| PLANNING AND ZONING COMMISSION MEETING: 11/04/2026 Agenda Item 5 A |
| TO: | Planning and Zoning Commission |
| PREPARED BY: | Daisy Marquez, Senior Planner |
| SUBJECT: | PLSPU20260242 - Hold a public hearing and make a recommendation on a Specific Use Permit to allow Automobile Repairs and Service, Major on approximately 1.3 acres of land, known as 2077 Schertz Parkway, more specifically known as Guadalupe County Property Identification Number 171854, City of Schertz, Guadalupe County, Texas. |
BACKGROUND
The applicant is requesting a Specific Use Permit to allow Automobile Repairs and Service, Major on approximately 1.3 acres of land zoned General Business District (GB). The subject property is currently platted under the Cottonwood II Subdivision Lot 5, Block 1.
As per Unified Development Code (UDC) Section 21.5.8, a Specific Use Permit is required to allow for Automobile Repairs and Service, Major in General Business District (GB). As per Unified Development Code (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. In the letter of intent provided by the applicant, they list the specific services and repairs they are proposing on the site.
On October 22, 2026, twenty-four (24) public hearing notices were mailed to the surrounding property owners within 200-feet 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" prior to the City Council Meeting. Two (2) public hearing notice signs were placed by the applicant.
Subject Property:
Adjacent Properties:
Zoning:
As per Unified Development Code (UDC) Section 21.5.8, a Specific Use Permit is required to allow for Automobile Repairs and Service, Major in General Business District (GB). As per Unified Development Code (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. In the letter of intent provided by the applicant, they list the specific services and repairs they are proposing on the site.
On October 22, 2026, twenty-four (24) public hearing notices were mailed to the surrounding property owners within 200-feet 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" prior to the City Council Meeting. Two (2) public hearing notice signs were placed by the applicant.
Subject Property:
| Zoning | Land Use | |
| Existing | General Business District (GB) | Undeveloped |
| Proposed | General Business District (GB) with SUP to permit Automobile Repairs and Service, Major | Automobile Repairs and Service, Major |
Adjacent Properties:
| Zoning | Land Use | |
| North | Single-Family Residential District (R-7) | Undeveloped |
| South | Right-of-Way | Mare Way |
| East | Right-of-Way | Schertz Parkway |
| West | Single-Family Residential District (R-7) | Single-Family Residential |
Zoning:
| Table 21.5.7.B Dimensional Requirements Non-Residential Zoning Districts | |||||||||
| Minimum Lot Size and Dimensions | Minimum Yard Setbacks | Miscellaneous Lot Requirements | |||||||
| Code | Zoning District | Area Sq. Ft. | Width Ft. | Depth Ft. | Front Setback | Rear Setback | Side Setback | Max Height | Max Impervious Coverage |
| GB | General Business | 10,000 | 100 | 100 | 25' | 0' adjacent to non-residential 25' adjacent to residential |
0' adjacent to non-residential 25' adjacent to residential |
120' | 80% |
GOAL
The applicant is requesting a Specific Use Permit on approximately 1.3 acres of land to allow Automobile Repairs and Service, Major in General Business District (GB). The applicant is proposing to construct an approximately 9,000 square foot automobile repair shop with six (6) service bays. Per the letter of intent, the applicant is proposing to provide preventative maintenance, brake services, steering and suspension, tires and alignment, heating and air conditioning, cooling system, engine performance and diagnostics, electrical services, exhaust system, vehicle inspections, hybrid and electrical vehicle maintenance services, with the potential of offering state emissions testing, auto glass replacement, and fleet service in the future.
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 (SUP), Staff uses the criteria of approval listed in Unified Development Code (UDC) Section 21.5.11.D.
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 SUP at the specified location, with the required conditions listed in the Staff Recommendation, is consistent with the Comprehensive Land Use Plan Future Land Use Map. The Comprehensive Land Use Plan Future Land Use Map has this site designated as Local Corridor. Local Corridor is intended for locally oriented commercial and entertainment areas typically situated along medium to high collector roads with neighborhoods at the perimeter. Additionally, it is intended for conventional retail, small scale mixed-use, multifamily, and residential uses of scale and intensity compatible with the surrounding residential uses. With the conditions listed in the Staff Recommendation which include limiting services provided, etc., the proposed SUP will be compatible in scale and intensity of surrounding development, per the Comprehensive Land Use Plan Local Corridor Land Use Designation. The site will be required to meet all screening requirements, landscape requirements, additional screening requirements, and additional right-of-way screening requirements. Additionally, onsite storage is not permitted in the General Business District (GB).
The subject property is located at the corner of Mare Way and Schertz Parkway. The proposed Specific Use Permit location is located along a high collector road as per the intent of the future land use designation, as Schertz Parkway is identified as a Principal Arterial on the Master Thoroughfare Plan.
