Planning and Zoning Meeting - Regular Meeting

All right, it is six o'clock. We'll go ahead and call the uh meeting of the shirts planning and zoning commission to order. We have some alternates joining us tonight. We have Commissioner Grady and Commissioner uh Loredo Reyes with us this evening. We will move into the hearing of residents. Um this is the first opportunity uh for residents to speak. There will also be a opportunity during the public hearing for the individual items. So signed up we have Holly Richard. You will have three minutes.

Good evening. My name's Holly Richard. I live at 11633 Arbor Park Lane and I'm here tonight regarding the proposed gas station at Ray Corbett and FM18. Residents from Willow Grove and Ryan Valley and Crossvine are increasingly concerned about the growing congestion from continued housing and commercial development along 1518. We understand that economic growth is important for this area. However, many residents do not support another gas station at this location. Approximately a year ago, there was a proposed gas station at FM1518 in Schaefer Road, and residents came together and were very appreciative that planning and zoing heard their considerations and their um concerns and recognized that at that time a gas station wasn't appropriate for that location. Now, this current proposed location is only about a mile from the previous one that was proposed about a year ago. And many residents have similar concerns regarding this one. Gas stations located near neighborhoods and um Ray Corbett Junior High School create concerns related to traffic, safety, noise, lighting, and late night activity. Many residents do not believe this type of development is compatible or necessary with nearby homes. Another major concern is the traffic congestion. Traffic issues already exist at FM 1518 and Roy Corbett, especially during school hours. I drive it every morning and residents are concerned this development could make conditions worse. As this proceeds forward, we're seeking more information about the project, including the traffic impacts, roadway improvements, lighting, noise mitigation, hours of operation, drainage, access points, and how this development could affect nearby communities long term. There are plenty of gas stations within a reasonable driving distance. There are approximately 15 major gas stations within 5 miles of this proposed

location, including Quicktrip, Shell, Circle K, and Valero. Residents want to ensure that growth along 1518 is planned responsibly and that the long-term impact on surrounding neighborhoods is fully considered before decisions are made. Thank you. Thank you. That was everybody signed up. Uh there will be another public comment opportunity at the individual items. So, with that, we will move on to our consent agenda. Um, this is the minutes from April 1st. Were there any comments, questions? If not, I'll entertain a motion. Make a motion to accept the minutes of the April 1st meeting. Second.

Commissioner Hughes or Greedy. Okay.

All right. There's a motion to recommend approval of the minutes from April 1st by Commissioner McMaster, second by Commissioner Hughes. If there's no other comments, please vote. I have seven. Can we publish that? That motion carries. All right. And just for the record, um, at 601, Commissioner Velasquez entered the room. All right. Moving forward, item 5A, PLZC 20260028. Hold a public hearing and make a recommendation on a zone change request on approximately 2.1 acres of land from pre-development district to general business district. Uh, generally located at the southeast corner of the intersection of FM 1518 and Ray Corbett Drive, also known as a portion of Bear County property identification number 113267, City Assurance, Texas. Daisy zone change to general business district. Daisy Marquez, senior planner. Here's the subject property outline in yellow. It's currently zone pre-development district. It's undeveloped. It's part of a larger approximately 30 acre tract that is also zoned pre-development district. Uh further to the east of the property is Ray Corbett Junior High School. To the north is Ray Corbett Drive, a residential collector. And then to the west we have FM1518 which is a principal arterial and a text dot road. Uh tonight the applicant is proposing general business district for a commercial development and this zone change is being accompanied by the next hearing which is PLSPU 20260030. Here's the dimensional requirements for pre-development district and general business district. And then as you'll see, pre-development district doesn't really have anything, and that's because it was intended to be a placeholder after properties were annexed. Um, now the applicants proposing GB, which allows uses like appliance stores, uh,

furniture and home furnishings, uh, convenience stores, car washes that are automated, things like that. Again, this is not a comprehensive list. You'll find that in our permitted uses table. So, we did send out six public hearing notices to everyone within 200 feet on April 23rd. We did not receive any responses as of today, and a public hearing notice will be posted in the San Antonio Express prior to the city council hearing. Two notification signs were placed on the property by the applicant and this is tentatively scheduled for the June 2nd city council meeting. So, again, here's a subject property. It's currently zoned pre-development district and they're proposing general business district. And when looking at zone changes, staff looks towards the criteria listed in 2154D. This subject property and the area surrounding it is designated as mixeduse center in the comprehensive plan which is intended for a combination of higher density housing, locally serving commercial, recreational uses that are located along major transportation corridors. So the proposed GB zoning tonight does allow for commercial uses and it is located along FM158. Thus it meets the intent of the mixeduse future land use designation. So this proposed zone change to GB allows for land uses that were actually requested during the comprehensive plan engagement process. Um we did receive a lot of requests for commercial uses south of 78 to serve those residential developments. Um the proposed general business district does allow uses that are commercially serving such as retail restaurants and um after reviewing the TIA that they submitted, it does adversely increase the traffic at the intersection of 1518 and Ray Corbett. And even though it does increase traffic, it can be mitigated through improvements. Um, as part of the zone changes, they did submit a TIA summary

that our engineering department reviewed and they concluded that the proposed zone change will increase traffic on Ray Corbett, but the increase in traffic can be mitigated so that the city's transportation system can function at an acceptable level. Engineering did provide some improvements that can be done to mitigate this traffic. But I do want to note that although these are potential mitigation um that can be done um anything done off of 1518 is going to have to go through text first. So any proposed signalization is going to have to be approved by text and it's going to have to go on their timeline. Anything done on 1518 for uh desellings is going to have to go through text dot. Any proposed access points along 1518 are going to have to go through text dot. And again, the final required improvements are not known at this time. That um is figured out later on throughout the development process. So the proposed general business district is intended for retail and service establishments that are intended to meet the need of the entire community along principal transportation corridors. Again, it allows retail, community stores, beauty and barber shops. Um, this is not an extensive list, but these uses that are permitted in GB are consistent and appropriate with existing uses. As you can see in this map, the star indicates the subject property for tonight's zone change. And you can see the GB along 1518 on the other side. And if you follow that to the north, that'll lead to the Dollar General. So staff has ensured all UDC requirements have met for this proposed zone change application. and our shirts fire EMS and PD were notified of this proposed zone change and did not provide objections. So although there are concerns with the traffic impact of the requested zone change, the proposed GB is consistent with the intent of the comp plan and permits uses that serve the overall needs of the comm community. So staff is recommending approval of PLC 2026002A.

And the applicant is here tonight and does have a presentation.

