Aug 25, 2026 Planning & Zoning Commission

EVERYONE AT 6:00 P.M. I'LL CALL THE TUESDAY, AUGUST 25TH, 2026.

[00:00:04]

DAVID, CAN YOU LEAD US, PLEASE, SIR? FATHER, WE'RE THANKFUL FOR THE LIVES THAT ARE REPRESENTED AROUND THIS PODIUM AND THE STAFF AND THE SUPPORT US. WE PRAY, FATHER, THAT YOU'LL CONTINUE TO GIVE US WISDOM AS WE SEEK TO DO YOUR BUSINESS AND DO THE BUSINESS OF THE CITY.

FATHER, WE'RE THANKFUL FOR THE LITTLE BIT OF BREAK IN THE WEATHER, AND WE SURE WOULD APPRECIATE IT A LITTLE BIT MORE, FOR IT'S IN YOUR NAME WE PRAY. AMEN.

HEARING. IS THERE ANYONE THIS EVENING THAT WOULD LIKE TO SPEAK? NO. ALL RIGHT. MOVING ON TO THE CONSENT AGENDA.

[3. CONSENT AGENDA]

UNLESS SOMEONE FROM THE AUDIENCE COMMISSION OR STAFF WOULD LIKE TO PULL AN ITEM. OTHERWISE, I'LL ENTERTAIN A MOTION. I MOTION TO APPROVE.

SECOND ALL IN FAVOR? RAISE YOUR HANDS. PASSES. ALL RIGHT.

MOVING ON TO ITEM 4.A. PUBLIC HEARING. WE GOT 1540 EAST RENFRO STREET, ZC26-009.

[4.A. 1540 E Renfro Street (ZC26-009): Hold a public hearing and consider and take possible action on a zoning ordinance change request on approximately 1.793 acres of land from A, Agriculture district to C, Commercial district located at 1540 E Renfro Street. (Staff Contact: Emilio Sanchez, Deputy Director)]

CHANGE REQUESTS ON APPROXIMATELY 1.793 ACRES OF LAND FROM A AGRICULTURAL AGRICULTURE DISTRICT TO C COMMERCIAL DISTRICT LOCATED AT 1540 EAST RENFRO STREET. STAFF CONTACT IS EMILIO SANCHEZ.

GOOD EVENING COMMISSIONERS EMILIO SANCHEZ DEVELOPMENT SERVICES.

AGAIN, THIS REQUEST IS FOR 1540 EAST RENFRO STREET.

THE APPLICANT IS CYNTHIA RIVERA WITH MANLEY'S BOILER HANDLE HOLDINGS.

AS THE OWNER, THEY'RE REQUESTING TO CHANGE THE PROPERTY FROM A AGRICULTURE TO C COMMERCIAL DISTRICT.

AS YOU CAN SEE ON THE SCREEN, THE PICTURE ON YOUR LEFT OF THE SCREEN IS THE CURRENT ZONING OF AGRICULTURE, AS IT WAS ANNEXED INTO THE CITY WITH THE ZONING OF AG.

AND THEN THE COMPREHENSIVE PLAN ON THE RIGHT INDICATES THIS IS COMMUNITY COMMERCIAL.

THE PROPERTY IS SURROUNDED WITH COMMERCIAL AND AGRICULTURAL ZONING.

CURRENTLY, THE APPLICANT'S ARE REQUESTING THE ZONING CHANGE SO THAT THEY CAN BUILD AN OFFICE FOR THEIR BUSINESS AT THIS LOCATION. THEY DO BOILER REPAIR, REPAIR. WE DID SEND NOTICES TO ALL PROPERTY OWNERS WITHIN 300FT, PUBLISHED IN THE NEWSPAPER, AND POSTED A SIGN ON THE PROPERTY, AND HAVE NOT HAD ANY PHONE CALLS OR EMAILS IN SUPPORT OR IN OPPOSITION OF THE REQUEST.

STAFF HAS DETERMINED THAT THE REQUESTED ZONING CHANGE IS IN COMPLIANCE WITH THE COMPREHENSIVE PLAN, AND RECOMMENDS APPROVAL OF AN ORDINANCE FOR THE ZONING CHANGE.

ALSO INCLUDED THE COMMUNITY COMMERCIAL PORTION OF THE COMPREHENSIVE PLAN FOR YOUR REVIEW.

