| PLANNING AND ZONING COMMISSION MEETING: 06/03/2026 Agenda Item 5 B |
| TO: | Planning and Zoning Commission |
| PREPARED BY: | Daisy Marquez, Senior Planner |
| SUBJECT: | PLZC20260035 - Hold a public hearing and make a recommendation on a zone change request on approximately 2.1 acres of land from Pre-Development District (PRE) to General Business District-II (GB-2), known as 6615 FM 482, specifically known as Comal County Property Identification Numbers 428461 and 78974, City of Schertz, Comal County, Texas. |
BACKGROUND
The applicant is requesting to rezone approximately 2.1 acres of land from Pre-Development District (PRE) to General Business District -II (GB-2). The subject property is not platted. A comprehensive land use plan amendment is also being requested with the zone change application.
On May 21, 2026, seven (7) 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, 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 one notification sign on the subject property.
Subject Property:
Adjacent Properties:
Zoning:
On May 21, 2026, seven (7) 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, 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 one notification sign on the subject property.
Subject Property:
| Zoning | Land Use | |
| Existing | Pre-Development District (PRE) | Residence and Older Commercial Buildings |
| Proposed | General Business District - II (GB-2) | Office- Warehouse |
Adjacent Properties:
| Zoning | Land Use | |
| North | Right-Of-way | FM 482 |
| South | Railroad | Union Pacific Railroad |
| East | Pre-Development District (PRE) | Residence and Older Commercial Buildings |
| West | Single-Family Residential/ Agricultural District (R-A) | Single-Family Residence |
Zoning:
| Table 21.5.7.B Dimensional Requirements Non-Residential Zoning Districts | |||||||||
| Minimum Lot Size dimensions | Minimum Yard Setback (Ft) | Misc. Lot Requirements | |||||||
| Code | Zoning District | Area Sq. Ft. | Width Ft. | Depth Ft. | Front Ft. | Rear | Side | Max Ht. Ft. | Max Impervious Coverage |
| PRE | Pre-Development District | N/A | N/A | N/A | N/A | N/A | N/A | N/A | N/A |
| GB-2 | General Business District-II | 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% |
GOAL
The applicant is requesting to rezone approximately 2.1 acres of land from Pre-Development District (PRE) to General Business District-II (GB-2) for office-warehouse and outdoor storage.
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 evaluating zone changes, staff uses 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 General Business District -II (GB-2), does not implement the policies of the current Local Corridor Future Land Use Designation. The subject property is identified as Local Corridor Land Use Designation in the Comprehensive Land Use Plan Future Land Use Map. The local corridor land use designation is intended for locally oriented commercial and entertainment areas typically along medium to high-volume collector roads with neighborhoods at their perimeter. These areas are characterized by conventional retail centers, small-scale mixed-use, multifamily, and residential uses of a scale and intensity compatible with the surrounding residential neighborhoods. General Business District-II (GB-2) is intended for non-residential and light industrial uses. The uses permitted within the General Business District-II, allow for industrial uses that are not compatible in Local Corridor.
This zone change application is accompanied by a Comprehensive Land Use Plan- Future Land Use Map Amendment to Industrial Hub. The proposed Industrial Hub is intended for light and heavy industrial uses, located along major roadways that are buffered from surrounding development by transitional uses that mitigate the impacts to other low-intensity commercial and residential uses. The proposed zone change to General Business District-II (GB-2) does meet the intent of the proposed Industrial Hub Land Use Designation.
The future land use map currently has this area designated as Local Corridor and the proposed General Business District-II (GB-2) zoning does not align with the policies and intent of the future land use designation.
2. Whether the proposed zoning change promotes the health, safety, and general welfare of the City.
The change in traffic from the proposed zone change will not impact the safety of the City. As part of the zone change application, a traffic impact analysis summary was submitted. The Engineering Department reviewed the summary and provided the following conclusion:
The City of Schertz Strategic Plan lists in its goals and objectives to effectively plan and manage land use. The subject property is adjacent to a rural residence and within proximity to residential developments. Light industrial uses are not appropriate immediately adjacent to residential uses, as it does not promote the effective management of land use. Typically, residential uses and developments should be appropriately buffered from industrial uses by large areas of green space or adjacent commercial uses that act as a transition. The proposed zone change impacts the general welfare of the community, as it does not provide transitional uses or appropriate zoning buffers immediately adjacent to residential uses that promote effective land use management.
3. Whether the uses permitted by the proposed change will be consistent and appropriate with existing uses in the immediate area;
The proposed General Business District-II (GB-2) is not consistent or appropriate with existing uses in the immediate area. General Business District -II (GB-2) is intended for non-residential and light industrial uses typically located on appropriately designed and attractively landscaped sites along principal transportation corridors. As per UDC Section 21.5.8.- Permitted Use Table, GB-2 permits for Bottling Works, General Manufacturing/ Industrial Uses, Mixed-Use Self Storage, Office-Warehouse/ Distribution Center, Commercial Stables, Truck Sales/ Heavy Equipment, and Welding/ Machine Shop by right. These uses would not be appropriate immediately adjacent to residential uses.
