PZ 1-10-24 Agenda with Associated Documents
MEETING AGENDA
Planning & Zoning Commission
REGULAR SESSION PLANNING & ZONING COMMISSION
January 10, 2024
HAL BALDWIN MUNICIPAL COMPLEX COUNCIL CHAMBERS
1400 SCHERTZ PARKWAY BUILDING #4
SCHERTZ, TEXAS 78154
CITY OF SCHERTZ CORE VALUES
Do the right thing
Do the best you can
Treat others the way you want to be treated
Work cooperatively as a team
AGENDA
WEDNESDAY, JANUARY 10, 2024 at 6:00 p.m.
The Planning and Zoning Commission will hold the regularly scheduled meeting at 6:00p.m., Wednesday, January 10, 2024, at the
City Council Chambers. In lieu of attending the meeting in person, residents will have the opportunity to watch the meeting via live
stream on the City's YouTube Channel.
1.CALL TO ORDER
2.SEAT ALTERNATE TO ACT IF REQUIRED
3.HEARING OF RESIDENTS
This time is set aside for any person who wishes to address the Planning and Zoning Commission. Each person should fill out the Speaker’s
register prior to the meeting. Presentations should be limited to no more than three (3) minutes. Discussion by the Commission of any item not
on the agenda shall be limited to statements of specific factual information given in response to any inquiry, a recitation of existing policy in
response to an inquiry, and/or a proposal to place the item on a future agenda. The presiding officer, during the Hearing of Residents portion
of the agenda, will call on those persons who have signed up to speak in the order they have registered.
4.CONSENT AGENDA:
A.Corrected minutes for the November 15, 2023 Regular Meeting.
B.Minutes for the December 13, 2023 Regular Meeting.
5.PUBLIC HEARING:
The Planning and Zoning Commission will hold a public hearing related to Unified Development Code Amendments within
this agenda. The public hearing will be opened to receive a report from staff, the applicant, the adjoining property owners affected by the
applicant’s request, and any other interested persons. Upon completion, the public hearing will be closed. The Commission will discuss and
consider the application, and may request additional information from staff or the applicant, if required. After deliberation, the Commission
is asked to consider and act upon the following requests and make a recommendation to the City Council if necessary.
A.PLUDC20230276 - Hold a public hearing, workshop and discussion and possible action to make a
Planning & Zoning January 10, 2024 Page 1 of 2
A.PLUDC20230276 - Hold a public hearing, workshop and discussion and possible action to make a
recommendation on amendments to Part III of the Schertz Code of Ordinances, Unified Development
Code (UDC) to Article 5 - Zoning Districts, Article 9 - Site Design Standards, and Article 14 -
Transportation.
6.REQUESTS AND ANNOUNCEMENTS:
A.Requests by Commissioners to place items on a future Planning and Zoning Agenda
B.Announcements by Commissioners
City and community events attended and to be attended
Continuing education events attended and to be attended
C.Announcements by City Staff.
City and community events attended and to be attended.
7.INFORMATION AVAILABLE IN THE PLANNING AND ZONING COMMISSION
PACKETS- NO DISCUSSION TO OCCUR
A.Current Projects and City Council Status Update
8.ADJOURNMENT OF THE REGULAR MEETING
CERTIFICATION
I, Samuel Haas, Senior Planner, of the City of Schertz, Texas, do hereby certify that the above agenda was posted on the official bulletin boards on this the 5th
day of January, 2024 at 5:00 p.m., which is a place readily accessible to the public at all times and that said notice was posted in accordance with chapter 551,
Texas Government Code.
Samuel Haas
Samuel Haas, Senior Planner
I certify that the attached notice and agenda of items to be considered by the Schertz Planning & Zoning Commission was removed from the official
bulletin board on _____day of _______________, 2024. _______________title:_____________
This facility is accessible in accordance with the Americans with Disabilities Act. Handicapped parking spaces are available. If you require special assistance
or have a request for sign interpretative services or other services please call 619-1030 at least 24 hours in advance of meeting.
The Planning and Zoning Commission for the City of Schertz reserves the right to adjourn into executive session at any time during the course of this meeting
to discuss any of the matters listed above, as authorized by the Texas Open Meetings Act.
Executive Sessions Authorized: This agenda has been reviewed and approved by the City’s legal counsel and presence of any subject in any Executive
Session portion of the agenda constitutes a written interpretation of Texas Government Code Chapter 551 by legal counsel for the governmental body and
constitutes an opinion by the attorney that the items discussed therein may be legally discussed in the closed portion of the meeting considering available
opinions of a court of record and opinions of the Texas Attorney General known to the attorney. This provision has been added to this agenda with the intent
to meet all elements necessary to satisfy Texas Government Code Chapter 551.144(c) and the meeting is conducted by all participants in reliance on this
opinion.
Planning & Zoning January 10, 2024 Page 2 of 2
PLANNING AND ZONING COMMISSION MEETING: 01/10/2024
Agenda Item 4 A
TO:Planning and Zoning Commission
PREPARED BY:Daisy Marquez, Planner
SUBJECT:Corrected minutes for the November 15, 2023 Regular Meeting.
BACKGROUND
The November 15, 2023 Planning and Zoning Commission meeting minutes were previously approved at the
December 13, 2023 Planning and Zoning Commission meeting. After the approval of the minutes, it was
determined that additional clarity on the motion language / actions taken at the November 15, 2023 meeting were
needed. For clarity, the motions that were recommended for approval by the Planning and Zoning Commission
were corrected to clearly state that they were recommended for approval to City Council. In addition to adding
clarity on agenda items that were recommended for approval with specific conditions. Staff wants to ensure that
everyone has a clear understanding that the Planning and Zoning Commission makes recommendations to City
Council on Specific Use Permits and Zone Changes and which items had conditions made within the
recommendation.
Attachments
Minutes of the November 15, 2023 Regular Meeting Corrected
PLANNING AND ZONING MINUTES
November 15, 2023
The Schertz Planning and Zoning Commission convened on November 15, 2023 at 6:00 p.m. at the Municipal
Complex, Council Chambers, 1400 Schertz Parkway Building #4, Schertz, Texas.
Present: Glen Outlaw, Chairman; Richard Braud, Vice Chairman; Gordon Rae, Commissioner;
Judy Goldick, Commissioner; Tamara Brown, Commissioner; John Carbon,
Commissioner
Absent: Roderick Hector, Commissioner; Danielle Craig, Commissioner; Patrick McMaster,
Commissioner
Staff
present:
Lesa Wood, Director of Planning & Community Development; Brian James, Deputy City
Manager; Emily Delgado, Planning Manager; Tiffany Danhof, Administrative Assistant;
Ameriz Gamez, Planner; Daisy Marquez, Planner; Samuel Haas, Senior Planner
1.CALL TO ORDER
Chairman Mr. Outlaw called the meeting to order at 6:04 P.M.
2.SEAT ALTERNATE TO ACT IF REQUIRED
No one was seated as the alternate.
3.HEARING OF RESIDENTS
Residents who choose to watch the meeting via live stream, but who would like to participate in Hearing of Residents, should
email their comments to the Planning Division, at planning@schertz.com by 5:00p.m. on Tuesday, November 14, so that the
Planning Division may read the public comments into the record under the hearing of residents. In the body of the email please
include your name, your address, phone number, agenda item number if applicable or subject of discussion, and your
comments.
This time is set aside for any person who wishes to address the Planning and Zoning Commission. Each person should fill out
the Speaker’s register prior to the meeting. Presentations should be limited to no more than three (3) minutes. Discussion by
the Commission of any item not on the agenda shall be limited to statements of specific factual information given in response to
any inquiry, a recitation of existing policy in response to an inquiry, and/or a proposal to place the item on a future agenda. The
presiding officer, during the Hearing of Residents portion of the agenda, will call on those persons who have signed up to
speak in the order they have registered.
No one spoke.
4.CONSENT AGENDA:
A.Minutes for the October 25, 2023 Regular Meeting.
Motioned by Vice Chairman Richard Braud to approve, seconded by Commissioner
Gordon Rae
Vote: 6 - 0 Passed
5.PUBLIC HEARING:
5.PUBLIC HEARING:
The Planning and Zoning Commission will hold a public hearing related to zone change requests and replats within this
agenda. The public hearing will be opened to receive a report from staff, the applicant, the adjoining property owners affected
by the applicant’s request, and any other interested persons. Upon completion, the public hearing will be closed. The
Commission will discuss and consider the application, and may request additional information from staff or the applicant, if
required. After deliberation, the Commission is asked to consider and act upon the following requests and make a
recommendation to the City Council if necessary.
A.PLSPU20230206 - Hold a public hearing and make a recommendation on a Specific Use
Permit to allow a convenience store with gas pumps on approximately 1.61 acres of land,
located at the intersection of Schaefer Road and FM 1518, also known as: 11786 Schaefer
Road, City of Schertz, Bexar County, Texas.
Mr. Haas and the applicant provided a presentation.
Mr. Outlaw opened the public hearing at 6:18 P.M.
Carlos Trenda-10516 Pecan Branch
Alex Smith-11708 Cypress Barn
Todd Vician-8926 Green Grant
Denise Torres-11705 Cypress Barn
Sarah Smith-11708 Cypress Barn
Diana Raina-10413 Pecan Branch
Mr. Outlaw closed the public hearing at 6:33 P.M.
Motioned by Commissioner John Carbon to recommend approval with staff-recommended
condition to City Council, seconded by Vice Chairman Richard Braud. Commissioner
Carbon withdrew the motion before a vote was published.
Motioned by Commissioner John Carbon to recommend approval of the staff and
commissioners' conditions with conceptual site plan to City Council, seconded by Vice
Chairman Richard Braud
Vote: 4 - 2 Passed
NAY: Chairman Glen Outlaw
Vice Chairman Richard Braud
B.PLPDD20220214 - Hold a public hearing and make a recommendation on a request to
rezone approximately 65 acres of land from General Business District (GB) to Planned
Development District (PDD), known as Comal County Parcel ID 75458 and Guadalupe
County Parcel ID 64005, generally located southeast of the IH 35 and Schwab Road
intersection, City of Schertz, Comal County and Guadalupe County, Texas.
Mr. Haas and the applicant provided a presentation.
Mr. Outlaw opened the public hearing at 7:14 P.M.
Lauren Hall- Cypress Point HOA 6020 Cypress Point
Richard Cads-5523 Cypress Point
James Bedwell-5497 Cypress Point
Brian Matthews-5036 Forest Oak Dr.
Nathan Thompson-5287 Top Ridge Lane
Steve Aune-5462 Cypress Point
Irene O'Neal-5299 Top Ridge Ln.
Jeff Baity-4646 Tall Oak
Sandra Linrode-6521 Crocket Rd.
Melissa Reyes-5384 Kingwood St.
Lenoy Woolridge-4638 Pecos Point
Sheri Thompson-5287 Top Ridge Ln.
Barbara Wright-7260 Green Valley Rd.
Richard King-1605 Scwab Rd.
Lindy Wright-849 Wetz Rd. Marion, owner of property 24550 IH35
Ken Sturgis-5175 Top Ridge Rd.
Rebecca Mockerman-5222 Nature Path
Ruben Vasquez-5295 Top Ridge Ln.
Tammy Matthews-5036 Forest Oak Dr.
Ted Capra-5491 Devonwood St.
Michael Mockerman-5222 Nature Path
Robert Nash-4851 Park Leaf
Tony O'Neal-5299 Top Ridge Ln.
Grover Wright-7260 Green Valley Rd.
Mr. Outlaw closed the public hearing at 8:12 P.M.
Motioned by Vice Chairman Richard Braud to recommend approval with the conditions
of using the base Multi-Family Residential District (R-4) setbacks in Area III along with a
greater side building setback abutting the Cypress Point Subdivision to City Council ,
seconded by Commissioner Judy Goldick
Vote: 5 - 1 Passed
NAY: Chairman Glen Outlaw
C.PLSPU20230153 - Hold a public hearing and make a recommendation on a Specific Use
Permit to allow a convenience store with gas pumps on approximately 7.8 acres of land,
located approximately 51-feet west from the intersection of IH-35 N Access Road and
FM 2252, also known as Guadalupe County Property Identification Number 114083 and
Comal County Property Identification Number 119021, City of Schertz, Comal and
Guadalupe County, Texas.
Mrs. Marquez provided a presentation.
Mr. Outlaw opened the public hearing at 9:24 P.M.
No one spoke.
Mr. Outlaw closed the public hearing at 9:24 P.M.
Motioned by Commissioner Tamara Brown to recommend approval to City Council,
seconded by Commissioner Judy Goldick
Vote: 6 - 0 Passed
D.PLSPU20230247 - Hold a public hearing and make a recommendation on a Specific Use
Permit to allow a Truck Terminal on approximately 4 acres of land, located approximately
660-feet west from the intersection of Baugh Lane and Schwab Road, also known as Comal
Property Identification Number 464879, City of Schertz, Comal County, Texas.
Mrs. Marquez provided a presentation.
Mr. Outlaw opened the public hearing at 9:35 P.M.
No one spoke.
Mr. Outlaw closed the public hearing at 9:36 P.M.
Motioned by Commissioner John Carbon to recommend approval to City Council,
seconded by Commissioner Judy Goldick
Vote: 6 - 0 Passed
6.REQUESTS AND ANNOUNCEMENTS:
A.Requests by Commissioners to place items on a future Planning and Zoning Agenda
There were no requests by Commissioners.
B.Announcements by Commissioners
City and community events attended and to be attended
Continuing education events attended and to be attended
There were announcements by Chairman Mr. Outlaw.
C.Announcements by City Staff.
City and community events attended and to be attended.
There were no announcements by City staff.
7.INFORMATION AVAILABLE IN THE PLANNING AND ZONING COMMISSION
PACKETS- NO DISCUSSION TO OCCUR
A.Current Projects and City Council Status Update
8.ADJOURNMENT OF THE REGULAR MEETING
Chairman Mr. Outlaw adjourned the regular meeting at 9:40 P.M.
____________________________________
Chairman, Planning and Zoning Commission
______________________________
Recording Secretary, City of Schertz
PLANNING AND ZONING COMMISSION MEETING: 01/10/2024
Agenda Item 4 B
TO:Planning and Zoning Commission
PREPARED BY:Tiffany Danhof, Administrative Assistant
SUBJECT:Minutes for the December 13, 2023 Regular Meeting.
Attachments
Draft Minutes for the December 13,2023 Regular Meeting
PLANNING AND ZONING MINUTES
December 13, 2023
The Schertz Planning and Zoning Commission convened on December 13, 2023 at 6:00 p.m. at the Municipal
Complex, Council Chambers, 1400 Schertz Parkway Building #4, Schertz, Texas.
Present: Glen Outlaw, Chairman; Richard Braud, Vice Chairman; Gordon Rae, Commissioner;
Roderick Hector, Commissioner; Danielle Craig, Commissioner- Not seated; Judy
Goldick, Commissioner; Tamara Brown, Commissioner; John Carbon, Commissioner;
Patrick McMaster, Commissioner- Not seated
Staff
present:
Lesa Wood, Director of Planning & Community Development; Brian James, Deputy City
Manager; Tiffany Danhof, Administrative Assistant; Ameriz Gamez, Planner; Daisy
Marquez, Planner; Samuel Haas, Senior Planner
1.CALL TO ORDER
Chairman Mr. Outlaw called the meeting to order at 6:00 P.M.
2.SEAT ALTERNATE TO ACT IF REQUIRED
No one was seated as the alternate.
3.HEARING OF RESIDENTS
This time is set aside for any person who wishes to address the Planning and Zoning Commission. Each person should fill
out the Speaker’s register prior to the meeting. Presentations should be limited to no more than three (3) minutes. Discussion
by the Commission of any item not on the agenda shall be limited to statements of specific factual information given in
response to any inquiry, a recitation of existing policy in response to an inquiry, and/or a proposal to place the item on a
future agenda. The presiding officer, during the Hearing of Residents portion of the agenda, will call on those persons who
have signed up to speak in the order they have registered.
Ted Duigon- 1112 Antler Dr.
Barbara Mansfield Gonzales- 1012 Antler Dr.
Kathy Krnavek- 1201 Antler Dr.
4.CONSENT AGENDA:
A.Minutes for the November 15, 2023 Regular Meeting.
Motioned by Commissioner Roderick Hector to approve, seconded by Commissioner
Tamara Brown
Vote: 7 - 0 Passed
5.PUBLIC HEARING:
5.PUBLIC HEARING:
The Planning and Zoning Commission will hold a public hearing related to zone change requests and replats within this
agenda. The public hearing will be opened to receive a report from staff, the applicant, the adjoining property owners affected
by the applicant’s request, and any other interested persons. Upon completion, the public hearing will be closed. The
Commission will discuss and consider the application, and may request additional information from staff or the applicant, if
required. After deliberation, the Commission is asked to consider and act upon the following requests and make a
recommendation to the City Council if necessary.
A.PLZC20230186 Hold a public hearing, consider and make a recommendation on a
request to rezone approximately 1.3 acres of land from Single- Family Residential District
(R-1) to General Business District (GB) generally located southeast of the intersection of
Fawn Drive and FM 3009, Parcel ID: 20377 and 20378, City of Schertz, Guadalupe
County, Texas.
Ms. Gamez and the applicant provided a presentation.
Mr. Outlaw opened the public hearing at 6:31 P.M.
William Sommers- 1016 Antler Dr.
Jody Baker- 1208 Fawn Dr.
Cody Watson- 916 Fawn Dr
Mary Hammond- 1213 Fawn Dr.
Bobby Jones- 1101 Fawn Dr.
Randy Pots for Lisa Cherry- 1105 Fawn Dr.
Stephen Phillips
Jeremah Nasiatka- 1105 Antler Dr.
Barbara Mansfield Gonzales- 1012 Antler Dr.
Bill Marciniak- 908 Antler Dr.
Veronica Cardnas- 1205 Antler Dr.
Jason Penny- 1005 Antler Dr.
Frank Morales- 1109 Antler Dr.
Jonathan Rowe- 1109 Fawn Dr.
Robin Geiger Kamacho- 1100 Fawn Dr.
Dana Sommers- 1016 Antler Dr.
Amy White- 909 Antler Dr.
Mike Graves- 913 Fawn Dr.
Paul Kowalski- 1121 Antler Dr.
Marjorie Brody- 4201 Deer Run
Melissa Duffield Smith
Mr. Outlaw closed the public hearing at 7:25 P.M.
Motioned by Commissioner Judy Goldick to recommend disapproval to City Council,
seconded by Commissioner John Carbon
Vote: 7 - 0 Passed
6.WORKSHOP AND DISCUSSION:
A.Workshop, Discussion, and Possible Action regarding the Planning and Zoning
Commission Bylaws
Motioned by Commissioner Roderick Hector to recommend approval to City Council,
Motioned by Commissioner Roderick Hector to recommend approval to City Council,
seconded by Commissioner Judy Goldick
Vote: 7 - 0 Passed
7.REQUESTS AND ANNOUNCEMENTS:
A.Requests by Commissioners to place items on a future Planning and Zoning Agenda
There were no requests by the commissioners.
There were no requests by Commissioners.
B.Announcements by Commissioners
City and community events attended and to be attended
Continuing education events attended and to be attended
There were announcements by Mr. Rae.
C.Announcements by City Staff.
City and community events attended and to be attended.
There were no announcements by City staff.
8.INFORMATION AVAILABLE IN THE PLANNING AND ZONING COMMISSION
PACKETS- NO DISCUSSION TO OCCUR
A.Current Projects and City Council Status Update
9.ADJOURNMENT OF THE REGULAR MEETING
Chairman Mr. Outlaw adjourned the regular meeting at 8:07 P.M.
____________________________________
Chairman, Planning and Zoning Commission
______________________________
Recording Secretary, City of Schertz
PLANNING AND ZONING COMMISSION MEETING: 01/10/2024
Agenda Item 5 A
TO:Planning and Zoning Commission
PREPARED
BY:Samuel Haas, Senior Planner
CASE:PLUDC20230276
SUBJECT:PLUDC20230276 - Hold a public hearing, workshop and discussion and possible action to make a recommendation on
amendments to Part III of the Schertz Code of Ordinances, Unified Development Code (UDC) to Article 5 - Zoning Districts,
Article 9 - Site Design Standards, and Article 14 - Transportation.
GENERAL INFORMATION:
As stated in the Unified Development Code (UDC), City Council from time to time, on its own motion, or at the
recommendation of City staff amend, change, or modify text in any portion of the UDC to establish and maintain
stable and desirable development. It is generally considered good practice to periodically review and update the
development regulations due to changing conditions, community goals, and/or State and Federal regulations.
PROPOSED AMENDMENTS
Background:
Main Street has a grant program along with exemptions from certain development and impact fees from the city.
Despite these incentives, development activity along the corridor has been relatively slow. Within the Main Street
corridor there are two Main Street-specific zoning districts, Main Street Mixed Use (MSMU) and Main Street
Mixed Use - New Development (MSMU-ND). The Main Street Committee has expressed interest in adjusting some
of the requirements and regulations in the Unified Development Code in order to provide both Main Street Zoning
Districts with greater flexibility. The purpose of PLUDC20230276 is to provide the greater flexibility desired.
PLUDC20230276 will also provide further revisions to Article 5 in order to clean-up unused sections in the UDC.
