranges to attract professionals and young families to the area. ƒEncourage aging in place. ƒImprove drainage and flood prevention infrastructure. FoCuS aREaS & EnGaGEmEnt 39 Virtual Focus Groups The planning team organized five focus groups to gather input from key stakeholders in the community – developers, homeowners and homeowners’ associations, local business owners, Randolph Air Force Base, and boards and commissions. These focus group meetings were conducted via Zoom to maximize attendance. The feedback from the focus groups significantly impacted the identification of issues, future land use decisions, and recommended actions for implementation. Key Takeaways ƒEnsure responsible growth. ƒAddress circulation and traffic issues, especially north of I-35. ƒImprove rural roads. ƒProvide activities for young adults and families. ƒPromote housing attainability for young families and professionals. ƒNeed more recreational, entertainment, retail development such as restaurants, grocery stores, etc. close to residential areas. ƒLeverage the location of Schertz near major urban areas connected through I-35 and I-10. ƒProvide flood control infrastructure. ƒEnhance Cibolo Creek. ƒDevelop the trail system. ƒEnsure density of development in areas surrounding the Randolph Air Force Base follows the recommendation in the AICUZ study. ƒProvide adequate utilities and services in the northeast part of Schertz. Dunkin’ for Pumpkins Community Event The planning team set up a booth to inform the community about the comprehensive plan update process at the Dunkin’ for Pumpkins event organized by the City of Schertz. The booth had a few interactive activities: ƒThe first main activity was a coin investing exercise. Participants allocated ten coins among twelve options, revealing Schertz’s residents priorities. Amenities for kids were the top concern, followed by active conservation of natural areas, general safety, and park- connecting trails. ƒThe booth’s second key activity was centered around children, inviting them to draw their favorite thing about living in Schertz. Many children enjoyed the Dunkin’ for Pumpkins event, and a love for the parks was also evident. The children appreciate the community events and spaces where they can participate and play. CITY OF SCHERTZ | COMPREHENSIVE PLAN40 Public Engagement Leading with Community Input The goal of the Comprehensive Plan is to reflect the values and desires of the community as it plans for future development and growth. To verify that the community’s vision for Schertz is appropriately reflected in the Plan, community input was gathered during all stages of the planning process. The City gathered input using multiple tools such as an online survey, interactive map, advisory committee meetings, community meeting, and focus groups. 4Advisory Committee Meetings 1Community Event 409 Survey Responses 5 Focus Groups 1,957 Project Website Unique Users The input received through the public engagement process was incorporated into developing the policy statements, Future Land Use Plan, economic development strategies, and implementation plan. Impact FoCuS aREaS & EnGaGEmEnt 41 More Retail, Restaurants, and Entertainment Recurring Themes Quotes from Community Members What We Heard “ We need more food and lunch options to serve the workforce in this area.” “Improve traffic flow.” “Create a balanced program of local events to encourage all age groups to come together with a purpose for the community. Farmers markets, concerts in the park for all ages, plays in the park, community events on a smaller scale for neighborhoods to collaborate, programs that teach how to care for your home and garden/ lawn - safety, helping each other - get to know your neighbor/hood social events. Food trucks in the parks, coffee time gatherings - monthly gatherings - am, pm and weekends.” “Schertz is a prime location with development, small business, and affordable living opportunities close to San Antonio without the congestion and taxes of a bigger city.” “Provide more park areas/ green spaces where citizens can enjoy well maintained outdoor areas.” Safe Neighborhoods Responsible Growth Diverse Housing Options Flood Control CITY OF SCHERTZ | COMPREHENSIVE PLAN42 POLICY STATEMENTS As Schertz moves closer to build-out regarding available vacant parcels remaining in the City limits, the designation of future land use is important. While it is no guarantee that the future land use designations will play out as intended, it gives the City a guide for planning for infrastructure and helps the market visualize potential development and redevelopment opportunities. Economic vitality, sustainable development and preserving Schertz’s identity are key to a successful future that establishes a resilient community. The following policy statements incorporate input from the Comprehensive Plan Advisory Committee, the Planning and Zoning Commission, City staff, stakeholder engagement, the interactive online community survey and analysis of existing conditions to provide guiding principles that prioritize responsible growth. These policy statements outline a comprehensive vision for the City’s future land use, aiming to create an inclusive, resilient, and thriving environment for current and future generations. Through strategic planning and thoughtful implementation, these policies seek to promote a community characterized by diverse, connected neighborhoods, economic opportunities, and a commitment to preserving the natural beauty that defines Schertz. FoCuS aREaS & EnGaGEmEnt 43 Promote Mixed-Use Development Encourage the development of mixed-use development to create vibrant, walkable neighborhoods and commercial and retail areas with access to amenities within close proximity. Enhance Transportation Networks Invest in a comprehensive transportation system that includes roadways, public transit, pedestrian pathways, and cycling lanes to improve accessibility, reduce congestion, and support diverse mobility options. Encourage Main Street Development Support the growth of main street as a cultural and economic hub by encouraging small businesses, preserving historical character, and creating inviting public spaces. Preserve Green Spaces and Natural Areas Protect and preserve natural landscapes, parks, and green spaces to maintain the City’s natural aesthetics, promote outdoor recreational activities, and enhance overall community well-being. Support Sustainable Development Practices Advocate for sustainable building design, energy- efficient infrastructure, and responsible land use practices to minimize environmental impact and foster long-term resilience. Collaborate with Stakeholders Foster partnerships and collaboration among City officials, developers, businesses, residents, and other stakeholders to ensure current and future land use decisions reflect the needs and vision of the community. Encourage Economic Diversity Promote a diverse economy by attracting various businesses, industries, and employment opportunities, fostering innovation, and supporting local entrepreneurship. CITY OF SCHERTZ | COMPREHENSIVE PLAN44 FOCUS AREAS Focus Area 1 Existing Conditions Focus Area 1 is located in the southeastern part of the City. The focus area runs north of I-10 consisting of a mainly undeveloped agricultural and single-family residential. With a large amount of the area being vacant land, there have been recent approvals to rezone the area to single-family residential zoning. Large portions of this focus area are also with the City’s Extraterritorial Jurisdiction (ETJ). Proposed Land Use and Character Focus Area 1 is envisioned as a vibrant area of the City, primarily composed of single-family residential developments, complemented by strategically placed commercial along I-10. The proposed Future Land Use Plan includes small local commercial with mixed- use centers along FM 1518, ensuring convenient access to essential services and amenities, ultimately enhancing the quality of life in adjacent residential areas. Given the limited retail options in the southern part of Schertz, the commercial components along the main thoroughfares aim to address this gap, providing essential goods and services. Notably, the consideration of the floodplain on the east side underscores a thoughtful approach, emphasizing residential development to maximize opportunities in this lower density area. Recommended Strategies ƒAttract restaurants and retail establishments to bolster the amenities of southern Schertz. ƒPromote commercial retail destinations along I-10 to capitalize on the corridor’s strategic location, thereby enhancing tax revenues. ƒCreate Mixed Use Centers that offer a diverse range of goods, services, and housing options with varied price ranges. ƒPrioritize the consideration of the floodplain in development planning, incorporating design and mitigation measures. ƒPromote compatibility between commercial development north of I-10 and adjacent residential areas by implementing adequate buffering and transitions. ƒEnsure seamless access to planned commercial destinations by extending existing rights-of-way and constructing new ones. The City identified these five focus areas as vacant or developable spaces with the potential to evolve into unique districts through targeted strategies, incentives, or its prime location. Initially, they were at the forefront of the comprehensive plan update. However, with the development of the Future Land Use Plan, the project shifted its emphasis from these specific areas to the entire city. While maintaining attention on these areas, the following provides detailed insight into the five focus areas and suggests strategies to align with the City’s goals. Additionally, an in-depth market analysis is included for each area. Map 6. Existing Land use - Focus area 1 CITY OF SCHERTZ | COMPREHENSIVE PLAN46 Focus Area 2 Existing Conditions Situated between the JBSA Randolph Air Force Base and I-10, Focus Area 2 has a blend of single-family residential, strategically placed commercial land uses along I-10, and the air installation zones to the north. Noteworthy is the presence of the 100-year floodplain, adding another dimension to the landscape of this focus area. Proposed Land Use and Character Influenced significantly by the JBSA Randolph Air Force Base, this area is planned for rural living. This allocation aligns with the AICUZ study conducted by the base, emphasizing minimal density to adhere to the study’s recommendations. Understanding the importance of this study is crucial in shaping the future development of this area. Moving closer to I-10, the introduction of commercial spaces serves as a dual purpose: acting as a buffer between the highway and residential uses while capitalizing on the advantageous business potential that commercial areas receive when situated along highways . Recommended Strategies ƒPreserve the rural living character influenced by the JBSA Randolph Air Force Base. ƒStrategically plan commercial developments to best serve the adjacent residential areas and tap into the advantageous business potential along the highway. ƒPrioritize collaboration among stakeholders involved in the area’s development. Regular engagement with the base, local authorities, and community can foster a cohesive approach to everyone’s goals. ƒDue to the presence of the 100-year floodplain, implement effective mitigation strategies in the planning and development processes. ƒEncourage ongoing community engagement and education about the AICUZ study and its implications. Map 7. Existing Land use - Focus area 2 CITY OF SCHERTZ | COMPREHENSIVE PLAN48 Focus Area 3 Existing Conditions Positioned in the northernmost part of the City’s ETJ, Focus Area 3 features a centrally located quarry surrounded by large lot single-family residential. Proposed Land Use and Character Focus Area 3 is designated as development reserve, strategically positioned for future possibilities. Currently hosting a fully operating quarry, this land use designation anticipates potential redevelopment in the future. Despite no immediate plans for redevelopment, this approach ensures the continuity of the existing use while preserving the option for future updates to the Future Land Use Map. This forward-thinking strategy allows for adaptability in response to evolving needs and urban planning considerations. Recommended Strategies ƒFocus on current residents’ well-being by addressing environmental impacts, traffic, and noise for an enhanced quality of life. ƒPreserve the area as development reserve, allowing responsive adjustments to the Future Land Use Plan based on evolving City needs. ƒKeep the area within the City’s ETJ to maintain control over future development, ensuring the City can help guide the future redevelopment and protect the community’s interests. Map 8. Existing Land use - Focus area 3 CITY OF SCHERTZ | COMPREHENSIVE PLAN50 Focus Area 4 Existing Conditions Focus Area 4 is located within the ETJ on the northeast side of the City. Situated just south of the I-35 corridor, this area consists of large lot single-family residential. There is also an area of the 100-year floodplain to the north of this focus area. Proposed Land Use and Character Being within the ETJ, careful consideration has been given to the development and plans of the surrounding cities, particularly Cibolo and New Braunfels. Their envisioned commercial retail plans align with the potential needs for this area. Bearing this in mind, the proposed land use plan aligns with the existing character, maintaining the single-family residential focus that harmonizes with the surrounding landscape. Recommended Strategies ƒEnsure roads, utilities, and services are adequately designed and provided to support both the existing residential character and potential new developments. ƒMaintain the current single-family residential land use to uphold the current atmosphere to ensure consistency with the existing landscape and preferences of residents. ƒFoster collaborative planning efforts with the neighboring cities to align strategies for the development in the area. Map 9. Existing Land use - Focus area 4 CITY OF SCHERTZ | COMPREHENSIVE PLAN52 Focus Area 5 Existing Conditions Focus Area 5 is located in the northeastern part of the City. The focus area runs north of I-35 consisting of a mix of single-family residential, industrial, commercial, retail, office, and public/semi-public uses. The area also contains a significant percentage of vacant parcels indicating potential for development. The northern part of the focus area is located adjacent to the 100- year floodplain. Proposed Land Use and Character Focus Area 5 is envisioned to be developed as a predominantly commercial area along the I-35 corridor along with mixed-use development and industrial development located in the western part of the focus area. Commercial and mixed land uses are proposed to ensure improved access to necessary services and amenities to improve livability of the adjacent residential areas. The area will allow for grocery stores, entertainment and recreation, medical facilities, restaurants, and retail to serve the residential development located west of I-35 as well as provide a regional draw. Recommended Strategies ƒEnsure development appropriately considers the 100-year floodplain through design and mitigation. Incentivize the use of low impact development and green infrastructure techniques in private development. ƒAttract restaurants, entertainment, and retail uses to the area to support adjacent residential areas as well as provide destinations for visitors from around the City. ƒEnsure that commercial development south of I-35 is compatible with adjacent residential development and has adequate buffering and transition from the residential uses. ƒEncourage commercial retail uses along I-35 to leverage the location of the corridor and boost tax revenues. ƒContinue to coordinate with TxDOT on the expansion of FM 2252. ƒEnsure access to proposed commercial destinations through extending existing rights- of-way and constructing new rights-of-way. ƒProvide a variety of housing options with varied price ranges in the Mixed Use Center. ƒEncourage a mixed-use center on the northwest side of the focus area, taking into account the potential rail line stop. Emphasize adaptability in the development for various transportation needs. In the event of the rail line stop, consider increasing the area’s density to meet the increased demand. Map 10. Existing Land use - Focus area 5 LAND USE & ECONOMIC STRATEGY CH A P T E R3 CITY OF SCHERTZ | COMPREHENSIVE PLAN56 INTRODUCTION This chapter elaborates on the future land use plan, recommended transportation connections, and economic development strategies. These elements are informed by the existing conditions analysis, market analysis, and the community’s goals and aspirations. Leading with Community input What type of retail and services does Schertz need more of? Sit-down, full-service dining 55% 38%Entertainment, recreation More/better healthy grocery options32%In 2044, residents will be connected to the services they need through: SAFE NEIGHBORHOODS 62% What are the best ways to ensure that all residents can prosper? 79% SUPPORT LOCAL BUSINESS AND ENTREPRENEURS In 2044, Schertz will be known for: 1 2 3 Ra n k Ra n k Ra n k Complete streets that accommodate bikes, transit, cars, and pedestrians A connected sidewalk network Off-street bike and pedestrian trail network FUTURE LAND USE & ECONOMIC STRATEGY 57 TOPIC OF INTEREST: COMPLETE COMMUNITIES Complete Communities is a concept built on the premise that people should be able to go about all of their essential daily activities and needs within a short distance of their home, preferably within a 10-minute walking or biking distance. For this to be possible, people must have access to housing with jobs, shopping, services, schools, medical clinics, parks, etc. nearby. Strategies to achieve this include more dense development, diversity of housing choices and land uses, and good quantity and quality of employment options. Mixed-use developments are ideal to support the idea of complete communities as the strategies noted above are inherently the basic elements of a good mixed-use center. In addition to the provisions of diverse housing within close proximity of destinations, it is inherent to consider the form and experience of the routes between those places (i.e., the roads and sidewalks). If a walk or bike route is not comfortable, safe, and/or interesting it is much less likely to be utilized as intended. Providing generous sidewalks, bike lanes, and shade-producing street trees along routes will make the places and spaces much more successful. This concept can be utilized to boost the success of the Main Street, Complete Neighborhoods, and Mixed Use Center land use categories in particular. CITY OF SCHERTZ | COMPREHENSIVE PLAN58 Stormwater Design Principles Volume management is a critical aspect of modern stormwater infrastructure, emphasizing the need to effectively control and mitigate the quantity of stormwater runoff in urban environments. Traditional systems often struggle to handle increased volumes of water during storms, leading to flooding and environmental hazards. Innovative approaches to volume management focus on the integration of sustainable practices such as green roofs, permeable pavements, and retention basins that capture water at the source. These features work synergistically to capture water during peak flows, slow it down, and gradually release it into the environment, reducing the strain on drainage systems and minimizing the risk of localized flooding. Conventional stormwater systems often result in the rapid transport of pollutants, such as sediments, nutrients, and chemicals, into rivers and streams, adversely impacting water quality. This is especially true of initial runoff or “first inch” of water during a storm, which picks up pollutants that have been gathering on surfaces since the last rainfall. Innovative stormwater infrastructure employs a range of best management practices to address this issue. Green infrastructure elements such as vegetated swales, bio-retention basins, and constructed wetlands, act as natural filters, trapping and treating pollutants before they reach water bodies. Peak flow reduction is a crucial aspect of stormwater infrastructure design, aiming to manage and mitigate the intensity of stormwater runoff during peak rainfall events. In addition to increasing the number of green infrastructure elements that help reduce average volume within the stormwater system. It is important that critical systems are built to accommodate at least to the 10- or 25-year storms to help manage flows during peak rainfall events. Volume Management Water Quality Improvement Peak Flow Reduction TOPIC OF INTEREST: INNOVATIVE STORMWATER MANAGEMENT In natural landscapes, stormwater is often absorbed gradually into the soil or follows the natural topography, flowing toward lower elevations and eventually reaching ponds, wetlands, or waterways. In this case, the soil acts as a sponge, allowing for natural infiltration and filtration processes. However, in urban and suburban areas dominated by impervious surfaces such as roads, pavements, and buildings, stormwater is no longer distributed evenly and absorbed naturally. Often, this causes water to run off these impermeable structures at high velocities and volumes, which may cause flooding, environmental contamination, and structural damage in surrounding areas. To help mitigate stormwater issues, Schertz has a complex network of drainage channels and underground pipes that help move stormwater runoff from developments toward natural creeks and waterways. Continuous stormwater management is important for Schertz. The majority of the City’s historical flood events have occurred within the floodplains located in southeast Schertz along Cibolo Creek, as well as in some areas in southwest Schertz near the intersection of I-10 and FM 1604. Soil, topography, and land use shape the role and performance of stormwater in any City. Schertz is located within the Blackland Prairie ecological region, which features heavy clay soils. This soil type is broadly considered within the category of “expansive soils,” which have the unique property of expanding and contracting with changes in moisture content. During periods of heavy rainfall or flooding, these soils absorb water and undergo expansion. This expansion can lead to increased soil volume and may cause damage to foundations, roads, and other infrastructure. Generally, slopes within the City of Schertz are low, between 0 and 2 degrees. FUTURE LAND USE & ECONOMIC STRATEGY 59 Green Infrastructure Examples Permeable Pavement Using natural systems and processes, such as wetlands, native planting areas, and bioswales, to treat and retain stormwater is referred to as green infrastructure. These elements not only effectively filter and manage stormwater but also contribute significantly to the enhancement of local biodiversity. Wetlands, for example, act as natural filtration systems, removing pollutants and improving water quality and are also some of the most bio-diverse ecosystems. Using native plant species in these elements plays a crucial role in reducing nutrient runoff and fosters habitat for local species, especially birds and pollinators. Reducing the amount of paved or “grey” infrastructure has many benefits, including improving the aesthetics of the City, which cold be especially useful along Main Street Schertz and public spaces such as parks. Parking Lot Drainage Swale Curb Bioretention Streetscape Rain Gardens CITY OF SCHERTZ | COMPREHENSIVE PLAN60 Implementing Green Infrastructure Implementing innovative stormwater improvements involves a multi-faceted approach that integrates green infrastructure into various aspects of urban planning and development. To enhance watershed health and manage stormwater effectively, cities can conduct evaluations of existing gray infrastructure, flood zones, and regulatory requirements and create a citywide sustainable stormwater management plan. This plan can strategically incorporate green infrastructure elements within the right-of-way, optimizing the use of bioswales, permeable surfaces, and other green infrastructure. Additionally, it is crucial that the City examines its development code for existing requirements that may contribute to the creation of additional grey infrastructure. Often parking requirements are one aspect of the development code where there can be a significant reduction of impervious pavement that accompanies each development. Where appropriate, street design standards should be evaluated to identify where pedestrian and bike infrastructure can be added to the existing right-of- ways, helping to reduce the number or width of lanes and provide additional green buffers that can be used for various bioretention or green infrastructure improvements. Pedestrian zones are some of the best candidates for permeable pavement projects as they require less maintenance and pose less engineering challenges compared to permeable roadway projects. Ensuring Appropriate Design Various funding sources can support the implementation of green infrastructure projects aimed at stormwater management. The Environmental Protection Agency (EPA) offers grants through programs like the Section 319 Nonpoint Source Program and the National Estuary Program (NEP), emphasizing the importance of green infrastructure in reducing pollution and improving water quality. Additionally, the USDA’s Watershed & Flood Prevention Operations (WFPO) Program provides for cooperation to prevent erosion, floodwater, and sediment damage. The Department of Housing and Urban Development (HUD) provides funding through the Community Development Block Grant (CDBG) program, recognizing the economic benefits and increased property values associated with green infrastructure projects. The Federal Emergency Management Agency (FEMA) also provides a wide variety of Hazard Mitigation grants that can fund planning (HMGP), resiliency projects (BRIC/ FMA/MIG), and disaster recovery (HMGP). State-level support is available through programs like the Clean Water State Revolving Fund (CWSRF), offering low-interest loans for water quality improvement and stormwater projects. Local governments can also implement stormwater utility impact fees, providing a dedicated funding stream for green infrastructure programs. Alternatively, permit fees and the issuance of green bonds can be utilized by local governments to generate revenue for environmentally focused projects, with green bonds attracting investors interested in supporting sustainable initiatives. These diverse funding sources cater to different aspects of green infrastructure implementation, providing cities with flexible options to support resilient and sustainable stormwater management. Funding Mechanisms FUTURE LAND USE & ECONOMIC STRATEGY 61 FUTURE LAND USE PLAN The future land use plan is one of the most crucial elements of a Comprehensive Plan. The Future Land Use Map (FLUM) developed as part of this Comprehensive Plan will guide development in the next 10- 20 years. All land uses should generally consider compatibility with JBSA through studies conducted such as the JLUS, AICUZ, and others. Future Land Use vs. Zoning The Future Land Use Map is different from the zoning map in that it does not directly affect the regulation of land within the City limits or the ETJ. Rather, it should be seen as a guiding document for determining appropriate land uses and development types. It should be used by the City to guide decisions on proposed zoning and development standards. The following table shows a side-by-side comparison of the purposes, uses, and considerations of the Future Land Use Map and the zoning map. FUTURE LAND USE MAP ZONING MAP Purposes • outlook for the future use of land and the character of development in the community. • macro-level, general development plan. • Basis for applying unique land use regulations and development standards in different areas of the City. • micro-level, site-specific focus. Uses • Guidance for City zoning and related decisions (zone change requests, Specific use permits, etc.). • Baseline for monitoring the consistency of actions and decisions with the City’s adopted Comprehensive plan. • Regulating development as it is proposed, or as sites are proposed for the future (by the owner or the City) with appropriate zoning. Inputs and Considerations • Inventory of existing land uses in the City. • Developing better area character and identity as a core planning focus along with basic land uses. • the map includes a notation required by texas Local Government Code Section 213.005: “a comprehensive plan shall not constitute zoning regulations or establish zoning district boundaries”. • Future Land use mapis referred to for general guidance. • other community objectives, such as economic development, redevelopment, flood preservation, etc. • Zoning decisions that are not compliant with the FLum will need to be updated or changed when the Comprehensive plan is next updated. CITY OF SCHERTZ | COMPREHENSIVE PLAN62 Future Land Use Categories Future land use categories represent the diverse permitted land uses in the City of Schertz. Land use categories are assigned to general areas of the City that are expected to exhibit appropriate characteristics similar to those outlined below and be consistent with the overarching policies and land planning policies that have been developed. Nine land use categories have been identified and are described on the following pages. The components of each category are described in the below section. Colors assigned to each component may be referenced with the corresponding dashboard example. Future Land Use Category Example 12 3 Land Use Description Each category section includes a general description of the Land Use Category, providing narrative details about the overall intent of and land use makeup of each category. The descriptions are a framework for how each area is expected to develop or redevelop in the future. Visual Representation Each dashboard includes images depicting examples of the primary development type within the land use. Local examples have been used where available. These photos are not comprehensive and may not illustrate all appropriate uses. The representations, however, should be referenced when considering the built form of development inquiries. Development Ratio The development ratio dial serves as guidance on the overall mix of commercial to non- commercial types of development envisioned for the areas covered by the land use category. This is not intended to be a hard number, but more a target or rule of thumb. 1 2 3 FUTURE LAND USE & ECONOMIC STRATEGY 63 Main STREET unique to the historic main Street corridor, land uses include commercial, residential, cultural, and entertainment space, strategically designed to create a dynamic urban core with public spaces that promotes a pedestrian experience for residents and visitors. the main Street category can be utilized as a concept to expand beyond the historic main Street corridor and applied to other areas of the city, but appropriate transitional uses for adjacent residential areas should be considered and utilized. Rural LIVING Sparse development, natural landscapes, and agricultural activities characterize Rural Living areas. these areas prioritize the preservation of open space, isolated country residences, support for farming and ranching, and the conservation of ecological habitats. this land use type emphasizes compatibility with JBSa and residential is not appropriate in certain areas. Evaluating the appropriateness of sparse residential, agricultural, commercial, and complementary uses shall be in conjunction with JBSa. Res.non-Res. 35%65% Res.non-Res.* 40%60% *Working farm and ranch lands are considered non- residential for these purposes, even though people may be living on the land as part of the agricultural operation. CITY OF SCHERTZ | COMPREHENSIVE PLAN64 Complete NEIGHBORHOOD Complete neighborhoods are general areas characterized by a mixture of housing options with supporting land uses, such as neighborhood commercial. these areas should promote connectivity and foster a more bikeable and walkable development pattern. When considering appropriateness of housing density or commercial activity, factors such as roadway classification, conflicts among land uses and buildings, as well as the undue concentration or diffusion of population should be considered. Local CORRIDOR this land use type describes locally oriented commercial and entertainment areas typically situated along medium to high-volume collector roads within neighborhoods at their perimeter. Local Corridors contain conventional retail centers, small-scale mixed-use, multifamily development, and residential uses that are of a scale and intensity compatible with the surrounding residential neighborhoods. Res.non-Res. 85%15% Res.non-Res. 20%80% FUTURE LAND USE & ECONOMIC STRATEGY 65 Mixed Use CENTER A Mixed-Use Center includes a combination of higher density housing types, locally serving commercial and recreational uses and with multi-modal accessibility. It integrates residential, commercial, and often office or entertainment spaces nearby, allowing people to live, work, and enjoy leisure activities without extensive travel. This land use category occurs at a higher density than a Local Corridor development. Mixed-use centers typically occur along or at the intersection of significant transportation corridors with internal streets that are complete and walkable. Regional CORRIDOR The Regional Corridor typology describes commercial and entertainment areas along major thoroughfares that serve populations within the city and the broader region. Regional Corridors are characterized by “big box” store development typical of regional shopping centers, supermarkets, movie theaters, department stores, and office buildings. Larger multifamily complexes may also be appropriate. Current Regional Corridors are primarily auto-oriented, although future developments should encourage a mix of uses, pedestrian scale design, and green space. Additionally, limited industrial and logistics uses, as currently present in these areas, will be accommodated to support the current economic infrastructure. Placeholder: Aerial from CityComplete NEIGHBORHOOD Res.non-Res. 15%85% Res.non-Res. 40%60% CITY OF SCHERTZ | COMPREHENSIVE PLAN66 Industrial HUB The Industrial Hub land use category includes all light and heavy industrial activities, including manufacturing warehouses, processing, and distribution centers. Optimizing transportation and supply chain logistics, industrial hubs are typically located near major roads, highways, and railways. Industrial hubs are often buffered from surrounding development by transitional uses, such as flex buildings or R&D, that mitigate potential impacts to other lower-intensity commercial and residential areas. Public USE public use describes public and private open spaces utilized for recreation and leisure and community facilities that provide essential services for residents, such as libraries or utility facilities. the public use land use categories often include ample green space and preservation of critical environmental features and that serve essential ecological and social functions. Community facilities should be dispersed throughout the city to ensure residents’ safety, health and welfare. Res.non-Res. 0%100% Res.non-Res. 0%100% FUTURE LAND USE & ECONOMIC STRATEGY 67 TOPIC OF INTEREST: BROWNFIELD REDEVELOPMENT With land values in Central Texas continuing to rise, the underutilization of any property is a poor practice. As industrial sites move out of the way of urban growth and many industrial processes become “lighter” and cleaner, formerly heavy industrial sites become prime redevelopment opportunities. However, these lands come with a unique set of challenges, often in the form of environmental contamination, that are laborious and expensive to remediate. These sites are known as “brownfields”. Schertz has two sites that are currently operating but may pose brownfield redevelopment opportunities in the future: the Beck Landfill along FM 78 and the quarry at the northern terminus of FM2252. However, these sites are expected to continuing operating for the foreseeable future, so the City of Schertz should not put many resources towards planning these areas at this time, but should be keeping them on their radar as major future projects. This is the reason the FLUM designates these two sites as “Development Reserve”. There are active case studies within Central Texas of cities redeveloping quarries into major mixed-use destinations. There have been considerations related to divesting the City of the quarry property within its ETJ, but given the finite resource that is land, it is the recommendation of this plan to keep this property within the City’s ETJ due to it’s long-term redevelopment potential. Development DEFERMENT Development Deferment is a land use category that includes large tracts that currently house heavy industrial uses but have long-term potential to redevelop. These sites should be reconsidered for applicable land uses in future Future Land Use Map updates, at which time those conversations are appropriate. CITY OF SCHERTZ | COMPREHENSIVE PLAN68 FUTURE LAND USE MAP Future Land Use City Limits + ETJ (Acres ) City Limits + ETJ (Percentage) City limits (Acres) City Limits (Percentage) Main Street 55 0.01%55 0.01% Rural Living 3,964 11%3,960 15% Complete Neighborhood 16,296 44%11,451 42% Local Corridor 1,021 3%850 3% Regional Corridor 8,325 22%4,835 18% Mixed Use Center 1,809 5%1,703 6% Industrial 2,927 8%2,748 10% Public Use 1,146 3%1,142 4% Development Deferment 1,563 4%409 2% Total 37,106 100%27,153 100% Table 4. Future Land use acreages City Limits & EtJ The table below shows the City’s future land use by type and color, which corresponds to the same classifications and colors seen throughout the chapter and in Map 11. The table also displays the estimated total acreage and percentages of the City’s future land use areas, based on the Future Land Use Map. PFE I L R D LOOKOU T R D RAY COR B E T T D R FM 1 1 0 3 IH 35 N RIPPS-K R E U S L E R S C H W A B R D MAIN ST F M 2 2 5 2 LIVE OA K R D F A I R L A W N A V E SCHAEF E R R D B E L M ON T P K W Y F M 3 0 0 9 MASKE R D FOUR O A K S L N MU L H O U S E D R E F M 1 5 1 8 N CI B O L O V A L L E Y D R LOWER S E G U I N R D FM 78 N GRAYTO W N R D H U B E R T U S RD CHELSEA D R OLD NA C O G D O C H E S R D FR I E S E N H A H N L N OLD WIE D E R S T E I N R D HOMESTEAD P K WY TRI-COUNTYP K W Y A LS A TIA N WAY DAVID L A C K B L V D WIEDERS T E I N R D N O RT H & SOUTH CON NECTOR BORGFELD R D S C H E R TZ P K W Y ECK HA RDT R D FM 482 EAST & W E S T C O N N E C T O R TRAINE R H A L E R D SCENICLAKEDR ELBEL R D TE J A S WAY GREEN V A L L E Y R D C O U N T R Y C L U B B L V D SAVA N N A H DR W A R E - S E G U I N R D D O E R R L N W O OD L A N D OAKS D R SCALE IN MILES F Data Sources: City of Schertz, State of Texas, Texas Parks & Wildlife, ESRI, TexasGeographic Information System, Freese and Nichols City of Cibolo, Texas, TexasParks & Wildlife, CONANP, Esri,TomTom, Garmin, Foursquare,SafeGraph, GeoTechnologies,Inc, METI/NASA, USGS, EPA,NPS, USDA, USFWS Map Disclaimer: A comprehensive plan shallnot constitute zoning regulations or zoning district boundaries 1 Schertz Comprehensive Land Use Plan Main Street Public Use Industrial Development Deferment Local CorridorRegional Corridor Complete Neighborhood Rural Living Mixed Use Center Schertz City Limits Schertz ETJ Clear Zone APZ II APZ I Railroad Map 11. Future Land use map CITY OF SCHERTZ | COMPREHENSIVE PLAN70 TRANSPORTATION As part of the future land use assessment, the study team evaluated the existing Master Thoroughfare Plan (MTP) at a high level to verify planned roadway connections within Schertz would remain logical and sufficient as development and growth continued. The purpose of the MTP is to preserve the right-of-way (ROW) for roadways in the future and to establish how a city’s transportation network will be configured in the long-term. Overall, the Thoroughfare Plan network provides good coverage for the areas that are anticipated to see the most growth. However, some of the planned growth areas, as identified by the Focus Areas presented previously, may be considered for additional infrastructure. ƒIn the southeast portion of the City (Focus Area 1), additional residential or commercial collectors may be beneficial for access to the envisioned single-family residential and for new commercial destinations. ƒThe southwest area (Focus Area 2, Randolph Air Force Base) is not predicted to change as significantly, and it is anticipated that the current thoroughfare connections will be sufficient to meet transportation needs while preserving the rural living character. ƒThere are already several planned residential collectors in northeastern Schertz (Focus Area 4), which should serve to adequately connect the continued growth of single family residential. In alignment with the recommended strategies for this focus area, any future facilities or roadway improvements should be continually evaluated for the appropriate intensity to support the area’s character. ƒFocus Area 5 and the land north of I-35 may require additional commercial collector connections if anticipated growth occurs rapidly in this area and commercial development increases, as is envisioned in the future land use plan. It is recommended that the City of Schertz continue to periodically update their Master Thoroughfare Plan using the most recent population and employment projections from AAMPO. MTP updates typically involve evaluating both the quantity and size of network connections (roadways, major intersections, etc.) for needed adjustments. This might involve preserving the ROW for an additional roadway connection or reclassifying an existing connection to account for greater usage. The added intensity of rapid growth in and around this part of Texas will significantly impact traffic volumes, and having transportation connections that can accommodate these volumes will contribute to the orderly development of the City. Furthermore, the City’s typical sections should be regularly updated to keep pace with right-of-way needs and preserve the space for needed facilities. Schertz would likewise benefit from a formalized process to address MTP amendment requests from the community and local stakeholders. Map 12 identifies two areas where additional connections would be most beneficial for the future of Schertz, as noted by the blue and yellow arrows. This assessment is based on meeting the needs of the most rapidly growing areas and providing enough network redundancy to the entire City to accommodate emergency access and unexpected delays. Finally, enhancing network redundancy through the construction of smaller roadways throughout town that provide a variety of alternate routes to destinations across the City can help mitigate the impacts of delays centered around the major facilities of I-35 and I-10. FUTURE LAND USE & ECONOMIC STRATEGY 71 Future Land Use Main Street Public Use Industrial Development Deferment Local CorridorRegional Corridor Complete Neighborhood Rural Living Mixed Use Center Schertz City Limits Schertz ETJ City of Cibolo, Texas, Texas Parks & Wildlife, CONANP, Esri, TomTom, Garmin, Foursquare, SafeGraph, GeoTechnologies, Inc, METI/NASA, USGS, EPA, NPS, USDA, USFWS 2024 Major Thoroughfare Plan Planned CommercialCollector B Planned CommercialCollector A Commercial Collector A Planned ResidentialCollector Residential Collector Planned SecondaryRural Arterial Secondary Rural Planned SecondaryArterial Secondary Arterial Planned PrincipalArterial Principal Arterial Freeway 1 Miles Future Land Use MapDoes not constitute aszoning or establish zoningdistrict boundaries !I future/anticipated grade separations recommended additional connections existing grade separations Map 12. thoroughfare map CITY OF SCHERTZ | COMPREHENSIVE PLAN72 FISCAL IMPACT Net fiscal benefits include both property and sales taxes that would be generated from potential future development. In addition, the Future Land Use Plan is estimated to allow for over 15,000 new jobs and create capacity for the City’s population to increase by over 31,000 new residents that can contribute to the local economy. The analysis area includes the 5 Focus Areas identified previously, with a total of 5,401 acres. For each land use category, Catalyst Commercial used the following assumptions regarding the balance of land uses that will likely be developed. The proposed scenario is projected to result in over $2.1B of net new fiscal benefits over the 23-year Plan horizon. Summary As part of the Comprehensive Planning process for the City of Schertz, Catalyst Commercial conducted the fiscal analysis based upon the Future Land Use Plan prepared by Freese and Nichols. Place Type Area (Ac) Percent of Total Acres Complete Neighborhood 3,205.6 77.1% Mixed Use Center 113.1 2.7% Local Corridor 203.8 4.9% Public Use 151.9 3.7% Regional Corridor 484.6 11.7% Total Acres 4,159.0 100.0% Place Type Area (Ac) Percent of Total Acres Complete Neighborhood 199.3 7.9% Industrial 28.6 1.1% Mixed Use Center 530.1 21.1% Public Use 13.8 0.5% Regional Corridor 1,721.5 68.6% Rural Living 16.7 0.7% Total Acres 2,509.9 100.0% Place Type Area (Ac) Percent of Total Acres Complete Neighborhood 5.1 0.4% Development Deferment 845.3 60.3% Industrial 363.0 25.9% Rural Living 189.3 13.5% Total Acres 1,402.9 100.0% Place Type Area (Ac) Percent of Total Acres Complete Neighborhood 13.5 0.5% Regional Corridor 415.6 15.3% Rural Living 2,290.9 84.2% Total Acres 2,720.1 100.0% Place Type Area (Ac) Percent of Total Acres Complete Neighborhood 915.6 100% Total Acres 915.6 100.0% Table 5. Focus area 1 Land use Breakdown Table 9. Focus area 5 Land use Breakdown Table 7. Focus area 3 Land use Breakdown Table 6. Focus area 2 Land use Breakdown Table 8. Focus area 4 Land use Breakdown FUTURE LAND USE & ECONOMIC STRATEGY 73 Based upon the land use categories in Table 5, the following represents a plausible build out capacity program across all Focus Areas. The timeline it takes to reach this build out capacity is dependent on market forces and absorption rates. Annual Absorption Estimates To estimate fiscal impact, Catalyst Commercial used the demand assumptions from the Market Analysis presented in the Snapshot chapter to estimate the future absorption through the planning year horizon of 2045. Annual Residential Absorption: 513 units Annual Multifamily Absorption: 371 units Annual Retail Absorption: 218,000 SF Annual Office Absorption: 10,500 SF Annual Industrial Absorption 200,000 SF Note: Projected absorption is based upon historical and future projections and actual absorption is subject to the regulatory environment, business conditions, market factors, and other external influences. Land Use Category Residential (Units)Office (SF)Retail (SF)Industrial (SF) Multifamily (Units) Complete Neighborhood 7,487 665,597 1,331,194 0 917 Development Deferment 0 0 0 8,552,804 0 Industrial 0 50,713 50,713 2,028,518 0 Mixed Use Center 96 417,082 417,082 0 479 Local Corridor 110 190,831 238,538 238,538 197 Public Use 0 0 0 0 0 Regional Corridor 0 3,405,556 6,811,112 0 3,753 Rural Living 549 682,852 682,852 0 0 Total 8,241 5,412,630 9,531,490 10,819,860 5,345 Table 10. additional Development Capacity in Focus areas by Land use CITY OF SCHERTZ | COMPREHENSIVE PLAN74 Net Fiscal Benefits Based upon the proposed land use categories and above assumptions, Catalyst Commercial estimated the future sales tax and property tax implications for the City of Schertz through 2045. Since most of the planning area is within Bexar County, the tax rates for Bexar County were used for the assumptions. To estimate the number of additional jobs and population, Catalyst Commercial used the following assumptions: To calculate fiscal impact, Catalyst Commercial used the following assumptions for sales tax rates: Property Tax Rates used per $100 of taxable value (Bexar County): Note: East Central ISD is also within Bexar County and has a mil rate of 1.088. City of Schertz 0.01 Schertz Economic Development 0.005 County 0.005 Total 0.02 City of Schertz 0.4872 Bexar County 0.276331 Schertz-Cibolo-Universal City ISD 1.392 Other 0.467053 Total 2.369784 To calculate values, Catalyst Commercial used the following values per square foot assumptions: Residential $140 Office $180 Retail $180 Industrial $60 Multifamily $150 Jobs Estimates Est. Jobs/SF Retail 980 Industrial 450 Office 600 Population Estimates People Per Single-Family Household 2.61 Per Multi-Family Unit 1.5 FUTURE LAND USE & ECONOMIC STRATEGY 75 Based upon the assumptions, Catalyst Commercial calculated the estimated net fiscal benefits of the Future Land Use Plan. The results are shown below. Total Net New Taxable Property Value Est. Annual Property Tax Est. Annual Sales Tax Estimated Annual Additional Jobs Estimated Increase in Population Year 1 $309,876,000 $7,343,392 $1,308,000 684 1,895 Year 2 $619,752,000 $14,686,784 $2,616,000 684 1,895 Year 3 $929,628,000 $22,030,176 $3,924,000 684 1,895 Year 4 $1,239,504,000 $29,373,567 $5,232,000 684 1,895 Year 5 $1,549,380,000 $36,716,959 $6,540,000 684 1,895 Year 6 $1,859,256,000 $44,060,351 $7,848,000 684 1,895 Year 7 $2,169,132,000 $51,403,743 $9,156,000 684 1,895 Year 8 $2,479,008,000 $58,747,135 $10,464,000 684 1,895 Year 9 $2,788,884,000 $66,090,527 $11,772,000 684 1,895 Year 10 $3,098,760,000 $73,433,919 $13,080,000 684 1,895 Year 11 $3,408,636,000 $80,777,311 $14,388,000 684 1,895 Year 12 $3,718,512,000 $88,120,702 $15,696,000 684 1,895 Year 13 $4,028,388,000 $95,464,094 $17,004,000 684 1,895 Year 14 $4,338,264,000 $102,807,486 $18,312,000 684 1,895 Year 15 $4,615,194,273 $109,370,135 $19,620,000 684 1,566 Year 16 $4,869,420,273 $115,394,743 $20,928,000 684 1,339 Year 17 $4,935,539,102 $116,961,616 $22,236,000 684 86 Year 18 $4,988,669,102 $118,220,682 $23,544,000 684 - Year 19 $5,041,799,102 $119,479,748 $24,852,000 684 - Year 20 $5,094,929,102 $120,738,815 $26,160,000 684 - Year 21 $5,148,059,102 $121,997,881 $27,468,000 684 - Year 22 $5,201,189,102 $123,256,947 $28,776,000 684 - Year 23 $5,254,319,102 $124,516,013 $30,084,000 684 - $1,840,992,727 $361,008,000 15,741 29,527 Table 11. Schertz preferred Scenario net Fiscal Benefits (2023-2045) CITY OF SCHERTZ | COMPREHENSIVE PLAN76 IMPLEMENTATION The future of Schertz will be shaped by the recommendations developed in this Plan, as they guide decisions that will influence many aspects of the City’s built, social, and natural environments. Further, the success of this Comprehensive Plan will be measured by the effectiveness of taking these recommendations from vision to reality. The Plan’s recommendations may be implemented through a variety of tools, including adopting new or updated development regulations, zoning and subdivision ordinances, and capital improvement programs. Additionally, there may be recommendations that require additional community input or analysis and studies. Planning for the City’s future should be a continuous process that incorporates regular analysis, revision and implementation. Implementation of a Comprehensive Plan is an internal process to the City. General oversight can be assigned to an individual or department within the City, such as the City Manager or Planning Department, however achieving the vision set forth in this plan should be something