Zoning Board of Adjustment - Regular Meeting

Okay. We're gonna call the, Wednesday, 12/03/2025 Planning and Zoning commission meeting to order. Cecilia, could you please call the roll?

Chair Claussen?

Present.

Vice chair Dominguez I mean, vice chair Bone?

Well, I'm here. Yes.

Alternate vice chair Dominguez? Commissioner Emerson? Here. Commissioner Holloway?

Here.

Commissioner Huckabay? Commissioner Memmick?

Here.

Commissioner Pumphrey? Commissioner Wandt?

Here. Commissioners, attendees, could you please join us for our pledges? I pledge allegiance to the flag of The United States Of America and to the republic for which it stands, one nation under god, indivisible, with liberty and justice for all. Honor the Texas flag. I pledge allegiance to thee, Texas, one state under god, one and indivisible.

Thank you. Pursuant to Texas government code five five one zero zero seven, which allows public to speak for three minutes on any agenda item for, citizen communications to see you, do we have anybody signed up?

No.

Okay. So moving forward.

Is

this citizen communication or did you wanna speak on one of the items?

One of the items.

Okay. Yeah. That's fine. Just give you give you a yellow card. And those of you who've come in, if you do have something that you wanna speak about on one of the items, f one or f two, please fill out a yellow card and hand it to Cecilia. We'll move to item e one, consider approval for the minutes of 11/19/2025, planning and zoning commission meeting. Commissioners, if you all had time to take a look, any revisions, amendments to the minutes? If there's not anything, I'll entertain a motion to approve.

Chairman, if there's no corrections on the minute for 11/19/2025, I'd like to go ahead and approve them, please.

I have a first. Do I have a second?

I have a second.

I have a second. All those in favor, aye.

Aye.

All opposed? Motion carries. Okay. We're gonna move to items, f one and f two. So what will happen is we're gonna have a reading for both items at the same time, and then we will have two public hearings. There's going be a public hearing where the public will get to speak for item F1 if you have something you would like to talk about. And then we will have discussion. We will close that hearing. We will vote on item F1. Then we will open up item F2 for public hearing to do the same process. Okay? You have the floor?

Are you gonna read it?

You wanna read Oh, I'm sorry. I do. I apologize. Excuse me. So I'll read by item f one and f two. Consider public testimony regarding recommendation concerning the request filed by Kimberly Orn on behalf of property owners, Biniyu Kassam, and I hope I get these names correct. If I don't, I apologize. Not even gonna try to pronounce that. I apologize. Paul Cates Stable LLC for the original zoning of approximately 2.19 acres of land to the c two local commercial zoning district generally located North of Gaddis School Road and East of Round Rock Ranch Boulevard.

Case number is ZON25Dash00006. And they were also gonna hear, the public testimony regarding recommendation, request filed by Kimberly Horn on behalf of the property owners to rezone 7.22 acres of land from an SFR single family rule to an SF one single family large lot zoning district, districts to the c two local commercial district generally located in North Gattis School Road and East of Round Rock Ranch Boulevard. Case number ZON25Dash00006. Thank you.

Hey. Good evening, chair and commission. Kate Reeves, planning and development services. As mentioned, I'm gonna be covering items f one and f two. Just for a visual, that 2.19 acres is in the hatched area on the map, and then the 7.22 acres is in the dotted area.

So the request, as mentioned, is from an original zoning of 2.19 acres to C2 local commercial and 7.22 acres from SFR, single family rural, and SF1, single family large lot to C2 local commercial. And again, you can see a little bit better representation those areas. The future land use map designates this subject track with two different land use designations, residential and open space. The residential land use designation does provide for neighborhood related uses such as local commercial. The subject tract is in conformity with the future land use map because it does allow for, like like I said, the local commercial development.

Additionally, this is located at the entrance to or with convenient access to the adjacent residential neighborhood meeting the local location criteria that's outlined in Round Rock 2030. For the C 2 Zoning District, the purpose of that is to establish and preserve areas that are low to medium intensity. Some of those uses that are allowed within the C2 Local Commercial District are things like places of worship, medical office, retail sales and services, fuel sales restrictions, and offices. This is kind of a comparison slide between SFR and SF 1 to the C 2 Zoning District. I'll give you a moment to take a look at that.

It outlines setbacks, building heights, design standards, including that fixture height in C 2. Just give me a moment.

Alright.

There are several types of notifications that went out on this site. There is posting, as you can see by this photo, for a physical posting on-site. There was a courtesy notice sent to the HOA, and there was a mailed notice sent within 300 feet of the property to all property boundary owner let me try that again. All property owners within 300 feet of the property boundary. And then there was a posted ad in the newspaper.

We did receive one phone call, regarding just inquiring about the property, and staff were able to answer questions regarding that. So and with that, staff recommends approval of the original zoning on item f one to c two local commercial and item f two for rezoning of s f one and s f r two c two. And that concludes my presentation here for any questions.

Thank you very much. I'm sure we're gonna have some. Okay. So does the owner applicant or agent have anything they'd like to say? Sure. Come on up. State your name and address, please, if you would.

Thank you. My name is Ethan Harwell. I'm a planner with Kimley Horn. We're civil engineers and planners on this project, 10814 Jollyville Road in Austin. I'm here this evening on behalf of Gayathri Anathakumar and the whole Texas Parks team, which is there behind me.

I'm also we're also fortunate to have one of the owners here with us this evening, Vinu Kassam. We really see this property as an opportunity to create a local commercial development here at Kenny Fort and Gattis School Road. You know, when Kenny Fort was extended through, really created a hard corner here, really nice activity node between all these neighborhoods in East Round Rock and the high school. We'd love to take advantage of that with a small scale shopping center here. Our intent is to provide retail, office, restaurant tenants that'll serve residents in East Round Rock, help get cars off the road, off get a school, and keep dollars here in Round Rock.

We have vetted the site for several different uses, most notably residential use. And this site really lends itself naturally to commercial. Access here is not really quite suitable for residential use, and you cannot accommodate, enough residential units on the site, to make the development pencil out. So we really feel like the commercial use is the highest and best use here, and we're very happy with the length plan we've put together. Primarily one story buildings, maybe a two story office building tucked away there at the back away from the homes, But primarily retail office, excuse me, retail office restaurant.

We think we can fit about thirty, forty thousand square feet on this site and provide a nice little Mindy for East Round Rock. So happy to answer any questions you may have.

Thank you very much. I appreciate it. We appreciate it. Okay. This is a public hearing. We will open the public hearing for item f one. Those who have signed up would like to speak on item f one. You got yellow cards, if you would like to speak on item f one, fill them out. Be sure and get them to see. We'll get you up here. We're gonna start the public hearing. And first up is Laura Holiday. If you'd like to come up and state your name and address for the record, that would be great.

My name is Laura Holiday.

I live at 1822 Briarton Lane North in the enclave of Round Rock Ranch. The reason I'm here is because I am against this development as a commercial property. I have no problem with the residential zoning. This is you know, I live here. This is my neighborhood And my neighborhood only has one entrance and exit that goes out onto Round Rock Ranch right across from where the horses currently are.

And from what I have heard, there's going to be, you know, several buildings there. There's going restaurants and an entrance and exit for that commercial property plan to come out onto Round Rock Ranch Boulevard right where my entrance exit is. I already have enough trouble getting in and out of my neighborhood because we have an elementary school and a high school nearby and there is because of the Kenny Fort being completed recently, there's a lot more traffic that uses that entrance exit from Round Rock Ranch onto Gattis School Road. The left turn lane backs up so far that I can't even get out of my neighborhood as it is. So now imagine what it will be like when there is a commercial entrance exit right across from my neighborhood.

So I'm concerned about the ingress, egress out of my neighborhood. I'm concerned about the access that emergency vehicles will have to my neighborhood when the traffic is increased in that area. We also have many accidents at that intersection, Round Rock Ranch and Gattis School Road. And a lot of them involve high school students. So you increase the traffic there with commercial businesses and potential restaurants, fast food, and you're going to increase the danger of that intersection.

And it's already one of the most dangerous intersections in Round Rock. So that's my biggest concerns. We also have a middle school about four miles away and there are children from our neighborhood that walk and bike to that school. So it's been bad enough with all the construction and the traffic on Gaddis for those children going that distance and now you're adding in a commercial development for them to have to navigate also. So that increases the danger for middle school and high school students getting to and from school.

