FAQs • Schertz, TX • CivicEngage

What is Extraterritorial Jurisdiction (ETJ)?: Extraterritorial Jurisdiction, also known as ETJ, is the unincorporated area that is contiguous to the corporate boundaries of the City of Schertz and not already in the incorporated area or ETJ of another City. The ETJ functions as a means of future growth for the City of Schertz.

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Planning and Zoning

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1. What is Zoning?: Zoning establishes the types of land uses permitted on a specific tract of land. Zoning also helps regulate the size, intensity, and height of development.

2. How can I find the zoning on my property?

The City of Schertz offers an Interactive Map that shows the zoning on the Maps / GIS Department page.
Click here to access the Maps/ GIS Department page and the interactive web mapping application.
If you are still unsure on the zoning of the subject property please contact the Planning & Zoning Division at 210-619-1780.

3. Where can I find a copy of the City of Schertz Zoning Map?: The City of Schertz offers a downloadable version of the Current Zoning Map on the Maps/ GIS Department page. Click here to go to the Maps/ GIS Department page.

4. What uses are permitted in each zoning district?

The City of Schertz has defined what is/are the ideal developments for each zoning district in an easy to view Permitted Use Table, Table 21.5.8 in the Unified Development Code (UDC).
This Table shows all of the Zoning Districts horizontally along the top and the Permitted Uses vertically in alphabetical order.
When viewing the table a “P” means the use is permitted by right in the district indicated. An “S” means the use is permitted upon approval of a Specific Use Permit. If there is not a “P” or an “S” present, then the use is not permitted in that zoning district.
Upon review, if the proposed use is not specifically identified in the table, please contact the Planning Department for an interpretation.

5. How can I find more information about a current development / construction project in Schertz?: To find more information about a current development / construction project within the City of Schertz, please visit the What’s Developing In Schertz webpage. This interactive webpage and map displays new residential subdivisions and new commercial sites currently under construction. If you are unable to locate the development in question on the What’s Developing in Schertz webpage, or if you would like additional information please contact the Planning and Zoning Division at 210-619-1780 or planning@schertz.com

6. What is a Planned Development District?: A Planned Development District (“PDD”) is a unique zoning district created for a given geographic region to allow for development standards that are modified from the standards of the City’s conventional zoning districts. The purpose of the PDD is to promote and encourage innovative development that is sensitive to surrounding land uses and to the natural environment. Each PDD adopts modified development standards that are unique to the given PDD, thus the City’s Unified Development Code does not include the modified development standards of the different PDDs that exist in the City of Schertz. A separate PDD development standards document is approved by the City Council and is adopted by Ordinance. Development within the PDD area has to comply with both the development standards that are specified in the PDD development standards document and the City’s Unified Development Code.

7. What is Extraterritorial Jurisdiction (ETJ)?: Extraterritorial Jurisdiction, also known as ETJ, is the unincorporated area that is contiguous to the corporate boundaries of the City of Schertz and not already in the incorporated area or ETJ of another City. The ETJ functions as a means of future growth for the City of Schertz.

8. What is annexation?: Annexation is the legal act of incorporating an area / property into the domain of the City, often thought of as becoming part of the City. The Annexation process can be found in UDC Article 4 – Procedures and Applications, Section 21.4.8 Annexation.

9. What is the Unified Development Code, UDC, and where can I find a copy?

The City’s Unified Development Code, also referred to as the “UDC” is a regulatory document that is adopted by the City that includes development-related rules and regulations. It includes zoning requirements, subdivision regulations, design and development standards, and permit application review procedures for proposed development within the City corporate limits and ETJ.

The City of Schertz’s UDC is Part III of the City’s Municipal Code. It can be accessed online by clicking here.

10. What is the City’s Comprehensive Land Plan and where can I find a copy?

The City of Schertz’s Comprehensive Land Plan is a policy document that serves as a guide for decisions relating to the physical, social, and economic growth of the City. The Comprehensive Land Plan includes goals, policies, and identifies issues in the following development related categories: Land Use, Transportation, Public Facilities, Parks and Recreation, Community Enhancement, and Growth Capacity.