all City departments and staff are working towards. The appointed oversight entity may find it useful to conduct periodic alignment exercise - a process in which all applicable plans, policies, and projects are identified; their content, links to this Comprehensive Plan, and links to each other are mapped; and a comprehensive road map is developed so that the right actions are executed in the most efficient order. This chapter summarizes the actions noted throughout the Plan, adding timelines, recommend responsible parties, and applicable metrics that the City can track in order to measure progress. FUTURE LAND USE & ECONOMIC STRATEGY 77 City Staff will use this plan in a variety of ways, including: ƒGuiding everyday decisions across all departments, aligning all City staff towards a single vision. ƒAssists in major policy and budget decisions. ƒUtilized in reviews of zoning cases. ƒPlanning for future facility and infrastructure needs and proactive maintenance/updates. ƒProvides justification and prioritization for City projects and programs that align with the Plan. ƒProvide the basis for updating city codes and ordinances. The Planning and Zoning Commission will use this plan in a variety of ways, including: ƒAid in discussing and reviewing zoning cases and other development decisions. ƒProvides justification for zoning case recommendations. ƒAllows for the balancing of the community needs and values with individual interests. City Council will use this plan in a variety of ways, including: ƒAnnual reporting allows Council to track whether the City is achieving or falling short of its goals. ƒAllows for alignment of public goals and a more efficient use of City resources. ƒWhen discussing zoning cases, development decisions, and other major topics related to land use policy. ƒAid in aligning Schertz’s plans with surrounding jurisdictional entities. ƒCan act as the basis for the City’s Strategic Planning. The business community will use this plan in a variety of ways, including: ƒDevelopers, potential property buyers, businesses, and other interested parties can better understand the intended future development patterns in Schertz when making decisions. ƒProperty owners and developers can propose developments that better align with the goals of the community. Residents will use this plan in a variety of ways, including: ƒEngages and educates community members and stakeholders in planning for their City’s future. ƒAids in shaping the desired outcomes and appearance of the community, enhancing quality of life for residents. ƒAnnual reporting allows community members to keep the City accountable in achieving its goals. Using This Plan Comprehensive plans proactively address a community’s future growth and development. They are the connection between the community’s vision and land use regulations. Without the foresight provided by a comprehensive plan, the development process would be reactive, resulting in development that is uncoordinated, costly, and may not be in the best interest of the broader community. A comprehensive plan is not regulatory and is used in conjunction with a zoning ordinance and other land use and development regulations as the primary implementation mechanisms. The comprehensive plan provides vision, guidance, and recommendations on how land should be utilized to meet the needs and desires of the community, ideally, development regulations should be updated to regulate land uses in accordance with this Plan. CITY OF SCHERTZ | COMPREHENSIVE PLAN78 Best Practices for Implementation Keep it Updated This Comprehensive Plan is meant to be a living document that allows flexibility for political, economic, physical, technological, and social conditions, as well as any other unforeseen circumstances that may ultimately influence and/or change the priorities and perspective of the community. To ensure that the Plan continues to reflect the goals of the community and remain relevant, the Plan must be reviewed on a regular basis to ensure that its elements are still appropriate and the associated policy statements and recommendations are still applicable. Annual Progress Reporting Once the Plan is adopted, an appointed committee, such as the Planning and Zoning Commission or a CPAC Standing Committee, with the assistance of the planning staff, should prepare a yearly progress report for presentation to the City Council. This practice will ensure that the Plan is consistently reviewed and any necessary changes or clarifications are identified. It is also important to provide ongoing monitoring between the Plan and the City’s implementing regulations to maintain consistency among all documents. The City Council may wish to dedicate one meeting a year to review, celebrate, and publicize elements of the Plan that have been implemented in the last year, as well as set priorities for the following year. Ideally, progress reporting would be conducted in real-time via a website dashboard, continually demonstrating achievements to Schertz residents. Five-Year Update & Evaluation Report Every five years, the Planning Department should prepare an evaluation report, with input from various City departments and stakeholders, and present the findings to the Planning and Zoning Commission and City Council. The report should evaluate the existing Plan and assess how successful it has been in achieving the community’s goals. The purpose of the report will be to identify the Plan’s successes and shortcomings, look at what has changed over the last five years, and make suggestions on how the Plan should be modified to best accommodate those changes. Proactive & Reactive Implementation There are two primary methods of plan implementation: proactive and reactive methods. To successfully implement the Plan and fully realize its benefits, both methods must be used in an effective manner. Examples of both proactive and reactive actions are described below. Proactive Methods ƒUpdate the capital improvement plan (CIP) to reflect the public improvement needs identified within this Plan. ƒAmend the Unified Development Code regulations to reflect the development patterns recommended within this Plan. Reactive Methods ƒApprove rezoning applications based on consistency with this Plan. ƒReview development applications for consistency with this Plan. FUTURE LAND USE & ECONOMIC STRATEGY 79 Education & Training A necessary first step after adoption of this Plan should be to conduct training workshops with the Planning and Zoning Commission, City Council, and key staff members who have an individual or collective role in Plan implementation. Training initiatives could include: ƒDiscussion of the roles and responsibilities of each entity and its function with regard to Plan implementation. ƒA thorough overview of the Plan, with particular emphasis on the segments that most directly relate to each audience’s responsibilities and purposes. ƒImplementation tasking and priority-setting that allows each group to establish their own one-, two-, and five-year agendas based on the Plan. ƒFacilitation of a mock meeting to practice the effective use of the Plan’s policies and recommendations. Using & Interpreting Indicators Tracking indicators can help the City understand and demonstrate if they are moving towards or away from achieving goals. Important to note, indicators do not work independently and are not intended to capture the entire picture of what is going on in the City. Falling short of an indicator does not necessarily mean that progress is not being made, but it may note that closer examination is needed for that particular element. It may be found that the indicator originally listed is in fact not the best indicator for that action and can be updated. CITY OF SCHERTZ | COMPREHENSIVE PLAN80 Decision Making Inevitably, there will be situations that arise that do not have a clear answer within this Plan. In these cases it is helpful to have a good understanding of the overall goals and intent of this Plan. This helps to guide decision-making and check that decisions being made are in alignment with the Comprehensive Plan. These considerations can also help when deciding how to prioritize actions and funding. Questions to Ask Provided here are some questions that decision makers can think about and discuss when making difficult decisions that do not have an obvious best course of action. ƒWhat best promotes and aligns with this Plan’s intent and vision? ƒWhat most improves the quality of life for residents? ƒWhat has the most positive fiscal impact for the City? ƒDoes a certain course of action provide more multi-benefits for the City or community? ƒAre there any unexpected negative outcomes that could occur? If so, can they be reasonably avoided or remedied? Bundling Projects Completing recommendations in tandem can frequently be more effective, more efficient, and accomplish greater results. Implementing two or more projects at a time can seem daunting, but by sharing resources it can allow for better outcomes. Some examples of projects that typically bundle well together are underground utility updates with streetscape enhancements and updating housing regulations while working with developers to determine options and incentives to encourage more housing choices. Actions Matrix The following pages present a matrix of action items to undertake that will move the City toward achieving the goals of this Plan. The matrix includes the following element: ƒ#: provides an identification number for each action ƒAction: presents and describes the recommended action ƒTimeline: identifies a target timeline for implementation of the action. Some actions may be ongoing, in this case the timeline sets a target for initiation of the ongoing action. -Short-term: <5 years -Mid-term: 5-10 years -Long-term: 10+ years ƒLead: identifies the primary party responsible for implementation of the action. Many actions will require multiple parties or partnerships, but they should have a primary champion that is accountable for the action. ƒOutcome: identifies measures that are expected to be observed as outcomes of successful implementation of the action. FUTURE LAND USE & ECONOMIC STRATEGY 81 #Action Timeline Lead Expected Benefits & Outcomes Projects & Plans 1 Create a Sustainable Stormwater Management Plan: conduct evaluations of existing gray infrastructure, flood zones, and environmental regulations and create a citywide sustainable stormwater management plan with a focus on green infrastructure. Short-Term Engineering and Public Works and/or Consultant Increased greenery, lower peak flows and localized flooding, higher water quality 2 Evaluate Street Design Standards: evaluate existing street standards to identify where pedestrian and bicycle infrastructure can be added to the existing rights-of-way. Short-Term Engineering and Public Works and/or Consultant Increased modality options, connectivity, and safety 3 Create a Downtown Plan: analyze the Downtown area and create a plan for continued investment to promote the area as a unique and thriving destination. Short-Term Planning, Economic Development and/or Consultant Improved Downtown character and activity, increased economic activity Downtown 4 Added Street Connectivity to Focus Area 1: provide additional residential or commercial collector roads to southeast Schertz, as needed based on build out. Mid-Term Engineering and Public Works Improved mobility and connectivity, network redundancy 5 Added Street Connectivity to Focus Area 3: provide additional residential or commercial collector roads to north Schertz, as needed based on build out. Long-Term Engineering and Public Works Improved mobility and connectivity, network redundancy 6 Increase Roadway Network Connectivity: continuously identify opportunities to add connectivity in neighborhoods through small roadways and multi modal routes. Ongoing Engineering and Public Works Improved mobility and connectivity, network redundancy 7 Update the City’s CIP Plan: evaluate the City’s CIP for necessary updates or additions per this Plan, paying specific attention to identifying projects that could be “bundled” or implemented together for increased efficiency and impact. Ongoing Various City Departments CIP that makes tangible progress towards implementing the Comprehensive Plan Vision CITY OF SCHERTZ | COMPREHENSIVE PLAN82 #Action Timeline Lead Expected Benefits & Outcomes 8 Infrastructure Maintenance and Upgrades: ensure the City’s CIP accounts not just for new infrastructure but also for proactive upgrades to existing infrastructure, to continue providing the quality and level of service that residents have come to expect. Mid-Term Engineering and Public Works CIP that focuses on quality and level of service, less surprise costs, more reliable utility service for customers 9 Create a Quarry Redevelopment Plan: begin to think about what the City might want to see if the quarry becomes available for redevelopment and how the City can incentivize that. Long-Term Planning, Economic Development and/or Consultant A redevelopment plan for post quarry operations that allows the City to be prepared when the opportunity presents itself. Policies & Regulatory 10 Reduce Impervious Cover: examine the development code for existing requirements that may contribute to the creation of unnecessary paving and grey infrastructure. Mid-Term Planning and Zoning, Engineering and Public Works Additional opportunities for green infrastructure, reduced strain on stormwater infrastructure 11 Update Development Regulations: examine the zoning ordinance and other development regulations to identify and update any existing barriers to mixed-use development, missing middle housing products or similar recommendations from this Plan. Short-Term Planning and Zoning and/or Consultant Easier pathway to implementation for Comprehensive Plan recommendations, more predictability for applicants, less staff time spent on discretionary approvals 12 Periodically update the Master Thoroughfare Plan: ensure the City’s Thoroughfare Plan is being updated regularly using the most recent population and employment projections from AAMPO. Mid-Term Planning and Zoning, Engineering and/ or Consultant A proactive Master Thoroughfare Plan that is a useful tool for all parties and jurisdictional entities. 13 Create a Process for Thoroughfare Plan Amendments: formalized process to address Thoroughfare Plan amendment requests. Short-Term Planning and Zoning, Engineering and/ or Consultant More predictability for applicants, approving bodies, staff, and partner jurisdictions. FUTURE LAND USE & ECONOMIC STRATEGY 83 #Action Timeline Lead Expected Benefits & Outcomes 14 Enhance Access Through Policy: incorporate high level policies related to land use, economic development and transportation with the expressed intent to increase access to jobs, goods, services and opportunity for residents. Mid-Term Economic Development Increased positive economic impact and enhanced quality of life for residents 15 Bolster Amenities in Focus Area 1: attract restaurants and retail establishments to southern Schertz, providing amenities to those residents who currently have to travel far to access these services. Ongoing Economic Development Increased positive economic impact, enhanced convenience for residents, reduced traffic congestion 16 Promote commercial retail destinations along I-10: capitalize on the corridor’s strategic location, increase tax revenues, and promote access for residents of southern Schertz and surrounding communities. Ongoing Planning and Zoning, Economic Development and/or Consultant Increased positive economic impact, enhanced convenience for residents, reduced traffic congestion 17 Promote commercial retail destinations along I-35: Encourage commercial retail uses along I-35 to leverage the location of the corridor and boost tax revenues. Ongoing Planning and Zoning, Economic Development Increased positive economic impact 18 Create Mixed Use Centers: offer a diverse range of goods, services, and housing options with varied price ranges in strategic locations throughout the City. Long-Term Planning and Zoning, Economic Development Increased positive economic impact, more business and housing options, enhanced access for residents 19 Prioritize the Consideration of Floodplain Impacts: in development planning, incorporate measures that prioritize mitigation of flooding and restoring riparian functions of floodplains. Incentivize the use of low impact development and green infrastructure techniques in private development. Short-Term Planning and Zoning, Engineering and/ or Consultant Increased opportunities for green infrastructure, enhanced natural function and access to nature for residents, reduced strain on stormwater infrastructure CITY OF SCHERTZ | COMPREHENSIVE PLAN84 #Action Timeline Lead Expected Benefits & Outcomes 20 Promote Compatibility: provide adequate buffering and transitions between commercial developments along highway corridors and adjacent residential areas. Ongoing Planning and Zoning, Engineering Preservation of quality of life for residents, reduction of nuisances for residential uses 21 Preserve the Rural Living Character: utilize the area impacted by JBSA-Randolph to provide an option for rural living in compliance with JBSA guidelines where appropriate. Short-Term Planning and Zoning, Economic Development Increased lifestyle options for residents, development remains compatible with base operations. Programs & Communications 22 Foster Collaborative Planning Efforts Related to JBSA-Randolph: promote regular coordination between the base, local authorities, and the community to foster a cohesive approach to development south of the base. Encourage ongoing public engagement and education about the AICUZ study and its impacts to residents. Short-Term Planning and Zoning Increased communication between all parties, reduced complaints from residents, development remains compatible with base operations 23 Foster Regional Collaborative Planning Efforts: collaborate with the neighboring cities to align strategies for regional development. Ongoing Various City Departments More thoughtful and compatible regional development, realizes greater positive impacts for all parties 24 Coordinate with TxDOT: promote regular coordination between TxDOT, local authorities, and the community related to TxDOT projects in the area, such as the expansion of FM 2252. Ongoing Engineering and Public Works Better resident communications and engagement, roadway projects that support City and community goals 25 Assign a Comp Plan Champion: assign an individual or department within the City to be accountable for internal Comprehensive Plan implementation and coordination across the City. Short-Term Planning and Zoning and Engineering Quicker progress, more efficient projects, easier adoption of the Plan strategies within various City departments, greater accountability to residents FUTURE LAND USE & ECONOMIC STRATEGY 85 #Action Timeline Lead Expected Benefits & Outcomes 26 Conduct Periodic Alignment Exercise: the Comp Plan Champion should be responsible for reviewing applicable plans, policies, and projects across the City for alignment with the Comp Plan and take action to influence or recommend necessary updates to those plans. This should be done upon adoption of this Plan and periodically going forward. Short Term The assigned “Comp Plan Champion” as outlined in Action 24, above Quicker progress, more efficient projects, better adoption of the Plan strategies across various City departments 27 Annual Progress Reporting: the Comp Plan Champion should be responsible for establishing a process for annual progress reporting and 5-year full plan evaluations and updates. Ongoing The assigned “Comp Plan Champion” as outlined in Action 24, above Comprehensive Plan remains viable, applicable and useful throughout it’s anticipated lifetime 28 Council & Commission Training: the Comp Plan Champion should conduct a training for elected and appointed officials upon adoption of the Comp Plan, to inform them of the Plan’s recommendations and it’s intended use for their purposes. Ongoing The assigned “Comp Plan Champion” as outlined in Action 24, above Educated City leadership that know how to use and support the use of the Comprehensive Plan. 29 City Staff Road Show: the Comp Plan Champion should present the Comp Plan to all applicable City Departments, to inform them of the Plan’s recommendations and it’s intended use for their purposes. Short-Term The assigned “Comp Plan Champion” as outlined in Action 24, above Educated City staff that know how to use and support the use of the Comprehensive Plan. 30 Data Collection and Tracking: the Comp Plan Champion should establish a process for collecting necessary data, tracking outcomes, and reporting impacts of the Comp Plan implementation. Ongoing The assigned “Comp Plan Champion” as outlined in Action 24, above Ease of progress reporting for staff, increased support from City leadership, enhanced accountability to residents Appendix A CO M M U N I T Y SN A P S H O T CITY OF SCHERTZ | COMPREHENSIVE PLAN88 EXISTING CONDITIONS Table 4. Regional Snapshot Demographics Demographic Snapshot (State) Texas is the second-largest state in the United States by both land area and population. As of 2022, its population is over 30 million people, and it is projected to grow at a compounded annual growth rate of 0.9% between 2022 and 2027. Texas has a median age of 35.4, which is slightly lower than the San Antonio Metropolitan Statistical Area (MSA) and Schertz. The median home value in Texas is lower than Schertz, but slightly higher than the San Antonio MSA. 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% Source: ESRI Demographic Snapshot (Regional) The City of Schertz had a population of 44,360 in 2022 and is expected to grow at a compounded annual growth rateof 1.5% over the next 5 years. This is approximately a 0.5% higher growth rate than San Antonio and a 0.6% higher growth rate than Texas. Another stand out statistic is the percentage of owner-occupied housing in Schertz (77.7%) compared to the other two regions (64.4% and 62.7%). High rates of owner-occupied housing can be an indicator of a strong local economy and a community that is invested in its own success. Although it has its own unique characteristics and community, it also benefits from being a part of a larger metropolitan area with access to the resources and opportunities that come with that. appEnDIx a 89 Population Growth Schertz is projected to experience faster population growth than the State, with a projected annual growth rate of 1.8%. Race and Ethnicity Figure 11. Schertz population projection Table 5. Race and Ethnicity Figure 12. texas population projection Race/Ethnicity Schertz 2010 Schertz 2022 San Antonio MSA 2022 White Alone 78.8%56.2%49.3% Black Alone 8.5%12.3%7.0% American Indian Alone 0.7%0.8%1.1% Asian Alone 2.3%3.1%3.0% Pacific Islander Alone 0.2%0.3%0.2% Other Race Alone 5.5%7.4%14.0% Two or More Races 3.9%19.9%25.5% Hispanic (of any race)26.2%32.1%54.8% Source: Texas Water Development Board Source: ESRI Source: Texas Water Development Board CITY OF SCHERTZ | COMPREHENSIVE PLAN90 Income Education Attainment Firmographics Table 6. Income Table 7. Education attainment Table 8. Firmographics Source: ESRI Source: ESRI 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 Educational Attainment 25+Schertz San Antonio MSA Texas Less than 9th Grade 1.5%5.4%6.5% 9-12th Grade/No Diploma 3.1%6.8%6.9% High School Diploma 21.0%22.3%21.2% GED/Alternative Credential 3.3%4.6%4.3% Some College/No Degree 19.4%20.2%19.4% Associate degree 12.1%9.2%8.3% Bachelor's Degree 24.7%20.4%22.0% Graduate/ Professional 15.1%11.1%11.3% MSA Employment Hourly Wage (Median) Hourly Wage (Mean) Annual Wage (Mean) San Antonio-New Braunfels 1,163,570 $20.15 $27.08 $56,300 Austin-Round Rock-Georgetown 1,285,083 $22.85 $30.77 $64,000 Dallas-Fort Worth-Arlington 4,168,196 $22.25 $29.86 $62,100 Houston-Woodlands-Sugar Land 3,390,666 $21.95 $29.58 $61,500 El Paso 345,954 $16.63 $22.33 $46,400 Source: Schertz EDC appEnDIx a 91 Top Employers 2012 2021 Employer Employees % of Total Employees % of Total Schertz-Cibolo-Universal City ISD 944 5.9%2,000 10.4% Amazon 1,302 6.8% Sysco Central Texas, Inc 582 3.6%827 4.3% Republic National Distributing Company 250 1.6%639 3.3% FedEx Ground 580 3.0% Brandt Companies 300 1.9%527 2.7% City of Schertz 344 2.1%400 2.1% FedEx Freight 141 0.9%340 1.8% Vision works 542 3.4%300 1.6% Hollingsworth Logistics Group 286 1.5% Wal-Mart Stores 385 2.4% H.E.B Grocery Co.346 2.2% Source: Schertz EDC Table 9. top Employers in Schertz CITY OF SCHERTZ | COMPREHENSIVE PLAN92 MARKET SNAPSHOT Market Demand and Existing Conditions Housing-Residential 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 Table 10. Single-Family Residential Demand Table 11. Existing multifamily housing in Schertz Source: Catalyst Commercial, US Census Schertz is home to 10 existing multifamily properties ranging from 7 to 288 units per property. Market rent in Schertz is currently $1.29 per square foot ($1,047 per unit) with a vacancy rate of 4.9%. The table gives an overview of each of these 10 properties. Property Name Units Year Built Avg Unit SF Avg Asking/SF Avg Asking/Unit Merritt Lakeside 174 2012 931 $0.56 $521 Sycamore Creek 200 1984 730 $1.47 $1,074 The Palmera on 3009 288 2008 894 $1.68 $1,498 Rio Vista Apartments 56 1972 514 $1.53 $785 Legacy Oaks Apartments 256 2004 804 $1.50 $1,211 Persimmon Hill Apartments 12 1969 - $- $453 805 Main St 7 1917 800 $ 0.87 $698 102 River Rd 10 2000 712 $1.31 $967 Val Verde Apartments 68 1973 779 $1.19 $925 Live Oak Apartments 22 -666 $1.38 $804 Source: CoStar appEnDIx a 93 In addition to single-family demand, an analysis on the region was also performed to understand the renter- occupied residential market. It is estimated that Schertz could capture and absorb 371 units annually of renter- occupied housing in the form of multifamily residential. There is additional capacity for 74 units of renter- occupied housing in other formats such as duplex/triplex/fourplex or single-family build to rent. A majority (61%) of the multifamily demand is for units commanding rents of less than $2,000 per unit. Demand for units with rents of $2000+ per unit is at 39%, or 146 units annually. 