Another thing is Meister Lane right across from Round Rock Ranch Boulevard. It becomes Meister when you cross from Round Rock Ranch across Gaddis. That's just a two lane road that's already congested and backs up a lot. There was recently an extended stay motel hotel that was built behind Northfield's neighborhood. And I feel sorry for those people because now they have giant spotlights shining into their backyard from a hotel.

But if you build restaurants in this commercial area, you're going to increase the traffic on Meister between the hotel and this commercial development. If there's a gas station or convenience store, you're going to increase the traffic significantly down Meister and into the Round Rock Ranch neighborhood. Thank you.

Thank you, ma'am. Thank you very much. Okay. Next up, and I apologize. I'm I'm I'm gonna try to say this correct. Jeshnu? Yep. Is that okay?

That's If

you your name and address for the record, that'd be great.

Jashnu from Round Rock, Texas. Address, 2232 At Bandle Loop. So I'm right across from the property that's being discussed. And, chairman Carlson, vice chair Boone, and commissioners, good evening. I'd like to urge you to vote against rezoning and the same principles. Like, we have a very good view of single family homes all around. And that should not be disturbed. It's already currently zoned as single family. Leave it as single family. From single family rural, we can make it a single family large lot.

Fine. But changing it to commercial lot or changing it that sorry. Yep. That's one. The other thing is even from the other side.

I'd like to second what the earlier speaker spoke about. One main thing is the Meister Lane and the junction Gatti School to Round Rock. That's accident prone. Even last week, we had an accident out over there continuously every time, and kids walk to and from that area, that intersection, leave it as single family residences versus converting it to commercial activity. It also goes against the comprehensive plan that was laid out by the city council.

Let's not have incompatible structures right next to our residential units. And on top of it, some of you did run for public office before, and you all ran on quality of life. This is going to degrade the quality of life for residences around this area. So I urge you to vote against ruling. Thank you. Thank you.

Next we have Wendy Ripley. Hi. Good evening. If you would state your name and address for the record, please.

Good evening. My name is Wendy Ripley. I live at 1714 Amber Skyway Cove. It is very close to this property. I'm here tonight to strongly oppose the request to rezone this land to c two.

I want to speak from the perspective of a parent and a neighbor who genuinely cares about the safety and well-being of the families who rely on this road every single day. First and foremost, the rezoning to C2 creates a serious safety hazard for children. I'm a mother. I have two children currently at Gaddis School Elementary who will soon be going to Ribjuu. And every weekday, children walk along the sidewalk adjacent to this property.

That sidewalk is not optional. They walk. That's their only safe route to get to Ridgeview. Not only that, I see many high school kids walk along the sidewalk to get to Cedar Ridge High School. It's used morning and afternoon and all day long by students of all ages, by parents with strollers, families walking dogs, or getting exercise.

There's no safe detour for these families and these children. Children will be forced to cross directly through turning movements from whatever commercial uses end up on this land, whether those are restaurants, retail shops, deliveries, or high traffic business in that c two zoning allows. And we know how kids behave whenever they're walking home from school. They're distracted. They're talking to their friends.

They're on scooters or bike. They've got their earbuds in. The idea that commercial driveways would cut right across their only safe route should give each and every one of us pause. No matter how careful drivers may try to be, this kind of development creates danger. And once the child is injured, it cannot be undone. Safety cannot be an afterthought. It must be the starting point. Second, this rezoning poses a real environmental and flooding concern. Right now, this property consists combined of a little over nine acres of permeable green space. That green space serves a purpose.

It plays a crucial role in managing storm water during heavy rains. Because in paving over this, even if the pond remains, will dramatically change the storm water management. Impervious cover sends more water more quickly into drainage systems that are already stressed during heavy rains. Downstream impacts are not hypothetical. They are predictable and measurable, and this creates serious risk for our homes.

Finally, c two zoning changes the tone of our neighborhood. That green entrance isn't just a view. It's a protective barrier between our homes and a very busy street. C two zoning opens the door to intense uses, bright lights, late night noises, high volume traffic, and constant activity. It changes the tone of the neighborhood. Thank you for your time and your attention.

Thank you, miss Ripley. Okay. Nathan Kabidi? Did I pronounce that correct? If you would state your name and address for the record, please.

Good evening. My name is Nathan Capetta. I live at 1717 Amber Skyway Cove in Round Rock Ranch. I know, I only have three minutes, but I have a lot to talk about. So I I wrote a report to pass it to you also. If you if you'd allow me, I can give it to you. Just

We're if you would, go ahead and present your presentation, and we can look at the reports here in little bit. It's not it's you're here to talk.

It's not

back and forth.

Yes, So I'm here to in opposition to this request to rezone for many of the same reasons the previous residents have said. I live very close to this proposed development in this property along with my children who are back there that regularly walk on that road, along with many other children. And, this is a mature neighborhood that has been residential for many years. Rezoning this into a c two, commercial development significantly changes the character of the neighborhood and significantly impacts the folks that live there, that move there, primarily for raising a family. Additionally, this rezoning is incompatible with the city's Round Rock 2030 plan that has been developed and put in use.

This area has been identified primarily as green space and residential. So if, additional development was needed, you know, within within within, what has already been put in, identified in that plan, that that's great. But, this request asks for commercial rezoning, which significantly changed it. Additionally, I know what has been proposed, but c two encompasses many other types of developments that could be put in this some of it is retail sales. With retail sales, you have the potential for loud noises, loitering, littering a lot of commercial vehicles that come early in the morning or late at night for restocking those general stores would not only have the traffic impact, but would have the noise impact and the the light impact in the neighborhood that has many kids that live there.

You know, other proposed uses could be restaurants, again, would have significantly increase in the in the traffic characteristics of the neighborhood. And Round Rock Ranch Boulevard is just not suitable to handle commercial traffic. It's very accident prone. Additionally, you know, there are opportunities to use this c two zoning to put potential gas stations, animal services such as doggy daycares, medical offices fit into that zoning, or places of worships or event spaces fit into that zoning. So putting any of these types of developments on that lot significantly increases the traffic and not only exposes our kids to accidents, but also changes the character of the neighborhood significantly.

And for those reasons, I oppose that on behalf of my family, and I hope you also see the reasons why you should oppose this. Thank you. Thank you, sir.

Next, we have a I'm sorry. I can't read the first name. Hutchinson, I believe. Is it John. John? John? Looks like an HN maybe. John Hutchinson. Is that correct? Good evening, sir. Thank you. If you would, state your name and address, please, for the record.

My name is John Hutchinson. My address is, 2948 Round Rocks Magic Boulevard. We lived, we moved here, in 2019, and, I am mildly conflicted because, our property is right next to the Horse Ranch. That was one of the main reasons that we brought that property where we're at. And at the same time, we do respect that, you know, Mr.

Katz has, you know, his desire to have it rezoned and sell this property and put commercial right next to that. My primary concern I'd like to thank the people that came before me. They're very well prepared. I grew up in a small town, and one of the things that I like about our neighborhood is it has that small town feel. And putting a commercial development right next to that will change that significantly.

We don't have cameras on our house. And like I said, we live right next to the stables. We don't feel like we need cameras. There's been multiple times where I've forgotten to close the garage door and left it open all night, and and nothing nothing got stolen. When we leave when we leave town, I notify my neighbor across the street, AJ, if he can keep an eye on our place.

And And we've never had anybody break in and that the possibility when you put the commercial development right next to that, it's going to change the character place. There's no if, ands, or buts about that. The proposal, if I understand it correctly, we're to have a driveway coming right past right past our driveway. And as other people said, accurately, that that that intersection is very dangerous. I I don't know why, but it is.

And, you're increasing traffic. My concerns are about changing the character of the neighborhood is that you're gonna be bringing a different element at different times of the night. Right now, it's very peaceful. It's very quiet. That will change. And do not want that to change. I grew up in a small town. And right now, that our neighborhood has that small town feel, and I would not like that to change. Thank you for listening

to me. Thank you, sir. Thank you. Michael Wellner? Good evening, sir. Good evening. If would you state your name and address for the record, please.

Yes. It's Michael Welder. 1821 Red Rock Drive in Round Rock. So I'm up here just like every other resident, up here to, request that this rezoning does not happen. I'd also like to real quick quickly say that it's not Gadda School in Kenny Ford. It's Gadda School in Round Rock Ranch Boulevard, which again is part of the subdivision that I live in. I have three kids. Not only do we frequently walk that neighborhood and that street on a regular basis and see accidents all the time. We've talked about it. You've heard it.

