| PLANNING AND ZONING COMMISSION MEETING: 05/06/2026 Agenda Item 5 B |
| TO: | Planning and Zoning Commission |
| PREPARED BY: | Daisy Marquez, Senior Planner |
| SUBJECT: | PLSPU20260030 - Hold a public hearing and make a recommendation on a Specific Use Permit to allow a convenience store with gas pumps on approximately 2.1 acres of land, generally located at the southeast corner of the intersection of FM 1518 and Ray Corbett Dr, also known as a portion of Bexar County Property Identification Number 1103267, City of Schertz, Texas. |
BACKGROUND
The applicant is requesting a Specific Use Permit to allow a convenience store with gas pumps on approximately 2.1 acres of land located at the southeast corner of the intersection of FM 1518 and Ray Corbett Dr. The subject property is currently unplatted and undeveloped. The property is currently zoned Pre-Development District (PRE). This specific use permit application is accompanied by a zone change request to the General Business District (GB), known as PLZC20260028. As per UDC Section 21.5.8, a Specific Use Permit is required to permit a convenience store with gas pumps in General Business District (GB).
On April 23, 2026, six (6) public hearing notices were mailed to the surrounding property owners within a 200-foot boundary of the subject property. At the time of the staff report, zero (0) responses in favor, zero (0) responses neutral, and zero (0) responses in opposition were received. A public hearing notice will be published in the “San Antonio Express” before the City Council hearing. The applicant placed two notification signs on the subject property.
Subject Property:
Adjacent Properties:
On April 23, 2026, six (6) public hearing notices were mailed to the surrounding property owners within a 200-foot boundary of the subject property. At the time of the staff report, zero (0) responses in favor, zero (0) responses neutral, and zero (0) responses in opposition were received. A public hearing notice will be published in the “San Antonio Express” before the City Council hearing. The applicant placed two notification signs on the subject property.
Subject Property:
| Zoning | Land Use | |
| Existing | Pre-Development District (PRE) | Undeveloped |
| Proposed | General Business District (GB) with a Specific Use Permit (SUP) | Convenience Store with Gas Pumps |
Adjacent Properties:
| Zoning | Land Use | |
| North | Right-of-Way | Ray Corbett Dr. |
| South | Pre-Development District (PRE) | Undeveloped |
| East | Pre-Development District (PRE) | Undeveloped |
| West | Right-of-Way | FM 1518 |
GOAL
The applicant is requesting a Specific Use Permit to allow a convenience store with gas pumps on approximately 2.1 acres of land located at the southeast corner of the intersection of FM 1518 and Ray Corbett Dr.
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 Permits, staff references UDC Section 21.5.11.D. for the criteria of approval. 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 subject property is designated as Mixed-Use Center in the Comprehensive Land Use Plan Future Land Use Map. The Mixed-Use Center Future Land Use Designation is intended for a combination of higher-density housing, locally serving commercial and recreational uses. Mixed-Use centers are typically located along significant transportation corridors. The subject property is located along FM 1518, a principal arterial and transportation corridor. The proposed Specific Use Permit does not violate the intent of the Comprehensive Land Use Plan Future Land Use Map Land Use Designation.
Pre-Development District (PRE) was intended as a zoning placeholder after the annexation of property into city limits. The subject property is also requesting a zone change to General Business District (GB). General Business District (GB) is intended to provide suitable areas for the development of non-residential uses that may include retail and service establishments that are generally oriented toward serving the overall needs of the community and are usually located along principal transportation corridors. The proposed Specific Use Permit is consistent with the general purpose and intent of the General Business District (GB).
3. The proposed use is compatible with and preserves the character and integrity of adjacent developments and neighborhoods.