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 Table 12. multifamily Residential Demand Source: Catalyst Commercial, US Census Appendix B EN G A G E M E N T SU M M A R I E S CITY OF SCHERTZ | COMPREHENSIVE PLAN96 FOCUS GROUPS • JBSA / Randolph Airforce Base • Business and Developers • Homeowners’ Associations • Schertz Development Staff A series of five focus group meetings were held in July of 2023, to discuss specific topics related to the City of Schertz. The purpose of these meetings was to discuss topics that are significant to the future development of Schertz and important to the Schertz community. The focus group topics were: • Boards and Commissions appEnDIx B 97 Boards and Commissions Key takeaways: ECONOMIC DEVELOPMENT TRANSPORTATION QUALITY OF LIFE INFRASTRUCTURE • More individual types of retail/local businesses • Develop retail, restaurants, and neighborhood amenities • Build infrastructure based on the long-range vision along the interstate highways • The location of Schertz in proximity to other cities and two interstates is an asset Flood control infrastructure development • Develop trail system • Enhance affordability for young adults and families • Promote community livability and diverse local businesses • Pursue a watershed project with Cibolo Creek for beautification and trails • Plan development considering topography and natural drainageways • Address infrastructure concerns, including flood control • Consider the potential for the quarry once operations are complete CITY OF SCHERTZ | COMPREHENSIVE PLAN98 JBSA / Randolph Airforce Base Key takeaways: COORDINATION WITH JBSA/RANDOLPH AIRFORCE BASE • From a flight perspective, height is a major concern • Reference the AICUZ (2017) and RCUP Studies that evaluate compatibility of development and provide recommendations of what land uses are appropriate • City has concerns with the Accident Prone Zones and development in these areas. Need better collaboration with the base • Residential apartment complexes (2-3 stories) are preferable in adjacent areas to the base • City has concerns with the Accident Prone Zones and coordination with the base appEnDIx B 99 Business and Developers Key takeaways: ECONOMIC DEVELOPMENT TRANSPORTATION INFRASTRUCTURE • Key assets of Schertz are: access to highways, employee base for businesses, and ease of collaboration with City officials • Available land accessible to logistics companies and industrial development • Retail and restaurants near residential areas • Industrial uses may be most appropriate adjacent to the base • Traffic circulation - rural roads need improvement • Extending utilities and services to underserved areas • Reflect on status of TxDOT plans for expansion of 2252 CITY OF SCHERTZ | COMPREHENSIVE PLAN100 Homeowners’ Associations Key takeaways: ECONOMIC DEVELOPMENT TRANSPORTATION QUALITY OF LIFE INFRASTRUCTURE • Need responsible growth • More locally owned small businesses and restaurants closer to neighborhoods • Lots of proposed development could be here with the proper plan, such as medical, restaurants, etc. • Biggest concern is traffic on 3009 - difficult to exit community safely and roads need improvement • Need to improve roads • Community policing is lacking on the southern border of Schertz • All groups see low communication with the City • Need more areas for community livability • Need to consider the base with development surrounding it • Need to improve utility infrastructure appEnDIx B 101 Schertz Development Staff Key takeaways: ECONOMIC DEVELOPMENT QUALITY OF LIFE INFRASTRUCTURE • Need for areas to be redeveloped, such as Main Street and area off 78 • Lack of affordable housing and amenities are reasons for lack of young adults living in the city. More catered towards families • Need for self-identity as a community • Physical disconnect between north and south of the city • Floodplain and topography challenges CITY OF SCHERTZ | COMPREHENSIVE PLAN102 QUESTION 1 In 2044, Schertz should be a: PUBLIC SURVEY 1 As the IH-35 becomes more congested with area growth, staying on the south side of the interstate gains more importance and creates the environment by/spend locally 2 Fix current problems before create new ones. 3 Focus on improving every aspect of life for seniors. Add a circular local bus route service so they can get a ride from the senior center to HEB and Walmart with other stops as needed. 4 An eco-friendly community 5 Place known for listening to the community and their desires. 6 Stop central planning attempts. Let the free market unfold the future. 7 Needs over 55 communities 8 Programs to provide high school and college students with opportunities to grow their skills close to home. Utilize local businesses and schools to create a partnership that will give our students a plan to stay local (if they choose to). 9 Improved streets!!!! 10 A place without a focus on low income housing, driving up crime. 11 Stay small, quit building and destroying all the trees, more growth will not be good for Schertz 12 City with long term infrastructure plans and solutions. Other Answers appEnDIx B 103 13 A City with emphasis on infrastructure (water, police, sewar, electricity, streets, and maintenance of) so we can have a safe place 14 RELIABLE transportation services for anyone without a vehicle and ADA. 15 A community that hasn’t been over developed with housing and businesses. 16 There are no sidewalks along the roads adjacent to Steele High School. Many children walk and it is dangerous since they have nowhere safe to walk on. Please consider our children’s safety getting to school and home. 17 Responsible growth- people moved to Schertz because it is quiet, uncrowded, has good schools, is family oriented and has a small town feel. It seems city council is for fast growth. Increased traffic, overcrowded schools, the trend for multifamily housing and subsequent, and permanent, loss of green space will make our city like San Antonio or Austin - overcrowded concrete jungles, where no one can really enjoy any of it. 18 Less push for apartments 19 More small business restaurants (more ethnic options!!… not fried chicken fast food!!) 20 Building too much Need laws in place to save the small amount of land left around us NO move low income housing, we have done our part… poor decisions are turning Schertz into a high crime town Stop with the building Stop with the fast food places Stop with the entertainment places Look around we have enough!!! 21 City with enough Ems, Firefighters and Enough Police , Firefighters and EMS personal to keep our city safe and in control. 22 A city with good infrastructure. Build the infrastructure first and then develop the land. No high density housing without the roads and schools to support them. I do not want Schertz to turn into a chaotic environment like Houston. 23 Bike lanes and multiple more green spaces for our dogs. Maintain well travelled roads with lane stripes. 24 Small suburban city with lots of open land 25 Place for single family homes. We DO NOT want apts or town homes 26 Lots of parks, less apartments, less corruption with back door deals benefitting commercial development and real estate agents. 27 Keep commercial business out of our RA zoned neighborhood. 28 A place where the VA builds an extensive care community for those of us seniors who can no longer drive across Bexar County for appointments. 29 Place for single family housing that retains its value in the future 30 Place that supports low income residents. including workers who need help with childcare, healthcare, or transportation. CITY OF SCHERTZ | COMPREHENSIVE PLAN104 QUESTION 2 In 2044, Schertz will be known for: appEnDIx B 105 QUESTION 3 In your opinion, what is Schertz’s greatest strength? What differentiates Schertz from any other city? 1 Safe place to live, everything is close by, friendly people 2 Large amount of industrial and medical companies that have higher paying and recession proof jobs for citizens. 3 We have a responsive representatives and city employees. We have a great Library and events put on by Patks a 4 Small town atmosphere 5 The small community makes it easy to connect and participate in events around the city. We continue to have new businesses pop up which is always a good thing. . 6 Great access to infrastructure and a stable community 7 Location. Near but not in a city. Military bases help to maintain diversity. Effective and efficient city government. 8 Still has a small town feel 9 safe community 10 I love the diversity in the community. The close location of Randolph Airforce Base brings together people from all walks of life who are open to conversation and working towards solutions. I also appreciate the effort to maintain and increase green space and trails. There are so many health benefits to living in a community full of green space. 11 Location between two major highways and close proximity to San Antonio. Now the 35 traffic, that is an entirely different ball of wax. 12 Police services/safety is Schertz greatest strength 13 I feel that it is very safe and welcoming 14 It's a growing city but with a small town feel to it. 15 Schertz is clean, roads are mostly well taken care of, people are friendly, military friendly community 16 Small, friendly community; small town effect near a big city 17 Separation of residential and industrial development. 18 Small town feel with convenience of eating and shopping. 19 Schertz still has the "small town feel" 20 Still has a small town feel. 21 The actual people. The people overcome the poor leadership of mayor and city staff. 22 Good water, utilities, beautiful trees, clean and safe neighborhoods 23 community ties 24 Community 25 Schertz is the "almost" small city, a growing bedroom community with lots of potential for more. It sits between major thorough fares (I10 &amp; I-35) with 1604 to it's south. Schertz is like a free canvas waiting for someone to paint the ideal picture. It can and should retain some history without being restricted by the past. CITY OF SCHERTZ | COMPREHENSIVE PLAN106 26 Safe with strong no nonsense police force, which promotes the safety of the residents and businesses. Good road planning, road expansion planning execution and other city services. 27 Nothing at this point 28 Schertz’s greatest strength is its extensive parks and green space. Schertz is in a unique location to be a biodiverse destination for birdwatchers and nature enjoyers due to its location at the crossroads of many Texas habitats, especially during migration season. Developing a concrete jungle will only push residents away, not draw in new ones. The small-town charm will be lost if Schertz keeps developing at this rate. 29 Safe and intimate community that’s very family friendly 30 Parks and Rec department that provides equipment rental to its residents! 31 Focused and stable growth over the years with great leadership. 32 Friendliness of community 33 Schertz is a great place to live. Low crime, affordable rent and it proximity San Antoniocultural amenities 34 Small town vibe outside of a major city 35 Schertz is situated between two major interstate highway corridors spanning highway to highway. City leaders saw this future over 40 years ago and acted. Despite the growth, Schertz is trying to maintain the small town friendly vibe. 36 Close enough to San Antonio for employment, but far enough away that Schertz does not have many of San Antonio area problems, such as high crime rate. 37 Small town feel 38 Safety 39 It is a small country town. It should stay that way. 40 Not much, Cibolo has passed Schertz in terms of attractiveness and options. 41 It’s starting to look like every other city now 42 Location and military community 43 Proximity to SA and Austin 44 The community. Residents care about one another. 45 Small town feel 46 Schertz family friendly, safe and not over crowded like other cities. 47 That it has retained is small town feel while growing. Also, the emphasis on community by events that are held (movies in the park, local parks are maintained, etc) sets the city apart from others. 48 Low taxes, low crime 49 Small town feel in the midst of urban development 50 Small town that’s family friendly 51 It feels like a community separate from large city and we are different in that we do good with bringing together those who have lived here a long time and the in and out of military 52 Country living, not on top of everyone, small city feeling. 53 It's location as the gateway to San Antonio to/from Austin, Houston, etc. appEnDIx B 107 54 Schertz now has plenty of green space but it's rapidly developing and should carefully plan what business replace this land. 55 Schertz Parkway, the entire town uses the walkway between Live Oak and I35. We need to take care of it. It is an embarrassment that the Parks Department has let it go in not taking care of it. Shame. 56 They simply copy other cities. 57 Schertz has that small time feel in a large city. Where everybody knows your name, you see people you know at the local store, etc. We are slowly losing that with the overgrowth. 58 Great school, safe neighborhood, and semi diverse population 59 Citizens that care(exception of some of council and Mayor) 60 Location near Randolph AFB and on the outskirts of San Antonio. 61 The greatest strength is location. As of now, nothing serious differentiates it from other cities. 62 Safety and abundant community events. 63 Location, needs improvements on roads, connectivity to main roads. Northcliffe area cannot handle growth without alternative connections to 35S without using Chelsea. 64 Public works response. 65 Small town feel with lots of available resources close by - shopping, restaurants, etc 66 It's not liberal San Antonio/Houston/Austin... 67 This city has done amazing with Community and community events. The police presence is also fantastic and I feel safe with my family here. Schertz constantly improves, where many other city’s do not. There is plenty of big-business infrastructure close by, so that isn’t necessary for Schertz to also expand into the industrial space. Schertz is unique with its ‘small town’ feel which I believe is because you care about the details: like great tree coverage on Schertz pkwy so people can exercise down the street. Keep up with the great parks too!! 68 Cheaper rates for Insurance 69 Schertz has a great school district. I don't feel like anything really differentiates Schertz from any other city. 70 Not sure 71 the small town atmosphere 72 Location…strategically located between I35 and I10. Jumping off point to a variety of places within a short distance 73 Our awesome police department 74 Roads 75 Established and well maintained neighborhoods. Larger lot sizes. Good schools. 76 The cities strength lies in its opportunity to take existing green spaces in its city limits and protecting them as opposed to other surrounding cities which are more concerned with tax revenue from over developed and overcrowded spaces. 77 Economic development 78 accessibilty to needed services, a safe place to live, and variety of services and activities 79 Great schools (SCUCISD) and opportunities for famiies to recreate. CITY OF SCHERTZ | COMPREHENSIVE PLAN108 80 More conservative than the surrounding area. Safer than the surrounding area. Mostly moderate to higher income housing. 81 Small town feeling 82 Variety of people, economic opportunities and a great place to raise a family. 83 Still a small town feel. 84 Less traffic and safe neighborhood 85 In a negative way, the lack of eating establishments and shopping 86 Location and potential for economic growth 87 Clean, safe place to raise your family and then retire. 88 Location to the major highways. Safe small town feel. 89 Schertz is near many entertainment and job opportunities while still having pockets of open land and historic charm. I don't want this city to turn into a sprawling suburb of one cookie cutter neighborhood after another that looks just like every other major suburb. It's important that Schertz maintain some of its "small-town" feel. 90 Small town values. 91 Small town, safe neighborhoods 92 Small town feel with big city opportunities 93 A military community which has brought together such a wonderful mix of culture. In the past I considered it a very clean community with a small town atmosphere. We need better paying jobs but not at the expense of tearing down what we have going for us. We need to find ways to grow without creating a tax burden. Again finding ways to grow and improve with out creating more taxes which will exclude the variety of people which we have. 94 It's rural feature... 95 The city council actually listens to people. Our police actually listens to people. Our people actually listen and actually help each other. 96 Nothing differences it today from any other suburban neighborhood. Too many houses, not enough entertainment or unique restaurants. Too much traffic, not enough bike lanes, poorly planned development. It's disappointing how little planning goes into growth of this city. 97 It’s the small town feel and lower taxes that originally attracted us to this area. It has become more difficult to stay here as growth, construction and taxes spiral. 98 Strengths - Good people who are ready to help out a neighbor. 99 It’s people 100 The amount of quiet neighborhoods. But sadly it is starting to turn downhill with the e amount of low income dirt bags targeting our vehicles and houses. 101 Clean, well organized, active police presence irl and online, great schools, safety, low crime, financial opportunity 102 When looking where to move I found schertz had great school rating. Y’all did not disappoint, I’ve lived here for 3 years, previously I was in Austin and the schools here are great! (Especially paschal elementary) 103 It's a fast growing city, without yhe crime Converse to is west. Don't open pandoras box of low income fed housing to drive up crime and make us a second a Converse. Gentrification I'm Sam Antonio will push crime outward, please don't attract it. appEnDIx B 109 104 I like that Schertz is a warm welcoming place for families. I would hate for our green spaces that our families enjoy to be ruined because they are trying to populate. We are populated everywhere around us, let Schertz be a sanctuary, a place where people WANT to live. 105 Schertz, is currently asleep because of conscientious and aggressive policing, well maintained public spaces, and an overall friendly atmosphere. Strong building codes regulating the types and appearances if buildings are a plus. 106 We literally have a Main Street USA which reminds me of my hometown in Ohio which is all of 4 blocks long. The store fronts have been updated, but the buildings are original. Traffic is minimal, so walking up and down Main Street is like walking through the community ‘s history. Houses have been restored, rather than demolished. I would love to see Schertz value history over modernization. We still have the potential to keep the charm and small- town atmosphere if we plan carefully. 107 Schertz is a prime location with development, small business, and affordable living opportunities close to San Antonio without the congestion and taxes of a bigger city. 108 Schertz is a sleeper community that has a long history of community and small town feel that makes Schertz unique.. To keep it that way, we need to enforce single family housing codes and not allow short term rentals and massive apartment building to ruin our community. 109 School Districts, Proximity to I-35, I-10, RAFB &amp; San Antonio, Nice Neighborhoods 110 Small town feel 111 Small town community, safe, and diverse. 112 Sense of community. Public safety. Great location 113 When my family moved to San Antonio in 1997, we quickly learned of Schertz's reputation... great schools, nice neighborhoods, a small town feel with the convenience of San Antonio close by. For a very long time, these aspects were Schertz's greatest strength. With the exponential growth, I fear Schertz is losing its identity and what makes it special. Our goals should be to protect our small-town feel, support our schools, and create/maintain beautiful neighborhoods. We can't say yes to everything. Schertz will no longer be special. Some of its charm is already lost. My family aspired to move to Schertz for these very qualities. It is hard to watch some of that diminish and the quality of life decrease. 114 The cleanliness and uniformity of family ideals. 115 Schertz is known for helping small businesses. 116 Located between two major freeways (IH35 &amp; IH 10) accessible to major cities( San Antonio, Dallas, Austin, Houston) 117 Location. Right in between a busy San Antonio and at the base of the rolling canyons of the hill country. Take advantage of that and the greenery. Use it. Don’t get rid of it. That’s what makes this place so beautiful. 118 Ease of living here. Friendly city workers and officials. 119 Safety, friendliness 120 High sense of community and appealing to all ages. 121 Quiet slow pace environment,neighbor friendly 122 We feel safe, family friendly, family activities, cleanliness, lots of park, still a small town feel, not growing as rapid CITY OF SCHERTZ | COMPREHENSIVE PLAN110 123 It used to be that Schertz wasn't over developed, however that is changing with all the new development - both housing and business. In the last few years Schertz has added a lot of businesses, many that are similar and because of this Schertz is losing its home/ neighborhood feel and is becoming another suburban sprawl type city. 124 Safe and diverse 125 Safety 126 Schertz is a family friendly area, I would like it to stay that way. There seems to be so many apartments buildings and new construction that the county feel is dwindling. 127 The quiet and peaceful of this town, just being outside the 1604 loop San Antonio has already extended to the outskirts drawing us near to the city limits and more police officers are handling more crime then before. If we are not careful as we grow we will end up with more siren’s sounding off in this town . 128 It is small and not overly developed 129 Small town family feel 130 We care for our neighbors and want the green space to look beautiful. 131 Reasonable place to live 132 It’s people 133 Saety 134 Great senior services 135 Small town vibes and I’d like to see it stay that way 136 safety 137 Schertz is a family friendly city. 138 Unfortunately, I can't think of anything! 139 Small town feel, proximity of essential services. 140 The Trees 141 I don't believe that it has what you could call strength. And it's not much different than another city I truly don't believe that you listen to the residents 142 Family friendly 143 Schertz has small town values of respect for all its citizens and traditional American values. 144 One of Schertz's greatest strengths is it's schools. Many people choose to make Schertz home because of the educational opportunities for their children. It also has a small town feel, while being a short drive from major city activities. 145 Community-central and family-friendly 146 Closer knit community with people that care more about their area than the typical town or city. Once people stop caring, everything starts to degrade as we've started to see in the typical city. 147 Friendly, convenient 148 It’s people! 149 Small town feel 150 Lower crime than surrounding areas and not giving in to apartment complexes. Actively planning for growth instead of being reactive. appEnDIx B 111 151 That it still has some small town charm left in certain places. It’s holding on by a thread… but it’s still there. 152 The amount of traffic. Our greatest strength is overpopulation with a lack of infrastructure. It’s not safe to walk or ride a bike on most roads because there are no bike lanes or side walks (think 1518) 153 location 154 Ambulance and fire department 155 Currently, Schertz still has a little of the small-town atmosphere to it while still being reasonably close to most amenities. 156 Single family homes as primary and lots of great parks and green space. 157 It's small town feel, full of SFHs, parks/green spaces. 158 I love the small town feel about the city. I love the small businesses owned by our own residents. I love having a safe area where my kids have learned to drive in a lower pressure environment. 159 Small town feeling, not over populated 160 Schertz is a perfect blend of city and country living. It is away from the hustle and bustle but maintains that close knit community you get within the neighborhood. 161 Family oriented 162 Caring Mayor and Council. Fast police response and fast EMS/Fire. Schertz cares about it’s people. 163 Small town feel 164 The people make it a great place to live. Streets need to be repaired ASAP! More Non- chain restaurants are needed. 165 Schertz does not offer family friendly activities or places to eat. We lack entertainment, places to explore, parks. We need to keep things local. 166 It’s small, and has farmland. It has a small town feel but also has access to plenty of businesses. When small towns try to grow too quickly and their city planners don’t make wise decisions, that’s when crime and poor schools occur. 167 It’s a small town and not to many people 168 It is small enough to feel like a place where people can really get to know one another. 