[{"_1":2,"_99":-5,"_100":-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],{"_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",6574903,"mediaKeyId","3180843-796db957d7f2e0802ba95f86fc24b923","parentId",3180843,"title","Fulshear planning commission recommends changes to CDO: larger grocery stores, fiber burial and stronger tree preservation language","audioSeconds",784,"startMs",2572000,"endMs",3356000,"viewUrl","/Search/View?dp=1&key=3180843-796db957d7f2e0802ba95f86fc24b923&start=2572&end=3356","thumbnailUrl","https://assets.pipeline.soar.com/3180843-796db957d7f2e0802ba95f86fc24b923/thumbnail_2572000.jpg","articleUrl","/articles/6574903/Fulshear/Fort-Bend-County/Texas/Fulshear-planning-commission-recommends-changes-to-CDO-larger-grocery-stores-fiber-burial-and-stronger-tree-preservation-language","mediaUrl","https://secure.pipeline.soar.com/6574903-b58ba353578f59cbd1758d4e36d0e709/orig.mp4?Expires=1774981582&Signature=XN00q1fvZkPg7bjBVayqaTGFLlTuYZj-cayBRI9APsp574vuoHBrN0FRKyQMYEzkVjBP1qICFuTHk3wqXnsMZWech88SETSPt5ywTvsyfdACBZNqJvAG6D0~fEcxJDuQlxXxUhJVnVvW4mI0CmfMjVO5kzoG3gVzGCOxCOYRlCWyySAWaV65T6Ogu5KWHu4BvMYVWiEU75bf4sQfN3xmy7IDuAQWX7wOXQfczb6Vxo1snWaMa07B1EYBQ5Q3SzuIxI~5ViaAcDdwO0T5zrJqfuLxjQ9jVgTtyLzLS35DuwffpGDYYLRcXmBvuR8YllPLKSVS-GAp~MTQUH1axG2cQg__&Key-Pair-Id=KUT5TJCACFTXG","author","Fulshear","date","2025-05-02T00:00:00Z","article","The Fulshear Planning and Zoning Commission voted on May 2 to recommend approval of proposed amendments to the City’s Coordinated Development Ordinance (CDO), with two clarifications requested by commissioners: more precise hardship language for tree preservation and guidance on allowable size increases for retail anchors.

Why it matters: The amendments aim to remove barriers to larger retail anchors in the downtown district, require buried utility lines on new private development, and strengthen tree-preservation requirements for larger parcels. Each change affects how future commercial and large-site residential projects will be designed and reviewed in the city.

Key provisions described by city staff
A city staff presenter explained the three main amendment areas:
- Large grocery/retail: The downtown district’s strict 35,000-square-foot cap would remain a conditional-use threshold but would allow exceptions under specified conditions. Staff outlined screening rules for loading, trash and mechanical equipment; requirements for pedestrian connections and on-site pedestrian amenities (for example, plazas and raised landscaped walkways); limits and placement rules for wall signage; façade articulation and landscaping; and a requirement that such stores front a TxDOT roadway (for example, FM 359 or FM 1093).
- Tree preservation: For larger residential and commercial developments, any tree with a 24-inch diameter at breast height (DBH) would be required to be preserved until 5% canopy coverage of the property is reached. If removal is needed due to a defined hardship, the amendment would require replacement with two trees of similar species and a 4-inch DBH; commissioners asked staff to provide a clearer, narrower definition of “hardship.”
- Fiber and electrical lines: The amendments would extend the city’s existing undergrounding requirement in the right-of-way to new private development as well, so fiber and electrical lines placed with new development are also buried rather than placed on poles.

Commission feedback and motion
Commissioners asked staff to further define what qualifies as a hardship under the tree-preservation rules and to consider whether an upper building-size limit (for example, by floor-area ratio or maximum footprint) should accompany the exception to the 35,000-square-foot cap. One commissioner said: \"I would like to see the hardship more defined because developers will say anything is a hardship if it's an inconvenience for them.\" City staff said the amendments are intended to balance the downtown district’s character with flexibility to secure larger retail anchors that could serve the growing city.

A motion recommending approval of the ordinance (with the two clarifications requested) was made, seconded and carried by the commission. Staff indicated the recommendation will proceed to city council for final action along with the edited amendment language.

