| PLANNING AND ZONING COMMISSION MEETING: 08/05/2026 Agenda Item 6 A |
| TO: | Planning and Zoning Commission |
| PREPARED BY: | Brandon Elliott, Planner |
| SUBJECT: | PLSPU20260130 - Hold a public hearing and make a recommendation on a request for a Specific Use Permit to allow Automobile Repairs and Service, Major on an approximately 1.19 acres of land located approximately 1,200 feet south of the intersection of Borgfeld Rd and FM 3009, more specifically known as Guadalupe County Property Identification Number 67644, City of Schertz, Texas. |
BACKGROUND
The applicant is requesting a Specific Use Permit (SUP) to allow Automobile Repairs and Service, Major, in General Business District (GB) on approximately 1.19 acres of land. As per UDC Article 16, Automobile Repair and Service, Major is defined as general repairs or reconditioning of engines, air-conditioning systems, and transmissions for motor vehicles; wrecker or towing service with on-site storage of vehicles; collision services including body, frame, or fender straightening or repair; customizing; painting; vehicle steam cleaning; tire retreading; muffler services; upholstery shop; insurance estimations with on-site storage; undercoating and rust proofing, and other similar uses.
On July 24, 2026, six (6) public hearing notices were mailed to the surrounding properties within a 200-foot notification 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 have been received. A public hearing notice will be published in the "San Antonio Express" prior to the City Council Meeting. Additionally, one (1) sign was placed on the subject property by the applicant. The City of Schertz Fire, EMS, and Police Departments have been notified of the proposed Specific Use Permit and did not provide objections.
Subject Property:
Adjacent Properties:
On July 24, 2026, six (6) public hearing notices were mailed to the surrounding properties within a 200-foot notification 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 have been received. A public hearing notice will be published in the "San Antonio Express" prior to the City Council Meeting. Additionally, one (1) sign was placed on the subject property by the applicant. The City of Schertz Fire, EMS, and Police Departments have been notified of the proposed Specific Use Permit and did not provide objections.
Subject Property:
| Zoning | Land Use | |
| Existing | General Business District | Undeveloped |
| Proposed | General Business District with SUP to allow Automobile Repairs and Service, Major | Automobile Repairs and Services, Major |
Adjacent Properties:
| Zoning | Land Use | |
| North | General Business District | Undeveloped |
| South | General Business District | Undeveloped |
| East | General Business District | Undeveloped |
| West | Right-of-Way; FM 3009/ Roy Richard Dr. | (Principal Arterial 120'-130' ROW) |
GOAL
The applicant is requesting a Specific Use Permit on approximately 1.19 acres of land to allow Automobile Repairs and Service, Major in General Business District (GB). As per the letter of intent, Express Oil Change, the proposed business offers services which include oil changes, AC repair, brakes, battery alignment, inspections, tire repair, drive train, and state inspections. Based on the described list of services provided, the proposed business would be classified as Automobile Repairs and Services, Major.
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 uses 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 proposed Specific Use Permit is consistent with the policies of the Comprehensive Land Plan.
The subject property is designated as Local Corridor in the Comprehensive Land Use Plan- Future Land Use Map. Local Corridor is described as areas with locally oriented commercial and entertainment situated along medium to high-volume collector roads with neighborhoods at the perimeter. When considering zone changes in Local Corridor, the scale and intensity of the uses allowed within the proposed zoning shall be of a scale and intensity that is compatible with the surrounding residential neighborhoods. The proposed Specific Use Permit is consistent with the policies of the Comprehensive Plan as it meets the scale and intensity of the immediately surrounding area. The subject property is located along FM 3009, which is a Principal Arterial. To the north of the subject property is undeveloped land, and the Specs and HealthTexas businesses. To the south and the east of the property are undeveloped land.
2. The proposed use is consistent with the general purpose and intent of the applicable zoning district regulations.
General Business District (GB) is intended for 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 and that are located on appropriately designed principal transportation corridors. The proposed Specific Use Permit to allow Automobile Repairs and Service, Major is located along FM 3009, which is a major transportation corridor. While the Automobile Repairs and Services Major use would allow for intense uses like wrecker or towing service with on-site storage of vehicles, collision services including body, frame, or fender straightening or repair, and undercoating and rust proofing services, the proposed business would provide services that would be generally oriented to serving the needs of the entire community. The applicant's business provides oil changes, ac repair, drive train work, tire alignment and repair, brake rotors and brake pads, cooling and fuel system work, starter and alternator work, shocks and struts, exhaust and muffler, as well as steering and suspension.
3. The proposed use is compatible with and preserves the character and integrity of adjacent developments and neighborhoods.
There are no businesses directly adjacent to the subject property, as the adjacent lots are all undeveloped land zoned General Business District (GB). This proposed business is consistent with other similar businesses located along FM 3009, like Christian Brothers Automotive, Classic Collision located off of Borgfeld, which received an SUP in 2024 via Ordinance 24-S-02, and Total True Automotive located at 1000 FM 3009, which received an SUP for Automotive Repair & Service Major via Ordinance No. 15-S-39. The conditions that staff are recommending for the proposed SUP are consistent with other SUPs that have been granted in the past.
