The applicant proposes a 10,000-square-foot commercial warehouse for storage, distribution and sale of livestock show supplies, with a possible expansion to about 20,000 square feet. That is the applicant’s plan, not a building approval. The application is labeled ZC-26-02 in the posted packet.
I-1 approval would permit all uses allowed by right in that district, rather than confining the tract to the applicant’s described warehouse, according to staff. Nearby residents can address the range of uses the zoning would permit, even if the applicant’s warehouse plan changes. The hearing covers the proposed zoning classification as well as the warehouse plan.
A separate plan amendment
The parcel is currently designated Estate Residential in the Sunrise 2050 future land use plan. Under FLUP-ZC-26-02, the applicant also seeks to change that designation to Light/Flex Industrial. The plan amendment and zoning request are separate agenda items, each with its own public hearing. Staff recommends that the commission’s recommendations on the two requests align, while the commission will consider them separately.
Commissioners will consider whether industrial zoning is appropriate for the tract and whether the city’s future land use map should designate it for light or flexible industrial activity. Residents can check the commission’s action on each request after the hearings and look for any later City Council record.
Public input and how to attend
Staff says it mailed six notices to properties within 200 feet and had received two letters opposing the requests and zero letters supporting them when its report was prepared. Those counts describe correspondence received by staff at that point; they are not a tally of neighborhood opinion or of what people will say at the hearings. The retained text does not establish the letters’ specific arguments, so readers should consult the posted packet and listen to testimony before attributing a particular concern to a letter writer.
The Bulverde Planning and Zoning Commission meeting is scheduled for Tuesday, Nov. 3, 2026, at 6 p.m. in the City Hall Council Chamber, 30360 Cougar Bend. The agenda places public comment on a listed matter at the time that matter is considered. It calls for speaker registration and limits presentations to three minutes. A separate general public comment period follows regular business for subjects outside the posted items.
Residents wishing to speak about ZC-26-02 or FLUP-ZC-26-02 should use the item-specific hearing rather than relying on the later general comment period. The commission is also scheduled to consider its Sept. 1 minutes; call to order and adjournment complete the printed agenda. Those earlier minutes are a prior meeting record and do not establish an outcome for the Nov. 3 requests.
What to check next
The next verification point is the Nov. 3 hearing record: the commission’s recommendation, if one is made, on each application, along with the testimony and any stated follow-up. Readers can use the city’s Nov. 3 agenda and packet to check the application identifiers, staff descriptions and participation instructions before attending. Any later City Council action must be verified from its own public record.