Next steps
The recommended ordinance amendments will appear before Fulshear City Council for final consideration at the council public hearing scheduled in May. Staff said additional edits (defining the tree-preservation hardship and clarifying size/height trade-offs for large anchors) would be incorporated before the Council packet.","mediaType","Video","parentTitle","Fulshear - Planning and Zoning Commission - May 02, 2025","oneSentenceSummary","The Planning and Zoning Commission on May 2 recommended approval of coordinated development ordinance amendments to allow conditional exceptions for larger grocery anchors, require burial of new fiber/electrical lines on development sites, and strengthen tree-preservation rules—subject to clarified hardship language and area/size guidance.","taxTitle","Fulshear, Fort Bend County, Texas","taxId",69473,"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},6574908,"Fulshear Planning & Zoning denies rezoning request for 45-acre McKinnon Road parcel after broad public opposition",4002,791000,4793000,"/Search/View?dp=1&key=3180843-796db957d7f2e0802ba95f86fc24b923&start=791&end=4793","https://assets.pipeline.soar.com/3180843-796db957d7f2e0802ba95f86fc24b923/thumbnail_791000.jpg","/articles/6574908/Fulshear/Fort-Bend-County/Texas/Fulshear-Planning-Zoning-denies-rezoning-request-for-45-acre-McKinnon-Road-parcel-after-broad-public-opposition","https://secure.pipeline.soar.com/6574908-c94fc7672c776047645e4eaa055e45ae/orig.mp4?Expires=1774981582&Signature=UzzK-P-sAiwPDrzxfOTRckb8PpKbv1a72KkOKHFURXPX9u6WqqQJ2-OsWZTDljDkDUU5Qk~Wb6cjvcuGpSZabn4putHaJw2F9sKS7u3ETdWveAY0vJhX2zq4l4dxVAvlSAoFkS~7hg0dhDMz~2ZJQzPaxcHE4ByVVeEYfbJFKNBQCyPRJSZbBFOJOv1nrVdXhWE-t1SlmGCnQ~f5rHy6hK2v7nImenFG9ERiMW~F2iQ~ZWhDf0UP4IGjIOkKpVv~BOXc25~m-MlJg9iVR7B2t4K1C3rRIg7Aj25nmg0a71MkTk8hVDI1jFN-YQX-AYy93FnT2YxwrmsNr5Nm6c0D4w__&Key-Pair-Id=KUT5TJCACFTXG","The Fulshear Planning and Zoning Commission voted on May 2 to deny a zoning map amendment that would have changed an approximately 45.112-acre tract on McKinnon Road from estate residential to general commercial.

The request, submitted as part of the project called Fulshear Crossing, prompted multiple residents to speak during public comment, who said the change would increase traffic, introduce commercial activity next to homes, and could reduce neighboring property values. Chris Nichols, representing McKinnon interests and speaking for the applicant, told the commission the revised plan removed light industrial zoning and focused the site on general commercial uses, including a proposed senior living facility and recreational amenities.

Why it matters: Commissioners must weigh the city’s comprehensive-plan goals to add commercial rooftops against residents’ concerns about compatibility, traffic, and whether a development agreement would be sufficient to lock in promised uses and buffers.

The proposal and developer response
Chris Nichols of Brady & Hamilton, representing McKinnon interests, said the applicant reworked an earlier proposal that had been denied in November and removed light industrial uses. Nichols said the revised application \"consists primarily or actually only of general commercial,\" and described proposed components including a senior living anchor, retail/entertainment areas, flex office space, a 6.2-acre detention area and a 50-foot landscape buffer along the property edge.

Residents speak against rezoning
Multiple residents who live adjacent to or near the parcel urged the commission to preserve the estate residential zoning. Jeff Roberts, whose property abuts the site, said: \"I would ask that you please deny this tract.\" John Dowdall, who said he was speaking in his personal capacity though he has served on the commission in the past, urged commissioners not to change ordinances for the benefit of a developer: \"I respectfully urge the committee. Do not approve this ordinance change. Protect the ordinances. Protect our residents.\"

City staff and procedural context
City staff explained the request comes amid a long-term city goal—reflected in the comprehensive plan—to add commercial land to serve a growing population. Staff also said the applicant and the city were discussing a possible development agreement that could codify buffers, elevations and other site-specific conditions. Staff cautioned that while a development agreement can define uses, the city cannot force a developer to sign one prior to rezoning; incentives are typically used to encourage agreements.

Commission deliberations and vote
Commissioners and some members of the public repeatedly raised concerns about McKinnon Road’s capacity, the lack of a completed traffic impact analysis at the time of the meeting, and whether the city had an adequate plan for road improvements to handle increased trips. After discussion, a motion to deny the zoning map amendment was made and seconded. The motion carried.

