Council adopts multiple CDO changes after edits; removes proposed EV requirement for gas stations

The Fulshear City Council on March 18 adopted a package of amendments to the city's Coordinated Development Ordinance (Chapter 28) that change permitted uses, design standards and several technical definitions across zoning articles. Staff described the package as about 15 targeted edits meant to clarify definitions, improve pedestrian design in and near the downtown core, and adjust development standards for specific uses.

Major items adopted (summary) - Gas stations: Staff initially proposed adding two conditions for new gas stations in the downtown district (an emergency power source and a minimum of two EV chargers). During the meeting staff agreed to remove the EV‑charger requirement; the requirement for an emergency power source (generator or equivalent) remains under discussion. Council members questioned whether a mandatory EV requirement would be a burdensome market mandate for private business. Staff agreed to remove the EV chargers requirement before final ordinance publication. - Dry cleaning: The ordinance clarifies the distinction between a "dry cleaning establishment" (drop‑off/pick‑up) and a "dry cleaning facility" (where actual solvent‑based cleaning occurs). Staff flagged and corrected a drafting error to ensure the facility (where chemicals are used) remains limited to appropriate industrial areas while the drop‑off/pick‑up use remains allowed in commercial areas. - Downtown single‑family housing: The revision removes single‑family detached homes as a new permitted use in the downtown district going forward but adds an explicit note preserving existing single‑family detached homes located within the district prior to the ordinance's effective date. Those existing homes will be able to seek permits for repair, reconstruction or modification subject to current ordinances and setback rules. - Low Impact Development (LID): The amendments remove a previously offered option (20% porous paving in parking areas) and add permeable sidewalk options among other LID choices; staff advised the council that options applied to rights of way could be more costly to maintain but remain legitimate LID approaches. - Parking and sign clarifications: Off‑site parking distance limits were adjusted (600 feet to 1,200 feet in certain downtown contexts) to promote pedestrian activity and a gridded block pattern in the historic core; master sign plan permit language was added to the sign table for consistency. - Porches and building articulation: Covered front porches in the downtown district were revised from a percentage‑based minimum to a flat 100‑square‑foot minimum for clarity; major building articulation minimums were increased from 2‑foot insets to 10‑foot insets and from 30% to 40% of building length, to strengthen pedestrian‑oriented facades. - Drive‑throughs: The proposed amendments limit drive‑throughs within the downtown district. Council discussion favored restricting drive‑throughs to major thoroughfares (for example, state routes such as FM 359 and FM 1093) rather than allowing new drive‑throughs within the downtown core; staff will reflect the council's direction in the final ordinance language.

Staff edits and outcome At council request staff removed the EV‑charger requirement for gas stations and corrected the dry‑cleaning definition error. With those edits the council approved Ordinance No. 2025‑1481 amending articles 2, 3, 4, 7 and 9 of Chapter 28. Staff said existing, lawfully established uses (including currently operating dry‑cleaning facilities and single‑family homes in downtown) would remain under standard nonconforming‑use provisions, with the additional clarifications made in the ordinance to allow repairs and permitted modifications.

Quotes - "If there's something that's worth going [to downtown], they'll walk the quarter mile," a staff member said while explaining off‑site parking distances. - "We feel like we've reached that quota" of single‑family detached units in downtown, a staff presenter said when explaining the decision to disallow new single‑family detached construction in the downtown district.

Next steps Staff will publish the final ordinance text with the agreed edits; building permit applicants and property owners should consult the updated Chapter 28 text for specific standards and any transition provisions that apply to existing uses.