| PLANNING AND ZONING COMMISSION MEETING: 02/04/2026 Agenda Item 5 B |
| TO: | Planning and Zoning Commission |
| PREPARED BY: | William Willingham, Planner |
| SUBJECT: | PLSPU20260006 - Hold a public hearing and make a recommendation on a request for a Specific Use Permit to allow a Truck Terminal on approximately 4.1 acres of land, located approximately 600-feet west of the intersection of Baugh Lane and Schwab Road, also known as 23870 Baugh Lane, more specifically known as Comal County Parcel Identification Number 464879, City of Schertz, Comal County, Texas. |
BACKGROUND
The applicant is requesting a Specific Use Permit to allow truck terminal land use on approximately 4.1 acres of land currently zoned General Business District (GB). Per the applicant's letter of intent, the applicant intends to develop the property as a parking lot to serve as a truck terminal for the overflow of trucks from SYSCO located across Baugh Lane.
This request is made as the previously approved Ordinance 23-S-33 which authorized a Specific Use Permit for a truck terminal has expired. Per the conditions of Ordinance 23-S-33, a "building permit [must be] approved within two (2) years of the adoption of the ordinance." A building permit was not issued within two years of the ordinance's adoption and the SUP expired as of January 9, 2026.
On January 23, 2026, six (6) public notices were mailed to the surrounding properties within a 200-foot boundary of the subject property. At the time of the staff report on Wednesday January 28, 2026, zero (0) responses in favor, zero (0) responses neutral, and zero (0) responses in opposition have been received. A public hearing notice will be published in the "San Antonio Express" prior to the City Council Meeting. Additionally, two (2) notification signs were placed on the property by the applicant.
Subject Property:
Adjacent Properties:
This request is made as the previously approved Ordinance 23-S-33 which authorized a Specific Use Permit for a truck terminal has expired. Per the conditions of Ordinance 23-S-33, a "building permit [must be] approved within two (2) years of the adoption of the ordinance." A building permit was not issued within two years of the ordinance's adoption and the SUP expired as of January 9, 2026.
On January 23, 2026, six (6) public notices were mailed to the surrounding properties within a 200-foot boundary of the subject property. At the time of the staff report on Wednesday January 28, 2026, zero (0) responses in favor, zero (0) responses neutral, and zero (0) responses in opposition have been received. A public hearing notice will be published in the "San Antonio Express" prior to the City Council Meeting. Additionally, two (2) notification signs were placed on the property by the applicant.
Subject Property:
| Zoning | Land Use | |
| Existing | General Business District (GB) with expired Specific Use Permit allowing Truck Terminal (Ordinance 23-S-33) | Undeveloped |
| Proposed | General Business District (GB) with Specific Use Permit allowing Truck Terminal | Truck Terminal |
Adjacent Properties:
| Zoning | Land Use | |
| North | Right-of-Way | Baugh Lane |
| South | General Business District (GB) | Undeveloped |
| East | General Business District (GB) with Approved Specific Use Permit for Convenience Store with Gas Pumps (Ordinance 21-S-31) | Convenience Store with Gas Pumps |
| West | General Business District (GB) | Undeveloped |
GOAL
Per the applicant's letter of intent, the applicant is requesting a Specific Use Permit to allow truck terminal land use on approximately 4.1 acres of land in the General Business District (GB). The applicant intends to develop a parking lot to serve as a truck terminal on site.
Dimensional and Developmental Standards (Sec. 21.5.7.B)
Dimensional and Developmental Standards (Sec. 21.5.7.B)
| Min Lot Size Dimensions | Min Yard Setbacks | Misc. Lot Requirements | ||||||||||
| Code | Zoning District | Area (Sq Ft) | Width (Ft) | Depth (Ft) | Front (Ft) | Rear Adj. Non-Residential (Ft) | Rear Adj. Residential (Ft) | Side Adj. Non-Residential (Ft) | Side Adj. Residential (Ft) | Max. Height (Ft) | Max. Impervious Coverage | |
| Existing | (GB) | General Business District | 10,000 | 100 | 100 | 25 | 0 | 25 | 0 | 25 | 120 | 80% |
COMMUNITY BENEFIT
It is the City’s desire to promote safe, orderly, efficient development and ensure compliance with the City’s vision of future growth.
SUMMARY OF RECOMMENDED ACTION
When evaluating specific use permit requests, staff considers the criteria listed in UDC Section 21.5.11.D. The criteria are listed below.
1. The proposed use at the specified location is consistent with the policies of the adopted Comprehensive Land Plan, or any other applicable adopted plans.
