[{"_1":2,"_124":-5,"_125":-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",[32,76,88,100,112],{"_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":72,"_73":74,"_75":74},"mediaId",6099438,"mediaKeyId","2817600-f9ddf117885a426b51424ac11a488e32","parentId",2817600,"title","Commission declines rezoning request for President George Bush frontage property","audioSeconds",1455,"startMs",4417775,"endMs",5873600,"viewUrl","/Search/View?dp=1&key=2817600-f9ddf117885a426b51424ac11a488e32&start=4417&end=5873","thumbnailUrl","https://assets.pipeline.soar.com/2817600-f9ddf117885a426b51424ac11a488e32/thumbnail_4417775.jpg","articleUrl","/articles/6099438/Texas/Commission-declines-rezoning-request-for-President-George-Bush-frontage-property","mediaUrl","https://secure.pipeline.soar.com/6099438-5ec4b3bf773537e3c8764956c3950b07/orig.mp4?Expires=1770908875&Signature=ccwRW4T0L8QQpWWkmrlAEhv8bFJsWpQOjG3nZYS6~Jpt61mfApxffXQXR6Kh5yNJMrDljcguu0kKRqNXNBTySEibVw8m0mGS0TemKY244fRZZ1HmMh~RCOG6yKyperidPSpPrDImEPZMHPQ2OiTcxsoxC8WxZZ8clsNG2YryKmjO--zO5G4oeKcoSeCGPcXxuakpzSdVXbZzr5Hw91bqSgQT1JyR3lHJj9YP6F8qnuJGt6w5fewNECWbbRx2Sczn3XEtO2RXXmKhnl-RXjUOW6-Heu~8ZNTkf3JfnYwxTfshdJHddPxTLRA~VERLQRaj~GsAjHPKSJFrr0BeAssv7g__&Key-Pair-Id=KUT5TJCACFTXG","author","Rowlett City","date","2025-03-25T00:00:00Z","article","The Planning & Zoning Commission on March 25 voted to recommend denial of a request to rezone 2.16 acres at the northeast corner of President George Bush Turnpike and Flamingo Drive from single-family SF-9 to light manufacturing (M1).

Staff senior planner Britney Messer presented the application and explained it was a straight zone change (not a planned development). Messer said the applicant also requested a comprehensive-plan amendment to change the future land-use designation from “estate residential” to light industrial to match the zoning request. Messer's packet noted the applicant intends to use the site as a contractor shop for a heating-and-air business and submitted a conceptual site layout showing a rehabilitated existing house used as office space plus a new single-story storage/maintenance building.

Applicant Steven Reyes, representing the property owner and Arquitectonics Texas, said the company plans to use the existing house as a commercial office and add a small maintenance/storage building; project representatives said the business operates about 10 trucks and roughly 15 staff and would continue standard service dispatch operations.

Commissioners focused on compatibility with surrounding single-family lots: staff sent 12 notices within 200 feet and 45 notices within 500 feet, and the transcript records homeowner opposition in the 500‑foot notice area. Commissioners said the parcel fronts on a major highway and noted other commercial uses nearby, but several expressed concern that straight M1 zoning allows a broad range of industrial and higher‑intensity uses that could be inconsistent with the neighborhood if the property later sold to another owner.

Commissioner Pollard said he would support a use that fits the street but opposed a blanket M1 rezoning because other industrial uses allowed by right could be inappropriate next to residential. Commissioner Hernandez expressed similar caution and asked staff about the practical differences between commercial and light-industrial zoning. The commission recorded a motion to approve the rezoning and a second, but the final action reported in the transcript is that the rezoning request was disapproved (staff will transmit the recommendation and supporting materials to City Council). Because a straight rezoning cannot carry conditions, commissioners noted alternatives — including applicant pursuing an SUP or a planned development with written conditions at Council — if the owner still wishes a commercial/contractor use.

