Planning and Zoning Commission - Regular Meeting

All right. Good evening. Um, I will now call the November 17th planning planning and zoning commission regular meeting to order at 5:30 p.m. Mr. Atkinson, can you please call role? Good evening. Welcome to the November 17th, 2025 planning and zoning open session meeting. Commissioners, please state present if in attendance. Commissioner Morales, present. Commissioner Walker, present. Commissioner Carney, present. Commissioner Longino, Commissioner H, Commissioner Smith present. Vice Chair Jerasic present. And Chair Rhodess present.

For the record, a quorum is present with six commissioners in attendance. Thank you. All right. Tonight, we're going to have Commissioner Morales lead us with our invocation and Commissioner Jerasic will lead us in a pledge. Please rise. Join me, please. Gracious loving God, we thank you for all your blessings and for the opportunity to gather together today. We ask for your blessings upon this meeting and that we may be guided by your wisdom and your understanding. May everything we do bring glory to you and blessings to others. In Jesus name we pray. Amen.

Amen. I aliance 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. Thank you.

All right, we will now confirm the meeting agenda items. Are there any questions or comments on those commissioners? If there is no objection, we'll approve the agenda meeting items as a unanimous unanimous consent. Since there is no objection, the meeting agenda items are approved with unanimous consent. And at this time, we'll again we'll call for any public comments. If so, please limit those to three minutes. If it's something regarding a specific case, we'll let you try to hear that case first and then move to your comments after that. Um, on our consent, we have one consent item. Um, FY-26-5-PLT. Consider and take action on the final plat of Texas Legacy Edition, a 0.2427 acre 4 lot residential subdivision being a part of a replat at Crest View subdivision, block 18, lot 6, City of Temple, Bell County, Texas. addressed is 704 South 28th Street. Are there any questions or comments regarding that? There's no questions or comments. I will entertain a motion for that.

I move that we accept the consent agenda items as presented. Second. Second. Okay. Had a motion from Commissioner uh Smith and a second from Commissioner Carney. Can we call for a vote? Commissioner Morales. I. Commissioner Walker. Hi. Commissioner Carney. I. Commissioner Smith. Hi. Vice Chair Terasic. I. Chair Rhodess. I. Vote is unanimous. Motion carries.

Okay. We'll move on to our public hearings for tonight. Um, our first one is item number 6, FY26-1-ZC. Hold a public hearing to discuss and recommend action on a reszoning request from agriculture to light industrial on 921.296 296 acres identified as partials 371-824 127256 117158 2 4230 123 208 610 7399 302 399 303 497791 687 77 737 726574855748558 4554 4559 41914 414 460116027 967 497 92148555 and 309 84. The case will be presented by senior planner Christina Strickland. And I'm going to need to get glasses.

Good evening, uh, commissioners, member of the audience. I think that may be one of the longest legal descriptions, um, to date, but we'll we'll see. So, this is coming before you this evening. Um, and it'll go to city council first reading December 4th. Can we turn down my volume a little bit? Sorry, there's a bit of an echo. This is a straight reszoning case from agricultural to light industrial. Just a little bit of background. You can see the subject property on the right hand of the screen indicated by the hash lines. This is a little over 900 acres of land that is being requested to be reszoned. It is intended for the north uh industrial park expansion. It is part of a I know the slide says previous annexation, but it is an ongoing annexation request that is going to city council for first reading um this Thursday, November 20th. This uh zoning will not be heard by city council until after the um annexation has been adopted. Um and it'll move concurrently with with the annexation, which is common. Uh so this is part of a larger economic development in the area that is intended for industrial development. Um and like I said, the annexation will be going to city council first reading this Thursday and then will be at its final reading um December 4th, which will be in line with the first zoning reading on December 4th, if that's not too confusing. So uh currently on the screen is the zoning map. As you can see, this is unannexed property, so it doesn't have a zoning designation. However, upon annexation, it'll go in as its standard agricultural. It is requested to go to straight light industrial. You can see that it is surrounded by um some current a and then across the street of Morris Mill is light industrial. So, this is

comparable and in line with what's across the the way. I did just want to uh show you the use comparison table of what's permitted in agricultural versus light industrial. There are a lot of similarities as far as there could be farms and orchards in both um should that be the property owner's uh decision. But for light industrial, which is what they're requesting it to go to, those uses could be um light manufacturing, a distribution center, a slaughterhouse or meat packing plant, wholesale storage and and sales, um a data center or recycling collection location amongst other things that are uh lower intensity uses available in light industrial such as most commercial usage uh uses, mini storage warehouses, drive-ins, retail uh developments, things of that nature. And then as far as what's surrounding the property, the site itself is um undeveloped land. Uh predominantly it the future land use designation is industrial. Uh and then the zoning is unanniced, so it doesn't have a zoning designation. To the north of the property is also un an unannexed land and undeveloped with some existing agricultural uses. And to the south across Morris Mill is zone or designated as business park and residential neighborhood services for the future land use plan. And then it's uh zoning is agricultural and light industrial and it is currently an existing manufacturing uh the Niagara bottling manufacturer that's out there. To the east of this uh zoning request is unannexed and undeveloped land that is designated as business park and rural. And then to the west of this uh request is future land use designation of

