PLANNING AND ZONING COMMISSION MEETING: 11/05/2025
Agenda Item 5 A |
| TO: |
Planning and Zoning Commission |
| PREPARED BY: |
William Willingham, Planner |
| SUBJECT: |
PLZC20250232 - Hold a public hearing and make a recommendation on a request to rezone approximately 0.37 acres of land from Single-Family Residential District (R-2) to Main Street Mixed-Use District (MSMU), located at 603 Exchange Avenue, approximately 200 feet east of the intersection of Randolph Avenue and Exchange Avenue, more specifically known as Guadalupe County Parcel Identification Number 67458, City of Schertz, Guadalupe County, Texas. |
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| BACKGROUND |
Per the applicant's letter of intent, the applicant is requesting to rezone approximately 0.37 acres of land from Single-Family Residential District (R-2) to Main Street Mixed-Use District (MSMU). The applicant has not expressed interest in a specific development for this site but would like to rezone the property to Main Street Mixed-Use District (MSMU) for the flexibility this zoning district offers. The subject property is currently vacant and unplatted.
On October 21, 2025, twenty-nine (29) public notices were mailed to the surrounding properties within a 200-foot boundary of the subject property including one public notice sent to SCUCISD. At the time of the staff report on Wednesday, October 29, 2025, one (1) response in favor, zero (0) responses neutral, and three (3) response in opposition have been received. A public hearing notice will be published in the "San Antonio Express" prior to the City Council Meeting. Additionally, one (1) sign was placed on the subject property by the applicant.
Subject Property:
| |
Zoning |
Land Use |
| Existing |
Single-Family Residential District (R-2) |
Vacant |
| Proposed |
Main Street Mixed-Use District (MSMU) |
Undetermined |
Adjacent Properties:
| |
Zoning |
Land Use |
| North |
Single-Family Residential District (R-2) |
Residential |
| South |
Right-of-Way |
Exchange Avenue |
| East |
Single-Family Residential District (R-2) |
Residential |
| West |
Single-Family Residential District (R-2) |
Residential |
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| GOAL |
Per the applicant's letter of intent, the applicant is requesting to rezone approximately 0.36 acres of land from Single-Family Residential (R-2) to Main Street Mixed-Use District (MSMU). The applicant has not determined a specific desired development for this property.
Dimensional and Developmental Standards (Sec. 21.5.7.B)
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Min Lot Size Dimensions (Ft.) |
Min Yard Setbacks (Ft.) |
Misc Lot Requirements |
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Code |
Zoning District |
Area (Sq Ft) |
Width (Ft) |
Depth (Ft) |
Front (Ft) |
Side (Ft) |
Rear (Ft) |
Max. Height (Ft) |
Max. Impervious Coverage |
| Existing |
(R-2) |
Single-Family Residential District |
8,400 |
70 |
120 |
25 |
10 |
20 |
35 |
50% |
| Proposed |
(MSMU) |
Main Street Mixed-Use District |
5,000 |
50 |
100 |
10 |
5 |
10 |
35 |
80% |
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| 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 |
1. Whether the proposed zoning change implements the policies of the adopted Comprehensive Land Plan, or any other applicable adopted plans.
The Comprehensive Land Plan is a guiding document for the long-range vision of Schertz and designates this area as "Main Street." The "Main Street" designation on the Future Land Use Map is intended for commercial, residential, and entertainment spaces to create a dynamic urban core promoting a pedestrian experience for residents and visitors. Main Street Mixed-Use District (MSMU) is intended to provide a base zoning district for single-family, multifamily, and low-intensity commercial uses in the Main Street area.
Although the subject site is not located directly along Main Street, it is located within the Main Street designation of the Comprehensive Land Use Plan. The subject site is located one block over from Main Street.
The applicant is requesting Main Street Mixed-Use District (MSMU) because of the flexibility provided by the zoning district and build on their vacant lot. Therefore, because the requested zoning district and associated permitted uses are consistent with the goals of the "Main Street" land use designation, the zoning change does implement the policies of the Comprehensive Land Plan.
2. Whether the proposed zoning change promotes the health, safety, and general welfare of the City.
As part of promoting health, safety, and general welfare, zone change requests should align with the Unified Development Code (UDC) and city policy. Main Street Mixed-Use District (MSMU) is intended to provide a base zoning district for single-family, multifamily, and low-intensity commercial uses in the Main Street area. The subject property is located within the "Main Street" designation of the Comprehensive Land Use Plan and is currently undeveloped. Furthermore, the Schertz Engineering Department has conducted an analysis of the zone change request and has determined that the potential traffic impact as a result of the zone change will not have a measurable impact on the city's transportation system. Due to the proposed request for Main Street Mixed-Use District (MSMU) at the subject property, the consistency with the Comprehensive Land Plan, and the minimal traffic impact, the proposed rezone therefore promotes the health, safety, and general welfare of the city.
3. Whether the uses permitted by the proposed change will be consistent and appropriate with existing uses in the immediate area.
The subject property is located within one of the original neighborhoods established in Schertz which is characterized by homes and low-intensity commercial uses such as professional offices, restaurants, and clothing alteration services, located on small lots with narrow frontages. Similarly, the subject property measures 0.37 acres in area and is one of a few remaining undeveloped lots in this area. The permitted uses within the Main Street Mixed-Use District (MSMU) will restrict new development to uses such as single-family, multifamily, and low-intensity commercial establishments. Consequently, given the character of the surrounding properties, Main Street Mixed-Use District (MSMU) is consistent in character with the surrounding properties and aligns with the provisions of the UDC. See below the permitted uses in the existing and proposed zoning districts.
Permitted Use Table (Sec. 21.5.8)*
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Existing Zoning District |
Proposed Zoning District |
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Single-Family Residential District (R-2) |
Main Street Mixed-Use District (MSMU) |
| Permitted Uses |
- Family or Group Home
- School, Public or Private
- One Family Dwelling Detached |
- Bakery
- Florist
- Professional Office/Clinic
- School, Public or Private
-One Family Dwelling Detached
-Multifamily Apartment Dwelling |
*The permitted use table shown is non-exhaustive. For a complete list of permitted uses, see UDC Section 21.5.8- Permitted Use Table
4. Whether other factors are deemed relevant and important in the consideration of the amendment.
All UDC requirements have been met for the proposed zone change.
SCUCISD has been notified of the zone change request.
Schertz' Fire, EMS, and Police Departments have been notified of the zone change request and have not provided specific concerns related to this request. |
| RECOMMENDATION |
| Due to the unique character of land uses in the area, the compatibility of uses the Main Street Mixed-Use District (MSMU) permits, and the consistency with the Comprehensive Land Plan, staff recommends approval of PLZC20250232. |
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