[{"_1":2,"_112":-5,"_113":-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],{"_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",6428732,"mediaKeyId","5906797-48c9da0f065bae0394889e49ef189ace","parentId",5906797,"title","Planning commission hears preliminary presentation for McDonald's at FM 2004 and Yaupon; asks developer for neighborhood mitigation plan","audioSeconds",2940,"startMs",1338000,"endMs",4278000,"viewUrl","/Search/View?dp=1&key=5906797-48c9da0f065bae0394889e49ef189ace&start=1338&end=4278","thumbnailUrl","https://assets.pipeline.soar.com/5906797-48c9da0f065bae0394889e49ef189ace/thumbnail_1338000.jpg","articleUrl","/articles/6428732/Texas/Planning-commission-hears-preliminary-presentation-for-McDonalds-at-FM-2004-and-Yaupon-asks-developer-for-neighborhood-mitigation-plan","mediaUrl","https://secure.pipeline.soar.com/6428732-c2877359bb54ef706f7b14beb32e801e/orig.mp4?Expires=1770504751&Signature=iRHr54lXzgeuF6vqDTssT9ru1RcavWXjYfxFeV6NmRhiFIig6WzrFa7Q-6Qb-WDBJ2Kmh~hOpEvEVVpap6IBkrxlF~yOPXgdSkvzOz6otvjyhBicT0TImITSxOan5HWhnss4SMMclXBpugy3F5q7wKNO3n8J6XoZllDnXIzkka0J6MURNmNkTlt6KI9ypCFW0U67eTrxjqLgBpRamGNzkdTxTc1QYMCUqFK0EYYOJKfabrVY67PWs1E3yk7BSznHd5vbX3HNtgjeM1SVj37iYaTF9C3yIQ1ubTGggcBewd0rB4f5vVCB7zP3AOF7eRmmYQ3zaXU2D1PiEJUH62bdag__&Key-Pair-Id=KUT5TJCACFTXG","author","Lake Jackson","date","2025-10-07T00:00:00Z","article","Developers and their civil engineer presented a preliminary concept for a McDonald's restaurant on the parcel at FM 2004 and North Yaupon Street during a Planning Commission meeting. The presentation was for discovery and feedback only; no application approval or formal vote was taken. The commission asked the project team to return with specific mitigation measures addressing lighting, signage, hours of operation, odor control, delivery and stacking/traffic circulation before proceeding to formal review.

Casey Genovese, a civil engineer with Linfield, Hunter & Junius representing the project team, said the site is under two acres and that they had met planning, engineering, public works and utilities staff at a predevelopment meeting. Genovese said the building and pavement layout had been shifted north (toward the highway) to increase separation from nearby residences; the team also intends to rely on a reciprocal easement to use approximately 18 parking stalls on adjacent church property to satisfy local parking requirements. Project materials referenced a code-required parking count of 63 spaces and noted McDonald's typically needs 45'to'50 spaces.

Staff and commissioners noted the site is zoned B-1 (Neighborhood Business). That district's ordinance contains additional requirements for any drive-in or drive-through restaurant within 60 feet of a residential property line. The project team measured roughly 70 feet from the restaurant lot line to the nearby residential PURZ (Red Oak Court), which places the site just outside the 60-foot automatic threshold; however commissioners said the ordinance allows the commission to require mitigation even when a use is beyond 60 feet if the commission finds potential adverse impacts.

Commissioners and residents raised specific concerns: hours of operation and whether the restaurant could run 24 hours; lighting and sign brightness (the team said a freestanding sign up to 18 feet tall and 100 square feet would be allowed under code); odor and grease venting from fryers; delivery truck timing and frequency; stacking and queuing on site that could spill onto FM 2004; and noise from drive-through speakers. Staff and commissioners discussed ordinance limitations: they noted a 2025 state law referenced in the meeting prevents cities from fully prohibiting overnight commercial deliveries, which limits local control over delivery hours, but suggested the developer could be asked to propose delivery windows and operational commitments as part of a neighborhood mitigation package.

Commissioners requested the team return with: a refined site plan showing final building placement and circulation, a lighting plan that complies with the city's foot-candle limits and minimizes spill to adjacent yards, a sign plan favoring monument signage rather than a tall pylon, operational hours recommendations (commissioners suggested 5 a.m. to midnight as a potential compromise), sound mitigation for the drive-through speaker, landscaping or fence/screening to buffer the nearest houses, and odor/venting controls for the kitchen. Staff clarified that the planning commission (not city council) will be the decision-making body for conditional-use reviews in this case and invited the applicant to return for a future planning commission agenda with the requested materials.

