The applicant is requesting a Specific Use Permit to allow a convenience store with covered gas pumps on approximately 4.2 acres of land

Public Notice:
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 (May 24th, 2023), two (2) responses in favor, zero (0) responses neutral, and zero (0) responses opposed have been received. A public hearing notice was published in the San Antonio Express on May 17th, 2023.

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. Per the letter of intent and the conceptual site plan, the applicant is proposing a 6,500 square foot convenience store with a fuel canopy for both passenger cars and diesel trucks. The property is currently zoned General Business District (GB), for which the proposed use requires a Specific Use Permit.

It is the City’s desire to promote safe, orderly, efficient development and ensure compliance with the City’s vision of future growth.

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 from 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 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 there is a residential structure that appears to be vacant, while the property to the east and to the west across Graytown Road are also vacant/undeveloped. Further to the east there is 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. 

Staff Recommendation:
The subject property has an advantageous position for commercial activities adjacent to IH 10 and as a result the land use designation of Highway Commercial coincides with the proposed use for the property. The current condition/use of the property is a salvage/storage yard, and the proposed use would enhance the aesthetic and commercial quality. The subject property and all the immediate adjacent properties are zoned General Business District (GB), for which the Specific Use Permit and proposed use would be consistent with the area.

The Conceptual Site Plan shows a 6,500 square foot convenience store with gas pumps. In addition, there will be accommodations for large trucks with proposed diesel pumps, and large parking spaces. This intended use would provide a service to the area, as there is a large amount of truck traffic along the IH 10 corridor. As this is just a conceptual site plan, it is possible that details may change; however, once an official site plan application is submitted, it will be subject to all UDC requirements as stipulated in Article 9.

The next closest gas station in Schertz is approximately 4.5 miles to the east at the IH 10 and Trainer Hale intersection, and the next closest gas station in general is approximately 2 miles to the west at 1604 and IH 10 within the San Antonio city limits. As there is approximately 6 miles in-between gas stations along the IH 10 corridor, staff believes that the intersection at Graytown Road and IH 10 would be a suitable location for the proposed use.

Therefore, 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 and Zoning Commission Recommendation:
The Schertz Planning and Zoning Commission met on May 10, 2023, and voted to recommend that the City Council approve the proposed Specific Use Permit as presented with a 7-0 vote.