The applicant is proposing to amend approximately 2.1 acres of the Comprehensive Land Use Plan- Future Land Use Map from Local Corridor to Industrial Hub. This Comprehensive Land Use Plan Amendement is accompanied by a zone change application, PLZC20260035.

On May 21, 2026, seven (7) public hearing notices were mailed to the surrounding property owners within two hundred (200) feet of the subject property. At the time of the staff report, staff received zero (0) responses in favor, zero (0) responses neutral, and zero (0) responses in opposition to the proposed amendment. A public hearing notice will be published in the "San Antonio Express" prior to the City Council meeting. A sign was placed on the property by the applicant. 

Subject Property:

	Future Land Use Designation	Intent of Future Land Use Designation
Existing	Local Corridor	This land use type describes locally oriented commercial and entertainment areas typically situated along medium- to high-volume collector roads with 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.
Proposed	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.

Adjacent Properties: 

	Future Land Use Designation
North	Local Corridor
South	Local Corridor and Regional Corridor
East	Local Corridor
West	Local Corridor

The goal is to amend the Comprehensive Land Use Plan for approximately 2.1 acres of the Future Land Use Map from Local Corridor to Industrial Hub.

It is the City’s desire to promote safe, orderly, efficient development and ensure compliance with the City’s vision of future growth.

The City of Schertz Comprehensive Land Use Plan and Future Land Use Map and its amendments were adopted in April of 2024, via Ordinance 24-S-06.

When evaluating Comprehensive Land Use Plan Amendments, Staff uses the criteria listed in Unified Development Code (UDC) Section 21.4.6.D. The criteria are listed below.

1. The proposed amendment promotes the health, safety, or general welfare of the City;
The Comprehensive Plan has objectives to create a rational and reasonable basis for making decisions about the community. As per UDC Section 21.1.5, the UDC is intended to implement the policies and objectives of the Comprehensive Land Plan to promote the general welfare of the community. The Comprehensive Plan is the shared vision of the community that is used by staff to make recommendations on zone changes based on the shared adopted vision. The subject property is located on FM 482, is adjacent to and in proximity to rural residential uses, older commercial buildings, and in proximity to Comal Elementary School. The subject area along FM 482 is designated as Local Corridor in the Future Land Use Map.The proposed Comprehensive Plan Amendment to Industrial Hub on approximately 2.1 acres, at the specified location, does not implement the policies and strategies of the Comprehensive Plan for Focus Area 5, is not compatible or appropriate with existing Future Land Use Designations, and thus does not promote the general welfare of the City.

2. An amendment to the text is consistent with the goals, objectives, and other policies of the Comprehensive Land Plan;
The proposed amendment is not consistent with the objectives and policies of the Comprehensive Land Plan. The primary objectives of the Comprehensive Land Plan are to accomplish efficient delivery of public services, coordinate public and private investment, minimize potential land use conflicts, manage growth in an orderly manner, make cost-effective public investments, and provide a rational and reasonable basis for making decisions about the community. Additionally, the market snapshot of the Comprehensive Plan listed emerging goals that included incorporating retail with placemaking and destinations to increase significance and aligning development outcomes with the broader goals of the community in context with current market conditions.

The proposed Future Land Use Map amendment to Industrial Hub permits zoning districts that allow for light and heavy industrial uses. Within the Industrial Hub Land Use Designation, General Business District-II (GB-2), Manufacturing (Light) District (M-1), and Manufacturing (Heavy) District (M-1) would be compatible. The uses permitted within these zoning districts are not compatible with the existing characteristics of the area or Focus Area 5, adjacent residential uses, and do not minimize land use conflicts. Instead, the proposed Industrial Hub Land Use Designation increases conflicts between land uses by allowing and promoting zoning districts that allow for heavy industrial uses that require appropriate buffering through zoning and transitional land uses.

The closest existing Industrial Hub Land Use Designation is located west of FM 2252, approximately 2.5 miles away from the subject location. Additionally, in this area, to the north of the railroad tracks and east of the subject property is designated as Local Corridor. South of the railroad tracks and east of the subject property is designated as Regional Corridor. To the west of the subject property and south of the railroad tracks, the area is designated as Local Corridor. The railroad acts as a dividing line for the Comprehensive Land Use Plan - Future Land Use Map, and for any existing industrial or warehouse development. The intent of the subject property and larger area, is to utilize the major transportation corridors to provide retail and commercial destinations that not only serve local residents, but bring visitors to Schertz. There is no existing Industrial Hub Land Use Designation immediately adjacent or within proximity to the proposed amendment area.

With the existing Local Corridor Land Use Designation, the area has the potential to utilize the existing buildings for commercial uses to emphasize the character of the area to create a destination as proposed in the Comprehensive Land Use Plan policies, objectives, and strategies.

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;
The subject area is within Focus Area 5 of the Comprehensive Plan. The Comprehensive Plan describes the character of Area 5 as having existing schools and historical assets that should be celebrated and incorporated into future developments to enhance the quality of life for existing and future residents of this area. Commercial and mixed land uses were proposed in this area to ensure improved access to necessary services and amenities to improve the livability of the adjacent residential areas. The recommended strategies for Focus Area 5 include ensuring development is appropriate with the floodplain, attracting restaurants, entertainment, and retail uses to support the adjacent residential areas, providing destinations for visitors, creating access to commercial destinations, and creating a mix of residential densities. The proposed Industrial Hub Land Use Designation does not help meet the strategies of Focus Area 5, which is not consistent with the policies of the Comprehensive Land Plan.

4. Any proposed amendment addresses circumstances that have been 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
The proposed Comprehensive Plan- Future Land Use Map amendment does not address changing circumstances, does not implement the Comprehensive Plan policies better, and does not address errors or deficiencies.

5. Other factors which are deemed relevant and important in the consideration of the amendment.
Staff has reviewed the proposed Comprehensive Land Use Plan Amendment and has ensured it has met all the UDC requirements. The proposed amendment was sent to the City of Schertz Fire, EMS, and Police Departments for review, and they have not provided objections.

The proposed Comprehensive Land Use Plan - Future Land Use Map Amendment to Industrial Hub on approximately 2.1 acres of land, at the subject location, is not consistent with the objectives and policies of the Comprehensive Land Plan and does not correct mapping errors or deficiencies in the adopted Comprehensive Land Use Plan. Staff recommends denial of PLCPA20260074.