[{"_1":2,"_111":-5,"_112":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,75,87,99],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},"mediaId",6103761,"mediaKeyId","2793581-5a14463fe3361aa36c37b6734ad7e2a7","parentId",2793581,"title","Planning commission recommends rezoning of 515 McNeil Street to retail commercial for proposed private club; neighbors oppose","audioSeconds",2837,"startMs",3470000,"endMs",6307000,"viewUrl","/Search/View?dp=1&key=2793581-5a14463fe3361aa36c37b6734ad7e2a7&start=3470&end=6307","thumbnailUrl","https://assets.pipeline.soar.com/2793581-5a14463fe3361aa36c37b6734ad7e2a7/thumbnail_3470000.jpg","articleUrl","/articles/6103761/Palestine/Anderson-County/Texas/Planning-commission-recommends-rezoning-of-515-McNeil-Street-to-retail-commercial-for-proposed-private-club-neighbors-oppose","mediaUrl","https://secure.pipeline.soar.com/6103761-176b409fc6c0c075ee279798b57bb6b6/orig.mp4?Expires=1771169189&Signature=XDhR56IZonbewsPLIiYOWNAQMehmNq~OIciC4Qb9bcUHJF9zRdwF88Q5yUDasb9X2veahluf3wDhxJ2tn1uv9l5mxBYw~sl1GtvkHxB7ZH8GKpUN8c71T7VQrfofs99CSCQzOreQ0dOU9sdgX1rbGhOZJMF9ej8IfR8Dvy82YF24njSykUk98dPvEZ9lmgwypJk6sTadKUfx5aNmuZjH-QLXeTHPQapY0NvW7JG7m~C44Sm0MnvJN6yZWjxoDhyisCcvY94MqmjaLoe7viKB~4t8843Fs-FatxI6RZkmncr4EPSHFtTwmBe4Udhn-ZizHl0pW9QW6bpjotA4GiRufQ__&Key-Pair-Id=KUT5TJCACFTXG","author","City of Palestine","date","2025-03-06T00:00:00Z","article","The Palestine Planning and Zoning Commission voted to recommend rezoning 515 McNeil Street from mixed residential to retail commercial to permit a private club and related retail uses; the recommendation will go to City Council on March 24 for final action.

Applicants Crystal Hardwick and Michael Barrow spoke on behalf of property owner Jeffrey Bostick and described a plan to operate the 7,100-square-foot building as a private club (membership-based) with food and drinks, with a future possibility of adding a restaurant. Hardwick told commissioners that the building historically operated as a dance club and that the owners seek to renovate and reopen a controlled private-club venue.

Multiple nearby residents, long-term neighborhood homeowners and community leaders testified in opposition. Speakers raised a range of concerns: late-night hours (applicants proposed 6 p.m.–2 a.m. Thursday–Saturday), increased traffic across residential streets and neared nursing facilities and churches, past incidents tied to earlier nightclub operations, trash and public-safety concerns, and the effect such a use would have on efforts to stabilize and improve a residential neighborhood that was rezoned from industrial to mixed residential in recent years.

District 3 City Councilman James Smith and other residents said neighborhood stability and families’ safety should weigh heavily; several opponents said they do not have the time or flexible work schedules to attend daytime hearings but wanted their concerns recorded. Supporters — including local business owners and residents who said the building has been vacant for years — argued that reuse would create activity, generate sales tax and revive an existing structure.

Staff and commissioners discussed the zoning code’s treatment of nonconforming uses and the board-of-adjustment standards that guide whether a reuse extends the life of a prior nonconforming use. The commission’s recommendation does not itself change building permits, and any liquor service would require state licensing and compliance with Texas Alcoholic Beverage Code rules for private clubs. After discussion, the commission recommended rezoning; the item will go to City Council on March 24 for a final decision.