Thank you, Daisy. Uh thanks everyone for giving us a time and uh uh I'm looking forward to kind of presenting what we are, what's our brand, what we're planning to bring to City of Shirts. Uh so our brand is Foodies Corner. We're located in We grew from Cedar Park. Uh small city just like this has been growing over the last 20 years. Um and today kind of want to just share with the neighbors just to show what our product is, what we're planning to bring along and yeah and love to go and discuss that. Uh so the branch was started uh by my dad about 25 years ago and that store you see on the right is Cedar Park. We still own it. We still operated it's in Cedar Park been operating that for 25 years now. Uh over the past three four years I joined my dad on this development journey and joined this brand and where we are today is we're growing and looking for new opportunities new cities to grow and put in our new model. and we came across shirts through a mutual connections from one of our vendors got put us in touch with the economic planning board at city of shirts during an initial meeting we had done uh just site visits as we're trying to grow outside of our Austin MSA we're looking at new bronul sagen shirts uh when we came across this as we were looking at shirts we thought it would be a great fit for what we have to offer uh so looking at that keep on going here are some of the stores we have built The top left is basically the store you all just saw that's fully remodeled now. This store in the middle is basically the most recent store we have built which was about four and a half year ago. Uh this was about six years ago. And then these two are almost 15 to 20 years old. Uh, I wanted to show you to kind of show like our progression and how we've been kind of getting better

doing a quality build and it kind of where we've been owning and operating these in all different communities. Moving forward to kind of show where we're located. So, as you can see, we have grown in Cedar Park. We have a location in Leander, Jonestown, Austin, East Austin, South Austin, and then you'll see on that map there are two grade out locations. Uh, one's in Liberty Hill, one's in San Marcus. These two stores are actually currently ex uh under construction. They're going to be opening up this year. Uh, Liberty Hill is opening up in two months. San Marcus opening up in September. Uh, those two stores are going to be our new flagship store is what we're planning to propose in City of Shirts. and I'll kind of discuss what we're planning to propose as we move forward. So the communities our location have not always actually mostly never cater to the highway. We all our locations are kind of within neighborhoods and around houses the some of these mostly all the stores like Traviso is a 3,500 uh uh single family neighborhood where one of our stores is located. Bryson is a 1500 neighborhood and we're right in the center of that. If you ever go on a website, you'll see on Google, we're right inside like right at the corner of the neighborhood. And then East Austin is a urban location we have kind of in uh in Austin. So we're like uh very close. There's also a school. I wouldn't say as close as this this side we have, but we are we we're not a highway specific. We're more so geared towards a neighborhood. So that's what we kind of think we love when we're close by and we can grow with the neighborhood. So what will our project be? It will be a modern, convenient store, a fuel station. It's going to be we're going to design our site to make sure the traffic flow is uh safe. Uh it's going to be

clean, well lit, and it's going to serve the daily community with convenience need. Our stores are approximately 6,000 square feet and we have no anchors that we're proposing on our site and it's quite large for our needs. And what this uh differentiates us from Quick 7-Elevens, and the corporate stores is we carry a little bit more products. What I what I'm trying to say is we are kind of like a mini grocery store inside a neighborhood where you can get milk, eggs, your daily grocery, toilet paper, dog food, cat food, and you can get a variety of things. Um and we will in a lot of our locations sometimes we're not in city city limits so they don't have strict zoning or site development standards. It looks like shirts does so we won't have an issue here but usually we will surpass those limits uh in terms of landscaping parking requirements site circulation and additional stuff. So this site more specifically uh as looking at it I know it's a huge concern with schools family resident what where we are currently and what we're proposing we're pretty much almost 500 ft from the nearest single family resident and that's one house that's basically across from us. We're 750 ft away from what the the master plan uh community we have and uh as far as field goes we're about a thousand feet from the nearest building school structure. Uh, and our sites obviously will have 24-hour security and camera coverage. Our sites are not going to be 24 hours where we want that. It's going to be basically someone brought up the hours of operation. We're going from 6:00 a.m. to usually 11 p.m. And that that's basically it. So, and it's monitored throughout the day. Uh, something that Daisy and obviously it's going to be brought up quite a bit is the traffic and TIA. Uh so with this site we understand that it is at a hard intersection. It is going to have a lot of traffic. Uh part of it is going to be from our development. Part of it is

going to be when the rest of the track gets developed. When we come in, we will basically follow any improvements or guidelines that the city may put on us or textile may put on us as part of our development. And I think that's pretty standard for us to do. fits whe whether it be turn lanes, roadway expansions on ray corbed or additional uh turn lane on 1518 will comply with what's needed uh some of the safety stuff that may go a little bit too in the weeds but I would like to share so so it kind of tells you the standards we set our our site this is more so on the inter internal side is we always use double wall steel wall tanks for underground uh there's lot of other options and They're made in USA. They're from a manufacturer called Watco. Uh there's uh in this industry, everyone who ever knows there's you could get tanks from China, out of country, and they're not fiberglass tanks, but we stick with that. Gives us long sustainable for 30-year plus uh warranties. Uh we're using flexible fuel piping. That's the newest in uh in this age that everyone's using. That's what we incorporate with our thing. As far as tank go and monitoring, sometimes it's critical. So we are using basically that that monitoring system you see is you can track daily your limits or if there's a leak uh and lastly it's the compliance with TCQ state and city with any setore uh there's always obviously concerns with gas being there uh but TCQ standards I would say are way more stringent than any city or state uh and we will follow those uh so our commitment is basically to keep uh a clean safe well-managed site. Uh we'll invest in our staff upkeep the site the property and uh we want to be here for the long term. We're not we're a store we're going to be here and in the next 5 years you may see a different owner. We when we build we're looking at

20 25 years for a long term and uh yeah and we're looking at kind of entering a positive addition to the neighborhood. Um the thing and some of y'all may be familiar uh but I want to share I think this would allow us, but it's just a video of our store to just gives you a a little perspective. This is the most recent store we have built. Just to run through it real quick. So, yeah. So, this is about 6,000 square feet. As you can see, it's pretty large. It's pretty clean. This is almost six years ago, and it's still kept. It's a little blurry. Sorry about that. Oh, there it is. Uh but we cater a lot of stuff from a lot of energy drinks to power aids to beer, wine, a lot of chip selections and groceries and uh have our own salsas and chips and as you can see in here. Uh and then as we get further along, we'll have a a lot of takeout options like frozen pizzas and stuff. And then we also in our store have a full kitchen which uh will serve hot food all the time. And with this one in our side is going to be picante text. In this site we had a bakery as well. Uh and we're looking at adding that component as well. Uh so just a quick thing uh show you all what what we kind of offer at one of our sites. So this is a rendering of our newest store. This is something similar to what we would uh like to present in city of shirts. Obviously, we will have to alter it to meet City of Shirts building requirements and articulation requirements that may have um and then to give you a little perspective, this is a store in Liberty Hill that's being almost completed and as you can see, it's a very high-end,

very modern, very contemporary store. Uh so, we're excited about this opening. Um, and then moving forward to also give you a couple bit of renderings of how our gas is going to look. So the top left is a rendering of how it may look. This is the live install of how that's going. These are the most we're using the up-to-date pumps on our sites. And then just a couple pictures of how our interior may look. I don't have that right now. Uh, and uh, yeah, we're looking forward to the opportunity to be in church. And uh, if there's any questions, I can help with that. So thank you.

All right. Thank you, sir. we will move into the um public comment portion of the evening. Just for anyone who hasn't been to one of these meetings, um when you're addressing if you're addressing the commission, we can't respond. So, we're taking notes of anything y'all are saying, but we're not allowed to respond to questions. So, um when you we'll you'll just come up, you'll have three minutes if you'll state your name and address, and then um we'll we'll let you know when your time's up. So, um we'll go ahead and open it up. It is 6:20. We'll go ahead and open the public comment. Just come on up as the as people are done.

Thank you. My name is Rod Fischer. I live at 10224 Aurora Sky. That's in the Willow Grove subdivision. I'm probably about 210 of a mile, maybe a little more than that from the proposed location. Thanks for the briefing, by the way. That was good. Uh I know we live in a car centric uh society and we need gas stations. Uh it's unfortunate that one would be put that close to our houses. Were concerned about the volatile organic compounds that bleach from these tanks. I spent 40 years as a fuels uh guy. Uh did got a technical degree in petroleum logistics and uh I spent a lot of time managing gas stations and fuel terminals. I'm awful concerned about the vulga the the organic compound leakage and I' I'd like to know uh if there's going to be some mitigation efforts. I didn't see anything on your slide. And I understand getting in the weeds would be difficult, but there's a type one and type two vapor recovery system on most gas stations. One on the delivery trucks and one on the car deliveries. Wondering if that's going to be part of your gas station. How many tanks are we talking of what grades? Uh what size? I' I'd like to know that.

