Planning and Zoning Commission reviews three zoning cases; staff flags travel center near elementary school

The Planning and Zoning Commission met in a work session March 17, 2025, at 5:15 p.m. and discussed three zoning matters, including a request to table consideration of a Brookside Boulevard application to April 7, a rezoning proposal at 5642 Pegasus Drive for office-warehouse development, and a staff update on a proposed travel center at 6803 Lavenduski that would sit across the loop from Hector P. Garcia Elementary School.

The item concerning the travel center drew particular attention because the applicant clarified after packet publication that the site plan shows nine fueling positions — three diesel and six gasoline — a change staff said would increase traffic impact. Staff recommended that the site be processed as a planned development so the site plan can be tied to zoning conditions.

Bridal Chandler, planning and development director, told the commission the agenda included three zoning cases and noted that the applicant for the Brookside Boulevard item had asked that that case be tabled to the commission's next meeting on April 7 to avoid the need to renotice. "If you could include that in your motion, when this case is heard, then that would be appreciated. Otherwise, we have to renotice," Chandler said.

Jason Deckman, a planning staff member, said the travel-center site had been labeled a "travel center" on the site plan and that the fueling configuration provided to staff earlier that day differed from the initial submission. "They clarified that there's gonna be 3 diesel and 6 gas. So that's 9 positions. That does raise the traffic impact, and it was not in your packet," Deckman said. Deckman also noted that one nearby neighbor submitted a written objection.

Chandler told commissioners that staff's written recommendation for the travel-center parcel is to process the site as a planned development so that the site plan and conditions — including off-site improvements to Lavenduski where needed — can be tied to the zoning approval. Chandler also alerted the commission to the 300-foot distance requirement that applies to alcohol sales; the applicant's strategy of using multiple lots to meet that separation would be measured property line to property line, she said, and the relevant distance rule was administered by TABC.

On the 5642 Pegasus Drive item, Chandler said the request is to rezone from AG (agricultural) to planned-development commercial for proposed office-warehouse use. "There is a need in the market," Chandler said, adding she based that assessment on inquiries the office receives from property owners and developers.

Staff also provided an update on Split Pea Road, a matter the commission previously reviewed. Chandler said the city council approved the Split Pea Road development and listed the key conditions council required: five-foot sidewalks where shown, sidewalk connections to retail and parkland finalized at final site-plan review, relocation of a dumpster for the adjacent Northridge townhomes so homes will use individual 90-gallon cans, park and drainage areas to be maintained by the homeowners association, an eight-foot masonry or precast concrete wall for buffering and sound attenuation, a maximum of two stories on residential units, a 20-foot rear setback, no balconies on rear elevations, perimeter street trees, and a driveway limitation recorded at 52 percent.

Chandler said council appeared to appreciate the concessions the developer offered in response to neighbor concerns; she told the commission the neighbors who previously attended P&Z had attended a council workshop and asked questions there.

The commission took no formal votes during this workshop. Commissioner Smith volunteered to give the invocation for a subsequent meeting and Tiffany (staff) confirmed no affidavits to abstain had been filed. The commission adjourned the workshop at 5:28 p.m.

Next steps: the Brookside Boulevard case (address listed in the packet as 77040 Brookside Boulevard) has an applicant request to table to the April 7 P&Z meeting; the travel-center and Pegasus Drive items remain pending and will return for formal hearings according to the commission's agenda process.