industrial also unannexed land and there are some existing agricultural uses. So really out here in this area we find a lot of undeveloped agricultural land. Some of it um is farmland. It's just kind of a a hodgepodge of of parcels and mixed uses that are that are out there, but it's predominantly undeveloped land. So, we are recommending approval of this resoning request. Uh we it does continue with the industrial development that is moving out into that area. Uh it does comply with the future land use plan and it is uh part of a to be approved annexation. So this is the image of the comprehensive plan just to show you uh where it's located and that it is predominantly in uh foretold industrial uh future land use and the surrounding properties have the same or similar designation. So we do feel like that that this uh resoning request is in line with the comprehensive plan. Just some site photos working from left to right up to down. Um, this is an image of Old Howard Road from Moors Mill Road looking north. Um, the image in the middle is just kind of along Old Howard Road. You can see that it just kind of has a rural character. It's predominantly undeveloped. And then, um, on the bottom, this is Old Howard Road looking west towards FM 1237. Again, predominantly undeveloped land. Uh, for water and sewer and the thoroughare and trails plans. uh waste water and water are available well could be available along Morris Mill. There's an 8 in water uh 8 in sewer line along Morris Mill Road and there's a 12in waterline stubout at the beginning of Old Howard and Morris Mill Road where that intersection is at uh for the Thoroughare and Trails plan. Old Howard Road is a minor arterial. Uh

it does have a proposed neighborhood connector trail along it. Old Howard Road at this moment, while it's identified and classified as a minor arterial, definitely does not function that way. Um, and through the platting process, any additional right of way or road realignments that will be discovered and determined at the platting stage of this development. And then Morris Mill Road itself is a major arterial. If you've been out there, there are sections of that road that um are comparable to that major arterial. They're they've been redeveloped and they're actively working on that road as we speak. There's a few detours out there at the moment. Um, and then any additional water and sewer needs, thoroughfare needs will be determined at the platting stage. For public notification, uh, four notices were sent out to property owners within a 200 ft boundary and then 30 courtesy ETJ notices were sent out to property owners within a 200 foot notification boundary. We have not received any notices um or any responses in agreement or disagreement for those that are part of the four notices that were sent out which count for the for the majority or for the um for the vote. And the notice of the hearing was published in the Temple Daily Telegram on November 6th in accordance with state law and local ordinance. We do find that uh this reszoning request is compliant with all of our uh requirements. So the future development plan, it is compatible with surrounding uses and zoning. Um facilities are available. It is also compliant with the thoroughfare plan. So, at this time, staff is recommending approval of the resoning request from agricultural to light industrial for all of those parcel numbers that you listed that I was not going to reread or put back into this presentation. I do know a

variety of the members in the audience had a few questions about the um the annexation and the resoning request. Um, so this will go to city council for approval of the annexation on November 20th. I just wanted to reiterate that. Um, and any infrastructure and utility services, those are determined through a utility services agreement or through an economic development agreement um, should the city wish to enter into those um, agreements. and any additional infrastructure or water needs will be determined at the platting stage which again is very common throughout these processes but I h am happy to answer any questions should you have

so tonight on this case it's just uh a to light industrial but at the council meeting on the 20th it will be both combined meaning the annexation first it won't be combined um on this on this one uh for tonight before you is the recommendation just for the zoning change request and then going city council on November 20th is just the annexation. So December 4th, uh they will make the final recommendation for the annexation and hear the zoning case for the first time and then December 18th will be the final reading for the zoning change. So then you've got the 20th, the 4th, and the 18th, whatever you said. So okay. Yes, sir.

Got it. Sometimes we move them together concurrently and sometimes they follow a little bit of a staggered schedule. Um they're all a little different in their their variety and flavor. This is just the schedule that this one is on. Okay. Commissioners, there any questions or comments relating to this before I open it up?

All right. Um thank you, Mr. Strickland. Um we will now open up the public hearing. If you are if you wish to speak attending in person, please come to the podium and um if you're viewing from online, please virtually raise your hand um on either one of those please provide us your full name and city of residence for the record. So sir, if you've got some more questions regarding that, come on up. Uh once again, my name is Ken Loots. Uh I'm a resident of Temple just off of uh South 31st Street Spanish Southwest edition. Uh I just had a I guess a few questions that you know I'm just not uh familiar with all of this process naturally. Uh most of your common public probably isn't. um you know the economic development corporation I guess the city of Temple as a member of that corporation right um how does this all play into the general economics of this thing uh long term you know is a city committed to a certain amount of the cost of developing this property And that cost u is it relatively minor in comparison to the ADC itself uh as it affects the city's budget uh long term um you know has if that be the case you know that you have quite a a a cost here has somebody uh thought about you know how this

is going to be paid for. Is it is the u developing people or the uh the prospective uh purchasers of this platted ground uh subsequent to this uh annexation? Um are they going to bear the costs involved? uh you know, how does that affect uh us people, the local residents, uh as far as u you know, such things as the uh utilities uh water, sewer? uh our rates go up uh as a result or is this being taken care of through the process of the process of uh you know selling these lots eventually to some uh business concern that's going to use it for this light industrial purpose.

I'll take a stab at answering the first part of that and if you want to add on after that. Sure. Um, being a former member of the EDC, I can tell you a little bit about what happens is the first step is what Miss Strickland just presented to you tonight is getting the zoning correct. um because a lot of it is agriculture land right now and going to take it to light industrial and then EDC is working probably with somebody there that is a very private uh you know while those negotiations are being made there's a lot of times even people on council do not know that the folks up here in this body we do not know that these folks back here do not know that yet then they will continue on to that next step of what you are asking what how those things are going get paid, what kind of infrastructure is going to be there. Um, you know, we're talking about 921 plus acres. Um, so pretty big parcel. Um, so obviously, um, the economic development is working on something, um, with somebody that is wanting to come to Texas or to central Texas, Temple, Texas. And, you know, so it's really right now it's still up in the air. So, what they're doing is they're trying to get something in line, you know, get the zoning in line and then go on to the next step. And then, um, you'll hear at additional meetings later on when they're coming to approve for water, electricity, you know, to make sure all of those things are out there. Then they'll start to explain, you'll start to hear, and Kyle, correct me if I'm wrong on on any legal ease, but um they'll start to explain about how those things are going to get paid for, what the economic impact of of that 920 acres, that particular business would be coming to Temple. So, it's really right now at the infancy stage. Hopefully, I explained that about right.