The commission did not add conditions to the rezoning (staff noted a straight-zone change cannot be conditioned); the matter will go to City Council with the commission’s recommendation against rezoning.","mediaType","Video","parentTitle","Rowlett Planning and Zoning Commission Work Session\tMar 25, 2025","oneSentenceSummary","The Planning & Zoning Commission on March 25 voted to recommend denial of a request to rezone 2.16 acres at the northeast corner of President George Bush Turnpike and Flamingo Drive from single‑family SF‑9 to light manufacturing (M1).","taxTitle","Rowlett City, Texas","taxId",4116,"location","Texas","headline","","shortSummary",{"_33":77,"_35":36,"_37":38,"_39":78,"_41":79,"_43":80,"_45":81,"_47":82,"_49":83,"_51":84,"_53":85,"_55":56,"_57":58,"_59":86,"_61":62,"_63":64,"_65":87,"_67":68,"_69":70,"_71":72,"_73":74,"_75":74},6099443,"Rowlett commission recommends denying special-use permit for smoke shop at 1800 Dalrock Road",2375,1988290,4363635,"/Search/View?dp=1&key=2817600-f9ddf117885a426b51424ac11a488e32&start=1988&end=4363","https://assets.pipeline.soar.com/2817600-f9ddf117885a426b51424ac11a488e32/thumbnail_1988290.jpg","/articles/6099443/Texas/Rowlett-commission-recommends-denying-special-use-permit-for-smoke-shop-at-1800-Dalrock-Road","https://secure.pipeline.soar.com/6099443-9a76cb0dd59a23d12830aa39f7986c6d/orig.mp4?Expires=1770908875&Signature=VOZc17tU3hZMQN-xgCPUbO3BdtxjxnRD20t37uS253JTCKlPrPjCb100RuBBquXoWtsWoO0o-Vb6hpb794j3LHcbyH~uQF~9ETqI-LBJpv~--PfqtMPhYH5DEoaTna9ZDbVN~y5a4QUfLlXbmFXvMSZB3P77nO-JPVShuH-Cx--c5o9xHxOoQ1hgjDbWPZdDgohOGOF8pgFA3UuHHuO91oa2a32bb3FISL2grCo8AVCnFjRhrfFfk1BZ15AUucyeXok-U2n-BOkmFA36MQBSxihZXdMXBZzAdhL5GrPUayGehjkxdIncAVSsXFL6A7MchDNzyHXhopuxrx58mPZhrg__&Key-Pair-Id=KUT5TJCACFTXG","The Rowlett Planning & Zoning Commission voted March 25 to recommend denial of a special-use permit for a proposed smoke shop at 1800 Dalrock Road, Suite 400.

Staff presented the request as a proposed convenience smoke shop occupying about 1,000 square feet within an existing shopping center and said the city has about 12 vape and CBD shops. Eliana Morrejon, the staff presenter, said the council adopted an ordinance in August 2022 requiring an SUP for businesses selling electronic cigarettes, vapor products and CBD so the city could “create more of an oversight on this type of use, just to ensure the health, safety, and welfare of our community.”

The applicant, Robert Nunez of Alcopy Development Partners, said the tenant operates a Plano smoke shop with no enforcement issues and that the property owner had told him a previous smoke shop occupied the space. Nunez said the operator plans multiple employees and would comply with lease terms prohibiting illegal products; he described the business as “primarily vape” during discussion.

Staff provided a product breakdown listed in the application: 25% e-cigarettes and vape products, 10% tobacco and cigars, 45% CBD products, 10% novelty items and 10% miscellaneous items. Commissioners asked whether the operator would run the business without CBD products if state law changed; the applicant answered that he would be willing to revise product offerings and noted some jurisdictions approve SUPs for fixed terms so the business returns for review.

Commissioner Pollard cited recent regional enforcement actions in other cities alleging shops sold products exceeding Texas legal THC limits and argued proximity to a lake, hotel and marina made the site a poor fit. Commissioner Hernandez said he was open to approval if CBD products were excluded but expressed concern about legal changes that might leave the business unable to operate.

After public comment closed, Commissioner Pollard moved to recommend denial of the SUP; Commissioner Wilson seconded. The motion carried (transcript reports the final outcome as four in favor of denial, two opposed, with one abstention and one absence noted in the record). The commission’s recommendation will be forwarded to the City Council, which makes the final decision on SUPs.","The Planning & Zoning Commission recommended denial of a special-use permit for a smoke / vape / CBD store proposed at 1800 Dalrock Road after staff presentations, public opposition and commissioner concern about CBD/THC products and local proliferation of vape shops.",{"_33":89,"_35":36,"_37":38,"_39":90,"_41":91,"_43":92,"_45":93,"_47":94,"_49":95,"_51":96,"_53":97,"_55":56,"_57":58,"_59":98,"_61":62,"_63":64,"_65":99,"_67":68,"_69":70,"_71":72,"_73":74,"_75":74},6099447,"Planning & Zoning Commission approves March 11 minutes",103,1883325,1986390,"/Search/View?dp=1&key=2817600-f9ddf117885a426b51424ac11a488e32&start=1883&end=1986","https://assets.pipeline.soar.com/2817600-f9ddf117885a426b51424ac11a488e32/thumbnail_1883325.jpg","/articles/6099447/Texas/Planning-Zoning-Commission-approves-March-11-minutes","https://secure.pipeline.soar.com/6099447-0b45f5ca4dffd2995dae72b7ef59513b/orig.mp4?Expires=1770908875&Signature=H7cAGDuF7FTVoL1Ab6dpkrKUZEmKldLM~TfehBnXT0wrBYZM25bbsBSqouezPBC3ZrW4P~mLJCUUNrWScV02Sb9LWyR1nmoaP6wVA0FYpO19pzD-G~nyxqIsYjKtochMJ95AO6Ji4YevL1ZV7bvEZe6F2d9C8lCndKfJuKCw3mQvLtMs3YfaipZYmI9z4U16bT3hk40f7JL-zgsMR3TPHGIMUnk4IpwyuuhW9nVJDvHna5Hpz1gwT-dttXdirxAruI5NmGfZPFl17GvUp9dZUj-1HElv1zf2FBuGCLsedV3nQHg-XyemQfxOhbAM3y46n~8Jt~3aQZx4Rxl6xIiDoQ__&Key-Pair-Id=KUT5TJCACFTXG","The Planning & Zoning Commission approved the consent agenda item to accept the minutes of the March 11 regular meeting during its March 25 session.