Next steps
Because the Planning and Zoning Commission recommended denial, the item will not be forwarded to city council with a positive recommendation. Any future application or materially different proposal would start the public-notice process again. The commission and staff indicated that if the applicant returns and a development agreement is negotiated and accepted, that agreement would be the mechanism to restrict specific uses and standards.","The Fulshear Planning and Zoning Commission voted on May 2 to deny a request to rezone an approximately 45.112-acre tract on McKinnon Road from estate residential to general commercial after residents raised traffic, buffering and property-value concerns.",{"_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},6574899,"Votes at a glance: Fulshear Planning & Zoning — May 2, 2025",522,2012000,2534000,"/Search/View?dp=1&key=3180843-796db957d7f2e0802ba95f86fc24b923&start=2012&end=2534","https://assets.pipeline.soar.com/3180843-796db957d7f2e0802ba95f86fc24b923/thumbnail_2012000.jpg","/articles/6574899/Fulshear/Fort-Bend-County/Texas/Votes-at-a-glance-Fulshear-Planning-Zoning-May-2-2025","https://secure.pipeline.soar.com/6574899-43d623227d1bc565a58736ee7e3a6e64/orig.mp4?Expires=1774981582&Signature=KbzsMuarqmmQ3DZSoZc7lSBIa2OlWiY38vw73HVP4a9WtQEcywaUOe4Hmi0SZXZmvuL6ze9rSWiFdx3cKNtuE6SDEMtd-~X5fXJtZsV8w8xoRYHpCPJcSVKdMy0P2G~hMQq9W0SyyIj~v4SVfbhSgdlKvuG9KopLHSNckJvcup1gZqv2lylidyPlHtPq3J0kDHdgyx6LaFh7lTZukgPkZBAg8wuBLH~SqKRdi2iB2~0NS15797Lj2Xkjck76f-Miz7RHfu3kPaXCofsdPt4LKIKpcGnMN7jbPLRma6W68U2zaqFkHTRTOEQKBh661JMVLZwFXMoyglMm4dbrl1hnmw__&Key-Pair-Id=KUT5TJCACFTXG","Summary of formal actions taken by the Fulshear Planning and Zoning Commission on May 2, 2025:

Approved
- Minutes: The commission approved the minutes from the April 4, 2025, meeting.
- Jordan Ranch Fire Station (Emergency Services District No. 4): Recommended approval of the preliminary plat (minor comments to be addressed by applicant).
- Fulshear Lakes Hillside Section 3: Recommended approval of the preliminary plat contingent on corrective note; staff to verify sidewalk width and final notes.
- Pecan Ridge Section 13: Approved the final plat; staff reported no outstanding comments.
- The Ridge at Tamarind: Recommended approval of the preliminary plat pending receipt of revised traffic study and a plat note clarifying private-street maintenance (to be maintained by owners/HOA).
- Fulshear Junction master sign plan: Approved a master sign plan for entry and temporary promotional signs; staff confirmed sign sizes conform to ordinance.

Tabled/Withdrawn
- Pit Stop specific-use permit (Downtown District / Fulshear Junction): Applicant withdrew the item for this meeting; the commission voted to table the item to a future meeting and distributed a resident letter for the record.

Recommended approval to City Council
- Ordinance amendments (CDO Article 2 and Article 3): The commission recommended approval, with staff asked to refine tree-hardship language and offer guidance on allowable size increases for large retail anchors; recommendation will be forwarded to City Council for final action.

Denied
- Zoning map amendment for ~45.112-acre tract on McKinnon Road (estate residential to general commercial): The commission voted to deny the request after public comment and deliberation.

Procedural notes
- Several motions were made and seconded during the meeting; when staff indicated outstanding technical or plat-note issues, the commission conditioned approvals on applicant revision or final staff review.
- Where applicants offered site plans and conceptual uses (for example, Fulshear Crossing and the Ridge at Tamarind), the commission emphasized that site plans are conceptual and that final development agreements or civil plan review would define enforceable conditions.

Items requiring follow-up
- Traffic impact analyses and civil plan review elements for large or potentially high-trip developments (applicants asked to submit required studies and revised plats/notes).
- Staff to incorporate commission clarifications into the CDO amendment language before forwarding to City Council.

For specific vote-by-vote details and full motions, see the meeting minutes or contact the City Secretary’s office.","The commission recorded approvals for several plats and the Fulshear Junction master sign plan, tabled a specific-use permit for a proposed gas station, and approved minutes. One major rezoning for McKinnon Road was denied (see separate article).","actionData","errors"]

Article not found

Fulshear planning commission recommends changes to CDO: larger grocery stores, fiber burial and stronger tree preservation language

Fulshear Planning & Zoning denies rezoning request for 45-acre McKinnon Road parcel after broad public opposition

Votes at a glance: Fulshear Planning & Zoning — May 2, 2025