Print Agenda Item

Agenda No. 6.

CITY COUNCIL MEMORANDUM

City Council Meeting:

September 2, 2025

Department:

Planning & Community Development

Subject:

Ordinance 25-S-037– Conduct a public hearing and consider request for a Specific Use Permit to allow a convenience store with gas pumps on approximately 4.2 acres of land, located at the intersection of North Graytown Road & IH 10, known as 11185 IH 10 E, Bexar County Property Identification Number 619232, City of Schertz, Bexar County, Texas (B.James/L.Wood/S.Haas)

BACKGROUND

The applicant is requesting a Specific Use Permit to allow a convenience store with covered gas pumps on approximately 4.2 acres of land. This Specific Use Permit was approved on June 20, 2023, as Ordinance 23-S-12. A condition of that approval was "a building permit is approved within two years of the adoption of the SUP Ordinance."

To date, a building permit has not been approved for the property and the SUP expired on June 20, 2025. The applicant has requested another SUP for the same proposed use: Convenience Store with Gas Pumps.

The subject property is currently vacant and undeveloped. 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.

On July 25, 2025, four (4) 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 were 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.

The City of Schertz Planning and Zoning Commission held a public hearing on August 6, 2025 and made a recommendation of approval with a 6-0 vote.

Subject Property:

Zoning

Land Use

Existing

General Business District (GB)

Vacant / Undeveloped

Proposed

General Business District (GB)

Convenience Store with Gas Pumps

Adjacent Properties:

Zoning

Land Use

North

General Business District (GB)

Vacant / Empty Structure

South

Right of Way (ROW)

IH 10

East

General Business District (GB)

Vacant / Undeveloped

West

Right of Way (ROW)

North Graytown Road

GOAL

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.

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 permit requests, staff considers 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 Comprehensive Plan designates this area as Regional Corridor, which is intended to accommodate multifamily developments, regional destinations (like "big box" stores) and other complimentary commercial uses. The designation allows for a variety of commercial uses, and the requested SUP is consistent with Comprehensive Plan.

2. The proposed use is consistent with the general purpose and intent of the applicable zoning district regulations.
The subject property is currently zoned General Business District (GB). This district is "intended to provide suitable areas for the development of 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. These businesses are usually located on principal transportation corridors." The specific use and location is consistent with the zoning district.

3. The proposed use is compatible with and preserves the character and integrity of adjacent developments and neighborhoods.
The subject property lies at the intersection of N. Graytown Road and the IH 10 access road, and is currently zoned General Business District (GB). Other properties along IH 10 are similarly zoned. Directly to the north is a vacant residential structure, while the property to the east and to the west across Graytown Road are also vacant/undeveloped. Directly to the south is the IH 10 corridor. 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. With the proposed convenience store being surrounded by mostly vacant land, and being directly adjacent to IH 10 the proposed Specific Use Permit is compatible with and preserves the character and integrity of adjacent developments.

4. The proposed use will not adversely affect the overall health, safety, or general welfare of the City.
Staff has determined that 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 adversely impact the overall health, safety, and general welfare of the City.

5. Whether other factors are deemed relevant and important in the consideration of the Specific Use Permit. Schertz Fire, EMS, and Police have been notified of the zone change requests and have provided no objection.
All UDC requirements have been met for the proposed Specific Use Permit. City of Schertz Fire, EMS, and Police Departments have been notified of the Specific Use Permit and have provided no objections to the request.

The scheduled public hearing provides the opportunity to introduce additional considerations.

RECOMMENDATION

The request is consistent with the Comprehensive Plan, conforms to the intent of the General Business District (GB), and has no adverse impact. Therefore, Staff is recommending approval of Ord. 25-S-037 with the following condition:
1. A building permit is approved within two years of the adoption of the Specific Use Permit ordinance.

The Planning and Zoning Commission held a public hearing on August 6, 2025 and made a recommendation of approval with a 6-0 vote.

Attachments

Ord. 25-S-037 with Exhibits

Aerial Exhibit

Public Hearing Notice Map

Public Hearing Responses

City Council Presentation Slides