These sections pertain to certain zoning districts that are not used in Schertz. These districts were based off of
components in the 2013 Schertz Sector Plan and no applicant has elected to use them since. The Comprehensive
Plan update is currently underway and once it is adopted, these zoning districts will no longer be applicable. These
proposed amendments will help eliminate clutter and confusion in the UDC.
Proposed Amendments:
Article 5 - Zoning Districts
Sec. 21.5.2 - Zoning
Districts Established
Adding MSMU-ND to established zoning districts, while eliminating unused
districts.
Sec. 21.5.5 - Statement of
Purpose and Intent for
Residential
Updating the description of the Main Street Districts to match the proposed new
permitted uses (see below)
Sec. 21.5.6 - Statement of
Purpose and Intent for
Nonresidential
Removing the Golf Course District as this zoning district is not used in the city, and
it is not defined in the UDC.
Sec. 21.5.7 - Dimensional
and Developmental
Standards
Modifying parking minimums for Main Street districts (only 2 per lot now in
MSMU and proposing the same for MSMU-ND), reduction of rear setbacks for
MSMU, allowing our Engineering Department flexibility when establishing side
yard setbacks on corner lots. There will also be some UDC clean-up as the parking
note in the table (note b) does not currently match Section 21.10.4.
Sec. 21.5.8 - Permitted
Use Table
Permitting the following uses in the Main Street Districts:
Tattoo Parlor/Studio (with limited use)
Multi-Family/Apartment Dwelling
One-Family Dwelling Attached
Private Club
Theater, Indoor
Two-Family Dwelling
Automobile Parking Structure/Garage
Microbrewery/Brewpub (adding the definition below in Article 16 with
upcoming separate amendment)
"Microbrewery/Brewpub: A facility for the production and packaging of malt
beverages for distribution, retail, or wholesale, on or off premise. The development
may include other uses such as a standard restaurant, bar or live entertainment as
otherwise permitted in the zoning district."
Pet Store (already permitted in MSMU-ND, proposing MSMU to match)
Municipal Uses Operated by the City of Schertz
Dance Hall/Night Club
Sec. 21.5.12 - Agricultural
Conservation Planned
Development District
(ACPDD)
Removing this zoning district as it is not used in the city, and staff believes that it is
highly unlikely applicants will select this specific PDD. This district was based off
of components in the 2013 Schertz Sector Plan and will no longer be applicable with
the Comprehensive Plan Update.
Sec. 21.5.14 - Mixed Use
Planned Development
District (MUPDD)
Removing this zoning district as it is not used in the city, and staff believes that it is
highly unlikely applicants will select this specific PDD. This district was based off
of components in the 2013 Schertz Sector Plan and will no longer be applicable with
the Comprehensive Plan Update.
Sec. 21.5.15 - Design
Overlay District (DO)
Removing these overlay districts as they have never been implemented, nor does
staff believe they will be implemented. Also, certain items in this section are no
longer in conformance with state law.
Article 9 - Site Design Standards
Sec. 21.9.7 - Landscaping MSMU and MSMU-ND will be exempt from a 20-foot landscape buffer adjacent to
the public right of way, interior parking lot requirements, landscape buffers with an
8-foot masonry fence, and the landscape buffer between residential and
nonresidential has been reduced from 20-feet to 5-feet.
Article 14 - Transportation
Sec. 21.14.3 - Additional
Design Requirements
Exempting both Main Street zoning districts (MSMU and MSMU-ND) from some
additional setbacks as well as screening and buffering requirements in this section.
STAFF ANALYSIS AND RECOMMENDATION:
Many parcels along Main Street are small or unusual in layout; this may be due to the fact that the areas around
Main Street are some of the oldest in Schertz. This is an important factor as properties have had ample time to be
bought, sold, and/or subdivided even prior to Schertz incorporating as a municipality. Development patterns and
building codes have also changed in that time, necessitating different property requirements than from those in the
early 20th century. Geographic constraints are present as well, such as the prevalence of flood zones and the Union
Pacific Railroad that essentially abuts the entire southern portion of Main Street.
The requirements in the UDC are there to promote the health and welfare of the city as a whole; however, certain
regulations make more sense for newer developments, such as buffering commercial and residential activity, or
greater building setbacks. Much of the history and identity of Schertz stems from Main Street, which makes this
corridor unique. The distinctive quality of Main Street would be better served if the Unified Development Code
(UDC) reflected this.
The proposed amendments will help to make Main Street a cohesive district. These amendments will provide more
opportunities for the corridor as well as more seamless transitions between commercial and residential
uses, establishing a truly mixed use area. This will generate the potential for Main Street to recapture its historical
form and function to create a destination for the citizens of Schertz and the surrounding communities. Finally, these
amendments will clean-up unused items from the UDC, allowing for easier understanding and use. For these
reasons, staff is recommending approval of PLUDC20230276.
COMMISSIONERS CRITERIA FOR CONSIDERATION:
The Planning and Zoning Commission in making a recommendation to City Council on the proposed Unified
Development Code Amendment. In considering action on a UDC Amendment, the Commission should consider the
criteria within UDC, Section 21.4.7 D.
Attachments
UDC Main Street Amendments (redlines)
UDC Main Street Amendments (clean)
Created: 2023-07-18 12:49:28 [EST]
(Supp. No. 7)
Page 1 of 1
Sec. 21.5.2. Zoning Districts Established.
The City is hereby geographically divided into zoning districts and the boundaries of those districts herein are
delineated upon the Official Zoning Map of the City. The use and dimensional regulations as set out in this Article
are uniform in each district. Zoning districts are established in compliance with adopted Comprehensive Land Plan
and Master Thoroughfare Plan. The districts established shall be known as follows:
Table 21.5.2
Symbol Zoning District Name
PRE Predevelopment District
R-1 Single-Family Residential District
R-2 Single-Family Residential District
R-3 Two-Family Residential District
R-4 Apartment/Multi-Family Residential District
R-6 Single-Family Residential District
R-7 Single-Family Residential District
R-A Single-Family Residential/Agricultural District
GH Garden Home Residential District
TH Townhome District
MHS Manufactured Home Subdivision District
MHP Manufactured Home Park District
OP Office and Professional District
NS Neighborhood Services District
GB General Business District
GB-2 General Business District-2
M-1 Manufacturing District (Light)
M-2 Manufacturing District (Heavy)
GC Golf Course District
PUB Public Use District
PDD Planned Development District
AD Agricultural District
AC Agricultural Conservation District
EN Estate Neighborhood PDD
MU Mixed Use District
HCOD Highway Commercial Design Overlay District
CCOD Campus Commercial Overlay District
IOD Industrial Overlay District
DO Downtown Overlay Districts
MSMU Main Street Mixed-Use District
MSMU-ND Main Street Mixed-Use New Development District
(Ord. No. 13-S-22 , § 1, 7-16-2013; Ord. No. 14-S-47 , § 1, 11-18-2014; Ord. No. 23-S-07 , § 1(Exh. A), 3-14-2023)
Proposed UDC Amendments- Redlines
Created: 2023-07-18 12:49:28 [EST]
(Supp. No. 7)
Page 1 of 3
Sec. 21.5.5. Statement of Purpose and Intent for Residential Districts.
A.Predevelopment District (PRE). Intended for use for undeveloped land in the City or as a temporary
designation for existing uses for newly annexed property. This zoning is also suitable for areas where
development is premature due to lack of utilities, capacity or service and for areas that are unsuitable for
development because of physical constraints or potential health or safety hazards. No improvements,
construction or structures may be undertaken without obtaining a building permit and no occupancy of such
improvements and structures without obtaining a certificate of occupancy.
B.Single-Family Residential District (R-1). Comprised of single-family detached residential dwellings on a
minimum lot size of 9,600 square feet, together with the schools, churches, and parks necessary to create
basic neighborhood units.
C.Single-Family Residential District (R-2). Comprised of single-family detached residential dwellings with a
minimum lot size of 8,400 square feet, together with the schools, churches, and parks necessary to create
basic neighborhood units.
D.Two-Family Residential District (R-3). Comprised of two (2) single-family attached residential dwellings with a
minimum lot size of 9,000 square feet, together with the schools, churches, and parks necessary to create
basic neighborhood units.
E.Apartment/Multi-Family Residential District (R-4). Intended for apartment and multi-family developments
including, but not limited to apartment buildings, duplex, garden apartments, condominium units, assisted
living centers, nursing homes and other similar uses. Due to the infrastructure requirements for such
districts, the City may require the applicant seeking such zoning classification to establish (i) the adequacy of
available access and utility facilities, (ii) sufficiency of drainage, and (iii) provision of sufficient open space.
The minimum lot size in such district is 10,000 square feet for three (3) units and 1,800 square feet for each
additional dwelling unit. The maximum density shall be twenty-four (24) units per acre. Apartment/Multi-
Family Residential Districts should not be located in areas where they would increase traffic through single-
family neighborhoods and should be located adjacent to arterial streets with sufficient capacity to carry the
increased traffic generated. Multi-family developments are suitable buffers between single-family districts
and commercial uses. Multi-family districts should be buffered from non-residential land uses and from
pollution sources and environmental hazards. Twenty percent (20%) of the total platted area shall be
provided as common, usable open space.
F.Single-Family Residential District (R-6). Comprised of single-family detached residential dwellings that are on
a minimum lot size of 7,200 square feet, together with the schools, churches, and parks necessary to create
basic neighborhood units. This district is intended to be developed using the more contemporary building
styles and allowing those dwellings to be constructed on relatively small lots. The maximum size tract that
can be zoned R-6 is 30 acres.
G.Single-Family Residential District (R-7). Comprised of single-family detached residential dwellings on a
minimum lot size of 6,600 square feet, together with the schools, churches, and parks necessary to create
basic neighborhood units. This district is intended to be developed using the more contemporary building
styles and allowing those dwellings to be constructed on relatively small lots. The maximum size tract that
can be zoned R-7 is 40 acres.
H.Single-Family Residential/Agricultural District (RA). Intended to provide for areas in which agricultural land
may be held in such use for as long as is practical and reasonable. Residences in this District are intended to
be on a minimum lot size of 21,780 square feet (one-half acre). This District is suitable for areas where
development is premature due to lack of utilities, capacity or service, and for areas that are unsuitable for
development because of physical restraints or potential health or safety hazards.
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(Supp. No. 7)
Page 2 of 3
I.Garden Homes Residential District (GH). Comprised of single-family detached residential dwellings on a
minimum lot size of 5,000 square feet together with the schools, churches, and parks necessary to create
basic neighborhood units. This District allows the main structure to be constructed coincident with one (1) of
the side property lines, and requires only one (1) side yard setback in order to maximize lot usage and yet
maintain a neighborhood character consistent with conventional single-family detached homes.
No area shall be designated GH that contains less than five (5) adjoining lots on a street. Zero lot line homes
shall have no windows on the side of the house, which abuts the property line. Entire frontage of one (1) side of
the street in the block must be included in the GH designation. Exception may be made where an alley breaks the
block on that side of the street. Homes will be uniformly located on the same side of the lot within a street block.
J.Townhome District (TH). Comprised of an attached residential dwelling unit in structures built to
accommodate three (3) to six (6) units per structure. Density shall not exceed twelve (12) units per gross
acre. Townhome units shall be constructed on a single lot, or on adjacent individual lots. Individual
ownership of the townhome units is encouraged. Minimum lot area shall not be less than 2,500 square feet
per dwelling unit. Ten percent (10%) of the total platted area shall be provided as common, usable open
space. This District should not be located in areas where it would increase traffic through single-family
neighborhoods and should be adjacent to arterial streets with sufficient capacity to carry the increased
traffic generated.
K.Manufactured Home Subdivision District (MHS). Intended to recognize that certain areas of the City are
suitable for a mixture of single-family dwelling units and HUD-Code manufactured homes, to provide
adequate space and site diversification for residential purposes designed to accommodate the peculiarities
and design criteria of manufactured homes, along with single-family residences, to promote the most
desirable use of land and direction of building development, to promote stability of development, to protect
the character of the district, to conserve the value of land and buildings, and to protect the City's tax base.
This District provides for the creation and/or subdivision of any lot, tract or parcel of land used for the
placement of manufactured homes. This District is not intended to prohibit or unduly restrict any type of
housing but to ensure compatibility in housing types between manufactured home subdivisions and
surrounding single family residential subdivisions and recognizing their inherent differences.
L.Manufactured Home Park District (MHP). Intended to provide adequate space and site diversification for
residential purposes designed to accommodate the peculiarities and design criteria of manufactured homes,
to promote the most desirable use of land and direction of building development, to promote stability of
development, to protect the character of the district, to conserve the value of land and buildings, and to
protect the City's tax base. This District provides for the creation of tracts of land used for the placement of
multiple manufactured homes on a single lot, tract or parcel of land and utilized for rent or lease. This
District is not intended to prohibit or unduly restrict any type of housing but to ensure compatibility between
manufactured home parks and surrounding properties and recognizing the inherent differences in housing
types between manufactured home parks and other residential districts.
M.Agricultural District (AD). Intended to provide as a base zoning district in areas designated as agricultural
conservation on the North and South Schertz Framework Plans. Residences in this District are intended to be
on a minimum lot size of 217,800 square feet (five acres). Clustering of up to two homes may be allowed on
the same lot subject to setback requirements. This District is suitable for areas where development is
premature due to lack of utilities, capacity or service, and for areas that are unsuitable for development
because of physical restraints or potential health or safety hazards.
N.Main Street Mixed-Use District (MSMU). Intended to provide a base zoning district in the area along Main
Street. In light of the history of the area and variety of land uses that exist, this zoning district allows for both
single-family and multi-family residential uses, and low intensity commercial uses. Reduced setbacks and
parking requirements are provided as part of this district due to physical restraints.
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(Supp. No. 7)
Page 3 of 3
O.Main Street Mixed-Use New Development District (MSMU-ND). Intended to provide a base zoning district in
the area along Main Street, specifically for new development of existing properties. This district is intended
to mirror The Main Street Mixed-Use District (MSMU), allowing for both single-family and multi-family
residential uses, and low intensity commercial uses. Reduced setbacks, parking requirements, along with
reduced landscape buffers are provided as part of this district due to physical restraints of the existing
properties.
(Ord. No. 13-S-22, § 2, 7-16-2013 ; Ord. No. 14-S-47 , § 2, 11-18-2014; Ord. No. 21-S-26 , § 1(Exh. A), 7-6-2021; Ord.
No. 23-S-07 , § 1(Exh. A), 3-14-2023)
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(Supp. No. 7)
Page 1 of 2
Sec. 21.5.6. Statement of Purpose and Intent for Nonresidential Districts.
A.Office and Professional District (OP). Intended to provide suitable areas for the development of office
structures as well as office park developments on appropriately designed and attractively landscaped sites. It
is also intended to provide ancillary retail service (restaurants, coffee shops, newsstands, etc.) for such office
developments. Due to the intensity of these developments, this District should be generally located along
major transportation corridors, and be properly buffered from less intensive residential uses.
B.Neighborhood Services District (NS). Intended to provide suitable areas for the development of certain
limited service and retail uses in proximity to residential neighborhoods in order to more conveniently
accommodate the basic everyday retail and service needs of nearby residents. Such uses occur most often on
the periphery of established neighborhoods at the intersection of collectors and minor arterials, and are
generally on sites of approximately one (1) to three (3) acres in size. These developments are to have
generous landscaping and contain non-residential uses, which do not attract long distance traffic trips. This
District should be properly buffered from residential uses and protected from pollution and/or
environmental hazards.
C.General Business District (GB). Intended to provide suitable areas for the development of non-residential
uses which offer a wide variety of retail and service establishments that are generally oriented toward
serving the overall needs of the entire community. These businesses are usually located on appropriately
designed and attractively landscaped sites and along principal transportation corridors.
D.General Business District-2 (GB-2). Intended to provide suitable areas for the development of non-residential
and light industrial uses that offer a wide variety of retail and service establishments that are generally
oriented toward serving the overall needs of the entire community. These businesses are usually located on
appropriately designed and attractively landscaped sites and along principal transportation corridors. These
facilities should not emit dust, odor, smoke, gas or fumes, or any other hazardous elements, which are
detectable beyond the boundary of the property. Due to the traffic generated by such uses, these districts
should be located on arterial streets. In reviewing the proposed development, other infrastructure
considerations such as water, electric, sewer, gas and fire line pressure should be taken into account. Where
several lots are to be jointly developed as a light manufacturing area, restrictive covenants and development
restrictions encouraging high-level design and maintenance are encouraged.
E.Manufacturing District-Light (M-1). Intended to provide a suitable area for the development of light
industrial, assembly and manufacturing, warehouse and distribution facilities. These facilities should not emit
dust, odor, smoke, gas or fumes, or any other hazardous elements, which are detectable beyond the
boundary of the property. Due to the traffic generated by such uses, these districts should be located on
arterial streets. In reviewing the proposed development, other infrastructure considerations such as water,
electric, sewer, gas and fire line pressure should be taken into account. Where several lots are to be jointly
developed as a light manufacturing area, restrictive covenants and development restrictions encouraging
high-level design and maintenance are encouraged.
F.Manufacturing District—Heavy (M-2). Intended to provide a suitable park-like area for the development of
intensive industrial/manufacturing activities, which tend to emit certain offensive features such as odor,
noise, dust, smoke and/or vibrations, but under controlled conditions. Specific Use Permit will be required by
all activities locating in this area. Uses shall also recognize the need for increased water pressure and
capacity in order to provide adequate fire protection.
G.Public Use District (PUB). Intended to identify and provide a zoning classification for land that is owned or
may be owned by the City, County, State, or Federal Government or the School District; land that has been
dedicated to the City for public use such as parks and recreation, and land designated and dedicated to the
City as a greenbelt.
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(Supp. No. 7)
Page 2 of 2
H.Golf Course District (GC). Intended to identify and provide a zoning classification to accommodate the
peculiarities and design criteria for land that is publicly or privately owned for use as public or private golf
courses and any supporting or related club houses, utility buildings and related amenities (including but not
limited to pro shops, swimming pools, tennis courts, restaurants, and bars).
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(Supp. No. 7)
Page 1 of 7
Sec. 21.5.7. Dimensional and Developmental Standards.
A.General. All projects or developments shall comply with all of the applicable dimensional and development
standards of this Article. Additional requirements may also apply as required in other sections of this UDC. All
area requirements and lot sizes shall be calculated based on gross acres.
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(Supp. No. 7)
Page 2 of 7
Table 21.5.7.A DIMENSIONAL REQUIREMENTS
RESIDENTIAL ZONING DISTRICTS
Minimum Lot Size And
Dimensions
Minimum Yard Setback (Ft) Miscellaneous
Lot
Requirements
Code Zoning District Area
Sq. Ft.
Width
Ft.
Depth
Ft.
Front
Ft.
Side
Ft.
Rear
Ft.
Minimum Off-
Street Parking
Spaces
Max
Height
Ft.
Max
Imperv
Cover
Key
R-1 Single-Family Residential District-1 9,600 80 120 25 10 20 2 35 50% h,j,k,l,
m,o
R-2 Single-Family Residential District-2 8,400 70 120 25 10 20 2 35 50% h,j,k,l,
m,o
R-3 Two-Family Residential District 9,000 75 120 25 10 20 2 35 60% h,j,k,l,
m,o
R-4 Apartment/Multi-Family
Residential District
10,000 100 100 25 10 20 2 35 75% a,b,j,k,
l,m
R-6 Single-Family Residential District-6 7,200 60 120 25 10 20 2 35 50% h,k,l,
m,n,o
R-7 Single-Family Residential District-7 6,600 60 110 25 10 20 2 35 50% h,k,l,
m,n,o
R-A Single-Family-
Residential/Agriculture
21,780 - - 25 25 25 2 35 50% h,k,l,
m,n
GH Garden Home Residential District 5,000 50 100 10 10 10 2 35 75% c,d,e,f,
g,k,l,m
TH Townhome District 2,500 25 100 25 10 20 2 35 75% h,j,k,l,
m
MHS Manufactured Home Subdivision
District
6,600 60 110 25 10 20 2 35 50% j,k,l,
m,o
MHP Manufactured Home Park District 43,560 - - 25 12.5 25 - 35 50% j,k,l,m
AD Agricultural District 217,800 100 100 25 25 25 2 35 30% h,k,o
MSMU Main Street Mixed Use 5,000 50 100 10 5 210 2 35 80% h,j,k,m,
n,p
MSMU-ND Main Street Mixed Use-New
Development
5,000 50 100 10 5 10 2 Parking
Spaces are
35 80% j,k,m,p
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(Supp. No. 7)
Page 3 of 7
determined
based on the
square footage
of the
structure.
0 sq. ft.—1,500
sq. ft. requires
2 parking
spaces.
1,501 sq. ft.—
5,000 sq. ft.,
requires 5
parking spaces;
unless the
proposed land
use would
require less.
5,001 sq. ft.—
10,000 sq. ft.,
requires 10
parking spaces;
unless the
proposed land
use would
require less.
Over 10,000 sq.
ft. requires 20
parking spaces;
unless the
proposed land
use would
require less.
Key:
a. Add 1,800 square feet of area for each unit after the first 3 units. Maximum density shall not exceed 24 units per acre.
b. 1.52 parking spaces per bedroom plus 5%.
