| PLANNING AND ZONING COMMISSION MEETING: 05/06/2026 Agenda Item 5 D |
| TO: | Planning and Zoning Commission |
| PREPARED BY: | Daisy Marquez, Senior Planner |
| SUBJECT: | PLZC20260109 - Hold a public hearing and make a recommendation on a zone change request on approximately 0.4 acres of land from General Business District (GB) to Main Street Mixed Use District (MSMU), known as 506 Main St. and 508 Main St., specifically known as Guadalupe County Property Identification Numbers 32859 and 32861, City of Schertz, Guadalupe County, Texas. |
BACKGROUND
The applicant is requesting to rezone approximately 0.4 acres of land from General Business District (GB) to Main Street Mixed-Use District (MSMU). The subject property is platted and is used for a realty office. The applicant is not proposing to change the use and is requesting the zone change for the flexibility the zoning district allows.
On April 23, 2026, seventeen (17) public hearing notices were mailed to the surrounding property owners within a 200-foot boundary of the subject property. A public hearing notice was mailed to SCUC ISD. At the time of the staff report, zero (0) responses in favor, zero (0) responses neutral, and zero (0) responses in opposition were received. A public hearing notice will be published in the “San Antonio Express” before the City Council hearing. The applicant placed two notification signs on the subject property.
Subject Property:
Adjacent Properties:
On April 23, 2026, seventeen (17) public hearing notices were mailed to the surrounding property owners within a 200-foot boundary of the subject property. A public hearing notice was mailed to SCUC ISD. At the time of the staff report, zero (0) responses in favor, zero (0) responses neutral, and zero (0) responses in opposition were received. A public hearing notice will be published in the “San Antonio Express” before the City Council hearing. The applicant placed two notification signs on the subject property.
Subject Property:
| Zoning | Land Use | |
| Existing | General Business District (GB) | Realty Office |
| Proposed | Main Street Mixed-Use District (MSMU) | Realty Office |
Adjacent Properties:
| Zoning | Land Use | |
| North | Right-of-Way | Main Street |
| South | Railroad Tracks | Union Pacific Railroad |
| East | Right-of-Way | 1st Street |
| West | General Business District (GB) | Restaurant |
Zoning:
| Dimensional Requirements Table 21.5.7.B- Non-Residential Zoning Districts Table 21.5.7.A- Residential Zoning Districts | ||||||||||
| Minimum Lot Dimensions | Minimum Yard Setbacks | Misc. Requirements | ||||||||
| Zoning District | Code | Area Sq. Ft. | Width Ft. | Depth Ft. | Front Ft. | Side Ft. | Rear Ft. | Max Height | Max Impervious Coverage | |
| Existing | General Business District | GB | 10,000 | 100 | 100 | 25 | adj to non-res: 0 adj to res: 25 | adj to non-res: 0 adj to res: 25 | 120' | 80% |
| Proposed | Main Street Mixed-Use District | MSMU | 5,000 | 50 | 100 | 10 | 5 | 10 | 35' | 80% |
GOAL
The applicant is requesting to rezone approximately 0.4 acres of land from General Business District (GB) to Main Street Mixed-Use District (MSMU).
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
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 implements the policies of the adopted Comprehensive Land Plan. The subject property is designated as Main Street on the Future Land Use Map. The Main Street Future Land Use Designation is intended for residential, commercial, cultural, and entertainment uses to create a dynamic urban core.
The subject property is currently used for a realty office, a low-intensity commercial use. Additionally, the property is located on Main Street and is part of the Main Street Corridor. The proposed zone change to Main Street Mixed-Use District (MSMU) implements the Future Land Use Map designation of Main Street.
2. Whether the proposed zoning change promotes the health, safety, and general welfare of the City.
3. Whether the uses permitted by the proposed change will be consistent and appropriate with existing uses in the immediate area;
The proposed Main Street Mixed-Use District (MSMU) is intended for properties along Main Street and in proximity to Main Street, and permits single-family, multi-family, and low-intensity commercial uses. The subject property is used for a realty office and is intended to continue doing so. To the left of the property is a restaurant and across 1st Street, there is a parking lot. Along Main Street, there are professional offices, restaurants, hair salons, cafes, and retail. The uses permitted within the proposed MSMU zoning are consistent and appropriate with the existing uses 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. The City of Schertz Fire, EMS, and Police Departments have reviewed the proposed zone change request and do not provide objections
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.
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 implements the policies of the adopted Comprehensive Land Plan. The subject property is designated as Main Street on the Future Land Use Map. The Main Street Future Land Use Designation is intended for residential, commercial, cultural, and entertainment uses to create a dynamic urban core.
The subject property is currently used for a realty office, a low-intensity commercial use. Additionally, the property is located on Main Street and is part of the Main Street Corridor. The proposed zone change to Main Street Mixed-Use District (MSMU) implements the Future Land Use Map designation of Main Street.
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. Any new development will be required to meet the site design requirements listed in Article 9 of the Unified Development Code. The proposed zone change is being done in conjunction with the adjacent property, 502 Main Street, to bring the property into compliance, thus promoting the general welfare of the City.
The Engineering Department provided a traffic impact evaluation of the proposed zone change. The following conclusion was made:
The Engineering Department provided a traffic impact evaluation of the proposed zone change. The following conclusion was made:
"There is no increase or decrease in the expected traffic with the zone change request," and "...there is no adverse impact to the City's transportation system by the zone change request."
The proposed zone change will not affect the safety of the City by adversely impacting traffic.
3. Whether the uses permitted by the proposed change will be consistent and appropriate with existing uses in the immediate area;
The proposed Main Street Mixed-Use District (MSMU) is intended for properties along Main Street and in proximity to Main Street, and permits single-family, multi-family, and low-intensity commercial uses. The subject property is used for a realty office and is intended to continue doing so. To the left of the property is a restaurant and across 1st Street, there is a parking lot. Along Main Street, there are professional offices, restaurants, hair salons, cafes, and retail. The uses permitted within the proposed MSMU zoning are consistent and appropriate with the existing uses 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. The City of Schertz Fire, EMS, and Police Departments have reviewed the proposed zone change request and do not provide objections
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.
RECOMMENDATION
Staff recommends approval of PLZC20260109 due to the location of the subject property on Main Street, the compatibility of the proposed zone change with the Comprehensive Land Use Plan Future Land Use Map, and the existing uses in the immediate area.
Attachments
- Aerial Exhibit
- 200-Foot Notification Map
- Proposed Zone Change Map
- Engineering TIA Summary Memo
- SCUC ISD Demographic Report
- SCUC ISD 10-Year Forecasting Report