That area is pretty special because for a moment while you're looking at the staples, you can take yourself away from the world and kind of feel like you're out in the country. And that means a lot to me, and it means a lot to my family to feel like you can get out of the hustle and bustle that Round Rock is becoming. I don't feel that there is any benefit to create another commercial area for Round Rock. There are plenty of other places that are well better suited to have another commercial development, to have another restaurant that will probably fail in three years, to have another nail salon that's probably going to change over three or four times. Those types of businesses, we don't need any more nail salons.

We don't need any more gas stations. We don't need any more restaurants. What we need is a space where we feel safe, where we feel that a small community knit like the gentleman before me. So again, I just think it's not the right space for commercial development. It may not be the right space for residential development, but it's just a little part of nature that's within really hustle and bustle city that really can enjoy some quiet space. Right? So thank you for your time.

Thank you very much, sir. Thank you. Next up we have Pamela Hutchinson. Good evening, ma'am.

Good evening.

If you would state your name and address for the record, please.

My name is Pamela Hutchinson. I live at 2948 Round Rock Ranch Boulevard, right next to where they want to rezone. And, I'm concerned about our neighborhood. The the rezoning is wanting to be in our neighborhood, and I don't think that's appropriate. When we purchased our house, we looked into the zoning at the horse stables with that concern. And so I feel like it's just not right. And I'm I'm concerned about the safety of all the children. Sorry. I'm not good at this.

Take your

time, This is a family neighborhood, and all the kids and the dogs and stuff walk right there. Sorry, I'm emotional. But I just I don't want anything right here within our neighborhood. I don't feel that's appropriate. Maybe there's a compromise to put it over here on Kenny Fort, but I'm still concerned that so many kids walk to school, it's so dangerous.

My friend just got hit by a drunk driver right here. It was a five car accident two weeks ago. Another kid almost got ran over. It's just we don't need more cars piled up right here to get fast food and a bunch of stuff. It's gonna look ugly. It's gonna be toxic. I'm concerned about rats, noise, pollution. There's a pond right here. I don't know what's gonna happen to the pond. All the kids go fishing there.

And it's gonna change our whole neighborhood, and I won't wanna live there anymore. And I'm just sad. So sad. And I just did everything that that lady wrote and said. And I hope you take that and really understand where we're coming from. Thank you.

Thank you, ma'am. Thank you very much. Mr. Steve Andrews? Evening, sir. Ho ho ho. Merry Christmas. If you would state your name and address for the record,

please. Sure. My name is Steve Andrews. I live at 1711 Fort Grant Cove in Round Rock Ranch. Some of you may know me by another name.

I played if you got the opportunity to ever attend Sand Bass Theater, you might recognize me as the actor who played Kris Kringle, Santa Claus. So we've been in Round Rock since 1995, over thirty years, and enjoyed it. But I've got some serious safety concerns about what's proposed. Meister Lane, which is directly opposite Round Rock Ranch Boulevard, is one lane each way. So how is all this traffic for this commercial property going to get from Gaddis School, this location, to Louisiana?

Right now, if you go down Meister Lane, whenever the high school that's Cedar Ridge is right there is letting traffic out, traffic is backed up all the way from Gattis School Road past the entrance to the high school and almost most of the way to Louisiana. If you add more traffic to that, it's going to get even more hazardous than it already is. It's only one lane in each direction, and there aren't often turn lanes. So what happens is traffic just backs up. People try to squeeze out and run-in front of other cars trying to get out of the high school.

We know some of the teens aren't paying as much attention or don't have as much experience as adults. But it's dangerous. It's dangerous if you're coming from Louisiana going to Gattis School Road because if you've got that long line, people are coming out of the entrance to the high school. You're dodging them. You're trying to get over.

If you want to make a left turn and go straight to Round Rock Ranch like I need to, you can't because there's people cutting in and there's a long line and trying to cross over there is flat out dangerous. Most of the roads where they're talking about putting in commercial properties, whether you're talking Double Creek just down the road on Gaddis or AW Grimes, are at least four lanes with additional turn lanes or six lanes for AW Grimes plus turn lanes. Meister Lane has none of that. So I would be against any building of property of any kind until adequate roads exist to be able to access it safely. It's very unsafe right now.

There's a lot of kids that have to go to the middle school that go right past that road there. They go where the area that you're talking about being built. And so there again, if you increase a lot of traffic, it makes it even worse. Round Rock Ranch residents right now, if they try to leave when Gaddis School is exiting and all the people come over there and park their cars and block lanes and getting onto Gaddis School Road to make a left turn is a long wait, is a long line. So we use that back entrance. But thank you very much. Appreciate your time and Merry Christmas. I hope I get to all put you on the good list, the nice list, and not the naughty list. Thank you very much.

And last one we have is Mary Doyle.

Good evening, everyone.

Good evening, ma'am.

How are you? My name is Mary Doyle. I live at 1709 Fort Grant Cove in Round Rock Ranch. Our property abuts mister Katz's property but way in the back further back. But I'm a retired member of Round Rock ISD.

All those years that I worked there, our primary concern was safety of children. And that's why I'm here to speak tonight. Many years ago, when Round Rock was a smaller district, they would bus children from schools regularly. And then they had a change where you had to be two you know, if you lived more than two miles from the school, then you had to provide your own transportation. So because of that, we have four subdivisions that feed into Cedar Ridge High School, Ridgefield Middle School, and Gaddis Elementary.

And those neighborhoods are Northfields, Rolling Ridge, Bradford Park, Round Rock Ranch. All of those children do not have bus service. So during the day, if you go first thing in the morning when everybody's going to school, you will see some children walking that are in the neighborhood. You will see some children coming in from Gaddis School Road not a lot, but quite a few. At one point, there were no sidewalks there.

It was very, very dangerous. And now, with the inability to take a bus, you've got all those kids all around. If they can't go by bus, their parents are going to bring them by car. When they come by car, that's two people in a vehicle, maybe three people in a vehicle, all headed to the school. If you go school around 07:30 in the morning, you will see a line from the side of the school all the way down to Pamela Hutchinson's house, which is where Mr.

Katz's property and hers abut. It's a nightmare. People fly up and down it. I'm not exaggerating. I'm worried for the kids. So worried. The other thing that bothers me is very soon, I'm not sure exactly date wise, but I'm sure you know, they are going to continue the expansion of Gattis School Road all the way down to Redbud. And that is going to be huge construction, a huge mess. We've been through enough just with the construction between Cedar Ridge High School and down to AW Grimes. So it's just going to be more mess, more cars, a fast food place, really.

I mean, there's a zillion of them. I understand Mr. Katz's wanting to sell the property. He's been a fabulous neighbor to all of us. He's been a good man. But this one, we just can't allow this. It's it's not safe for the kids. It's really not safe for the kids. So that's it.

Thank you very much. Okay. Again, this is a public hearing. If anybody else wishes to speak for against this item, do we have anybody else signed up? We've gone through the list. Okay. We're gonna close the public hearing right now, and we are gonna have commissioner discussions. And I will start with vice chair bone, mister Christmas. Okay.

Thank you. And thank you all all for coming out tonight. It's important that all of us us up here included that we are citizens, that we have the opportunity to ask questions and hopefully get answers. And so that's that's why why we're here. Our job appears is to look at the proposal and that is being brought by the city and really determine whether or not it falls in line with the long term plans, if it falls in line with with the long term development of our our city, our community.

And so, I do have a few questions. I I wrote down quite a bit of stuff here. And so I don't know exactly where to start, but I'm gonna start somewhere. Alice. Hi. Kate. Sorry. Caitlin.

I'm covering for

Alice tonight. Alice, Caitlin

We're all the same.

Marsha, Jan. So tell me about because I don't remember it being covered in in your presentation. The tell me about the flood zone impact on this property currently.

Got something to present? Piece of paper? Sorry. I'm What? I had a feeling you'd ask.

Can you guys see that? Let me use this one in a while. Can you guys see that, or is it just a top view?

There we go.

Okay. Come

on down.

It's a weird angle. Alright.

That's good.

So I've kind of just drawn where that, proposed zoning line change is. This blue area here is the floodway. The dark pink is the AE FEMA flood zone. And then the purple is the 2% or the x flood zone for FEMA. So that area that was designated as open space on the flume is predominantly floodplain.

At the time of any development, they're gonna have to do this prior to plotting. They're gonna be required to do a flood study. Now that's analyzing the upstream upstream and downstream drainage impacts of a development at this site. So that has to be accepted prior to applying for your preliminary plat. So that's kind of the first step of of this development after zoning.

It's something that the city of Round Rock takes very seriously is the floodplain.