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(Supp. No. 7)
Page 4 of 7
c. Zero lot line Garden Homes.
d. 20-foot paved alley for ingress/egress to all rear garages.
e. 5-foot shall be designated maintenance easement.
f. Corner lot shall have 10-foot side yard setback from street right-of-way.
g. 25-foot set back to property line adjoining public street.
h. Corner lot shall have minimum 15-foot side yard setback from street right-of-way. For properties on Main Street, the City Engineer may
authorize a reduction to no less than 10' if there are no sight distance issues.
i. Minimum lot area for each unit.
j. Site Plan approval required.
k. Swimming pools count toward the maximum impervious cover limitations, unless the swimming pool is equipped with a water overflow
device appropriate for such pool, and only if it drains into any pervious surface, in which case the water surface shall be excluded.
l. No variances may be permitted to exceed the maximum impervious cover limitations
m. Refer to Article 14, section 21.14.3 for additional design requirements
n. All single family residential dwelling units constructed within this district shall be constructed with an enclosed garage.
o. Side yard setback of 7.5 ft. for R-1, R-2, R-3, R-6, R-7, and MHS continues in effect for all subdivisions vested on the date of adoption of
Ordinance No. 11-S-15.
p.Not subject to the requirements in section 21.10.4
Table 21.5.7.B DIMENSIONAL REQUIREMENTS
NON-RESIDENTIAL ZONING DISTRICTS (d)
Minimum Lot Size
And Dimensions
Minimum Yard Setback (Ft) Miscellaneous
Lot
Requirements
Code Zoning District Area
Sq. Ft.
Width
Ft.
Depth
Ft.
Front
Ft.
Rear
Adj
Non-
Res
Zone
Rear
Adj.
Res
Zone
Side
Adj
Non-
Res
Zone
Side
Adj
Res
Zone
Max
Ht.
Ft.
Max
Imperv
Cover
Key
OP Office/ Professional 6,000 60 100 25 0 25 0 25 35 70% a, b, c,
d
NS Neighborhood Services 10,000 100 100 25a 0 25 0 25 35 80% a, b, c,
d
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(Supp. No. 7)
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GB General Business 10,000 100 100 25 0 25 0 25 120 80% a, b, c,
d
GB-2 General Business-2 10,000 100 100 25 0 25 0 25 120 80% a, b, c,
d
M-1 Light Manufacturing 10,000 100 100 25 0 50c 0 25b 120 80% a, b, c,
d
M-2 Heavy Manufacturing 10,000 100 100 25 0 50c 0 25b 120 80% a, b, c,
d
PUB Public Use District 10,000 100 100 25 0 15 0 25 35 70% a, c, d
Key:
a. See Article 10 for parking requirements.
b. Uses may require a Specific Use Permit. The City of Schertz will follow the guidelines outlined in the Air Installation Compatible Use Zone (AICUZ)
study for Randolph Air Force Base.
c. No variances may be permitted to exceed the maximum impervious cover limitations.
d. Refer to Article 14, Sec. 21.14.3 for additional design requirements.
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(Supp. No. 7)
Page 6 of 7
B.Additional Dimensional and Development Standards.
1. All lots developed for residential purposes shall comply with the lot area, minimum setbacks and height
requirements established in table 21.5.7A for the zoning district(s) in which the lot(s) is/are located. All
lots developed for allowed non-residential purposes, within residential zoning districts, shall comply
with lot, area and height requirements established in table 21.5.7A for the zoning district(s) in which
the lot(s) is/are located.
2. All lots developed for non-residential purposes shall comply with lot, area, minimum setbacks, and
maximum height requirements established for the zoning district(s) in which the lot(s) is located, as
established in table 21.5.7B.
3. All lots shall have at least the minimum area, width and depth as indicated in the tables 21.5.7A and
21.5.7B in this section.
4. Platted subdivisions established by a duly approved plat filed prior to adoption of this UDC shall be
exempt from meeting any new lot width, depth, and/or square footage requirements.
5. No lot existing at the time of passage of this UDC shall be reduced in size below the minimum area
requirements set forth in tables 21.5.7A and 21.5.7B.
6. Minimum lot size requirements shall not apply to previously platted lots that are annexed into the City,
but shall apply in the event of a vacation and replat of such property. All other requirements of this
UDC shall nevertheless apply.
7. No portion of any building on a residential lot may be located on any lot closer to any lot line or to the
street right-of-way line than is authorized in table 21.5.7A set forth in this section unless otherwise
listed below:
a. Where the frontage on one (1) side of a street is divided by two (2) or more zoning districts, the
front yard setback shall comply with the requirements of most restrictive district for the entire
frontage between the nearest intersecting streets.
b. Where the building setback line has been established by plat and exceeds the requirements of
this UDC, the more restrictive setback line shall apply.
c. The front yard setback shall be measured from the property line to the front face of the building,
covered porch, covered terrace, or attached accessory building. Eaves and roof extensions may
project into the required front yard, not to exceed two (2) feet.
d.Side Yards: Every part of a required side yard shall be open and unobstructed except for
accessory buildings as permitted herein and the ordinary projections of window sills, belt
courses, cornices and other architectural features projecting not to exceed twelve (12) inches
into the required side yard, and roof eaves projecting not to exceed twenty-four (24) inches into
the required side yard.
e.Rear Yards: Every part of a required rear yard shall be open and unobstructed, except for
accessory buildings, uses and structures as permitted and the ordinary projections of window
sills, belt courses, cornices and roof overhangs and other architectural features projecting not to
exceed twenty-four (24) inches into the required rear yard.
f. Where lots have double frontage, running from one street to another, a required front yard
setback shall be provided on both streets.
g.Mixed Use Building: In a building serving dwelling and other uses, in any district, the height and
area regulations applicable to non-residential buildings shall apply.
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(Supp. No. 7)
Page 7 of 7
h. There shall not be more than one (1) residential dwelling on a platted lot of a duly recorded plat
of a single-family residential use.
(Ord. No. 13-S-22 , § 3, 7-16-2013; Ord. No. 14-S-47 , § 3, 11-18-2014; Ord. No. 21-S-26 , § 1(Exh. A), 7-6-2021)
Created: 2023-07-18 12:49:29 [EST]
(Supp. No. 7)
Page 1 of 2
Sec. 21.5.8. Permitted Use Table.
A.Use of Land and Buildings. Structures, land or premises shall be used only in accordance with the use permitted in the following use table subject to
compliance with the dimensional and development standards for the applicable zoning district and all other applicable requirements of this UDC.
B.Permitted Principal Uses. No principal use shall be permitted in any district unless it appears in the following permitted use table.
[Permitted Use Table Here]
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(Supp. No. 7)
Page 2 of 2
C.New and Unlisted Uses.
1. It is recognized that new or unlisted types of land use may seek to locate in the City. In order to provide
for such contingencies, a determination of any new or unlisted form of land use shall be made in
accordance with this section.
2. For uses in which an applicant requests a Specific Use Permit, the City Manager or his/her designee
shall follow the procedures for granting an SUP in accordance with section 21.5.11 of this UDC.
3. It is recognized that the permitted use chart may require amendment, from time to time, to allow for
uses that were otherwise not permitted. In the event an amendment to the permitted use chart is
required, the procedure for the amendment shall be the same as required for an amendment to the
text of the UDC in accordance with section 21.4.7 of this UDC.
D. Limited Uses.
1. Tattoo Parlors/Studios in the Main Street Mixed Use District and the Main Street Mixed Use – New
Development District shall have the following limited uses:
a. No tattoo studio shall be within 900 feet of another tattoo studio (property line to property line).
(Ord. No. 13-S-22 , § 4, 7-16-2013; Ord. No. 14-S-47 , § 4, 11-18-2014; Ord. No. 20-S-29, § 1(Exh. A), 10-27-2020;
Ord. No. 21-S-26 , § 1(Exh. A), 7-6-2021; Ord. No. 21-S-44 , § 1(Exh. A), 10-26-2021)
Proposed UDC Amendment
Article 5 – Permitted Use Table
Proposed changes to Article 5 – Permitted Use Table to add uses to Main Street Zoning Districts
Zoning District P=Permitted/ S= Specific Use
Permit
Permitted Uses
Main Street Mixed Use District
(MSMU)
P Tattoo Parlor/Studio
Main Street Mixed Use District
(MSMU)
P Multi-Family Apartment
Dwelling
Main Street Mixed Use District
(MSMU)
P One-Family Dwelling Attached
Main Street Mixed Use District
(MSMU)
P Private Club
Main Street Mixed Use District
(MSMU)
P Theater, Indoor
Main Street Mixed Use District
(MSMU)
P Two-Family Dwelling
Main Street Mixed Use District
(MSMU)
P Automobile Parking
Structure/Garage
Main Street Mixed Use District
(MSMU)
P Microbrewery/Brewpub
Main Street Mixed Use District
(MSMU)
P Dance Hall/Night Club
Main Street Mixed Use District
(MSMU)
P Municipal Uses Operated by the
City of Schertz
Main Street Mixed Use District
(MSMU)
P Pet Store
Main Street Mixed Use – New
Development District (MSMU-
ND)
P Tattoo Parlor/Studio
Main Street Mixed Use – New
Development District (MSMU-
ND)
P Multi-Family Apartment
Dwelling
Main Street Mixed Use – New
Development District (MSMU-
ND)
P One-Family Dwelling Attached
Main Street Mixed Use – New
Development District (MSMU-
ND)
P Private Club
Main Street Mixed Use – New
Development District (MSMU-
ND)
P Theater, Indoor
Main Street Mixed Use – New
Development District (MSMU-
ND)
P Two-Family Dwelling
Main Street Mixed Use – New
Development District (MSMU-
ND)
P Automobile Parking
Structure/Garage
Main Street Mixed Use – New
Development District (MSMU-
ND)
P Microbrewery/Brewpub
Main Street Mixed Use – New
Development District (MSMU-
ND)
P Dance Hall/Night Club
Main Street Mixed Use – New
Development District (MSMU-
ND)
P Municipal Uses Operated by the
City of Schertz
No other changes are proposed.
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(Supp. No. 7)
Page 1 of 4
Sec. 21.5.12. Agricultural Conservation Planned Development District (ACPDD). - Reserved
A.Intent and Purpose.
1. The Agricultural Conservation (AC) District is intended to provide an alternative development option
that supports the sustainable development goals of Schertz, protects open space and natural
resources, and retains the predominantly rural character in the areas designated as agricultural
conservation on the South and North Schertz Framework Plans. It is not the intent of Schertz to create
a zone for future expansion of urban services through this ordinance.
2. The purposes of the AC District are:
a. To implement the goals of the Schertz Comprehensive Plan and Framework Plans for agricultural
conservation;
b. To allow development that permanently preserves the open space, agricultural lands, woodlands,
wetlands, critical views and other natural features of rural Schertz;
c. To allow limited development in rural areas that do not contain natural resources, such as
agricultural and forest lands, and significant natural areas;
d. To connect open space, trails, and recreation sites within the conservation subdivision district
and to the integrated open space and recreation system of Schertz per the Framework Plan and
Parks and Open Space Plan;
e. To allow flexibility in the placement and type of dwelling units within the subdivision;
f. To promote the use of shared septic, drinking water and low-impact stormwater systems that
prevent the degradation of water quality;
g. To reduce the amount of new roads and to allow flexibility in road specifications for roads serving
residences in the district; and
h. To reduce the amount of impervious surfaces in subdivisions, including driveways.
B.Definitions. The following definitions shall apply to the terms used in this section of the UDC only. For terms
not specifically defined under this subsection, article 16, definitions shall apply.
Active recreation uses: Shall include playgrounds, ball fields, indoor or outdoor pool/recreation facilities, any
recreational area that includes significant infrastructure or physical improvements for the purposes of active sports
or organized events (such as ball fields, basketball courts, tennis courts, golf courses, and similar facilities).
Agricultural conservation subdivision (ACS): Any subdivision of land per the standards in this section of the
UDC.
Agricultural land: Land whose primary use is devoted to agriculture as defined in article 16.
Conservation easement: A conservation easement is a written agreement between a landowner and the
"holder" of the conservation easement under which a landowner voluntarily restricts certain uses of the property
to protect its natural, productive or cultural features. The holder of the conservation easement must be a
governmental entity or a qualified conservation organization. With a conservation easement, the landowner
retains legal title to the property and determines the types of land uses to continue and those to restrict. As part of
the arrangement, the landowner grants the holder of the conservation easement the right to periodically assess
the condition of the property to ensure that it is maintained according to the terms of the legal agreement.
Designated open space: Open space that is designated within an ACS to be placed under a conservation
easement permanently restricting future development or other similar legal mechanism.
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(Supp. No. 7)
Page 2 of 4
Developable area: All land in a proposed ACS that are not defined as undevelopable due to environmental
conditions or in ordinances adopted by Schertz.
Gross density: A residential density standard establishing the maximum number of dwelling units allowed to
be built in an ACS based on the gross acreage of the site that includes all areas designated for streets,
infrastructure, and open space.
Undevelopable area: Those lands in a proposed ACS that are restricted from development due to
environmental conditions such as steep slopes, the presence of wetlands or waterways, or are restricted from
development under ordinances adopted by Schertz.
C.Application Requirements.
1.Application Required. Any request for an AC District shall be accompanied by an application prepared in
accordance with the Development Manual.
2.Accompanying applications. A request for an AC District may be accompanied by an application for
amendment of the future land use map or by a Subdivision Master Plan. Approval of an AC District shall
require all subsequent development applications to be consistent with the approved development
regulations.
3.Tax Certificate Required. All applications made as a request for an AC District shall be accompanied by a
copy of a tax certificate.
4.Minimum AC District Size. No AC District may be established on any area less than the following in size:
a. Forty (40) contiguous acres (under single or multiple ownership subject to joint submission);
b. Any area that is contiguous with an existing AC District that results in a total area of at least fifty
(50) acres.
D.Processing of Application and Decision. All applications for an AC District shall meet the standards for the
processing of application and decision of a PDD in subsection 21.5.10.C. as amended.
E.Permitted Uses. Uses permitted by right and by Special Use Permit in the AC District shall be the same as the
ones permitted by right and Special Use Permit in the Residential/Agricultural (RA) District.
F.Development Standards. Development in the AC District shall meet the standards in this section in addition
to other standards set forth in an ordinance granting the AC District. Other development standards may
include density, lot area, lot width, lot depth, yard depths and widths, building height, building elevations,
coverage, floor area ratio, parking, access, screening, landscaping, accessory buildings, signs, lighting,
management associations, and other requirements as the City Council may deem appropriate.
1.Residential density. The maximum gross density established in AC District shall be 0.2 dwelling units per
acre.
2.Open Space Requirement.
a. Conservation subdivisions shall identify a conservation theme. Conservation themes may include,
but are not limited to: forest preservation, water quality preservation, creek preservation,
farmland preservation, or view shed preservation. The conservation theme and the North and
South Schertz Framework Plans should guide the location and use of the designated open space.
b. A minimum of seventy percent (70%) of the gross total acreage in the application, including
developable and undevelopable land, shall be designated as open space for natural habitat,
passive recreation, and/or conservation or preservation, including conservation for agricultural
and forestry uses. Active recreation uses may be permitted, but the area designated for such
active recreation uses shall not exceed twenty percent (20%) of the total required open space.
The design criteria for such open space shall be as follows:
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i. Where possible, designated open space shall be contiguous with open space uses on
adjacent parcels in order to provide large expanses of open space.
ii. Open space in AC Districts shall be physically connected, whenever possible, to the Schertz
Open Space System outlined in the Schertz Parks Master Plan and North and South Schertz
Framework Plans. Designated public trail systems which abut an AC District shall be
connected through the subdivision.
iii. Access shall be provided to designated active or passive recreation areas or open space or
natural areas from one or more streets in the subdivision.
iv. Access will not be required if the open space is to remain in active agriculture or forestry or
if the natural areas contain habitat where public access should be limited.
c.Open Space Ownership and Management. All lands and improvements in designated open space
shall be established, managed and maintained in accordance with the following guidelines:
i. Designated open space shall be surveyed and subdivided as a separate parcel or parcels.
ii. Designated open space must be restricted from further development by a permanent
conservation easement running with the land or other similar legal instrument. The
permanent conservation easement must be submitted with the application for an AC
District and approved by City Council.
iii. The permanent conservation easement may be held by the following entities, but in no
case may the holder of the conservation easement be the same as the owner of the
underlying fee:
(a) A common ownership association which owns other land within the subdivision
and in which membership in the association by all property owners in the
subdivision shall be mandatory;
(b) An individual who will use the land in accordance with the permanent
conservation easement;
(c) City of Schertz, or other governmental agency;
(d) A private, nonprofit organization that has been designated by the Internal
Revenue Service as qualifying under section 501(c)(3) of the Internal Revenue
Code; or
(e) A combination of the entities in subsection (a)—(d) above.
iv. The permanent conservation easement must specify:
(a) what entity will maintain the designated open space;
(b) the purposes of the conservation easement and the conservation values of the
property;
(c) the legal description of the land under the easement;
(d) the restrictions on the use of the land;
(e) the restriction from future development of the land;
(f) to what standards the open space will be maintained; and
(g) who will have access to the open space.
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v. The owner of the underlying fee shall be responsible for the payment of taxes and
assessments on any designated open space parcel.
3.Utilities. Individual well and septic systems are allowed in AC subdivisions, however, common utilities
(shared water and/or sewer or septic systems) are encouraged. Common utilities shall meet the City's
standards for sewage treatment systems.
4.Streets. Streets within the conservation subdivision shall be developed according to the following
standards that promote road safety, minimize visual impacts, and minimize impervious surfaces:
a. Street design, widths and construction shall conform to the width and standards contained in the
street cross section without curb and gutters (or low speed rural cross section) and as
recommended in the North and South Schertz Sector Plans.
b. The number of local street intersections with collector and arterial roads should be minimized,
however, the applicant must demonstrate that such intersections are adequate, have the
capacity to handle traffic generated by the proposed project, and will not endanger the safety of
the general public.
c. If AC subdivisions abut one another or existing development, direct links should be made to
emphasize the connection between existing and new development.
G.Conceptual and Development Plan. All applications for an AC District shall meet the standards for conceptual
and development plan established for a PDD in Sec. 21.5.10(E) to the extent they are not in conflict with the
intent or text of the AC District.
H.Criteria for Approval. All applications for an AC District shall meet the criteria for approval established for a
PDD in Sec. 21.5.10(F) to the extent they are not in conflict with the intent or text of the AC District.
I.Amendments. All applications for an AC District shall meet the standards for conceptual amendments
established for a PDD in Sec. 21.5.10(G) to the extent they are not in conflict with the intent or text of the AC
District.
( Ord. No. 13-S-22, § 6, 7-16-2013 ; Ord. No. 18-S-04 , § 1(Exh. A), 1-23-2018)
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Sec. 21.5.14. Mixed Use Planned Development District (MUPDD). -Reserved
A.Purpose & Intent. The purpose and intent of the Mixed Use Zoning District (MU) is to implement the Mixed
Use land use category guidelines established in the City's Sector Plan. The MU Zoning District is intended to:
1. allow a mixture of complementary land uses that include housing, retail, offices, commercial services,
and civic uses to create economic vitality and a potential rail-ready development context;
2. emphasize vehicular and pedestrian connectivity to adjacent land uses that balance neighborhood
integrity with the transportation benefits of connectivity;
3. establish a high level of development standards to create development of exemplary and enduring
quality;
4. encourage the development of vertical and horizontal mixed-use areas that are safe, comfortable and
attractive to pedestrians while protecting significant environmentally sensitive areas;
5. provide flexibility in the siting and design of new developments and redevelopment to anticipate
changes in the marketplace while establishing human-scaled residential and non-residential buildings;
6. leverage any significant environmental features on the site and treat them as "features" and not
constraints;
7. create of a variety of connected community gathering places and entertainment opportunities of
differing scales and character to make walking easy from one place to another;
8. include a range of residential options that reflect changing lifestyles while balancing market demand
and community preferences;
9. provide appropriate transitions to protect any existing adjacent neighborhoods and to promote
sustained value; and
10. encourage efficient uses of land by facilitating compact development and minimizing the amount of
land that is needed for surface parking.
B.Relationship to the City of Schertz Sector Plan and Comprehensive Plan. The MU Zoning District implements
the following goals of the sector plan:
1. Encourage Mixed Use within a rail-ready development context at the potential Lone Star Rail Station
North Schertz.
2. Support an orderly transition of development from IH-35 to rail-ready development.
3. Encourage Mixed Use in a Neighborhood Center setting at FM 1518 and Lower Seguin with a well
designed neighborhood context around existing schools and amenities in South Schertz.
C.Applicability. The MU Zoning District shall be applicable to all properties that are designated as Mixed Use
Core and Mixed Use Neighborhood in the City of Schertz's Framework and Sector Plan.
D.Definitions. The following definitions shall apply to uses and category of uses listed in the MU schedule of
uses and to other terms used in this section only. For terms not specifically defined under this subsection,
Article 16 Definitions shall apply.
Buffer Areas Along Creeks and Flood Plains. These are areas of land parallel to each side of existing creeks
and flood plains, set aside to protect riparian vegetation and filter waterborne pollutants.
Building Step-Back. Building step-back is the setting back of the front building façade away from the street at
a specific floor or height in order to maintain a consistent street wall.
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Civic Uses. These are uses that are related to non-profit organizations dedicated to arts, culture, education,
and government functions.