Votes at a glance: Planning & Zoning recommendation — rezoning 515 McNeil Street from mixed residential to retail commercial: Planning & Zoning vote — approved (recommendation to City Council).","mediaType","Video","parentTitle","City of Palestine Planning and Zoning Commission Meeting - March 6, 2025","oneSentenceSummary","The Palestine Planning and Zoning Commission voted to recommend rezoning 515 McNeil Street from mixed residential to retail commercial to permit a private club; the item moves to City Council for final action on March 24.","taxTitle","Palestine, Anderson County, Texas","taxId",69395,"location","headline","","shortSummary",{"_33":76,"_35":36,"_37":38,"_39":77,"_41":78,"_43":79,"_45":80,"_47":81,"_49":82,"_51":83,"_53":84,"_55":56,"_57":58,"_59":85,"_61":62,"_63":64,"_65":86,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6103765,"Commission backs AT&T proposal for 50-foot monopole near West Pointe despite setback objections from manufactured-home park",1670,1799000,3469000,"/Search/View?dp=1&key=2793581-5a14463fe3361aa36c37b6734ad7e2a7&start=1799&end=3469","https://assets.pipeline.soar.com/2793581-5a14463fe3361aa36c37b6734ad7e2a7/thumbnail_1799000.jpg","/articles/6103765/Palestine/Anderson-County/Texas/Commission-backs-ATT-proposal-for-50-foot-monopole-near-West-Pointe-despite-setback-objections-from-manufactured-home-park","https://secure.pipeline.soar.com/6103765-aa2301da9706e9adcdf2da2a084d90e7/orig.mp4?Expires=1771169189&Signature=OUFwMnYDvjDDfoJFPYc~JTYgA3lr95f-NhFE5f6Ihrm1DWjYiKjb64UIzF1eqdV6jmps8GrinHvzVFPXV8SxhZrv5IzIiWw0N7ociJconl8ScTWnXzg2PIvCOOYMAUAtZOo1HW7I1GEd8g5KXquViYCdh8sFJaAAcSedaNabJSql2m12faD7ZTVjD3vw9LRNtj3RlJX7wchId0b-RdHw-pysrqI3H9x5owOJw-TPpKJ7TECijsOxVBRoYYppdhAdzp7XzCXMHr01BZKuS0lR0ESqlZUSob1nzz5yvLW6ftXwtKUo4U1wGBTePEMd5bNQdirLA0-gCeFgCS3NARwhag__&Key-Pair-Id=KUT5TJCACFTXG","The Palestine Planning and Zoning Commission voted to recommend a specific-use permit for a 50-foot monopole wireless communications tower at 2233 West Pointe Road, forwarding the item to City Council for final action on March 24.

The applicant’s representative, Brent Dozier (contractor working for AT&T), said the project is a capacity “fill” site to improve coverage for AT&T customers, highway traffic and emergency responders, including FirstNet users. “This project comes from primarily AT&T customers ... complaining about low or no coverage,” Dozier said, adding the site would also serve businesses and highway users.

Staff told commissioners the applicant initially proposed a 230-foot lattice tower that exceeded the city’s maximum height and that lattice towers are not allowed. The applicant redesigned to a 50-foot monopole to meet the city height limit; the applicant also submitted a separate variance application for proximity to residentially zoned property that will be heard by the zoning board later this month.

Opposition testimony came from the manager of Cedarville Manufactured Home Community, who said the park contains about 86 families and that recent owner investment has increased occupancy. The manager told the commission she measured roughly 253 feet from the proposed tower base to the nearest home and emphasized the park’s concern about a required city setback equal to three times tower height (450 feet for a 150-foot structure) and possible property-value and safety impacts. She asked whether AT&T would remove equipment and restore the site if it were abandoned.

The applicant responded that the proposed monopole would be 50 feet tall, that earlier designs had been reduced from 230 feet to 150 feet and then to 50 feet, and that the probability of tower collapse is very low; the applicant provided manufacturer statements and coverage maps showing improved service with the proposed tower.

Commissioners discussed canopy height and topography; a contractor on Zoom noted the site’s elevation (50–60 feet above the highway) is beneficial for coverage. After discussion, commissioners voted to recommend approval; the matter will be considered by City Council on March 24, 2025.