","mediaType","Video","parentTitle","Planning Commission","oneSentenceSummary","Developers presented a preliminary plan for a McDonald's on a site near Red Oak subdivision; commissioners raised concerns about lighting, signage, hours, odors and traffic stacking and asked the team to return with mitigation measures and a refined site plan.","taxTitle","City of Lake Jackson, Brazoria County, Texas","taxId",3533,"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},6428740,"Lake Jackson planning commission amends ordinance language to bar structures in front of building line",1117,133000,1250000,"/Search/View?dp=1&key=5906797-48c9da0f065bae0394889e49ef189ace&start=133&end=1250","https://assets.pipeline.soar.com/5906797-48c9da0f065bae0394889e49ef189ace/thumbnail_133000.jpg","/articles/6428740/Texas/Lake-Jackson-planning-commission-amends-ordinance-language-to-bar-structures-in-front-of-building-line","https://secure.pipeline.soar.com/6428740-44b8e078512a73c21280f9700b9603c7/orig.mp4?Expires=1770504751&Signature=SWnpSxAnFpG2tDisICXrtFJ6cwthMTXkjNV0CQNgRunzm38e49s392Fv6D~ZyzMfteLT~amyhM0UJRPHS6yO0mY1z2KalRVGxmeBmFdbz9U6G8K~n-Bwjpu2nUvj1l6QH9mHO7q4Idp9SyYZDUjj8SA~rJZWTifTO5fhnfrZ~mNAvhM~0-S97svfORAf1aVZBCHqjSeThtE8yC~SJBRpMqO8GesVsGMI8JYlbQjLlXmRbsSb5uJF9zcKXNNaTM42AbeBBZ5UOiWMekp1PeX8C6WVJftOqaqfhb09SBfi3JQejrjdsHAMxOVcO1m79xhi7Rt~R3caVOY8tixRIeEr3A__&Key-Pair-Id=KUT5TJCACFTXG","The Planning Commission of the City of Lake Jackson voted to direct staff to update the zoning ordinance so that \"nothing\" except listed ornamental items may be placed forward of an established building line, and to draft an exception process for E-1 lots.

Commissioners opened a public hearing on setback requirements for pools and accessory structures in residential zones after staff identified a legal gap: the existing ordinance explicitly prohibits fences and enclosures in front of the building line but does not clearly prohibit accessory structures such as sheds, screened pool enclosures or accessory garages from being placed ahead of an already-established front building line.

Staff said the operative problem surfaced when a screened pool enclosure was permitted that extended a few feet forward of a house's front wall; because the ordinance references fences and enclosures but not accessory structures, the department lacked explicit language to deny similar placements. Staff described the building line as \"the front of the primary structure once it is legally erected\" and noted that definitions in the ordinance determine how enforcement occurs.

Commissioners and members of the public debated the breadth of a change. Several commissioners urged a simple rule: \"nothing\" in front of the building line except limited ornamental features (mailboxes, small decorative elements). Others asked that the E-1 zoning category be treated differently and that E-1 properties be able to request conditional uses or site-plan review. Staff confirmed they would prepare ordinance text that: (1) inserts a clear prohibition on structures forward of the building line, (2) enumerates narrow exceptions for ornamental features, and (3) provides a conditional-use or planner-review path for E-1 lots.

The motion as read directed staff to return with revised language defining accessory buildings, accessory structures, building line and principal building consistent with the commission's discussion. The commission approved the motion by voice vote; no roll-call tally was recorded in the transcript.

Commission discussion emphasized two clarifications staff said they will include in the draft: that a screened pool enclosure satisfies pool-safety enclosure requirements (staff noted that a screened enclosure is not the same as a fence but can meet insurance and safety criteria) and that the ordinance's definition section should not be used as the only means to set regulatory limits (i.e., the prohibition needs to appear in the ordinance language itself). Commissioners asked staff to return with precise draft wording and to explicitly preserve the ability to treat E-1 lots differently if the commission wants.

Staff will draft the amendment language and present it back to the commission for a future meeting.

","The Planning Commission voted to revise zoning language so accessory structures — including sheds and screened pool enclosures — are addressed in the city's building-line rules; commissioners instructed staff to exclude limited ornamental items and consider an exception process for E-1 lots.",{"_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},6428722,"Commission approves site and landscape plan amendment for Plantation Village Plaza",433,4682000,5115000,"/Search/View?dp=1&key=5906797-48c9da0f065bae0394889e49ef189ace&start=4682&end=5115","https://assets.pipeline.soar.com/5906797-48c9da0f065bae0394889e49ef189ace/thumbnail_4682000.jpg","/articles/6428722/Texas/Commission-approves-site-and-landscape-plan-amendment-for-Plantation-Village-Plaza","https://secure.pipeline.soar.com/6428722-195df061a2c9fa37d080f96390a7a8e4/orig.mp4?Expires=1770504751&Signature=mizQVsjdXEy~e4uGJj6y-WdzmUIKO~crxDY7ZnlpBXZS-EG7POzg9l9cB0p~JUdMk0Imoq04SJXB9NK1eUclnJ4YR6lL6iupzpBBr6~nNgGtBLyUIbojQogg13jzkaBfYDgQC-aqY99kEw5SdOBzzRPJtXWOZ0UTyHpuDe0kqEwEcJs32cXKBSXHHN6iWY4LlVbNlIeULaLKiRZduqQon5v4X3XwlEdSQQOSPxz~trI1IUTgDMdhUQ60-jlXOQgLf3YnpSEmckZ5PjgxuWKjg27m9U10m4dDqlVu3L2Z3wi0TfKInoRmJz1AB-B8LV9SKlwIKdbvjAZeV~Bd2JkS5Q__&Key-Pair-Id=KUT5TJCACFTXG","The Planning Commission approved an administrative final site and landscape plan amendment for Plantation Village Plaza (at This Way and East State Highway 332). The amendment reflects as-built conditions since the last approval, reconciles previous plan changes, and adds a new restaurant space in Building A (presented as \"Hurricane Grill\").