Comprehensive Land Plan. The Comprehensive Land Plan, as amended, serves as the community's blueprint
for future development by providing guidelines for the appropriate location, concentration, and intensity of future
development by land use categories.
Conservation Easement. A conservation easement is a voluntary and permanent, legally binding, deed
restriction that limits development of property for the purpose of protecting and preserving a portion of the City's
environmentally sensitive and natural resources, including agricultural and ranching areas. The landowner retains
title to the property and the easement applies to all subsequent owners. The easement must be held by a
qualifying party approved by the City.
Continuous Planters. Continuous planters are tree wells between the vehicle lane/parking lane and the
sidewalk. These planters run parallel along the sidewalk with a few breaks for pedestrian access from the parking
lane to the sidewalk. The planters may be used for street trees and other landscaping including shrubs and ground
cover to soften the edge of the pavement.
Environmental Preserve. An environmental preserve is natural open space reserved for land that is under
permanent conservation. It consists of areas in the flood plain, woodlands to be preserved, creeks, water bodies,
steep grades, and other environmentally sensitive lands. Activities in the environmental preserve shall be limited
to natural trails, paths, and equestrian trails. If significant water access is available, canoe put-ins or other passive
water recreation activities may be permitted. The size of an environmental preserve may vary depending upon the
environmental element being preserved. Environmental preserves may also be in conservation easements.
Façade. Façade(s) is the front of the building facing or oriented toward a street or roadway, excluding
alleyways.
Green. A green is an open space available for unstructured recreation. A green may be defined by
landscaping rather than buildings. Its landscape consists of land and trees in a natural arrangement, requiring
minimal maintenance. The size of a green shall range from 1 acre to 10 acres.
Horizontal Mixed Use. Horizontal mixed use is the location of different land uses, including commercial,
retail, office, residential, public, and other uses in proximity to one another in separate buildings but in the same
development or block.
Human Scale or Pedestrian Scale. Human scale is the proportional relationship of a particular building
structure, or streetscape element to the human form and function. Human scale relates the size, design,
orientation, and/or height of a structure to the height and mass of a pedestrian traveling along the sidewalk or
street adjacent to that structure. Generally human scale buildings are oriented towards the street with appropriate
design elements and amenities on the building façades fronting sidewalks to making it inviting for pedestrians.
Landscape Concept Plan. A landscape concept plan is a series of drawings that includes design direction and
general schematics for all proposed public and private landscaping. Drawings do not have to detail every element
but provide images that convey the important landscape design themes.
Live-work Unit. A live-work unit is a dwelling unit that is also used for work purposes, provided that the
"work" component is restricted to the uses of professional office, artist's workshop, studio, or other similar uses
and is located on the street level. The "live" component may be located on the street level (behind the work
component) or any other level of the building.
Mixed Use Development. Mixed use development is any development that proposes either vertical mixed use
or horizontal mixed use in the same development of one or multiple buildings.
Mixed Use Core. Mixed Use Core is a component area of a MU District and is intended to be the area of
highest intensity of land uses and buildings within the overall Mixed Use Development. The Mixed Use Core may
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include retail, entertainment, office, institutional, arts, and other uses. Residential uses may be included if they are
located in upper floors of mixed use buildings.
Mixed Use Transition. Mixed Use Transition is a component area of a MU and is intended to be an area of
transition from the Mixed Use Core or Neighborhood to any adjoining land uses. Based on site-specific adjacency
conditions, a Mixed Use Transition zone may be classified as one of the following:
• Neighborhood Transition Zone—The area between an existing residential neighborhood and a Mixed Use
Core or Neighborhood.
• Major Roadway Transition zone—The area between the Mixed Use Core or Neighborhood and a major
roadway corridor.
• Environmental transition zone—The area between the Mixed Use Core or Neighborhood and a major
environmental feature.
Mixed Use Neighborhood. A Mixed Use Neighborhood is a component area of a MU with predominantly
residential uses and open spaces. A Mixed Use Neighborhood may also contain small-scaled civic uses at key
locations.
Park. A park is a natural preserve available mainly for unstructured recreation. Any structured recreation
shall be limited to less than ten percent (10%) of the park. A park is usually independent of surrounding building
frontages. Its landscape consists of natural paths, trails, meadows, woodlands, and open shelters. Its size shall
range from 5—10 acres.
Parks & Open Space Master Plan. The City's adopted Parks & Open Space Master Plan which establishes a
comprehensive parks and trail system for the community.
Plaza. A plaza is an open space available for civic purposes and limited commercial activities. A plaza is
spatially defined by buildings and its landscape shall consist primarily of pavement with trees being optional. Plazas
are to be located in the Mixed Use Core or Transition areas and shall be under a ¼ acre in size. Plazas can be
extensions of sidewalks for the purpose of providing outdoor seating for restaurants and cafes.
Primary or Principal Building. The primary building on a lot is also known as the principal building and is the
largest building on any lot that has more than one building.
Primary Entrance. The primary entrance is the main or principal pedestrian entrance of all buildings (except
outbuildings). The primary entrance is the entrance designed for access by pedestrians from the sidewalk, or street
if a sidewalk is not present. This is the principal architectural entrance even though day-to-day residential access
may be via a secondary entrance associated with a garage, driveway or other vehicular use area.
Primary Street. A primary street(s) is a street that provides the main point(s) of access from an arterial or
collector roadway to the Mixed Use District's interior street network.
Public Buildings. Public buildings are buildings used for government or related functions, including public
administration, courts, libraries, community centers, and public safety functions.
Public Realm. The public realm is the area from building façade to building façade. This includes the street,
sidewalks and pedestrian amenities, any landscaping strips or medians, parks, common yards, etc.
Public Street, Type A. Type A Public Streets are the primary pedestrian-oriented streets and require a higher
quality design environment and minimal accommodation of auto-oriented ancillary uses (driveways and parking)
with respect to streetscape and building design.
Public Street, Type B. Type B Public Streets form the secondary street network providing access to pedestrian
oriented streets (Type A Streets) and may accommodate automobile access to properties and uses.
Residential Loft. Residential loft is typically a residential unit designed to commercial standards (with high
ceilings, open plans, and large windows) located above street level commercial space.
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Sector Plan. The City of Schertz Sector Plan, as amended, consisting of multiple elements, as adopted by the
City Council.
Square. A square is generally a geometrically symmetrical open space of ½ to 2 acres, available for
unstructured recreation and civic purposes. A square is spatially defined by streets and buildings, at least on three
sides. Its landscape consists of paths, lawns, and trees, all formally arranged.
Street Tree. A street tree is a tree or group of trees that line the edge of a street or roadway and includes
trees inside and outside the street right-of-way.
Streetscape Treatments. Streetscape treatments include all improvements in a right-of-way and adjacent to
it that create an attractive and safe pedestrian environment. Treatments shall include street trees, street light
standards, street furniture, and trash receptacles. Streetscape treatments may also include a range of features
such as paving materials, street/pedestrian/wayfinding signs, media boxes, parking meters, utility boxes, seating,
public art/water features, bike racks, bollards, information kiosks, and similar features.
Thoroughfare Plan. The Thoroughfare, as amended, serves as the community's blueprint for the City's future
transportation network based on the future land use allocation and intensity.
Vertical Mixed Use. Vertical mixed use is a building or structure in which at least one of the upper floors of a
commercial building has residential uses (live-work units or lofts) with retail or office uses at the other levels.
E.GENERAL DISTRICT STANDARDS.
1.Generally. A Mixed Use Zoning District shall consist of a minimum of two of the following three distinct
components designated in the ordinance creating the district: a Mixed Use Core, Neighborhood, and
Mixed Use Transition. Land uses in the district shall be established based upon the overall character
and design of the district. All MU districts shall be a minimum of 40 acres in size or can be created by
adding a minimum of 10 acres contiguous to an existing MU district. All MU districts shall contain
appropriately designed and scaled open spaces to preserve existing wooded areas, stream corridors
and views, and invite passive recreational activities. All MU districts shall contain appropriate
transitions to adjacent land uses. These components shall be established through a Conceptual Plan
and/or Development Plan at the time of rezoning.
2.Mixed Use Core Area. The Mixed Use Core Area shall be the primary location of the highest intensity of
commercial, professional, retail and residential uses.
3.Neighborhood. The Neighborhood is a component area of any MU Zoning District that is predominantly
residential in nature. Limited retail and civic uses may be located at key points within the
neighborhood. The location of the neighborhood shall be determined based upon the overall character
and design of the proposed MU district and the following criteria:
a. The neighborhood component is to be located adjacent to the Mixed Use Core and any Mixed
Use Transitions;
b. The neighborhood shall be well integrated with proposed open space and other civic uses to
create a sense of place;
c. The neighborhood shall also be integrated with proposed Mixed Use Core and/or Mixed Use
Transitions in a manner that provides automobile and pedestrian access within the proposed MU
Zoning District; and
d. Uses in the neighborhood shall be to the density and scale that is appropriate based on the
context and character of the proposed district.
4.Mixed Use Transition. MU Zoning Districts may, at the election of the applicant and based on the
development context, also include appropriate Mixed Use Transition components which are the areas
between the Mixed Use Core and/or Neighborhood to adjoining conditions.
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5.Open Space. The open space component shall be integrated into the overall design of the Mixed Use
Zoning District.
a. The type, scale, location, and design of the open space component shall depend on the context
and location of the other components of the MU district.
b. Square, parks, greens, and environmental preserves are encouraged in all components. Plazas
may serve as open spaces and shall only be appropriate in the Mixed Use Core.
F.SCHEDULE OF USES.
1. Uses within the MU shall be in accordance with the following schedule of uses (Table 1).
P Use is permitted in the district indicated
S Use is permitted in the district indicated upon approval of Specific Use
Permit
P/D Use is permitted in the district indicated with additional Design Criteria
Use is prohibited in the district indicated
Table 1: Schedule of Uses
MIXED USE
MU-C MU-N MU-T
PERMITTED USES Mixed Use—Core Mixed Use—
Neighborhood
Mixed Use—
Transition
Design Criteria for
uses designated as
P/D
Accessory Building,
Residential
P P
Agricultural/Field Crops
Airport, Heliport or
Landing Field
Alcohol Package Sales S
Antenna and/or Antenna
Support Structure,
Commercial
Antique Shop P P/D In buildings 10,000
sq.ft. or less
Appliances, Furniture
and Home Furnishings
Store
P P/D In buildings 10,000
sq.ft. or less
Art
Gallery/Library/Museum
P P/D In buildings 10,000
sq.ft. or less
Assisted Care or Living
Facility
P S
Athletic Stadium, Private
Athletic Stadium, Public
Automobile Parking
Structure/Garage
P
Automobile Parts Sales P
Automobile Repairs &
Service, Major
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Automobile Repairs &
Service, Minor
Automobile Sales
Bakery P P/D In buildings 10,000
sq.ft. or less
Bank, Saving and Loan,
Credit Union
P P/D In buildings 10,000
sq.ft. or less
Beauty Salon/Barber
Shop
P P/D In buildings 10,000
sq.ft. or less
Bed and Breakfast Inn P S S
Book Store P P/D In buildings 10,000
sq.ft. or less
Bottling Works
Building Material and
Hardware Sales
P
Cabinet or Upholstery
Shop
P
Car Wash, Automated
Car Wash, Self Serve
Cemetery or Mausoleum
Church, Temple,
Synagogue, Mosque, or
Other Place of Worship
P S
Civic/Convention Center P
College, University,
Trade, or Private
Boarding School
P
Commercial
Amusement, Indoor
S
Commercial
Amusement, Outdoor
Community Center P S
Concrete/Asphalt
Batching Plant
Convenience Store w/o
Gas Pumps
P P/D In buildings 10,000
sq.ft. or less
Convenience Store w/
Gas Pumps
P/D Gas pumps and
canopy design per
Section 8(g)
Dance Hall/Night Club P
Day Care Center P P
Department Store P
Drive-thru service (for
any use)
P/D Drive-thru service
design per Section
8(g)
Dry Cleaning, Major S
Dry Cleaning, Minor P P/D In buildings 10,000
sq.ft. or less
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Family or Group Home P S P
Farmers Market P
Flea Market, Inside
Flea Market, Outside
Florist P P/D In buildings 10,000
sq.ft. or less
Fraternity, Sorority, Civic
Club or Lodge
P P/D In buildings 10,000
sq.ft. or less
Furniture Sales P
Gasoline Station/Fuel
Pumps
Gated Community
General
Manufacturing/Industrial
Use
Golf Course and/or
Country Club
S S S
Governmental Facilities P P/D In buildings 10,000
sq.ft. or less
Gymnastics/Dance
Studio
P P/D In buildings 10,000
sq.ft. or less
Hazardous Waste
Health/Fitness Center P
Heavy Equipment Sales,
Service or Rental
Home Improvement
Center
P
Hospital P
Hotel/Motel P
Household Appliance
Service and Repair
P
In-Home Day Care P S S
Landfill
Laundromat P
Livestock
Locksmith/Security
System Company
P S
Medical, Dental or
Professional Office/Clinic
P P
Mini-Warehouse/Public
Storage
Manufactured/Mobile
Homes
Manufacturing
Mortuary/Funeral Home
Multi-Family Apartment
Dwelling
P P
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Municipal Uses
Operated by the City
P P P
Museum P
Neighborhood
store/restaurant
P P/D P/D In buildings 10,000
sq. ft. or less
Nursery, Major
Nursery, Minor P S
Office Showroom P
Office-
Warehouse/Distribution
Center
One-Family Dwelling
Attached
P P
One-Family Dwelling
Detached
P P
Packaging/Mailing Store P
Park/Playground/Similar
Public Site
P P P
Pawn Shop
Pet Store P
Pharmacy P
Portable Building Sales
Post Office P
Print Shop, Major
Print Shop, Minor P
Private Club P
Railroad/Bus Passenger
Station
P P/D In buildings 10,000
sq.ft. or less
Recreational Vehicle
Park
Recreational Vehicle
Sales and Service
Recycling Collection
Center
Recycling Collection
Point
P
Recycling Facility
Rehabilitation Care
Facility
Restaurant, Drive-In
Restaurant or Cafeteria P P/D In buildings 10,000
sq.ft. or less
Retail Stores and Shops P P/D In buildings 10,000
sq.ft. or less
School, Public or Private P S S
Sexually Oriented
Business
Stable, Commercial
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Storage or Wholesale
Warehouse
Tattoo Parlors/Studios
Tavern P
Taxidermist
Theater, Outdoor S
Theater, Indoor P
Tool Rental
Trailer/Manufactured
Homes Sales
Truck Sales, Heavy
Equipment
Truck Terminal
Two-Family Dwelling S P
Veterinarian Clin-
ic/Kennel,
Indoor
P
Veterinarian Clin-
ic/Kennel,
Outdoor
Welding/Machine Shop
Wrecking or Salvage
Yard
New and Unlisted Uses S S S
2. Table 2 shows the proportions of components required to create a MU district. A minimum of two out
of three MU Zoning District components (in addition to the minimum required open space) must be
combined for a total of one hundred percent (100%) within the MU district. The City Council may vary
percentages within the limits indicated based upon site specific conditions in the ordinance
establishing the district. The percentages shall be calculated based upon the gross area of the MU
district being proposed.
TABLE 2 - MU Component Proportion Required
Core 20% + 30%; -20%
Neighborhood 60% ± 30%
Transition 5% + 20%; -5%
Open space 10% (min.) +10%
G.Development standards.
1. Standards in the MU district are intended to facilitate the development of unique and pedestrian-
friendly environments. To this end, design and development standards are intended to be tailored to
create such an environment. In order to provide flexibility in use with prescription of the building form,
all applicable development standards for each development project in the MU, including listing any
applicable sections of the City of Schertz Unified Development Code that the particular development
project may be exempt from, shall be established via the ordinance rezoning the property. If there are
any conflicts between standards in Table 3 below and any other standards in the UDC, then standards
in Table 3 below shall prevail.
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2.Accessory Buildings, Uses, and Structures. Standards in Section 21.8.2. shall apply unless other
standards are proposed by the applicant and approved by City Council.
3. The following standards shall apply to development in the Mixed Use Zoning District. Most standards
have a numerical range and few have a specific numerical value. Due to the inapplicability of one
development standard across all Mixed Use Districts and to encourage a diversity of development
proposals, the developer shall propose the standards indicated as "Flexible" or "Permitted/Flexible" on
the following table for the proposed development at the time of conceptual plan application submittal.
However the proposed standards shall be based on the Purpose and Intent and Performance and
Design Standards of the Mixed Use Zoning District.
TABLE 3
Mixed Use Development
Standard
Core Neighborhood Transition
1.0 Street Design Standards (This standard applies only to new streets located in the Mixed Use District)
Street design standards in the MU District shall be based upon creating a safe and inviting walking environment
through an interconnected network of roads with sidewalks, street trees, street furniture, and amenities. Cul-
de-sacs are prohibited unless natural features such as topography or stream corridors prevent a street
connection. The right-of-way widths for streets in the MU shall depend on the street typology and streetscape
standards proposed and approved in the ordinance creating the district. Applicant shall establish a network of
both Type A and Type B Public Streets. The North and South Schertz Sector Plan shall be used as a guide for
street design standards within the MU. The ITE Manual for Context Sensitive Solutions in Designing Major
Thoroughfares (referenced as ITE Manual) may also be used in lieu of the Sector Plan to develop alternative
street design standards within the MU, subject to the approval of the City.
a. Design speed ≤25 mph (except new
collector or arterial
streets)
<25 mph ≤25 mph (except new
collector or arterial
streets)
b. Street types allowed
(see Sector Plan for
recommended R-O-W
and cross sections or ITE
Manual)
Boulevards: 4-lane
divided
Avenues: 3-lane divided
Main streets
Residential streets: 2-lane
undivided
Commercial Alleys
Avenues: 3-lane divided
Residential streets: 2-lane
undivided
Residential Alleys
Boulevards: 4-lane
divided
Avenues: 3-lane divided
Main streets
Residential streets: 2-lane
undivided
Commercial and/or
Residential Alleys
c. Travel lane widths
d. Turning radii
ITE Manual standards shall apply
e. On-street Parking
(along all streets except
arterials and alleys)
• Parallel Permitted Permitted Permitted
• Angled (only if
vehicles per day are
projected to be less than
8,000)
Permitted Not permitted Not permitted
• Head in Not permitted Not permitted Not permitted
f. Parking lane width
• Parallel 8 feet 7—8 feet 8 feet
• Angled 18 feet N/A 18 feet
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g. Alleys1 Permitted/Flexible Permitted/Flexible Permitted/Flexible
2.0 Streetscape Standards
a. Sidewalks/Trails/
Walkways
6 feet (minimum) 5 feet (minimum) 5 feet (minimum)
b. Planter/Planting Strip
Type2
Tree wells or
Planters/Planting strips
Planters/Planting strips Planters/Planting strips
c. Planter/Planting Strip
width
6' X 6' tree well or 6
feet—8 feet wide
planting strip
6 feet—8 feet wide
planting strip
6 feet—8 feet wide
planting strip
d. Street trees Required/Flexible Required/Flexible Required/Flexible
The applicant shall submit a proposed street tree planting plan, including a tree palette and spacing as a part of
the Landscape Concept Plan, which shall be reviewed by the City and must be approved by the City Council at
the time of Concept Plan and zoning change. The requirements for the landscape concept plan are outlined in
Section H (10).
3. Open/Civic Space Standards
a. Open/Civic Space Required/Flexible
Squares and plazas are
appropriate
Required/Flexible,
Squares and greens are
appropriate
Required/Flexible,
squares and greens are
appropriate
*Overall open/civic space allocations in the MU district shall be a minimum of ten percent (10%) of the gross
area of the entire site included in the MU concept plan and shall be distributed appropriately between the MU
components. The location and design of appropriate open spaces shall be based on Section H (9) of this section.
4. Block and Lot Standards
a. Block Type Regular (square or
rectangular)
Irregular blocks may be
permitted only if natural
topography and/or
vegetation prevents a
rectilinear grid
Regular or irregular
(square, rectangular, or
curvilinear based on
topography and
vegetation)
Regular or irregular
(square, rectangular, or
curvilinear based on
topography and
vegetation)
b. Block Perimeter Max. block perimeter =
1,600'
Max. block perimeter =
2,000' (unless limited by
unique site conditions
such as topography and
vegetation)
Max. block perimeter =
2,000' (unless limited by
unique site conditions
such as topography and
vegetation)
c. Lot Area Flexible Flexible Flexible
d. Lot Width and Depth Flexible Flexible Flexible
e. Maximum Lot
Coverage
Flexible Flexible Flexible
f. Maximum Impervious
Cover
Flexible Flexible Flexible
5.0 Building Standards
a. Principal Building
Height*
1 story (minimum)
8 stories (maximum)
1 story (minimum)
3 stories (maximum)
1 story (minimum)
4 stories (maximum)
1Alleys may be required for all development with lots 60 feet or less in width.
2Planters or planting strips are required for all public streets in the MU (with the exception of alleys).
