Schertz planning panel recommends denial of GB2 rezoning for 3.5-acre IH‑10 parcel

The Schertz Planning and Zoning Commission on April 2 recommended denial of a request to rezone about 3.5 acres along IH‑10 from Predevelopment District to General Business District 2 (GB2), voting 6‑1 to forward the recommendation to City Council.

The proposal, identified as PLZC20250017 and listed as Bexar County property ID 339775, would have changed the property's zoning to allow a broad set of commercial and some industrial uses by right. Daisy Marquez, Planner for the City of Schertz, told the commission that staff recommended denial because GB2's allowed industrial uses are not compatible with the property's designation as “Regional Corridor” in the adopted comprehensive land use plan. "Staff recommends denial of the proposed zone change due to the allowed industrial uses within the GB2 zoning district not being compatible with the regional corridor land use designation of the comprehensive land use plan," Marquez said.

Why it matters: The commission's recommendation will go to City Council for final action. If council follows the recommendation, the property would remain under the Predevelopment District designation, limiting the set of uses that can be established without later zoning or special-use approvals.

Applicant and infrastructure arguments

Jose Contou, with LGA Engineering representing the property owner, told the commission the owner's practical concern is the lack of sewer and other infrastructure that would support the higher‑intensity retail development the comp plan envisions. "The infrastructure for that area is non existent," Contou said, explaining that extending sewer mains to the site would be economically unfeasible for a 3.5‑acre parcel. Contou said the applicant's intent was to allow flexible uses that could be converted later, not to immediately add heavy industrial uses.

Commissioners repeatedly noted the distinction between evaluating a proposed project and evaluating a zoning map amendment. "Our problem is . . . we're not discussing your proposed project. We're discussing a zoning change," Commissioner Outlaw said, emphasizing that approving GB2 would permit any use allowed in the district without additional approvals.

Public comment and nearby uses

No adjacent property owners registered written opposition in the notice period, Marquez said. During the public hearing, one nearby property owner, Todd Harrison, said the rezoning process had delayed his ability to sell his home and that mailed notices had arrived inconsistently. A commercial broker, who identified himself during public comment, described existing small commercial and service uses near the intersection and argued those uses do not necessarily conform to the comp plan but do reflect current market patterns.

Commission discussion and vote

Staff presented zoning criteria that reference UDC Section 21.5.4(d) and the city's comprehensive land use plan. Commissioners questioned whether granting GB2 would set a precedent that could bring additional, higher‑intensity requests to the corridor. Several members said the comp plan's Regional Corridor designation favors commercial and service uses targeted at residential needs, not the broader industrial permissions included in GB2.

A motion to recommend denial was made and seconded; the commission recorded six votes in favor of recommending denial and one opposed. The commission chair confirmed the action is a recommendation to City Council; the case will next appear on the City Council agenda on May 6.

What happens next

This is a recommendation only; City Council will take the final vote on the rezoning request. If council declines to approve GB2, the property will retain its Predevelopment District status and the owner would need a different zoning strategy or an infrastructure change to pursue higher‑intensity uses.

Votes at a glance: PLZC20250017

- Motion: Recommend denial of zone change from Predevelopment District to General Business District 2 (GB2) - Outcome: Motion passed (commission recommendation to City Council) - Tally reported by clerk: 6 in favor, 1 opposed - Next step: Scheduled for City Council consideration on May 6, 2025

Ending note: The commission's deliberations centered on reconciling the city's long‑range vision for the IH‑10 corridor with the short‑term realities of infrastructure availability and market demand.