169 Close proximity to San Antonio and New Braunfels 170 Community activities, strong military support, safe, and very good city services 171 Greatest strength is that it is military friendly, close connections with Cibolo, not far from Garden Ridge and New Braunfels amenities but still a small town feel. 172 Good schools and library 173 We’ve expanded infrastructure and public spaces to keep up with growth in housing development/ population. By public spaces/ services I mean things like the YMCA and pools, library, first responders, parks, schools, etc. 174 Not a lot of apartment complexes (which is a good thing) CITY OF SCHERTZ | COMPREHENSIVE PLAN112 175 The TREES! I live all the wildlife and nature here which is why we chose to pay well above market value for a home in a 30 year old neighborhood versus a cookie cutter new build (which was considerable cheaper). We love seeing everybody walking home from school, not too many speeders, perfect amount of amenities. We chose schertz over Cibolo because of the smaller town feel and less businesses. Please don’t change this. I feel like there is adequate housing here. There are plenty of high-paying jobs in San Antonio. There is not a lot of traffic in Schertz. I love it just the way it is. I’ve never seen a ringtail cat before and I have seen one here in my very own backyard and a neighborhood. I’d love the way. Things are set up here now. 176 Greatest strength is Schools and location. 177 Small town feel 178 Its diversity. Its got a small town feel to it. 179 I believe Schertz's greatest strength has been old town charm, family-friendly attractions, safety and great schools. I believe all of the strengths listed differentiate Schertz from other cities. 180 Quiet, safe and active community. I see people outside all the time. Feels homey. No huge stripped of trees neighborhoods. 181 Proximity to Randolph AFB 182 When we moved here 10 years ago we were impressed how Schertz was progress-driven while also maintaining a safe and family oriented community. I fear that in the interest of getting more, more, more Schertz is forgetting what made them a wonderful community in the first place. I’m all for progress but not at the expense of not taking care of what we already have. Traffic is a nightmare and streets are roller coasters - you can’t keep up now! 183 Schertz can still preserve it’s quite environment for single family housing 184 peaceful and attractive living 185 diverse population, and safe neighborhoods 186 Being a small town with lots of events and activities so citizens don't have to go far to have fun. The people are welcoming and genuinely caring. We want what's best for everyone that lives here and visits here. We take pride in our city and how friendly, and clean it is and the longstanding traditions and history that make it Schertz. 187 Its small-town feel. 188 Small town! We need a community to let our children grow. Keep the small town appeal. 189 It still feels like a small town 190 Parks 191 Friendly community 192 Local business fronts 193 Friendly community 194 Schertz is great for its location. Big cities north and south. 195 Location &amp; connection from IH 35 &amp; IH 10 196 The small town feel with all the nice parks and events provided by the City (or at least those that pick Schertz as the event center). Ease of getting around the city is good, not sure what the I35 expansion will impact traffic in our area. Hope it is not too great. Rush hour is not bad from Randolph AFB and close proximity is great. 197 Retired military. But senior transportation is needed. 198 Being able to keep the small town vibes when next to one of the biggest cities in the country! appEnDIx B 113 199 Patriotic community 200 Location and diversity of jobs. 201 That we are centrally located to the coast, entertainment and major thoroughfares 202 still has a small-town feel despite its growing population and commercialization. 203 WELL EDUCATED AND ENGAGED CITIZENS 204 Location &amp; location 205 Safe, quiet, growing. 206 The town's greatest strength is it's small town feel. I hate the fact every green space is being sold off and some cookie cutter building is put up. We don't need more nail salons or another doctor office. We need trees, green spaces, and nature. At least, if these places disappear, put in a plant friendly place like a greenhouse business. Stop filling all these places with housing communities with no yards, pointless business parks, and for the love of all that is holy, not another gas station! 207 great police officers 208 Schertz is very community oriented with services in place for residents of all ages, from children's play areas and sports programs to the senior center and senior housing. I like that the consequences of growth are addressed in a timely manner , before serious problems arise from uncontrolled population growth. Unlike some fast growing cities, I feel Schertz has retained a lot of the small town atmosphere it had 30 years ago. That is important to many residents, both old and new. 209 It's small town feel with close by amenities in larger cities. 210 Small-town feel next to the big city 211 Cultural heritage, military connections, larger San Antonio connections 212 Great community programming from the senior center, 4th jubilee, library, good schools and great city staff. 213 Responsibile growth, avoiding overcrowding which could alienate the residents who have been the city's roots. We don't want to become a busy cityscape like the urban areas on the Northside but a little bit of growth may not be too much of a bad thing. 214 Schertz needs to stop over developing and be happy with what you have. Stop building all of these cookie cutter neighborhoods and low income housing bringing in crime. 215 The actual people here care about the community. We are one of the largest towns in the area with the worst resources. We are understaffed in police and ems. Both chiefs are making their money and name off abusing their employees. The tax payers don't have ambulances readily available nor thr appropriate police protection. We will go down in history as a huge town filled with corruption, underpaid workers and general thoughtless city governments 216 Safe neighborhoods, easily accessible to shopping- RAFB 217 Safe and small-town feel 218 It is quiet. Access to shopping. Restaurants. In general, folks are nice. 219 Schertz's greatest strength is the community. The community differentiates the city from others with their support and understanding. 220 The smaller city structure,old world style and diversity. Our biggest strength is our public works and first responder units. 221 Kind people CITY OF SCHERTZ | COMPREHENSIVE PLAN114 222 Schertz used to be known for being a safe place to raise a family. Schertz needs to invest in existing neighborhoods ahead of new development. 223 I have lived here for 24 years. I honestly can not say what is schertz’s greatest strength. We have grown so fast and our crime has picked up. People have lost the neighbor way. Our taxes are too high and our schools are lacking in safety. 224 It's position astride two major Interstates. 225 Schertz is a safe, family-friendly small community without a lot of businesses. 226 A huge base of single family homes 227 Good schools, attractive housing, business park, city parks, honored history 228 It has low crime rate, great parks, and is located close to both San Antonio and New Braunfels. 229 The people who live there-the community and small town feel 230 Services for a small city 231 Great school district 232 Lots of trees and green spaces 233 Schertz greatest strength is geographic location to San Antonio and opportunity that comes from the personnel that work on Randolph. In addition, siting between I35 and I10 provides Schertz with rapid transportation route that moves citizens to other shopping and economic centers. 234 Schertz greatest strength is being family friendly. There’s always something going on for all age, including animals. 235 Safety and away from San antonio 236 Schertz has a great location and has a lot of potential as it has some extremely valuable land within its city limits. 237 Love the look of Schertz Parkway, Love the community &amp; safe neighborhood 238 Schertz is built upon people, community and security... not business, growth and money. The infrastructure of Schertz seems well-thought out with the foundation that this is our home and community. 239 Schertz is a great city to live in. It is safe. 240 Safe community and good schools 241 Schertz is a fairly safe place to live and raise families. 242 Safety, small town feel, sense of community despite growth, good schools 243 Friendly people with a good amount of diversity 244 Small town feel. Not overcrowding 245 The people caring for one another. 246 Safe family oriented comunity 247 Room for improvement when the council starts voting for the interests of their residents instead of the influencers with money 248 A lot of green spaces with natural wild life 249 Small town atmosphere 250 Small 251 Small friendly city, away from large unfriendly citys! We are a clean city! appEnDIx B 115 252 Friendly peopke 253 Small city, great people 254 It's people 255 I like that Schertz is looking forward to determine where it wants to be 20 years out. Right now I don’t see a lot that differentiates it from thousands of other similarly sized cities. 256 It’s small, feels safe and quiet. Very family oriented 257 Quaint, family community with multi racial families. 258 Safe and friendly space. 259 The atmosphere of community and acceptance of all peoples 260 Schertz is a great place for nice homes, walking trails, parks, community events. This will eventually go away with all the apartments city council is allowing to be developed. If this continues I will be moving before 2044. Schertz should be a small version of the Dominion where homes and apartments are not mixed. Schertz is beautiful the way its is with all its green spaces. 261 It’s a little big city. It’s little but close enough to San Antonio. It feels safe and I love to walk my dogs in the neighborhood 262 We just moved here and I’m impressed by the number of high quality business and services are in schertz and Cibolo. When we lived in San Antonio, I found myself driving 45 minutes for a specific errand - a dog groomer, pediatric dentist, a better selection of fruits and vegetables. We have found a lot of places that exceed my personal standards (which my husband would say is too high lol). I’d love to have more eclectic, local dining options, more on the healthy side. I’m also bowled over by the library here - I’m a library junkie and whoever is doing the materials selection over there is killing it, and the children’s programming has been awesome! 263 We are outside the large city and have lots of open spaces. Our buildings are small and spread out. 264 Connection between community members. A family-like connection, even with people that you just met and/or with people that one does business with. 265 Community 266 It's a city with the feel of a town. 267 It is still a small town, please dont change that! 268 Great sense of community 269 Military presence. Nothing. 270 located on the IH35 &amp; IH10 corridors 271 Close proximity to San Antonio 272 Safety 273 Small city feel 274 School district 275 Schertz’s greatest strength is its ability to change with the times. For example, the construction on I-35 that is currently being built. What differentiates Schertz from other cities is its quiet neighborhoods. 276 That this city itself is small 277 It is a quiet and relaxing place to live and raise a family. CITY OF SCHERTZ | COMPREHENSIVE PLAN116 278 Location of the city with easy access. 279 Able to listen to its citizens and avoid the pit falls of over expanding 280 Diversity is the greatest strength as well as the welcoming veteran presence. These are the two biggest things that make us better then New Braunfels. 281 Wonderful, friendly neighbors. Houses are not jammed together &amp; they are reasonably priced. We moved here from acreage &amp; we love our home because we’re not jammed on top of the ones next door. 282 Close community, not a huge influx of people 283 The Residents are Schertz greatest strength. Schertz is a very proud and super friendly 284 Single family homes and a small town feel 285 The fact that although small can still see green space. I don't see concrete and buildings but actually see trees and space. 286 It’s proximity to SA &amp; Austin, 2 major highways, family friendly farm community, all lives matter 287 Lots of opportunities to get connected (cool social events) 288 Small town feel; parks and greenspace 289 Crime rate, lack of crowding, and unity 290 Schertz is a safe, family-friendly small community without a lot of businesses. 291 Small town feel where everyone knows everybody 292 It's a small independent city. 293 Small community feel 294 Small community feel with access to big city amenities just down the street. 295 Nothing 296 City government is responsive to citizens 297 The community is strong and supportive 298 It was initially the small town feel near a big city. We want to keep it that way and not overpopulate the area when the infrastructure can't support it. 299 The greatest strength are the people who live here. 300 Small town feel and nice folks 301 Good neighborhoods 302 Safety, cleanliness, friendly, near stores, churches, 303 Family friendly, small town feel but one that has good diversity from the military and Veteran family population 304 I can't think of any. 305 Small town feel, even though we’re growing 306 Old growth forests and greenbelts on FM 3009 appEnDIx B 117 307 Schertz biggest strength is that we are all connected with small communities that care about one another. Schertz is a small community but still big enough for residents and visitors to go and do things around town. When I see both small single our two-story family homes along with country is makes me feel happy and appreciative that there is still beauty in the State of Texas. We don’t want to have Schertz to be the next metropolitan multi- dollar high rise community. 308 We were safe that is changing 309 Natural woodlands and green areas - protected heritage and old growth trees. 310 Police patrol 311 None whatsoever 312 Beautiful land and landscape as well as easy access to downtown SA. 313 Still safely than others cities. 314 Small town feel. 315 Has the small town, family friendly feeling. Not too big with a good mix of homes, businesses and amenities. 316 Small town feel but still within a reasonable distance of the city and businesses 317 Cleanliness 318 Diverse and reasonably safe Community 319 Family friendly and has open green space unlike big cities 320 Great mix of neighborhoods, farms and greenspace 321 Location 322 Low traffic, good schools, safer than San Antonio. 323 Nice place to live and things are near me to shop at 324 Proximity to San Antonio and Austin 325 Quiet and safe place to raise a family, great school system, great location for working in San Antonio. 326 Safety 327 Schertz's greatest strength is that it's proximity to urban opportunities in San Antonio and Austin. This allows for the city to prioritize development as a bedroom community. Keeping the small town charm and feel while still having access to shopping and dining. 328 Single family homes 329 Small city life. Has plenty of great natural landscapes. 330 Small town feel 331 smaller town next to a big city (San Antonio) 332 the sense of safety. Additionally, Schertz's proximity to the area military bases. Our neighbors reflect the values and demographics of our armed forces and that has been reassuring for our family. 333 The up and coming communities are great! 334 Trying to build new entertainment and restaurants. 335 Used to be safe CITY OF SCHERTZ | COMPREHENSIVE PLAN118 QUESTION 4 Which existing city or town serves as the inspiration for how you would like Schertz to develop and transform in the future? 1 Georgetown, TX 2 I would like to have a better aquatics facility to accomodate all the areas demographics. 3 Cibolo for their downtown. 4 McKinney 5 Cibolo, Plano, Richardson 6 Cibolo, Gruene, Fredricksburg 7 Buda Tx 8 Not sure, but possibly Frisco, Tx. 9 historic value with small town community involvement 10 I used to live in Aviation heights. I liked how the neighborhood was reclaimed and how is prospered. However the boom was well after I sold! 11 I think Schertz is set to inspire other cities rather than be looking to duplicate a known city. 12 bus for the elderly 13 Fredericksburg, TX 14 New Braunfels 15 Cibolo did a nice job with their old town. 16 Gonzales 17 Nacogdoches 18 Cibolo 19 Ocean Springs, MS 20 Garden Ridge. Its use of green space and nice homes is a very comforting environment to live and grow a family in. 21 New Braunfels 22 I would like to see a hybrid of Marble Falls, parts of New Braunfels, Fredericksburg and McKinney. Quite a mix, however, each despite it’s growth has been able to retain it’s sense of identity as it grew. McKinney has been able to have technical industries yet not be overwhelmed with the feel of big city stifling growth.. 23 Katy, Texas (Katy City limits proper not the unincorporated area that has been flooded with apartments and other public housing which brought crime of all sorts) 24 New Braunfels 25 Portland, Oregon Portlanders have access to pedestrian-oriented neighborhoods, over 315 miles of bicycle paths and the highest number of urban parks per capita in the US. 26 New Braunfels 27 I loved the areas in San Antonio near TPC parkway 28 Boerne, Fredericksberg appEnDIx B 119 29 Not sure. 30 Plano 31 Lebanon, IL; Fredericksburg TX; BourneTX 32 Burlington, Vermont. Schertz needs to embrace their own identity as a family friendly community. Creating a shopping and entertainment district would be great but we do not have good bones in an existing location so identifying a new area would be good. 33 Beaver Falls, PA 34 Fredericksburg 35 Rockwall, Plano, Frisco, The Dominions 36 Affordable grocery like Trader Joe’s or ALDI’s. Increase Entertainment, sport activities, more catch and release fishing, quality restaurants 37 Carmel Valley in San Antonio 38 New Braunfels, TX 39 New Braunfels 40 Idk 41 Castroville or Friendswood, TX 42 Cibolo. Our neighboring city is bringing in more options to shop and dine. They aren’t bringing in more warehouses to sit vacant. 43 New Braunfels 44 None 45 Keep Green Spaces and don’t develop everything 46 Alamo Heights 47 None 48 New Braunfels 49 Portland, Oregon; Denver, Colorado; Any city with more green space and walking trails 50 I would like to see a greater presence of police as it should be used to help patrol neighborhoods at night. 51 Cibolo 52 Downtown Cibolo but with stores 53 New Braunfels 54 A small town. We do not need more traffic, more people or higher cost. 55 Irvine, CA is a beautifully master-planned community that understands the importance of green spaces &amp; trails systems and keeping pedestrians/cyclists safe. 56 Nacogdoches. 57 Rockport, Texas - can you create an Ocean?:) 58 Boerne 59 Marfa Texas 60 Cibolo 61 Schertz should focus on its own identity. CITY OF SCHERTZ | COMPREHENSIVE PLAN120 62 Keep greenbelts completely natural to support widelife and beauty. No cement sidewalks and steel furniture. 63 Open up soccer fields and public school grounds for the tax payer 64 Please stop building houses and filling every piece of land with another business, leave it alone. We moved here years ago to be away from the city now Schertz is overcrowded, taxes keep going up and cruise is in the rise 65 Springville Utah 66 Helotes, Texas 67 Ensure that the city is clean it no trash, debris, vegetation in pavements, no graffiti. The cleaner and more kept a place is the more attractive it is to investors and businesses, people are happier and more willing to interact in the community and the less crime results. 68 Since Schertz city council will not address issues presented to them at all then Schertz needs to be more proactive to the residents questions, problems and concerns, Schertz government at all levels does not care at all about residents, and this would be a very good place to start. Schertz government is not friendly helpful or caring about the population in anyway shape or form. Schertz needs to stop paying attention to the special interest people and the favoritism that is so ready displayed, and eliminate general fits all rule that apply to everyone when in fact the rule has nothing to do at all with the residents such as the rainwater runoff from roofs since the area I live in is rural and Schertz has NO drainage system at all nor has any plans to do anything about drainage but will gladly add another tax on property and continue to raise that tax providing no service and or benefit in our neighbourhood 69 New Braunfels. It has retained its respect for its history and celebrates its historic past with museums, murals, and celebration events. 70 It needs to stay original. It does not need to be like any other city or town. 71 Garden Ridge 72 Gruene 73 All other cities should be wanting to be like us! It would be nice to have more things like museums though. 74 N/A 75 Austin 76 McKinney 77 Boerne tx, hico tx 78 San Marcos. San Marcos is one of the best places in Texas and part of that is due to its high density housing that keeps housing affordable for all. 79 Unfortunately all cities seem to be over developing. I would like Schertz to stay with its current level of housing and business development and use the remaining land as green space or as parks and trails. 80 None appEnDIx B 121 81 More like how Barcelona has made city blocks reliant and self-sustaining, in a way, with more green space, more pedestrian space, way fewer cars, which is okay because the blocks have grocery stories, doctor office and more within walking or biking distance. They call them Superblocks: https://www.theguardian.com/cities/2016/may/17/ superblocks-rescue-barcelona-spain-plan-give-streets-back-residents 82 Gruene 83 Hondo 84 I think Schertz should be like Schertz, not a copycat of another place. We should be a safe community that takes care in seeing that the people’s needs are met without infringing on anyone’s rights to privacy, peace and quiet. For that reason, I would like to suggest that the area that’s being targeted for development near Scenic Hills and Northcliffe be used for a Continuing Care Community with the idea of those of us currently living in Scenic Hills and the surrounding areas being able to transition from our own homes into that community when the time comes rather than having to go to New Braunfels or Cibolo, or anywhere else. 85 Boerme 86 Cibolo 87 Cibilo 88 Greene 89 New Braunfels, TX 90 Cibolo? 91 Cibolo 92 Better streets, re-strips streets, fire hydrants re-painted 93 Asheville, NC 94 Boerne 95 Other developing small towns and cities in Texas should look to Schertz as an example on how to develop and grow responsively. 96 Gruene, Seguin 97 No town around these parts. 98 Cibilo and Live Oak 99 Greene 100 waco,TX 101 Fredericksburg 102 San Marcos. They have adequate police and ems resources and staffing. 103 Leander Texas, it is clean, booming, and safe. Their schools are fantastic, residents can drive into Austin for a plethora of career opportunities, and most of the housing is modernized and gorgeous. There is not overpopulation in the suburb creating excessive traffic around the city despite its continuous growth. 104 Similar to those around and in Austin. 105 Gruene 106 I like Schertz. Other cities should look at us. CITY OF SCHERTZ | COMPREHENSIVE PLAN122 107 Kyle and Buda are perfect examples of how a City Management and Staff have carefully crafted a diverse economic and community environment where people want to live and work, with affordable housing. 108 I guess I would rather it keep the small town feel rather than see it develop and grow. 109 New Braunfels 110 New Braunfels; history, parks, downtown. 111 New Braunfels 112 Old Schertz 113 Davis, California but without the high price tag 114 Stone Oak 115 I would just love more trails connecting everything 116 Fort Collins, CO 117 Longview Texas 118 I want Schertz to be unique. I want other cities to look at Schertz as an example that over development isn’t the only path to success in the future. 119 New Braunfels 120 My hometown, Doylestown, Ohio. See comments above. As another example, Hot Springs AK has retained its original historic district. 121 Bryan Tx 122 Springfield MO enacted a bike trial/linear park theme throughout the their City and it has worked out great (in my opionion). Living close to a trail provided another avenue to bike/walk to several shops and other parks that normally would drive to. Good idea, but it a few areas crime increased in secluded trails - bigger city, more crime. Need to watch out for the areas that appear unprotected. 123 I love the feel of Alamo Heights. It’s family friendly and walkable - though housing prices are too high. I appreciate places that have sizable lots for housing to preserve green space. While do not care for Austin’s traffic, I do appreciate how walkable it is. It would be great to have a Primo type bus line that could allow for Park and Ride in or near Schertz, but take you to common San Antonio locations, such as the Pearl, downtown SA, and maybe even the airport. 124 NYC. Not the buildings but the micro eateries, places that are witihin walking, biking distance and thr infrastructure to support the it. Not talking about central large places like downtown but small areas scattered throughout the city 125 WE SHOULD BE THE EXAMPLE 126 Alamo Heights has good shopping, restaurants, and markets 127 Cibolo is doing an amazing job, and seems to be garnering better name recognition 128 Scottsdale AZ is nice 129 None, all of the places nearby are growing way faster than their infrastructure can support. Schertz is already on the verge of busting at the seams, it should follow a new plan where the infrastructure grows with the population instead of outpacing it and ruining it before anything happens. 