The applicant is requesting to rezone approximately 44 acres of land from General Business District (GB) to approximately 22 acres as Single-Family Residential District (R-2) and approximately 22 acres as Single-Family Residential District (R-6). The subject property is currently unplatted and undeveloped. 

On November 19, 2025, forty-seven (47) public hearing notices were mailed to the surrounding property owners within a 200-foot boundary of the subject property. At the time of the Staff Report, one (1) response in favor, zero (0) responses neutral, and one (1) response in opposition were received. The Planning and Zoning Commission held a public hearing for the item on December 3, 2025. A public hearing notice was published in the "San Antonio Express," on December 17, 2025. The applicant placed two notification signs on the subject property on November 19, 2025.

Subject Property:

	Zoning	Land Use
Existing	General Business District (GB)	Undeveloped
Proposed	Single-Family Residential District (R-2) and Single-Family Residential District (R-6)	Single-Family Residential

Adjacent Properties:

	Zoning	Land Use
North	Planned Development District (PDD) and General Business District (GB)	Homestead PDD, Undeveloped
South	Planned Development District (PDD), Right-of-Way, Outside of City Limits	Homestead PDD, Green Valley Rd, City of Cibolo ETJ
East	Single-Family Residential District (R-2)	Ackermann Subdivision Single-Family Residential
West	Planned Development District (PDD)	Homestead PDD

Zoning:

Dimensional and Development Standards
				Minimum Lot Size			Minimum Yard Setback			Misc. Lot Requirements
		Code	Zoning District	Area. Sq.Ft.	Width Ft.	Depth Ft.	Front Ft.	Side Ft.	Rear Ft.	Max Height	Max Impervious Coverage
Table 21.5.7.B- Non-Residential	Existing	GB	General Business District	10,000	100	100	25	0 adj. to non-res; 25 adj. to res	0 adj. to non-res; 25 adj. to res	120	80%
Table 21.5.7.A- Residential	Proposed	R-2	Single-Family Residential District	8,400	70	120	25	10	20	35	50%
Table 21.5.7.A- Residential	Proposed	R-6	Single-Family Residential District	7,200	60	120	25	10	20	35	50%

The applicant is requesting to rezone approximately 44 acres of land from General Business District to approximately 22 acres as Single-Family Residential District (R-2) and approximately 22 acres as Single-Family Residential District (R-6).

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

When considering zone changes, staff looks to the criteria listed in UDC Section 21.5.4.D. The criteria are listed below:
1. Whether the proposed zoning change implements the policies of the adopted Comprehensive Land Plan, or any other applicable adopted plans.
The proposed zone change to Single-Family Residential District (R-2) and Single-Family Residential District (R-6) implements the policies of the adopted Comprehensive Plan. The Comprehensive Plan designates this area as Complete Neighborhood in the Future Land Use Plan. Complete Neighborhood is intended for a mixture of housing types with supporting land uses that include locally serving commercial and retail.

The proposed single-family zoning districts would provide for two housing types that are the same density as the residential developments to the east of the subject property, and less dense than the Homeastead PDD to the northwest, west, and southwest of the subject property.

2. Whether the proposed zoning change promotes the health, safety, and general welfare of the City.
As part of promoting the health, safety, and welfare, the City should encourage development compatible with surrounding uses, utilizing standards and transitional uses to alleviate negative impacts. The dimensional requirements for Single-Family Residential District (R-2) and Single-Family Residential District (R-6), as listed in UDC Section 21.5.7.A, are compatible within the immediate area of the subject property. 

The Homestead PDD to the northwest, west, and southwest of the subject property allows for single-family residential with a minimum lot width and depth of 55 by 120 and 65 by 120, and allows for townhomes. To the east of the subject property, there is a Single-Family Residential District (R-2) zoned parcel that requires the same dimensional and development standards as proposed within 22 acres of the proposed zone change. Since the proposed zoning districts require similar dimensional and development standards as the existing zoning districts in the immediate area, the proposed zone change promotes the general welfare of the community by being compatible and consistent with the surrounding area.

A traffic summary was provided by the applicant as part of the zone change application. The engineering department reviewed the traffic summary and concluded that the proposed residential zoning district is less intense in use than the existing General Business District (GB) zoning and would not increase traffic.

3. Whether the uses permitted by the proposed change will be consistent and appropriate with existing uses in the immediate area;
The permitted uses within Single-Family Residential District (R-2) and Single-Family Residential District (R-6), as listed in UDC Section 21.5.8, are compatible with the existing and proposed uses of the immediate area. The permitted uses include single-family detached residential, schools, parks and playgrounds, and municipal uses by right; a cohesive list can be found in the permitted use table under UDC Section 21.5.8.

To the north west of the subject property is the proposed Unit 7 of the Homestead PDD, which permits for single-family and lower-density multifamily. Additionally, to the southwest of the subject property, Unit 13 of the Homestead PDD permits lower-density multifamily residential at 12 units per acre. To the east of the subject property, the property is zoned Single-Family Residential District (R-2) and allows for the same permitted uses as the subject property does. The permitted uses in the proposed zoning districts of the subject property are consistent with the existing uses permitted in the immediate area.

4. Whether other factors are deemed relevant and important in the consideration of the amendment.
Staff has ensured all UDC requirements have been met for the proposed zone change application. A public hearing notice was mailed to SCUC ISD. The most recent demographic reports and forecasting reports are available as part of the staff report.

The City of Schertz Fire, EMS, and Police Departments have all reviewed the proposed zone change. The Fire and Police Departments did not have any specific concerns. EMS did not have a specific concern about the zone change request, but did note that an increase in the population will increase call volumes, which will require more efforts to cover the added call volumes.

Staff Recommendation:
Due to the proposed zone change implementing the policies of the Comprehensive Plan- Future Land Use Map, and compatibility with the uses in the immediate area, Staff recommends approval of Ordinance 26-S-001.

Planning and Zoning Commission Recommendation:
The Planning and Zoning Commission held a public hearing for the item on December 3, 2025, and made a recommendation of approval to the City Council with a unanimous vote.