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After extended public comment, commission approves conditional-use permit for Stella Ranch gas station on FM 1179
Summary
Staff said the proposed motor-fuel retailer sits in Phase 14 of the Stella Ranch planned development and meets PD and supplementary regulations; nearby residents raised traffic, runoff, light and contamination concerns at an extended hearing, and the commission approved the permit with commissioners and applicant citing mitigation measures.
The Bryan Planning and Zoning Commission approved a conditional-use permit allowing motor-fuel retail on an 8.29-acre portion of the Stella Ranch planned development at the northwest corner of Stellar Ranch Boulevard and FM 1179.
Staff planner Mikayla Dickinson explained the parcel is Phase 14 of the Stella Ranch PD and that motor-fuel retail is conditionally permitted in the associated C2 zoning; she said the proposal meets applicable PD standards and the supplementary regulations for motor-fuel retail. "This is the proposed site plan that was reviewed by SDRC ... access to this development would only be from Stellar Ranch Boulevard," Dickinson said, noting TxDOT had not allowed direct driveways onto FM 1179.
The public hearing brought sustained opposition from county and ETJ residents who live near the proposed site. Dulce Hernandez, a nearby resident, urged the commission to require mitigation and asked whether traffic signals or stop signs, and tree restoration consistent with Blueprint 2040, would be considered to address turning conflicts and loss of mature trees. "Approving additional access points and traffic without mitigation could worsen a known safety issue," Hernandez said.
Other speakers raised concerns about light pollution, noise, potential groundwater contamination from fuel leaks, and the timing of TxDOT roadway improvements. Jason James, a nearby resident, cited recurring backyard flooding and urged careful review of stormwater/drainage design. Keith Ballacy and other residents asked the commission to pause action until more outreach or mitigation was completed.
The applicant's engineer, Paul Jordan, and Stella Ranch managing partner Brian Reese described site planning and mitigation measures: Jordan said the project includes a detention pond to manage runoff, screening and a 40–50-foot buffer toward FM 1179 and that the site would be designed to meet city drainage and permitting requirements; he said the team could add landscaping and pursue light mitigation in detailed design. Reese said the development will also be subject to the subdivision's Architectural Review Committee and to city ordinances that will limit extreme designs.
After questions and discussion the commission voted to approve the conditional-use permit and adopt the staff report as the commission's findings. Commissioners noted the proposed layout follows prior PD planning for retail at the front of the subdivision and cited mitigation commitments from the applicant. The record shows extensive public concern about timing of TxDOT improvements, drainage and proximity to rural/ETJ residents; staff and applicant said they would continue to work with residents on mitigation details and with the city's permitting process on stormwater and access issues.