Uh great. I I think that's important for us to know. You did have one statement up there saying that the fuel event lines would be routed through gas industry. Yeah, like I said, I didn't know what that meant. It what that statement meant on one of your slides. I would really like to know what that meant. It didn't make sense to me through the gas industry. I didn't know what that meant and I routed a lot of lines of my time. So, that was something a mystery to me. But there are safety distance criteria. Most of the time we talk 100 meters, 300 feet is kind of a standard industry practice for us to keep our gas stations away from residences and buildings. Kind of concerned about the children's playground at the school. over there at at Corbett. I'm surprised the fire department or somebody hasn't elevated that, but that if you go out I I drive by that playground every day, there's kids out there playing and that's a lot closer than what you had for your structure feed up there and those kids are going to be in that playground probably sucking up those organic compounds. You guys need to think about that. Uh so, uh that's an important point. Uh the safety distance criteria for us in our neighborhood, like I say, is 300 feet. You're probably seven or 800 feet away from the house on the edge of our subdivision. A lot of people say that that 300 feet criteria is four or five times too low. So that that that's a that's an argument point, but I would like to know if you're going to have any mitigation like the type one or type two vapor recovery systems on the nozzles on on delivery and on vehicles. And I'd like to know if you're going to have any kind of foilage or trees because they say that does kind of mitigate the emission or the volatile compounds from spreading. It helps them disseminate quicker. I don't know if you going to put any fencing or any any trees in that are going to help manage those uh uh emissions. That would be something I'd be interested in knowing as well. With that, I thank you for giving me a couple minutes to speak and appreciate everybody.

Thank you, sir. Anybody else? Going once, going twice. Well, it's 6:23. I'll go and close the public hearing. Uh, commissioners, questions, comments? Uh, Mr. Outlaw. Well, I'd like to start off by saying this is this is the same problem we have every time one of these projects came in. The um the subject before us right now is not the convenience store. It's the zoning. Okay? And it's it's uh and I'm probably stepping on the chairman's uh toes here, but this is always the issue. Um our first decision is whether or not general business is an appropriate zoning for the location. Yes or no. And then the second we'll move on later to whether or not it's an appropriate place for a gas for convenience store with gas pumps. So um and I would appreciate it uh during the next comment if you talk to the commission and not to the applicant. Okay. Thank you. Um, so a couple things, Stacey, can you go over I know the question was asked. We have landscape requirements. So let's assume this is this is zoned to general business and um then they're proposing the gas station. There would be landscaping requirements as a part of that.

Correct. Yeah.

So any commercial development is required to have at least nine trees per acre. So this is a 2.1 acre lot. It's approximately a minimum of 18 trees and we would require shade trees. People typically use oaks or elms in this loca in our area just because they grow easy. Um on top of that along Ray Corbett and FM 1518, we would require one tree every 20 linear feet. Um and then on top of that, adjacent to all other non-residential zoning. So only looking at the 2.1 acres, we would only require a 5-ft landscape buffer with one tree every 100 ft. Since they're parceling out two acres out of the approximately 30 that is the larger tract, no masonry screening, masonry screening or additional screening adjacent to residential would be required.

Okay. Thank you. And is there a way to to to pay out of that requirement or No, we do not offer that. If anybody wants any sort of different type of landscaping, they would have to essentially come to the PNZ if even possible. But um typically when it comes to site design requirements, that's our minimum expectation. Okay. Um I do have a couple questions for the applicant um if if you're available. So, like it was mentioned at the top of the meeting, we heard a very similar item for a very similar location right up the way

and um have you reached out to any of the neighborhood groups?

Uh no, personally we have not reached out. I think the reason why we didn't is what from previous from the economic and even the previous mayor what we heard was a lot of their reservations were gas station being literally on sharing the same fence as the resident and when we had kind of high level approach like hey is it worth it for us to put in this effort put in the dollars to come and come in this design and do a TIA to even to propose this site I think the biggest thing what we heard was the proximity to the single family resident I think right there which was the biggest thing and throughout this 1518 corridor as it's being expanded there's a lot of opportunities but we were trying to see what fits the best and I think what we think is this track serves well because it may have other mixeduse opportunity that may will probably trigger on

okay would you operate do any of your stores operate without the gas component or is it is it oh so we've got that question quite a bit uh and yeah I I mean we wish there was no gas component but to just put it frankly when we're putting the amount of investment of almost 87 plus million that component helps us with the financial aspect of it and if we don't we're going to get killed by the bigger grocery stores from HBS and stuff like that where we're not going to be able to sustain a small little grocery store or Dollar Generals and coming up. Yeah.

Thank you. Does anybody else any other questions? Commissioner Outlaw. Well, again, um the topic at hand is zoning,

correct? And um I don't know, you know, I keep coming back to um one of the things you have to keep in mind is if if if we recommend approval to general business, anything on that list can be built. Anything. Some of which may not be desirable. Okay. Um, I don't know. Um, unfortunately, neighborhood services, um, doesn't allow convenience stores with gas pumps. U, but it's a much narrower list of of of what you can put in. Um, what is the grand plan for Ray Corbett Drive? I I I can see that it's, you know, it's it's one of the primary access roads. Um, and I I I can never remember the name of that subdivision back there, but but isn't there isn't that going to continue on into other subdivisions back there?

Yes. So, Mr. Ola, this is um the Ryan Valley subdivision that's adjacent to Ray Corbett. Um, unfortunately, Ray Corbett is a residential collector, so it's one of our lower tier roads. Um when it comes to expansion of the road or any improvements essentially it would just be widening when it comes to D um del lanes or right and left turn lanes it really depends on essentially let's say for example to expand the area over here where um we have the hatching the developer would essentially have to partner with whoever owns this land to acquire that rideway or essentially find a way to come with a partnership to create that mitigation for the traffic. Um it is on our MTP road designated as a residential collector but um I'm not aware if it's you know at the top of the CIP list.

Is that what it is on our master thoroughare plan is just a residential collector. It was never intended to be anything else. Correct. Okay. And again I do want to note kind of how you were saying Mr. Outlaw the the zone change can be approved. The SCP can be approved or denied. Um, but the SCP depends on the zone change. Well, I understand that. And and again, it's over and over and over again. These things come in as a pair. Correct.

And it's it's it's very difficult to talk about one without not talking about the other. And and maybe we need to find a way to split them up. Maybe you can't bring them in at the same time. Okay. May maybe that would help to solve the problem. Um, but you know, I I this is my 10th year on PNZ, ninth year, and it's it's been that way forever, and it just makes it really difficult. So, yeah. Go ahead. I'm sorry. I'm done. Okay. I'll put my soap box away. Anybody else?

Well, real quick before I entertain a motion, I I'll be upfront with the applicant. I I do support the general business just based on the comp plan and based on those I mean the comp plan we did it in 23 22 so it's not terribly old so to recognize this is yeah I mean it's along a m major thorough affair um so that aspect I I do agree with but um I I think my previous comments about the the gas stations would would still stand. So, um, with that, I'll entertain motions.