And so that limits really the scope of development on that property being the flood zone because first of all banks won't lend to it lend lend on any of that type of stuff and and that's that's quite a I know I know that the front property is is looks like it's minimally impacted but it is impacted along their back to the Northeast. Mhmm.

So Did not grab a great pen. So just looking at this right here, that's kind of the face value, quote, buildable area. Now that's all subject to analyze analyzing it

Mhmm.

Through the flood study, through drainage calculations, through the site development process. So that's gonna be looking at their total impervious coverage and how that impacts that.

Okay. And so leads in so keep that up there because this leads into my next question that was covered or that was discussed. As far as the widening and maybe Ed may be talking to this a little bit more, but the widening of Gattis School Road from four lanes to six lanes is going to cut into this property pretty significantly.

Yeah.

Good evening. Ed Polashuk with transportation. Yes. The property actually, when they will replat and there's already a right of way map that shows the future expansion to the six lane section, they've already taken that into account.

Okay. But from from where this aerial photo right now and what we see Yeah. Compared to to once once Gaddis School Road Gaddis School Road is expanded, it's gonna be cutting into this property.

Yes.

And then under the c two zoning, the minimum setback is 20 feet. Is that correct? I'm sorry.

Yes.

Yeah. I believe so from the right of way.

Okay. Ed, what is the timing on the Gattis School Road expansion? Or do we know really just yet?

Gattis School 3, which is the segment that at AW Grimes going south and it goes to the western edge of Round Rock Ranch where it intersects AW Grimes, that is going to be substantially complete by the spring. And then Gaddis School six, which is from Redbud working south, almost to Kenny Fort, is just now starting construction. They've had their precon and their notice proceed is gonna start in January and that's been eighteen month to twenty four month construction. Gattis School four five, which is the segment between Round Rock Ranch and Gattis School six is at about 60% design. And it's gonna go to construction when Gattis School six is substantially complete, which is probably about a year two years away.

Okay. Okay. Thank you. Appreciate that.

That's it.

Let me get back to you, Kaitlyn. So using using the C 2 designation, correct me if I'm wrong Mhmm. As you presented, based on what the future land use map, which is the long term usage of of of this this property, this area. C 2 is in line with the current for future look use future land use map. Correct?

That's correct. Local commercial per the Round Rock 2030 comprehensive plan is permissible in the residential zoning or residential land use designation.

So c two being local commercial, how how what are what are the c one is is regular commercial or just standard commercial for lack of a better word. What's what's the primary difference between c one and c two?

So c one is your more intense commercial uses. You have much larger square footages. There's could be an auto dealership within the c 1 zoning district. C one a has some restrictions associated with that, so no auto dealership, for example. C two limits the square footage of any singular loot any singular use, on a site like this to 7,500 square feet.

So now granted, there could be multiple tenant spaces, but C2 really is designed to take into consideration the residential neighborhoods adjacent to it and kind of be a transitional commercial zoning district to those higher intense uses in the other commercial zoning districts. And just to clarify, I heard a lot of questions about drive throughs. Drive throughs are not permitted in C 2.

Right.

So no fast food establishments, no drive throughs. The only caveat to that would be a bank, and there are orientation requirements associated with that. So I heard that a lot, so I wanted to clarify.

That was my next question as far as drive thrus are concerned. Those are prohibited. Correct?

Correct.

Fuel use. It says fuel use with restrictions. What what what are those restrictions?

So there are canopy requirements. There is a limit to the number of fuel pumps in the C 2 Zoning District to four. So instead of having those larger gas stations where they have, you know, ten, fifteen pumps, you're limited to four and then there's design requirements associated with those canopies as well.

Okay.

That tank that's currently on the property right now that that well, appears by your map, it appears to be in the flood zone, isn't it? There's a pond towards the front of the property that I saw on the on the

overhead map that looks like it's covered by flood zone right here.

Okay.

That takes a while. I was curious what was gonna happen to that, but I think I just got my answer to that.

I wanna let some of the other commissioners talk. That's that's all I had initially. I may follow-up with more.

Commissioner Witt?

Hi, Caitlin.

Hi.

So Alice was supposed to be doing this?

She we've we've co worked on this. I I

was okay.

No. Your glasses don't work. You're fine.

Okay. So I think I missed this, but is is the property to the north, is that still mister Cates' property? Is that gonna

be As far as I understand, yes. And it is to remain in the ETJ. So that line right here Yeah. Up here will be the subject tract. This area and then up here will remain in the ETJ.

So the majority of the stable property stays as stables

Correct.

For now.

That corner section.

Okay. And then, I know there has been I wrote down here traffic, flooding, access, safety, sidewalk uses. Those are all the things I heard people being concerned about. But what we are doing here tonight is just approving the zoning. So, when the engineer and they start doing the development then they're going to come to you all with a site plan, right? Correct. And so that's when we address issues like does the property flood, what's the traffic access like, will it have sidewalks. All those things are done by your department when the site plan comes in.

That's correct. There is a team of folks at the city that review engineered plans that are submitted to us through that site development process and we're gonna review drainage, sidewalks, access, all of the, items that were brought up for concern.

And so what what's the deal on flooding? So on a property, the the property can't create any more flooding. Right?

Mhmm.

And doesn't it really have to I mean, the the it can't generate any more drainage or storm water than it's in the current state. Correct?

Correct. So at the time of the review, the engineer is going to have to provide us essentially their impervious coverage, and then they're gonna have to figure out how to detain that. So given that this is adjacent to a floodplain, that'll that'll be a concern. It may be that they have an on-site detention pond. It may be that through calculations, it could flow into the the stream. Most likely not, but that's that's a possibility. But, yes, that's analyzed at the time of site development. And our goal is no adverse impact. So making sure that up upstream and downstream, there are no negative impacts.

Okay. And doesn't it I mean, if there's if there's storm water that flows onto the property, they have to take care of that too, right?

That's correct. Yep.

So stuff that comes through there that doesn't come like storm water coming from Mr. Katz's remaining property, they'd have to take care of that. So that would actually eliminate some flooding that may already be out there.

Potentially.

Okay. And then is this development going to be enough to have to generate a traffic impact analysis?

No. Typically, we we've limited TIAs, to properties that are in the ETJ or very unique situations. This will go through a roadway impact, process.

Okay. So So they'll pay they'll pay a fee

Mhmm.

For the roadway impact which will go towards, traffic projects that maybe

Well, Ed talked about that. There's demand.

The There will be a driveway analysis required. So if any of their driveway on Gattis School Road or on Briarton triggers peak hour trips, there'll be a decel lane required.

Okay. Yeah. That's what I was I was wondering about. Okay. Is there I mean, is there no Ed, is there enough traffic there to to would there be to maybe require a light at that intersection or

With part of School 3 And 4 And 5, the Round Rock Ranch on the west ends, the signal is gonna be in place and it should between and then this is goes back to signal warrants and signal studies. Between Kenny Fort and Round Rock Ranch on the west end of this property, there should be breaks in traffic for left turn movements out at this one. If there are not adequate breaks in traffic, that's where the traffic engineer can do an analysis for a system warrant for another signal at this intersection to create those breaks in traffic. But that would be a separate study later down the road.

But the intent of that is to eliminate some of the problems that people are saying when having trouble getting out of their subdivision?

Well, having with the completion of the widening projects and the signal at the west end, there should be natural breaks in traffic once traffic flows back to normal after construction activities.

So so you're already addressing some of the issues that they brought up about having difficulties coming out of the subdivision?

Once construction's complete on the on the on the west side of of Gattis School Road and it's back to free flowing, it's not down to the one lane sections and has all the backup of traffic, The signal should work to create certain breaks in traffic so that people could take a left out at this intersection.

Okay.

But if if they're not working, that's when they can look at system warrants through a traffic study.

So but but the point is that there's the problem's already been identified and that you're trying to address it.

Yeah. With the widening of data score rather than the signals. And then once the timings are synced, there should be some breaks created in traffic flow.

Got it. Okay. Thank you. The engineer is it Harpal? Yeah. I've got some questions for you.

To clarify, I'm our planner, but our civil engineer Andy Graham is here as well.

Okay. Well, think you being the planner is actually, you you're know, the one that could probably answer the question. So I didn't realize there was this much flood plain on this track. This is a 9.7 acre track. I mean it looks to me like maybe half of it's in the flood plain. Is that what you came up with?

Yes, It's a little more

than Okay. So you have half of it going to flood plain and maybe the engineer needs to answer this. But are you gonna be able to reduce any of that flood plain to to to reclaim any of the land? No. Okay. So what we see here is gonna be flood plain with the setbacks and well, not with the setbacks, but with the right away coming off of their forget a school. What are you left with for net amount that you can develop?