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* Building height shall be measured in number of stories. Attics and mezzanines shall be excluded from the
height calculation as long as they do not exceed fifty percent (50%) of the floor area of a typical floor in the same
building.
b. Setbacks**
• Front 15 feet (maximum) Flexible Flexible
• Side Flexible Flexible Flexible
• Rear Flexible Flexible Flexible
**Minimum and/or maximum setback standards are to be proposed by the applicant for each component area
based on the Purpose and Intent of the MU district and Performance and Design Standards established in
Section H of this Code.
c. Accessory buildings Permitted/Flexible Permitted/Flexible Permitted/Flexible
Standards for accessory uses and structures shall be provided by the applicant. The standards shall result in
accessory buildings being subordinate in size and scale to the principal building. Standards in Sec. 21.8.2.,
Accessory Buildings shall apply if the applicant does not specifically provide regulations for accessory uses and
structures.
d. Principal building
orientation
Buildings shall be oriented to a Type A street or toward another focal point such as
a park, plaza, square, other open space or environmental feature. See subsection I
for additional requirements.
e. Building façade &
architectural design
standards
The applicant shall propose appropriate building façade and architectural design
standards for all the MU components in the development with the application for
zoning change/concept plan. They shall be based on the criteria established in
subsections I of this ordinance.
6. Site Design Standards
a. Off-street parking The applicant shall propose off-street parking standards appropriate to serve the
proposed uses in the MU. Standards in Sec. 21.10.4 shall be used as a guide to
establish parking standards but parking standards unique to the MU shall be
established in the ordinance creating the MU. Section H (6) shall regulate the
location and design of all proposed off-street parking including any structured
parking proposed.
Parking standards in the MU are intended to be flexible due to the mixed use nature, shared parking
opportunities, and availability of on-street parking.
b. Off-street loading Section 21.10.8 applies
unless alternative
standards are provided
N/A Section 21.10.8 applies
for non-residential uses
only unless alternative
standards are provided
c. Screening
1. Trash/recycling
receptacles
Required/Flexible Required for non-residential uses
Flexible for residential uses (along alleys if alleys are
provided)
2. Other utility
equipment
See Sec. 21.9.9
3. Loading spaces Required for non-residential uses. Section 21.9.9 applies for non-residential uses
only unless alternative standards are provided
4. Surface parking
areas
Required/Flexible (Standards in Article 9 of the UDC shall apply to any surface
parking located along any public street with the exception of alleys unless the
applicant proposes alternative screening standards at the time of concept
plan/zoning change application.)
d. Landscaping#
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1. Landscape buffer
between surface parking
and sidewalks/trails and
streets (except alleys)
Required/Flexible N/A Required only for non-
residential uses
2. Parking lot minimum
interior landscaping
Flexible N/A Flexible
#The applicant shall provide a landscape concept plan per Section H (10) with the concept plan application that
identifies landscape themes and general design approach addressing street tree planting, streetscape
treatments, any required screening, parking lot landscaping, and landscaping proposed in all the identified open
space areas. Information provided at the concept plan phase may be schematic meeting the design intent of the
proposed development. Detailed landscaping plans shall be required at the Site Plan stage for all non-residential
development.
e. Lighting
1. Building entrances
2. Parking areas,
trails, and streets
Required/Flexible (As a part of the concept plan application, the applicant shall
propose lighting standards that includes street light standards and other amenities
as a part of the streetscape treatment plan. The landscape concept plan may be
combined with a concept plan for lighting.)
f. Signs Flexible (Flexible signage in the mixed use district may be proposed by the
applicant to City Council. Signage in the MU shall integrate the streetscape and
architectural design of the district through a palette of signs that enhance the
pedestrian environment and create a unique identity.)
H.PERFORMANCE AND DESIGN STANDARDS.
1.General Layout Standards.
a. The proposed district shall contain a network of connected streets and walkways that provide a
variety of transportation routes and disperse traffic. Streets shall be designed to create a
pleasant walking environment with on-street parking and streetscape treatments.
b. The proposed district shall contain designated sites for civic, institutional, or religious buildings.
Buildings such as schools, libraries, meeting halls, places of worship, and day care facilities shall
occupy prominent places in the MU and be planned in coordination with open spaces.
c. The proposed district shall contain many separate and human-scaled buildings:
i. The lots and a variety of buildings shall generate a cohesive pattern that allows streets to
be civic places.
ii. Building heights shall vary, with one to six story structures typical in the Core, one to four
story structures in Transition area and one to three story structures in the Neighborhood
area. Buildings shall help define the sidewalks and streets.
iii. Driveway sizes and locations shall minimize the impact of the automobile on the public
realm and shall be located along Type "B" public streets or along alleys.
2.Building orientation.
a. Non-residential and mixed use buildings shall have a minimum of twenty-five percent (25%) of
their building frontage oriented along a Type "B" public street, arterial, highway frontage, or
collector streets and a minimum of 65% of their building frontage oriented along Type "A" public
streets (with the exception of alleys which shall have no minimum building frontage requirement)
(see illustration below applicability of minimum building frontage requirement along a block).
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b. Residential buildings shall have a minimum of twenty-five percent (25%) of their building
frontage oriented along a Type "B" Public street, arterial, highway frontage, or collector streets
and a minimum of fifty (50%) of their building frontage oriented along Type "A" public streets
(with the exception of alleys which shall have no minimum building frontage requirement).
Minimum Building Frontage Required for Non-Residential and Mixed Use Buildings
3.Building Entrances.
a. Primary facades along Type "A" Public Streets shall contain the main entrance of any principal
building.
b. All principal buildings in the MU located on a Type "A" Public Street serving the development
shall also have doors, windows, and other architectural features facing that street. Non-
residential or mixed use corner buildings shall have at least one customer entrance facing each
street or a corner entrance instead of two entrances.
4.Building Façade Standards.
a. The minimum ground floor height as measured from the finished sidewalk to the second floor for
all vertical mixed use, commercial, and live-work buildings shall be 12 feet. The minimum finished
floor height for all upper floors of vertical mixed use, commercial, and live-work buildings shall be
9 feet. The minimum floor to floor height for all other buildings shall be 9 feet.
b. The ground floor elevation of all residential buildings (attached, detached, and stacked) shall be
raised a minimum of two (2) feet above the finished level of the public sidewalk/trail in front of
the residential structures unless the building is setback more than 10 feet from the public
sidewalk.
c. All development shall provide ground floor windows on the building façade facing and adjacent
to a street (with the exception of alleys) or facing onto a park, plaza, or other civic space. The
required area of windows and doors on each street façade fronting a Type "A" street, park,
square, green, plaza, or other civic space as a percentage of that façade shall be established in
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Table 4. The required minimum area of windows and doors on all other street facades (Type "B"
public streets with the exception of alleys) may be reduced by twenty percent (20%) of the
corresponding requirement along a Type "A" Public street façade.
Table 4
Building and Façade Core Neighborhood Transition
All principal building facades
Ground floor facade
Windows and doors
Minimum 40% 30% 30%
Maximum 90% 60% 60%
Upper floor facade
Windows and doors
Minimum 25% 30% 30%
Maximum 60% 60% 60%
d. Darkly tinted windows and mirrored windows that block two-way visibility shall not be permitted
along ground floor facades.
e. All vertical mixed use and non-residential buildings shall have door openings spaced at no greater
than 60 feet on the ground floor along all Type "A" streets, plazas, squares, or other civic spaces
within the Mixed Use Core zone.
5.Architectural Design Standards.
a. To ensure compatibility of building types and to relate new buildings to the building traditions of
the region, architectural design shall be regulated, governed, and enforced through architectural
design standards proposed by the applicant. The applicant shall submit the proposed standards
as a part of the concept plan application for all development in the MU. The Planning and Zoning
Commission shall make a recommendation and is subject to the approval of the City Council at
the time of Concept Plan.
b. Architectural design standards for a proposed MU shall:
i. specify the materials and configurations permitted for walls, roofs, openings, street
furniture, and other elements;
ii. be based on traditional building precedents from the region;
iii. include the following:
• architectural compatibility among structures within the neighborhood;
• human scale design;
• pedestrian use of the entire district;
• relationship to the street, to surrounding buildings, and to adjoining land uses; and
• special architectural treatment of gateways/civic buildings.
c. All building frontages along public and private streets (with the exception of alleys) shall break
any flat, monolithic facades by including architectural elements such as bay windows, recessed
entrances, or other articulations (vertical and horizontal) so as to provide pedestrian interest
along the street level façade including discernible and architecturally appropriate features such
as, but not limited to, porches, cornices, bases, fenestration, fluted masonry, bays, recesses,
arcades, display windows, unique entry areas, plazas, courts, or other treatments to create visual
interest, community character, and promote a sense of pedestrian scale. Expanses of blank walls
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exceeding 30 continuous feet are prohibited along all Type "A" streets and 50 continuous feet
along all other streets except alleys.
d. All buildings in the MU Zoning District shall be constructed with exterior building materials and
finishes of a quality to convey an impression of permanence and durability. Materials such as
masonry, stucco, stone, terra cotta, ceramic tiles, and similar durable architectural materials are
allowed and shall be approved with the Concept Plan for the district.
e. Non-residential buildings and sites shall be organized to group the utilitarian functions away from
the public view of any street (with the exception of alleys). Delivery and loading operations,
HVAC equipment, trash compacting and collection, and other utility and service functions shall be
incorporated into the overall design of the buildings and landscaping. The visual and acoustic
impacts of all mechanical, electrical, and communications equipments (ground and roof-
mounted) shall not be visible from adjacent properties and public streets, and screening
materials and landscape screens shall be architecturally compatible with and similar to the
building materials of the principal structures on the lot.
6.Location and Design of Off-Street Parking.
a. The applicant shall provide standards for the quantity of off-street parking proposed in the
district based on an analysis of the parking demand for the mix of uses proposed and availability
of on-street parking in the district. Section 21.10.4 shall be used as a guide to establish the
amount of parking required for uses proposed in the MU if the applicant does not specifically
provide alternative standards. The City Council may establish the alternative parking standards
proposed by the applicant in the ordinance establishing the district.
b. Off-street parking (within surface parking lots) for all non-residential and mixed uses located
along Type "A" streets shall be limited to thirty-five percent (35%) or less of the block frontage
and seventy-five percent (75%) or less on Type B streets, arterial, collector, and highway frontage
streets (see corresponding building frontage requirement).
c. Any off-street surface parking area located adjacent to a street or a residential use shall be
screened in the form of a landscape fence which is at least four feet (4') in height.
d. A surface parking lot may not be adjacent to a street intersection or square, or occupy a lot that
terminates a street vista.
e. Shared parking facilities are encouraged for non-residential uses in the MU.
f. Bicycle parking shall be provided for non-residential uses, especially for schools, parks, trails, and
other recreational facilities. Bicycle parking shall be provided at a rate of five percent (5%) of all
off-street automobile parking spaces provided for non-residential and mixed uses in the district.
Bicycle parking may be shared between uses and shall be centrally located, easily accessible, and
visible from streets or parking lots. They may be located between the roadway and the building
facades as long as their location does not impede pedestrian walkways.
g. Any off-street parking provided for residential uses shall be located in such a manner as to
minimize the impact of garages and driveways along the residential street. All residential lots that
are less than 60 feet in width shall have off-street parking and/or garages accessed from alleys.
All lots 60 feet and wider may have front loaded garages (pull-through garages), but in no case
shall the width of the garage exceed forty percent (40%) of the front façade width of the entire
building. In addition, the garage shall be set back at least three feet (3') from the front façade of
the home.
7.Design of automobile related site elements (Drive Throughs, Gas Canopies, etc.).
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a. Drive-through lanes, drive up windows, service bays, and other auto-related site elements shall
not be located along or be visible from any Type "A" Public Street.
b. Along Type "B" streets, no more than two drive-through lanes shall be permitted along that lot's
street frontage. In addition, no more than sixty percent (60%) of the lot's frontage along a Type
"B" street shall be dedicated to auto-related site elements (see illustration below).
c. Drive-through lanes shall be hidden behind a screening device (min. 4' in height) along the Type
"B" street frontage. There shall be no limit to the number or frontage of drive-through lanes
located along alleys.
Image showing appropriate design of auto-related site elements
d. All off-street loading, unloading, and trash pick-up areas shall be located along alleys only. Such
uses may be located along Type "B" streets only if the lot has no access to an alley. Any off-street
loading, unloading, or trash pick-up areas shall be screened in accordance with Section 21.9.7.
8.Design of Parking Structures.
a. All frontages of parking structures located on Type "A" Streets shall be lined by active commercial
uses on the ground floor to a minimum depth of 25'.
b. Parking structure facades on all public streets (except alleys) shall be designed with both vertical
(façade rhythm of 20'—30') and horizontal (aligning with horizontal elements in the block)
articulation.
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Images showing appropriate design of parking structures
c. Where above ground structured parking is located at the perimeter of a building, it shall be
screened in such a way that cars on all parking levels are not visible from adjacent buildings or
the street. Parking garage ramps shall not be visible from any public street. Ideally, ramps shall
not be located along the perimeter of the parking structure. Architectural screens shall be used
to articulate the façade, hide parked vehicles, and shield lighting.
9.Civic/Open Space Standards.
a. The provision of adequate and appropriate civic/open space areas shall be integral to all
development in the district. The minimum requirement for civic/open space in the district is ten
percent (10%) of the gross area of the property(ies) proposed for rezoning under a single
Conceptual or Development Plan which shall be dedicated open space and shall be included in
the zoning change/development plan application for a proposed MU zoning district.
b. The civic/open space provided shall be appropriately designed and scaled in each of the district
components.
c. The following criteria shall be used to evaluate the merits of proposed civic/open spaces in the
MU:
i. The extent to which environmental elements preserved are considered as "features" or
"focal points" and integrated into and prominently located as "front yards" in the
development; adding value to the development;
ii. The extent to which emphasis has been placed on preservation of existing wooded areas,
view sheds, water bodies, topography, and stream corridors in a natural and contiguous
state;
iii. The extent to which pedestrian connectivity in the form of sidewalks, natural walking paths
along stream and creek corridors has been addressed; and
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iv. The extent to which a range of open spaces have been provided to be contiguous with
existing open spaces and to invite passive recreational uses from plazas and squares to
playgrounds, parks and environmental preserves, appropriately organized within the
respective MU component.
d. Open spaces may be in the form of pocket parks, children's play areas, squares, linear greens,
and environmental preserves. Active sports fields and structured recreational activities shall be
limited to less than ten percent (10%) of any parks located in the district.
10.Landscaping Standards.
a. The purpose of landscaping in the MU is to enhance pedestrian and open space areas, to help
delineate active areas from passive areas, to provide a screening buffer between pedestrians and
vehicular circulation, utility functions, and incompatible adjacent developments.
b. The applicant shall submit a landscape concept plan in conjunction with the zoning change and
concept plan application. The landscape concept plan establishes the design direction and
general schematics for all proposed landscaping including all aspects of the public realm such as
street trees, plant/tree palette, streetscape treatments, pavement details, front yards, and
medians; proposals for required parking lot landscaping, screening, design concepts for all open
spaces, and lighting.
c. Proposed landscaping shall meet the following standards:
i. Be pedestrian oriented.
ii. Designed in such a way to not create a security or physical hazard to pedestrians, bicyclists
or motorists.
iii. Enhance or complement the architectural design of the mixed-use development.
iv. Provide visual interest year-round. Utilize water conservation methods and drought
tolerant planting where possible.
v. Shall be provided between parking lots and all adjacent sidewalks.
vi. Meet the standards for Installation and maintenance in section 21.9.7(C).
vii. Propose a plant/tree palette that mostly includes native species.
I.APPLICATIONS AND DEVELOPMENT REVIEW PROCESS.
1. An applicant requesting a rezoning to the MU shall submit an application that meets the requirements
of this Section and Section 21.5.10(B). Application Requirements for a Planned Development District
(PDD).
2. Processing of Application and Decision: shall meet the requirements of Section 21.5.10(C) for a Planned
Development District (PDD).
3. The application shall submit a Conceptual and Development Plan that meets the requirements of
Section 21.5.10(E) for a Planned Development District (PDD). In addition to the requirements of Section
21.5.10(E), the applicant shall also adequately demonstrate the compliance with the Development
Standards within this Section.
4. The application for MU shall meet the standards in Section 21.5.10(F) Criteria for Approval and Section
21.5.10(G) Amendments for a Planned Development District (PDD).
J.MODIFICATIONS. The City Council may approve modifications to any established standards in the MU after a
recommendation by the Planning and Zoning Commission based on unique site conditions and development
context at the time of the application. In granting a modification, the City Council may impose any conditions
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that it deems necessary or desirable to protect the public interest and implement the goals of the City's
Sector Plan with respect to mixed use.
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Sec. 21.5.15. Design Overlay Districts (DO). -Reserved
A.Purpose and Intent. The purpose of this section is to provide a set of Design Overlay Districts that correspond
with existing zoning and establish a coherent character and encourage enduring and attractive development.
B.Applicability. Standards in this section apply in addition to standards in Article 9 Site Design Standards to the
extent that the standards in Article 9 are not in conflict with standards in this section. In case of any conflicts,
the stricter of the 2 standards shall apply.
C.Overlay Districts Established. Four (4) Overlay Districts shall be established per this Section.
1.Purpose and Applicability.
a.Highway Commercial Overlay District (DOHC). The Highway Commercial Overlay District
maintains land uses in the underlying current zoning. The Highway Commercial Overlay District is
to be placed over I-10 and I-35 frontage where the underlying zoning is General Business (GB)
zone. In addition, the Highway Commercial Overlay District shall apply to all properties with
frontage on FM 78 as designated on Exhibit A. Development standards in this Overlay District are
intended to take advantage of the visibility along the highway for more auto-oriented
development while transitioning towards a more pedestrian oriented frontage along the interior
roads. Generally, this frontage type may accommodate large-format retail or office sites with
surface parking along the site's highway frontage. The goal is to minimize the impact of large,
surface parking lots and discourage the "big-box" look. In addition, the site shall be planned in
such a manner as to facilitate a more urban block infill development pattern with respect to
building pads, parking, driveways and service areas.
b.Campus Commercial Overlay District (DOCC). The Campus Commercial Overlay District shall
maintain the land uses in the current underlying zoning. However, the development standards
for this Overlay District are intended to address development in areas marked as campus
commercial in the North and South Schertz Framework Plans. Development standards in this
district are intended to take advantage of the large and underutilized parcels with access to
regional connectors. Generally, this district may accommodate large-format office sites with
surface parking within the interior of the lot/block and screened from public view along internal
streets. The goal is to minimize the impact of large, surface parking lots and encourage the
"office park" look. In addition, the site shall be planned in such a manner as to facilitate a more
urban block infill development pattern with respect to building pads, parking, driveways, and
service areas, when the market can accommodate it.
c.Industrial Overlay District (DOI). The Industrial Overlay District maintains underlying uses from
current zoning. The Industrial Overlay standards are intended to allow both small incremental
redevelopment and large redevelopment of industrial uses. In addition, the site shall be planned
in such a manner as to locate buildings at corners of intersections to anchor that intersection
with mid-block screened surface parking along the corridor.
d.Downtown Overlay District (DOD). The Downtown Overlay District is intended to implement the
recommendations of the Schertz Downtown Revitalization Plan by establishing alternative
development standards to facilitate adaptive reuse of existing structures.
D.Standards in the Highway Commercial Overlay District.
1.Building Design Standards.
a. The Building Design Standards and Guidelines for the Overlay Districts in North and South Sectors
shall establish a coherent urban character and encourage enduring and attractive development.
Development plans shall be reviewed by the Planning and Development Director or designee for
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compliance with the standards below. Buildings shall be located and designed so that they
provide visual interest and create enjoyable, human-scaled spaces. The following standards
apply:
i. Buildings shall be oriented towards Primary Streets, where the lot has frontage along a
Primary Street. All other buildings shall be oriented towards the Secondary streets or Civic
Spaces. If the lot does not front a Secondary street or the Primary then it may front a
Tertiary street.
ii. Primary entrance to buildings shall be located on the street along which the building is
oriented. At intersections, corner buildings may have their primary entrances oriented at
an angle to the intersection.
iii. All primary entrances shall be oriented to the public sidewalk for ease of pedestrian access.
Secondary and service entrances may be located from internal parking areas or alleys.
iv.Façade Composition.
a) Building facades with Highway and Primary street frontages shall be designed
and built in tripartite architecture so that they have a distinct Base, Middle and
Cap.
b) Storefronts on façades that span multiple tenants shall use architecturally
compatible materials, colors, details, awnings, signage and lighting fixtures.
c) Building entrances shall be defined and articulated by using at least one of the
following architectural elements: lintels, pediments, pilasters, columns,
porticos, porches, overhangs, railings, balustrades, and others as appropriate.
d) At least one of the following shall be used on Primary and Highway frontage
building facades: corner emphasizing architectural features, pedimented gabled
parapets, cornices, awnings, blade signs, arcades, or colonnades and balconies.
v.Design of Automobile Related Building Site Elements.
a) Drive-through lanes for commercial uses shall not be located along any Primary
street. Drive-through lanes shall be hidden behind a Street Screen along the
Secondary Street Frontage.
b) No more than seventy-five (75%) of a lot's frontage along the Secondary Street
frontage shall be occupied by gas pumps, canopies, and/or service bays.
c) Any buildings associated with any automobile related use shall also have a
pedestrian entrance at a Primary Street and/or a Secondary Street.
d) Outdoor storage of vehicles or other products sold shall not be permitted along
Primary Streets. Along a Secondary Street, outdoor storage of vehicles or other
products sold shall not exceed seventy-five (75%) of a lot's frontage along that
street. There shall be no such limitation along the Highway Frontage. However,
any Highway Frontage with outdoor storage of vehicles or other products sold
shall be screened with a 3' min. high Street Screen. The Street Screen shall be
made up of:
(i) the same material as the principal building or
(ii) a living screen or
(iii) a combination of the two.
