Cedar Park planners recommend new spacing and queuing rules for gas stations, car washes, day cares and private schools

The Cedar Park Planning & Zoning Commission on July 15 recommended that City Council adopt amendments to the city zoning code that would add new spacing and operational conditions for four special uses — gasoline service stations, car washes, day care centers and private schools.

Amy Lank, development services, told commissioners the changes came from a council‑directed subcommittee and a review of past special use permit requests and benchmark cities. "The proposal in the packet today is to amend the gasoline service station by requiring an additional conditional standard that is requiring a half mile spacing between any new gas station and any existing gas station," Lank said. She also described parallel spacing and operational conditions for car washes and new vehicle‑queuing analysis requirements for day cares and private schools.

The proposed amendments would: require a 0.5‑mile spacing between any new standalone gasoline service station and existing stations (accessory gas pumps to an existing grocery would still require a special use permit but be treated differently); require 0.5‑mile spacing between new car washes and existing car washes plus 300‑foot spacing from single‑family residential districts; move day care centers to a conditional use in some low‑intensity commercial districts and require a vehicle queuing analysis where appropriate; and limit private schools in certain residential/office/industrial districts while requiring queuing analyses where a special use permit is still needed.

Lank said staff notified more than 300 impacted business owners and held about 15 meetings; since publishing the public packet staff received seven calls or emails asking for more information, five comments in opposition and one comment in favor. "Most, with the exception of one, were all in favor of the proposed amendments," Lank said of the meetings with business owners, while also noting the written comments in the packet.

Two business owners spoke during the public hearing. Mohammed Imam, who identified himself as a joint owner of a gas station on Ronald Reagan Boulevard, urged a longer spacing standard: "To me, it seems like half a mile of radius is very, very generic and too short of a distance," he said, recommending one to two miles. Naveed Mahmood, a professional engineer and small developer, likewise recommended a two‑mile minimum for new gas stations and said existing zoning should remain in force for existing businesses.

Commissioners discussed the tradeoffs. Some members supported the subcommittee’s recommendations but questioned whether the half‑mile figure was arbitrary and urged site‑by‑site analysis. Others noted that the proposed rules would not remove existing legal rights for current businesses and that expansions would generally require a special use permit. Amy Lank clarified: existing businesses may operate as they do today; expansions that increase the size or scope of the use would trigger the special use permit process.

Commissioner Antel moved to recommend approval as presented; Commissioner Sneed seconded. On a roll call vote the Planning & Zoning Commission recommended the amendments to City Council by a 5‑1 vote. The record shows five recorded aye votes and one no; roll‑call names were read during the meeting. If City Council concurs, the item is scheduled for a public hearing Aug. 14 with action and second reading on Aug. 28.

The amendment package includes specific technical conditions and maps that show existing stations and the half‑mile buffers; staff said the concept plan and site development review would still be required after any special use permit approval, and that parking, drainage and landscaping are handled downstream during site development review.

Public comment and the subcommittee’s benchmarking were cited repeatedly in the discussion; commissioners and staff encouraged affected owners to attend the upcoming council hearings to state concerns or suggest alternate spacing distances.

Votes at a glance: Recommendation to City Council on special‑use zoning amendments — motion to recommend approval as presented; mover: Commissioner Antel; seconder: Commissioner Sneed; tally: yes 5, no 1; outcome: recommended to council.