Votes at a glance: Planning & Zoning recommendation — specific-use permit for wireless communication facility at 2233 West Pointe Road: Planning & Zoning vote — approved (recommendation to City Council).","The Planning and Zoning Commission recommended approval of a specific-use permit for a 50-foot monopole wireless facility at 2233 West Pointe Road; a nearby manufactured-home park objected citing setback and safety concerns. The item advances to City Council on March 24.",{"_33":88,"_35":36,"_37":38,"_39":89,"_41":90,"_43":91,"_45":92,"_47":93,"_49":94,"_51":95,"_53":96,"_55":56,"_57":58,"_59":97,"_61":62,"_63":64,"_65":98,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6103770,"Planning commission recommends specific-use permit for private athletic facility at vacant South Works Road warehouse",1468,247000,1715000,"/Search/View?dp=1&key=2793581-5a14463fe3361aa36c37b6734ad7e2a7&start=247&end=1715","https://assets.pipeline.soar.com/2793581-5a14463fe3361aa36c37b6734ad7e2a7/thumbnail_247000.jpg","/articles/6103770/Palestine/Anderson-County/Texas/Planning-commission-recommends-specific-use-permit-for-private-athletic-facility-at-vacant-South-Works-Road-warehouse","https://secure.pipeline.soar.com/6103770-c35a8feca0a55c88aa0e4c3cad9d4fe9/orig.mp4?Expires=1771169189&Signature=P12qQNCD14~0yPS9LHotUFc6wlFqh6G28wSagkwiGF3g56LGfQLDH8IENWW3N2FVvbvIxl-jkIJ0mt5Q-ebLvXNaeZpDeaUc4c1bQO3fBSwfaaTCp9V-ZKt4WJlv1WYYcNdbBYxoD3FKaVRAr8MfeeOkmCwxar7FotvHV0ZQ-0qS71r2w7~2RzDF9X5Xfa5ML~FVi~uRrEcYBn46uFPhG5i~80GeXK9r0CicEesAHp7eTMPQXxFb8roZYpKXnbh5HEP6jbDGlNDK59N6grJhlPONvcchv6V~aFAFuxm~AB0CrySJ27fMDjNvBb8jZHgoBp9w2CdW~scjD5RU1roLFA__&Key-Pair-Id=KUT5TJCACFTXG","The Palestine Planning and Zoning Commission voted to recommend approval of a specific-use permit that would allow a private athletic facility at 201 South Works Road, a long-vacant commercial warehouse, sending the measure to City Council for final consideration on March 24.

The applicant, who identified himself for the record as Fletcher Cabram and (in city application materials) as Fletcher Kremmering, said he and his wife plan to open a youth-focused gymnastics and “ninja” program aimed at after-school hours and limited weekend classes. “Main hours will be after school, probably between 4 to 8, so it should be minimal disruption on the neighborhood,” the applicant told commissioners.

Commission staff said the site is a commercially zoned parcel surrounded by mixed residential areas; a private athletic facility requires a specific-use permit under the city zoning code. Staff reported the city mailed 25 notices to properties within the statutory radius and received three returned in favor and none formally in opposition; the return rate was 12 percent.

At public comment, neighbors expressed mixed reactions. Several residents and business owners told commissioners they support reuse of a vacant property and want activities for local youth. An 84-year-old resident said she was concerned about traffic and security; the applicant and supporters said parking and monitored security cameras would limit disruption. “We’re really safety-oriented people,” the applicant said, noting he has a law-enforcement background and that the property already has lighting and cameras.

Commissioners discussed the likely scale and operation of the facility: staff and the applicant said the gym would operate primarily on an enrollment/membership basis with scheduled classes, not as an open “drop-in” recreation center, and that certificate-of-occupancy inspections (building and fire) would be required before operation. Commissioners moved to recommend approval; the motion passed and the recommendation will be considered by City Council on March 24.

If City Council approves, the owner will still have to obtain a certificate of occupancy after passing building and fire inspections before opening.