Comprehensive Land Plan consists of multiple parts including:

Future Land Use Plan – this exhibit identifies the land use/character areas for all properties within the City corporate limits and Extraterritorial Jurisdiction (ETJ).
The Parks and Recreation Master Plan – this document was adopted to provide for and continually improve park and recreational facilities, provide trail opportunities, preserve open spaces and rehabilitate existing parks in the City.
The Schertz Sector Plan- this document was adopted as an update to the Comprehensive Land Use Plan to address the increased growth in the northern and southern regions of the City. It includes the North Sector Plan and South Sector Plan.
Master Thoroughfare Plan- this document identifies all major transportation facilities in the city and is intended to accommodate the ultimate development of the city’s thoroughfare network. It is a right-of-way preservation document, allowing the orderly development of a network necessary to support the city’s growth plans. Future thoroughfare alignments are conceptual, long-term and general in nature.

The City’s Unified Development Code is intended to implement the policies and objectives of the Comprehensive Land Use Plan. City staff uses the Comprehensive Land Use Plan as a guiding document when evaluating development applications that involve rezone requests.

Please click here to access the City’s Comprehensive Land Plan.

11. What is the process for developing a commercial lot?: Developing a commercial lot is a multi-step process. Initially, ensuring that the property is zoned appropriately to permit the proposed / desired use is important. If the property is not already zoned appropriate, then a rezone will be needed. The next step is to determine if the land has been platted. The property may already be platted, or may require a final, replat, or amending plat. The Commercial Site Plan is the next phase. The final step is applying / submitting all necessary permits, this includes Clearing and Grading and Building permits.

12. What is a Plat?: A Plat is the official map of an addition or subdivision of land, showing the number and dimensions of lots, public right-of-way, and easements. The plat must be filed with the County Clerk after City Staff has reviewed and the Planning & Zoning Commission has approved.

13. What is a commercial site plan?

A site plan is a development plan, drawn to scale, showing uses and structures proposed for a subject property. A site plan often includes proposed lot lay out, landscaping, proposed building footprint, streets, driveways, parking spaces, fire lanes, utilities, and easements. The Site Plan process allows for City staff to review the proposed site for conformance / compliance with the City’s Unified Development Code, UDC, and other development standards, codes, and ordinances.

Please click here to access the City’s Development Manual to review the Site Plan Application which gives more specifics on what will be reviewed by the City.

14. What is a Specific Use Permit?

A Specific Use Permit is required for uses that are listed under a given zoning district with an “S” in the column of the zoning district in Table 21.5.8 Permitted Uses. A Specific Use Permit grants the property owner approval of a particular use with unique or varying operating characteristics, or unusual site development features, for a specific site. Approval of a Specific Use Permit is at the discretion of the City Council and the approval is subject to terms and conditions set forth in the City’s Unified Development Code (“UDC”). The approval may require modifications in the proposed use and may also include conditions as deemed necessary to address potential adverse effects of the proposed use.

The City’s UDC includes Specific Use Permit processing requirements that City staff implements through the Development Manual, which includes application forms and checklists. Please click here to access the City’s Development Manual.

15. What are the City’s fees for Planning & Zoning applications?: The City has fees that are adopted for each permit application type. A copy of the City’s fee schedule can be accessed by clicking here .

16. What is the Board of Adjustment?

The Board of Adjustment is a five member approving body that is appointed by the City Council. The City of Schertz Board of Adjustment exercises all powers and duties as prescribed by State law, the City Charter, the Code of Ordinances, and the City’s Unified Development Code (UDC).

The Board performs the following duties:

To hear and decide on requests for variances from the UDC.
To hear and decide appeals when error is alleged in any order, requirement, decision or determination made by an administrative official in enforcement of the zoning and building code.
To hear and decide other matters as authorized by the City Council and deemed necessary in pursuit of the spirit and intent of the UDC

Additional duties related to nonconforming uses, as specified by the UDC, are also carried out by the Board of Adjustment.

Agendas, minutes, and a list of Board members can be accessed online by clicking here.

17. What is the Planning & Zoning Commission?

The Planning and Zoning Commission exercises all powers and duties as granted by State Law, the City Charter, the Code of Ordinances, and the Unified Development Code (UDC) to initiate, undertake, and decide any matters pertaining to the regulations of the use and development of land.

The Planning and Zoning Commission reviews and considers master plans and plats and makes recommendations to City Council on comprehensive plan amendments, UDC amendments, specific use permits, and zoning requests.

Agendas, minutes, and a list of Board members can be accessed online by clicking here.