Um, so that's the process. I don't know if that explains it and if Christina wants to add anything on to that. That's the process right now. We're just at the beginning stages. And um did you get a notice for tonight? Is that Yeah, a courtesy notice one of the 20 or whatever it was. All right. So you you are and correct me if I'm wrong, Christina, but you are if the next time another notice goes out about how they are going to actually what they're planning on doing with that property as it gets closer and closer to that, there'll be another not necessarily a notice. Okay.

No. Um but what what will happen is after the zoning is approved uh the developer will come forward with a plat which is how they intend on subdividing the land how they intend on providing uh road networks, utilities, water and sewer services. So what happens with an annexation is the land owners enter into agreement and with the city saying if the if this parcel of land can come into the city when the city provides services or when a private developer um extends city services out that way those uh annexed properties have the right to participate in the the water and sewer services that are out there. So you'll have access to them. They'll have the uh the land owners will have the right to have water and sewer um and trash services. All of this

that is the land owners of the parcels that's being annexed not not any others nearby, right? Not the unannixed um parcels. Should you wish to annex what what would happen is by this property being annexed, the adjoining or abiding property owners will now have the right or ability to annex should you wish to should you want to. It's not a requirement. All annexations are voluntary annexations, right? Um and so while you received a courtesy notice and this is around your property, it doesn't explicitly impact your property. Um it's just around your property what's happening.

So the city doesn't bear any cost as such other than their associated membership with the ADC uh and developing this. The the owners do. Right. We Okay. um we wouldn't bear any initial costs. I mean future cost of of maintenance and repairs that is uh part of the when a property is annexed into the city that is part of it. We do take ownership of those those lines okay infrastructure. That's interesting because I couldn't wrap my head around the the money that must take to run sewer and water out there uh that far north. Right. It'll be through the the private development or or the the development that's coming out.

You're going to have to sell those lots for a lot of money then. Well, and as you know, that whole area, Moors Mill all the way to the 30 35, all that area is growing. It doesn't look like it used to look or it's not going, you know, with all the uh industrial Niagara and all those things growing out there, the Q that's come. I I've seen uh I I've owned property out there for 35 years and I've seen it come along. Thank you, sir. Did you have any other questions or

Well, uh that one question that I I guess I inappropriately come into it at the very first of the meeting before it was even opened. Uh you know, does the city really need to annex this property? I mean, they have 2,000 acres already in the industrial park or uh what have you or wherever it is. Uh and they want to increase this by 50%.

Well, and that is again up to the EDC. You know, the EDC is working that deal, if you may, um with with the prospective person that's looking to come. So that's what they're um that's what they're trying to adhere and they're saying that they are willing to annex it in, bring it in because of what possibly might come. Um so I guess basically uh if they own the property and they say we'll bear the cost of whatever it takes to develop this and ultimately sell these lots to maybe prospective uh light industrial uh users. um the city will say well okay uh that's that's is that right

those are deals that you know are are always brought upon you know sure before the city well I guess as a a resident my just simple concern is that uh all of a sudden my my sewer and water bill doesn't uh double uh because the city is spending a bunch of money out here millions or billions to develop this thing but uh I Guess that ain't the case, right? Not that I'm aware of. Not that we're aware of now. And again, those things will continue to come out as we go through this process. Yeah. All right. Well, thank you then. Thank you, sir. Yes, sir.

Hold on one second. Um, Garrett or Carly Crips, I've got them on the list also. Is it not this one? It's going to be the next Oh, I'm sorry. It's the next one. I apologize. Okay, sir. Come on up. She'll state your name and uh address for the record.

Audi, I live on 7933 Old Howard Road. What are they going to do about that sewer smell out there? It's coming up from that Niagara place. I can smell it all the way to my house at the end of the road out there every evening. It's sewer. They got a tank over there or something that's open and you can smell it out there. And we also are we going to be part of the are we going to have to follow the city's uh codes, you know, as far as vehicles on the property and everything else. State your address again for the record. 7933 Old Road. Go ahead. I um So, as far as the the the smells that are coming from something, we could have our our code enforcement. Um every evening you smell it. I can smell it a second mile away. I can smell it.

Yeah. definitely have our our transformed temple department uh take a a look into that. But as far as uh what you'll be responsible for if you're not being annexed into the city, then you are not under the city's jurisdiction. If you um which I don't believe your address is being annexed into the city. If you were being annexed into the city, um then you would be under the city's jurisdiction and you would have to um you know kind of follow the city's rules and code of ordinances. um you were notified to let you know that annexation was and resoning was coming to the area but not to your particular property. So everything that's going that they're going to take is inside that area. Yes, sir.

So it seems that they're going to take part of it or no. Did did you sell your property? No, we haven't we haven't yet. But then it's it's not going to be applicable to your property. Okay, Jason. Just doing right up to it because the neighbors across the street from me. I mean, they they got them both out. So, right. Yeah, it's it's only if you're annexed into the city, then you would have to come into compliance with our code of ordinances or or follow the code of ordinances. Sure. And trash and all that kind of stuff. That's going to be outrageous, especially out there. We just burn everything, you know? Right. You you'll I've been there 30 years. We always burned everything. You'll still be able to function as you normally function or as you do today. Okay. Thank you. Okay. You're welcome.

Thank you, sir. All right. Anybody else regarding this case? Yes. I I understand. Go ahead. My name is Anita New and I live in Troy, Texas, but I own this property on 7933 Oh Howard Road. My question is why did I get one of these papers? If you're not being part of it.