I'll make a motion to approve. Um, let me get back up to the top. PLZC 202260028. There a second. Yes. Just clarify this is a recommendation to city council. Correct. And I will second that.

That is a motion to recommend approval of PLC 20260028. And this is for the uh proposed reszoning separate than the gas station use permit um by Commissioner McMasters, seconded by Commissioner Outlaw. If there's no other comments, please vote. I have seven votes. Can I please publish that? That motion carries. Okay, moving on. PL PL SPU 20260030. hold a public hearing and make a recommendation on a specific use permit to allow a convenience store with gas pumps on approximately 2.1 acres of land generally located at the southeast corner of the intersection of f FM1518 and Ray Corpet Drive also known as a portion of Bear County property identification number 113267 city shirts Texas Daisy

good evening commissioners once again plu 20260030 so we're here to um hear the proposed specific use permit to allow convenience store with gas pumps on approximately 2.1 acres. Daisy Marquez, senior planner. We are discussing the same property that we just heard. It is outlined in yellow. Again, um this is accompanied by the zone change um to allow general business district on these 2.1 acres. And again, here are the dimensional requirements and uh some of the permitted uses within general business district. We did send out six public notices for this SUP on April 23rd. We did not receive any responses. Um, a public hearing notice will be published in the paper prior to city council. Two notification signs were posted by the applicant and this is tentatively scheduled for the June 2nd city council meeting. So, this is being heard separately as a specific use permit because per UDC section 2158, a convenience store with gas pumps requires an approved specific use permit in general business district. And again uh this application is being accompanied by the zone change. So when looking at specific use permits uh staff evaluates it based on the criteria in 2151D. Um essentially again as we have already discussed this area is designated as mixeduse center. The proposed SC is located along FM1518 which is a principal arterial. Um, and the proposed SCP does not violate the intent of the mixeduse future land use designation. The current pre-development zoning is just a placeholder for properties. Again, um the applicant is also proposing GB zoning which is intended for retail and service uses. The proposed um SCP is intended for a gas station which meets the intent of the GB district. So currently within the city of Shirts, there are no ordinances that are adopted

to restrict the distance of a convenience store with gas pumps from a school. Nor are there any ordinances that require a certain distance of a separation for alcohol sales and schools. Um a convenience store is permitted by Wright and General Business District. Again, we're just here for the SUP for the gas pumps. and the CR uh the proposed GB zoning is compatible with existing zoning and land uses in the area. Um we do want to note that this SUP and zone change are only for 2.1 acres of a larger approximately 30 acre tract. There are no current applications for the remainder of the 30 acre tract. Um and I do want to note that the intersection that this SU is being proposed on is 1518 which is a principal arterial text road. Anything being proposed on 1518 is going to be have to reviewed by uh text dot. So quite literally the plat the site plan building permits are going to have to be reviewed by text dot before we approve anything. And then again Ray Corbett Drive is a residential collector in our MTP road. Um when it comes to access points uh that's evaluated later in the development process and there are some concerns with the proximity to rake corbit but it is not adjacent to it and again um that same TIA that was submitted for the zone change was also used for the specific use permit. There are concerns with the increase in traffic on Ray Corbett. There are some mitig mitigation efforts that can be done. Um but again, we don't know what those required mitigation efforts would look like at this point. And again, the proposed SUP location is not ideal at this intersection of a residential collector and principal arterial and traffic will be adversely affected on Ray Corbit, but it is not adjacent or surrounded by residential uses and zoning as you've seen before and the traffic mitigation efforts um will be

required and there is a possibility of them. The proposed SUP does meet the UDC requirements. Fire, EMS, and PD did review the proposed SCP and do not provide objections. Uh PD did go back and evaluate the number of calls for service when it comes to a convenience store with gas pumps in proximities to schools and they did not find a correlation between the two. Um some additional considerations, uh staff did some additional research to find some best practices for gas pumps in proximity to schools. We did find an EPA report from 2015, but it provided more school sighting guidelines for new schools. Um, and it did not provide any specific guidance on the proximity to convenience stores with gas pumps. We also looked at existing schools in proximity to convenience stores with gas pumps. So, one example is Samuel Clemens. Um, it's lo uh the convenience store with gas pumps is located at the corner of Shorts Parkway, which is a principal arterial in Elbow Road, a commercial collector. Again along Hubertis in I35, we have CamL Creek Elementary and Danville Middle School. Um the Circle K that's at that corner of I35 in Hubertis Road is taking advantage of that major transportation corridor in that hard intersection of two principal arterials. Another school is the school of science and technology. As you can see, it's um along Fairlon and I35, kind of nestled in front of a residential uh subdivision. The closest convenience store with gas pumps is again located at a hard corner. So that's um at the hard corner of FM 1103, a principal arterial in I35 access road, another principal arterial. So as you can see, a lot of these convenience stores with gas pumps in proximity to schools that we have existed in the city of Shorts are taking advantage of those in intersections of major transportation corridors. Um when staff was evaluating this

proposed SU we were thinking um essentially what is there in relation to the proximity of schools when we were breaking it down ideally schools are to be located within residential developments we want kids to walk to school safe travel to school so if you think shirts elementary school that's located nestled between a historic area of shirts and also Wilder intermediate school that you see um here outlined in yellow that is quite literally nestled in between three residential developments. Um, typically this is what we want to see. But when you start thinking of a convenience store with gas pumps, you start thinking, okay, a convenience store with gas pumps next to Wilder Intermediate School would not be ideal in this location because it's within a residential development and adjacent to a school. Um but we do understand that what's proposed tonight is not immediately adjacent to a school but it is still at a corner of FM1518 which is a principal arterial but Ray Corbett is a residential collector and although the location is not ideal a preferred location would be the intersection of 1518 and lower sigin road as lower sigin road is a secondary arterial so that would take advantage of um the intersection of two arterial roads. And when it comes to previous SU applications for a convenience store with gas pumps, major opposition was due to um it being immediately adjacent to residential. So think um when we heard the one along Shirts Parkway um there were a lot of concerns about being immediately adjacent to it and the planning and zoning commission expressed concerns over that proximity to residential uses and zoning and the proposed SCP uh tonight is not immediately adjacent to residential uses or zoning and the proposed SCP to allow a convenience store with gas pumps does not violate the intent of the comp plan. It is compatible with existing uses and

the existing and proposed zoning and it is not immediately adjacent to residential developments or zoning. Thus, staff is recommending approval of plu 20260030. Thank you, Daisy. Um, does the applicant want to add anything or do you just want us to move into public comment? Yeah. Okay. Well, we will do that. It is 6:41. This is a public hearing. Uh, you're welcome to speak on the item again. Well, it's a different item, so anyone going. Yeah, come on.

I just have a question and why it's not being proposed at the lower sigen FM 1518 if those are a secondary arterial. I'm not familiar with the terms of the different zoning of the streets, but why it's not moved to the other location versus the 1518. It'd be further from the junior high and then it's not the same traffic problems. But the major problem if you have ever driven that between the hours of 7 and 9:00, you are sitting traffic it is there's a lot of um construction going on right now with 158 expanded to a fourlay road. But even without that, I've lived in that neighborhood in Willow Grove for eight years. It has always been a problem with people trying to turn left into Ray Corbett. So, uh I don't know if you looked at how many uh accidents have happened with people turning into Rose Garden and into Ray Corbett and look at the traffic flow there in those prime times during school hours. It would be seem like if it was moved to a different location, if it's if that land is zoned appropriately for that that if it is sitting more towards lower sigen where there is further from the junior high, further further from the traffic flow. I believe for Ray Corbett to get into the carpool lane, that is the only way that residents can get or people attending the school can get in. They they have to turn left on Ray Corbett to get into the school to flow through their car lane.