To the west of the subject property, the property is zoned Single-Family Residential/ Agricultural District (R-A), where there is an existing residence going through the platting process. To the east, the property is zoned Pre-Development District (PRE). To the north of FM 482, the subject property is zoned Agricultural District (AD) and is used for agricultural purposes. Within proximity of the proposed zone change and along FM 482 are Comal Elementary School and rural residences. The Union Pacific Railroad acts as a physical barrier and transitional area to the existing industrial uses to the south of the subject property. The proposed zone change is not an immediate extension of the existing industrial.
The light industrial uses permitted by right in General Business District-II (GB-2) are not appropriate or consistent with the existing uses in the immediate area.
4. Whether other factors are deemed relevant and important in the consideration of the amendment.
The proposed zone change was sent to the City of Schertz Police, Fire, and EMS Departments for review and no objections were provided.
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 General Business District -II (GB-2), does not implement the policies of the current Local Corridor Future Land Use Designation. The subject property is identified as Local Corridor Land Use Designation in the Comprehensive Land Use Plan Future Land Use Map. The local corridor land use designation is intended for locally oriented commercial and entertainment areas typically along medium to high-volume collector roads with neighborhoods at their perimeter. These areas are characterized by conventional retail centers, small-scale mixed-use, multifamily, and residential uses of a scale and intensity compatible with the surrounding residential neighborhoods. General Business District-II (GB-2) is intended for non-residential and light industrial uses. The uses permitted within the General Business District-II, allow for industrial uses that are not compatible in Local Corridor.
This zone change application is accompanied by a Comprehensive Land Use Plan- Future Land Use Map Amendment to Industrial Hub. The proposed Industrial Hub is intended for light and heavy industrial uses, located along major roadways that are buffered from surrounding development by transitional uses that mitigate the impacts to other low-intensity commercial and residential uses. The proposed zone change to General Business District-II (GB-2) does meet the intent of the proposed Industrial Hub Land Use Designation.
The future land use map currently has this area designated as Local Corridor and the proposed General Business District-II (GB-2) zoning does not align with the policies and intent of the future land use designation.
2. Whether the proposed zoning change promotes the health, safety, and general welfare of the City.
The change in traffic from the proposed zone change will not impact the safety of the City. As part of the zone change application, a traffic impact analysis summary was submitted. The Engineering Department reviewed the summary and provided the following conclusion:
"While the proposed zone change would increase traffic on the transportation system, the amount of the increase is relatively minor and can be mitigated. The transportation system would continue to function at an acceptable level."
The City of Schertz Strategic Plan lists in its goals and objectives to effectively plan and manage land use. The subject property is adjacent to a rural residence and within proximity to residential developments. Light industrial uses are not appropriate immediately adjacent to residential uses, as it does not promote the effective management of land use. Typically, residential uses and developments should be appropriately buffered from industrial uses by large areas of green space or adjacent commercial uses that act as a transition. The proposed zone change impacts the general welfare of the community, as it does not provide transitional uses or appropriate zoning buffers immediately adjacent to residential uses that promote effective land use management.
3. Whether the uses permitted by the proposed change will be consistent and appropriate with existing uses in the immediate area;
The proposed General Business District-II (GB-2) is not consistent or appropriate with existing uses in the immediate area. General Business District -II (GB-2) is intended for non-residential and light industrial uses typically located on appropriately designed and attractively landscaped sites along principal transportation corridors. As per UDC Section 21.5.8.- Permitted Use Table, GB-2 permits for Bottling Works, General Manufacturing/ Industrial Uses, Mixed-Use Self Storage, Office-Warehouse/ Distribution Center, Commercial Stables, Truck Sales/ Heavy Equipment, and Welding/ Machine Shop by right. These uses would not be appropriate immediately adjacent to residential uses.
To the west of the subject property, the property is zoned Single-Family Residential/ Agricultural District (R-A), where there is an existing residence going through the platting process. To the east, the property is zoned Pre-Development District (PRE). To the north of FM 482, the subject property is zoned Agricultural District (AD) and is used for agricultural purposes. Within proximity of the proposed zone change and along FM 482 are Comal Elementary School and rural residences. The Union Pacific Railroad acts as a physical barrier and transitional area to the existing industrial uses to the south of the subject property. The proposed zone change is not an immediate extension of the existing industrial.
The light industrial uses permitted by right in General Business District-II (GB-2) are not appropriate or consistent with the existing uses in the immediate area.
4. Whether other factors are deemed relevant and important in the consideration of the amendment.
The proposed zone change was sent to the City of Schertz Police, Fire, and EMS Departments for review and no objections were provided.
RECOMMENDATION
Staff recommends denial of PLZC20260035 due to the incompatibility with the Comprehensive Land Use Plan- Future Land Use Map, and uses permitted in the proposed zoning district.