Commissioner Hernandez moved to approve the consent agenda; Commissioner Pollard seconded. The chair called the vote and staff announced the item was approved.

Staff recorded the vote as approved; the transcript reports the result as \"approved 6 to 1 with 1 abstention.\" No members asked to remove the consent item for separate consideration.","The Rowlett Planning & Zoning Commission approved the minutes of its March 11 regular meeting on a consent agenda vote during the March 25 meeting.",{"_33":101,"_35":36,"_37":38,"_39":102,"_41":103,"_43":104,"_45":105,"_47":106,"_49":107,"_51":108,"_53":109,"_55":56,"_57":58,"_59":110,"_61":62,"_63":64,"_65":111,"_67":68,"_69":70,"_71":72,"_73":74,"_75":74},6099450,"City attorney briefs Rowlett planning commissioners on zoning, special-use permits",1735,31800,1767365,"/Search/View?dp=1&key=2817600-f9ddf117885a426b51424ac11a488e32&start=31&end=1767","https://assets.pipeline.soar.com/2817600-f9ddf117885a426b51424ac11a488e32/thumbnail_31800.jpg","/articles/6099450/Texas/City-attorney-briefs-Rowlett-planning-commissioners-on-zoning-special-use-permits","https://secure.pipeline.soar.com/6099450-9f612d284e16ad14be8c6b56d0223502/orig.mp4?Expires=1770908875&Signature=ZHq2nssfIM5mErjAax-6QrXLEJusHg9P27riJwnXWNnsyctW-Tx0o56m12M7Ozom9vE5tXr--Wyjt9slbB-mxFLhapsUeqw9GlyGs-Babeu~WWcx5tlGJ5JqyGyxWkE9lCLCDw2et4wpY~phVxqvYVQbalJbv~~SgHXhdAh70PTWsSjxuAzT2pG05o37vpnlK3Pb5w0h-P4oKVUXXfm4GGTxyKuL~qlorEFYhrHHwjALAQelnhPtJe12OAIltJvpoBAeJZ57kZ8CUcW0B4n99MdrBqp3UTJBkSxP9MDPsm9s8WzrLfIOpdon8tYVw0~jQz06GCycqCPTo4IzW6-glg__&Key-Pair-Id=KUT5TJCACFTXG","The City of Rowlett’s planning and zoning commissioners received about 30 minutes of legal training at the start of their March 25 meeting on how state and local law shape zoning decisions.

The briefing, delivered in a work session by the city attorney, covered statutory sources of zoning authority, the commission’s decisionmaking duties, categories of zoning uses and the difference between zoning and platting.

The presentation noted that the commission acts under the Texas Local Government Code and the Rowlett Charter and Code of Ordinances and that zoning ordinances must be “designed to lessen congestion on streets, secure safety from fire, panic, and other dangers, promote health and general welfare,” language the attorney quoted from the code. The attorney also explained that planning duties and zoning duties are sometimes conflated when developments seek both zoning and plats at once.

The attorney walked commissioners through four basic categories of zoning use: permitted uses (uses by right), special-use permits (SUPs), planned developments and temporary uses. He emphasized that uses allowed by right cannot have additional conditions added by the commission, while SUPs are creatures of local ordinance and may carry conditions the council imposes. He also flagged practical issues such as stacking at drive-through restaurants and parking requirements that commonly drive SUP conditions.

On process, the attorney said zoning amendments are discretionary but must not be arbitrary or capricious and advised commissioners to avoid announcing their intended votes during debate. He reviewed statutory notice rules for public hearings — notice to neighbors within 200 feet under state law (Rowlett’s ordinance requires 500 feet) and sign-posting requirements — and mentioned pending legislative proposals that could change notice methods.

