The applicant is proposing to amend approximately 96-acres of the Comprehensive Land Use Plan- Future Land Use Map from Complete Neighborhood and Regional Corridor to Industrial Hub.

 On July 24, 2025, four (4) public hearing notices were mailed to the surrounding property owners within two hundred (200) feet of the subject property. At the time of this report, staff received zero (0) responses in favor, zero (0) responses neutral, and zero (0) responses opposed to the proposed Comprehensive Land Use Plan Amendment. A public hearing notice was published in the "San Antonio Express" on October 1, 2025. A sign was placed on the property by the applicant.

Subject Property:

	Future Land Use Designation
Existing	Regional Corridor and Complete Neighborhood
Proposed	Industrial Hub

Adjacent Properties:

	Future Land Use Designation
North	Complete Neighborhood
South	IH-10 Access Road
East	Regional Corridor and Complete Neighborhood
West	Regional Corridor and Complete Neighborhood

The goal is to amend the Comprehensive Land Use Plan for approximately 96 acres of the Future Land Use Map from Complete Neighborhood and Regional 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 Comprehensive Land Plan Amendment Criteria for approval are listed in the Unified Development Code 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. The Comprehensive Plan is meant to be a living document to remain relevant with the desires of the community. When the Comprehensive Plan was initially done Industrial Hub was confined to a specific area. However, the Industrial Hub Land Use Designation was meant to create an employment center along IH-10 ,within proximity to Loop 1604, and the subject property. The proposed Industrial Hub is an extension of that desire. Additionally, the Strategic Plan calls for the goal to create a thriving economy by supporting business retention and recruitment; thus this Comprehensive Plan Amendment promotes the health, safety, and 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 policies of the Comprehensive Plan include encouraging economic diversity by promoting a diversity of businesses, industries, and employment opportunities. The proposed Comprehensive Plan Amendment, is an extension of the existing Industrial Hub in the area, which further promotes employment opportunities within this area.The intent of the Industrial Hub Land Use Designation is for light and heavy industrial activities, including manufacturing, warehouses, processing, and distribution centers. These areas should be located near major roads, highways, and railways. The subject property promotes the intent of the proposed Industrial Hub Land Use Designation as it is located near the 1604 Loop and IH-10, major highways that connect to the larger San Antonio Metropolitan Area.

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 Comprehensive Land Use Plan lists best practices for implementation of the plan. One of those best practices includes keeping the plan updated. The Comprehensive Land Use Plan is intended to be a living document that allows for flexibility to ensure its elements are appropriate and remain consistent and relevant to the community with normal updates.

The subject area is within proximity to Focus Area 2 of the Comprehensive Plan. The strategies, as a result of the study, recommend strategically planning development to serve the adjacent residential areas and tap into the business potential along the highway. The proposed amendment is consistent with the recommended strategies as the subject property is located along IH-10, is within proximity to Loop 1604, and is within proximity to the potential workforce.

4. 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
The subject property is located within a pocket of Southern Schertz that contains the only existing Manufacturing (Light) District (M-1) zoning. Additionally, the property is nestled between the 1604 Loop and IH-10. The proposed Comprehensive Plan Amendment to Industrial Hub is compatible with what is in the existing area and the existing transportation network. During the Comprehensive Land Use Plan Amendment, the existing zoning within this pocket of Southern Schertz should have been considered. With this amendment, the Future Land Use Map can reflect the development character of this area.

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

Staff Recommendation:
Due to the unique location of the property within proximity of 1604 Loop and IH-10, the existing industrial zoning in the subject area, Staff recommends approval of Ord 25-S-041.

Planning and Zoning Commission:
A public hearing was held for the proposed Comprehensive Plan Amendment at the August 6, 2025, Planning and Zoning Commission Meeting. At the August 6, 2025, Planning and Zoning Commission, the recommendation for the Comprehensive Plan Amendment was motioned for a continuance to the September 3, 2025, Planning and Zoning Commission meeting.

The Planning and Zoning Commission made a recommendation of approval at the September 3, 2025, Planning and Zoning Commission Meeting with a 4-1 vote, with Commissioner Hughes with the Nay vote.