Commission recommends approval of convenience store with gasoline sales and beer/wine permits after neighbor objections

The Planning and Zoning Commission recommended approval Dec. 2 of a specific use permit to allow a convenience store with gasoline sales at 2806 South FM 51 and a separate specific use permit to allow beer and wine sales for off‑premises consumption.

Planning Director Lisa Hannon told the commission the property is zoned C‑1 restricted business and historically had a convenience store on the site between about 1995 and 2014. Staff recommended approval of SUP25‑0006 (gasoline sales) and said the replat is in process; planning staff reported two written responses opposing the gasoline sales request and three opposing the beer-and‑wine request, one property owner inside the 200‑foot notification zone.

Several nearby residents and business owners spoke at the hearing. Alan Arnold, who said he lives a block north and has recently built a house, said he opposed the convenience store and raised concerns about liquor sales and traffic. “I’ve just built a house there over $400,000. For that reason, I object for a convenience store to be coming in in that area,” Arnold said. Nancy Arnold said she supports having a gas station “on our side of town” but opposed the proposed location near existing choke points and near Lipsey Addition.

Business owner John Caker told commissioners he was concerned about parking and prior site plans; staff and the applicant said the proposal was redesigned from an earlier, larger footprint and that the new plan increased on‑site parking. Wayne, a city staff member, and the assistant planner said the redesign reduced building size, increased parking and that earlier approvals had lapsed while the applicant waited on TxDOT traffic approvals.

Speakers also asked about pumps and parking counts; staff said the current design shows three pump islands (not a large number) and the plan provides on‑site parking spaces sufficient to meet requirements. Staff noted the site was remediated after a prior demolition and that any underground tanks would be newly installed under current standards.

Online commenter Ivan Osorio, who said he lives immediately behind the proposed site, raised concerns about driveway access, event traffic from the fairgrounds and litter. Staff responded the proposal shows 17–23 on‑site parking spaces (counts varied in discussion) and that ordinances prohibit blocking private driveways; staff said parking along the street is allowed unless otherwise posted.

Commissioners discussed screening between the commercial site and adjacent residences and whether a masonry wall should be required; staff said there is discretion to require masonry or a combination of fence and landscaping under current screening rules. Hannon noted that 32.46% of the 200‑foot notification area had returned opposition, which, by code, requires a super‑majority vote of the sitting commission to recommend approval.

Despite objections, the commission recommended approval of both SUP25‑0006 and SUP25‑0007. The recommendations will be forwarded to the City Council, which will take final action. The record shows staff conditioned the SUP for the accessory uses on compliance with building permits, inspections and applicable screening recommendations.