Update from the December 6, 2022 City Council Meeting:
Based on the discussion at the December 6th City Council meeting in relation to "Auto Repairs & Service Major" within Area I, the proposed Schertz Station PDD has been modified. The PDD Design Standards for Area I now propose a permitted land use of "Auto Repairs & Service, Medium" with a created definition for what is allowable within that land use. The proposed PDD design standards indicate that within this land use no outdoor storage of materials such as tires, auto parts, etc. is allowed.
Owner: San Antonio One, LTD Partnership
Applicant / Developer: Embrey, Omar Rivera
Engineer: Kimley-Horn
Representative: Ashley Farrimond
Forty Four (44) public hearing notices were mailed to the surrounding property owners on October 14, 2022 with a public hearing notice published in the "San Antonio Express" on November 16, 2022, prior to the City Council public hearing. At the time of this report, staff has received one response in favor, and three responses opposed to the request.
The Planning and Zoning Commission conducted a public hearing on October 26, 2022. During the public hearing property owners from neighboring subdivisions from the north and west spoke in opposition of the proposed development. |
The applicant is proposing to rezone approximately 75 acres of land from General Business District (GB) and Manufacturing District-Light (M-1) to Planned Development District (PDD). Currently, the property is undeveloped / agricultural land. The proposed Planned Development District, titled "Schertz Station", is divided into four (4) different areas to include Commercial, Retail, and Multi-Family, each of which has their own designations and standards, outlined below.
Area I: The portion of the property along IH 35 and Cibolo Valley Drive, proposed to develop as Commercial /Retail- Approximately 18.6 acres
- Area I is proposed with a base zoning of General Business (GB), and will allow all uses permitted in General Business per the UDC along with "Auto Repairs & Service, Major" and "Retail Cabinet Sales".
- Within Area I, The maximum impervious coverage is proposed to be 85%. Additionally, 15% of Area I will be required to be landscaping. Since Area I is adjacent to IH 35, a minimum fifty (50) foot front building setback will be required for all lots fronting IH 35 frontage road.
Area II: The portion of the property located in the center of the 75 acres, immediately behind Area I, proposed to develop as Commercial / Retail - Approximately 19.2 acres. Originally the applicant also was requesting that multifamily uses be allowed in Area II. After Planning and Zoning Commission consideration the applicant modified their request to eliminate multifamily residential uses as an allowed use.
- Area II is proposed with a base zoning of General Business (GB), and will allow all uses permitted in General Business per the UDC, along with"Commercial Amusement, Outdoor".
- Within Area II, The maximum impervious coverage is proposed to be 90%. Additionally, 10% of Area II will be required to be landscaping.
Area III: South of Area II, proposed to develop as Multi-Family - Approximately 33.5 acres
- Area III is proposed with a base zoning of Apartment / Multi-Family (R-4), and will allow uses permitted in Apartment / Multi-Family (R-4) per the UDC
- Within Area III, the maximum height of any proposed buildings will be 35 feet with a maximum impervious coverage of 80%. Additionally, 20% of Area III will be required to be landscaping.
- Since Area III is proposed as Multi-Family, the PDD Design Standards stipulate a maximum density of 12 units per acre. Additionally, there will be a required parking ratio of 1.75 parking spaces per unit (minimum).
Area IV: Immediately adjacent to the intersection of Cibolo Valley Drive and Old Wiederstein, proposed to develop as Commercial / Retail - Approximately 3.29 acres
- Area IV is proposed with a base zoning of General Business (GB), and will allow all uses permitted in General Business per the UDC
- Within Area IV, the maximum height of any proposed buildings will be 35 feet with a maximum impervious coverage of 85%. Additionally, 15% of Area IV will be required to be landscaping.
In addition to the four proposed areas, the Schertz Station PDD also indicates that the extension of Ripps Kruesler through the project will be completed as a "Collector".
Throughout the entirety of the proposed PDD a minimum fifteen foot (15') wide landscape buffer to include one (1) tree per twenty linear feet (20') will be provided adjacent to all public right of ways. Additionally, the proposed PDD design standards stipulate that all parking spaces will be no less than nine (9) feet by eighteen (18) feet (9' x 18') and wheel stops will not be provided.
The Comprehensive Land Use Plan (CLUP) and Schertz Sector Plan Update, and more specifically as depicted on the Future Land Use Plan Map identifies the subject property as three different land use designations: Highway Commercial, Commercial Campus, and Single Family Residential.
Specifically the Highway Commercial designation is located at the corner of Cibolo Valley Drive and IH 35.Highway Commercial is intended for regional scale retail and commercial uses that can take advantage of the highway frontage. The Commercial Campus designation is located along the IH 35 frontage and into the center of the subject property. Commercial Campus is intended to encourage the development of lower intensity commercial and office uses in addition to allowing for multi-family. The Single Family Residential designation is located towards the southern portion of the subject property. Single Family Residential is intended for a mix of residential uses (such as multi-family) along with limited commercial development to support the daily activities of the development.
- Comprehensive Plan Goals and Objectives: The subject property as a whole has three Future Land Use Designations, Highway Commercial, Commercial Campus, and Single Family Residential. These land use designations are intended to allow for commercial, retail, and multi-family which is what is being proposed by the Schertz Station PDD. Based on the Schertz Station PDD providing for a mixture of multi-family, commercial and retail the proposed development is in conformance with the goals and objectives of the Comprehensive Plan.
- Impact of Infrastructure: The proposed Schertz Station PDD should have minimal impact on the existing and planned water and wastewater systems in the area. If approved, the project would be required to go through the standard development process which would include any public infrastructure improvements for water, wastewater and roadways.
- Impact of Public Facilities/Services: The proposed rezoning request should have minimal impact on public services, such as schools, fire, police, parks and sanitation services.
- Compatibility with Existing and Potential Adjacent Land Uses: The subject property is adjacent to Cibolo Valley Drive, IH 35, and Old Wiederstein Road. Additionally, in the area is the Cibolo Crossing Development located across Cibolo Valley Drive from the subject property which is proposed to develop with commercial, retail, and multi-family. The proposed Schertz Station zone change would be compatible with the Cibolo Crossing Development in the City of Cibolo. Additionally, the subject property is adjacent to the EVO Entertainment, movie theater. The proposed commercial and retail is directly compatible with this existing business.
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The Schertz Station Planned Development District is proposing to develop as commercial, retail, and multi-family which has been described as desired at the intersection of Cibolo Valley Drive and IH 35. The proposed PDD will maintain the commercial and retail components along the IH 35 frontage as well as providing a commercial option at the hard corner of Old Wiederstein and Cibolo Valley Drive. Additionally, the proposed Schertz Station will incorporate multi-family as a buffer from the proposed commercial / retail to the adjacent SCUCISD owned property and the residential across Old Wiederstein.
Based on the subject property's Comprehensive Land Use Designations and the conformance and compatibility with the proposed Schertz Stations Planned Development District, along with the unique nature of the proposed commercial, retail, and multi-family staff recommends approval of the Planned Development District zone change request.
The Planning and Zoning Commission conducted a public hearing on October 26, 2022 where the Planning and Zoning Commission made a unanimous recommendation of approval of the zone change as presented with a note in relation to the proposed project needing to meet Unified Development Code Section 21.14.3.F in relation to sight distance requirements. |