The applicant's civil engineer reported the center currently provides 283 on-site spaces plus 31 available at the neighboring Dow property through recorded easements, totaling 314 spaces (above the 285 spaces required by code). Past amendment language allowed either one large tree or two small trees in certain landscape islands; the owner planted large palms and staff confirmed the amended tree counts meet or exceed the city's minimum requirements. The owner also agreed to replant several trees and shrubs lost to storms near Building A.

The commission discussed parking, shared access and the recorded easement with the Dow property, landscape replacements (including oak trees along a frontage), and the addition of a mailbox pad and minor as-built adjustments. Staff said the amendment corrects errors from prior amendments and reflects current on-the-ground improvements; Nearmap aerial tracing and field counts were used to reconcile parking and striping.

A motion to approve the administrative and final review and action on the site and landscape plan amendment passed by voice vote. Staff and the applicant were directed to finalize signatures and record the amendment as appropriate.

","The commission granted administrative final approval for an amendment to the Plantation Village Plaza site and landscape plan, adding a new restaurant space (Hurricane Grill) and confirming parking and landscape counts.",{"_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},6428727,"Commission approves administrative replat of Lot 14/Lot 14A in Lake Jackson Farm subdivision",246,4288000,4534000,"/Search/View?dp=1&key=5906797-48c9da0f065bae0394889e49ef189ace&start=4288&end=4534","https://assets.pipeline.soar.com/5906797-48c9da0f065bae0394889e49ef189ace/thumbnail_4288000.jpg","/articles/6428727/Texas/Commission-approves-administrative-replat-of-Lot-14Lot-14A-in-Lake-Jackson-Farm-subdivision","https://secure.pipeline.soar.com/6428727-16fb5b034a0fc8fd72f32fcda5504e1f/orig.mp4?Expires=1770504751&Signature=HfpOM9cRsfflAEVSL-N6lHPUm46PmTYAc~zJ6LPBqQRFO-2psZ6~oLJByHOf5rupjZJ13KBxYGRLG~Fqm2R8TEhRcQr7xra6zS3Yz63vhf8pfgTaw-R4-XADQ8HNVvRC1LGBlOXu8HrPMgLc1j7sC0743xAWZOm0vJBvaI4Ce0y9qiDBkJ~QtxIoi018LxYeixtW0e8s8E~tMRwb05Z2kSoRxhP6tejLpIEC-10Qk2ryt09L4V-5XAQcDKt-QrwqRWzpNNQN5rnlglLU1PRiNhXudZowYjndtJdCk2Okp0AXA7PdEN0gpGekpdlCoKYWGkDsoqJUU~CLUh5h0XYpOA__&Key-Pair-Id=KUT5TJCACFTXG","The Planning Commission approved an administrative review of a replat that divides Lot 14 into Lot 14 and Lot 14A (Lake Jackson Farm Subdivision) for property at 14 Bayou Road. The applicant, Dakota Cameron, told the commission the intent was to create a separate lot in front of a larger parcel to allow construction of a residence for family; staff confirmed the replat met subdivision requirements and that the property has legal access to a public roadway.

Staff explained the property lies in the city's extraterritorial jurisdiction (ETJ) and that the city's authority is limited to subdivision matters; county permitting and health department approvals (water/sewer) remain the responsibility of Brazoria County for those non-city services. The planning staff noted minor formatting adjustments remained on the plat and asked the applicant to return with the finalized plat at the next meeting.

A motion to accept the administrative review passed by voice vote; no roll-call tally was recorded in the meeting transcript. The applicant was thanked and told to return with final signed documents.

","An administrative replat to divide a parcel at 14 Bayou Road into two lots passed administrative review; the commission approved the replat as meeting subdivision requirements.","actionData","errors"]

Article not found

Planning commission hears preliminary presentation for McDonald's at FM 2004 and Yaupon; asks developer for neighborhood mitigation plan

Lake Jackson planning commission amends ordinance language to bar structures in front of building line

Commission approves site and landscape plan amendment for Plantation Village Plaza

Commission approves administrative replat of Lot 14/Lot 14A in Lake Jackson Farm subdivision