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Residents and staff urge commission to recommend denying Sunrise gas station SUP at Texas Parkway
Summary
After staff reported 59 written protests and outlined site plan deficiencies, the Planning and Zoning Commission recommended disapproval of a requested specific use permit for a 7,200 sq ft convenience store and 10-pump gas station at Turtle Creek and Texas Parkway.
The Missouri City Planning and Zoning Commission voted on May 13 to recommend disapproval of a specific use permit (SUP) for a proposed Sunrise gas station at the Turtle Creek Drive–Texas Parkway intersection. Staff described the conceptual proposal as a one‑story, 33‑foot building containing a 7,200‑square‑foot convenience store and 10 fuel pumps, and recommended denial based on discrepancies in the conceptual site plan and conflicts with the comprehensive plan’s Texas Parkway focus area.
"As proposed the conceptual site plan has discrepancies on side yard requirements, and also landscaping and buffering fully around the site," staff said, and noted air‑pump and vacuum locations may not meet the 150‑foot separation requirement from residential property lines. Staff also reported 59 written protests submitted to the commission in opposition to the SUP.
Public commenters emphasized neighborhood impacts and alignment with the city’s comprehensive plan. Jessica Hill, vice president of the Quail Green South HOA, said, “This proposal is not aligned with the comprehensive plan update report,” and urged the commission to deny the gas station because the plan favors walkable, mixed‑use development and value‑added retail at neighborhood gateways. Dr. Natasha Wardsworth, president of Quail Green South Subdivision and a nurse practitioner, told commissioners more than 50 protest forms were on file and raised public‑health and safety worries including underground fuel storage, late‑night activity and vehicle exhaust; she told the panel, “I ask you to vote no no no no no no.”
The applicant argued there is a history of approvals and prior written zoning determinations dating to 2000 and said circumstances, including a TxDOT corridor project and pandemic delays, affected development timing; the applicant also said an August change now requires an SUP. After staff and public input the commission moved to recommend disapproval; Chair Pearson announced that "motion carries." The staff report noted that a council ordinance will be considered tentatively on Monday, June 15.
The commission’s recommendation to disapprove advances the matter to city council; the council will consider the SUP and any protests per city procedures.