THE APPLICANT IS IN THE AUDIENCE IF YOU HAVE ANY QUESTIONS SPECIFICALLY FOR THEM, AND I WOULD BE HAPPY TO ENTERTAIN ANY QUESTIONS AS WELL.

ALL RIGHT. THANK YOU, EMILIO, I APPRECIATE IT.

I'LL OPEN THE PUBLIC HEARING AT 6:04 P.M. WOULD THE APPLICANT LIKE TO SPEAK OR JUST ANSWER QUESTIONS? DOESN'T LOOK LIKE IT. SO WE'LL CLOSE THE PUBLIC HEARING AT 6:04 P.M.

AND I'LL ACCEPT THE MOTION. MOTION TO APPROVE ITEMS ZC26-009.

I WILL SECOND. ALL RIGHT. HAVE A MOTION BY DAVID A SECOND BY ASHLEY.

ALL IN FAVOR, PLEASE RAISE YOUR HAND. PASSES UNANIMOUSLY.

ALL RIGHT. MOVING ON TO ITEM 4.B. HOLD A PUBLIC HEARING AND CONSIDER AND TAKE POSSIBLE ACTION ON AN ORDINANCE AMENDING THE TEXT OF THE CITY ZONING ORDINANCE CODIFIED IN

[4.B. Hold a public hearing and consider and take possible action on an ordinance amending the text of the city’s zoning ordinance codified in Appendix B of the City of Burleson Code of Ordinances. (Staff Contact: Tony D. McIlwain, Development Services Director)]

STAFF CONTACT IS TONY MCILWAIN. GOOD EVENING COMMISSIONERS.

THIS IS A FOLLOW UP TO OUR PREVIOUS PUBLIC HEARING THAT OCCURRED BACK ON JULY 28TH, JUST FOR A REFRESHER.

THE PURPOSE OF THIS EFFORT IS TO UPDATE VARIOUS PORTIONS PROVISIONS WITHIN THE CITY ZONING ORDINANCE.

[00:05:02]

WE HELD A JOINT CITY COUNCIL PLANNING AND ZONING COMMISSION MEETING WHERE WE DISCUSSED THE PROPOSED CHANGES.

AND AGAIN, YOU OPENED A PUBLIC HEARING, RECEIVED FEEDBACK, AND CONTINUE THE PUBLIC HEARING TO THIS MEETING.

JUST FROM ZONING CODE HIGHLIGHTS STANDPOINT, THE ORDINANCE THAT WAS PROVIDED TO YOU INCLUDES NEW ZONING DEFINITIONS, NEW SITE ORIENTATION STANDARDS FOR AUTO LAUNDRY, CAR WASH, NEW PROVISIONS TO ALLOW ACCESSORY DWELLING UNITS, UPDATED PLANNED DEVELOPMENT ZONING CRITERIA, AND WILL DETAIL SOME OF THAT IN THE NEXT FEW SLIDES.

WITH THE AUTO LAUNDRY CAR WASH DEFINITION INCLUDED WITHIN THE USE ITSELF ARE ORIENTATION PROVISIONS.

AND SO IF YOU ARE GOING FORWARD WITH AN AUTO CAR WASH OR AUTO LAUNDRY.

THESE ARE PROVISIONS THAT HAVE TO BE SATISFIED IN ORDER TO MEET THE DEFINITION.

AND SO WE'RE LOOKING AT ORIENTING THE USE SO THAT IT'S PERPENDICULAR TO PARKWAYS.

AND YOU DON'T WANT THE ENTRY AND EXIT POINTS SEEN FROM THE PARKWAY.

I'LL LEAVE THAT ON THE SCREEN JUST A LITTLE BIT, JUST SO YOU CAN HAVE AN OPPORTUNITY TO READ IT. BUT WE'RE BASICALLY LOOKING AT TRYING TO ORIENT THE TUNNEL AWAY FROM DIRECT VISUAL IMPACT OF VEHICLES THAT ARE PASSING BY.

THAT DOES INCLUDE SCREENING REQUIREMENTS SO THAT THE VACUUM AREAS ARE NOT SEEN FROM THE STREET.

WHEN YOU'RE DEALING WITH A HIGHER LAND USE CLASSIFICATION.

THE ADU REGULATIONS, WHICH YOU'VE ALL DISCUSSED, HAVE BEEN INCLUDED IN THIS DRAFT ORDINANCE.