2. The proposed use is consistent with the general purpose and intent of the applicable zoning district regulations;
General Business District (GB) is intended to provide suitable areas for the development of non-residential uses which offer a variety of retail and service establishments that are generally oriented toward serving the overall needs of the entire community. These businesses are usually located on appropriately designed and attractively landscaped sites and along principal transportation corridors. The proposed SUP on the subject property is consistent with the purpose and intent of the General Business District (GB) as it is located along a Principal Arterial, and the proposed use is intended to provide automobile services oriented toward the needs of the community. If the Specific Use Permit is approved, the applicant will be required to meet all site design requirements, including the additional requirements for non-residential uses adjacent to residential uses or zoning.
3. The proposed use is compatible with and preserves the character and integrity of adjacent developments and neighborhoods.
The proposed Specific Use Permit is compatible with the adjacent developments and neighborhoods with the conditions listed in the Staff recommendation. To the north, the property is zoned Single-Family Residential District (R-7) and remains undeveloped. To the west, the property is zoned Single-Family Residential District (R-7) and is developed as single-family residential part of the Bindseil Farms Subdivision. To the east and south is Right-of-Way known as Mare Way and Schertz Parkway. As per UDC Article 9, there are additional site design requirements to provide additional screening for non-residential uses adjacent to residential uses. Additionally, the General Business District (GB) zoning prohibits outdoor storage, which assists with the preservation of the character and integrity of the adjacent developments and neighborhoods.
Automobile Repairs and Service, Minor is permitted by right in General Business District (GB) whereas Automobile Repairs and Service, Major requires a Specific Use Permit in General Business District (GB). Automobile Repairs and Service, Minor is defined in UDC Article 16 as an establishment used for the dispensing or sales of automobile fuels, lubricants, and automobile accessories; the minor repair or replacement of parts and performing State inspections and making minor repairs necessary to pass said inspection; automobile detailing; window tinting; and the sales and installation of automobile radios. Uses listed under "Automobile Repair, Major" or any other similar uses are not included. The definition of permitted repairs and service under the Minor classification is limited. The applicant has come in and requested a Specific Use Permit to allow Automobile Repairs and Service, Major with the requested repairs and services listed in their letter of intent to allow a larger list of services than what is defined in the Minor classification, while restricting their services to services compatible with the neighboring residential and surrounding development.
Additionally, the Specific Use Permit allows staff to evaluate the request and add conditions. With the proposed Specific Use Permit at the subject location and the conditions proposed by Staff listed in the recommendation, the proposed use is compatible with and preserves the character and integrity of adjacent development and neighborhoods.
4. The proposed use will not adversely affect the overall health, safety or general welfare of the City;
The proposed use will not adversely affect the health, safety, or general welfare of the City with the recommended conditions listed in the staff recommendation. Conditions include, but are not limited to, operations that will be required to be conducted inside the vehicle bays, with no onsite storage or outdoor storage permitted. In addition to the required conditions for the proposed use, the subject property will be required to meet all site design requirements and building code requirements. Additional site design requirements will include an 8-foot masonry wall with a 20-foot landscape buffer and one shade tree every 30 linear feet adjacent to all residential uses or zoning, which will be to the north and west of the site. Additionally, other additional site design requirements include a 20-foot landscape buffer with one shade tree every 20 linear feet will be required along Mare Way and Schertz Parkway.
As part of the Specific Use Permit, Engineering has provided a memo summarizing the traffic impact of the requested Specific Use Permit. The Engineering Department came to the conclusion that the requested SUP allows for a particular use to be located on the property. Therefore, there is no adverse traffic impact created by the SUP request. The proposed SUP will not adversely affect the health and welfare of the City.
5. Whether other factors are deemed relevant and important in the consideration of the Specific Use Permit.
Staff has ensured the proposed Specific Use Permit application meets the Unified Development Code requirements. The proposed SUP was sent to the City of Schertz Fire, EMS, and Police Departments and have not received 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 SUP at the specified location, with the required conditions listed in the Staff Recommendation, is consistent with the Comprehensive Land Use Plan Future Land Use Map. The Comprehensive Land Use Plan Future Land Use Map has this site designated as Local Corridor. Local Corridor is intended for locally oriented commercial and entertainment areas typically situated along medium to high collector roads with neighborhoods at the perimeter. Additionally, it is intended for conventional retail, small scale mixed-use, multifamily, and residential uses of scale and intensity compatible with the surrounding residential uses. With the conditions listed in the Staff Recommendation which include limiting services provided, etc., the proposed SUP will be compatible in scale and intensity of surrounding development, per the Comprehensive Land Use Plan Local Corridor Land Use Designation. The site will be required to meet all screening requirements, landscape requirements, additional screening requirements, and additional right-of-way screening requirements. Additionally, onsite storage is not permitted in the General Business District (GB).
The subject property is located at the corner of Mare Way and Schertz Parkway. The proposed Specific Use Permit location is located along a high collector road as per the intent of the future land use designation, as Schertz Parkway is identified as a Principal Arterial on the Master Thoroughfare Plan.
