| PLANNING AND ZONING COMMISSION MEETING: 09/02/2026 Agenda Item 5 C |
| TO: | Planning and Zoning Commission |
| PREPARED BY: | Daisy Marquez, Senior Planner |
| SUBJECT: | PLZC20260143 – Hold a public hearing and make a recommendation on a zone change request from General Business District (GB) to General Business District -II (GB-2) on approximately 5 acres of land, generally located approximately 1,555 feet east of the intersection of FM 2252 and IH 35 N Access Road, more specifically known as a portion of Comal County Property Identification Number 73267, City of Schertz, Comal County, Texas. |
BACKGROUND
The applicant is requesting to rezone approximately 5 acres of land, a portion of Comal County Property Identification Number 73267, an approximately 13-acre tract, from General Business District (GB) to General Business District- II (GB-2). The subject property is currently not platted, and does not have approved development permits. The applicant wishes to use the property as an extension of the existing RDO Equipment Company for Heavy Equipment Sales, Service, and Rental and Outdoor Storage. Heavy Equipment Sales, Service or Rental is permitted by right in General Business District (GB) as per UDC Section 21.5.8. The applicant is requesting General Business District-II (GB-2) to permit Outdoor Storage as per UDC Section 21.8.9.
On August 21, 2026, four (4) public hearing notices were mailed to the surrounding property owners within 200-feet 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 published in the "San Antonio Express" on August 26, 2026. A notice sign was placed on the property by the property owner.
Subject Property:
Adjacent Properties:
Zoning:
On August 21, 2026, four (4) public hearing notices were mailed to the surrounding property owners within 200-feet 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 published in the "San Antonio Express" on August 26, 2026. A notice sign was placed on the property by the property owner.
Subject Property:
| Zoning | Land Use | |
| Existing | General Business District (GB) | Undeveloped and Used as an extension of the existing RDO Equipment Company business |
| Proposed | General Business District - II (GB-2) | Heavy Equipment Sales, Service, and Rental and Outdoor Storage |
Adjacent Properties:
| Zoning | Land Use | |
| North | General Business District (GB) and Manufacturing (Light) District (M-1) | Undeveloped |
| South | Right-of-Way | IH-35 N Access Road |
| East | General Business District (GB) with an approved Specific Use Permit (Ordinance 2008-S-01) | Heavy Equipment Sales, Service and Rental, RDO Equipment Company |
| West | General Business District (GB) | Undeveloped |
Zoning:
| Table 21.5.7.B. Dimensional Requirements Non-Residential Zoning District (d) | ||||||||||
|---|---|---|---|---|---|---|---|---|---|---|
| Minimum Lot Size Requirements | Minimum Yard Setbacks | Miscellaneous Lot Requirements | ||||||||
| Zoning District | Code | Area Sq. Ft. | Width Ft. | Depth Ft. | Front Ft. | Rear Ft. | Side Ft. | Max Height Ft. | Max Impervious Coverage | |
| Existing | General Business District | GB | 10,000 | 100 | 100 | 25 | 0 adjacent to non-residential 25 adjacent to residential |
0 adj to non-residential 25 adjacent to residential |
120 | 80% |
| Proposed | General Business District - II | GB-2 | 10,000 | 100 | 100 | 25 | 0 adjacent to non-residential 25 adjacent to residential |
0 adjacent to non-residential 25 adjacent to residential |
120 | 80% |
GOAL
The applicant is proposing to rezone approximately 5 acres of land to General Business District -II (GB-2) for Heavy Equipment Sales, Service, and Rental 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
Background on the Site:
The applicant is proposing to rezone approximately 5 acres out of an approximately 13-acre tract to General Business District-II (GB-2). The remaining approximately 8 acres of land owned by the applicant are zoned Manufacturing (Light) District (M-1), are immediately adjacent to FM 482, and would support the proposed uses by right.