Okay. Thank you. Anybody else? Yeah, come on up. There's an opportunity.

Rod Fischer again, uh, thank you for telling me about, uh, uh, talking directly to you folks. I wasn't aware of that. So, thank you. U, the question I would have, uh, we talk a lot about traffic. Uh, and I've seen a lot of discussion about traffic, but I'm I'm not so focused on the traffic of the cars we're going to add. That is a layer of of traffic that's going to make things a little busier there. But I'm more concerned about the fuel tankers making deliveries. So I think it'll be important for us to evaluate the the entry exit plans for the fuel tankers because mixing fuel tankers in with school buses delivering children to school every day at that exact corner uh is is could be troublesome. And I can tell you firsthand there are a lot of fuel tanker incidents uh that happen. And so we need to be very cautious about that. So be really interested in seeing what that that uh travel plan would be for the fuel tankers making fuel deliveries to the gas station. Keep that in mind, please. Thank you.

Thank you, sir. Anybody else? Yeah, come on up.

Uh good evening everyone. My name is Cariss Jones and I live at 10317 Colonel Ridge in the Willow Grove uh neighborhood. So along with the comments from Holly and my my neighbor here, I believe when we agreed to the expansion of 1518 that includes sidewalks. So I don't think it's mentioned here how that's going to increase pedestrian traffic and how our neighborhood are going to utilize those sidewalks once that construction is complete. You bring that that specific use entity in there, that gas station in there. Now we take on a new safety concern which is pedestrian traffic. Currently, we only talking about car accidents, but that sidewalk is going to increase pedestrian traffic, which we don't have right now because people don't want to walk along the side. So, I really ask that you take into consideration that the increase in pedestrian traffic with the expansion of 1518 and adding those sidewalks and how this uh uh this business can impact that. Thank you.

Thank you, sir. An uh Yeah, come on up and then we'll we'll Yes.

Yeah. My name is Jeff Richardson. at 10460 Shadowy Dusk in Willow Grove. And one thing that I've kind of heard repeatedly by the planning folks is we're going to do the the research after the fact in terms of doing the the study on traffic flow or what it may look like. Will there be traffic lights there? How what is the flow? What is the plan? And it just kind of seems, you know, kind of uh a little backwards to talk about let's go ahead and commit and then we're going to take a look and see what the damage may be and try and mitigate. You know, the use of the term we're going to mitigate after the fact. And just historically, it just seems like we always get burned by after the fact because once you commit, it's kind of hard to go back. So, the only thing that I ask that you do is let's kind of do our homework a little bit and let's demand more of a either it's a traffic study. Will there be lights there? And I think I probably speak on behalf of most of the citizens. What will it look like? Can you give us some schematics? Can you give us some ideas of what that will look like once we put something like that in? And I think that will probably help kind of digest this a little bit more and feel that you all in the busy, you know, and important job that you have are really looking at the community's best interests versus just saying, you know, based on, yeah, we don't we're not for sure, but we're going to mitigate this. We'll look at it after the fact. That just that's kind of poor planning. No disrespect, but I just think we we got to sometimes do the homework first before we commit. And that's all I have to say. Thank you.

Thank you, sir. Anybody else? Come on up. Jeff Wigglesworth. I live 1510 Hansen's Forest in um Willow Grove. Um I'm kind of just reiterating what was just said, the concern of that um Corbett um possibly making a turn lane if if the people that own the adjacent land, you know, can agree to that. And I know that's been denied on our side before. Um so that again like he said is kind of um after the fact planning that you know is something there going to happen um big semi-truck coming in with fuel tankers as the sidewalks as was mentioned go in I think we're going to see an increase in bicycles I know when I was in middle school riding my bicycle to school I'd hit a convenience store clerk's not looking uh maybe grabbing cigarettes alcohol you know whatever so you know just that safety concern kids are kids um and then again they're riding their bicycles around that parking parking lot, you know, because they're excited to be able to go into a grocery store and have some change in their pocket. Um, that's all I have. Thank you.

Thank you, sir. Anybody else? Well, it is 6:48. We'll close the public comments section. Um, I will start off. Daisy, can you elaborate a little? the question or the comment was made about why after the fact and I know we've heard it a couple times, but can you talk a little bit about why we don't require this now?

So, um the TIA summary is actually a new thing to be required during the zone change and SCP process. This is requested by city council quite recently. Um, typically when it comes through the development process, when it comes for platting, they'll uh provide a TIA determination form and our engineering department reviews it. If they just want to plat, then a full study's not done. When it comes to the site plan and they know, okay, what type of tenants they're going to have, what the building's going to look like in relation to the site, then that's when they submit a full TIA summary. They look at access points. They look at what's going to be required. um we haven't gotten the request to do a full TIA before a zone change. And then I do also want to note that essentially in the past site plans that were approved were essentially required with the SUP and zone change as we've heard before, but that was done away with because it is a lot of time and effort to put into something that could get denied.

Okay. Um a a couple of other things. So, hey Brian. Um, the the the traffic aspect. I know when we talked to the police, did they include that the accident issue or was it just the It was just for calls for service. Um, that's all the evaluated. Okay. Um, and then do we allow so if they had I mean they couldn't you could they use Ray Corbett as a primary access or would they we don't we don't know yet. We don't know if Texot will allow them access along 1518 yet.

Okay. So, h I mean this is a hypothetical now. If Texot says no, you can't access off 1518, your only access would be off Ray Corbett. That could be a possibility. Yes. Yeah. So, so I will say maybe to clarify some of the answer with Daisy on the the TIA, right? So part of what staff does, engineering staff who reviews the TAS all the time is they look at the application and one of the questions they ask is what are the possible outcomes of the TIA? Go a to pull up the big aerial with this. Um

Sure. I'm sorry. Thanks. So a TIA is a traffic impact analysis. So chime in when I'm not clear and use too many acronyms. So it basically is where to your point I think um your point what we look at the traffic and look on the front end and so what our engineering department does is they sort of look at the application as it comes in they have they kind of take stock of it and they say what are we likely to learn from a TIA right and so one of the things that we look at is there's a certain amount of traffic that they can estimate go into a standard book that everybody uses that says if you have a gas station convenience store, how many trips do you expect from that? If you have a single family or residential house, how many trips do you expect? And they kind of run those numbers and look at them and say, "What is it we think we're getting on this?" And part of what they do is they look at that road network and try to take an initial estimate of how much does this change the traffic we have for the folks who live out there and are dealing with the mess on 1518 that you have been right. There's a lot of traffic on 1518 which is why the road needs to be expanded. Um so it's a nominal amount of traffic that this will add to 1518. And even if you look commissioner as you stated that whole corner in the comp plan from lower sigin up to Ray Corbett is designated for commercial. The whole corner at the other side for the the cross mine that's designated for commercial. So again, if you think about this area of southern searchs that seems really rural, but then think what you've got up at 309 in Borg Feld Railbell, right? That's what we're going to see as things develop. And we've seen that with the residential one, right? Willow Grove kind of came in right after the first phase of Crossvine and then we had Ryan Valley come in and and and Maritage and and so on and so on. And so what when engineering looked at that with this