The City of Schertz does not have ordinances in place that restrict the distance of a convenience store with gas pumps from a school. Additionally, the City of Schertz has not adopted an ordinance that requires a certain distance of separation for alcohol sales and schools. The proposed General Business District (GB) zoning is compatible with the existing zoning in the area and uses in the area. The Specific Use Permit is required due to the proposed gas pumps for a gas station. A convenience store without gas pumps is permitted by right in General Business District (GB).
4. The proposed use will not adversely affect the overall health, safety or general welfare of the City;
The City of Schertz does not have ordinances in place that restrict the distance of a convenience store with gas pumps from a school. Additionally, the City of Schertz has not adopted an ordinance that requires a certain distance of separation for alcohol sales and schools. The proposed General Business District (GB) zoning is compatible with the existing zoning in the area and uses in the area. The Specific Use Permit is required due to the proposed gas pumps for a gas station. A convenience store without gas pumps is permitted by right in General Business District (GB).
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. The proposed Specific Use Permit is only proposed to be within 2.1 acres of the larger 30 acre tract. The remainder of the tract is zoned Pre-Development District (PRE). No zone change applications or development plans are currently being processed for the remainder of the tract.
To the north of the subject property is Ray Corbett Dr, a residential collector. To the east, is the remainder of the tract zoned Pre-Development District (PRE) and Ray Corbett Junior High. To the west of the subject property is FM 1518. Although not immediately adjacent to Ray Corbett Junior High, the location of the proposed convenience store with gas pumps is in proximity to a Junior High. Additionally, the proposed location is at the intersection of a principal arterial and residential collector.
If the proposed zone change and specific use permit are approved, access points to the site will be evaluated. Since the subject property is located along FM 1518, a TxDOT no objection letter will be required for any proposed plat and site plan. All access points along FM 1518 will need to be permitted and approved by TxDOT.
As part of the Zone Change and Specific Use Permit application, a Traffic Impact Summary was prepared, which was reviewed by the Engineering Department. The Engineering Department provided the following after reviewing the Traffic Impact Analysis Summary:
"In summary, the proposed zone change will increase traffic on Ray Corbett Dr, but the increase in traffic can be mitigated so the City's transportation system functions at an acceptable level."
The improvements noted by Engineering, that can be constructed to mitigate the traffic included the following:
Please note that these are ways to mitigate the increase in traffic, but the required improvements for the specific development will not be known until later in the development process. The full TIA report and required traffic mitigation will be reviewed at the time of the site plan.
The increase in traffic will affect the safety of the intersection at FM 1518 and Ray Corbett, but traffic mitigation efforts will be required during the development process.
The improvements noted by Engineering, that can be constructed to mitigate the traffic included the following:
- widening Ray Corbett Dr for a full turn lane;
- signalization of the intersection (FM 1518 and Ray Corbett Dr) when it meets signal warrants;
- increasing the length of the southbound left turn lane that is part of the current FM 1518 project;
- and a right turn/ deceleration lane on FM 1518.
Although the location of the proposed Specific Use Permit is not ideal, at the corner of FM 1518 and Ray Corbett Dr, it is not surrounded and adjacent to residential uses and zoning, and there is a buffer from the proposed location of the convenience store with gas pumps and the Junior High.
5. Whether other factors are deemed relevant and important in the consideration of the Specific Use Permit.
Staff has ensured all UDC requirements have been met for the Specific Use Permit.
The City of Schertz Fire, EMS, and Police Departments have reviewed the proposed Specific Use Permit request and do not provide objections. The Police Department evaluated the calls for service for a convenience store with gas pumps in proximity to schools and did not find a correlation between the two.
Additional Considerations:
The Environmental Protection Agency released a report in 2015, "Best Practices for Reducing Near-Road Pollution Exposure at Schools." The report references school siting guidelines that recommend considering the locations for new schools by including the proximity to the community, distance from major transportation facilities, exposure to air pollutants during student commutes, feasible mitigation on site, and accessibility by walking or biking. There is no specific guidance on convenience stores with gas pumps in proximity to schools.