130 None appEnDIx B 123 131 Helping City employee, so the employee can stay longer. Is will help build a friendly city / neighborhood. 132 Woodlands. 133 With Schertz growing in diversity it would be nice to see a combination of the West side of San Antonio and the city of Houston mixed in. The food choices and stores from Houston would add a good touch along with the activities, scenery, food choices of West/ Northwest San Antonio 134 I don’t know 135 Round Top 136 Frisco Tx 137 Santa Fe New Mexico 138 I would like it to feel like Fredericksburg. Shopping on Main Street and parks to enjoy 139 Cibolo 140 None 141 New Bransfels 142 History 143 Napiervelle Illinois 144 Library and City and County Buildings 145 None 146 Cibolo except don’t force people out of their homes or build a major grocery store at the end of our driveways 147 Green spaces, parks, and trails like Austin. Walkability and dining like New Braunfels or Georgetown downtown 148 There isn’t a particular town that I can think of. They all have their issues but Schertz could be it’s own example of being a tight-knit community with safe neighborhoods without the overcrowding issues that so many other towns and cities are dealing with. Otherwise, it will be just another burb with all the big city problems that San Antonio deals with: crime, overcrowding with people living on top of each other and a morphing concrete jungle. 149 Bulverde, TX 150 Any town that has many running/walking paths And bike lanes and sidewalks. More police presence and less traffic 151 Round rock Texas 152 If apartments and high density housing comes, it 153 New Braunfels 154 New Braunfels 155 St. George, Ut 156 Pflugerville 157 Please keep it a safe, small town feel. 158 Glendale, Arizona 159 More Police presence CITY OF SCHERTZ | COMPREHENSIVE PLAN124 160 Waco 161 Wimberley, TX 162 Marion 163 n/a 164 I would have to choose New Braunfels or San Marcos. Like Schertz, these are cities that are affected by I-35. These two cities have managed to take advantage of that in many ways. 165 Fredericksburg or Kerrville 166 Would like to see downtown more like Wimberley or Johnson City -- quaint with shopping versus automotive repair shops. 167 Lulling 168 Blanco or similar. Affluent, small and quite. 169 Fredrickburg 170 Gruene 171 Fredericksburg 172 New Braunfels TX at most. I don’t believe Schertz should over-expand. Part of the charm here is the smaller size. 173 ??? 174 Seguin 175 New Braunfels 176 Kyle 177 NB 178 Bethesda, Maryland for their beautiful bike/walk trails 179 Kuala Lumpur, Malaysia 180 Fredericksburg, shopping, dining, culture/museums, wine tasting, BnBs, fun!!! 181 None 182 Cibolo. tx 183 Fort Worth 184 Cibolo, TX 185 One that is not overcrowded without infrastructure to support it. Stop building apartments and neighborhoods. 186 No idea 187 Arvada, Colorado 188 New Brainfles 189 Boerne or Fredericksburg 190 Selma &amp; Schertz 191 Gruene, historic Cibolo, Hershey and Annville PA 192 Boerne 193 The downtown/main drag could do with a little cleaning up. appEnDIx B 125 194 1. 195 Continue to support our Police and Fire Departments, and actively protect our citizens and our properties. 196 Alexandria, Virginia - parks, bike trails connecting communities with the downtown area, locally owned cafes &amp; restaurants, theater, farmers markets, very outdoorsy but with history everywhere 197 Georgetown, Tx 198 Cibolo. A small town feel with lots of things to do. 199 City’s that are stopping he crazy building 200 Castroville 201 Please look up Hilliard or Dublin, Ohio; they were small towns just like Schertz. They became vibrant small town homes with first-class amenities, thriving local businesses and restaurants. I believe Schertz can take some of their strengths and pave a way for future growth to compete better with other cities. 202 Austin outskits without the crowds, prices or crime. 203 I think Schertz inspires itself, except for the absence of Customer Service in City of Schertz Utilities Division. 204 BFE 205 New Braunfels - on a smaller scale 206 None 207 There are no cities on the I35 corridor that have not been overbuilt. 208 not living here long enough to comment 209 Wimberley, TX 210 None 211 Cibolo 212 Gruene 215 Boerne 216 Boerne 217 Cibolo 218 Fredericksburg 219 Leander 220 Lincoln, illinois 221 More parks, trails and less housing development. 222 New Braunfels 223 New Braunfels 224 New Braunfels 225 Proper zoning, Green Space, Safety, Family Friendly. 226 Waco CITY OF SCHERTZ | COMPREHENSIVE PLAN126 QUESTION 5 What do you think will be the most critical issues facing Schertz in the future? appEnDIx B 127 QUESTION 7 What types of retail and services does Schertz need more of? 1 Healthy and vegetarian cuisine 2 Limit warehouse development 3 diverse retail options both large and small 4 General retail 5 Grocery options in south Schertz (area off I-10) 6 More organic/vegan options 7 NONE. IT’S RIDICULOUS HOW FAST-FOOD JUNKY LIKE SCHERTZ HAS BECOME. 8 #Freemedor 9 Trader Joe’s Aldi’s 10 Things for teenagers and families on limited income to do. 11 Community recreation areas 12 Farmer’s markets 13 Stores that have art, crafts,gifts etc. 14 Day care 15 Limit chain stores and restaurants. Promote locally owned. 16 We have retail, entertainment, and medical opportunities in each direction at our fingertips. I see little need to bring in more just for the sake of modernizing. 17 Grocery option in southern Schertz Other Answers CITY OF SCHERTZ | COMPREHENSIVE PLAN128 18 Clothing and boutique type stores, like New Braunfels has. 19 I’m not sure how to answer this one. It might not be specifically in Schertz, but I feel we have access to everything we need given our proximity to so many other cities/places. I feel like our options are fine. 20 Better selection of retails stores (musical instruments, electronics, specialized items, tired of the Walmart’s.... 21 Outdoor music venues 22 Farmers market 23 Schertz and the surrounding area have plenty of all of these things. 24 Upscale restaurants 25 Parks and recreation activities for seniors 26 Small businesses that are personally owned and operated. Places like coffee shops, boutiques, diners. Y’all have added enough doctor/medical/shipping/receiving. 27 Craft stores 28 Schertz needs more parks! The developers running around unchecked want to put buildings on every square foot of green space, which is not a good use of the land. Allowing the former golf course to get turned into anything that’s not green space (park, etc) would be a massive waste of perfectly good (park) land. 29 Shoe stores *Hospital 30 fitness facility - perhaps by the movie theater. The Y is overcrowded. 31 Healthy dining. 32 Trader Joe’s. Authentic Indian & Chinese food, Sushi 33 Whole Foods, Trader Joe’s. 34 A book store would be great 35 More small gyms 36 Mom and pop type restaurants, that focus on food not drink, and that are not tex mex or bbq. 37 Kid friendly entertainment 38 Outside dining. No more nail salons appEnDIx B 129 QUESTION 8 In 2044, Schertz should have housing that: CITY OF SCHERTZ | COMPREHENSIVE PLAN130 QUESTION 9 What are the best ways to ensure that all residents can prosper? Other Answers 1 More schools. 2 Develop relief routes to Schertz Parkway and FM 3009 3 Lower taxes. Police focusing on crime and criminals not civil. 4 Invest in education to create successful future generations. 5 Public transportation that is NOT buses. Rail, biking, walking. 6 Fix the current broken infrastructure before adding more people and problems. The city can not even pay for enough police right now! 7 Focus on maintaining quality of life, preservation of the small town feel, and stop trying to cram high density housing everywhere. 8 Limit multi family housing. There seems to be a lot coming up in the community suddenly. 9 More green space. We need space to breathe! 10 Transportation that conn CT’s residents to services and medical. Current availability is insufficient. 11 Maintain a safe, low crime city. Everything else will follow and prosper after that. Be tough on crime, swift, severe. 12 Stop building 13 Manage property taxes 14 Dont care for any of these options 15 Reduce property taxes 16 Lower property taxes 17 Our public service workers need to be paid and treated with respect. Police, ems, fire, fleet, ect are completely understaffed and the boots on the ground are underpaid, manipulated and abused in their positions. The people thay care about their neighbors are getting broken down by the government that should be protecting and advocating for them appEnDIx B 131 18 Stop replacing green space with more multi family housing. Green space is needed for physical and mental health. 19 Having more activities for all age group especially as one gets older. Or at least improve on the marketing and communicating of what is out there. I feel that as I have gotten older there is very limited things to do here in Schertz and having to travel else where. 20 Residence can continue to prosper in surrounding cities. 21 Keep taxes low. Fight crime. 22 Find ways to reduce property taxes and/or keep them from growing. Good people are being pushed out due to runaway property taxes. Especially elderly who called this town home for a long time. 23 Stop trying to push the affordable housing position. Many of the preceding questions are trying to drive support for low income, affordable housing. The majority of Schertz residents want the life style we have now. This isn’t San Antonio. 24 Address traffic 25 Fix the roads!! Lower taxes. Get out if the way! 26 Cut taxes 27 Don’t Real Estate Agents on City Council and Outside Developers(Eugenio-who contributed to Mayor’s campaign) dictate how Schertz should be run 28 Address questions concerns and complaints from residents instead of the policy of ignoring everything as the city now does! 29 Control spending and keep taxes manageable 30 Safe neighborhoods 31 Stop overdeveloping. Wild animals are in our neighborhood because their habitat is being developed for another empty strip mall 32 Provide jobs that allow for people to earn a living wage while still being able to save. 33 Provide/repair infrastructure and slow down residential growth. Too much traffic with roads unable to accommodate already and overcrowded schools 34 Survival of the fittest. The low/ lack of income losers should see housing in San Antonio. 35 Keep assessed property values Reasonable. Property taxes are wreaking havoc on working families. 36 Not add section 8 housing to attract crime. Focus on making us more like Alamo Heights, not Converse. 37 Incorporate more green spaces and trails. Make the city more bike and pedestrian - friendly. Reduce traffic. 38 MORE businesses so we don’t have to drive to SA 39 Stop building homes on top of one another. 40 Lower taxes, reduce Frivolous spending 41 More recreational space (ie. parks, splash park, community events 42 Decrease amount of housing in inadequate green spaces that result in increased traffic, worsening of roads and air pollution CITY OF SCHERTZ | COMPREHENSIVE PLAN132 43 I would like to be able to get to Schertz establishments on a golf cart instead of having to drive my car. We would benefit from reduced fuel emissions, fewer accidents, and less money spent on expensive fuels. We have a small business footprint, comparably, and should be able to stop at Arlans, visit a doctor on a Schertz Pkwy, drop by the post office, and grab coffee at Americano, etc., all without having to drive and find a place to park my car. Our weather allows us to tool around in a golf cart most days of the year. It is a win-win. 44 Provide a safe community and enforce code comp 45 Medicare eligible housing for 80+ aging. Current wait list is over 5 years - not providing any relief when you allow 55+ in first. Other facilities do not accept Medicare/Medicaid for housing. 46 More options for senior to live independently as possible 47 While it is important for all residents to prosper, we must remember who the residents are and their needs. The focus/goals of the city of Schertz will determine the answer to this question. Most of your options seem to lean towards a diversity of socioeconomic backgrounds. This is a great goal if Schertz had the space to accommodate socioeconomic diversity. Schertz is relatively small. Our focus needs to be clear. We probably can’t “do it all.” We need to stay centered on what we can do well. I would love for Schertz to focus on taking care of its current residents instead of trying to attract more and more people. I would love for Schertz to have a small-town feel with lots of green space. We aren’t San Antonio. We aren’t Universal City. Schertz is losing its identity, and I sure hope we can focus in on our goals so we maintain the Schertz most of us moved here for. 48 Build infrastructure east of 78 so the citizens that are moving in can get around. Without the roads businesses will not come so the citizens have to drive to get anything. How long does it take to widen 1518? I should have been done prior to placing two school 200m apart! 49 Diverse choice in food, entertainment, and shopping 50 Prevent crime from San antonio from coming in. Issues like converse tx or Kirby tx 51 Address single family affordable housing 52 Provide more park areas/ green spaces where citizens can enjoy well maintained outdoors areas 53 Public transportation from Schertz to areas outside of Schertz would allow residents to prosper, but would keep Schertz a residential community (versus a business community). Also, limiting the number of similar businesses in Schertz would give business owners a better change of prospering. For example having 3 coffee places in close proximity makes it hard for a business owner to do well. 54 Have Retirement homes as the population grows older. 55 Equal opportunity, if new laws are being in force in accordance with the UDC, you need to either grandfather those that been living in the community for longer then when the new laws are implemented and give enough time to correct it, but if you started to tow away vehicles that are parked in their property and on grass. You show no consideration and your actions will cause the community to show up on every council meeting. 56 Lower taxes 57 Develop partnerships with NE Lakeview & other ACCD colleges to provide training in areas of high need without paying out-of-district tuition. 58 Better roads! 59 It’s up to the individual for his prosperity 60 Stop the library from buying and displaying leftist propaganda, especially those promoting transgenderism to the children of Schertz. 61 Bring in more businesses that generate sales tax to offset property taxes. appEnDIx B 133 62 Stop authorizing low income apartment complexes to be built in areas of $400k + homes. Especially where there is no public transportation or infrastructure to support these types of apartments. 63 Prosperity also includes the intangibles such as crime and community safety and a place that feels like home and not overcrowded. 64 More police to protect our community. We live in Crossvine and can’t even get active patrol to reduce speeding and car break-ins. 65 Reduce real estate taxes! 66 Another high school. 67 Promote safety classes for incoming residents 68 Build outside the community like cibolo did. 3009 does not need any more traffic. People can’t get out of their neighborhoods as it is. 69 Build appropriate infrastructure to support growth 70 Quit bringing poor people in—raises crime. 71 Stop overbuilding so that roads and existing infrastructure, schools, businesses can handle it. We are not growing responsibly. 72 We have enough 73 Do not destroy our existing greenbelts to dig trenches and build unneeded paved paths. 74 Kick out the gangs. 75 NOT building high density housing or apartments like the ones you keep trying to shove down our throats 76 Create a balanced program of local events to encourage all age groups to come together with a purpose for the community. Farmers markets, concerts in the park for all ages, plays in the park, community events on a smaller scale for neighborhoods to collaborate, programs that teach how to care for your home and garden/lawn - safety, helping each other - get to know your neighbor/ hood social events. Food trucks in the parks, coffee time gatherings - monthly gatherings - am, pm and weekends. 77 Elect loyal officials for the community. 78 Stop pushing for apartments in every corner of schertz and focus on the areas, crowded schools, roads and residents that are already here. 79 Support high school programs 80 Smaller class sizes and more schools 81 Transportation that is NOT busses. Train, biking, walking. 82 Quiet safe housing with green space 83 Upgrade the current roads especially around schools. Provide better safer school busses so parents don’t feel the need to drive their kids to school. This wastes a lot of energy and is not good for the environment. 84 More services such as the workforce training, day cares, quality schools, transportation for residents to seek help at food pantries, etc. 85 Support our local farm owners and stop pushing them out by encouraging apartments being built around them forcing them to sell out to large land developers and move their farms elsewhere. 86 limit apartment and multi family housing 87 road repair, more parks 88 We need a mass transit system to connect us to major points of interest in San Antonio area to include other cities in Texas. CITY OF SCHERTZ | COMPREHENSIVE PLAN134 QUESTION 10 In 2044, public facilities and infrastructure will: QUESTION 11 In 2044, residents will be connected to the services they need through: appEnDIx B 135 1 Street maintenance 2 Less hatred from citizens on social media. 3 resist change for change-sake; not all change is good. That said, recommend Schertz coordinate with local/nation-wide service providers to bring fiber throughout all of Schertz. 4 I wish it was more walkable to the food and amenities I need. 5 More recreational activities 6 Improve traffic flow. 7 Make the workforce housing project on 1518 NOT happen. It is GOVERNMENT subsidized housing that will attract the type of people that bring crime to our area. 8 I would love to see the park system connected. I live in Oak Forest and it would be awesome if the green belt would connect to the small park in Arroyo Verde. If a small playground could be added between the parks that would be nice too. 9 Get a new mayor. 10 Keep industrial areas located separately from housing area and ensure industrial areas blend in with the surrounding area. 11 Prioritize street maintenance and redo many of the small country roads. 12 Develop downtown into a quaint attractive area with pertinent stores. First thing you need to do is get rid of that auto mechanic that is an eyesore and has cars parked all over the neighborhood. 13 The City Council 14 We would be more of a destination spot than a pass through town 15 Transportation 16 EXTEND FM 3009 TO IH10 17 Stop trying to be a big city. People moved here for a small town. Accept it and govern for the people here! 18 City official elections be by district instead of at large. This allows for better communication between council and the people they support as they can focus on their area. 19 Speeding cars.. despise traffic but most of those people who disregard traffic speeds and signage. 20 Stop taking away greenspaces! Every bit of green on Schertz Parkway is either sold or for sale. No more small-yard housing, no more “business” buildings, no more gas stations, nail salons, etc. KEEP THE SMALL TOWN FEEL THROUGH INNOVATIVE GREENSPACES! 21 Additional trees in public areas 22 Peoples’ mentality of no growth. Growth is inevitable. We need to get ahead of the power curve and manage it. Schertz housing should be set up to accommodate (read affordable) to our kids, city employees and young professionals who want to work hard and play hard without being tied down to large single family dwelling. 23 More enforcement of vehicular code. 24 Lower housing taxes. 25 The amount of strip malls that have dentists or orthodontists. We have a need for restaurants, coffee shops and other businesses QUESTION 12 If you could change one thing about Schertz, what would it be? CITY OF SCHERTZ | COMPREHENSIVE PLAN136 26 Increase the level of commercial activities, such as retail, dining, entertainment 27 I’d like to see a fast, reliable, affordable public transit system for those who are unable to drive as well as those trying to reduce vehicle emissions by driving less. 28 I would expand and liven up the downtown area. 29 Improve the city’s presence as a major player within the county and the district. City limits lines are a hodgepodge on a map and the size of Schertz ends up downplayed to other, smaller surrounding cities. 30 No recommended changes. I would emphasize continued support for Randolph AFB to ensure it remains active 31 Been a while, but Schertz PD interactions have not been good. 32 Tear down all the old buildings on 78 and continue to clean up 1518 33 More police presence on 3009 and Schertz Pkwy 34 Improve traffic flow around 35 and 3009 35 I would clean out Cibolo Creek from IH 35 to IH 10 and make it a destination place for recreation and fun. At the same time, decrease threats and damage due to flooding and high water. The government entities are there: Bexar County, Guadalupe County, Comal County, Schertz, Selma, Universal City, Cibolo, CCMA, SARA. A concerted effort by all these entities could make something happen to make Cibolo Creek more than a ditch and into a destination. 36 Connect parks with water features 37 Stop building g more ugly cheap houses specifically 1518 38 I wish we wernt adding so many of the same type buisnesses. There is an abundance of gas stations, chicken places, and doctors offices. 39 Stop building apartments and raising taxes. 40 Make improvements to Cibolo Creek to help area flooding. 41 Beautification - 3009 looks like hell, yet Schertz Parkway looks inviting and green. 42 More restaurants1 43 Focus more on quality of life for residents and stop trying to turn it into a city. 44 Racism 45 To not have corrupt local government and department heads. Seriously, start asking workers about their conditions. 46 Quality of paved streets 47 N/a 48 Focus on filling current retail space before building 49 The current mayor &amp; council members who are determined to remove the green space. 50 We need more police. 51 To improve the streets and keeping them clean. I know that some make think that we are doing it. But we are not doing it as well as it has been at one time. 52 Get south Schertz out of Bexar county and into Guadalupe county with the rest of Schertz. 53 Stop building houses, find other avenues for money. Keep country living as a way to attract families/businesses, if we don’t, it will look like Beorne. 54 Freemedor 55 Needs a few more good family resturants, needs to be kept clean, needs to be safe. appEnDIx B 137 56 The vacant warehouses. You missed an opportunity to place a sit down restaurant in between a hotel and Walmart. Instead it’s another warehouse and a soon to be carwash 57 Better traffic light management on FM 3009. 58 Better shopping opportunities such as Trader Joe’s, Whole Foods, clothing stores, in addition to more sit-down restaurant options 59 Traffic 60 congestion on roads 61 We need a City Council and City Management that will listen to the residents of Schertz and not try to push their social or political agenda 62 The constant build. This use to be a country farm community. There is very little green space left. As soon as you see green space it’s taken by another dentist or doctors office. The City has grown to fast and cannot accommodate all these new individuals. 63 Appearance and use of public areas, sreets, curbs, etc. 64 Treat residents in south schertz the same as main street schertz 65 Current Mayor and City Council---they don’t listen 66 Improve the city government from top to bottom. Stop ignoring residents’ concerns, complaints, and questions and STOP playing favoritism to big business, rich people and developers who dictate to the city government and run over the common resident of the city. Stop the random selections of property to be brought into the city limits again showing big favoritism based on who the property owner is and not is what is good for the city. Force the city council to be responsive to the citizens by establishing a check and balance system so that if one council member gets a communication all city council members get the same message and have so many days to respond back. The system in place now DOES NOT WORK. Notify residents in writing when something upcoming has a direct effect on their property a magazine is noway to letr residents know about their property being involved in some scheme dreamed up by someone who does not live or have any idea about the area being involved in anything! 67 Mor business generation and less apartment type housing to help off set taxes from homeowners. 68 Increase road maintenance budget by 200%. The amount of unkept and dilapidated roads in Schertz is a disgrace, and causes damage to vehicles. 69 Better roads, more logical planning to handle growth, we are 10 yrs behind 70 More attention and money for street improvements. Paint lines on the streets!!!!! 71 That we have counsel and a mayor that actually listen to the people they were elected to serve 72 Do something nice with the Northcliffe golf course, it would be a great place to put a large park, with shopping centers and restaurants by the frontage road. 73 Fewer strip malls! It seems that every spot of green space is being developed into another strip mall when others in the area still have vacancies. It makes our city look trashy and takes away from our natural beauty. 