Owner: QUALCO OPPORTUNITY FUND LLC
Applicant/Project Engineer: Mario Ipina/ Bovay Engineers
 

Date:	Application Submittal Type:
12/06/2022	Specific Use Permit

On April 18, five (5) public hearing notices were mailed to the surrounding property owners within a 200-foot boundary of the subject property. At the time of this staff report, one (1) response in favor, zero (0) responses neutral, and zero (0) responses opposed have been received. A public hearing notice will be published in the San Antonio Express prior to the City Council meeting.

The applicant is requesting a Specific Use Permit to allow a convenience store with covered gas pumps on approximately 4.2 acres of land, located at 11185 IH 10 E, City of Schertz, Bexar County, Texas, property ID: 619232. The subject property is currently being used as a storage yard for trailers and heavy equipment. The applicant is proposing a 6,500 square foot convenience store with a fuel canopy for both passenger cars and diesel trucks. Truck parking will also be provided.

	Zoning	Land Use
North	General Business District (GB)	Rural Residence and Vacant
South	Right of Way	IH 10 Access Road
East	General Business District (GB)	Vacant
West	Right of Way	Graytown Road

The subject property lies at the intersection of Graytown Road and the IH 10 access road, and is currently zoned General Business District (GB). Other properties along IH 10 are similarly zoned. The current use for the subject property is a storage/salvage yard. Directly to the north appears to be a residential structure, while the property to the east and to the west across Graytown Road are vacant/undeveloped. Further to the east there appears to be a similar storage/salvage yard. Directly to the south is the IH 10 corridor. With the proposed convenience store being surrounded by mostly vacant land, and being directly adjacent to IH 10 the proposed Specific Use Permit would not pose an additional adverse impact on the surrounding properties. 

The Comprehensive Land Use Plan, through the South Schertz Sector Plan, identifies this area as Highway Commercial. The Highway Commercial land use designation is intended to allow large format retail with restaurants and entertainment uses or mid-rise office buildings, and may also include lodging and related uses. The Highway Commercial land use designation is located at major highway intersections to maximize access to the region. The proposed convenience store with gas pumps fits the retail land use desired in Highway Commercial designated areas. This business can take advantage of its proximity to IH 10, as it is a highway/transportation oriented business and is dependent on the traffic generated on the highway. The proposed convenience store with gas pumps is compatible with the Highway Commercial land use designation, and therefore the proposed Specific Use Permit is generally in conformance with the Comprehensive Land Use Plan, through the South Schertz Sector Plan.

The applicant is proposing to construct an approximately 6,500 square foot convenience store with 16 gas pumps, and 6 diesel fuel pumps on the approximately 4.2 acre tract of land. Access to the site is proposed to be through two (2) access points: one (1) onto the access road of IH 10, and one (1) driveway onto Graytown Road. 

If the Specific Use Permit is approved the applicant will have to go through the site plan process in conformance with UDC Section 21.9.12. and will have to meet all City of Schertz UDC requirements as listed in Article 9. At the time of the site plan a Traffic Impact Analysis Study will be reviewed by both the City of Schertz Engineering Department and the Texas Department of Transportation. In addition, the proposed parking areas will have to meet all current regulations within UDC Article 10; the conceptual site plan proposes thirty-eight (38) parking spaces, thirteen (13) for truck parking and twenty-five (25) normal spaces. 
 

Due to the limited adverse impact on adjacent development and the compatibility between the proposed land use and the Comprehensive Land Use Plan, Staff recommends approval of the Specific Use Permit to allow a convenience store with gas pumps at the subject property conditioned upon the following:

1. A building permit is approved within two years of the adoption of the SUP Ordinance

 

Planning Department Recommendation
X	Approve as submitted
	Approve with conditions*
	Denial

* While the Commission can impose conditions; conditions should only be imposed to meet requirements of the UDC.

The Planning and Zoning Commission is making a recommendation to City Council on the proposed Specific Use Permit and associated conceptual site plan. In considering action on a Specific Use Permit application, the Commission should consider the criteria within UDC, Section 21.5.11 D.