Sure. I don't have exact number off my head, but we do have a slide we provided to staff that has our concept plan on it. We'd be happy to present that.

Does that show your preliminary site plan?

Yes, sir.

I'd like to see that.

Once you factor in the yes, sir. Here you are. So once you factor in, the setback, you can see the right of way, dedication for school. Can can you see my cursor?

Mhmm. Yeah.

Oh, perfect. So the right of way already exists here

Mhmm.

In this notch. We'll be dedicating this portion here to complete that right of way section. You can just make out our setback line work right here

Mhmm.

That very faint line. And so this is the developable area we're left with.

Okay. So right away dedication.

So you have a you have an entrance off a Round Rock Ranch. You also have an entrance off a Gaddis School.

Yes, sir.

You have, what's your total square footage of these buildings? Roughly 35,000. 35,000? Yes. You said that so the is the only one that might be two story that's Building 5? Correct. So it's set back from the road and it's back there by the pond. So you have 35,000 square feet on almost 10 acres of land? Yes. Okay. So it's not very dense?

No, sir. Not at all. Very small scale shopping center.

And you're limited aren't you limited, to single uses no bigger than 5,000 square feet?

I believe that's correct for restaurants. 70.

That's

Yeah. Other uses, 75.

Is there what?

There are square footage limitations based on

I thought it was for any other use, any single use. I saw the restaurants, but I thought it's at single use.

7,500.

Okay. Yes. Okay.

Let me jump in real quick if I can. Just did you I think the question was asked, but you weren't sure. Do you have a general idea of what your buildable square footage is, including your pervious cover? Just to ballpark. I mean, we're starting at seven not quite a little over seven acres, and you're losing about a third of it. It's

9.7, the whole thing, Right?

Oh, yeah. Oh, I'm not. Okay. I'm sorry. So you're so you're about seven acres

We're of definitely under 50% impervious cover. So we're somewhere in the four to five acre range of actual development of the property.

Are there sidewalks required on this? Are there sidewalks as part of your site plan? Is that required?

Yes. And sidewalks do

exist today. On Gattis School Road, we'll be doing a continuation of the multi use path which is either the eight or the 10 foot sidewalk on the north side of Gattis School Road and the sidewalk along Round Rock Ranch exists today already.

Okay. I just didn't see him on here but oh, maybe, okay, maybe that's now. Okay. Alright. I'm I'm thank you very much. I feel like I've asked plenty of questions so I'll pass.

You good? You good?

Yes, sir.

Commissioner Holloway.

First of all, thank you for everybody that showed up and spoke. I've got a daughter at Gaddis and a daughter at Ridgeview, so I definitely understand concerns. As far as what's allowed, are are bars allowed in c two?

Restaurants and bars are permitted use with the supplementary use standards. So, yes.

And so I know we have noise ordinances. Is there anything limiting hours of operations?

Don't believe hour of operations. Operations. No.

Okay.

I think that's all I have for now.

Commissioner Emerson.

Thank you. I too would like to thank the residents for coming out as well. Caitlin, I know you mentioned it, but I wasn't sure if I was clear because it was mentioned by a couple of people, in the audience about gas stations.

Mhmm.

Will they be allowed?

Yes. They are a permitted use within the C2 zoning district. They do have restrictions, again, the number of pumps.

Under the C2, right? Correct. Okay.

Yes.

So that is possible. What about the pond? Are they gonna fill it in, or will they let it stay there? Or what happened to to the pond?

Given the amount of floodplain modifications may take place, again, that's something that would need to be analyzed through the flood study. But based on their concept plan, it doesn't look like it. I'm I'm happy to divert it back to the applicant to answer any specifics on that.

Please.

Can you speak about the pond?

Yes, sir. The pond existing today is a agricultural stock tank. We plan to expand that pond to provide on-site detention. So it was mentioned earlier, we'll capture all of the flows coming onto our property today. The flows generated by our parking lot and buildings, we'll capture them in that pond, and then slowly release them at a pre storm rate.

Okay.

There.

So the potential of flooding should be very low if nonexistent

at what I'd like to explain to a lot of folks is that Andy here, our engineer, he's a licensed engineer in the state of Texas, and he's personally, responsible and liable for any flooding he creates, and he really enjoys being a licensed professional engineer

in the state of Texas.

So he does not let that happen. And to speak on gas stations, if I can, as you can see from our concept plan, it's not our intention, to ever develop a gas station on the site.

Thanks for addressing that. Most of my questions have been

answered. I'm good. Thank you. Commissioner Mimic.

If you may, please stay at I think my question is gonna relate to the previous comment you just made, I do wanna thank all the audience members for being here, and I too have two young children in the area,

so Mhmm.

Definitely sensitive to the topic. Is it is it one allowed to use the existing pond in a floodplain as a retention pond if you will?

Yes. And part of the study we will do is to demonstrate that the expansion of that pond and construction of that pond does not alter the floodplain.

Okay. Is that the design intention as that pond is stands today? Do we know? Is it a retention pond for similar purposes today Or

Today, I would assume that pond was for agricultural purposes. So simply to capture water, maybe control flooding downstream in some way, but probably not likely. It's a it's primary purpose.

Okay. And then under the was it class two classification that we're looking to reclassify the property zoning to. Is it is it 7,000 square feet that it's limited to? I I can we can we double click on that a little bit? And I I want to have a better understanding exactly what the limitations are.

Yeah. So our retail sales and services within the C 2 Zoning District limits no single use greater than 7,500 square feet. So as you can see, there's multiple structures that can occur, but no more or no more than 7,500 square feet can be contained for one use. So a restaurant can't be or a retail space couldn't be bigger than 7,500

square feet.

So for example, the 80 Building three, eight thousand four hundred square feet would have to be broken up into multiple units. Is that correct?

Correct.

Okay. I think the question that was asked previously about restrictions of use Obviously, there's no restrictions of hours, but it sounds like there's also an opportunity for potentially some twenty four hour maybe bars to be located here.

So we don't have hours of operation, limitations in the C 2 zoning district for something like a restaurant. But, again, to note, no drive thrus are permitted within that same district.

And I'll jump in to say here that alcohol sales would be limited by state law and county regulation anyway.

And

if I may add on to that, the city zoning ordinance does not necessarily regulate some of these things we're discussing, but it's our intention to set up a private, set of covenants that govern this property, with an organization similar to an HOA. And so there would be private controls that govern, the types of uses that come in can come in here if we don't want unfavorable uses. We want to keep

this Understood. Shopping center regulated hours. I don't I don't believe the city has any oversight over HOAs. So that's great, but Absolutely. Out of our control and out of our purview. So Those are all the questions I had. Thank you.

Very good. Anybody else wanna go before I get into it? You can go ahead and follow-up. Go ahead. Vice Chairbone?

Yeah.

It's me, Ed.

Hey.

And, actually, I I I need to to ask Ed to come back up, frankly, because I have a little more traffic questions. Is hearing that there was commented more than a couple times about Meister Lane being a two lane road, and I I know we haven't talked about Meister. Are there any plans or any vision as far as what's to be done with Meister Lane in connection with all this Gattis School Road expansion and such? Is there anything to be done with Meister right now?

Just the intersection with the Kenny Ford I mean, I'm sorry, with the Gattis School Road project

Okay.

And the widening. It is currently not in our ten year CIP for any improvements to Maestro.

Okay.

Looking at the concept plan that was just up here on the screen and seeing that it's estimated about 35,000 square feet of space there to be developed. There's always a conversation about residential versus commercial and especially on on how it impacts traffic. Can you can you can you touch on maybe the the differences in traffic impact between a residential development and a commercial development such as this?

Yeah. The residential development will have peak hour trips like where you have the congestion between seven and nine in the mornings and between four and six in the afternoons. Commercial traffic typically has its peaks between 11AM and seven or 8PM. But we still measure it at peak hour. The four to 6PM is where we do the analysis for the driveways and the turn lanes.

Because and this is just using real basic thought process on this. I'm looking at 35,000 square feet. To me, that's 14 roughly fourteen, twenty five hundred square foot homes. Maybe that's not scientific or or I don't know. I look at this as far as if if this were to be developed as a as a residential development, would it be safe to say that the impact on traffic would be greater than a commercial development such as being presented?

In the AM peak, yes. In the PM peak, it would probably be virtually the same, maybe a little bit more with the commercial.

Okay. That's all I had.

So, mister Harpold. Did I get that right?

