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 report, once (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 viewed on the City of Schertz "Youtube" page. A public hearing notice was published in the “San Antonio Express” on May 16, 2026. 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%

The applicant is requesting to rezone approximately 0.4 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 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, 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 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. The Planning and Zoning Commission held a public hearing for the item on May 6, 2026.

Staff Recommendation:
Staff recommends approval of Ordinance 26-S-013 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.

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