Okay. If I'm not part of it, if you're not annexing me, then why are you bothering me with this? Yes, please. Um, so we send out those courtesy notices just to let you know what's going on in the properties surrounding your property. It's just a notification just to say kind of what's happening. It's our legal requirement to let property owners within a 200 foot boundary of a zoning change know what's coming in to their area. It doesn't affect your property. It's just to let you know what's happening in the in the neighborhood, if you will, next to me.

Yes, ma'am. Okay. I was told that um what they're going to annex is going to be for light industrial. Yes, ma'am. Correct. Is it going to be uh businesses? It could be anything that is permitted under the light industrial zoning district use. So it could be businesses. It could be a manufacturing plant. It could be a distribution center. It could be a data center. It could be a recycling center. It could be light that's like light light industrial distribution center. Look how big those ones out there already are.

Correct. So light those seem like you know that's a big building. Uh it is considered light industrial even though it's very large. Um heavy industrial is your you know your major power plants kind of thing but this is light industrial. It is a lot of acreage. Well will it affect my 18 acres if I decide to to stay there or to sell it?

Um I mean anything that comes into a neighborhood could impact you to some degree. Um um a new housing subdivision could increase or decrease any anything could um impact you to some degree. Yes, it but it's not going to impact your particular parcel. It just neighbors your parcel. Okay. So industrial versus u there wouldn't be no neighborhoods out there industrial, right? And right and it's not it's not designated for that. Let me get back over here and I'll explain that. Could you click back on the PowerPoint, please?

Okay. So on the screen, this is our future land use plan and this is what the um city has sorry determined or kind of not determined because that sounds very final um but conceptualized what the future of temple looks like and kind of that three right I'm sorry phase three is that is this I do Right.

Oh, that's the UDC. This is different. The comprehensive plan just gives a a bird's eyee view of kind of the direction of what the city looks like in various areas. If we feel like this area is growing out to be more industrial, this area is growing out to be more residential or commercial. there land designation uses that just say we this is what we're envisioning for the future of temple and this area has been identified as future industrial use. What you're saying is they could change it. We could do nothing about it couple years if they wanted to. Right. So you're always welcome to come to public hearings and city council and the planning and zoning commission is always um happy to hear.

They can just change whenever they want and decide they take more. But it doesn't it's it's not the city, sir. It's it's a private entity that is wanting to come in and and and reszone and and redevelop the the land. So, it doesn't affect your 18 acres, but out of courtesy that and it's actually law. I'm sorry. We have to let you know if we're doing something near you and that's what the that's why you received the letter. Yes, ma'am. All right. Anything else, Mr.? Uh, no. Any other public comments regarding this case? What are they going to do? Sir, what are they going to do?

Um, again, it's all in the very beginning stages right now. And so, um, that's just something we'll have to just keep, you know, waiting for um, the negotiations to happen. Yes, sir.

My name is Larry Boils. I live at 6123 Shine Branch Road. We are essentially at the road going off of the annexed area that's going to become light industrial. Um to us basically this is the monster trying to take down the little kid because we've been quietly living out where we are. My mother built a house in ' 07. I built mine in 18. I know like a lot of the people here, they've been here forever on these properties. Lovely presentation, but this is more than just property that's undeveloped. It's people's farms. people's houses and we've watched some of the houses get burnt that were sold or whatever and then hay being vandalized being burned on our road. So light industrial coming in our area is threatening basically our existence because we had peaceful quiet farming thousands of acres around us has been wonderful. This is going to change our to being a city. We're going to be living in a city basically. We're still dirt road where I am. I'm just, like I said, I'm just across from the pave, but I'm on dirt road. And

can you give me your address again? 6123 Shine Branch Road. Okay.

And there's only four houses on our road, so it's it's still quiet property, but it's not going to be if we put light industrial within half a mile of my house. And of course they got the Whitleys, the Robersonsons, the Pilipics, me, the Creps, and of course all the people on Old Howard, which are now feeling the pain of um Niagara. And I know families that lived on Niagara that were basically forced out. They didn't want to stay there because it was noisy. It smelled. It was horrible. Just just Niagara drove a lot of those people out. So please reconsider Light Industrial. No matter what the situation, no matter what kind of benefits could come from the environment, light industry would ruin the farmland that we're on. And I know one of the people at the end of that corner right there is Thigpen. Mr. Thigpin's house is there and he has cattle and farmland. It's more than just undeveloped property. There's people and farms out here. Thank you.

Thank you.

All right. Any other comments? Good evening, commissioners. Uh BJ Little 301 North Third Street in Temple um here with Turley Associates uh representing the EDC. We uh we did the surveying work on this for those properties um for the zoning for the annexation that's going to come forward to city council. And then we actually just recently submitted a plat. The plat's only on the south portion. You can kind of see how the the the the two north parals to the top, those are not included in the plat that we've submitted. Um the EDC currently owns those properties. They wanted to go and get those properties zoned and annexed in the city, but they are not looking to include those into the plat that we were uh that we previously submitted. So um anything related to surveying or the platting of it, obviously the plat's going to come down the road quite a ways, but I can answer questions for you related to those items. So

So what you're saying is right now the it's not going to be whatever is being worked on is not the complete 921 acres. Correct. Correct. Yeah. It's just that middle part south is is what the plat includes currently. Would you mind pointing that out on that chart? So everybody would No. So from here down is what that north piece up there is going to be again it's here. You know it's it's included in the zoning and then it's going to go forward to the annexation portion through city council. Um but the plat is just that south portion. Got it. Okay. All right. Thank you, Mr. Lo.