one, the real question they had was really just about what does it do with the stacking at Ray Corbett. That's what their initial look at. And to be blunt, what they really wanted to know, and this I think goes to your point, is is there a way for them to mitigate the impact to that? And the answer was, yeah, it seems like there is a way for them to mitigate with these cell lanes so it can be done. Where you would get a different answer and this would affect staff is if we looked at this and said, "Wow, we really hadn't anticipated this type of use with this much traffic there." And there's not a way to fix the road network to accommodate it. And so forever, everybody's going to be going, "This thing is a mess and there's no way to fix it." that would cause staff to have a negative recommendation. And so we did look at it and the answer is yeah, there's a way for them to fix it. But why we don't get so far into the weeds on this one is if this were to be approved, we don't know if they're going to build it six months from now, a year from now, two years from now, three years from now. And so, for example, if Ray Corbett gets extended, the rideway has been dedicated and you get a residential subdivision down here, that will change the amount of traffic and that will cause the situation to change, which is why we don't do it so early because we want to look at it at the time they come in to pull a permit and say, "What is the situation now? What do we need to fix?" Right? And I can appreciate the concerns about traffic being a mess now because we've been hearing it. It'll be very different when 1518 is done. In some ways, really good, but then in some ways you're probably going, "God, those cars are going so fast, right? We we'll get the bad with it as well." And so that's why we look at that full TIA when they come into develop. But we did do a look now and the concern was what happens at Ray

Corbett. The feeling is there's a way to mitigate it and that's the basis of our recommendation just to chime in since I tend to be the one that goes back and forth with engineering. So, thank you for humoring me on. Yeah. No, thank you. And just if you could add, so can we as like the hypothetical requirements for so, oh, you need to add a del line. Can we require that or is that something that we would like you to be build a deline, but it's not something I can hold you to?

So, so we really have to have a basis for it. And so, what I would say is the the same thing, right? What what we would trying to give you a definite answer. Theoretically, you could impose a condition that they have to build the del lane on Ray Ray Corp. Yes. What we would typically say is that would be something that would come in with the TIA at site development and would trigger that requirement if it were not triggered already. So you could put it on there, but we have a mechanism to deal with that.

And I think that's what I just wanted to to ensure is it's not necessarily something that I think would be functional as a condition, but just in terms of site requirements that we can say you need to put this del mandate. So

yeah, and and here would be the thing that I would say with that, right? And this is where, as you probably know, it gets a little more complicated. So if the developer says, "Okay, fair enough. Sure, that makes sense. We want traffic to flow well as well. helps our business too. But they come back and go, I can't get the ride away from the guy on the other side. Then that would mean the city would need to agree to step in and council would con would uh theoretically need to authorize imminent domain to acquire the property, right? And so that would be the only thing with imposing that condition is it's not entirely within their power. But again, typically what staff recommends is to try to fix these things when things come in if we need to use imminent bank. Funny enough, if you were at the council meeting or if you're at the council meeting next week, you're going to hear a thing about sidewalks on Hubbertus and we're going to kind of make a note. If you want these sidewalks done, great. We can do it, but we may need to use imminent domain to get an easement uh or to get right away to be able to build those sidewalks.

Okay. Thank you, Brian. Mhm. Um well, real quick before I I turn it over, I you know, like I said previously, it it is in the comp plan for general business. Um I do agree with a lot of folks that and my comments on the previous case that I don't think the gas station is appropriate. So that's where I stand on it. But I know Mr. Outlaw has something. So I'll turn it over to him.

Well, thank you, Mr. Chairman. Actually, I have several things, but I'm wondering if we could start out by uh in in on the previous topic, uh the gentleman back there had some questions to the applicant about vapor recovery, the number of tanks. Um, and I'm sorry I didn't write them all down. Uh, but I'm wonder if we couldn't get concerns. Yeah, I wonder if we couldn't get the applicant to address that.

Okay. Yeah, I got it. Um, yeah, number of tank is just one. As far as size, I don't have the exact one, but it'll probably about 12,000 to 16,000 gallons. Uh, you said fuel grades. Fuel grades are just going to be the standard, uh, premium, super, uh, and diesel as well on all pumps. Uh, but all of those are going to be within one tank, just split compartment. Uh, you said you were confused about the venting pipes. What I meant by that was uh going back to the vapors. If you see a lot of the old stores, some of the new stores do it. You'll see out in the parking lot, you'll see like these random six pipes just sticking out. So, what we have done at every single site is we actually run the vapors from the tank. They will run the vent lines will go in the column and it'll shoot from the top of the canopy. So, that's what I meant by that. Uh the type one and two nozzle connections. Uh I'm not sure on that one, but if you would like, I can share you what exact spec we're planning on using. Uh so I don't mind sharing that. And as far as fuel tanker, I think there was another comment from you. Uh how would that work? Uh so 1518 uh I know our our site what we've learned from text is because of the front page we may not get access directly but with the adjacent owner who are purchasing the the remaining parcel there is going to be a uh access easement that will be a joint use. So 1518 will be our primary. There's no way we're going to use Ray Corbett as our primary uh drive. Uh so the fuel tinker question is usually in our site analysis I don't know if it's with city but usually in past we've run a turn lane analysis that kind of goes into the site and see how they're able to turn and the site gets adjusted as needed to accommodate that. Um I believe that was it

right. Thank you. Um so yeah somewhere down my list here I said I wish we had a crystal ball. I really do because um you know 1518 is basically a commercial corridor and um I had the same question. Why Ray Corbett and not Lower Sigin? Well, if you look at look at what's up there. Um that corner is not part of this parcel. In fact, I think there's still a house there. Um it certainly and then uh thank you for but again uh shirts in in its in its development we require cross lot access if you know that's the way you can drive from you know if if you're at McDonald's you can drive to Valero from Valero you can drive to HB um and and so I'm sure as the frontage develops And as the applicant said, the uh apparently there's a there's an ongoing thing right next door to you already. And that um that will give them a a shared access to uh 1518. And then you can get creative is if if anybody go takes 78 eastbound and when you get to 11:03, right there on the corner of 11:03 and 78 is a QT. And I'm sure text dot denied access to 1518. It was too close to the intersection. Well, if you'll notice, they ran a drive parallel to 15 uh to 78 for sufficient distance and then there's a driveway that comes out. So, um it's there are ways to do that. Um I was going to ask about the timeline. Do you

have any idea what uh in terms of when you might when you're looking at starting this our general discussion? It seems like um we're having to do uh at the very primaries like we'll have to plat it uh we'll have to do a final plat side plan building permit. So we're planning on running applications that are concurrently whichever we can. Uh but our goal would be as term permits are in hand we'll like to start right after that. It's not a thing where we want to wait for four years and come back later. That's not our intent. Our intent is uh go in and go and develop and yeah

and what do you think a year 18 months? I think I think the permits will be longer than a year. I mean, we would prefer if the permits took a year, but I think we're looking at 15 where I've allocated 15 months for permitting. Uh, that would get us through with because Texot's also a huge component in this one. So, well, if city council approves the SU, it it runs because there's always a caveat on there. It's 24 months. It's two years. So, um I I I just keep hoping that maybe they'll finish 151 18 before you Oh, yeah. I hope so.

Before this would start. Um, and then I wanted to ask you because the concern about fuel delivery, do you uh do you have some flexibility in in when those those tankers show up? Yeah, usually uh most of the time it's actually at the evening time. You're never going to see a tanker show up at lunch hour or like five or six. One is it's not for good for us as we have customers. So, usually it's around like I want to say right after rush hour at 8 or 9ine and it's easier for them to come in and in and out. So, okay.