Votes at a glance: Planning & Zoning recommendation — specific-use permit for private athletic facility at 201 South Works Road: Planning & Zoning vote — approved (recommendation to City Council).","The Palestine Planning and Zoning Commission voted to recommend a specific-use permit allowing a private athletic facility (gymnastics/ninja gym) at 201 South Works Road; the item moves to City Council on March 24 for final action.",{"_33":100,"_35":36,"_37":38,"_39":101,"_41":102,"_43":103,"_45":104,"_47":105,"_49":106,"_51":107,"_53":108,"_55":56,"_57":58,"_59":109,"_61":62,"_63":64,"_65":110,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6103756,"Commission approves update to land-use chart splitting hotel and motel categories; changes go to City Council",605,6385000,6990000,"/Search/View?dp=1&key=2793581-5a14463fe3361aa36c37b6734ad7e2a7&start=6385&end=6990","https://assets.pipeline.soar.com/2793581-5a14463fe3361aa36c37b6734ad7e2a7/thumbnail_6385000.jpg","/articles/6103756/Palestine/Anderson-County/Texas/Commission-approves-update-to-land-use-chart-splitting-hotel-and-motel-categories-changes-go-to-City-Council","https://secure.pipeline.soar.com/6103756-7ba6ac3a6dae3fe9507bc634754dd8b0/orig.mp4?Expires=1771169189&Signature=X5nSa0TPVAgAsbyCQGcSG7nv5B1X6JuXmbd1iejl4tV6oGhDDUskq~MAEuypyN2rR7oD-Q1X79QNL9Mn7PbKuQGvugwXjR1RiX1bidygZywAxLs6pOZU-92tLxTWBZ0k5FAxx4b8ZXX~iZj4-auniXtwOtpw-R~Tl2SG2yWT8B9yZOo2DxcIZlgGffrQEd73Z2a-R2jM9UCOj8sPJlAZb4hs-hKykXvvOlL1ywtnDi9E3gKsBic5QLvzJ3My4xBMUK0-FDye9kH-fTp8QovaC5Ef0N~JQ90l2yXhmZnNUb5fLDljUnBsgeFaepcWyNjpeqzcH01LPnXoww59RYQe9A__&Key-Pair-Id=KUT5TJCACFTXG","The Palestine Planning and Zoning Commission voted to recommend an update to the city land-use chart that replaces the single “hotel/motel” category with separate categories for limited-service hotel, full-service hotel and motel so the chart aligns with recently changed definitions and supplemental use requirements.

Cassie Hamm, the city’s tourism marketing manager, told commissioners the change cleans up the zoning code so definitions and the land-use chart match. The update also makes motel uses allowable only by specific-use permit in certain zones to better direct where lodging is located. Staff said the changes were developed with input from hotel operators and city development staff.

Commission discussion covered how the split clarifies which amenities and services qualify a property as limited- or full-service and how extended-stay units will be handled administratively. Commissioners asked whether unique concepts (for example, boutique or novel short-stay lodging) would still be possible; staff said such projects could be considered but might require additional review or a variance if they fall outside the definitions.

Planning & Zoning voted to recommend the land-use chart amendment; the ordinance language will be presented to City Council on March 24 for final action.

Votes at a glance: Planning & Zoning recommendation — land-use chart amendment to add limited-service hotel, full-service hotel, and motel categories: Planning & Zoning vote — approved (recommendation to City Council).","The Planning and Zoning Commission approved an update to the land-use chart to replace an older 'hotel/motel' category with distinct 'limited-service hotel', 'full-service hotel' and 'motel' categories so the zoning code matches revised definitions and supplemental use requirements; the item goes to City Council for final action.","actionData","errors"]

Article not found

Planning commission recommends rezoning of 515 McNeil Street to retail commercial for proposed private club; neighbors oppose

Commission backs AT&T proposal for 50-foot monopole near West Pointe despite setback objections from manufactured-home park

Planning commission recommends specific-use permit for private athletic facility at vacant South Works Road warehouse

Commission approves update to land-use chart splitting hotel and motel categories; changes go to City Council