The subject 5 acres are located along IH-35 N Access Road and are immediately to the west of the existing RDO Equipment located at 19275 IH 35 N. RDO Equipment has an approved Specific Use Permit, known as Ordinance 2008-S-01, that authorized and established Heavy Equipment Sales Service and Rental as a use and permitted it on the approximately 8 acres of land. The approved Specific Use Permit for the approximately 8 acres is included in the attachments and also includes the approved site plan documents for the development. The business sells equipment which includes: John Deere Agriculture Equipment; John Deere Construction and Forestry Equipment; Lawn and Land Equipment; Roadbuilding and Aggregate Equipment; and Vermeer.
The applicant has been using the subject 5 acres as an extension of the existing business without the proper development permits. The proposed zone change is the first step to bring the site into compliance. The 5 acres will be required to come into compliance with all site design requirements and outdoor storage requirements per the Unified Development Code and Building Code. General Business District-II (GB-2) is being requested because Outdoor Storage is only permitted in General Business District-II (GB-2), Manufacturing (Light) District (M-1), and Manufacturing (Heavy) District (M-2).
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 to General Business District-II (GB-2) does not implement the policies of the adopted Comprehensive Land Use Plan. The Comprehensive Land Use Plan is intended to guide development and manage growth in the City over the next 20 years and was adopted in April 2024. The subject property is designated as Regional Corridor in the Comprehensive Plan- Future Land Use Map. Regional Corridor is identified as commercial and entertainment areas along major thoroughfares that serve the City and the population within the area. Typically, this includes "big box" retailers, regional shopping centers, supermarkets, movie theaters, department stores, office spaces, and larger multifamily. Regional Corridor also includes accommodating the existing limited industrial and logistical uses. The Regional Corridor Future Land Use Designation supports commercial-type uses and zoning.
The proposed General Business District-II (GB-2) permits land uses that are not compatible with the Regional Corridor Future Land Use Designation that include light industrial and industrial uses along IH-35. Although the proposed zone change is for an existing business, the rear 8 acres of the parcel, not part of this zone change, are zoned Manufacturing District (Light) M-1 and are owned by the applicant, which would support their proposed land use and needed outdoor storage along FM 482.
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 and all other Unified Development Code (UDC) and building code requirements.
As per UDC Section 21.5.6, the purpose and intent of General Business District-II (GB-2) is to provide suitable areas for the development of non-residential and light industrial uses that are generally oriented toward serving the overall needs of the entire community, located on appropriately landscaped site along principal transportation corridors on arterial streets, that should not emit dust, odor, smoke, gas, fumes, and hazardous elements detectable beyond the boundary of the site. Although the proposed zone change is for the expansion of an existing business, the uses allowed within the requested zoning district of General Business District-II (GB-2) do not align with the Comprehensive Plan Future Land Use Map, which does not promote the general welfare of the City. If the requested zone change to General Business District (GB-2) is approved, then all uses permitted within the zoning district are permitted, and any future applicants may request a Specific Use Permit for uses allowed within the zoning district.
As part of the zone change, the Engineering Department provided a memo summarizing the impact of traffic on the City's transportation system. Due to the proposed zone change being intended for the proposed expansion of the existing business to the right of the subject property, there is no adverse impact on the City's transportation system.
The proposed zone change to General Business District-II (GB-2) and its permitted uses are not compatible with the Comprehensive Land Use Plan- Future Land Use Map, which does not promote the 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 General Business District-II (GB-2) zoning is not consistent or appropriate with the existing zoning districts in the area and along IH-35. To the right of the subject property is the existing RDO Equipment that obtained a Specific Use Permit under Ordinance 2008-S-01 to permit Heavy Equipment Sales and Service, with an approved site plan that limited the storage of equipment to the rear of the site within a confined area. To the south is IH-35 N Access Road. To the north is the remaining 8 acres of the approximately 13-acre tract, owned by the applicant, that is undeveloped and zoned Manufacturing (Light) District (M-1) and is adjacent to FM 482. To the west of the subject property is an approximately 8-acre tract of land that is undeveloped.
As per UDC Section 21.5.8- Permitted Use Table, the following uses are permitted by right in General Business District-II (GB-2) that are not permitted in General Business District (GB). If the use is shown with an (S), it means GB-2 is the first zoning district that permits the use with an approved Specific Use Permit (SUP). The uses are as seen below:
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 with no objections.
