Planning commission recommends Sam's Club plan development amid resident concerns over traffic, noise and drainage

The Waxahachie Planning and Zoning Commission on Sept. 8 voted to recommend approval of a plan‑development application for a proposed Sam's Club near the intersection of U.S. Highway 77 and Cardinal Road, subject to the conditions in the staff report and an added requirement that the city receive a sound study to evaluate whether a masonry wall or vegetation is needed.

Staff described the proposal as a roughly 166,000‑square‑foot membership club with accessory uses including a fuel station with up to 12 pumps, a propane refill station, a tire center and a small outdoor display area. The applicant is proposing four access points — three on a proposed Cardinal Road extension and one on Grove Creek — two detention basins to address stormwater, and approximately 845 parking spaces (staff said the minimum required was 830). Staff reported six letters of support, 10 letters of opposition and a 47‑signature petition in opposition within the notification area and recommended the rezoning with conditions.

Ivan Jaime, director of government and public affairs for Walmart and Sam's Club, told the commission…