4. The proposed use will not adversely affect the overall health, safety, or general welfare of the City..
The Specific Use Permit would allow for this business to provide services that are existing along the FM 3009 corridor. If the Specific Use Permit is approved, the applicant will still need to submit and apply for the subsequent development applications, including platting, site plan, and building permits. The subject property will need to meet all site design requirements and building code requirements. The Engineering Department reviewed the application and noted that at the time of Site Plan they will need to adjust their layout to accommodate the Right-of-Way for FM 3009. While the proposed uses by the applicant would not adversely affect the overall health, safety, or general welfare of the City, allowing the full scope of Automobile Repair and Services, Major, could adversely affect the overall health, safety, or general welfare of the City. Staff is recommending approval of the SUP with the condition that the following uses are not permitted: wrecker or towing services with on-site storage of vehicles, collision services including body, frame, or fender straightening or repair, customizing or painting, vehicle steam cleaning, insurance estimates with on-site storage, undercoating and rustproofing, and other similar uses.
5. Whether other factors are deemed relevant and important in the consideration of the Specific Use Permit.
The Planning and Zoning Commission and City Council have not provided additional criteria for consideration of the Specific Use Permit. TxDoT is currently in the design phase of an FM 3009 grade separation over the railroad tracks at FM 3009 and FM 78. This proposed development will need to consider the TxDOT project in their site layout. The City of Schertz Fire, EMS, and Police Departments have been notified of the Specific Use Permit and did not provide objections.
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 proposed Specific Use Permit is consistent with the policies of the Comprehensive Land Plan.
The subject property is designated as Local Corridor in the Comprehensive Land Use Plan- Future Land Use Map. Local Corridor is described as areas with locally oriented commercial and entertainment situated along medium to high-volume collector roads with neighborhoods at the perimeter. When considering zone changes in Local Corridor, the scale and intensity of the uses allowed within the proposed zoning shall be of a scale and intensity that is compatible with the surrounding residential neighborhoods. The proposed Specific Use Permit is consistent with the policies of the Comprehensive Plan as it meets the scale and intensity of the immediately surrounding area. The subject property is located along FM 3009, which is a Principal Arterial. To the north of the subject property is undeveloped land, and the Specs and HealthTexas businesses. To the south and the east of the property are undeveloped land.
2. The proposed use is consistent with the general purpose and intent of the applicable zoning district regulations.
General Business District (GB) is intended for 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 and that are located on appropriately designed principal transportation corridors. The proposed Specific Use Permit to allow Automobile Repairs and Service, Major is located along FM 3009, which is a major transportation corridor. While the Automobile Repairs and Services Major use would allow for intense uses like wrecker or towing service with on-site storage of vehicles, collision services including body, frame, or fender straightening or repair, and undercoating and rust proofing services, the proposed business would provide services that would be generally oriented to serving the needs of the entire community. The applicant's business provides oil changes, ac repair, drive train work, tire alignment and repair, brake rotors and brake pads, cooling and fuel system work, starter and alternator work, shocks and struts, exhaust and muffler, as well as steering and suspension.
3. The proposed use is compatible with and preserves the character and integrity of adjacent developments and neighborhoods.
There are no businesses directly adjacent to the subject property, as the adjacent lots are all undeveloped land zoned General Business District (GB). This proposed business is consistent with other similar businesses located along FM 3009, like Christian Brothers Automotive, Classic Collision located off of Borgfeld, which received an SUP in 2024 via Ordinance 24-S-02, and Total True Automotive located at 1000 FM 3009, which received an SUP for Automotive Repair & Service Major via Ordinance No. 15-S-39. The conditions that staff are recommending for the proposed SUP are consistent with other SUPs that have been granted in the past.
4. The proposed use will not adversely affect the overall health, safety, or general welfare of the City..
The Specific Use Permit would allow for this business to provide services that are existing along the FM 3009 corridor. If the Specific Use Permit is approved, the applicant will still need to submit and apply for the subsequent development applications, including platting, site plan, and building permits. The subject property will need to meet all site design requirements and building code requirements. The Engineering Department reviewed the application and noted that at the time of Site Plan they will need to adjust their layout to accommodate the Right-of-Way for FM 3009. While the proposed uses by the applicant would not adversely affect the overall health, safety, or general welfare of the City, allowing the full scope of Automobile Repair and Services, Major, could adversely affect the overall health, safety, or general welfare of the City. Staff is recommending approval of the SUP with the condition that the following uses are not permitted: wrecker or towing services with on-site storage of vehicles, collision services including body, frame, or fender straightening or repair, customizing or painting, vehicle steam cleaning, insurance estimates with on-site storage, undercoating and rustproofing, and other similar uses.
5. Whether other factors are deemed relevant and important in the consideration of the Specific Use Permit.
The Planning and Zoning Commission and City Council have not provided additional criteria for consideration of the Specific Use Permit. TxDoT is currently in the design phase of an FM 3009 grade separation over the railroad tracks at FM 3009 and FM 78. This proposed development will need to consider the TxDOT project in their site layout. The City of Schertz Fire, EMS, and Police Departments have been notified of the Specific Use Permit and did not provide objections.
RECOMMENDATION
Staff recommends approval of the requested Specific Use Permit to allow Automobile Repair and Service, Major in General Business District (GB), conditioned upon the following:
- The following uses are not permitted: wrecker or towing service with on-site storage of vehicles; collision services including body, frame, or fender straightening or repair; customizing or painting; vehicle steam cleaning; insurance estimations with on-site storage; undercoating and rust proofing, and other similar uses to be allowed on site.
- A building permit is approved within (3) years of the adoption of the Specific Use Permit Ordinance in accordance with Unified Development Code Article 5, Section 21.5.11.F Expiration of Specific Use Permit and allowing for the development process due to the subject property location on FM 3009 and consideration by TxDOT.