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 Repairs 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, one (1) response in favor, zero (0) responses neutral, and zero (0) responses in opposition have been received. A public hearing for this Specific Use Permit was originally noticed for and scheduled for the September 1st City Council meeting, and then was re-noticed for October 13th, 2026.  A public hearing notice was published in the "San Antonio Express" on September 23, 2026. Additionally, one (1) sign was placed on the subject property by the applicant. 

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 Service, 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)

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.

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

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 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 Service 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 Repairs & 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 Repairs and Service, 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.

Staff Recommendation:
Staff recommends approval of the requested Specific Use Permit to allow Automobile Repairs and Service, Major in General Business District (GB), conditioned upon the following:

1. 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.

2. 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.

Planning and Zoning Commission Recommendation:
The Planning and Zoning Commission held a public hearing for the item on August 5, 2026, and made a recommendation of approval with the conditions as proposed by Staff, to City Council with a unanimous vote.