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  16.       
City Council Regular Meeting
Meeting Date: 04/06/2021  

BACKGROUND
The applicant is requesting to rezone approximately 25 acres of land from General Business District (GB) and General Business II District (GB-2) to entirely General Business II District (GB-2). As shown on the zoning exhibit the property is shown as three tracts.
  • Tract 1 immediately adjacent to FM 3009 is 7.04 acres and is currently zoned General Business District (GB). Tract 1 is currently developed as mini-warehouse / public storage, which is a non-conforming land use in the current zoning.
  • Tract 2, immediately behind tract 1, is 7.55 acres and is currently zoned General Business II District (GB-2). Tract 2 is currently developed as mini-warehouse / public storage and specifically is utilized for RV storage. This portion's zoning was changed by Ordinance 13-S-47 in 2013 to the current General Business II District (GB-2). In addition to the zoning in 2013, a Specific Use Permit (Ord. No. 13-S-48) was also approved for this portion to allow RV Storage and Mini-Warehouse / Public Storage. However, this Specific Use Permit had a conditional five-year expiration, and has since expired. Since the specific use permit expired, the current land use is considered non-conforming.
  • Tract 3, immediately behind tract 2 and at the rear of the property, is 10.14 acres and is currently zoned General Business District (GB). Tract 3 is currently undeveloped, but the applicant desires to use this property as an expansion of the mini-warehouse / public storage land use and has requested a Specific Use Permit, which will be considered following this zone change request.

The requested zoning to all General Business II District (GB-2) is desired to create a cohesive zoning for the entire property rather than the current split in zoning. Additionally, the requested Specific Use Permit, is for the same approximately 25 acres with the desire to have the land use Mini-Warehouse / Public Storage, as it would be an approved use for the entire property since the majority is already developed as such.

Nineteen (19) public hearing notices were mailed to surrounding property owners on February 24, 2021. At the time of this report, staff has received no responses in favor, opposed, or neutral to the request. A public hearing notice was published in the "San Antonio Express" on March 17, 2021. 

A public hearing was held at the March 10, 2021 Planning and Zoning Commission meeting in which no residents spoke. 
GOAL
To zone change approximately 25 acres from General Business District (GB) and General Business II District (GB-2) to General Business II District (GB-2). 
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 Future Land Use Plan through the Comprehensive Land Use Plan designates the subject property for Parks and Open Space which is defined in the Comprehensive Land Plan as areas of public parks, outdoor recreation areas, golf courses, undeveloped reserves/greenways, and floodways. The Schertz Sector Plan did not evaluate this portion of Schertz, meaning that the designation has remained unchanged since the Comprehensive Land Use Plan was completed.
  • Comprehensive Plan Goals and Objectives: The proposed rezoning of General Business II District (GB-2) is not consistent with the goals and objectives of the Comprehensive Plan. However, in reviewing the Google Earth imagery, the subject property has been utilized as a mini-warehouse / public storage facility since at least 2002, however the County records show that the original structures were completed around 1995, and was in existence when the Comprehensive Land Use Plan designated this property as Parks and Open Space, which was inconsistent with the current development.
  • Impact of Infrastructure: The proposed rezoning request should have a minimal impact on the existing water and wastewater systems. The site is adjacent to FM 3009 which is designated as a Principal Arterial, 120’ right-of-way on the master thoroughfare plan. 
  • Impact of Public Facilities/Services: The proposed rezoning request should have a 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 currently surrounded by undeveloped property or existing commercial businesses which are currently zoned General Business District. The rezoning request is compatible with the existing land use of the existing Lockaway Storage Facility.
FISCAL IMPACT
None. 
RECOMMENDATION
Although, the requested zoning of General Business II District (GB-2) is not consistent with the current designation on the Comprehensive Land Use Plan, it is consistent with the existing business and the proposed business expansion and should have a minimal impact to the surrounding properties and public infrastructure. In addition, the requested zoning will make the zoning for this entire property consistent rather than having the property have split zoning, with the middle being General Business II District (GB-2) and the front and rear of the property being General Business District. The property has been utilized for mini-warehouse / public storage since at least 2002, however per the County records could be as early as 1995. The requested zone change and the associated Specific Use Permit if approved would bring the property into a legal conforming land use status and would allow the business to expand as desired.

This item was heard at the March 10, 2021, Planning and Zoning Commission meeting, in which the Commission provided a unanimous recommendation of approval of the zone change. 

Staff recommends approval of the zone change request to rezone approximately 25 acres of land to General Business II District (GB-2). 
Attachments
Ord. No. 21-S-11 25 Acre Zone Change
Exhibit A
Exhibit B
Aerial Map
Public Hearing Notice Map

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