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e) All off-street loading, unloading, and trash pickup areas shall be located along
Secondary Streets. Any off-street loading, unloading, or trash pickup areas shall
be screened using a Street Screen that is at least as tall as the trash containers
and/or service equipment it is screening at the property line. The Street Screen
shall be made up of:
(i) the same material as the principal building or
(ii) a living screen or
(iii) a combination of the two.
Illustration showing the application of standards for automobile-related site elements
2.Streetscape Standards.
a. A landscaped yard of a minimum width of 20' shall be required on all lots with frontage along I-35
and I-10. A landscaped yard of a minimum width of 15' shall be required on all lots with frontage
along FM 78.
b. Landscaping required: Shade trees required per this section may be credited towards the shade
trees required per Section 21.9.7(E)(2). The following plantings shall be required within the
required yard per every 100' of linear frontage along the specific roadway:
i. 3 shade trees,
ii. 6 ornamental trees,
iii. 8 shrubs (shrubs may be waived if Perimeter Landscaping is provided per Section
21.9.7(H)(2)), and
iv. Ground cover, ornamental grasses, or turf grasses for the remaining unpaved areas.
c. A six (6) foot sidewalk shall be required along the specified frontages unless a greater width
facility (sidewalk or hike and bike trail) is required per Section 21.14.6. Such a facility may be
placed within the required 20' yard.
E.Standards in the Campus Commercial and Industrial Overlay Districts.
1.Building Form, Orientation, and Massing.
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a. Buildings shall be oriented towards Primary Streets with primary entrances along such streets if
the building has frontage along a Primary Street.
b. Building entrances shall be defined and articulated by at least one of the following architectural
elements: lintels, pediments, pilasters, columns, porticos, porches, overhangs, railings,
balustrades, and others as appropriate.
c. Roof forms shall be simple, flat roofs with a continuous parapet. Roof mounted equipment shall
be screened from view of any adjacent public street with an enclosure of the same material and
color as the primary building material.
2.Design of automobile related building site elements.
a. Drive-through lanes for commercial uses shall not be located along any primary street. Drive-
through lanes shall be hidden behind a Street Screen along the Secondary Street frontage.
b. No more than seventy-five (75%) of a lot's frontage along the Secondary Street frontage shall be
occupied by gas pumps, canopies, and/or service bays.
c. Any buildings associated with any automobile related use shall also have a pedestrian entrance at
a Primary Street and/or a Secondary Street.
d. Outdoor storage of vehicles or other products sold shall not be permitted along Primary Streets.
Along a Secondary Street, outdoor storage of vehicles or other products sold shall not exceed
seventy-five (75%) of a lot's frontage along that street. There shall be no such limitation along the
Highway Frontage. However, any Highway Frontage with outdoor storage of vehicles or other
products sold shall be screened with a 3' (min.) high Street Screen. The Street Screen shall be
made up of:
(i) the same material as the principal building or
(ii) a living screen or
(iii) a combination of the two.
e. All off-street loading, unloading, and trash pickup areas shall be located along Secondary Streets.
Any off-street loading, unloading, or trash pickup areas shall be screened using a Street Screen
that is at least as tall as the trash containers and/or service equipment it is screening at the
property line. The Street Screen shall be made up of:
(a) the same material as the principal building or
(b) a living screen or
(c) a combination of the two.
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Illustration showing the application of standards for automobile-related site elements
4.Streetscape Standards.
a. A landscaped yard of a minimum width of 20' shall be required on all lots with frontage along I-35
and I-10.
b. Landscaping required: Shade trees required per this section may be credited towards the shade
trees required per Section 21.9.7(E)(2). The following plantings shall be required within the
required yard per every 100' of linear frontage along the specific roadway:
i. 3 shade trees,
ii. 6 ornamental trees,
iii. 8 shrubs (shrubs may be waived if Perimeter Landscaping is provided per Section
21.9.7(H)(2), and
iv. Ground cover, ornamental grasses, or turf grasses for the remaining unpaved areas.
c. A six (6) foot sidewalk shall be required along the specified frontages unless a greater width
facility (sidewalk or hike and bike trail) is required per Section 21.14.6. Such a facility may be
placed within the required 20' yard.
F.Downtown Overlay District. Downtown Schertz, specifically Main Street, has an existing character that should
be preserved by rehabilitation of existing buildings. In addition, new and infill construction in the district shall
reflect the character of the district during its period of significance.
The key design principles establish essential goals for development in the Downtown Schertz to ensure the
preservation, sustainability, and visual quality of this special environment. Buildings shall be located and designed
so that they provide visual interest and create enjoyable, human-scaled spaces. The key design principles are:
• Building facades must include appropriate architectural details and ornament to create variety and
interest.
• Buildings shall be built to, or close to, the sidewalk to define and enhance the pedestrian
environment of Main Street between Schertz Parkway and E. Aviation Blvd.
• Open space(s) and civic spaces shall be incorporated to provide usable public areas integral to the
downtown environment.
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1.Applicability. The standards in this section (Downtown Overlay District) shall apply to properties zoned
GB and R-2 as delineated in Exhibit A. The standards in Highway Commercial Overlay District shall apply
to the properties located along FM 78 and as delineated in Exhibit A. For existing buildings, the
following standards shall apply only to the extent that exterior modifications can be feasible made
without triggering compliance with all City ordinances. Nothing in this section shall prevent existing
residential structures from being adaptively reused to accommodate commercial uses provided the use
is permitted in the underlying zoning district.
Exhibit A: Downtown Overlay District Boundaries
2.Development standards.
a. Dimensional and Development Standards: The Dimensional and Development Standards in Table
21.9.15A shall apply in lieu of the Standards established in Sec. 21.5.7 for the GB and R-2 zones
within the Downtown Overlay District:
Table 21.9.15A DIMENSIONAL REQUIREMENTS
Mini-
mum Lot
Size
Dimensions
Yard Setback (ft) Misc. Lot Req's
Zoning
District
Area, Lot
Width, &
Lot Depth
Front Rear
(NR)
Rear
(R)
Side
(NR)
Side
(R)
P'king
(min.)
Max.
Ht (ft.)
Max.
Imperv.
Cover
Key
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GB-
General
Business
None 5
(min.)
25
(max.)
0
(min.)
10
(min.)
10
(min.)
0
(min)
120 80% b, c,
d, e
R-2 Single
Family
Residential
-2
None 5
(min.)
25
(max.)
10
(min.)
10
(min.)
10
(min.)
10
(min.)
1 per
500
sq.ft.
for all
uses 35 80% b, c, d
b. Uses may require a Specific Use Permit. The City of Schertz will follow the guidelines outlined in
the Air Installation Compatible Use Zone (AICUZ) study for Randolph Air Force Base.
c. No variances may be permitted to exceed the maximum impervious cover limitations.
d. Refer to Sec 21.9.15 for additional design requirements.
e. Zero foot (0') minimum setbacks shall also meet fire separation requirements.
3.Design Standards. The following design standards shall provide property owners, developers, City staff,
and decision makers adequate design guidance for retrofitting existing buildings and for new
commercial and mixed use buildings.
Existing residential buildings converted to accommodate commercial uses
a.Location and Orientation on the lot.
i. To the extent possible, buildings shall be oriented towards Main Street with the primary
entrance located on that street. All primary entrances shall be oriented to the public
sidewalk for ease of pedestrian access.
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Image showing primary and secondary entrances to buildings on Main Street.
b.Façade Composition.
i. A building's massing shall serve to define entry points and help orient pedestrians.
ii. Non-residential and mixed use buildings, to the extent practicable, shall maintain twenty-
five feet (25') to thirty-five feet (35') building facade widths or multiples thereof.
iii. Variations in the rhythms within individual building facades shall be achieved within any
block of building facades with architectural elements such as bays, columns, doors,
windows, etc.
iv. Breaks in the predominant rhythm may also be used to reinforce changes in massing and
important elements such as building entrances, terminated vistas, or corner sites.
v. Porches, stoops, eaves, awnings, blade signs, arcades, colonnades and balconies should be
used along buildings and they may protrude beyond the setback line provided that they do
not inhibit pedestrian movement within the public right-of-way. Balconies shall have
external bottom supports.
Variations in building rhythm using architectural
features
Building massing used to emphasize entrances
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Allowed encroachments into the setback line
c.Architectural Elements and Storefronts.
i. An expression line or equivalent architectural element shall delineate divisions between
floors of all buildings, and a cornice shall delineate the tops of facades that do not utilize a
pitched roof. For retail storefronts, a transom, display window area and bulkhead at the
base shall be utilized.
ii. Building entrances may be defined and articulated by architectural elements such as lintels,
pediments, pilasters, columns, porticos, porches, overhangs, railings, balustrades, and
others as appropriate. All building elements should be compatible with the architectural
style, materials, colors, and details of the building as a whole. Entrances to upper level uses
may be defined and integrated into the design of the overall building facade.
iii.Roofs. Flat roofs enclosed by parapets or sloped roofs shall be used to screen rooftop
mechanical equipment. Mansard roofs and flat membrane-type roofs that are visible are
prohibited.
iv.Doors and Windows. Generally, windows shall be oriented vertically, and bay windows shall
have external bottom supports. Dormer windows shall also be vertically proportioned and
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slightly shorter than the windows below. In order to provide clear views of merchandise
and perceived connections.
v.Transparency Required. For all new buildings, the street-level floor along Main Street shall
have transparent storefront windows covering no less than fifty percent (50%) of the
façade area. Each floor of all building façades facing a street or plaza shall contain
transparent windows covering at least fifteen percent (15%) of the façade area.
vi. Ground floor retail building plate heights shall be at least fifteen feet (15') in height.
vii.Storefronts. Retailers located at the street level shall primarily use storefronts to orient and
advertise merchandise to customers. Retail buildings shall provide street-level pedestrian-
oriented uses at the ground floor level. Storefronts on facade treatments that span
multiple tenants shall use architecturally compatible materials, colors, details, awnings,
signage, and lighting fixtures.
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Sec. 21.9.7. Landscaping.
A.Purpose. The purpose of this section is to establish landscaping requirements to enhance the community's
ecological, environmental, and beautification efforts as well as its aesthetic qualities. It is the intent of this
section to reduce the negative effects of glare, noise, erosion, and sedimentation caused by expanses of
impervious and un-vegetated surfaces within the urban environment. It is the intent of this section to
preserve and improve the natural and urban environment by recognizing that the use of landscaping
elements can contribute to the processes of air purification, oxygen, regeneration, groundwater recharge,
noise abatement, glare and heat, provision of habitats for wildlife, and enhance the overall beauty of the
City.
B.Enforcement. If at any time after the issuance of a Certificate of Occupancy, the approved landscaping is
found to be in nonconformance with standards and criteria of this section, notice by the City may be issued
to the owner, citing the violation and describing what action is required to comply with this section. The
owner, tenant or agent shall have forty-five (45) days after the date of said notice to restore landscaping as
required. The City may extend the time of compliance based on weather conditions. If the landscaping is not
restored within the allotted time, such person shall be in violation of this UDC.
C.Single Family and Duplex Residential
Installation and Maintenance.
1. Prior to issuance of a Certificate of Occupancy sod shall be in place in full front and rear yards, except
for landscape beds and gardens. On property containing a minimum of one-half (½) acre or greater, sod
in front and rear yards shall be planted adjacent to the slab for a distance of fifty feet (50') and for a
distance of twenty feet (20') in side yards.
2. All landscaped areas shall be irrigated with an approved automatic underground irrigation system
unless the landscaped area has been designed utilizing xeriscaping methods. All irrigation systems shall
be designed and sealed in accordance with the Texas Commission on Environmental Quality (TCEQ)
and shall be professionally installed. No irrigation shall be required for undisturbed natural areas or
undisturbed existing trees.
3. Vegetation other than grasses or ground cover under six inches (6") in height is prohibited in any City
right-of-way unless specifically authorized in writing by the City Manager or his/her designee.
4. Landscape planting shall not be erected or installed in such a manner as to interfere with traffic view or
impose a safety hazard.
5. New landscaped areas shall be prepared so as to achieve a soil depth of at least two inches (2").
6. Every single family residential lot shall provide a minimum of two (2) shade trees which are a minimum
of two and one-half inches (2.5") caliper measured at four feet (4') above ground level at the time of
planting.
D.Nonresidential and Multi-Family. The provisions of this section apply to new construction except public water
and wastewater facilities for which only subsections 14 and 16 below apply.
Existing developments where all structures are not being demolished, do not have to comply with all of these
requirements. Rather they cannot decrease compliance with an individual requirement to the point that they no
longer comply with that individual requirement.
Installation and Maintenance.
1. Prior to issuance of a Certificate of Occupancy for any building or structure, all screening and
landscaping shall be in place in accordance with the landscape plan approved as part of the Site Plan.
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2. In any case in which a Certificate of Occupancy is sought at a season of the year in which the City
determines that it would be impractical to plant trees, shrubs or grass, or to lay turf, a Temporary
Certificate of Occupancy may be issued for up to four (4) months.
3. All landscaped areas shall be irrigated with an approved automatic underground irrigation system
unless the landscaped area has been designed utilizing xeriscaping methods. All irrigation systems shall
be designed and sealed in accordance with the Texas Commission on Environmental Quality (TCEQ)
and shall be professionally installed. No irrigation shall be required for undisturbed natural areas or
undisturbed existing trees.
4. Vegetation other than approved grasses or ground cover under six inches (6") in height is prohibited in
any City right-of-way unless specifically authorized in writing by the City Manager or his/her designee,
after consultation with the Director of Public Works or his/her designee.
5. Trees planted shall be a minimum of two and one-half inches (2.5") caliper measured at four feet (4')
above ground level at the time of planting. All trees planted to meet the minimum landscaping,
requirements of this section shall be planted so as to provide for no impervious material within the
drip line of the tree. For the purposes of determining the drip line to meet the requirements of this
section, the drip line radius shall be measured as being ten (10) times the caliper of the tree. For
example, a two and one-half inch (2.5") tree will have a twenty-five inch (25") radius or fifty inch (50")
diameter. Tree wells or tree grates may be utilized to meet the requirements of this section. The City
may, at its option, require certification by a registered arborist that adequate space has been provided
for pervious cover beneath the drip line of a tree.
6. New landscaped areas shall be prepared so as to achieve a soil depth of at least two inches (2").
7. The use of architectural planters in nonresidential districts may be permitted in fulfillment of landscape
requirements subject to approval of the Planning and Zoning Commission at the time of Site Plan
approval.
8. Landscape planting shall not be erected or installed in such a manner as to interfere with traffic view or
impose a safety hazard.
9. A minimum twenty foot (20') wide landscape buffer shall be provided adjacent to any public right-of-
way. Trees shall be planted at an average density of one (1) tree per twenty linear feet (20') of street
frontage except for public schools. The landscape buffer shall require an irrigation system and shall be
maintained by the property owner. The requirements of this section are not applicable to properties
zoned Main Street Mixed Use (MSMU) or Main Street Mixed-Use - New Development (MSMU-ND).
10. A minimum of twenty percent (20%) of the total land area of any proposed multifamily or
nonresidential development shall be landscaped and shall be comprised of trees, shrubs, sod or other
ground cover. In the event of the construction of a phased development, the minimum twenty percent
(20%) requirement shall apply to each phase as it is developed.
11. All commercial and multi-family properties shall provide shade trees at a ratio of nine (9) trees per
acre. Industrial property shall provide shade trees at a ratio of six (6) trees per acre. Public schools shall
provide shade trees at a ratio of at least four (4) trees per acre. Existing trees may be counted toward
meeting the requirements of this section.
12. Interior Landscaping. A minimum of ten percent (10%) of the gross parking areas shall be devoted to
living landscaping which includes grass, ground covers, plants, shrubs and trees. Gross parking area is
to be measured from the edge of the parking and/or driveway and sidewalks. Interior landscaping
requirements do not apply to public water and wastewater facilities if an eight feet (8') masonry fence
is provide[d] at or near the property boundary.
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13. Interior areas of parking lots shall contain planting islands located so as to best relieve the expanse of
paving. Planter islands must be located no further apart than every twenty (20) parking spaces and at
the terminus of all rows of parking. Such islands shall be a minimum of 162 square feet or nine feet by
eighteen feet (9' x 18') in size. Planter islands shall contain a combination of trees, shrubs, lawn, ground
cover and other appropriate materials provided such landscaping does not cause visual interference
within the parking area. This subsection does not apply to public schools or properties zoned Main
Street Mixed Use (MSMU) or Main Street Mixed-Use - New Development (MSMU-ND).
14. Perimeter Landscape Area -– Perimeter landscaping shall be required in the following scenarios:
a)Where a nonresidential or multifamily use adjacent to a nonresidential or multifamily use that is
zoned for nonresidential or multifamily uses shall provide a minimum five-foot (5') landscape buffer
adjacent to those uses except where the building extends into that five foot (5') landscape buffer.
i.A minimum of one (1) shade tree shall be planted for each one-hundred linear feet (100')
of landscape buffer except where the entire five-foot (5') wide landscape buffer is
encumbered by an easement that does not allow the planting of trees.
b) A nonresidential or multifamily use adjacent to a single family or duplex residential use or single
family or duplex residentially zoned property shall provide a minimum twenty-foot (20') landscape
buffer adjacent to the proper line of the residential use or residentially zoned property. If this
scenario is in the Main Street Mixed Use District (MSMU) or the Main Street Mixed Use – New
Development District (MSMU-ND) then the landscape buffer shall be a minimum of five feet (5’).
i.A minimum of one (1) shade tree [s]hall be planted for each thirty (30) linear feet of
landscape buffer. The landscape buffer shall be covered with grass or another solid
vegetative cover.
ii.The landscape buffer shall include a masonry wall which shall be eight feet (8') in height
unless in the Main Street Mixed Use District (MSMU) or the Main Street Mixed Use – New
Development District (MSMU-ND).
c)The requirement of this subsection doe[s] not apply to public water and wastewater facilities if an
eight foot (8') masonry wall is provided at or near the property boundary.
F.Landscape Plan Required. A landscape plan shall be submitted to the City for approval. The landscape plan
may be submitted as a part of the Site Plan. The landscape plan shall contain the following information:
1. location of all existing trees with indication as to those to be preserved;
2. location of all plants and landscaping material to be used including paving, benches, screens, fountains,
statues, or other landscaping features;
3. species of all plant material to be used;
4. size of all plant material to be used;
5. spacing of plant material where appropriate;
6. type of watering system and location of watering source, irrigation, sprinkler, or water system,
including placement of water sources;
7. description of maintenance provisions of the landscaping plan; and
8. persons responsible for the preparation of the landscape plan.
(Ord. No. 16-S-27 , §§ 3, 4, 8-30-2016; Ord. No. 18-S-04 , § 1(Exh. A), 1-23-2018; Ord. No. 18-S-24 , § 1(Exh. A), 8-7-
2018; Ord. No. 21-S-26 , § 1(Exh. A), 7-6-2021; Ord. No. 23-S-07 , § 1(Exh. A), 3-14-2023)
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Sec. 21.14.3. Additional Design Requirements.
A.Purpose and Applicability.
1. The purpose of this Section is to establish additional development standards applicable to certain
streets within the City to ensure uniform and quality development resulting in an attractive
environment compatible with businesses and residential dwellings which does the following:
a. provides an environment and living conditions favorable to the public;
b. provides a creative approach to land use and related physical development;
c. creates a pattern of development which preserves trees and outstanding natural topography and
prevents soil erosion and pollution;
d. encourages mixed use development through innovative uses of modern development concepts;
and
e. produces open space and recreation areas.
2. The requirements of this section shall be applicable to all roadways classified as Principal Arterials or
Secondary Arterials in accordance with section 21.14.1 including, but not limited to, Schertz Parkway,
FM 3009, Old Wiederstein Road, Country Club Blvd, FM 78, FM 1518, FM 482, and Wiederstein Road.
B.Permitted Uses. Buildings, structures and land shall be used in accordance with the uses permitted in the
applicable zoning district and shall comply with the dimensional requirements of that district in accordance
with Article 5 of this UDC.
C.Building Setback Line. A minimum fifty foot (50') building setback shall be required adjacent to all rights-of-
way. A waiver may be granted by the Planning and Zoning Commission which would allow for a reduction in
the minimum required setback when an alternative site layout and design provides for additional open space
or landscaping and off-street parking will be located entirely at the rear of the building or lot. In no case shall
the minimum building setback be reduced less than the minimum required setback for the applicable zoning
district. The requirements of this section are not applicable to properties zoned Main Street Mixed-Use
(MSMU) or Main Street Mixed-Use - New Development (MSMU-ND).
D.Driveways and Access (Connectivity). Access shall be limited to provide for safe traffic flow and the design
shall provide interior drives to limit the number of accesses to the public right-of-way. Access easement
should be utilized to limit the number of driveway accesses. Accesses should be planned to match existing
driveways or street intersections on the opposite side of the street. All driveways shall have a minimum sight
distance of 240 feet.