Yes, sir. So hopefully that gave people in the audience a little bit uh what possibly is going on. It he's with Turley and Associates and um they're looking at the lower portal uh part portion of that right now. Um and let me say if if you've never been to one of these meetings before, planning and zoning, we are a body that um donates, you know, our time and we are asked to be on this committee. your only governing body is city council. Um if there is something like you were talking about, you know, your farmland and things of that nature, it it is if you look at it, you know, I'm from Temple. It is amazing and crazy to see how our city's growing. And I think it's in a a good thing. Um, you know, who ever thought that Troy, Texas would have more, you know, Troy Independent School District is going to have to, you know, as school dish, as houses grow out in that Moors Mill area, it's going to be amazing to see what happens. And as more comes out that way, it's part of our city growth and what is planned and um those acres and acres, it's changing and um it's unfortunate. I I understand that, but it's also, you know, there's another side that looks at it. It's exciting. Um, you know, I have some acreage where I live and and it's amazing to see how that has changed. Some I don't necessarily agree with, but also at the same time it's part of our growth and part of where our city is going um as more and more people are moving to Texas and I know there's lots of opinions about that and I understand that. Um but um as I said, this is a uh a body that we do not have any major authority. It's our city council that if you have any major issues, you know, I encourage you to watch the city council um meetings and minutes and what will be

coming up. Um but we are a voting body that we give council our suggestions and um we've approved a lot uh as far as subdivision plats and things uh that are in the process of coming to Moors Mill in that area. And um so there is some you know with the North Loop there's some big developments happening in that whole area and so um I appreciate your input and and we're going to you know your all your uh comments are on record. Mr. Strickland do you have anything else?

I I was just going to uh reiterate well one thank you for speaking. I I appreciate that. I just wanted to let the members of the audience know if you are curious or um dates that this will move forward to city council if you would like to attend or view online um it's moving forward to city council first reading December 4th and second and final reading December 18th um and the annexation is moving forward to city council um for first reading this coming Thursday, November 20th. Okay. Thank you, Commissioner. Thank you. All right. Any other comments regarding this uh this case? Otherwise, I will close the public hearing if there's no other comments toward this.

Yes, see no comments online. None online. Okay, thank you. I'm going to close the public comments and um commissioners, any other questions regarding this? Okay, going to ask for um a vote motion. Sorry. Second. Okay. I have a a motion by Commissioner Carney and a second by Commissioner Walker. Can we please call for a vote? Commissioner Morales. I. Commissioner Walker. I. Commissioner Carney. I.

Commissioner Smith. I. Vice Chair Jerasic. I. Chair Rhodess. I voted is unanimous. Motion carries.

All right. Thank you. All right. Moving on to item number 6 FY-26-2-ZC hold a public hearing to discuss and recommend action on a resoning and binding site development plan requesting from light industrial to plan development to allow a chemical manufacturing facility on plus or minus 10.405 405 acres located in the Temple Industrial Park section, 20 subdivision, block one, lot one, and a plus or minus 0.199 acre uh acres located in the Berry Survey abstract number 57, City of Temple, Bell County, Texas, identified as Bell County, tax appraisal district. Identification numbers 135303 and 421405 and addressed as 21106 Wilson Arc Drive and 46 100 Lewis McKelby Drive respectively. The case will be presented by Mr. Deck.

All right. Good evening chair and commissioners. Uh as you see and he described this is a reszoning from a property that's currently light industrial to a planned development. And the plan development lets us craft the zoning designation for a single property. It includes a binding site plan. This case will go to council on December 4th and December 18th. Uh anyone who wishes, we certainly encourage members of the public to come to this meeting as well as the council meetings. Speak your opinion. That's how they make good decisions. So in the background, it's in the Northwest Industrial Park. It's 10 acres. You see that hashed area on the aerial photo. It's the expansion of the existing Padio facilities. So you see at the top of that aerial photo, you can see their parking area, the edge of their site. They recently went through an amendment to their conditional use permit to modify their approved site plan that only had a number of buildings. They wanted to add some buildings, so they had to modify that cup come through PNZ and council. That was approved a few months ago. They've since acquired some property and we're bringing this forward as a plan development with the site plan and conditions and you see in the lower left that's just off of loop 363 and I35 is a little bit farther to the east uh but it's it's in the middle of the industrial park with additional industrial users. Reynolds Performance Food Service UFP is a a framing panel truss manufacturer. So it's surrounded by uh industrial uses. Staff is going to recommend approval. Uh we see the benefit of economic impact in the industrial park. Uh carry the existing conditions from that CP. So we're regulating this in the same way. We're doing it in a different framework, but the tools are very much the same. And the reason we're going with the planned development instead of just going with the heavy industrial zoning,

if Padio went out of business and went away or decided they didn't want to develop these 10 acres, you'd have heavy industrial zoning and there's other uses that could come in. A petroleum storage facility, a sewage treatment plant could come in. It's already zoned. There would be no notification. there'd be no advertisements or anything on the website or a fancy yellow or blue sign out there letting people and the neighbors know what's coming. In this case, we're going with plan development to specifically just allow the chemical plant. The PD cares conditions just like a conditional use permit and we're mirroring those conditions. So it'll be regulated the same way, but what this does is limit risk of having unintended uses being able to be developed with heavy industrial zoning. So we're going with light industrial zoning. And this is the site plan. This is binding. At the top you see the some of the hashmarked area on the top half is from the recent cup amendment. And now they're bringing forward the part that I've outlined in blue. on the bottom half. Uh they're bringing another 116,000 square foot production warehouse building. They're adding a couple rail spurs. They ship a lot of their materials by railc car. Uh so by having the additional produ production capacity, uh they're also adding a couple rail spurs, so they'll be able to bring the cars in, have the engine move the empty and the full in and out of each other's way. So those are the two big things to show you on the that blue area for the site plan. This does include a strip right between those two halves where there's a city sewer line. They will have to redesign that sewer line uh to allow it the rail line to cross over it. Right now it's kind of close to the surface. Needs to be pushed down. Engineers have done analysis and there's there's enough room to do that. They had looked at completely rerouting it um which would also be possible would be