Across the city, there are schools within proximity to convenience stores with gas pumps. Samuel Clemens High School is across the street from a convenience store with gas pumps located on the southwest corner of the intersection of Schertz Parkway and Aero Ave. Comal Creek Elementary School is approximately 250 feet away from a convenience store with gas pumps located on the northwest corner of the intersection of Hubertus Road and IH-35 N Access Road. The School of Science and Technology, which is located on IH -35 N Access Road and Fairlawn Ave, is located down the road from a convenience store with gas pumps located at the southwest corner of the intersection of Hubertus Road and IH-35. The convenience stores with gas pumps, in these cases, are taking advantage of the intersection of major transportation corridors. Ideally, schools are located within residential neighborhoods where a convenience store with gas pumps would not be seen as an appropriate location due to the location within a residential neighborhood. The proposed Specific Use Permit request is for a convenience store with gas pumps located on the southeast corner of FM 1518 and Ray Corbett Dr., in proximity to a school, but not adjacent to or within residential uses or zoning. Although the chosen southeast corner of FM 1518 and Ray Corbett Drive is not ideal, and the corners of FM 1518 and Lower Seguin Road would be preferred for a proposed convenience store with gas pumps, the proposed Specific Use Permit location does not violate the intent of the Comprehensive Plan, is not incompatible with the surrounding area, and traffic impacts can be mitigated.
Previous Specific Use Permit requests to permit convenience stores with gas pumps received opposition due to the proximity of the proposed gas pumps to residential developments. For this Specific Use Permit request, the proposed 2.1 acres is not immediately adjacent to residential uses or zoning.
The Environmental Protection Agency released a report in 2015, "Best Practices for Reducing Near-Road Pollution Exposure at Schools." The report references school siting guidelines that recommend considering the locations for new schools by including the proximity to the community, distance from major transportation facilities, exposure to air pollutants during student commutes, feasible mitigation on site, and accessibility by walking or biking. There is no specific guidance on convenience stores with gas pumps in proximity to schools.
Across the city, there are schools within proximity to convenience stores with gas pumps. Samuel Clemens High School is across the street from a convenience store with gas pumps located on the southwest corner of the intersection of Schertz Parkway and Aero Ave. Comal Creek Elementary School is approximately 250 feet away from a convenience store with gas pumps located on the northwest corner of the intersection of Hubertus Road and IH-35 N Access Road. The School of Science and Technology, which is located on IH -35 N Access Road and Fairlawn Ave, is located down the road from a convenience store with gas pumps located at the southwest corner of the intersection of Hubertus Road and IH-35. The convenience stores with gas pumps, in these cases, are taking advantage of the intersection of major transportation corridors. Ideally, schools are located within residential neighborhoods where a convenience store with gas pumps would not be seen as an appropriate location due to the location within a residential neighborhood. The proposed Specific Use Permit request is for a convenience store with gas pumps located on the southeast corner of FM 1518 and Ray Corbett Dr., in proximity to a school, but not adjacent to or within residential uses or zoning. Although the chosen southeast corner of FM 1518 and Ray Corbett Drive is not ideal, and the corners of FM 1518 and Lower Seguin Road would be preferred for a proposed convenience store with gas pumps, the proposed Specific Use Permit location does not violate the intent of the Comprehensive Plan, is not incompatible with the surrounding area, and traffic impacts can be mitigated.
Previous Specific Use Permit requests to permit convenience stores with gas pumps received opposition due to the proximity of the proposed gas pumps to residential developments. For this Specific Use Permit request, the proposed 2.1 acres is not immediately adjacent to residential uses or zoning.
RECOMMENDATION
The proposed Specific Use Permit to allow a Convenience Store with Gas Pumps, does not violate the intent of the Comprehensive Land Use Plan, it is compatible with the existing uses and existing zoning, and it is not immediately adjacent to residential developments or zoning. Staff recommends approval of PLSPU20260030.