E.Screening and Buffering. A masonry screening wall a minimum of eight foot (8') in height shall be provided
where the rear yard of any residential or nonresidential lot abuts a Principal or Secondary Arterial. Any
masonry screening wall constructed as part of a new residential subdivision shall be constructed of a like and
similar material and color as screening walls in adjacent subdivisions to provide a consistent streetscape.
Where the rear yard of any residential lot abuts right-of-way, a minimum twenty foot (20') wide landscape
buffer shall be provided adjacent to the right-of-way. Additionally, trees shall be planted at an average
density of one (1) tree per twenty linear feet (20') of street frontage except for public schools. The landscape
buffer shall require an irrigation system and shall be maintained by the property owner. The requirements of
this section are not applicable to properties zoned Main Street Mixed-Use (MSMU) or Main Street Mixed-Use
- New Development (MSMU-ND).
(Ord. No. 16-S-27 , § 9, 8-30-2016; Ord. No. 17-S-40 , § 1(Exh. A), 10-24-2017; Ord. No. 21-S-26 , § 1(Exh. A), 7-6-
2021; Ord. No. 23-S-07 , § 1(Exh. A), 3-14-2023)
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Sec. 21.5.2. Zoning Districts Established.
The City is hereby geographically divided into zoning districts and the boundaries of those districts herein are
delineated upon the Official Zoning Map of the City. The use and dimensional regulations as set out in this Article
are uniform in each district. Zoning districts are established in compliance with adopted Comprehensive Land Plan
and Master Thoroughfare Plan. The districts established shall be known as follows:
Table 21.5.2
Symbol Zoning District Name
PRE Predevelopment District
R-1 Single-Family Residential District
R-2 Single-Family Residential District
R-3 Two-Family Residential District
R-4 Apartment/Multi-Family Residential District
R-6 Single-Family Residential District
R-7 Single-Family Residential District
R-A Single-Family Residential/Agricultural District
GH Garden Home Residential District
TH Townhome District
MHS Manufactured Home Subdivision District
MHP Manufactured Home Park District
OP Office and Professional District
NS Neighborhood Services District
GB General Business District
GB-2 General Business District-2
M-1 Manufacturing District (Light)
M-2 Manufacturing District (Heavy)
PUB Public Use District
PDD Planned Development District
AD Agricultural District
EN Estate Neighborhood PDD
MSMU Main Street Mixed-Use District
MSMU-ND Main Street Mixed-Use New Development District
(Ord. No. 13-S-22 , § 1, 7-16-2013; Ord. No. 14-S-47 , § 1, 11-18-2014; Ord. No. 23-S-07 , § 1(Exh. A), 3-14-2023)
Proposed UDC Amendments- Clean
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Sec. 21.5.5. Statement of Purpose and Intent for Residential Districts.
A.Predevelopment District (PRE). Intended for use for undeveloped land in the City or as a temporary
designation for existing uses for newly annexed property. This zoning is also suitable for areas where
development is premature due to lack of utilities, capacity or service and for areas that are unsuitable for
development because of physical constraints or potential health or safety hazards. No improvements,
construction or structures may be undertaken without obtaining a building permit and no occupancy of such
improvements and structures without obtaining a certificate of occupancy.
B.Single-Family Residential District (R-1). Comprised of single-family detached residential dwellings on a
minimum lot size of 9,600 square feet, together with the schools, churches, and parks necessary to create
basic neighborhood units.
C.Single-Family Residential District (R-2). Comprised of single-family detached residential dwellings with a
minimum lot size of 8,400 square feet, together with the schools, churches, and parks necessary to create
basic neighborhood units.
D.Two-Family Residential District (R-3). Comprised of two (2) single-family attached residential dwellings with a
minimum lot size of 9,000 square feet, together with the schools, churches, and parks necessary to create
basic neighborhood units.
E.Apartment/Multi-Family Residential District (R-4). Intended for apartment and multi-family developments
including, but not limited to apartment buildings, duplex, garden apartments, condominium units, assisted
living centers, nursing homes and other similar uses. Due to the infrastructure requirements for such
districts, the City may require the applicant seeking such zoning classification to establish (i) the adequacy of
available access and utility facilities, (ii) sufficiency of drainage, and (iii) provision of sufficient open space.
The minimum lot size in such district is 10,000 square feet for three (3) units and 1,800 square feet for each
additional dwelling unit. The maximum density shall be twenty-four (24) units per acre. Apartment/Multi-
Family Residential Districts should not be located in areas where they would increase traffic through single-
family neighborhoods and should be located adjacent to arterial streets with sufficient capacity to carry the
increased traffic generated. Multi-family developments are suitable buffers between single-family districts
and commercial uses. Multi-family districts should be buffered from non-residential land uses and from
pollution sources and environmental hazards. Twenty percent (20%) of the total platted area shall be
provided as common, usable open space.
F.Single-Family Residential District (R-6). Comprised of single-family detached residential dwellings that are on
a minimum lot size of 7,200 square feet, together with the schools, churches, and parks necessary to create
basic neighborhood units. This district is intended to be developed using the more contemporary building
styles and allowing those dwellings to be constructed on relatively small lots. The maximum size tract that
can be zoned R-6 is 30 acres.
G.Single-Family Residential District (R-7). Comprised of single-family detached residential dwellings on a
minimum lot size of 6,600 square feet, together with the schools, churches, and parks necessary to create
basic neighborhood units. This district is intended to be developed using the more contemporary building
styles and allowing those dwellings to be constructed on relatively small lots. The maximum size tract that
can be zoned R-7 is 40 acres.
H.Single-Family Residential/Agricultural District (RA). Intended to provide for areas in which agricultural land
may be held in such use for as long as is practical and reasonable. Residences in this District are intended to
be on a minimum lot size of 21,780 square feet (one-half acre). This District is suitable for areas where
development is premature due to lack of utilities, capacity or service, and for areas that are unsuitable for
development because of physical restraints or potential health or safety hazards.
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I.Garden Homes Residential District (GH). Comprised of single-family detached residential dwellings on a
minimum lot size of 5,000 square feet together with the schools, churches, and parks necessary to create
basic neighborhood units. This District allows the main structure to be constructed coincident with one (1) of
the side property lines, and requires only one (1) side yard setback in order to maximize lot usage and yet
maintain a neighborhood character consistent with conventional single-family detached homes.
No area shall be designated GH that contains less than five (5) adjoining lots on a street. Zero lot line homes
shall have no windows on the side of the house, which abuts the property line. Entire frontage of one (1) side of
the street in the block must be included in the GH designation. Exception may be made where an alley breaks the
block on that side of the street. Homes will be uniformly located on the same side of the lot within a street block.
J.Townhome District (TH). Comprised of an attached residential dwelling unit in structures built to
accommodate three (3) to six (6) units per structure. Density shall not exceed twelve (12) units per gross
acre. Townhome units shall be constructed on a single lot, or on adjacent individual lots. Individual
ownership of the townhome units is encouraged. Minimum lot area shall not be less than 2,500 square feet
per dwelling unit. Ten percent (10%) of the total platted area shall be provided as common, usable open
space. This District should not be located in areas where it would increase traffic through single-family
neighborhoods and should be adjacent to arterial streets with sufficient capacity to carry the increased
traffic generated.
K.Manufactured Home Subdivision District (MHS). Intended to recognize that certain areas of the City are
suitable for a mixture of single-family dwelling units and HUD-Code manufactured homes, to provide
adequate space and site diversification for residential purposes designed to accommodate the peculiarities
and design criteria of manufactured homes, along with single-family residences, to promote the most
desirable use of land and direction of building development, to promote stability of development, to protect
the character of the district, to conserve the value of land and buildings, and to protect the City's tax base.
This District provides for the creation and/or subdivision of any lot, tract or parcel of land used for the
placement of manufactured homes. This District is not intended to prohibit or unduly restrict any type of
housing but to ensure compatibility in housing types between manufactured home subdivisions and
surrounding single family residential subdivisions and recognizing their inherent differences.
L.Manufactured Home Park District (MHP). Intended to provide adequate space and site diversification for
residential purposes designed to accommodate the peculiarities and design criteria of manufactured homes,
to promote the most desirable use of land and direction of building development, to promote stability of
development, to protect the character of the district, to conserve the value of land and buildings, and to
protect the City's tax base. This District provides for the creation of tracts of land used for the placement of
multiple manufactured homes on a single lot, tract or parcel of land and utilized for rent or lease. This
District is not intended to prohibit or unduly restrict any type of housing but to ensure compatibility between
manufactured home parks and surrounding properties and recognizing the inherent differences in housing
types between manufactured home parks and other residential districts.
M.Agricultural District (AD). Intended to provide as a base zoning district in areas designated as agricultural
conservation on the North and South Schertz Framework Plans. Residences in this District are intended to be
on a minimum lot size of 217,800 square feet (five acres). Clustering of up to two homes may be allowed on
the same lot subject to setback requirements. This District is suitable for areas where development is
premature due to lack of utilities, capacity or service, and for areas that are unsuitable for development
because of physical restraints or potential health or safety hazards.
N.Main Street Mixed-Use District (MSMU). Intended to provide a base zoning district in the area along Main
Street. In light of the history of the area and variety of land uses that exist, this zoning district allows for
single-family and multi-family residential uses, and low intensity commercial uses. Reduced setbacks and
parking requirements are provided as part of this district due to physical restraints.
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(Supp. No. 7)
Page 3 of 3
O.Main Street Mixed-Use New Development District (MSMU-ND). Intended to provide a base zoning district in
the area along Main Street, specifically for new development of existing properties. This district is intended
to mirror The Main Street Mixed-Use District (MSMU), allowing for single-family and multi-family residential
uses, and low intensity commercial uses. Reduced setbacks, parking requirements, along with reduced
landscape buffers are provided as part of this district due to physical restraints of the existing properties.
(Ord. No. 13-S-22, § 2, 7-16-2013 ; Ord. No. 14-S-47 , § 2, 11-18-2014; Ord. No. 21-S-26 , § 1(Exh. A), 7-6-2021; Ord.
No. 23-S-07 , § 1(Exh. A), 3-14-2023)
Created: 2023-07-18 12:49:28 [EST]
(Supp. No. 7)
Page 1 of 1
Sec. 21.5.6. Statement of Purpose and Intent for Nonresidential Districts.
A.Office and Professional District (OP). Intended to provide suitable areas for the development of office
structures as well as office park developments on appropriately designed and attractively landscaped sites. It
is also intended to provide ancillary retail service (restaurants, coffee shops, newsstands, etc.) for such office
developments. Due to the intensity of these developments, this District should be generally located along
major transportation corridors, and be properly buffered from less intensive residential uses.
B.Neighborhood Services District (NS). Intended to provide suitable areas for the development of certain
limited service and retail uses in proximity to residential neighborhoods in order to more conveniently
accommodate the basic everyday retail and service needs of nearby residents. Such uses occur most often on
the periphery of established neighborhoods at the intersection of collectors and minor arterials, and are
generally on sites of approximately one (1) to three (3) acres in size. These developments are to have
generous landscaping and contain non-residential uses, which do not attract long distance traffic trips. This
District should be properly buffered from residential uses and protected from pollution and/or
environmental hazards.
C.General Business District (GB). Intended to provide suitable areas for the development of non-residential
uses which offer a wide variety of retail and service establishments that are generally oriented toward
serving the overall needs of the entire community. These businesses are usually located on appropriately
designed and attractively landscaped sites and along principal transportation corridors.
D.General Business District-2 (GB-2). Intended to provide suitable areas for the development of non-residential
and light industrial uses that offer a wide variety of retail and service establishments that are generally
oriented toward serving the overall needs of the entire community. These businesses are usually located on
appropriately designed and attractively landscaped sites and along principal transportation corridors. These
facilities should not emit dust, odor, smoke, gas or fumes, or any other hazardous elements, which are
detectable beyond the boundary of the property. Due to the traffic generated by such uses, these districts
should be located on arterial streets. In reviewing the proposed development, other infrastructure
considerations such as water, electric, sewer, gas and fire line pressure should be taken into account. Where
several lots are to be jointly developed as a light manufacturing area, restrictive covenants and development
restrictions encouraging high-level design and maintenance are encouraged.
E.Manufacturing District-Light (M-1). Intended to provide a suitable area for the development of light
industrial, assembly and manufacturing, warehouse and distribution facilities. These facilities should not emit
dust, odor, smoke, gas or fumes, or any other hazardous elements, which are detectable beyond the
boundary of the property. Due to the traffic generated by such uses, these districts should be located on
arterial streets. In reviewing the proposed development, other infrastructure considerations such as water,
electric, sewer, gas and fire line pressure should be taken into account. Where several lots are to be jointly
developed as a light manufacturing area, restrictive covenants and development restrictions encouraging
high-level design and maintenance are encouraged.
F.Manufacturing District—Heavy (M-2). Intended to provide a suitable park-like area for the development of
intensive industrial/manufacturing activities, which tend to emit certain offensive features such as odor,
noise, dust, smoke and/or vibrations, but under controlled conditions. Specific Use Permit will be required by
all activities locating in this area. Uses shall also recognize the need for increased water pressure and
capacity in order to provide adequate fire protection.
G.Public Use District (PUB). Intended to identify and provide a zoning classification for land that is owned or
may be owned by the City, County, State, or Federal Government or the School District; land that has been
dedicated to the City for public use such as parks and recreation, and land designated and dedicated to the
City as a greenbelt.
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(Supp. No. 7)
Page 1 of 6
Sec. 21.5.7. Dimensional and Developmental Standards.
A.General. All projects or developments shall comply with all of the applicable dimensional and development
standards of this Article. Additional requirements may also apply as required in other sections of this UDC. All
area requirements and lot sizes shall be calculated based on gross acres.
Created: 2023-07-18 12:49:28 [EST]
(Supp. No. 7)
Page 2 of 6
Table 21.5.7.A DIMENSIONAL REQUIREMENTS
RESIDENTIAL ZONING DISTRICTS
Minimum Lot Size And
Dimensions
Minimum Yard Setback (Ft) Miscellaneous
Lot
Requirements
Code Zoning District Area
Sq. Ft.
Width
Ft.
Depth
Ft.
Front
Ft.
Side
Ft.
Rear
Ft.
Minimum Off-
Street Parking
Spaces
Max
Height
Ft.
Max
Imperv
Cover
Key
R-1 Single-Family Residential District-1 9,600 80 120 25 10 20 2 35 50% h,j,k,l,
m,o
R-2 Single-Family Residential District-2 8,400 70 120 25 10 20 2 35 50% h,j,k,l,
m,o
R-3 Two-Family Residential District 9,000 75 120 25 10 20 2 35 60% h,j,k,l,
m,o
R-4 Apartment/Multi-Family
Residential District
10,000 100 100 25 10 20 2 35 75% a,b,j,k,
l,m
R-6 Single-Family Residential District-6 7,200 60 120 25 10 20 2 35 50% h,k,l,
m,n,o
R-7 Single-Family Residential District-7 6,600 60 110 25 10 20 2 35 50% h,k,l,
m,n,o
R-A Single-Family-
Residential/Agriculture
21,780 - - 25 25 25 2 35 50% h,k,l,
m,n
GH Garden Home Residential District 5,000 50 100 10 10 10 2 35 75% c,d,e,f,
g,k,l,m
TH Townhome District 2,500 25 100 25 10 20 2 35 75% h,j,k,l,
m
MHS Manufactured Home Subdivision
District
6,600 60 110 25 10 20 2 35 50% j,k,l,
m,o
MHP Manufactured Home Park District 43,560 - - 25 12.5 25 - 35 50% j,k,l,m
AD Agricultural District 217,800 100 100 25 25 25 2 35 30% h,k,o
MSMU Main Street Mixed Use 5,000 50 100 10 5 10 2 35 80% h,j,k,m,
n,p
MSMU-ND Main Street Mixed Use-New
Development
5,000 50 100 10 5 10 2 . 35 80% j,k,m,p
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(Supp. No. 7)
Page 3 of 6
Key:
a. Add 1,800 square feet of area for each unit after the first 3 units. Maximum density shall not exceed 24 units per acre.
b. 2 parking spaces per bedroom plus 5%.
c. Zero lot line Garden Homes.
d. 20-foot paved alley for ingress/egress to all rear garages.
e. 5-foot shall be designated maintenance easement.
f. Corner lot shall have 10-foot side yard setback from street right-of-way.
g. 25-foot set back to property line adjoining public street.
h. Corner lot shall have minimum 15-foot side yard setback from street right-of-way. For properties on Main Street, the City Engineer may
authorize a reduction to no less than 10' if there are no sight distance issues.
i. Minimum lot area for each unit.
j. Site Plan approval required.
k. Swimming pools count toward the maximum impervious cover limitations, unless the swimming pool is equipped with a water overflow
device appropriate for such pool, and only if it drains into any pervious surface, in which case the water surface shall be excluded.
l. No variances may be permitted to exceed the maximum impervious cover limitations
m. Refer to Article 14, section 21.14.3 for additional design requirements
n. All single family residential dwelling units constructed within this district shall be constructed with an enclosed garage.
o. Side yard setback of 7.5 ft. for R-1, R-2, R-3, R-6, R-7, and MHS continues in effect for all subdivisions vested on the date of adoption of
Ordinance No. 11-S-15.
p.Not subject to the requirements in section 21.10.4
Table 21.5.7.B DIMENSIONAL REQUIREMENTS
NON-RESIDENTIAL ZONING DISTRICTS (d)
Minimum Lot Size
And Dimensions
Minimum Yard Setback (Ft) Miscellaneous
Lot
Requirements
Code Zoning District Area
Sq. Ft.
Width
Ft.
Depth
Ft.
Front
Ft.
Rear
Adj
Non-
Res
Zone
Rear
Adj.
Res
Zone
Side
Adj
Non-
Res
Zone
Side
Adj
Res
Zone
Max
Ht.
Ft.
Max
Imperv
Cover
Key
OP Office/ Professional 6,000 60 100 25 0 25 0 25 35 70% a, b, c,
d
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(Supp. No. 7)
Page 4 of 6
NS Neighborhood Services 10,000 100 100 25a 0 25 0 25 35 80% a, b, c,
d
GB General Business 10,000 100 100 25 0 25 0 25 120 80% a, b, c,
d
GB-2 General Business-2 10,000 100 100 25 0 25 0 25 120 80% a, b, c,
d
M-1 Light Manufacturing 10,000 100 100 25 0 50c 0 25b 120 80% a, b, c,
d
M-2 Heavy Manufacturing 10,000 100 100 25 0 50c 0 25b 120 80% a, b, c,
d
PUB Public Use District 10,000 100 100 25 0 15 0 25 35 70% a, c, d
Key:
a. See Article 10 for parking requirements.
b. Uses may require a Specific Use Permit. The City of Schertz will follow the guidelines outlined in the Air Installation Compatible Use Zone (AICUZ)
study for Randolph Air Force Base.
c. No variances may be permitted to exceed the maximum impervious cover limitations.
d. Refer to Article 14, Sec. 21.14.3 for additional design requirements.
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(Supp. No. 7)
Page 5 of 6
B.Additional Dimensional and Development Standards.
1. All lots developed for residential purposes shall comply with the lot area, minimum setbacks and height
requirements established in table 21.5.7A for the zoning district(s) in which the lot(s) is/are located. All
lots developed for allowed non-residential purposes, within residential zoning districts, shall comply
with lot, area and height requirements established in table 21.5.7A for the zoning district(s) in which
the lot(s) is/are located.
2. All lots developed for non-residential purposes shall comply with lot, area, minimum setbacks, and
maximum height requirements established for the zoning district(s) in which the lot(s) is located, as
established in table 21.5.7B.
3. All lots shall have at least the minimum area, width and depth as indicated in the tables 21.5.7A and
21.5.7B in this section.
4. Platted subdivisions established by a duly approved plat filed prior to adoption of this UDC shall be
exempt from meeting any new lot width, depth, and/or square footage requirements.
5. No lot existing at the time of passage of this UDC shall be reduced in size below the minimum area
requirements set forth in tables 21.5.7A and 21.5.7B.
6. Minimum lot size requirements shall not apply to previously platted lots that are annexed into the City,
but shall apply in the event of a vacation and replat of such property. All other requirements of this
UDC shall nevertheless apply.
7. No portion of any building on a residential lot may be located on any lot closer to any lot line or to the
street right-of-way line than is authorized in table 21.5.7A set forth in this section unless otherwise
listed below:
a. Where the frontage on one (1) side of a street is divided by two (2) or more zoning districts, the
front yard setback shall comply with the requirements of most restrictive district for the entire
frontage between the nearest intersecting streets.
b. Where the building setback line has been established by plat and exceeds the requirements of
this UDC, the more restrictive setback line shall apply.
c. The front yard setback shall be measured from the property line to the front face of the building,
covered porch, covered terrace, or attached accessory building. Eaves and roof extensions may
project into the required front yard, not to exceed two (2) feet.
d.Side Yards: Every part of a required side yard shall be open and unobstructed except for
accessory buildings as permitted herein and the ordinary projections of window sills, belt
courses, cornices and other architectural features projecting not to exceed twelve (12) inches
into the required side yard, and roof eaves projecting not to exceed twenty-four (24) inches into
the required side yard.
e.Rear Yards: Every part of a required rear yard shall be open and unobstructed, except for
accessory buildings, uses and structures as permitted and the ordinary projections of window
sills, belt courses, cornices and roof overhangs and other architectural features projecting not to
exceed twenty-four (24) inches into the required rear yard.
f. Where lots have double frontage, running from one street to another, a required front yard
setback shall be provided on both streets.
g.Mixed Use Building: In a building serving dwelling and other uses, in any district, the height and
area regulations applicable to non-residential buildings shall apply.