more expensive. So they've got some options to continue holding that sewer line. uh they believe it or not in the industrial area we are requiring landscaping. They do exceed the the landscaping. Uh so this is uh there's a couple I I did skip ahead on two things. The yellow strip uh there's property that's being conveyed conveyed from the economic development corporation. They own a lot of the properties in the industrial area. They're going to convey that arc. That's where part of that rail spur will will wrap around uh as well as the strip where the sewer line is now. Oddly enough, it's not in an easement. It's in a narrow strip of property. That's also going to be conveyed from the EDC to Padio. And then once all those property sales are complete, they'll come back in with the subdivision plat. At that point, they can submit for building permits. So, this is the zoning. There's a few more steps in this process before they can start pulling permits to expand. Uh, and it will add one gate on Wilson Drive that'll complement the existing gate into the current facility. So, here's some photos. Uh, on the upper left, that's about where that new gate would be looking towards that tall square building. Uh, and then you see a closer view on the right hand side. That's the existing Padio facility. It's all enclosed for the most part. Uh on the bottom left that's that panel manufacturer. In the bottom right that's performance food service. And you can see all the streets out in the industrial park are fairly wide space, a lot of room for heavy equipment and freight vehicles to get in and out and move around. So it was designed for an industrial site. Uh and as I mentioned, you know, the the heavy industrial, so the current site is heavy industrial. It's surrounded by light industrial. We're minimizing the risk by not adding heavy industrial. Uh so it'll be light industrial with a

specific condition that says you can have the chemical plant here. There is some a on the other side of the rail line and under the text dot right away but by and large this is an industrial area and that future land use shows it to be industrial. Uh so we're not changing that and it is compliant. Uh this property isn't crossed by any of the thoroughares in our thoroughfare plan. Dodge and loop is a highway, I35 is a highway. Um, but there's no in uh issues with the thoroughfare plan. So, this is compliant with the comprehensive plan. As I mentioned, sewer line, you can see a little bit better detail on this one. Uh, that green line that follows along the left hand side and then across the top, that's that sewer line that'll be redesigned and it'll be part of that subdivision plat. They'll get those designs reviewed. There's a 12-in line. There's a number of fire hydrants. Uh, So, this was already laid out to allow for that industrial capacity. So, there's 12-in water line will carry plenty of water pressure both for their needs and if there's need for to use those hydrants for fire, they will have fire flow. Did a mobility review. How does this change the traffic pattern? Um, we'll add a little bit of traffic. General light industrial doesn't the trip generation tool doesn't give me specific codes for a chemical plant versus an auto plant versus a steel foundry. Um they're going to be a mix of both manufacturing and warehousing. The warehousing isn't by itself a hightra generator. Their shipping and receiving certainly would generate traffic, but they're also adding that rail line which is going to minimize the number of truck trips that may be necessary. They don't have a large number of employees, so the employee traffic isn't going to drive a lot of uh congestion more than is already on Loop 363. Uh

about 14,000 daily trips there, and as we know, that's going up. And as far as the crash history at the top of the map, uh there was a fatal crash there, but it was down on the loop uh at the interchange. There's a, if you've been out there, there's an active texttop project adding the main lanes, putting overpasses at some of those interchanges. So now you're having that highway traffic will be able to free flow. You won't have the high-speed traffic dealing with the cross traffic. So expect to see some of the crash patterns start to improve with this project as it gets completed. And it is compliant with the future development plan, the surrounding uses. There are public utilities available, thoroughare plan, and the mobility plan. and there's not a neighborhood plan that applies to this area. So, it is compliant with all our summary. We sent out four notices to the surrounding properties. We've heard no responses back and this was advertised in the Temple Telegram on November 6th. So, these are the conditions of approval. This is that plan development framework. Um, if you were here for the conditional use permit, two through nine should look very familiar because they are the exact same verbatim conditions. Uh, and the only thing we're adding is just to say that a chemical plant is allowed as a permitted use in light industrial zoning. It wouldn't be by nature allowed in light industrial. We can do that with the plan development framework. So that first condition zones this just to allow that chemical plant and the rest governs how they develop the site compliance with TCQ permitting for emissions, our codes for fire code, fire lanes, drainage, fire suppression system. Um if they do need to come back and change this site plan, um it's 116,000 square foot

building. If they get it designed and it turns out it's 110,000, that's probably a minor change. Would not come back through the commission or city council. If that building gets cut in half, doubles, changes sides, the rail lines rearranged, and the gate goes to a different location, those would be significant modifications that would come back through. So, we'd start this process all over again to review that so that there's some transparency of how that property is going to be used. So that all being said, staff recommends approval of the resoning from light industrial to plan development in light industrial subject to the conditions that I just presented and I'll take any questions you may have. Thank you, Mr. Deckman. Any commissioners, any questions or comments regarding this? All right. This also requires a public hearing. We will now hear from the public. If you are here wishing to speak in person, please come to the podium. State your name and address for the record. If you are online virtually, raise your hand and we will also ask for your name and address for the record. My name is Garrett Kreps. I'm at 6171 Shine Branch Road. That's in Moody next to Larry right there. That is the unpaved road. Fellow neighbors on the camera and chairman and commissioners, thank you for taking the time to hear me today. I'm not making a pitch like this man here. I'm not trying to sell you anything. I'm just bringing a community voice. It's very concerned about a chemical plant being put in on light industrial when it should be heavy industrial. And it seems very suspect they'll be trying to push that through. I live on that piece of property with my wife and my son Cooper. That is our forever home. I used to be a deputy, a law enforcement officer for a county. I

