Planning commission debates traffic and median design for proposed Whataburger reuse

A proposed Whataburger conversion drew the longest discussion during the Planning Commission work session as commissioners examined how the reuse would affect traffic, parking and pedestrian access.

City staff presented the application (STP 18‑41‑2025), saying the site is in C‑4 zoning and currently has two ingress/egress points at Belshire Way and Belshire Village Drive; the Belshire Way connection is approximately 175 feet from the intersection with Main Street. Staff told the commission the intersection carries high traffic volumes and that the proposed reuse and drive‑through may increase traffic unless mitigation is provided. Staff listed required plan updates including a pedestrian sidewalk and crosswalk, vehicle circulation plans for passenger, fire and refuse vehicles, substitution of landscaping species per UDC table 11.4, and correction of front‑facade transparency to 35% (measured 2–10 feet above grade).

Emma Donnelly Bullington of Kimley‑Horn, representing the applicant, and Jason Petford, Whataburger’s construction manager, described the applicant’s preferred approach: converting the Belshire Way access to a right‑in/right‑out and directing most inbound traffic to Belshire Village Drive and the drive‑through. Petford said the applicant’s chosen mitigation for large vehicles is a mountable, heavier‑duty concrete median apron similar to TDOT roundabout details so large trucks can drive over the median rather than requiring a wider driveway.

Commissioners pressed several related issues. One commissioner pointed to a TDOT technical report and warned that the Highway 31 (State Route 6) widening plans could acquire right‑of‑way that would remove much of the site’s eastern and northern parking in the future; the commissioner said the applicant should be “extremely, extremely cautious” about proceeding knowing parking may be lost. The applicant replied it is designing to current conditions and that most of Whataburger’s business is anticipated to occur via the drive‑through.

Several commissioners expressed concern that providing a right‑in option could encourage illegal left turns at the nearby intersection. One commissioner said drivers “manage to turn them into left hand turns” and urged eliminating the right‑in outright; another recommended elongating a pork‑chop median to discourage turning angles that invite left turns. The applicant agreed to continue coordination with engineering staff and to provide truck‑turn analyses and revised exhibits demonstrating whether their mountable median detail will handle delivery and refuse vehicles without widening the driveway.

Commissioners also raised operational concerns about the drive‑through lane and menu speaker location. One commissioner said routing that forces vehicles to loop around the building to reach the menu speaker could create a “vortex” of queuing that blocks parking aisles and leads motorists to make illegal turns to reach the speaker. The applicant estimated peak queueing at opening may reach about 12 vehicles during a “honeymoon period,” and a long‑term typical service time of about seven to eight minutes; Petford said Whataburger will coordinate with local police and use staff (“bellers”) to manage traffic during high demand.

Staff and the applicant agreed to submit revised plans that include the requested circulation studies, truck turning templates, landscape substitutions per UDC table 11.4, corrected façade transparency calculations, and any revised crosswalk/sidewalk details. The commission noted it had received one email strongly supporting the proposal but no in‑person public comments at the meeting.

The item will return for voting with updated exhibits and engineering analysis; no vote was taken at the work session.