Planning commission approves retail permit, amends PD46 and clears mini‑warehouse site plan; two cases withdrawn

The Rockwall City Planning and Zoning Commission on Wednesday approved a specific use permit for a small retail store with a limited‑service restaurant, a zoning amendment to allow building‑maintenance with screened outside storage in Planned Development District 46, and an amended site plan for a mini‑warehouse, while hearing withdrawals for two other zoning cases.

Commission decisions were unanimous and will proceed to the next steps required by city procedures; at least one item will appear before Rockwall City Council on the coming Tuesday meeting, staff said.

The commission’s actions affect several parcels in Rockwall, including a 0.1617‑acre parcel in the Henry Edition where a business called Revive operates, a 47.37‑acre tract in PD 46, and a 3.682‑acre site at the southeast corner of Don King Boulevard and Highway 276 where a mini‑warehouse is under construction.

Staff said the Henry Edition parcel, currently used as an office, is within Planned Development District 50 and required a specific use permit because the applicant sought to add a limited‑service restaurant use alongside a general retail store. Wendy Buscher, the business owner, told the commission the change would use only a small front room of the building to offer the amenity to clients and that “we’re trying to bring a different experience to our clients, something a little more elevated.” She said no structural changes were needed and that a three‑compartment sink would be added to meet health requirements.

On the PD 46 amendment, staff said the property was annexed in 1997 and later rezoned to PD 46 for commercial uses. The applicant requested to add "building maintenance, service, and sales with outside storage," including overnight truck parking and storage of heavy equipment and containers. Staff proposed five conditions for outside storage — including placement behind the building, screening, and concrete surfacing for certain storage items — and noted the applicant agreed to remove pawn shops as a by‑right use within the district, meaning any future pawn shop would require a specific use permit.

For the Don King Boulevard site, staff summarized a history of variances and prior approvals dating to 2022 and 2023 and described changes to the landscape plan prompted by concerns from Atmos Energy about plantings within a 50‑foot easement. The applicant offered compensatory measures including relocating trees on the site, adding accent trees along John King Boulevard, expanding the Highway 276 landscape buffer from 15 to 35 feet, and doubling required shrub plantings along the frontage. Staff confirmed tree mitigation requirements were met.

Commissioners voted 7–0 to approve the specific use permit, to recommend the PD 46 amendment, and to approve the amended site plan with staff recommendations. Two zoning requests — KZ2024‑061 (requested by Adam Bucek on behalf of the estate of Carl W. Erwin) and KZ2025‑001 (requested by Tyler Adams on behalf of Matt Zom/Zappa Investments) — were withdrawn at the applicants’ requests; the commission approved those withdrawals 7–0.

Votes at a glance: - Withdrawal: KZ2024‑061 — Motion to approve withdrawal passed 7–0. (Applicant: Adam Bucek on behalf of estate of Carl W. Erwin.) - Withdrawal: KZ2025‑001 — Motion to approve withdrawal passed 7–0. (Applicant: Tyler Adams/Greenlight Studio on behalf of Matt Zom, Zappa Investments.) - Specific use permit: Z2025‑002 — Approved 7–0. Request by Lee Wicklunds/Wicklunds Suite Connection on behalf of Wendy Buscher (Revive) to allow a general retail store with a limited‑service restaurant on a 0.1617‑acre parcel in PD 50. Applicant said changes affect only a small front room and no structural work is required. - Zoning amendment: Z2025‑003 — Approved 7–0. Request by Trenton Austin (GT Plumbing Services, LLC) on behalf of Tim Conley (Conley Squared, LLC) to amend PD 46 to permit building‑maintenance with outside storage; staff recommended five conditions for screening, placement behind the building, and concrete surfacing for certain items. - Site plan: SP2025‑001 — Approved 7–0 with staff recommendations. Request by Brian Baca (ADV Rockwall/John King Property Owner, LLC) for an amended site plan for a mini‑warehouse on a 3.682‑acre parcel in Planned Development District 10; recent revisions relocate trees and increase buffer widths after utility (Atmos) easement concerns.

Context and next steps Several items heard by the commission will move to Rockwall City Council for final action. Staff told commissioners that the PD 46 amendment is a discretionary zoning change that will require council review and that notices had been mailed to nearby property owners (78 notices for the PD 46 item). For the Henry Edition specific use permit, staff said 106 notices were mailed and that no objections had been received at the time of the hearing. The applicant for the mini‑warehouse was asked to provide a landscape plan that balances utility easement limits with the city’s landscape and berm standards; the commission approved the site plan after the applicant revised plantings and offered additional compensatory measures.

Commissioners and staff emphasized that some approvals (zoning amendments and variances) are discretionary and depend on council action and on compliance with permitting and construction requirements before work proceeds.