The Comprehensive Plan designates this area as Regional Corridor. The Regional Corridor future land use designation is intended for commercial development along major thoroughfares that serve populations within the city and broader region. The proposed truck terminal is located between SYSCO and IH-35 and is located in an area that takes advantage of traffic entering or exiting the site. Additionally, the proposed development will act as an additional buffer from SYSCO and the IH-35 frontage. Thus, the proposed truck terminal meets the intent of the Comprehensive Land Plan.
2. The proposed use is consistent with the general purpose and intent of the applicable zoning district regulations.
The subject property is currently zoned General Business District (GB). This district is 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 principal transportation corridors. The location and specific use request for a truck terminal is consistent with the zoning district.
3. The proposed use is compatible with and preserves the character and integrity of adjacent developments and neighborhoods.
The proposed development is compatible with the surrounding area. The proposed truck terminal is adjacent to General Business District (GB) to the east, west, and south with Manufacturing District (Light) (M-1) to the north. The proposed truck terminal will be required to meet all current City of Schertz site development standards stipulated in Article 9. Article 9 is in place to ensure adverse effects of development are minimized and mitigated on neighboring properties.
4. The proposed use will not adversely affect the overall health, safety, or general welfare of the City.
As part of promoting health, safety and welfare, the City should encourage development compatible with surrounding uses utilizing standards and transitional uses to alleviate negative impacts. Given the existing General Business and Manufacturing (light) zoning of surrounding properties, access from Baugh Lane, and the proposed use supporting an existing use, the proposed truck terminal would not pose an adverse impact on adjacent properties.
5. Whether other factors are deemed relevant and important in the consideration of the Specific Use Permit.
All UDC requirements have been met for the proposed Specific Use Permit.
At this time, the development has an approved site plan to serve as a truck terminal which has met the site design requirements of Article 9. There is also an approved final plat for the site which is currently pending county recordation. These applications were submitted and approved prior to the expiration of the SUP Ordinance 23-S-33.
City of Schertz Fire, EMS, and Police Departments have been notified of the Specific Use Permit and have provided no objections to the request.
1. The proposed use at the specified location is consistent with the policies of the adopted Comprehensive Land Plan, or any other applicable adopted plans.
The Comprehensive Plan designates this area as Regional Corridor. The Regional Corridor future land use designation is intended for commercial development along major thoroughfares that serve populations within the city and broader region. The proposed truck terminal is located between SYSCO and IH-35 and is located in an area that takes advantage of traffic entering or exiting the site. Additionally, the proposed development will act as an additional buffer from SYSCO and the IH-35 frontage. Thus, the proposed truck terminal meets the intent of the Comprehensive Land Plan.
2. The proposed use is consistent with the general purpose and intent of the applicable zoning district regulations.
The subject property is currently zoned General Business District (GB). This district is 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 principal transportation corridors. The location and specific use request for a truck terminal is consistent with the zoning district.
3. The proposed use is compatible with and preserves the character and integrity of adjacent developments and neighborhoods.
The proposed development is compatible with the surrounding area. The proposed truck terminal is adjacent to General Business District (GB) to the east, west, and south with Manufacturing District (Light) (M-1) to the north. The proposed truck terminal will be required to meet all current City of Schertz site development standards stipulated in Article 9. Article 9 is in place to ensure adverse effects of development are minimized and mitigated on neighboring properties.
4. The proposed use will not adversely affect the overall health, safety, or general welfare of the City.
As part of promoting health, safety and welfare, the City should encourage development compatible with surrounding uses utilizing standards and transitional uses to alleviate negative impacts. Given the existing General Business and Manufacturing (light) zoning of surrounding properties, access from Baugh Lane, and the proposed use supporting an existing use, the proposed truck terminal would not pose an adverse impact on adjacent properties.
5. Whether other factors are deemed relevant and important in the consideration of the Specific Use Permit.
All UDC requirements have been met for the proposed Specific Use Permit.
At this time, the development has an approved site plan to serve as a truck terminal which has met the site design requirements of Article 9. There is also an approved final plat for the site which is currently pending county recordation. These applications were submitted and approved prior to the expiration of the SUP Ordinance 23-S-33.
City of Schertz Fire, EMS, and Police Departments have been notified of the Specific Use Permit and have provided no objections to the request.
RECOMMENDATION
Due to the consistency with the Comprehensive Plan and Future Land Use Map, the support the use provides for an existing development, and considering the previously approved SUP request, staff recommends approval of PLSPU20260006 with the following condition:
1. A building permit is approved within two years of the adoption of the SUP Ordinance.
1. A building permit is approved within two years of the adoption of the SUP Ordinance.