Commission recommends planned‑development rezoning for travel center at NE Loop 363 with overnight‑parking restriction

The City of Temple Planning and Zoning Commission recommended 5–1 on Monday that City Council approve a planned development rezoning (case FY25‑10‑ZC) for about 4.9 acres at 16803 Northeast HK Dodgen Loop (State Loop 363) to allow a convenience store with fuel sales and associated retail uses.

Principal planner Jason Daigman said the applicant’s site plan shows a primary travel‑center building of roughly 8,000 square feet, a smaller 3,200‑square‑foot retail building, six gasoline fueling positions and three diesel fueling positions, plus 13 long (70‑foot) parking spaces intended for large trucks. Daigman noted staff’s recommendation to rezone to a planned development rather than a straight general‑retail (GR) zoning in order to attach conditions addressing access, sidewalks, buffering and traffic impacts.

Daigman said hydraulic and utility constraints will shape allowable uses: water and sewer lines are not currently adjacent to the parcel, and the applicant proposes septic service pending approval by the Bell County Health Department. Lina Chatey of Belton Engineering told the commission that because the site will be served by septic, “a fast‑food restaurant…would be very complicated for it to be supported on a septic system. That will not happen.” Chatey also said the water‑line extension being planned will serve nearby properties including a previously approved RV park.

Staff recommended several conditions if the PD is approved: compliance with the submitted exhibit A site plan; improvement of Lavenduski Drive to a 36‑foot pavement width to match the opposite side up to the entrance; installation of six‑foot sidewalks along both roads; buffering and screening where the site abuts residential; subdivision‑plat approval for final utility designs; TxDOT approval for Loop 363 access (TxDOT suggested a right‑in/right‑out on 363); and that any alcohol sales be located at least 300 feet from Hector Garcia Elementary School in accordance with the school‑buffer rules cited by staff.

Concerns from commissioners and neighbors focused on traffic, safety, utilities and overnight truck parking. Daigman’s initial traffic estimate, subject to a full traffic impact analysis (TIA), suggested the development could generate about 4,000 trips per day in a typical scenario, though he said that figure was approximate and could change after a full TIA and pump/retail mix are finalized. He noted that the nearest measured daily traffic count on 363 was 9,460 and that the corridor has recorded 11 crashes over five years in the nearby segment (three serious injury, none fatal).

Neighbor commenters noted proximity to Hector Garcia Elementary School. A staff slide showed the school property lies approximately 293 feet from the subject property line; staff and GIS checked the buffer and advised the commission that alcohol sales must not breach the 300‑foot school buffer. Anna Lisle (Temple) asked whether the Loop access runs across TxDOT right‑of‑way; Daigman confirmed that the Loop access is within TxDOT right‑of‑way and that TxDOT will determine required driveway configuration and any median or turn lane needs when permits are sought.

Public concern also focused on truck parking and consumption of alcohol in vehicles. One in‑person commenter asked whether large trucks would be allowed to park overnight and consume purchases in their vehicles. Commissioners agreed to add a condition restricting overnight truck parking; Commissioner Prager’s motion to approve per staff recommendation with an addendum to restrict overnight parking passed 5–1. The vote record shows Commissioner Morales voted no; Commissioners Walker, Droszek, Prager, Vice Chair Smith and Chair Krause voted yes.

Daigman said staff received five mailed notices to nearby property owners; one response was returned in disagreement (Ms. Mays), and an additional nearby resident had concerns about pavement condition on Lavenduski and the amount of traffic that the project could bring. The commission also discussed whether the auto shop across the street is in compliance with screening requirements; staff said code compliance will research whether the use is grandfathered and what screening obligations would apply if permits are required in the future.

Lina Chatey said staff and the applicant will conduct a traffic impact analysis if and when zoning and subdivision proceed and that TxDOT will determine requirements for access on Loop 363. She reiterated that septic service limits the type of retail uses possible and that water‑line extension work planned for the site would also serve nearby approved development.

Commissioner Prager moved to recommend approval per staff recommendation with the added restriction on overnight truck parking; Commissioner Smith seconded. The commission voted 5 ayes and 1 nay (Morales). The commission forwarded the recommendation to City Council for consideration.