Commissioners asked clarifying questions about when the comprehensive plan governs and how a comp-plan amendment is handled alongside a zoning request. The attorney said a comprehensive plan itself does not change zoning but zoning regulations must be adopted “in accordance with the comprehensive plan.” He advised that zoning already in place continues to control even if the comp plan designates different future use.

The work session concluded after the attorney summarized approval criteria commissioners typically consider: consistency with the comp plan, public services and infrastructure capacity, impacts on surrounding property, and the suitability of the subject tract for the proposed zoning.

The commission then recessed the work session and reconvened for its regular meeting at 7:05 p.m.","A City of Rowlett attorney reviewed state zoning law, special-use permits, planned developments and notice requirements during a March 25 work session aimed at clarifying the Planning & Zoning Commission’s duties and limits.",{"_33":113,"_35":36,"_37":38,"_39":114,"_41":115,"_43":116,"_45":117,"_47":118,"_49":119,"_51":120,"_53":121,"_55":56,"_57":58,"_59":122,"_61":62,"_63":64,"_65":123,"_67":68,"_69":70,"_71":72,"_73":74,"_75":74},6099433,"Commission approves fence warrant for corner lot at 3108 Bob Lane",467,6098250,6566060,"/Search/View?dp=1&key=2817600-f9ddf117885a426b51424ac11a488e32&start=6098&end=6566","https://assets.pipeline.soar.com/2817600-f9ddf117885a426b51424ac11a488e32/thumbnail_6098250.jpg","/articles/6099433/Texas/Commission-approves-fence-warrant-for-corner-lot-at-3108-Bob-Lane","https://secure.pipeline.soar.com/6099433-fac1008fc96c30d11d8324f952d06345/orig.mp4?Expires=1770908875&Signature=jsIlNlkL-UgxEDTDieyHWr5~th0PZrBDj9y3hH6BRLrKC9KvYq1Fih5qWWWKbpKzkn7odNNfYVReDEVfAD1rs2pSNQHPMEI40p5tSGKABUuP-~Aw1B4JY9-5KbyZZLHYaPXv4vjsN4IHASZNvb~gCB~G5hsNdEtpvcXPAgdyzRdCpfkwhRkDlnMMzt~1Aqratab1Sp6ETJNyhVOKCHQ2MLs5ha4SnlUCdw3dn5XpI6B4CaUd16s0JOYGvq0ub3b~e-YHRNi4llpclxHHkfo6yLBc85lHNNZPe2ewCA8yiAGf70bepltEuW10s7ArGaaHRnhYsd~jytGW3ePNgCgACA__&Key-Pair-Id=KUT5TJCACFTXG","The Planning & Zoning Commission granted a fence warrant March 25 allowing a six‑foot cedar fence on a corner lot at 3108 Bob Lane in the Merritt Village subdivision.

Staff explained Merritt Village is in a form-based new‑neighborhood district where corner‑lot side fences are treated as front fences and the code generally requires lower, metal picket fencing along side streets to preserve walkability and visibility. Liliana (staff) told the commission that staff had issued a building permit for the fence, but later discovered the structure did not meet the form‑based-code standard and therefore required a warrant before the board.

Homeowner Ezra Auerbach told the commission he received HOA approval on Nov. 8, 2024, submitted the permit application to the city and was issued permit number 24‑005842 on Dec. 11. He said the fence was built between Dec. 30 and Jan. 3 in reliance on both HOA and city approvals and that the fence was intended to improve privacy and security for his young child; he also said the fence was set back to preserve visibility at the adjacent corner.

Commissioners asked about timing and whether the fence was constructed after the house was occupied; staff confirmed the home had been occupied and the permit was issued before construction but that the form-based-code warrant requirement was missed in the review sequence. Commissioner Pollard noted staff had handled a similar, nearby case and described the situation as an implementation/coordination issue.

Commissioner Pollard moved to approve the warrant; Commissioner Hernandez seconded. The motion passed by recorded vote (transcript reports the motion passed 6–0). The homeowner thanked the commission; staff will note the warrant approval and close the permit file.","The commission granted a warrant permitting a six‑foot cedar fence on a corner lot in the Merritt Village form-based neighborhood after staff confirmed the property had HOA and city permits but the fence did not meet the form‑based-code front‑fence materials and height standards.","actionData","errors"]

Article not found

Commission declines rezoning request for President George Bush frontage property

Rowlett commission recommends denying special-use permit for smoke shop at 1800 Dalrock Road

Planning & Zoning Commission approves March 11 minutes

City attorney briefs Rowlett planning commissioners on zoning, special-use permits

Commission approves fence warrant for corner lot at 3108 Bob Lane