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(Supp. No. 7)
Page 6 of 6
h. There shall not be more than one (1) residential dwelling on a platted lot of a duly recorded plat
of a single-family residential use.
(Ord. No. 13-S-22 , § 3, 7-16-2013; Ord. No. 14-S-47 , § 3, 11-18-2014; Ord. No. 21-S-26 , § 1(Exh. A), 7-6-2021)
Created: 2023-07-18 12:49:29 [EST]
(Supp. No. 7)
Page 1 of 2
Sec. 21.5.8. Permitted Use Table.
A.Use of Land and Buildings. Structures, land or premises shall be used only in accordance with the use permitted in the following use table subject to
compliance with the dimensional and development standards for the applicable zoning district and all other applicable requirements of this UDC.
B.Permitted Principal Uses. No principal use shall be permitted in any district unless it appears in the following permitted use table.
[Permitted Use Table Here]
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(Supp. No. 7)
Page 2 of 2
C.New and Unlisted Uses.
1. It is recognized that new or unlisted types of land use may seek to locate in the City. In order to provide
for such contingencies, a determination of any new or unlisted form of land use shall be made in
accordance with this section.
2. For uses in which an applicant requests a Specific Use Permit, the City Manager or his/her designee
shall follow the procedures for granting an SUP in accordance with section 21.5.11 of this UDC.
3. It is recognized that the permitted use chart may require amendment, from time to time, to allow for
uses that were otherwise not permitted. In the event an amendment to the permitted use chart is
required, the procedure for the amendment shall be the same as required for an amendment to the
text of the UDC in accordance with section 21.4.7 of this UDC.
D. Limited Uses.
1. Tattoo Parlors/Studios in the Main Street Mixed Use District and the Main Street Mixed Use – New
Development District shall have the following limited uses:
a. No tattoo studio shall be within 900 feet of another tattoo studio (property line to property
line).
(Ord. No. 13-S-22 , § 4, 7-16-2013; Ord. No. 14-S-47 , § 4, 11-18-2014; Ord. No. 20-S-29, § 1(Exh. A), 10-27-2020;
Ord. No. 21-S-26 , § 1(Exh. A), 7-6-2021; Ord. No. 21-S-44 , § 1(Exh. A), 10-26-2021)
Proposed UDC Amendment
Article 5 – Permitted Use Table
Proposed changes to Article 5 – Permitted Use Table to add uses to Main Street Zoning Districts
Zoning District P=Permitted/ S= Specific Use
Permit
Permitted Uses
Main Street Mixed Use District
(MSMU)
P Tattoo Parlor/Studio
Main Street Mixed Use District
(MSMU)
P Multi-Family Apartment
Dwelling
Main Street Mixed Use District
(MSMU)
P One-Family Dwelling Attached
Main Street Mixed Use District
(MSMU)
P Private Club
Main Street Mixed Use District
(MSMU)
P Theater, Indoor
Main Street Mixed Use District
(MSMU)
P Two-Family Dwelling
Main Street Mixed Use District
(MSMU)
P Automobile Parking
Structure/Garage
Main Street Mixed Use District
(MSMU)
P Microbrewery/Brewpub
Main Street Mixed Use District
(MSMU)
P Dance Hall/Night Club
Main Street Mixed Use District
(MSMU)
P Municipal Uses Operated by the
City of Schertz
Main Street Mixed Use District
(MSMU)
P Pet Store
Main Street Mixed Use – New
Development District (MSMU-
ND)
P Tattoo Parlor/Studio
Main Street Mixed Use – New
Development District (MSMU-
ND)
P Multi-Family Apartment
Dwelling
Main Street Mixed Use – New
Development District (MSMU-
ND)
P One-Family Dwelling Attached
Main Street Mixed Use – New
Development District (MSMU-
ND)
P Private Club
Main Street Mixed Use – New
Development District (MSMU-
ND)
P Theater, Indoor
Main Street Mixed Use – New
Development District (MSMU-
ND)
P Two-Family Dwelling
Main Street Mixed Use – New
Development District (MSMU-
ND)
P Automobile Parking
Structure/Garage
Main Street Mixed Use – New
Development District (MSMU-
ND)
P Microbrewery/Brewpub
Main Street Mixed Use – New
Development District (MSMU-
ND)
P Dance Hall/Night Club
Main Street Mixed Use – New
Development District (MSMU-
ND)
P Municipal Uses Operated by the
City of Schertz
No other changes are proposed.
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(Supp. No. 7)
Page 1 of 1
Sec. 21.5.12. - Reserved
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(Supp. No. 7)
Page 1 of 1
Sec. 21.5.14. - Reserved
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(Supp. No. 7)
Page 1 of 1
Sec. 21.5.15. - Reserved
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(Supp. No. 7)
Page 1 of 3
Sec. 21.9.7. Landscaping.
A.Purpose. The purpose of this section is to establish landscaping requirements to enhance the community's
ecological, environmental, and beautification efforts as well as its aesthetic qualities. It is the intent of this
section to reduce the negative effects of glare, noise, erosion, and sedimentation caused by expanses of
impervious and un-vegetated surfaces within the urban environment. It is the intent of this section to
preserve and improve the natural and urban environment by recognizing that the use of landscaping
elements can contribute to the processes of air purification, oxygen, regeneration, groundwater recharge,
noise abatement, glare and heat, provision of habitats for wildlife, and enhance the overall beauty of the
City.
B.Enforcement. If at any time after the issuance of a Certificate of Occupancy, the approved landscaping is
found to be in nonconformance with standards and criteria of this section, notice by the City may be issued
to the owner, citing the violation and describing what action is required to comply with this section. The
owner, tenant or agent shall have forty-five (45) days after the date of said notice to restore landscaping as
required. The City may extend the time of compliance based on weather conditions. If the landscaping is not
restored within the allotted time, such person shall be in violation of this UDC.
C.Single Family and Duplex Residential
Installation and Maintenance.
1. Prior to issuance of a Certificate of Occupancy sod shall be in place in full front and rear yards, except
for landscape beds and gardens. On property containing a minimum of one-half (½) acre or greater, sod
in front and rear yards shall be planted adjacent to the slab for a distance of fifty feet (50') and for a
distance of twenty feet (20') in side yards.
2. All landscaped areas shall be irrigated with an approved automatic underground irrigation system
unless the landscaped area has been designed utilizing xeriscaping methods. All irrigation systems shall
be designed and sealed in accordance with the Texas Commission on Environmental Quality (TCEQ)
and shall be professionally installed. No irrigation shall be required for undisturbed natural areas or
undisturbed existing trees.
3. Vegetation other than grasses or ground cover under six inches (6") in height is prohibited in any City
right-of-way unless specifically authorized in writing by the City Manager or his/her designee.
4. Landscape planting shall not be erected or installed in such a manner as to interfere with traffic view or
impose a safety hazard.
5. New landscaped areas shall be prepared so as to achieve a soil depth of at least two inches (2").
6. Every single family residential lot shall provide a minimum of two (2) shade trees which are a minimum
of two and one-half inches (2.5") caliper measured at four feet (4') above ground level at the time of
planting.
D.Nonresidential and Multi-Family. The provisions of this section apply to new construction except public water
and wastewater facilities for which only subsections 14 and 16 below apply.
Existing developments where all structures are not being demolished, do not have to comply with all of these
requirements. Rather they cannot decrease compliance with an individual requirement to the point that they no
longer comply with that individual requirement.
Installation and Maintenance.
1. Prior to issuance of a Certificate of Occupancy for any building or structure, all screening and
landscaping shall be in place in accordance with the landscape plan approved as part of the Site Plan.
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(Supp. No. 7)
Page 2 of 3
2. In any case in which a Certificate of Occupancy is sought at a season of the year in which the City
determines that it would be impractical to plant trees, shrubs or grass, or to lay turf, a Temporary
Certificate of Occupancy may be issued for up to four (4) months.
3. All landscaped areas shall be irrigated with an approved automatic underground irrigation system
unless the landscaped area has been designed utilizing xeriscaping methods. All irrigation systems shall
be designed and sealed in accordance with the Texas Commission on Environmental Quality (TCEQ)
and shall be professionally installed. No irrigation shall be required for undisturbed natural areas or
undisturbed existing trees.
4. Vegetation other than approved grasses or ground cover under six inches (6") in height is prohibited in
any City right-of-way unless specifically authorized in writing by the City Manager or his/her designee,
after consultation with the Director of Public Works or his/her designee.
5. Trees planted shall be a minimum of two and one-half inches (2.5") caliper measured at four feet (4')
above ground level at the time of planting. All trees planted to meet the minimum landscaping,
requirements of this section shall be planted so as to provide for no impervious material within the
drip line of the tree. For the purposes of determining the drip line to meet the requirements of this
section, the drip line radius shall be measured as being ten (10) times the caliper of the tree. For
example, a two and one-half inch (2.5") tree will have a twenty-five inch (25") radius or fifty inch (50")
diameter. Tree wells or tree grates may be utilized to meet the requirements of this section. The City
may, at its option, require certification by a registered arborist that adequate space has been provided
for pervious cover beneath the drip line of a tree.
6. New landscaped areas shall be prepared so as to achieve a soil depth of at least two inches (2").
7. The use of architectural planters in nonresidential districts may be permitted in fulfillment of landscape
requirements subject to approval of the Planning and Zoning Commission at the time of Site Plan
approval.
8. Landscape planting shall not be erected or installed in such a manner as to interfere with traffic view or
impose a safety hazard.
9. A minimum twenty foot (20') wide landscape buffer shall be provided adjacent to any public right-of-
way. Trees shall be planted at an average density of one (1) tree per twenty linear feet (20') of street
frontage except for public schools. The landscape buffer shall require an irrigation system and shall be
maintained by the property owner. The requirements of this section are not applicable to properties
zoned Main Street Mixed Use (MSMU) or Main Street Mixed-Use - New Development (MSMU-ND).
10. A minimum of twenty percent (20%) of the total land area of any proposed multifamily or
nonresidential development shall be landscaped and shall be comprised of trees, shrubs, sod or other
ground cover. In the event of the construction of a phased development, the minimum twenty percent
(20%) requirement shall apply to each phase as it is developed.
11. All commercial and multi-family properties shall provide shade trees at a ratio of nine (9) trees per
acre. Industrial property shall provide shade trees at a ratio of six (6) trees per acre. Public schools shall
provide shade trees at a ratio of at least four (4) trees per acre. Existing trees may be counted toward
meeting the requirements of this section.
12. Interior Landscaping. A minimum of ten percent (10%) of the gross parking areas shall be devoted to
living landscaping which includes grass, ground covers, plants, shrubs and trees. Gross parking area is
to be measured from the edge of the parking and/or driveway and sidewalks. Interior landscaping
requirements do not apply to public water and wastewater facilities if an eight feet (8') masonry fence
is provide[d] at or near the property boundary.
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(Supp. No. 7)
Page 3 of 3
13. Interior areas of parking lots shall contain planting islands located so as to best relieve the expanse of
paving. Planter islands must be located no further apart than every twenty (20) parking spaces and at
the terminus of all rows of parking. Such islands shall be a minimum of 162 square feet or nine feet by
eighteen feet (9' x 18') in size. Planter islands shall contain a combination of trees, shrubs, lawn, ground
cover and other appropriate materials provided such landscaping does not cause visual interference
within the parking area. This subsection does not apply to public schools or properties zoned Main
Street Mixed Use (MSMU) or Main Street Mixed-Use - New Development (MSMU-ND).
14. Perimeter Landscape Area – Perimeter landscaping shall be required in the following scenarios:
a) Where a nonresidential or multifamily use adjacent to a nonresidential or multifamily use that is
zoned for nonresidential or multifamily uses shall provide a minimum five-foot (5') landscape buffer
adjacent to those uses except where the building extends into that five foot (5') landscape buffer.
i. A minimum of one (1) shade tree shall be planted for each one-hundred linear feet (100')
of landscape buffer except where the entire five-foot (5') wide landscape buffer is
encumbered by an easement that does not allow the planting of trees.
b) A nonresidential or multifamily use adjacent to a single family or duplex residential use or single
family or duplex residentially zoned property shall provide a minimum twenty-foot (20') landscape
buffer adjacent to the proper line of the residential use or residentially zoned property. If this
scenario is in the Main Street Mixed Use District (MSMU) or the Main Street Mixed Use – New
Development District (MSMU-ND) then the landscape buffer shall be a minimum of five feet (5’).
i. A minimum of one (1) shade tree [s]hall be planted for each thirty (30) linear feet of
landscape buffer. The landscape buffer shall be covered with grass or another solid
vegetative cover.
ii. The landscape buffer shall include a masonry wall which shall be eight feet (8') in height
unless in the Main Street Mixed Use District (MSMU) or the Main Street Mixed Use – New
Development District (MSMU-ND).
c) The requirement of this subsection doe[s] not apply to public water and wastewater facilities if an
eight foot (8') masonry wall is provided at or near the property boundary.
F.Landscape Plan Required. A landscape plan shall be submitted to the City for approval. The landscape plan
may be submitted as a part of the Site Plan. The landscape plan shall contain the following information:
1. location of all existing trees with indication as to those to be preserved;
2. location of all plants and landscaping material to be used including paving, benches, screens, fountains,
statues, or other landscaping features;
3. species of all plant material to be used;
4. size of all plant material to be used;
5. spacing of plant material where appropriate;
6. type of watering system and location of watering source, irrigation, sprinkler, or water system,
including placement of water sources;
7. description of maintenance provisions of the landscaping plan; and
8. persons responsible for the preparation of the landscape plan.
(Ord. No. 16-S-27 , §§ 3, 4, 8-30-2016; Ord. No. 18-S-04 , § 1(Exh. A), 1-23-2018; Ord. No. 18-S-24 , § 1(Exh. A), 8-7-
2018; Ord. No. 21-S-26 , § 1(Exh. A), 7-6-2021; Ord. No. 23-S-07 , § 1(Exh. A), 3-14-2023)
Created: 2023-07-18 12:49:32 [EST]
(Supp. No. 7)
Page 1 of 1
Sec. 21.14.3. Additional Design Requirements.
A.Purpose and Applicability.
1. The purpose of this Section is to establish additional development standards applicable to certain
streets within the City to ensure uniform and quality development resulting in an attractive
environment compatible with businesses and residential dwellings which does the following:
a. provides an environment and living conditions favorable to the public;
b. provides a creative approach to land use and related physical development;
c. creates a pattern of development which preserves trees and outstanding natural topography and
prevents soil erosion and pollution;
d. encourages mixed use development through innovative uses of modern development concepts;
and
e. produces open space and recreation areas.
2. The requirements of this section shall be applicable to all roadways classified as Principal Arterials or
Secondary Arterials in accordance with section 21.14.1 including, but not limited to, Schertz Parkway,
FM 3009, Old Wiederstein Road, Country Club Blvd, FM 78, FM 1518, FM 482, and Wiederstein Road.
B.Permitted Uses. Buildings, structures and land shall be used in accordance with the uses permitted in the
applicable zoning district and shall comply with the dimensional requirements of that district in accordance
with Article 5 of this UDC.
C.Building Setback Line. A minimum fifty foot (50') building setback shall be required adjacent to all rights-of-
way. A waiver may be granted by the Planning and Zoning Commission which would allow for a reduction in
the minimum required setback when an alternative site layout and design provides for additional open space
or landscaping and off-street parking will be located entirely at the rear of the building or lot. In no case shall
the minimum building setback be reduced less than the minimum required setback for the applicable zoning
district. The requirements of this section are not applicable to properties zoned Main Street Mixed-Use
(MSMU) or Main Street Mixed-Use - New Development (MSMU-ND).
D.Driveways and Access (Connectivity). Access shall be limited to provide for safe traffic flow and the design
shall provide interior drives to limit the number of accesses to the public right-of-way. Access easement
should be utilized to limit the number of driveway accesses. Accesses should be planned to match existing
driveways or street intersections on the opposite side of the street. All driveways shall have a minimum sight
distance of 240 feet.
E.Screening and Buffering. A masonry screening wall a minimum of eight foot (8') in height shall be provided
where the rear yard of any residential or nonresidential lot abuts a Principal or Secondary Arterial. Any
masonry screening wall constructed as part of a new residential subdivision shall be constructed of a like and
similar material and color as screening walls in adjacent subdivisions to provide a consistent streetscape.
Where the rear yard of any residential lot abuts right-of-way, a minimum twenty foot (20') wide landscape
buffer shall be provided adjacent to the right-of-way. Additionally, trees shall be planted at an average
density of one (1) tree per twenty linear feet (20') of street frontage except for public schools. The landscape
buffer shall require an irrigation system and shall be maintained by the property owner. The requirements of
this section are not applicable to properties zoned Main Street Mixed-Use (MSMU) or Main Street Mixed-Use
- New Development (MSMU-ND).
(Ord. No. 16-S-27 , § 9, 8-30-2016; Ord. No. 17-S-40 , § 1(Exh. A), 10-24-2017; Ord. No. 21-S-26 , § 1(Exh. A), 7-6-
2021; Ord. No. 23-S-07 , § 1(Exh. A), 3-14-2023)
PLANNING AND ZONING COMMISSION MEETING: 01/10/2024
Agenda Item 7 A
TO:Planning and Zoning Commission
PREPARED BY:Emily Delgado, Planning Manager
SUBJECT:Current Projects and City Council Status Update
BACKGROUND
DEVELOPMENT INFORMATION
The following is being provided for information purposes only so that the Planning and Zoning Commission is
aware of the current status of new site plan applications, status of applications heard by the Commission and
recommended for final action by the City Council, and the status of administratively approved applications.
NEW SITE PLAN APPLICATIONS: The following site plan development application was submitted between
December 9, 2023, and January 5, 2024
Verde Enterprise Business Park Unit 10-B, lot 5, block 12 (5700 Schertz Parkway)
Site Plan for a proposed parking lot expansion
CITY COUNCIL RESULTS: The following development applications were
recommended for final action to the City Council:
Ord. 23-S-32 – Conduct a public hearing and consider a request for a Specific Use Permit to allow a
convenience store with gas pumps on approximately 7.8 acres of land, located approximately 51-feet west
from the intersection of IH-35 N Access Road and FM 2252, also known as Guadalupe County Property
Identification Number 114083 and Comal County Property Identification Number 119021, City of Schertz,
Guadalupe and Comal County, Texas.
Recommended for approval with conditions at the November 15, 2023 P&Z Meeting (6-0)
Approved via first reading at the December 19, 2023 CC Meeting
Scheduled for final reading at the January 9, 2024 CC Meeting
Ord. 23-S-33 – Conduct a public hearing and consider a request for a Specific Use Permit to allow a truck
terminal on approximately 4 acres of land located approximately 660-feet west from the intersection of Baugh
Lane and Schwab Road, also known as Comal Property Identification Number 464879, City of Schertz,
Comal County, Texas.
Recommended for approval with conditions at the November 15, 2023 P&Z Meeting (6-0)
Approved via first reading at the December 19, 2023 CC Meeting
Scheduled for final reading at the January 9, 2024 CC Meeting
Ord. 23-S-34 – Conduct a public hearing and consider a Specific Use Permit to allow a convenience store
with gas pumps on approximately 1.61 acres of land, located at the intersection of Schaefer Road and FM
1518, also known as: 11786 Schaefer Road, City of Schertz, Bexar County, Texas.
Recommended for approval with conditions at the November 15, 2023 P&Z Meeting (4-2)
Motion of approval failed at first reading at the December 19, 2023 CC Meeting (3-4)
Ord. 23-S-35 - Conduct a public hearing and consider a request to rezone approximately 65 acres of land
from General Business District (GB) to Planned Development District (PDD), known as Comal County
Parcel ID 75458 and Guadalupe County Parcel ID 64005, generally located southeast of the IH 35 and
Schwab Road intersection, City of Schertz, Comal County and Guadalupe County, Texas.
Recommend for approval at the November 15, 2023 P&Z Meeting (5-1)
Scheduled for first reading at the January 9, 2024 CC meeting
ADMINISTRATIVELY APPROVED PROJECTS:
The following applications were administratively approved between December 9, 2023, and January 5, 2024.
Carrillo Subdivision, Preliminary Plat
Establishing Lot 1, Block 1, a 11.723 acre General Business District (GB) zoned property
Address: 18780 Ih 35 / Comal County Property Ids 78053 and 116266 and Guadalupe County
Property Ids 68327, 68329, 114080 and 114082.
Approved December 19, 2023
Cal Stone Subdivision, Replat
Subdividing previously established Lot 4, block 1 to create Lot 5, Block 1 (2.7860 acres) and
Lot 6, Block 1 (0.9847 acres) a Neighborhood Services District (NS) zoned property.
Address: 3701 FM 30098 / Guadalupe county Property ID 180274
Approved December 21, 2023
Palapas - John Subdivision, Final Plat
Establishing Lot 1, Block 1 (2.4 acres) and Lot 2, Block 1 (0.960 acres) a General Business
District (GB) zoned property
Address: 16846 Ih 35 / Guadalupe County 64689 and 64687
Approved December 14, 2023