The applicant is requesting to rezone approximately 0.26 acres of land from General Business District (GB) to Main Street Mixed-Use District (MSMU). The subject property is currently not platted. The application wishes to use the flexibility of the Main-Street Mixed Use District (MSMU) that is permitted.

On July 9, 2026, fifteen (15) 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 was also sent to the school district. A public hearing notice was published in the “San Antonio Express” on July 15, 2026. A notice sign was placed on the property. The Planning and Zoning Commission held a public hearing for the item on July 22, 2026.

Subject Property:

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

Adjacent Properties:

	Zoning	Land Use
North	Right-of-Way	Main Street
South	Railroad	Union Pacific
East	Main Street Mixed-Use (MSMU)	Restaurant
West	General Business District (GB)	Automobile Repair and Service, Major

Zoning:

Dimensional and Developmental Standards
				Minimum Lot Size and Dimensions			Minimum Yard Setbacks			Miscellaneous Lot Requirements
		Code	Zoning District	Area Sq.Ft.	Width (ft)	Depth (ft)	Front (ft)	Rear (ft)	Side (ft)	Max Height (ft)	Max Impervious Coverage
Table 21.5.7.B. Non-Residential Zoning District	Existing	GB	General Business	10,000	100	100	25	0 adj to non-res 25 adj to residential	0 adj to non-res 25 adj to res	120	80%
Table 21.5.7.A. Residential Zoning District	Proposed	MSMU	Main Street Mixed-Use	5,000	50	100	10	5	10	35	80%

Main Street Mixed-Use District (MSMU) Site Design Requirements:
Main Street Mixed-Use District (MSMU) was established to create a flexible zoning district that allowed the original and smaller lots of Schertz within the Main Street Corridor flexibility due to the characteristics of the lots. The minimum off-street parking spaces required for the Main Street Mixed-Use District (MSMU) are 2 parking spaces. As per UDC Article 9, Main Street Mixed-Use District (MSMU) is also allowed additional flexibility in the following site design requirement subsections: 

• 21.9.7.D.9. The 20-foot landscape buffer with one tree every 20 linear feet adjacent to Right-of-Way is not required for Main Street Mixed-Use District (MSMU) properties.
• 21.9.7.D.13. Main Street Mixed-Use District (MSMU) zoned properties are exempt from the planting island requirements.
• 21.9.7.D.14. Main Street Mixed-Use District (MSMU) zoned properties adjacent to residential uses or zoning is only required to provide a 5-foot landscape buffer and are not required to provide an 8-foot masonry wall.

The applicant is requesting to rezone approximately 0.26 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 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. Per the letter of intent, the applicant wishes to use the lot to revitalize Main Street.

As part of the zone change, the Engineering Department provided a traffic impact evaluation and concluded that there would be no adverse impact to the City's transportation system due to the zone change request. The intent of the proposed zone change and no change on impact to the City's transportation system promotes the health, safety, and general welfare of the community.

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 restaurants, professional offices, parking lots, and retail. The applicant intends to revitalize the lot in compliance with the Main Street Mixed-Use (MSMU) permitted uses and site design requirements, which are consistent with 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. The Planning and Zoning Commission held a public hearing for the item on July 22, 2026.

Staff Recommendation:
Staff recommends approval of Ordinance 26-S-017 due to the location of the subject property on Main Street and compatibility of the proposed zoning district with the Comprehensive Land Use Plan Future Land Use Map.

Planning and Zoning Commission Recommendation:
The Planning and Zoning Commission held a public hearing for the item on July 22, 2026, and made a recommendation of approval to City Council.