Per the applicant's letter of intent, the property owner would like to construct a pet store with retail sales and grooming activities.

On October 25, 2024, 10 public hearing notices were mailed to the surrounding properties within a 200-foot notification boundary of the subject property. At the time of the staff report, one (1) response in favor, zero (0) responses neutral, and zero (0) responses in opposition have been received. A public hearing notice was published in the San Antonio Express on November 13, 2024. Additionally, one (1) sign was placed on the subject property. The City of Schertz Police, Fire and EMS Departments have indicated they do not have any concerns regarding the proposed rezoning request.

Subject Property:

	Zoning	Land Use
Existing	General Business District (GB)	Residential/Vacant
Proposed	Main Street Mixed Use District (MSMU)	Pet Store

Adjacent Properties: 

	Zoning	Land Use
North	Right of Way	Main Street
South	Right of Way	Union Pacific Railroad
East	General Business District (GB)	Commercial (Main Street Garage)
West	General Business District (GB)	Residential

Per the applicant's letter of intent, the property owner would like to rezone the property to Main Street Mixed Use District (MSMU) to construct a pet store with retail sales and grooming activities.

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

When evaluating Zone Change applications, staff uses the Criteria for Approval located in UDC Section 21.5.4.D.

1. Whether the proposed zoning change implements the policies of the adopted Comprehensive Land Plan, or any other applicable adopted plans;
The Comprehensive Plan designates this area as "Main Street Corridor" which is intended to be a mix of residential, commercial, and cultural uses strategically designed to create a pedestrian-friendly urban core. The rezone of this property aligns with these goals and thus aligns with the Comprehensive Plan.

2. Whether the proposed zoning change promotes the health, safety, and general welfare of the City.
Staff has determined that the proposed zone change will not adversely affect the safety and health of the city. Additionally, as part of promoting the general welfare, it is good practice to encourage cohesive districts with zoning and land uses that are consistent with the surrounding area. The Main Street corridor is a mixed-used area with a variety of commercial and residential uses. This zone change request promotes the general welfare by creating that cohesiveness. 

3. Whether the uses permitted by the proposed change will be consistent and appropriate with existing uses in the immediate area;
The Main Street Mixed Use District (MSMU) permits a wide variety of uses, from less-intense commercial to single-family detached residences. This matches what is currently in the immediate area of the property. 

4. Whether other factors are deemed relevant and important in the consideration of the amendment.
Main Street is the historical, geographical, and cultural heart of Schertz. The corridor sits in a flood zone and this presents challenges for development. Due to this, the city has adopted policies and has made efforts to incentivize the development of Main Street, such as the Local Flavor Grant and waiving some development application fees. Additionally, the city is currently in the design phase for reconstructing the Main Street thoroughfare itself. This rezone application builds on current and previous efforts to create a vibrant main street district for residents and visitors alike.

For these reasons, staff is recommending approval of Ord. 24-S-169.

The Planning and Zoning Commission held a public hearing on November 6, 2024 and made a recommendation of approval with a 4-0 vote.

Approval of Ordinance 24-S-169