Yes, sir.

Okay. So can do we see the plan again, the site plan? So this looks to me like the detention pond is going to be I guess like a natural pond where you're just going to leave in a natural state with maybe cattails or whatever just springs up. So it's not some sort of monstrous concrete structure that it that you see on a lot of other development.

That's correct. It would be earthen walls, earthen berms with with grass and and native plants growing

over it.

Okay. So is it fair to say that that portion of the site is going to be in a natural state? So for the folks that were concerned about losing the view or the vibe by having the stable out there and just you know, current the overall look. I mean, it'll it'll be in more of a natural state than a than a developed state.

Yes, sir. It'll retain, it will be open green space. Open green space?

Yes, sir.

Okay.

Okay. I I think that's all I have. You

good? Okay. Oh, other follow-up? Yes, mister Holloway.

This may be more for legal. I I believe Texas law prohibits alcohol sales within, what is it, 300 feet property line and property line. And so with Round Rock ISD owning the Cedar Ridge property, which is extends to the corner of Meister And Gaddis, that would put this within 300 feet and likely limit alcohol sales in this shopping center,

likely? Yeah, we'd have to measure,

but that's a possibility.

Okay. That's all. Thank you.

Well, these are very good questions. And again, I'll reiterate the thank you for you guys coming out and talking. It means a lot for the community to come out and speak for their city. I'm going to kind of tag on to something Mr. Bones said or was asking. If I understand, we're basically five acres of development. That's about what we're looking at. Bradley, you had to throw a dart on the wall. How many houses you think just we might be looking at? Because I'm tagging on with this. We're trying to get a more understanding because the 35,000 square feet is just to build out of the buildings. We're not including the lots and concrete and every place else. So five acres, what's a standard house, say, quarter of an acre?

These days, it's normally closer to five or six per acre. So if we're just creating a ballpark estimate, you could be looking at 25, 30 single family homes. If this were to be developed as townhomes or zoned to be developed for townhomes, those are typically in the neighborhood of 10 to 12 units per acre. So 50 to 60 townhome units could fit on this developable area.

So worst case scenario, if it did go to some kind of townhome condo type setup where you could build out, you might have as many as 60 different homes coming in at a peak time like we were talking about. And understand, guys, when we're up here, we're talking we're not for or against this. We're trying to chase down everybody's argument and looking at it and what's best for the whole thing. You know, we talk about traffic. We talk that was bad. I think that is the biggest concern that is on the table was traffic and safety, and I 100% agree. And so do you go back and look at it? What's the worst of two evils? Because we're going to get some kind of development over there of some sort. So when we're up here, that's why we're asking these questions, trying to understand and make the best judgment on this.

So we talked about the impact traffic, and they're pay their roadway impact fees. At some point, as the property gets developed with buildings, I'm assuming we're going assume these are all going to go to Shell, they're not going to get built out until they start getting released. Is it the when they go to permitting and leasing, I'm trying to remember what drives the TIA on that one. Is it the when somebody comes in and says, Okay, we know these are zoned for commercial, but now we're going to apply for X, which is going to generate this amount of traffic. How does that work?

How I'm looking at trying to understand when would a traffic light possibly be generated from the property from a standpoint of when the

Are you talking about a signal? Or are you talking about

I'm sorry, just a TIA. Excuse me. TIA. It's just a regular traffic impact study on that.

TIA is 2,000 daily trips. This is our old code. But we've removed that requirement from the code. And we just we rely on roadway impact fees and the capital improvements plan. We do do the driveway analysis for desal lanes. And if that's 50 peak hour trips at a driveway, that's when a desal lane is triggered.

So what would be the trigger point of any? I know it's been talked about where we're trying to get expand Gattis School, let it get to its natural flow. If it doesn't do what it's supposed to do, then we're so there's a possibility of putting a light.

That would that would be a signal warrant study at that point.

Does anything within this development ever generate that kind of study for the light? No. For a light to be possibly put at that location?

No. Okay.

Thanks, Ed. Sure. Making sure we got all of our concerns out there. Okay. I want to make sure and clarify this. So even though this is zoned right now, we've got partially zoned for single family. That was part the original let me back up. I'm sorry. Got my The flume the 2030 flume showed this as a C2 in the flume. Is that correct originally?

No. So the future land use map has a split designation between residential and open space. The open space is the green, which as you can see by that flood plain map is predominantly flood plain and then the residential is the yellow. Neighborhood commercial is a permissible land use within that yellow designation, the residential designation. Just for some clarification, that red area, the 2.19 acres is currently in the ETJ. It will be annexed. And then the rezone that's occurring is currently SFR and SF1. So that's that hatched area

below. Gotcha.

I had a question, if you don't mind. Go ahead. Kaitlyn, I'm not sure if I heard you correctly, but the 2.19 you said is currently or will be annexed?

There's a application for annexation, voluntary annexation. So currently, that section is within the ETJ. When this goes to city council Okay. For that does yeah. That annexation will be proposed as well.

I'd also like to add a little bit more context to the purpose of the future land use map in our comprehensive plan. It generally lays out the framework the comprehensive plan itself lays out the framework for the way that we would like to see the city grow and develop over time, specifically over the next ten years. That's typically the window for which a comprehensive plan is applied before we update it or or do a new one. The future land use map is a broad land use categorization for different parts of town. So the residential land use designation does not just because it's yellow and because a single family zoning district is also yellow, it does not mean that the residential land use designation is only intended for single family homes.

It could be any kind, any density of residential, but the comprehensive plan also states that the low intensity office or the 0 F 1 zoning district and the C 2 zoning district are also appropriate for the residential land use designation because they are intended to be neighborhood serving commercial or office areas that that serve the neighborhoods that they're adjacent to. So for example, just a little bit down the street to the east on Gattis School Road at High Country at the southwest corner of that intersection, there is a new retail center that was built there that also has the residential land use designation. It contains uses, businesses that serve the neighborhoods around it. This is not intended to be and that's why we have the size restrictions for each individual use. It's not intended to be a regional anchor HEV type of shopping center.

This is not going to be generating that kind of traffic. It really is just focused at neighborhood scale, which is why it has a height limit of only two stories instead of five stories for the C 1 A zoning district, and all the size restrictions as well on the individual uses.

Thank you, Bradley. Anybody else have anything they need to discuss? Questions? Concerns?

Yeah. I'll add one more comment, Brad, if that's okay. I do see the C 1 A on the intersection there of Kenny Ford and Gaddis School. How many other c one or c two classifications do we have around this area? I mean, I

We'd have to look at a larger zoning map, but I know as you go east and west, a lot of the more intense commercial areas will have the c one. If it was zoned that way a long time ago or in modern days, we really only use c one a for new zoning requests. So if you go further further to the West, like the seven eleven and Anytime Fitness, I believe they're c one or c one a. That's kind of an older older one when we when those were c one. But a lot of the hard intersections of the Arterial road, Gattis School Road, plus a true collector or arterial. Those are generally gonna have c one a zoning around them.

Yeah. And and you guys have identified both Gattis and Kenny Ford as primary arterial routes. Correct? Yes. K. Alright. And and do we know what the ISD is there a special classification for the property there that the Round Rock ISD owns at Gaddison Meister?

It's zoned planned unit development or a PUD. It's one of the very old PUD's in the city that I think was originally intended for light industrial and business park. Obviously, a school district can kind of go in almost wherever they want to go, but, that's that's a very old zoning designation there.

K. And what

they would likely look to conform to similar restrictions, right, along that corridor, or there's there's an opportunity for them to put also sell that property. Is that correct?

To be honest, I don't want to speak on their behalf. I don't know their intent.

Okay. Okay. Thank you. Other questions?

Everybody good? Mister Bohm? Okay. Well, no more discussions. I will entertain a motion to approve item F1. Do I have

a motion to approve? I'll make a motion to approve item F1.

I have a first. Do I have a second? I will second that. All in favor, aye.

Aye.

All opposed? Motion carries. So item F1 is approved as noted. We will take about a ten minute recess, and then we will move on to item F2. Okay.

We're gonna go ahead and open the meeting back up 07:27, and we are going to move to item f two. This is again a public testimony. I do have there are five people that have signed up. Understand this is the rezoning of the same property. This has not changed the zoning. I understand there's a lot of the same people like to talk, and and you absolutely have the ability ability to do so. But this is on the same property. So I've got five up here. I understand you all have talked about item F1 and you'd also like to say some item F2. So I'll call your name up.

