Copperas Cove council trims PC overlay setback, sends overlay boundaries back to staff after storage debate

The Copperas Cove City Council on Tuesday approved a partial revision to the city—s Primary Corridor (PC) overlay rules, voting 4-3 to eliminate a 50-foot maximum front-yard setback and to strike language that would have prohibited self-storage and warehousing in the PC overlay.

The action came after a public hearing on ordinance 2025-13, a text amendment to Chapter 20, Section 20-2-5(a), the PC Primary Corridor Overlay District; staff had proposed both the prohibition of self-service storage and warehousing inside the overlay and removal of the 50-foot maximum front setback. The council then directed staff to return with refined overlay boundaries and zoning options for future consideration.

Why it matters: The PC overlay covers much of Copperas Cove—s primary commercial corridors. Changing permitted uses and setback rules affects what kinds of commercial and industrial businesses can locate along the city—s main commercial streets, and residents and small-business owners said the decision will shape downtown character and economic development.

During the hearing, small-business owners and residents urged the council to preserve neighborhood-serving businesses in the 200 block of Cove Terrace and to block large outside owners from converting retail centers to storage facilities. Crystal Owens, a longtime resident, said she was "here to speak against the ordinance" because replacing small businesses with a chain storage operator would be "heartbreaking." Nikki Whitworth Riazzola, an owner of the Bookstore Barbershop and a tenant in the 200 block, told council members that the shopping center—s owner has national-scale resources and that "any corporation that has that net worth can do that to any of our small businesses."

Developers and the local economic development corporation urged more flexibility. Sean Stevens of the Copperas Cove Economic Development Corporation said the EDC initiated the amendment to encourage the highest-and-best use of corridor properties and noted that developers can seek a rezoning or overlay removal if a particular site is more appropriate for warehousing or distribution. Brett Hart of Priority Engineering and developer Susan Crosby said the prospective Tractor Supply project supported removing the 50-foot maximum setback to create a conventional, visible storefront and parking layout.

Formal action and next steps: City staff introduced the ordinance as a text amendment to repeal and replace ordinance 2025-5 and to amend the PC overlay (ordinance 2025-13). Councilman Jack Smith moved to adopt the ordinance as amended (removing the 50-foot maximum setback and striking the listed prohibitions). The motion passed on roll call 4-3: Councilmembers John Hale, Del Treadway, Vanya Hart and Jack Smith voted yes; Councilmembers Christina Strophas, Rita Hogan and Sean Alzona voted no. The council asked staff to return with a rezoning and overlay-boundary proposal to provide clearer areas where warehousing and distribution could be sited outside the downtown corridor.

What was not decided: Council did not adopt a final map of which parcels would remain inside or be removed from the PC overlay; staff will bring options back to council. The public hearing record remains open only for the council—s formal consideration record; no new prohibitions or expansions beyond the adopted language were enacted tonight.

Context: Planning staff and the Planning & Zoning Commission recommended approval of the text amendment as drafted. Staff noted that some existing storage facilities outside the overlay would remain vested or grandfathered if there is no change in their primary use.

Ending: Councilmembers and staff agreed to continue work on a narrower overlay boundary and to return with a rezoning schedule; staff said the rezoning process could be ready for review within Planning Commission timelines in roughly 60 days.