Red Oak council approves five zoning and code changes including new 'watercraft sales' definition and data-center conduit rules

The Red Oak City Council on Tuesday unanimously approved five ordinances that amend the city’s zoning code and use tables, including a new definition for watercraft sales, a rezoning to permit a small auto-repair use with future commercial development, changes allowing overhead conduit raceways between data-center buildings, and a recodification of the city’s use chart that makes car washes a special-use permit in certain commercial districts.

The set of ordinances—25-025, 25-026, 25-027, 25-028 and 25-029—passed by 5-0 votes and will amend the comprehensive zoning ordinance and related code sections to add the new permitted uses and development rules, city staff said during the meeting.

Council action and why it matters: The ordinances clarify how several commercial uses will be handled moving forward. Ordinance 25-025 adds “watercraft sales” as a defined use and applies the same requirements previously created for all-terrain-vehicle (ATV) sales, meaning the use will require a site-specific special use permit (SUP) in certain commercial districts. Ordinance 25-026 rezones a narrow parcel identified by property ID 141728 (north of Free Market Drive, east of N. Highway 77) from agricultural to Planned Development (PD 184) to allow a minor auto-repair shop (a lube/tire/oil-change style operation) and to preserve the possibility of future C-1 commercial uses subject to additional approvals. Staff said the lot will use a septic system and is served by Rocket Water; a brick screening wall and landscaping are required along the rear property boundary where it adjoins residences.

On two related PDs (ordinances 25-027 and 25-028) covering sites in Project Cardinal, the council approved allowing overhead low-voltage conduit raceway structures (conduit mounted on small support trusses between buildings) so data-center tenants can run fiber between buildings. City staff said underground installation is possible but “very difficult” given existing utilities between building pads; the ordinance includes a minimum setback of 300 feet from the property line (staff noted some existing installations on these campuses are about 900 feet from the road) and requires the raceways be screened to match rooftop mechanical equipment. Staff also confirmed a minimum vertical clearance of 15 feet for the raceways, exceeding the city’s 14-foot minimum for fire apparatus access, and said the structures will still require building permits and inspections.

Ordinance 25-029 recodifies the code’s use charts and appends a clearer, easier-to-find Appendix C with tables for permitted uses and parking standards; the ordinance also changes car wash uses so they are no longer by-right in the highway-oriented district and commercial C-1/C-2 districts but would require a special-use permit so the council can review context and siting.

Votes at a glance: - Ordinance 25-025 — Amend Chapter 14A to add definition of “watercraft sales” and apply ATV-sales requirements; motion to approve (mover/second: Franklin/Smith as referenced in the discussion); vote 5-0; outcome: approved. - Ordinance 25-026 — Rezone PID 141728 from Agricultural to Planned Development (PD-184) to allow minor auto repair now and potential C-1 commercial uses later; motion to approve (mover/second: not specified in the record); vote 5-0; outcome: approved. Staff noted the site will use septic and is served by Rocket Water, and a brick screening wall of variable height (approx. 2–5 feet with an additional 6-foot screening wall) will be required along the rear property line. - Ordinance 25-027 and 25-028 — Amend two separate Planned Developments to allow overhead low-voltage conduit raceway structures between buildings (Project Cardinal sites); motion to approve both ordinances together (mover/second: motion and second made on the record); vote 5-0; outcome: both approved. Staff said minimum setback from property line is 300 feet, typical examples are ~900 feet from roadway, minimum clearance is 15 feet, and screening should match rooftop RTU screening. - Ordinance 25-029 — Recodify code appendices and move car-wash uses to require SUP in specified commercial districts; motion to approve (mover/second on record); vote 5-0; outcome: approved.

Key discussion points and conditions: For the auto-repair rezoning (25-026) staff displayed a conceptual site plan showing the building located toward the north end of the lot, standard parking and landscaping, and a requirement to apply for a driveway permit from the Texas Department of Transportation (TxDOT) because access will be to Highway 77. Staff told council that residences behind the parcel were notified within the 200-foot mailing boundary and that the distance from the back of the proposed building to the nearest homes is “somewhere in the neighborhood of 150 feet, maybe 136.” For the overhead raceways, staff said they had asked applicants to enclose or screen the conduit to match existing rooftop equipment screening so the structures would blend visually from the roadway.

What the ordinances do not do: They do not automatically authorize construction of specific future tenant installations; city staff said permits and plan reviews remain required. Staff also said TxDOT controls driveway spacing and access on Highway 77 and will set exact drive locations through its permitting process.

Who spoke: Hartman (city staff presenter) explained the ATV/watercraft definition item and other ordinance mechanics; Greg (planning staff) presented maps, the auto-repair concept, and details about setbacks and screening; council members asked questions about distance to residences, site elevation, drainage and TxDOT driveway permitting. Applicant representatives for the rezoning and Project Cardinal were present but no public opposition spoke during the hearings.

Next steps: The ordinances take effect according to the dates printed in each ordinance and permit/plan submittals must follow normal staff review and permit processes (including TxDOT driveway permitting where applicable).