Although the proposed zone change is for the expansion of the existing RDO Equipment Company, the applicant has approximately 8 acres of land along FM 482, adjacent to the subject 5-acre tract, that has the proper zoning for what is being proposed. When evaluating zone changes, Staff evaluates the zoning district and all the uses permitted within that zoning district. When evaluating the proposed zone change to General Business District-II (GB-2), Staff is evaluating all permitted uses within the zoning district and potential Specific Use Permits that can be requested. If the proposed zone change to General Business District-II (GB-2) is approved, then all uses permitted within the zoning district are permitted with the applicable potential Specific Use Permit requests without restrictions.
In previous City Council Meetings, Staff has received direction from City Council to protect the existing General Business District (GB) along IH-35 and IH-10 to promote commercial development that aligns with the comprehensive plan. The proposed zone change to General Business District-II (GB-2) does not align with that direction.
The applicant is proposing to rezone approximately 5 acres out of an approximately 13-acre tract to General Business District-II (GB-2). The remaining approximately 8 acres of land owned by the applicant are zoned Manufacturing (Light) District (M-1), are immediately adjacent to FM 482, and would support the proposed uses by right.
The subject 5 acres are located along IH-35 N Access Road and are immediately to the west of the existing RDO Equipment located at 19275 IH 35 N. RDO Equipment has an approved Specific Use Permit, known as Ordinance 2008-S-01, that authorized and established Heavy Equipment Sales Service and Rental as a use and permitted it on the approximately 8 acres of land. The approved Specific Use Permit for the approximately 8 acres is included in the attachments and also includes the approved site plan documents for the development. The business sells equipment which includes: John Deere Agriculture Equipment; John Deere Construction and Forestry Equipment; Lawn and Land Equipment; Roadbuilding and Aggregate Equipment; and Vermeer.
The applicant has been using the subject 5 acres as an extension of the existing business without the proper development permits. The proposed zone change is the first step to bring the site into compliance. The 5 acres will be required to come into compliance with all site design requirements and outdoor storage requirements per the Unified Development Code and Building Code. General Business District-II (GB-2) is being requested because Outdoor Storage is only permitted in General Business District-II (GB-2), Manufacturing (Light) District (M-1), and Manufacturing (Heavy) District (M-2).
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 to General Business District-II (GB-2) does not implement the policies of the adopted Comprehensive Land Use Plan. The Comprehensive Land Use Plan is intended to guide development and manage growth in the City over the next 20 years and was adopted in April 2024. The subject property is designated as Regional Corridor in the Comprehensive Plan- Future Land Use Map. Regional Corridor is identified as commercial and entertainment areas along major thoroughfares that serve the City and the population within the area. Typically, this includes "big box" retailers, regional shopping centers, supermarkets, movie theaters, department stores, office spaces, and larger multifamily. Regional Corridor also includes accommodating the existing limited industrial and logistical uses. The Regional Corridor Future Land Use Designation supports commercial-type uses and zoning.
The proposed General Business District-II (GB-2) permits land uses that are not compatible with the Regional Corridor Future Land Use Designation that include light industrial and industrial uses along IH-35. Although the proposed zone change is for an existing business, the rear 8 acres of the parcel, not part of this zone change, are zoned Manufacturing District (Light) M-1 and are owned by the applicant, which would support their proposed land use and needed outdoor storage along FM 482.
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 and all other Unified Development Code (UDC) and building code requirements.
As per UDC Section 21.5.6, the purpose and intent of General Business District-II (GB-2) is to provide suitable areas for the development of non-residential and light industrial uses that are generally oriented toward serving the overall needs of the entire community, located on appropriately landscaped site along principal transportation corridors on arterial streets, that should not emit dust, odor, smoke, gas, fumes, and hazardous elements detectable beyond the boundary of the site. Although the proposed zone change is for the expansion of an existing business, the uses allowed within the requested zoning district of General Business District-II (GB-2) do not align with the Comprehensive Plan Future Land Use Map, which does not promote the general welfare of the City. If the requested zone change to General Business District (GB-2) is approved, then all uses permitted within the zoning district are permitted, and any future applicants may request a Specific Use Permit for uses allowed within the zoning district.