74 A system which tells more of what is happening in Schertz. How are things going for traffic, crimes. 75 Not necessarily a change, but a caution: when building more housing, space out the houses a little more and keep more trees! San Antonio is starting to be known for wiping out all its hills and replacing with roofs; all the while leaving no trees left behind. We need trees for shade from the heat! Please keep more trees in neighborhoods. CITY OF SCHERTZ | COMPREHENSIVE PLAN138 76 More attention to the southern end/older neighborhoods of Schertz as far as upgrades to streets, street lights, etc. Some streets in my neighborhood have had upgraded street lamps, but our street still has the old wood poles from the 70’s. Also, there are so many code violations in our neighborhood - cars with flat tires &amp; expired tags parked on the public street - people leaving food bowls in front yard to feed stray dogs &amp; cats which attracts raccoons, mice, rats, opposums, etc. It would be nice if the city cared a little about these older neighborhoods to help keep them safe. 77 Keeping ambulances in the city. Stop sending our local resources to chase a paycheck for other cities as our city has to be covered by New Braunfels Fire Dept. this is absolutely ridiculous and dangerous for my family. 78 Slow down massive growth through huge apartment complexes. Transportation infrastructure needs a chance to catch up. 79 More police presence 80 Add more police protection because we are growing fast! 81 Keep it small, country home town feel. It has changed so much in the 20 plus years we have lived here. Our desire was to retire here but that is no longer our plans. The great city of Schertz has grown and people continue to push for more growth. 82 Stop building low income and section 8 housing Randolph. These areas could yield some great growth to military members. But the city government’s greed is in the way. 83 Reduce our concrete footprint. We need trees and parks, natural areas that will both help to combat rising temperatures and make Schertz more esthetically appealing to all who live here as well as those are considering doing so. 84 Less congested traffic and more greenspace. 85 We don’t need to become a mini San Antonio. We are a community known for being established, family oriented, and safe. Please remember we are not about developing every square inch of our city. The beauty in Schertz is the good lot sizes and beautiful green areas. 86 Support LOCAL businesses - DO NOT SHOP ONLINE 2 save a few bucks. What happened to “Shop Schertz”? 87 All the accidents on 35 that hinder me from going home. 88 More aquatics programming for the community (swim lessons, swim team, water expercise, physical therapy, etc) 89 Do not emulate the “Austin park and trail” concept. Keep our greenbelts and forest areas completely natural. Limit the out of control warehouse development. 90 In view of public safety and protection of private property, fix and maintain the streets 91 Be sure the City gets appropriate easements prior to expansion or housing development to ensure access for utility work/infrastructure/flood etc. Coming in after the fact is both costly and creates a distrust that the City didn’t do their job in the first place. Expansion takes infrastructure to work properly and just thinking it will fix itself is just not correct. Need to have individuals making appropriate recommendations and the City needs to listen to the experts. Ive seem City Staff make recommendations contrary to recommended Plans and City Council overriding Staff recommendations to the detriment of the City. Need to listen to the experts - City Council is not the experts, but they act that way. 92 Ticket those crazy drivers spending, running red lights, not stopping atvstopnsigns in our neighborhoods 93 Less housing development and more green spaces 94 A local bus service to aid seniors getting around to local businesses. 95 Building codes pertaining to individual residences - allow coverings of decks, patios, etc. appEnDIx B 139 96 Get a turn lane heading east from 3009 and FM 78. Currently there is only one lane, tear down that concrete island and make it a usable lane. Also on 78 heading to 3009, make the two turn lanes available all day not just certain hours. Nothing like seeing a line to the Dairy queen at lunch to turn left. 97 would like to see condos in the $300K range for seniors who don’t want the lawns and maintenance anymore 98 Stop the growth and focus on taking care of what we already have, increase our Emergency Services pay to attract high quality individuals that will stay with the city for a long time, repair the existing roads, work to move towards consistently using the no new revenue tax rate and keep a tight belt on the budget 99 Downtown investment. Wasting resources that could be used elsewhere. 100 more effective enforcement of speed limits on Schertz Parkway. It’s become a speedway. 101 The ugly warehouse and views of cement factories 102 Increase access to green space and actually provide for residents rather than refusing to listen. We need council members and a mayor who care. 103 no business’s or restaurants on access rd north of 3009 104 Traffic light timings during high traffic times and in school times 105 We have lived in Schertz since 1990, and we would like to see more police on roads such as FM 3009 and Schertz Parkway target drivers who exceed the posted speed limit and consistently run red lights. 106 More amber-colored street lights, which are better for people, wildlife, and safety (via less stark shadows) than white light. 107 Not enough luxury home communities with over .5 and acre. 108 Rate of growth. Neighborhoods are popping up everywhere without the services and infrastructure in place to support them. Our roads are in bad shape. As soon as one school gets built, portables get moved onto the campuses. Every inch of open land seems to be plowed over. It feels like the city is growing for the sake of growth without balancing residential growth with commercial growth, with the need for the aesthetic and natural appeal of green spaces and open land for wildlife. We’re on the cusp of losing any small-town appeal of the city and turning into any other nondescript suburb. 109 I would eliminate the low income/apartment housing on FM 1518 and maintain the country vibe. 110 Get that filthy cement plant and dump traffic out of the middle of town. It makes Schertz look like a trash dump 111 Less apartments. Lower taxes. Less lgbt propaganda at schools 112 Diversity of businesses we seem to buold the same thing over and over such as fast food, medical offices, etc. 113 To stop the recklessly spending our tax paying money on rapid, reckless growth. REMEMBER ITS OUR MONEY 114 A few more sit down restaurants 115 Need more businesses and industry to pay school taxes 116 Continued improvements to schools 117 Eliminate heavy trucks from Schertz Pkwy. I believe through traffic is supposed to limited to GVW less than 15,000 lbs, but that never gets enforced. 118 Infrastructure...the city needs to focus on providing amenities to the area north of Ciibolo 119 Slow growth CITY OF SCHERTZ | COMPREHENSIVE PLAN140 120 All the potholes and vagrant activity. 121 Fix the roads that need to be fix, or widened before you continue to keep building more housing developments! Traffic is an issue, roads are an issue, yet the housing communities are being built faster than anything. 122 Protect Greenspaces and limit over crowding/development. Traffic issues and over crowded schools are already issues. 123 Would love more trail systems 124 Attention to bringing historical neighborhoods to the same standards as new communities in regard to sidewalks, drainage, and police presence. 125 Affordable housing. 126 Develop a true historic downtown 127 Stop the force of multi-family districts 128 Connect the three parts of Schertz so that it eases access across the city without or reduced intersection bottle necks that hinder access to both Interstates and causes congestion. 129 Slow down building housing and commercial spaces. Please prioritize turning the Northcliffe golf course and other green spaces into parks. Fix our roads to accommodate the abhorrent traffic we already have and create bike lanes. 130 Responsible development-not profit driven out of state/country development. 131 Stop selling out to Developers because we, as citizens are tired of hearing about you being “for the people” when really you are “for the money”. We don’t need to fill each green space with affordable housing, you will bring the price of existing properties down which will make it difficult to sell. You will bring more crime to the city. You will over crowd schools. You will continue to have road infrastructure issues due to increased traffic, we are on farmland after all. We live in a group of neighborhoods that pays mandatory HOA fees with people who have voluntarily HOA fees with all the amenities. How does it make sense that we pay to have ZERO amenities while the voluntary HOA has ALL the amenities? The Schertz solace pad put in a neighborhood, again, that doesn’t have mandatory HOA fees. Make it make sense. Your selfish decisions are what is making Schertz a less desirable place to live. 132 This “ system of parks and cement trails” is a short sighted plan. Look at Austin. Tent cities and homeless. Do not destroy our natural beauty. 133 City leaders need to stop trying to push high density housing development in order to increase tax revenues. The best way to increase tax revenues is to develop and promote businesses. 134 To open the old golf course 135 Keeping the growth of multi family homes to a minimum. Utilizing green space as park/ recreational use rather than shoving in mor apartments. Fixing roads in outlying neighborhoods that are not in the heart of schertz but still in very much a part of it. 136 Improve roads 137 I would stop the amount of apartments, duplexes, etc being built. I would push for a small less crowded city with an abundance of parks and green spaces. 138 Better access to city officials 139 Increased housing affordability options to retain workforce and provide stabiity. 140 Improvements made along FM-1518 (more lanes, turn lanes, lighting, street lights). 141 Create different zoning categories to support affordable housing 142 Crime prevention, especially car and home burglaries appEnDIx B 141 143 Nothing 144 I would want the growth to slow down or at least be controlled so the existing residents’ infrastructure is in place. 145 Better parks 146 Lower property taxes. Freeze taxes at 62 not 65. Help elderly in community who can’t afford repairs on their homes or food on their table, transportation. 147 Have museums, art galleries, plays, concerts, etc... 148 Address several streets in need of reconstruction at a higher level of priority, improve the design process so as not to take years for this process ultimately to find out that the cost has increased. 149 One thing Id like to see. Is get the community, kids , Teens more involved with what goes on in the community. 150 More small business 151 More natural areas 152 Create more community spaces for young professionals and families. And, have more recreation facilities like lounges and other social spots. People don’t want to have to travel to San Antonio or Austin to experience their mature social scene. 153 It seems like every piece of available and open land needs to be developed when it doesn’t. 154 The train that runs right through our walkable downtown. 155 The one thing I would change is trading fast food for healthier options 156 Trails 157 Healthier fast foods. Street lights for evening walking 158 Wider roads 159 Improve street surfaces many are dilapidated 160 I wish we had some sort of public transportation. Being without a car here essentially traps you as there is no other viable options as unfortunately, Schertz is not a walkable community at all. 161 The mentality at city hall 162 Nothing it’s a beautiful city 163 Honest office holders who follow the laws to the letter 164 Stop over developing it before it is too late. 165 Retirement village for seniors. We have a growing population of elderly.n 166 Work with landowners for solutions and resolutions. 167 Would love to see the area around Arlan’s, GVEC, etc on Schertz Parkway developed into a more attractive and community friendly area. Something to make us want to utilize this area. 168 I would stop the building. So many trees are being cut down and not replaced. I want this city to be prosperous for my kids and their kids for generations to come. 169 The way city staff and city council ignore the UDC to the detriment of the current residents 170 Clean it up. Some areas look terrible as compared to Cibolo. 171 More bike trails 172 Street maintenance! 173 Better roads, less potholes 174 To listen to its residents. CITY OF SCHERTZ | COMPREHENSIVE PLAN142 175 The housing is absolutely unaffordable at this point. 176 More off hwy routes to get to destinations 177 To stop zoning so many of the same things-- we do not need another nail salon, another gas station, or another chicken fast food place. We’d like some diversity with the offerings, especially with good but affordable family-friendly restaurants. The excellent newer options on Main Street are great for special occasions but they price out many families. We cannot spend $30 per person. 178 Slow the growth. 179 Less development without infrastructure to suppot 180 Need more fun things for families 181 That they respect the wishes of the neighborhood residents. Ensure all neighborhood needs are taken care of. 182 Eliminate as much of the traffic congestion as possible 183 Build more reasurants 184 More nice resturants 185 Do a better job of upkeep of streets w heavy traffic such as FM1103 and Country Club Drivfe 186 Keep politics out of school and churches out of government 187 Less apartment and single home dwelling 188 A city council that knows what it is doing, one that won’t bend over to any builder who doesn’t want to follow our city rules, and a government that looks out for its citizens. 189 Need to grow 190 Street construction! The roads are terrible, highway 1103 is a hazardous road! 191 To many houses and apartments 192 Building permits being issued before addressing the issues they will cause. How many more empty strip malls do we need. Every green space doesn’t need to be built on. The damage to the environment that this is causing to me is way more than gas run cars. This is forcing wild animals into our neighborhoods because we are destroying their homes. We are in water restrictions most of the year already so where will the water come from to support more development. It causes temperatures to rise Common sense tells us the hot Texas sun beating off concrete and solid objects is much warmer than off of natural green space. The streets are already in disrepair, yet developments are approved with no thought of addressing how all the additional traffic will effect the already unsafe roads. Drive your cars down any street in Whisper Meadows. Yes we are part of Schertz, but feel like the forgotten tax payers. The so called improvements to the Wendy Swan park was a total waste of money. 193 Greater quality shopping 194 Improve the infrastructure. 195 TRAFFIC !! 196 Improve 1103! 197 Have a central mall that includes a variety of services similar to Memorial City in Houston, TX, on a smaller scale. 198 Bumpy roads 199 Responsible growth appEnDIx B 143 200 I live in the north section of Schertz, which doesn’t really feel like it’s part of Schertz. I would like to see more leisure/recreation, retail, and infrastructure improvements in this “detached” part of the city. Probably not a popular idea, but I think a merger of the cities of Schertz and Cibolo would make a lot of sense financially. There has to be substantial savings to having one governing body, one fire department, one police department, etc… . 201 Road construction needs to be done in a timely manner 202 More food options 203 Alternate routes to San Antonio and New Braunfels other than I35. 204 Stop the librarians from buying and displaying books that promote transgenderism and leftist ideas to children. 205 Improve city services in the areas of permitting, code compliance and adherence to zoning restrictions that are already established for neighborhoods upon which people decide to make their homes in. 206 Traffic flow is getting worse and worse. Expand the primary roads, and look for opportunities to build new connecting roads. 207 Seemingly uncontrolled growth of crappy developments 208 Stop authorizing low income apartment complexes to be built in areas of $400k + homes. Especially where there is no public transportation or infrastructure to support these types of apartments. I love Schertz, but I didn’t move to the area I am in because I was hoping one day there would be apartments (low income or otherwise) across the street from the neighborhood. I moved here because the neighborhood is very nice and it is quiet with low crime. Now that will all change because the city council approved the build of these apartments. Now I will have to consider moving in the next several years when the neighborhood loses value and becomes high crime because of these mistakes the council has made/is making. 209 The lack of things to do nearby. Dining has too many fast food places that migrate people outside of town to eat. Downtown area is not prosperous or attractive, but has potential. Downtown needs to have more draw 210 the quality of the roads, they don’t last, have divets and holes, are bumpy not smooth 211 More emphasis on crime and crime prevention. Schertz isn’t bad but the potential is there for an increase. 212 Open library when people are out of school and off work, not just during everyone else’s business hours. City employees need to be more responsive when citizens call in with issues instead of acting like we are bothering them. Enforce a decent contract with Republic Sanitation instead of letting them push you around and call the shots. 213 Better constructed streets that are not like riding a roller coaster. 214 Stop the building of so many apartments. 215 Better roads 216 Keep that small town feel 217 Stop building apartments and houses on every inch of land. Leave the land and animals, it makes it so beautiful on 1518 218 People that live in South Schertz shouldn’t be zoned for East Central ISD. Treat South Schertz like we are part of the city. We tried to rent a room at the library but because we lived in Guadalupe County, the library tried to charge us a fee but we had a friend that lived in the other part of Schertz they were able to rent without a few. CITY OF SCHERTZ | COMPREHENSIVE PLAN144 219 It’s losing its originality. Trust me, I love conveniences but they must be controlled to maintain what made this city so great. I am all for economic growth but not at the cost of feeling like I live in a want to be Austin or San Antonio/downtown area. You are so close to losing the charm of this city and I pray up all take a pause and REALLY think about what your community is asking of you. Protect our beautiful town before it’s one big concrete development where you’ve planted trees to replace green space. 220 Stop changing zoning to multi use 221 Strip malls 222 Develop a substance abuse reduction program for teens, possibly in the form of providing alternatives, such as youth activities and mental health services; also by possibility further developing the Schertz Young Leaders program to be able to accept a larger quantity of students, and a wider diversity of students. 223 Wider/better roads 224 Spread the stores around the city. No restaurants are readily accessible to residents off 1518, traffic and roads are horrible , we don’t have many options for walking/running/biking trails/ paths. We don’t have side walks and there are parts of schertz that are rural and there’s no need for that. We don’t need more housing we need to accommodate the residents who already live here. Schertz needs to care and listen to its residents. We don’t want more apartments! We do want affordable housing, roads that can accommodate traffic both auto, pedestrian &amp; bikers. Neighborhoods need more street lights and city parks should be well maintained I mean we pay enough in taxes for it. Flooding needs to be addressed as well as homeless shelters. We know better so we should do better! We need more grocery store options besides Walmart and HEB. We need another post office and more schools our kids are crowded at the schools. We need more and better paying jobs, more community involvement 225 Street maintenance 226 The condition of roads, particularly neighborhood roads! They’re dangerous, unpleasant and disgraceful. Take Orth Ave. this road is under Cibolo, but the subdivision it leads to is Schertz, so Cibolo won’t fix the road. Then drive thru Whisper Meadows subdivision (Northcliffe II)! 227 More places for entertainment 228 City league kids sports that are more affordable for everyone (&lt;$50 per child) 229 The racism. 230 Stop building apartments, especially low income apartments. 231 keep it green and not over develop 232 eliminate overhead utility lines. 233 slow down growth and overcrowding 234 promote vertical development and higher density development. Stop building cookie cutter neighborhoods 235 Stop building tract homes and focus on multi story buildings 236 More dinning in other locations than FM3009. 237 Local government 238 Not forget about North Schertz. We are often forgotten about or thought of as cibolo/new Braunfels 239 Fixing our road 240 More development of old town Schertz similar to what Cibolo is doing. 241 Stop the developers from putting buildings in every green space! appEnDIx B 145 242 Decrease traffic 243 Add more higher end restaurants and shopping 244 Less apartments and improving existing infrastructure. 245 Main Street -- relocate automotive repair 246 City Employees trying to force the community to do what they want and not do what the community wants. 247 I would make better drop off procedures for the elementary schools as current ones block peoples homes. 248 Stop trying to bring apartments/rental housing and improve what we have. We need better quality streets (especially Northcliff) and mid to higher end neighborhoods. 249 Improve the infrastructure as far as the quality of streets and sidewalks 250 Permanently stop the developers who want to build on the old golf course!’ 251 Appropriate growth with better research in planning and zoning departments 252 City council keeps pushing apartments and low cost housing 253 Redevelop 3009 to keep commercial property outside of 35 and FM 78 254 Better transportation in and out of the region. Most people in Schertz work in neighboring cities such as San Antonio and the commutes aren’t ideal. If Schwab rd could connect Frobese lane that would be ideal, so people in the Cypress point and Parklands neighborhood don’t have to drive 1.5 miles down the highway to turn around to merge onto I35 South. 255 To truly not make us into a los Angeles. I am in Texas because I see land and trees not concrete and buildings. 256 Quit selling us out!!! Invest in parks and green spaces. Quit building low income apartments and houses. Quit destroying all green spaces and wildlife. 257 Support law enforcement financially. We pay our officers the lowest income in the area. How are we supposed to hire GOOD, RELIABLE officers 258 Not enough infrastructure to support the population 259 Less apartments, less lower end housing, traffic issues, car break-ins 260 Number of dental offices 261 More green space, better roads, and less traffic congestion 262 Stop growing with apartments. Keep the small community feel. Focus first on controlling growth that is already here rather than trying to find opportunities to make it happen. Y’all aren’t even caught up yet. 263 Keeping green belts and green areas 264 Stop build more houses and apartments. Jesus Christ enough is enough of the building. We need green space not more apartments and condos 265 There’s lack of police presence in Schertz and needs to change -major intersections. The very few times I see them they’re on the phone 266 Increase police visibility where they are looking at anything other that their phone. 267 Traffic flow problems. Too many people running red lights/speeding 268 The roads. Fix them once &amp; for all quickly &amp; put in sidewalks on both sides of the streets 269 More money invested in public schools. 270 More sidewalks and biking options, more parks with bike/walk trails, beautification. CITY OF SCHERTZ | COMPREHENSIVE PLAN146 271 Lack of code enforcement 272 Family activities. Change the mayor 273 Slow the building of neighborhoods and stop the building of apartment communities. 274 more park and wild spaces 275 Only allow single home dwelling 276 The roads are not able to accommodate traffic 277 The intersection of IH35 and FM3009. Something has to be done with this intersection. A flyover like IH35 and Loop 1604! 278 Stop building houses. And fix the roads like it should have been done before u built up. 279 stop building apartments and multi family units near single family homes!! 280 City council that listens to residents needs and push through unfavorable issues. 281 Create median lanes and keep sidewalks 282 Give it a historic identity that bridges the past, present, and future of the city. Who are we as a city and where are we going? We need a brand for us and an easy slogan that everyone can remember. Right now we are just another suburb of SATX. 283 Limit irresponsible development and overcrowding areas and getting them congested 284 Public transportation 285 Traffic 286 An inviting downtown / Main Street with many small business shopping and dining options. 