stopped working in 2020 in that profession to move back and work off our land. So, we have livestock and we started a family. That's our forever home. So, when this woman speaks about it being a hodgepodge of undeveloped land, these are farmlands. These are people's homes. We care about them. I want to raise my children there. And I hope everybody can feel that because it's it's honest. It's truth. I along with the other concerned community members here are here to advise and hope that you will vote against them adding another chemical plant to our area. Please vote on terminating FY262-Z for the concern of the health and the safety of our community of everybody around us, your families, our families, everywhere the wind blows. He did not speak about any ecological impact of a chemical plant and I'm sure you can address these issues. FY26-2-ZC aims to reszone a building site from light industrial to allow chemical manufacturing. Why are we allowing chemical manufacturing by farmland, by livestock, by people's homes? Once again, it is not undeveloped hodge podge. It's people's homes. It's families. It's livestock. It's wheat. It's cotton. It's grain. We all know this is coming from Palladium. Palladio claims on their website they produce bioacryumide monomers. Bioacryumide monomers. What they don't tell us on their website is the hazarded off gases that they're produced when making their bioacryumide. These hazardous off gases are toxic. We're looking at acryo nitril. This is a suspected human carcinogen. Hydrogen cyanide. This is extremely toxic to humans. Ammonia, which irritates the eyes and the respiratory

system of humans, let alone livestock. Nitrogen oxides, that's what we know as smog and acid rain. Carbon monoxide and known as fixient. In other Say again, 10 seconds. and other volatile organic compounds. The wind in our area goes south to north and we all know that it's going to be blowing in our area and then toward Lake Belton. And I hope that you all can hear this and know the affliction in my voice for everyone in our area. And I appreciate you taking the time and for everyone here, we need to go to city council next December 4th and speak our mind as well. I appreciate your time. Thank you for hearing me.

Thank you, sir. Any other public comments regarding this case?

Hello, my name is Karly Kreps. I'm the wife. I did not prepare anything, but I do want to make my voice heard because I feel like it's my responsibility that expanding chemical manufacturing in um our community is not a good thing for the community. The light industrial, we understand that everything is growing in our area and we're not really even trying to stop that. We just don't want a chemical plant with where the crow flies, where the wind is going to blow and potentially spread carcinogens in our area. It's going to be a um potential silent assassin that we know someone just develops cancer 10 years from now. We got on this plot of land to live the rest of our lives and we want to be here for our children. We don't want our children getting sick. This is one of those things that I feel like we have to take extremely seriously because the alternatives are really dangerous and I just want to make sure that my voice is heard. So, thank you.

Thank you very much, Chris. Anyone else regarding this case? No hands on line. Okay, I'm going to close the public hearing. Mr. Deckman, any other comments? Just to clarify that this is physically separated from the other case. I understand your concerns and I'm not trying to mi minimize that. But to be clear, this is down off of Loop 363. The previous zoning case that you addressed is quite a bit farther to the north. So they are two separate cases. The one has nothing to do with the other. We're talking about a chemical plant and I being very clear about that

and I'm not diminishing your concerns, sir. Just understand. If you have comments, please. All right. Hold on one second. If if there's any other comments, please come forward. We'll um we'll open the public hearing again, but let's u I I understand what your point is. Um that's that is Is there anyone else in the audience that would like to talk about um this case specifically? Okay. If not, I'm going to close the public hearing. Commissioners, any comments or questions for Mr. Deckman on this?

Do we know what type of chemicals will be there and what safeguards are going to be in place to keep it from spilling out into the community? Yes, ma'am. So, John, let me I got it. Thank you.

So, the first thing I'll draw your attention to is that, you know, the buildings are enclosed. They're already subject to TCQ permitting for any discharges, fumes that that has to be contained. as to what they produce. Uh it's polymers and monomers, different liquids that are used and a lot of them right here in our city with the sewage treatment plant. So fauculin is something that takes the suspended solids, clumps them together, they settle down, that waste material can be siphoned off, and then the water can be treated and released. scale inhibitors. If you've ever had to pour vinegar in your coffee machine because you get that mineral buildup, same concept on an industrial scale, uh both for our water treatment facilities, sewage treatment facilities, other industrial users that have uh water pipes that that get the mineral deposits, they produce chemicals that will reduce that. And they also produce chemicals that are used for fracking, stabilizing the well boore, for the drilling site, dust suppression on the roads to and from those petroleum sites. So those are some of the chemicals that they do produce. Okay, any other questions? And I think Miss Stricklin left, but um if we can make sure we make a note of the last comment from on the last case with regarding the Niagara and the sulfur smell or whatever, if Mr. Fisher, if you'll make sure or Deckman.

Yeah, we'll refer that to uh Okay. code enforcements if there's unregulated discharge, they can get into that. Very good. Thank you. All right. Any other questions or comments regarding this case? not um a break. I think to be clear, it's just an expansion of what they already have existing and what they're doing and really for logistics more than anything for the rail turn and more storage and transportation, but they're not making or doing anything that they're not already doing. That's correct. Okay. All right. That's good point. Thank you. All right. Um, with that I'm going to um open it up before you guys for a motion.

Well, I move that we accept FY-26-2-Z as presented. Second. Have a uh first from uh Commissioner Smith and a second from Commissioner Walker. Can I call for a vote, please? Commissioner Morales. I Commissioner Walker. Hi, Commissioner Carney. Hi, Commissioner Smith. Hi, Vice Chair Jerasic. I, Chair Rhodess, I. Vote is unanimous. Motion carries. Thank you, Mr. Dickman.

All right. Um, item number eight, uh, I'm sorry, item number six, um, FY-26-3-ZC, hold a public hearing to discuss and recommend action on a reasonzoning request agricultural agricultural I can't talk and commercial and conditional use permit to commercial and re um, and repealing an existing conditional use permit on 4.56 plus or minus acres situated in the M. Shipman survey abstract number 782 and the South Boxfield survey abstract number 118, City of Temple, Bell County, Texas, addressed as 6618 and 6808 North General Bruce Drive. This case is also Mr. Beck.