And you know, we talk about the traffic impact analysis. Um I'm not I'm not a traffic engineer, but you know, looking at it logically, um probably a lot of the customers that go in and out of that are going to be the parents dropping off and picking up just because it's convenient. And it does look unfortunately maybe not enough foresight. But looking at the photograph here, the satellite, it does appear that that first stretch of break orbit is wider than the part as it. So, uh because yeah, typically um we don't we wouldn't want to put it on a uh and and that was part of the reason this one over here. Um and if I remember right, our code actually um if you have access to a principal or to an arterial or whatever, you you you can't no if anyway there there's a certain situation where if you have access to a road like Ray Corbett, you can't put a driveway on um and unfortunately see here comes Brian. But you know what I'm talking about, right?

You do, right? And see, you know, I'm still upset about QT. No, I know you are. Okay. Because again, text and text dot may have a problem with that, but that violates our development code.

Yeah. So, I I think what you're probably going to see here, right, unless text dot has an issue, is text dot's probably going to say, yeah, they get a drive approach here, but it's probably going to be as far south as they can make it to stay away from the intersection. Um, but to be blunt to everybody, you're going to have cars coming down this way and likely they're going to they're going to turn at Ray Corbit and then pull and turn in. And then as you see this whole area develop, as you said, you're going to get cross access. You're going to so you're going to have drivers here. Somebody says, "I don't want to mess with that. I'll just come down here, turn in here, cut in front of, you know, whatever the the restaurant is, the office." kind of like we do down here on the

That's exactly right. Um I had a question and now I don't have a question and and and it had to do with with access. Anyway, uh that's all I had. Mr. Chairman, I did have one other question. Brian, you might be able to. So alcohol sales in distance tab is 300 ft. Is that door to door from the property line?

So So wow you somebody asked me that the other day and I've gotten so old that I cannot remember. I think it is doortodoor as opposed to as a crow flies because when I've had this before but again I would remind you we've got Clemens and we've got right caddy corner we've got that convenience store uh that sells alcohol. The answer is it is what it is regulated by the state. Eyeballing it, I believe it's a it's a doortodoor and so I I think they'll be fine, but that's the applicant's deal to deal with. Correct. Yeah. I just didn't I I know we can regulate up to more. I just I thought of Yeah, that's not something we've chosen. Okay. Well, anybody else? I've got a couple of questions.

Yeah, absolutely. Okay. So, uh, for the applicant, uh, on average, how many deliveries are you getting per day for supplies or or gas? We, yeah, so we're actually not like a big truck truck stop. So, I would say not even daily. We're probably getting it like once every two or three days. And the reason is our tanks are able to sustain where it's not where, hey, we ran out and let's get our delivery. It's to kind of get you through at least two, three days. So, you would get it every two or three days once. Yeah. Okay. And then you're saying it would be after after 8 p.m. Yeah. Okay. And then uh what about the other supplies? What supplies? Uh like your other inventory

grocery supplies. Yeah. So usually those will come in like uh just I think it just depends. But those are not like a big 18 wheeler. The grocery supplies we are using is like smaller trucks. So they're all different vendors. For example, chips like Lays will be their own vendor. Red Bull will be their own vendor and they'll come in their own truck. So it's we are not uh buying it from a wholesaler where they're coming in with a large 18 miller and just dump giving everything to us for for example like Quick Trip will have their own truck deliver every single product. We're actually buying from individual vendors. Yeah. And those deliveries would happen after 8 p.m. as well. No, I don't know the exact answer, but I think those are just spread on their timing. Yeah. Okay.

Yeah. Okay. Uh and is there any possibility of moving it uh away from that corner?

So yeah, so the south someone pointed out, yeah, that corner is not available. So we wish it was. As we were looking at this site, the way to carve off the corner and the access, we want to make sure it's easy. It's a convenience store to get someone in and then get someone out as quickly and you're not creating a lot of uh uh traffic. But what we have known and actually didn't know that someone is coming. I just heard someone might be coming next to us. But the intent of this is I think we want to work with develop whoever comes after is have a stub out where if they're using our access it gives a good cross access. We're not creating like disturbances within that that track so it doesn't create unnecessary traffic. And I think Brian pointed out most likely we also kind of know that 1518 already has a long turn lane. There's a very high pro probability that Tex dot will most likely allow us a driveway probably almost 500 feet away or 600 feet away from that intersection.

Okay. And we're talking that's the gray square, correct? That's the 2.1 acres. Yeah. Where the star is. I don't know where. Just where the star is. Oh, so it's okay. It's not the whole It's only two acres out of the 30some acre. Oh, okay. So here in blue is approximately to 2.1 acres that we're talking about. The green outline is the larger acre that it's a part of or the larger track that it's a part of. So they're only taking a little chunk of this. Okay. Thank you.

All right. Anybody else? Well, if not, I'll entertain a motion. Mr. Chairman, um I make a motion that we recommend approval of PLSPU 20260030. You want me to put the condition on there of a uh with the condition that a building permit is issued within two years. Is that the way that's the way it works? Okay,

I'll second that. There's a motion to recommend approval with the condition that the building permit must be approved within two years for PLSPU 20260030 by Commissioner Mc Outlaw, second by Commissioner McMaster. There's no other comments. Please vote. Can we publish that, please? That motion fails. So, with that, we can uh we'll entertain a new motion or we can have a motion to reconsider or to continue the item.

Anybody else? Well, again, you know, we've we've had these situations in the past, and you know, it's likely that if someone introduces a motion to deny or recommend denial that you're going to get five to two. Uh but that one um you know if somebody wanted to go that route at least then that goes to council with a majority rather than um in other words if it were to come out if if someone were to make the motion to recommend denial of the SUV and nobody changed their vote that would come out five yes and two no. So,

and so then then it would go then it would go to council that way. Are there any other commissioners that like to make a motion? Yeah, I'll make that motion to deny.

Is there a second? I'll second.

All right. There is a motion to recommend denial of PLSPU 2026 uh 0030 by Commissioner Hughes, second by Commissioner Laredo Reyes. Um if there's no other comments, please vote. Can we publish that, please? That motion carries. So this item will move forward with a recommendation of denial to city council tenatively June 2nd along with the other case and we will move on uh PLZC20601 hold a public hearing and make a recommendation on a zone change request on approximately 0.2 2 acres of land from general business district to Main Street mixeduse uh known as 502 Main Street, specifically known as Guadalupe property county uh Guadalupe property identification number 67753 city shirts, Texas. Daisy,

good evening once again. PLC 2026 0101, a proposed 2acre zone change to MSMU. Daisy Marquez, senior planner. So the subject property we're discussing tonight is outlined in yellow here. It is located along Main Street and the nearest inter intersection is with Lindberg. Um it's currently zoned general business district and it is currently a restaurant also known as Melany's Cafe. And I do want to note that the use is not being proposed to change. Um to the south we do have the railroad owned by Union Pacific and then to the east and to the west we do have other general business district zoning. So tonight the applicant is proposing Main Street mixed use. Again, the intent of the mainstream mixeduse zoning district is to provide for flexibility for a lot of these older lots within the older area of Shirts where it was platted as smaller or maybe uh the buildings were there before Shirts even was incorporated into a city. We did send out 17 public hearing notices on April 23rd. We did receive one in favor and a public hearing notice will be published in the newspaper prior to city council. One notification sign was placed by the applicant on the lot and it is tentatively scheduled for the June 2nd, 2026 city council meeting. And again, it's currently zone GB and they're proposing MSMU. Um, when looking at zone changes, staff looks at the criteria listed in 2154D. This area and the surrounding areas designated as Main Street in the future land use designation and future land use map. It's intended for a mix of residential, lowintensity commercial, and cultural and entertainment uses. Uh the proposed MSMU is consistent with the comp plan future land use plan and engineering uh provided a memo on the expected increase of traffic or not. And uh they came to the conclusion that there's no expected increase or decrease in traffic and there's no adverse impact to the city's transportation system by

