The applicant is requesting to rezone approximately 0.2 acres of land from General Business District (GB) to Main Street Mixed-Use District (MSMU). The subject property is currently not platted and is used for a restaurant. The applicant is not proposing to change the current use and is requesting the zone change for the flexibility the zoning district allows to bring the property into compliance with the Unified Development Code.

On April 23, 2026, sixteen (16) public hearing notices were mailed to the surrounding property owners within a 200-foot boundary of the subject property. At the time of the report, one (1) response in favor, zero (0) responses neutral, and zero (0) responses in opposition were received. The Planning and Zoning Commission held a public hearing for the item on May 6, 2026. The meeting can be watched on the City of Schertz "Youtube" page. A public hearing notice was published in the “San Antonio Express” on May 13, 2026. The applicant placed one notification sign on the subject property.

Subject Property:

	Zoning	Land Use
Existing	General Business District (GB)	Restaurant
Proposed	Main Street Mixed-Use District (MSMU)	Restaurant

Adjacent Properties: 

	Zoning	Land Use
North	Right-of-Way	Main St.
South	Railroad Tracks	Union Pacific Railroad
East	General Business District (GB)	Office
West	General Business District (GB)	Undeveloped

Zoning:

Dimensional Requirements Table 21.5.7.B- Non-Residential Zoning Districts Table 21.5.7.A- Residential Zoning Districts
			Minimum Lot Size Dimensions			Minimum Yard Setbacks			Misc. Lot Requirements
	Zoning District	Code	Area Sq. Ft.	Width Ft.	Depth Ft.	Front Ft.	Side Ft.	Rear Ft.	Max Height	Max Impervious Coverage
Exisiting	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%

The applicant is requesting to rezone approximately 0.2 acres of land from General Business District (GB) to Main Street Mixed-Use District (MSMU).

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 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 as a restaurant and is intended to keep being used as a restaurant. The property is also part of the Main Street Corridor that is eligible for Main Street Grants. 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 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 purpose of the zone change is to plat the property, thus promoting the health, safety, and general welfare of the City.

The Engineering Department provided a traffic impact evaluation of the proposed zone change. The following conclusion was made:
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. Along Main Street, there are existing commercial uses which include other existing restaurants, professional offices, and retail. The applicant intends to continue the restaurant use in the proposed zoning district, which is 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.

The Planning and Zoning Commission held a public hearing for this item on May 6, 2026.

Staff Recommendation:
Staff recommends approval of Ordinance 26-S-012 due to the location of the subject property on Main Street, the compatibility with existing uses, and the Comprehensive Land Use Plan Future Land Use Map.

Planning and Zoning Commission:
The Planning and Zoning Commission held a public hearing on May 6, 2026, and made a recommendation of approval to City Council with a 7-0 vote.