Okay. And this is also following the same schedule as the last case. So, if you're going to speak on the public hearing for this zoning change, it also will be a first reading council on December 4th. So, this is four and a half acres. It's two properties. They want to bring the zoning under one designation for the property. Now, this is another one that if you were here a few months ago on PNZ, you would have remembered that uh Keading's Truck Services brought forth the CUP. He had bought the southern half of the property and being in the I35 overlay required a conditional use permit for that vehicle service. Uh he since received a better offer on the land and he's sold it off. The cup at this point is no longer relevant. the new applicant has said they don't know who or what or when they're going to bring a new business there, but they want to have that C removed. So, there's no confusion that there's a different site plan that maybe is applicable to a portion of it. They just want to have a uniform zoning district across the full four acres. So, the cup would be repealed and y'all would be making a recommendation to repeal that and approve the zoning. and and being in the industrial subdist there may be uses that come forward that require a cup and then that would come back to the public there'd be the notification there'd be the public hearings to discuss who or what or when the proposed business could be but it's not been identified to date uh note that this is just off of the north outer loop you see on the uh overview map uh where Hartenburgger Road come across Quick Trip is just a little bit south of here. Uh it's not quite visible in the aerrow photo. They do have two driveways that meet text dot spacing standards. When Tex dot reconstructed that part of I35 several years ago, they redid the driveways as well as the drainage in

that area. Uh so staff is recommending approval. We we'd like to see the commercial development along the interstate. Uh and then repealing the cup because it's it's not needed. uh and it gives them flexibility and it's just cleaner for for staff is is we administer inquiries on the property. Then we're not trying to explain when or if the CUP would be applicable, would not be. Uh this just simplifies life for pretty much everyone involved. And the process to repeal a CUP is the same that you get one in place, you request it, notify the public hearings, PNZ makes a recommendation, and council will vote on the repeal of the CUP. So, same way in, same way out. Do have some site photos and you can see that both of those lots have not been developed yet. Uh, there's some additional buildings and homes on the back side. As you get towards Pegasus, there's a lot of scrub and brush and trees you in between there. And you can see on the bottom left photo, the text dot drainage channel that runs next to the frontage road. So, it'll be more than adequate drainage here. Uh and then in the bottom right you can see the billboards for a quick trip uh a little bit further in the distance. So it's not too far but it's down there a bit. Uh this is surrounded mostly by a there's some light industrial just to the north. Uh it's in the I35 overlay and what they're asking for is commercial. Um sorry I had a thought in my head and it just just went away. And the the red area is what was that previous case for the conditional use permit and the zoning. So that red will expand for the entire hashmarked area. So the comprehensive plan shows this area for future land use of regional commercial. So that's what they're asking for is commercial zoning which is supported under that designation. And

I35 is designated as a highway as you may expect. There is a 10-in water line that runs along Pegasus. Uh they may may or may not be able to get access to that. Uh there's a sewer line about 500 plus feet away uh just off of the Quick Trip property. So if they wanted to connect to those city utilities, they would have to figure out that solution, whether that's getting an easement and working your way over towards Pegasus, they would have to pay to extend that sewer line. They also have the option if they wanted to extend a line up the frontage road, they'd have to work with text dot, but it could be done. That's not a question that needs to be answered at the zoning case. Uh, but there are nearby utilities available when they come in for the subdivision plant. That's when they'll have to show a plan that they've got permission or easements or somehow can extend those water lines and sewer lines. As far as mobility review in the area right around this property, uh picked up 55 crashes, no fatalities, which is good news. A few serious injuries, quite a few minor injuries. Um most of the accidents were on the main lanes, unsafe lane changes, speeding, and distracted driving. Uh and you do see the, you know, a lot of the traffic volume is increasing. You know, the main lanes are very busy here. uh Quick Trip just opened, so we're haven't quite seen the increase on those side roads. But as the outer loop opens and we see more traffic using that as a pathway through or into Temple or around Temple, I would expect the traffic volumes you see here on both on the frontage road and the side roads, I would expect those to increase. um made some educated guesses on what trip generation, how much traffic businesses here could add. Without knowing what it is, it's it's a bit of

an educated guess or a stab in the dark. Um could be 200, could be 60, 50 or 60. It depends on the mix. It depends on the size. So um being in the location on the furniture road with those two driveways, you know, their access would be right in right out and then they would come down to the interchange and then decide which way they're going to go. So there is capacity to handle the additional traffic from commercial development in this area. And overall it is compliant with the same criteria that we evaluate against. We send 10 notices out to property owners within 200 ft. We received one back today in agreement. That's shown in the map and I provided the response. He didn't give any text. He just returned the response and marked agree. Um and this was published in the telegram on the same date, November 6th. And staff recommends approval of the reszoning from a and commercial to with the cup to commercial and repeal of the existing cup. And I'll take any questions that you may have.

All right. Thank you, Mr. Dickman. Commissioners, any questions or comments regarding this case? All right, seeing none, um this case also requires a public hearing. We will now open the public hearing. If you wish to speak and are attending in person, please come to the podium and state your name and address. If you are online, please raise your hand virtually and do the same. Seeing none online. Okay, seeing none in the chambers, we will close the public comment and uh commissioners will ask for a motion. Make a motion to approve item FY-26-3-Z as presented by staff. Second.

Have a commission. Uh I have a motion by Commissioner Carney and a second by Commissioner Morales. Can we call for vote? Commissioner Morales. I. Commissioner Walker. I. Commissioner Carney. I. Commissioner Smith I. Vice Chair Jerasic I. Chair Rhodess I. Vote is unanimous. The motion carries. All right. That um if there's any further business tonight. If not, we will close at 6:39 p.m. Thank you. There you go.