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Planning and Zoning approves Big Country 104 plat for convenience store and canopy on Highway 46
Summary
Commission approved a major development plat for a 6,500‑square‑foot commercial site with a convenience store and fuel canopies at SH‑46 and Spencer Ranch Boulevard; TxDOT has approved a left‑turn lane and the traffic analysis did not warrant a signal at this time.
The Planning and Zoning Commission unanimously approved a major development plat for a commercial parcel at State Highway 46 and Spencer Ranch Boulevard that will host a 6,500‑square‑foot commercial building with a convenience store and fuel pumps.
Joanne Andrade, a city planner, summarized the Big Country 104 plat. The 2.24‑acre parcel lies within the city’s extraterritorial jurisdiction (ETJ). The applicant’s plans call for a convenience store with fuel canopies, a suite of retail space, and 10 fuel pumps under two canopies. Public infrastructure plans were already reviewed; the developer will dedicate 0.123 acres to TxDOT for right‑of‑way and TxDOT has approved a left‑turn lane for the site’s SH‑46 access.
Andrade said a traffic impact analysis completed for the project accounted for trips from this site and the adjacent Spencer Ranch subdivision; the TIA concluded a traffic signal at the SH‑46/Spencer Ranch Boulevard intersection is not warranted now. The project reserves the code‑required five percent of impervious area as open space (0.12 acres). Because portions of the property fall in drainage protection zones, the plat was reviewed under regulations that applied at submittal in 2020 and staff said the project meets the technical requirements for plat approval.
Commission discussion touched on TxDOT coordination and earlier master development planning. Staff noted the parcel was adjacent to — but not part of — the Spencer Ranch development agreement; the Darling tubular commercial parcels in the vicinity have been developed piecemeal and the city tracks traffic generation and mitigation over time.
The commission approved the Big Country 104 major development plat subject to the listed staff stipulations; the vote was 7‑0.
Practical effect: The approval clears platting steps and allows the applicant to proceed to building‑permit submittal and construction review. TxDOT will enforce driveway design and any required left‑turn lane, while the city will enforce the plat stipulations and the required open‑space dedication.
Speakers quoted or referenced in this article are identified in the meeting record.