You've got three minutes. If you'd like to talk again, you're absolutely welcome to. So we were going to go ahead and open up the public hearing. Just just new, did I say that correct? Try to make sure I'm practiced.

You got it right.

Thank you.

Thank you,

sir. Good evening again to everyone. So there are a couple of things. It's not just the traffic that we are talking about out over there. There's also light issue. Currently,

it's

all residential areas, nice dim lit in the evening, but still lit well for people to walk around. Bringing in a commercial establishment out over there is going to increase the lighting that's going to be detrimental for the neighborhood, like people right surrounding that particular area a lot of land. We have seen that with the warehouse, which came up right next to the Northfields neighborhood where I live in. We have seen that with the motel that came up right next to Northfields neighborhood where I live in. And now, we are talking about another commercial establishment right next to Northfield's neighborhood where I live in.

It's not a good thing to allow commercial establishments surrounding a small neighborhood community. Keep it as single family homes. Leave it for single family homes. Don't let a bar come up right next to the high school. You're talking about bars can be within 300 feet.

And yes, definitely, yes. If ISD sells that plot of land, then what will happen? A bar can very easily come up over here, right next to the high school, right next to School Elementary, and right next to the middle school. Children cross currently from high school from that from where the Scatter School Road all the way to the middle school. They walk.

I've seen them walking. I've seen high school kids walk the other way around to Cedar Ridge High School. Now you're talking about building a commercial establishment saying that, oh, there won't be much traffic. It's a traffic safety issue for the kids. Gas stations, again, now we are talking about having gas stations again a possibility is what I heard today evening.

Again, right next to the neighborhood, right next to school and right through where even middle school, elementary school and high school kids will be walking through. It's going to raise security concerns more. And finally, the view, the structure, it's not going to be compatible with what we have around. It's all single family homes in that area. And all of a sudden, have got your commercial establishments that's going to impact even the house values surrounding that area.

So again, I'm urging you all to not allow this rezoning to take place. Leave it as single family zoning zoned area. So my second urge to you, please consider that. Thank you. Thank you, sir.

Ms. Ripley.

Good evening, gentlemen. My remarks are slightly less prepared this time, but I wanted to add that this zoning is going to change the tone of our neighborhood. It opens the door to intense uses, to bright lights, to late night noises, to high volume traffic, to constant activity in a neighborhood full of families and children. I don't know if you'll get that. We're not talking about adding commercial zoning to an area that's already surrounded by commercial zoning.

We're talking about adding commercial zoning to an area surrounded by homes. It's going to change how safe it feels to walk in our neighborhood. It is going to change how safe it feels to drive in our neighborhood. It's going to change how safe it feels to live in our neighborhood. You don't live there, so maybe you don't get it. We live there. We care. And we do not want this. You talk about worst case scenario. For us, adding commercial zoning is worst case scenario.

Whenever I look at the map, the plans they showed, that is so much concrete and parking lot and building. You say that it's not going to affect flooding? I don't believe you. And it doesn't take an engineer to say that concrete in parking lot does not absorb water the same way that green space does. If it was homes, there would be lawns. Not going to be lawns here. There's not going to be grass here. It's not going to be permeable in a way that we need to absorb the flooding in the water. We are adding on to Gattis School Road. We've built out Kenney Fort.

There's less green space there than there was. This is one of the few places that remains that can absorb water. By voting yes to this, you guys are setting a precedent. The precedent that you are setting is that neighbors are passionate about their neighborhoods. That doesn't matter. What matters to you is developers and commercial activity. That's very upsetting to know that our concerns aren't being addressed. And it doesn't matter what you say about, oh, well, we can do studies and no. No, we, the residents of Round Rock Ranch, are coming to you and saying, we don't want this. And you guys are saying, well, we're going to put it there anyway.

We don't care if the neighborhood wants it. This affects us on a day to day basis. And so I ask respectfully that you consider the neighborhood, that you consider the people who live there, that you protect us, and don't turn this into commercial development. Because we bought here knowing this was residentially zoned, never expecting that it would come in and be changed to a commercial development. It's going to affect all of us. And I ask respectfully again that you would please reconsider this, that you think about how it affects the residents who live here, that you would think about how it affects our safety, our driving, our walking, our children who walk to Ridgeview. Thank you.

Thank you, ma'am. Mister Kabidi?

Nathan Kabidi seventeen seventeen. I'm Briskawakov. Appreciate you all sticking around and hearing, I guess, the same comments over again. But it'd be great to take into the consideration the folks that, live there. I understand, this piece of land will probably be developed, but, you know, putting a bar there, a restaurant there, a quick service restaurant there.

It's not the benefit of the neighborhood. We have plenty of gas stations in the area. We have plenty of, eating places in the area. If, you know, the objective was to develop it in a in a way that fits the character, why not o f one? Office space spaces would fit, you know, per, staff comments, that would fit perfectly within this type of, environment.

So why not why not put that designation and develop it that way? Is it a little bit backwards to try and get the the zoning approved and then do all of these environmental assessments for flooding and traffic? Because, you know, chances are you get something the zoning change to c two, and changing from c two to something else is much easier commercially speaking than changing from a residential designation now to c two. So it would be great if you can look a little bit further down and see what benefits the the area and the neighborhood. And earlier, we heard comments about, you know, potential alcohol use limitations of it being, you know, it can't be within 300 feet from ISD property.

That's door to door. There will be portions of, this development that would likely be beyond that 300 feet where alcohol will be served. And you have three schools, elementary, middle, and high school, where there will be alcohol being served in that area. Imagine, would you want your kids to to go to live and go to school in that type of area? This is a a developed neighborhood. It's not a development. Right? And folks that that have moved there have done so knowing that it's a it's a mature area. And so by introducing, this change in zoning, it's significantly changing the character of the neighborhood. So that's my comment. Thank you. Thank you, sir.

Mrs. Hutchinson. Hi. Good evening, ma'am.

Hi. I'm Pamela Hutchinson. I'm even more concerned now from what I heard here today with bars and whatnot. It already feels like the answer is, like you said, it's gonna be developed regardless if it's commercial or putting, housing. But I think housing, like she said, it'll be with backyards and lawns, and, it's not gonna be bars and, all night long, like, you know, with the pollution, the noise, the lighting.

I I wanna know what buffers or protections will be required next to the neighborhood, walls, landscaping, setbacks, lighting limits, hours of operation. Will the developer, be responsible for any road, drainage, or infrastructure improvements? How does this rezoning align with the city's long term land use plan for the area. I I feel like it's gonna bring down our whole neighborhood, property values. People aren't gonna wanna buy homes there.

I'm I'm I'm worried about I'm really concerned about having bars right there with all the kids and what kind of traffic not traffic, car traffic, but what kind of people that's gonna bring to our neighborhood. You know? Trashy people, just thieves, you know? I I don't want our neighborhood to be junk. You know?

And everything I said before is for this too. Okay? Thank you.

Thank you, ma'am. Thank you very much. Okay. We just had four. Okay. Is there anybody else that would like to speak for or against this item? Okay. If not, I'm gonna go ahead and oh, I'm sorry.

I had actually asked to speak.

I'm sorry. Did I miss I apologize. I'm sorry.

That's okay.

That's Laura. Oh, I'm sorry. I'm so sorry. Yes. I made a note on it and I apologize.

Didn't That's do okay.

It's a holiday.

Yeah. For a holiday.

Please. Yes,

ma'am. And I I feel like nothing I say is really gonna matter. Obviously, of you live in that area and this doesn't affect you and you really don't seem to care. Y'all are focused on Gattisville Road. You're focused on Kenny Fort.

My neighbors and I, we're focused on getting out of our neighborhood, being able to get out our driveway. Once again, if you look at this map, the entrance to my neighborhood is right across from where they're proposing to have a commercial drive. My neighbor was just telling me she got in a wreck recently because there's traffic, there's cars lined up all along Round Rock Ranch. In the mornings and the afternoons, parents coming to pick up and drop off kids and we can't even get out of our neighborhood. There's 43 homes in the enclave, in the gated area, and that's our only entrance and exit.

We have no other way in and out and we're blockaded in. There's over 700 homes in Round Rock Ranch as a whole. And at least a third to a half of those are gonna be using this exit of Round Rock Ranch onto Gattis School Road. So, yes, there's a lot of traffic. Residential zoning is what is on the city's planning map. That is what we all expected when we bought our homes. That is what is compatible with what exists there. It's very dishonest to put residential zoning on the map and then say, oh, we changed our mind. Suck it up. Live with it.

