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Wylie council denies rezoning for proposed 24-hour convenience store and fuel station on FM 544
Summary
The Wylie City Council voted 7-0 to deny a rezoning request and special-use permit for a 1.601-acre site at 2111 West FM 544 that would have allowed a 4,000-square-foot convenience store with quick-service restaurants and 12 fueling pumps to operate 24 hours.
The Wylie City Council denied a proposal to rezone 1.601 acres at 2111 West FM 544 to permit a 4,000-square-foot convenience store with quick-service restaurants and a 24-hour fueling station.
The motion to deny passed 7-0 after a public hearing and discussion Tuesday evening. The zoning change was filed as zoning case 2025-08 and would have changed the property from light industrial (LI) to a commercial corridor special use permit (CCSUP) to allow the convenience store and fueling station.
Planning staff described the proposal as a 4,000-square-foot convenience store with an approximately 1,000-square-foot end cap for a small tenant, three quick-service restaurant locations inside the store, and a double-stack canopy with 12 fueling pumps. The applicant requested that the CCSUP also serve as site-plan approval. No written public comments for or against the rezoning were received before the hearing, staff said.
Kevin Patel, the engineer of record for the applicant, described the proposal as an entry into the Texas market for the Nick and Moe's brand and said the development would create “about 15 to 20 jobs” and generate local sales tax revenue. He said the project would comply with the city's landscaping and lighting ordinances and that quick-service restaurant tenants and hours would be limited as outlined in the staff report.
City staff told council that the Planning & Zoning Commission had recommended removal of a proposed 1,000-square-foot smoke shop end cap; after that change, staff noted the applicant would still need SUP language to allow retail tobacco sales behind the counter under the city's new ordinance. Planning staff requested an amendment, if approved, that would allow up to 60 square feet of tobacco product display behind the counter within the convenience store only.
Council members raised concerns about commercial redundancy along the FM 544 corridor, increased traffic and stacking at the site driveway, lack of market data for the franchise in the local area, and proximity to existing stations. Council members also asked about transportation mitigations; the applicant said a traffic impact analysis (TIA) would be conducted and that a right-turn lane could be added if required by the TIA.
After council discussion and questions of staff and the applicant, a motion to deny the zoning change and SUP passed unanimously, 7-0.
The denial leaves the property zoned LI; any future proposal that changes use or layout would require a new application or resubmittal to the city for review.