2. The proposed use is consistent with the general purpose and intent of the applicable zoning district regulations;
General Business District (GB) is intended to provide suitable areas for the development of non-residential uses which offer a variety of retail and service establishments that are generally oriented toward serving the overall needs of the entire community. These businesses are usually located on appropriately designed and attractively landscaped sites and along principal transportation corridors. The proposed SUP on the subject property is consistent with the purpose and intent of the General Business District (GB) as it is located along a Principal Arterial, and the proposed use is intended to provide automobile services oriented toward the needs of the community. If the Specific Use Permit is approved, the applicant will be required to meet all site design requirements, including the additional requirements for non-residential uses adjacent to residential uses or zoning.
3. The proposed use is compatible with and preserves the character and integrity of adjacent developments and neighborhoods.
The proposed Specific Use Permit is compatible with the adjacent developments and neighborhoods with the conditions listed in the Staff recommendation. To the north, the property is zoned Single-Family Residential District (R-7) and remains undeveloped. To the west, the property is zoned Single-Family Residential District (R-7) and is developed as single-family residential part of the Bindseil Farms Subdivision. To the east and south is Right-of-Way known as Mare Way and Schertz Parkway. As per UDC Article 9, there are additional site design requirements to provide additional screening for non-residential uses adjacent to residential uses. Additionally, the General Business District (GB) zoning prohibits outdoor storage, which assists with the preservation of the character and integrity of the adjacent developments and neighborhoods.
Automobile Repairs and Service, Minor is permitted by right in General Business District (GB) whereas Automobile Repairs and Service, Major requires a Specific Use Permit in General Business District (GB). Automobile Repairs and Service, Minor is defined in UDC Article 16 as an establishment used for the dispensing or sales of automobile fuels, lubricants, and automobile accessories; the minor repair or replacement of parts and performing State inspections and making minor repairs necessary to pass said inspection; automobile detailing; window tinting; and the sales and installation of automobile radios. Uses listed under "Automobile Repair, Major" or any other similar uses are not included. The definition of permitted repairs and service under the Minor classification is limited. The applicant has come in and requested a Specific Use Permit to allow Automobile Repairs and Service, Major with the requested repairs and services listed in their letter of intent to allow a larger list of services than what is defined in the Minor classification, while restricting their services to services compatible with the neighboring residential and surrounding development.
Additionally, the Specific Use Permit allows staff to evaluate the request and add conditions. With the proposed Specific Use Permit at the subject location and the conditions proposed by Staff listed in the recommendation, the proposed use is compatible with and preserves the character and integrity of adjacent development and neighborhoods.
4. The proposed use will not adversely affect the overall health, safety or general welfare of the City;
The proposed use will not adversely affect the health, safety, or general welfare of the City with the recommended conditions listed in the staff recommendation. Conditions include, but are not limited to, operations that will be required to be conducted inside the vehicle bays, with no onsite storage or outdoor storage permitted. In addition to the required conditions for the proposed use, the subject property will be required to meet all site design requirements and building code requirements. Additional site design requirements will include an 8-foot masonry wall with a 20-foot landscape buffer and one shade tree every 30 linear feet adjacent to all residential uses or zoning, which will be to the north and west of the site. Additionally, other additional site design requirements include a 20-foot landscape buffer with one shade tree every 20 linear feet will be required along Mare Way and Schertz Parkway.
As part of the Specific Use Permit, Engineering has provided a memo summarizing the traffic impact of the requested Specific Use Permit. The Engineering Department came to the conclusion that the requested SUP allows for a particular use to be located on the property. Therefore, there is no adverse traffic impact created by the SUP request. The proposed SUP will not adversely affect the health and welfare of the City.
5. Whether other factors are deemed relevant and important in the consideration of the Specific Use Permit.
Staff has ensured the proposed Specific Use Permit application meets the Unified Development Code requirements. The proposed SUP was sent to the City of Schertz Fire, EMS, and Police Departments and have not received objections.
RECOMMENDATION
The requested Specific Use Permit to allow Automobile Repairs and Service, Major meets the intent of the Comprehensive Land Use Plan Future Land Use Designation, preserves the character of the neighboring residential and surrounding development, and will not affect the overall safety and welfare of the City with the proposed conditions. Staff recommends approval of the proposed Specific Use Permit to allow Automobile Repairs and Service, Major with the following conditions:
- The following uses are not permitted on the site: wrecking or towing service with onsite storage of vehicles, collision services including body, frame, or fender straightening or repair; customizing; painting; vehicle steam cleaning; tire retreading, upholstery shop; undercoating and rustproofing; onsite storage and outdoor storage, and other similar uses are not permitted on the site at the subject location.
- All repairs and services must be conducted inside the vehicle service bays of the building.
- A building permit is approved within (2) 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.