As part of the zone change, the Engineering Department provided a memo summarizing the impact of traffic on the City's transportation system. Due to the proposed zone change being intended for the proposed expansion of the existing business to the right of the subject property, there is no adverse impact on the City's transportation system.
The proposed zone change to General Business District-II (GB-2) and its permitted uses are not compatible with the Comprehensive Land Use Plan- Future Land Use Map, which does not promote the 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 General Business District-II (GB-2) zoning is not consistent or appropriate with the existing zoning districts in the area and along IH-35. To the right of the subject property is the existing RDO Equipment that obtained a Specific Use Permit under Ordinance 2008-S-01 to permit Heavy Equipment Sales and Service, with an approved site plan that limited the storage of equipment to the rear of the site within a confined area. To the south is IH-35 N Access Road. To the north is the remaining 8 acres of the approximately 13-acre tract, owned by the applicant, that is undeveloped and zoned Manufacturing (Light) District (M-1) and is adjacent to FM 482. To the west of the subject property is an approximately 8-acre tract of land that is undeveloped.
As per UDC Section 21.5.8- Permitted Use Table, the following uses are permitted by right in General Business District-II (GB-2) that are not permitted in General Business District (GB). If the use is shown with an (S), it means GB-2 is the first zoning district that permits the use with an approved Specific Use Permit (SUP). The uses are as seen below:
- Airport, Heliport, Landing Field
- Automobile Repair and Service, Major
- Automobile Sales (S)
- Bottling Works
- Cabinet or Upholstery Shop
- Commercial Amusement, Outdoor
- Dry Cleaning, Major
- Flea Market, Outside
- General Manufacturing/ Industrial Use
- Mini-Warehouse/ Public Storage (S)
- Mixed-Use Self Storage
- Nursery, Major
- Office-Warehouse/ Distribution Center
- Portable Building Sales (S)
- Print Shop, Major
- Railroad/ Passenger Bus Station
- Recycling Collection Centers
- Rehabilitation Care Facility
- Stable, Commercial
- Storage or Wholesale Warehouse
- Truck Sales, Heavy Equipment
- veterinarian Clinic/ Kennel, Outdoor
- Welding/ Machine Shop
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 with no objections.
Although the proposed zone change is for the expansion of the existing RDO Equipment Company, the applicant has approximately 8 acres of land along FM 482, adjacent to the subject 5-acre tract, that has the proper zoning for what is being proposed. When evaluating zone changes, Staff evaluates the zoning district and all the uses permitted within that zoning district. When evaluating the proposed zone change to General Business District-II (GB-2), Staff is evaluating all permitted uses within the zoning district and potential Specific Use Permits that can be requested. If the proposed zone change to General Business District-II (GB-2) is approved, then all uses permitted within the zoning district are permitted with the applicable potential Specific Use Permit requests without restrictions.
In previous City Council Meetings, Staff has received direction from City Council to protect the existing General Business District (GB) along IH-35 and IH-10 to promote commercial development that aligns with the comprehensive plan. The proposed zone change to General Business District-II (GB-2) does not align with that direction.
RECOMMENDATION
Staff Recommendation:
Although the proposed zone change is for an existing business that is proposed to be expanded, the proposed zone change to General Business District (GB-2) and its permitted uses are not compatible with the Comprehensive Land Use Plan - Future Land Use Map Designation of Regional Corridor, which does not support the general welfare of the community; thus, Staff recommends denial of PLZC20260143.
Although the proposed zone change is for an existing business that is proposed to be expanded, the proposed zone change to General Business District (GB-2) and its permitted uses are not compatible with the Comprehensive Land Use Plan - Future Land Use Map Designation of Regional Corridor, which does not support the general welfare of the community; thus, Staff recommends denial of PLZC20260143.
Attachments
- Aerial Exhibit
- 200-Foot Notification Map
- Zone Change Exhibit
- Engineering Memo
- Ord. 2008-S-01- RDO Specific Use Permit