the zone change request. Uh the proposed zone change to MSMU uh promotes the health, safety, and welfare of the city as it is compatible with the comp plan and the uses allowed are compatible with what's there. Again, the MSMU zoning district is intended for properties on Main Street and in the Main Street corridor, which this property is located within both of these parameters. Um again, some of these uses include single family, multif family, low-intensity commercial. Along Main Street, we already see restaurants, professional offices, retail, personal services. So, the proposed MSMU is consistent and appropriate within this area. Fire, EMS, and PD do not have objections to the proposed zone change when they reviewed it, and a public hearing notice was sent to SEU ISISD. So staff is recommending approval of PLC 2026 0101 due to the location of the property on Main Street, the compatibility with the existing uses in the comp plan future land use map. That's all I have. And the applicant is here just to be present, but they don't have anything to say.

Okay. Thank you, Daisy. Well, this is a public hearing, so we'll go ahead and open it up. It is 7:17. Anybody clear it out real quick? Um, well, it is still 7:17. We'll go ahead and close the public hearing. Uh, I have a question. Y'all are just trying to What What's the purpose or the intent behind the reason? I guess um property is currently not platted and has GB zoning. MSMU zoning only requires two parking spaces. Gotcha. So, but it's a it's a minimum lot size issue. Okay. Yes. Cool. No other questions. Anybody else? Mr.

No, you you read my mind. Yeah. I was just curious why. Yeah. So, well, if there's no other question any questions, I'll make a motion that we uh recommend approval of PLZC 2026 0101. when I second the motion.

That is a motion to recommend approval of PLC 20260101 by Commissioner Outlaw, seconded by Commissioner Velasquez. If there are no other comments, please vote. There are seven votes. Can we please publish that? That motion carries. All right, moving on. Appeal ZC2060109. Hold a public hearing a recommendation on a zone change request on approximately 0.4 acres of land from general business district to Main Street Mixed Use known as 506 Main Street and 508 Main Street, specifically known as Guadalupe County property identification numbers 32859 and 32861. City shirts, Guadalupe County, Texas.

Good evening once again. PLC 2026 0109, a proposed 0.4 4acre zone change to MSMU. Um, this is the subject properties to the right of Melany's, the zone change you just heard. It is currently platted as Main Street Business Park and they're proposing to go from General Business District to MSMU. Again, they're located in the in the same vicinity um at the corner of Main Street and First Street. They're surrounded by GB zoning. And again, here's the dimensional requirements for MSMU and some of the permitted uses. Again, this is not an a comprehensive list. We sent out 17 public notices on April 23rd. We did receive one in favor. A public hearing notice will be published in the paper part of city council. And this is tentatively scheduled for the June 2nd city council meeting. Again, this is actually two parcels that they're proposing to go from JB GB to MSMU. And again, the criteria um listed in 2154D. Again, this area is part of that main street corridor. is designated at as Main Street and the future land use map land use designation and they're proposing MSMU which is consistent with the comp plan. Again, this is on Main Street as well. Engineering also provided a memo that there's no proposed change in use. It's already developed as offices. There will be no adverse impact to the city's trans transportation system. And again, this property is also on Main Street, also within the Main Street corridor. um it matches what's already along Main Street and the permitted uses in MSMU would be consistent and appropriate with with what's already along Main Street and again fire EMS and PD did not have objections to the proposed zone change and SEUISD was mailed a public hearing notice. So staff is recommending approval of 20 PLC 20260109 due to the location on Main Street, the compatibility of the proposed zone change with the comp plan and the existing uses in the media area. Thank

you. All right. Thank you, Daisy. Questions? Oh, hold on. I'm sorry. It's a public hearing. Uh it is 7:21 on the dot. Anybody questions, comments? No, it is still 7:21. We will close the public hearing now. Commissioner, questions. Commissioner, why are we doing these two addresses together when they're right next to the one that we did by itself?

They're working together. Um, so they're doing the zone change together so they can work together and then um the Randolph realy offices, which is this zone change. Um, they also want the flexibility. If in the near future they ever want to change to something, then they can use the parking spaces that they have and the buildings they already have. There's no essentially there's no negative to not getting MSMU zone change for them. Essentially,

questions, comments, motions, all ears. I'll make a motion to recommend approval of PLZC 202260109.

Second that was Commissioner Hughes. Thank you, sir. Okay, so that was a motion to recommend approval of PLC 20260109 by Commissioner McMaster, seconded by Commissioner Hughes. Um, there's no other comments. Please vote. There are seven votes. Can we publish them? That motion carries and those items tenatively June 2nd at city council. Awesome. So, those will move forward with uh recommendations for of approval. Uh, all right. Moving on to requests. Uh, are there requests by any commissioners to place items on a future planning and zoning agenda? Mr. Um, I just want to throw this out there. I've been been thinking a lot since our last meeting about the um the sign ordinance and its impact on uh shirt station and I'm wondering would would it be worth having a workshop to explore maybe um expanding the sign ordinance to where we consider things like differentiate between a a a single business or uh a big development like Shirt Station. Um you know, we could look at things like acreage or number of build more than one building you know in in and um you know in in in in terms of um you know the the the old the old saying that one size doesn't fit all. I I I'm I'm I'm really looking for an opinion here. Emily, is it you think it's you think it's worthwhile looking at or

So, what I'm kind of hearing is just a workshop on article 11 signage standards for the city of kind of again right now they don't go into those specifics, right? We used to have wall signs for multi-tenant buildings versus single tenant buildings. We took all that out to try to simplify the code a little bit. Um, and it sounds like more of what you're looking for is is truly that just a workshop on signage in the city of SHs looking at article 11 again.

Well, yeah, I guess using your words to recomplicate it, but um be because, you know, when I think about it, Shirt Station is a lot different than than the commercial retail we've got just next door to us down here. And um I I I but I don't want to waste a lot of time and I thought maybe you might have a feel for since this all came from council. Um and and I don't know maybe I should ask the other commissioners what what they think. Do you think it's worth looking at or should we just leave it alone? or 10

and and don't run off because I've got a comment for you before you leave. Okay. Thank you, chairman. Yes, sir. And um if if I could add one, could we work look at adding um data centers to our our permitted use tables, please, as a specific use? Just in in terms of where it in what zoning district do we think it would be appropriate? Um, but adding it so that there's a there's a an opportunity for a zone change requirement. Just for clarification, is that a workshop to discuss that or would you like staff to work on a UDC amendment to bring forward

the second item? Okay. Anybody else?

No. All right. Well, moving on, announcements. Uh I'll I'll start and just say uh I I did get the opportunity to attend the national planning conference last week and uh data centers and AI were the hot topics this year. So it was interesting hearing there were a lot of western states um who all kind of had presentations on this and so it was interesting to hear their perspective. But um yeah that uh I' I'd like us to kind of be ahead of that especially in a state that seems very gung-ho on um opening the door just to be ahead of that. So, anybody else announcements? No. All right. Staff, anything? All right. Well, cool. It is 7:27 on the dot and we are adjourned.