287 More attention to sustainability- green building/ landscaping incentives; incentivize less trash production by businesses and residents &amp; reuse/ recycling, etc 288 Better roads and less apartments. 289 The development of new subdivisions and apartments. 290 More walking/ bike trails 291 Speed control on Schertz parkway 292 Don’t let UC take away land that belongs to Selma and Schertz, keep farms alive, don’t let housing get so congested need space not ontop of each other 293 Same problem as everywhere else in the area—traffic. The Luas line (tram/ light rail system) in Dublin, Ireland, made significant changes in the suburban and semi-industrial communities around Dublin over the last 20 years. 294 Provide public transportation to connect with SA’s Via 295 Improving streets 296 Leave our greenbelts alone - do not destroy old growth forests and trees! 297 Need more community parks and recreation areas 298 Stop building 299 Better roads 300 Stop trying to destroy greenbelts to force connecting paths. 301 I wouldn’t change Schertz. However, if Schertz want’s to become a premier community you will need to offer residents and corporate citizens responsive services, attractive housing, superior public education, direct regional highway access, abundant park space, thoughtful and strategic planning, innovative ideas and technology and a dynamic community life. 302 Randolph aircraft noise. I know not possible, but you asked. appEnDIx B 147 303 Deport the illegal aliens that work for the home builders. My new house is constructed very sloppy and incomplete. I’m tripping on the floor and the kitchen sink was not installed, it was just hanging. That’s just the top of the iceberg. 304 The absence of Customer Service in the utilities department at City of Schertz. I was charged an $8.00 late fee for a bill I never received. Being a Senior, I rely on the mail to send the bill each month to remind me to pay the bill each month. The online system wouldn’t allow me to set up an account to use Auto-Pay. I sent at last three emails asking to resolve the situation, as well as called, being sent to voicemail. I left a message. All of my communication has been ignored, and I have had to pay a fee I feel I was not responsible for, and I feel taken advantage of by the City Of Schertz. I’ve since been able to setup Auto-Pay, but the city owes me an $8.00 refund if they want my vote of confidence. 305 A realistic viewpoint of the space available and what we can comfortably do with it to live our best lives. 306 Change city council members that continue to ignore what people actually want in there own neighborhoods and continue to push high density housing to serve their own interests. That house for the Mayor also. 307 Businesses should be located in a more centralized area and close together 308 Add another grocery store and restaurants. 309 I will increase the number of cops. 310 The year I started buying houses there...... 311 Only allow responsible growth. The current plan of zoning high desity housing without adequite roads is irresponsible. Expecting the developers of the property to upgrade the roads makes no sense when all they are going to do is build it and ask for variances. 312 It should remain affordable for all demographics 313 More information on council issues - in magazine or electronic communication 314 A council that listens to the people. 315 bette info about city council projects 316 Bring back all the farms that disappeared when all the people moved here. Improve enforcement of laws in neighborhoods. 317 Better thought out infrastructure and safer roads. 318 To stop encouraging apartment complexes being built in rural areas of Schertz. Apartments should be located off the highway where residents would have access to vía if needed, grocery stores, and retail. Building apartments in rural areas of Schertz only increases traffic in already overcrowded areas that are still pending road expansions. 319 Make Schertz a ‘destination’ not a pass through industrial city - provide an attraction, locale, venue that would the community would be proud of an people would want to come to and convenient access. I-10, before it is all sold out to home developers.. it may already be too late! 322 Apartment complexes to close to established neighborhoods 323 Attract younger residents. Our adult children have chosen to live elsewhere in the area. They attend high school in Schertz, but currently don’t find it an attractive place to live. One adult is a married young professional, with no children and the other is a single mother of 3. 324 City council transparency and honesty 325 Growth out pacing the infrastructure 326 I would like Schertz to develop some really nice parks for people to enjoy. Fischer Park in New Braunfels is a good example of this. CITY OF SCHERTZ | COMPREHENSIVE PLAN148 327 More higher end neighborhoods with larger lots 328 None 329 none 330 Not putting gas stations and apartments right next to housing developments 331 Over Development in areas already experiencing strain, due to current infrastructure 332 Stop building 333 Stop trying to break something that’s not broke 334 That we would stop developing every piece of hreen land. No more strip centers when we can’t even fill what has been developed and FIX THE FREAKING STREETS!!! THEY ARE UNSAFE!! 335 To not open it up to multiple housing, i.e., apartment living 336 Update business fronts appEnDIx B 149 QUESTION 13 Which best describes you? 1 I retired from nearly 30 years of teaching at Samuel Clemens High School. I loved being able to get to work in under five minutes. To reiterate a point above, I would have driven a golf cart to work almost every day of that had been an option. 2 I am retired. 3 Owned a home in Schertz but moved due to over growth. 4 Retired 5 Grew up in Schertz and am now retired. 6 Part of the development community with projects in Schertz. 7 We have already outgrown pool and senior centre activities 8 I work outside of Schertz 9 As a property owner I will not let a pond stocked with fish come to end as it did in homestead, what ever fish I transferred into this pond survive and now I haven’t seen any more from that pond. 10 Retired and moved here 11 Retired live in Northcliffe 12 I live in Cibolo and do a lot of business in Schertz. 13 A concerned citizen. 14 Retired 15 I have a Schertz address. 16 Disabled Veteran and Senior. 17 We’ve live in Schertz 27 years, and work from home full time (67). My spouse is retired (75) and I have a disabled daughter (29) who lives in the Clyde Ford Village. Other Answers CITY OF SCHERTZ | COMPREHENSIVE PLAN150 QUESTION 14 If you are a resident, how many years have you lived in Schertz? QUESTION 15 What is your age? appEnDIx B 151 QUESTION 16 Which best describes your race? QUESTION 17 Which best describes your ethnicity? CITY OF SCHERTZ | COMPREHENSIVE PLAN152 INTERACTIVE MAP Type Threads Comment Up Votes Down Votes Public Space Public Space-01 The community is currently working on a PID to protect the greenspace this community has known for its entire existence, it would be wise of city staff and depts to support this movement, as opposed to trying to develop every single blade of grass. 21 5 Transportation Transportation-01 This road is in horrendous shape, and further development will only exacerbate traffic issues in this area. Please repair these roads! 17 0 Safety Safety-01 crime is on the rise in this community and there is not enough daily police presence in this area 12 1 Public Space Public Space-02 The amount of money the city spent on this joke of a splash pad, and the fewer families it can service with the removal of the pool is ridiculous, and it continues to make this annexation area feel disenfranchised 9 4 Public Space Public Space-03 this pond is heavily used by the community, please take steps to maintain this wonderful public area as public access 14 3 Safety Safety-02 Approximate corner of RWY 33R Clear Zone (CZ)0 0 Safety Safety-03 Approximate corner of RWY 33R Clear Zone (CZ)0 0 Safety Safety-04 Approximate corner of RWY 33R Accident Potential Zone I 0 0 Safety Safety-05 Approximate corner of RWY 33R Accident Potential Zone I 0 0 Safety Safety-06 Approximate corner of RWY 33R Accident Potential Zone II 0 0 Safety Safety-07 Approximate corner of RWY 33R Accident Potential Zone II 0 0 Safety Safety-08 Approximate corner of RWY 33L Clear Zone 0 0 Safety Safety-09 Approximate corner of RWY 33L Clear Zone (CZ)0 0 Safety Safety-10 Approximate corner of RWY 33L Accident Potential Zone I 0 0 Safety Safety-11 Approximate corner of RWY 33L Accident Potential Zone I 0 0 Safety Safety-12 Approximate corner of RWY 33L Accident Potential Zone II 0 0 Safety Safety-13 Approximate corner of RWY 33L Accident Potential Zone II 0 0 Safety Safety-14 65-70 dB noise at ground level from T-38 aircraft using RWY 15L for departure 0 0 appEnDIx B 153 Safety Safety-15 80-85 dB noise from T-38 aircraft using RWY 15L for departures 1 0 Safety Safety-16 65-79 dB noise from T-6 aircraft during RWY 15R departures 1 0 Safety Safety-17 &lt;60 dB noise from T-6 aircraft using RWY 15R for departure 0 0 Other Ideas Other Ideas-01 Recommend City of Schertz adopt an Air Installations Compatible Use Zones (AICUZ) overlay district in coordinating with JBSA-Randolph. Encroaching these flight paths puts flying training operations at risk of stopping; stopping flying training at JBSA-Randolph would end JBSA-Randolph’s lease of the land and shut down the major economic power that boosts the local economy. 5 0 Transportation Transportation-02 Weiderstein Road between Schertz Parkway and Ike Road is in horrendous condition. Needs repaving asap. 4 0 Public Space Public Space-04 Would like to see a sidewalk or even a bike path completed along Maske Road from the soccer fields to Schertz Parkway. I see kids walking to school along this narrow street, especially from the mobile homes in high weeds and could be so much safer for them with this edition. 7 0 Types of Development Types of Development-01 We need more grocery stores that are not HEB or Walmart that can serve this community. 2 0 Other Ideas Other Ideas-02 We need more food and lunch options to serve the workforce in this area. 3 3 Other Ideas Other Ideas-03 Please do not remove the trees along Arroyo Seco’s privately owned greenbelt in order to dig for the routing of the city’s water pipeline. Please re-route the plans for this pipeline to the opposite side of the drainage embankment where the commercial properties are, so as not to diminish the property values of our homes in the Arroyo Seco subdivision. 8 0 Types of Development Types of Development-02 Can you ask an ice cream or frozen yogurt franchise to set up shop in this shopping center. It will increase the foot traffic from the surrounding communities. 3 0 Safety Safety-18 The intersection of FM78 and FM3009 has two turn lanes: left turn onto 3009 from 78. The right turn lane is not always available since it is controlled by an electronic turn light. The safety issue is that vehicles will start in the left turn lane and finish in the right turn lane even when both turn lanes are active. I have almost been hit multiple times from a car merging into my turn lane WITH ME IN IT! I recommend painted lane lines to separate the two turn lanes. Thanks. 7 0 CITY OF SCHERTZ | COMPREHENSIVE PLAN154 Transportation Transportation-03 There is alot of trash, dirt and debris in this intersection and on the bridge that makes pedestrian/bike traffic unsafe. Can you please clean up this intersection of all trash, dirt, rocks, vegetation and debris so pedestrians and bikes don’t have to go around or won’t slip on lose gravel into traffic. 5 0 Public Space Public Space-05 Develop,/use existing space for A dog park 0 0 Transportation Transportation-04 TXDOT needs to make this intersection an interchange to expedite traffic. This intersection will become a traffic bottleneck as development occurs. 2 0 Transportation Transportation-05 FM1518 needs to be connected to 3009 and the North FM1518 as thoroughfares to alleviate the current traffic bottlenecks and to ensure easy of movement between the different parts of Schertz. 1 0 Transportation Transportation-06 This roadway needs to be expanded and enhanced so Schertz residents in North Schertz can access the city center without having to use IH35. 5 0 Transportation Transportation-07 This intersection at Four Oaks Lane and FM3009 was not planned well. Congestion is a normal occurrence with insufficient turn lane length and poor business access and egress. 3 0 Other Ideas Other Ideas-04 Schertz should incorporate its border up to the Guadalupe river and HW 35 in this corner and use Randolph AFB, the 1604 and the 10 as the other border to the south west. 0 0 Public Space Public Space-06 The community has been in constant battle to keep this green space. They have excellent ideas that need to be heard. This green space could be turned into waking trails, playgrounds, dog parks, for kicks a driving range! Similar to what morning side park has to offer but twice the size! 9 0 Transportation Transportation-08 Repainting and restriping required. Also, consider reverting back to previous line markings as two lanes of 3009 become three lanes at the light. Left lane of 3009 should remain as left lane at light and NOT split into left and center lane options. Right lane on 3009 should split into center lane and right lane options. 0 1 Transportation Transportation-09 Left turn traffic light at Ripps-Kreusler needs to stay on longer. Currently at about 8 seconds. Recommend 20 seconds. More traffic using this left turn and getting stuck through several cycles at blinking left is not a turn option with large flow of traffic leaving HEB 5 0 Transportation Transportation-10 Need longer left run lane on ripps Kreusler for left turn onto 3009. 2 1 Transportation Transportation-11 Add plastic white posts on frontage road separating left lane after freeway exit from other two lanes to prevent vehicles from cutting across all lanes of traffic to turn right at Tri-County Parkway/Starbucks. 0 1 appEnDIx B 155 Public Space Public Space-07 Continue the publice walking trail along the power line access space to the Schertz River drainage then rigth to Old Weiderstein And also Left to Savannah 1 0 Public Space Public Space-08 Create walking trail all along Schertz River draingage area 1 1 Transportation Transportation-12 Coordinate with cibolo on improving access to Crescent Bend Nature area by improving West Shaffer Road. It is in disrepair. 2 0 Safety Safety-19 Cars are constantly speeding down Covers Cove, sometimes going upwards of 50mph. The police presence is rare. The speed humps are too far apart and do not deter people from speeding. One set is even missing one of the bumps. 8 0 Other Ideas Other Ideas-05 There needs to be a solid comprehensive infrastructure plan for this focus area. This area does not have sufficient sewer infrastructure to serve new development projects. 4 0 Types of Development Types of Development-03 Create zoning options for affordable housing 1 4 Types of Development Types of Development-04 Allow for Multi-Family and more dense type of residential development and/or mixed use development. 0 7 Safety Safety-20 Lower Seguin Rd between 1518 &amp; 1604 is nothing but potholes. And, the city is aware because it is filling the potholes over &amp; over. I have hit a pothole so hard, it unlocked my doors. 18 wheelers routinely cut through here as a shortcut. This road needs to be repaved. Converse has better upkeep to its part of Lower Seguin...CONVERSE. There has been no road improvements that support all the residential development along Lower Seguin. The city has the funds. 2 0 Other Ideas Other Ideas-06 Water Transmission Main will take 40’ of trees and run up to the existing back fence line of Private homeowners - we (Arroyo Verde HOA) do not want this in our Greenbelt. Other locations along the Commercial easement, away from the backyards of homeowners would make more sense! 4 0 Other Ideas Other Ideas-07 Has the City revised impact to water/infrastructure, etc and considered appropriate easement as this area is developed? Needs to be considered for all areas as past experience has proven the City has forgot that expansion takes support infrastructure. Going back and attempting to cut a path through condemnation will cost the City $$. 1 0 Other Ideas Other Ideas-08 Infrastructure support: City easements as you go.0 0 Other Ideas Other Ideas-09 Any requirements for City infrastructure?0 0 CITY OF SCHERTZ | COMPREHENSIVE PLAN156 Types of Development Types of Development-05 whatever goes in here - please review surrounding area impacts and make the improvements as you expand. You should not build first and then plan for improvements - best to do them at the same time. 0 0 Types of Development Types of Development-06 Commercial/Industrial use along I35. Transportation corridor for connecting Austin/San Antonio. 0 0 Other Ideas Other Ideas-10 High density varied housing hub with all the family amenities AND public transport to work areas (including connection to San Antonio and Austin public transportation systems). 1 1 Other Ideas Other Ideas-11 Not a good idea to build in aircraft approach/departure zones (even if its allowed). You want to force close RAFB, build away. Not a good idea. Its already impacted the Universal City planning/zoning and they have determined to build in the zone with low occupancy uses (warehousing). Still a building is a building and impacts air space and aircraft. If allowed to continue - RAFB will be closed. 1 0 Housing Housing-1 This is private property (formerly a golf course). We would like to see a community-friendly developer build single family homes in this area of the property, similar or even more upscale to the ones already in The Fairways of Scenic Hills. Preserving the pond is a good idea to attract new home buyers to purchase premium lots. 3 4 Housing Housing-2 This is private property (formerly a golf course). We would like to see a community-friendly developer build single family homes in this area of the property, similar or even more upscale to the ones already in The Fairways of Scenic Hills, Scenic Hills 55+, and Northcliffe communities. 3 3 Housing Housing-3 This is private property (formerly a golf course). We would like to see a community-friendly developer build single family homes in this area of the property, similar or even more upscale to the ones already in The Fairways of Scenic Hills. 3 3 Types of Development Types of Development-07 This area is zoned as General Business (GB) according to the City of Schertz zoning map. We would like to see quality office space, or medical office type businesses developed here for the convenience of area residents. 1 2 Types of Development Types of Development-08 This area is zoned as General Business (GB) according to the City of Schertz zoning map. We would like to see quality office space, or medical office type businesses developed here for the convenience of area residents. 2 2 Transportation Transportation-13 Road needs to be updated to avoid residents who require daily usage of this route from having to continuously repair tires due to potholes. 2 0 appEnDIx B 157 Housing Housing-4 Build multifamily homes on this side of the freeway and other purple areas, along with other amenities young professionals like, such as public transportation, walk- ability, brew pubs, stores etc. There’s easy access to IH35; convenient to those working in SA or cities north of us. When young professionals are ready to start families, the established quiet neighborhoods will still be there for them. 1 0 Types of Development Types of Development-09 medical services, fire station, post office 0 0 Types of Development Types of Development-10 library 0 0 Public Space Public Space-09 Please keep the greenbelt, but also add a children’s playground in the flatter open space. 2 0 Other Ideas Other Ideas-12 Do Not Destroy these heritage oaks and forest to clear out a 40 foot wide destruction zone to lay in a water line. This is natural forested area that is protects a lot of diverse wildlife (owls, hawks, foxes, etc.) and these woodlands help prevent flooding and excess water run off. The city is proposing to pave this 40’ wide area to make a public path through this area also. Paving through this natural private land to create public thoroughfare does not enhance the safety of our residents. 3 0 Other Ideas Other Ideas-13 Do Not Destroy these heritage oaks and forest to clear out a 40 foot wide destruction zone to lay in a water line. This is natural forested area that is protects a lot of diverse wildlife (owls, hawks, foxes, etc.) and these woodlands help prevent flooding and excess water run off. The city is proposing to pave this 40’ wide area to make a public path through this area also. Paving through this natural private land to create public thoroughfare does not enhance the safety of our residents. 3 0 Public Space Public Space-10 The current city engineering plans show a water main being laid along this section of Oak Forest Park possibly requiring the removal of the beautiful oaks along this section of 3009. That would be a tragedy for the city and homeowners adjacent to the park. 0 0 Other Ideas Other Ideas-14 The water transmission line project will destroy one of the last natural green spaces left in Schertz, cut down Heritage Oaks and severally impact home values along the green spaces. Paving a path will invite crime and undesirables into our back yards. As a home any impact to the value of homes will prompt law suites against the city. 0 0 Safety Safety-21 Stop allowing vehicles to park along Main Street blocking the view of traffic. Most vehicles are large and harder to see over or around than most cars, but any car presents a problem with the view of oncomming traffic on Main Street from the West especially. 0 1 CITY OF SCHERTZ | COMPREHENSIVE PLAN158 Types of Development Types of Development-11 PUD here means: “The most common kind of PUDs,however, are comprised prediominantly of single-family homes.” quoted from Duck Duck Go. please read complete definition which makes it like a community with amenities “like parks, playgrounds, pools, tennis and basketball courts,hiking trails, private gated common landand street lights...” 1 0 Transportation Transportation-14 The idea that you are trying to push through multi- family homes in this area without proper access in and out, and the usual build first and figure problems out later plan, shows the absolute disregard for the safety and concerns of residents. Hear your residents! People did not move to this area because they want another San Antonio, Austin, or Houston. Look at their disasters of building first and then trying to figure out problems later- too many people, not enough roads, neverending constru 0 0 PLANNING AND ZONING COMMISSION MEETING: 03/06/2024 Agenda Item 6 C A   TO:Planning and Zoning Commission PREPARED BY:Samuel Haas, Senior Planner SUBJECT:Current Projects and City Council Status Update BACKGROUND 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: The following site plan development application was submitted between February 7, 2024 and March 1, 2024  Keaco LLC Headquarters   52,000 square foot Warehouse on 17720 Verde Parkway CITY COUNCIL RESULTS: The following development applications were recommended for final action to the City Council:  Ord. 24-S-01- Conduct a public hearing and consider amendments to Part III of the Schertz Code of Ordinances, Unified Development Code (UDC) to Article 5 - Zoning Districts, Article 9 - Site Design Standards, and Article 14 - Transportation  Recommend for approval at the January 10, 2024 P&Z Meeting  Voted to approve on the first reading at the February 6, 2024 CC Meeting  Approved on the second reading at the February 20, 2024 CC Meeting Ord. 24-S-02- Conduct a public hearing and consider a request for a Specific Use Permit to allow Automobile Repairs & Service, Major on approximately 1.5 acres of land, located 250 feet east of the intersection of FM 3009 and Borgfeld Road, also known as Guadalupe County Property Identification Number 129949, also known as 1205 Borgfeld Road, City of Schertz, Guadalupe County, Texas.   Recommend for approval with conditions at the January 31, 2024 P&Z Meeting  Voted to approve on the first reading at the February 6, 2024 CC Meeting  Approved on the second reading at the February 20, 2024 CC Meeting Ord. 24-S-04 - Conduct a public hearing and consider amendments to Part III of the Schertz Code of Ordinances, Unified Development Code (UDC) to Article 16 - Definitions.  Recommend for approval at the February 7, 2024 P&Z Meeting Scheduled for first reading at the March 5, 2024 CC Meeting Ord. 24-S-05 - Conduct a public hearing and consider a request to rezone approximately 26.11 acres of land from Single-Family Residential / Agricultural District (R-A) to General Business District (GB), a portion of 11209 E FM 1518 generally located 600ft northwest of the intersection of Lisa Meadows and FM 1518, City of Schertz Bexar County, Texas, also known as Bexar County Property Identification Number 308363.  Recommend for approval at the February 7, 2024 P&Z Meeting Scheduled for first reading at the March 5, 2024 CC Meeting ADMINISTRATIVELY APPROVED PROJECTS:  The following applications were administratively approved between February 7, 2024 and March 1, 2024  Woodland Oaks Business Park South - 2/07/24  2 Office Buildings totaling 10,234 square feet on Schertz Parkway and Mesa Verde Titan Schertz35 Building 1 - 2/08/24  A 196,560 square foot warehouse on Tejas Way Parklands II Unit 4 Preliminary Plat - 2/23/24  78 Single Family Residential Lots located east of Eckhardt Road