Some of my neighbors over here, their homes back up to Gattis School Road right there across from where this commercial development will be. What do you think is gonna happen to their property values when there's a parking lot with bright lights right behind their backyard? It's not your home. It's not your yard. So I guess you don't care. But it matters to us because we live there. Our children live there. I have a teenage son that drives. What's it gonna be like when he's trying to get out of there and get to and from school and can't because of the traffic? It's a safety concern for me, not just with the kids driving or kids walking, but with the ones driving too.

So, you know, y'all are nodding your heads at us and, you know, acting like you care, asking questions, asking about traffic studies, but it's more about a quality of life issue. And I feel like, you know, the city talks about quality of life is important, but you're not proving it right now. Our quality of life is going to change dramatically with this development. Dramatically. But again, not in your backyard doesn't matter, unfortunately.

The city seems to be mostly concerned about the almighty dollar. Let's build a new commercial development and let's collect more tax dollars. It'll pump up our budget. I was recently told that by the assistant city manager when I emailed the city council about other concerns. He blew off all of my concerns and said, yeah, but think of the tax revenue we'll get from this. So I have a feeling I know that's where your mind is and you don't really care about our quality of life, but I thought I'd say it anyways. Thanks.

Thank you, ma'am. And I apologize. I didn't wasn't trying to skip over you. I didn't didn't see my own note. If there's no other discussions, I'm going go ahead and close the public hearing before we get into commissioner discussions. I would like to say a few things first to get things started off. Passion is great. I would like to say that we do care. And the first item we voted for was for two acres. This is a separate item.

We haven't voted on this yet. So this isn't over by any means. Second, I would like to say that there is a long process at hand. And this is step one of possibly 30 other steps that may or may not even happen. If for some reason this Board votes for it, it's still got to go to counsel. It's got to go to counsel twice. And then it's got to go through plan review. That could be a whole other process that could dictate what happens if it even does happen. But I do appreciate the passion, but I would like to say we do care. That's why we're here. We're all volunteers here. Nobody gets paid to do this. We're up here because we do care for

our

community and we like to take the time to listen and to understand. Sometimes this is an easy job, sometimes it's not. This is definitely one of those times. But we do understand and that's why we do ask questions and we try to understand the depth of what's going on here. And again, like I said, the first item was for two acres. This is the big piece of the pie. So yes, this is a whole another round and that's what this is about. That's why there's two separate items to talk about. So with that, I'm going to open up for discussions. I'm going to start with Commissioner Emerson, if you'd like to begin, please.

Yeah, would. It's a one simple question. In terms of the development, when will this take place?

What was the question? I'm sorry.

In terms of the development, when will this take place? Or do they have an idea it will take place in next year or so?

I will let the applicant talk to their timeline.

Our tentative timeline is to work through the planning process with staff and have a permit next summer, open for business in 2027.

2027. Okay, sir.

Thank you. Commissioner Mimic.

I do wanna second the fact that we are all volunteers sitting up here, and we all live in the community. I myself live in the adjacent community at Dyer, Creek Preserve at Dyer Creek, and we too had concerns. And prior to me joining the commission, we had concerns about a gas station going on the back of our neighborhood directly adjacent going down Kenny Ford. A lot more intrusive, so I completely sympathize with you all, which is why I decided to also serve the community in my current function capacity. I think it's important for the community to know that as as the head of our commission here stated that there this is a multistep process, and we can only look at specific rules and guidelines to rezoning these pieces of property as they stand.

We can't take varying other factors into account, so we have to be fairly objective in our approach. A lot of the questions that we asked here today are based off of that objective stance that we have to take in our recommendation to city council, but it this is not your last opportunity to voice your opinion. And so talking about the future use map, which does outline this for residential use or green area. Right? It is important because we do study that on a very regular basis for every property we examine, so we take that absolutely respect it and take it into account.

As the city evolves and grows, so does the planning process, right, with primary and artery routes that this Brad and his team have to plan for. And so we have to also account for city's growth, the city's growth, right, and traffic patterns and everything else. So that that's a lot of the questions that we're asking are meant to inform us of this. Had this property been in the middle of a neighborhood more, like, would say, interior to the neighborhood, by all means, yes. It's it's it's it's more obvious, but this one is unique.

Right? Because the neighborhood was likely there first before the primary artery came around. And so I just wanted to express those words of sympathy with you all because we all do live in the community, and so we are hearing you, and we're trying to take all these facts and comments into account and and make the best decision possible. No other comments. Thank you.

Thank you. Vice chair Bone.

I'm gonna echo a lot what was just said. Please understand our job up here, our volunteer job up here, is to ask questions. That all goes on record. It's it's all taken down. It's recorded.

It is it is the opportunity for y'all to express y'all's concerns, for us to to ask the kind of questions that generate the discussion that is necessary so that when we are considering these proposals, we need to make sure that they fall within the long term plan of the city, that they fall within framework of how this city is to be developed, and and that is our job. If it meets that criteria, we can make a recommendation to the city council. As as as chairman Claussen just said and and commissioner Mimic said, this is step one. There is a whole another round of public hearings and discussion that takes place at the city council level that the decision is made whether or not to move forward. We're somewhat of a filter here to to have the lengthy discussion that we are having tonight, which

is

really it's necessary, and I do listen. I've been listening for a long time. As a thirty one year resident of Round Rock, I care so much about this community. That's why I'm up here, because I want to be part of a process that does allow the citizens to be heard. No, don't I don't live in this neighborhood. No, I don't. But I've my daughter does. My daughter lives right down the street from this. It's gonna impact her. So, yeah, I care.

I thank

you all for being here, for bringing up the conversation and the topics that have been brought up because they are not going unheard, not unheard by us and certainly not unheard by our folks on the city council. Whatever we do here, I guarantee you they are either watching right now or will be watching this this hearing to hear y'all. That's why we do this. I grew up in a city that didn't have this. I'm not gonna mention it what its name, but it rhymes with with Houston.

That's what drove me and and motivated me to wanna be a part of this process. I don't really have any questions. I just wanted to say that. So thank you.

Thank you. Commissioner Bo I mean,

excuse me, commissioner Wimp. I don't have anything more to say. Thank you. Commissioner Holloway.

Yeah. I just again thank everybody for speaking. If you live in Round Rock Ranch, there's a very good chance that my daughters knocked on your door on Halloween to trick or treat. So, I I do care very much but as it's been mentioned, we're here to look at how this applies to city ordinances and it is a private property that owners can and should be allowed to do what they want with that within the legal limits. I do wanna walk through a couple of things to help put some of my neighbors at ease.

I'm an electrical engineer by trade. So, we're going to talk about lighting for a second. Site lighting is very good now. It's not the abomination that HEB parking lots used to be. They're not designed to be the brightest thing in the area anymore.

They're designed to be safe. Round Rock does have limits on what the foot candle requirements at the property line can be and it's designed to limit light trespass into neighboring areas. Any light that's installed now is gonna be dark sky compliant, so it's not gonna throw a lot of light up. And that is done by our design industry to allow us to see stars. It just really it it helps.

And on some of the impervious cover, a lot of those calculations, lot of those studies can't be done right now because the future owner, the civil engineer, they don't know what is actually going to be designed and built until it gets rezoned and actually gets designed. But what I heard them mentioning was they're going to expand that pond so that it's bigger. And yes, there will be more concrete. Yes, there will be more runoff off that concrete than there would be if it was grass. But the city of Round Rock is going to make sure that that water has somewhere safely to go within reasonable limits.

I do hear you, and I I'm torn between voting as a responsible member of Round Rock community as a whole and voting as someone who is a member of the Round Rock Ranch HOA. My daughters love to stop. They they had two ponies there this late summer, early fall, and they love to stop and paddle. So I do care, and I do hear you. But we also have a responsibility to the Round Rock community as a whole, and you can very much still take opportunities to speak to city council and they'll listen to you too and do what they believe is best for the community.

Thank you.

Thank you. Any other comments or discussions we need to have by anything? Okay. So seeing no discussions, I will entertain a motion, to approve item f two as noted.

I'll move to approve.

I have a first. Do I have a second? I'll second. I have a second. All in favor, say aye. Aye. All opposed, that would be me. So I got two. So we're what are we? My Aggie math says we're Four to two. Four to two. So I got four four, two against. Motion carries. And we'll move on to item g one, consider update concerning council items.

Two weeks ago at the city council meeting, they approved the homes at Windy Park planned unit development that came before p and z last month. That was the the planned unit development for single family condos in a lot off of Windy Park Drive south of Gaddis School Road. That was the only item at that meeting.

Very good. With that, we will adjourn.