WE'VE GOT THOSE PROVISIONS ON THE SCREEN. THE LIMIT OF 900FT², OR ONE HALF THE GROSS FLOOR AREA OF THE PRIMARY DWELLING, WHICHEVER IS SMALLER. IN THE ORDINANCE THAT WAS PROVIDED TO YOU, WE'VE INCLUDED ADUS BY RIGHT.

BUT IN THESE ZONING DISTRICTS, THEY ARE ONLY ALLOWED BY APPROVAL OF A SPECIFIC USE PERMIT.

SO WE'RE LOOKING AT MULTI-FAMILY NEIGHBORHOOD SERVICE, GENERAL RETAIL, CENTRAL COMMERCIAL AND COMMERCIAL.

WE DID NOT INCLUDE THAT PROVISION WITHIN THE INDUSTRIAL DISTRICTS.

ADDITIONALLY, ADUS APPROVED PER AN SUP SHALL BE REQUIRED BY THE BUILDING OWNER AND SHALL REQUIRE ONE DEDICATED PARKING SPOT.

SO THAT'S TO ELIMINATE THE CLUTTERING OF THE VEHICLES ON THE STREET.

IF SOMEONE IS GOING TO HAVE AN ADU ON THE PROPERTY, THESE ARE SOME EXAMPLES THAT WE PREVIOUSLY PROVIDED TO YOU COMMISSIONERS.

JUST EXAMPLES OF HOW A 900 SQUARE FOOT PROPERTY WOULD LOOK FROM FLOOR PLAN FLOOR PLAN PERSPECTIVE.

WE'VE INCLUDED NEW TEXTS FOR THE PLANNED DEVELOPMENT CRITERIA THAT THE CITY HAS.

I WON'T READ ALL OF THIS, BUT THIS IS ALL NEW TEXT THAT'S BEING PROPOSED.

ESSENTIALLY WHAT WE'RE TRYING TO DO IS FINE TUNE THE APPLICABILITY OF PLANNED DEVELOPMENT REQUESTS, MAKING IT EXPLICIT THAT YOU DO HAVE A BASE ZONING ASSOCIATED WITH A PLANNED DEVELOPMENT, AND YOU CAN REQUEST A PLANNED DEVELOPMENT AND A CHANGE IN THE ZONING BASE ZONING AT THE SAME TIME. BUT WE WANT TO MAKE SURE THAT THAT'S EXPLICIT TO ANYONE THAT'S LOOKING TO REQUEST A PLANNED DEVELOPMENT ZONING.

WE'RE ALSO PUTTING IN THE CODE THAT YOU MUST ADHERE TO THE BASE ZONING DISTRICT UNLESS EXPLICITLY REQUESTED THROUGH THE PLANNED DEVELOPMENT. SO WE'RE NOT TRYING TO LOOK AT A PLANNED DEVELOPMENT AS A SIMPLE WAY TO GET AROUND THE ZONING CODE.

WE'VE GOT A ZONING BOARD OF ADJUSTMENT THAT CAN HANDLE A VARIANCE. SO WE'RE LOOKING TO MAKE SURE THAT THE PLANNED DEVELOPMENT ACTUALLY HAS PROVISIONS THAT MAKE SENSE FROM A STANDPOINT OF A REQUEST VERSUS AN OFFERING BACK IN TERMS OF OFFSETTING.

WHAT IS BEING REQUESTED IN TERMS OF THINGS SUCH AS HEIGHT AND SETBACKS.

SO THIS IS JUST SOME INFORMATION WITH THE DEVELOPERS ROUNDTABLE. WE EMAILED THE DRAFT DOCUMENT, RECEIVED FEEDBACK. THERE WAS A CONCERN ABOUT SPLITTING UP OR CONSOLIDATING THE MF-1 AND MF-2.

WE ALSO RECEIVED FEEDBACK ABOUT A PARKING STANDARD THAT WE'RE PROPOSING THAT WOULD IMPACT GARAGES.

AND AS A RESULT OF THAT FEEDBACK, WE'VE NOT INCLUDED THOSE PROPOSED CHANGES WITHIN THESE AMENDMENTS.

NOW WE CAN REVISIT THAT AT A FUTURE DATE, BUT WE'D LIKE TO DO THAT IN CONCERT WITH THE DEVELOPMENT COMMUNITY SO THAT IT'S RECEIVED WELL, AND IT'S SOMETHING THAT THEY COULD GET BEHIND AND SUPPORT. SO SENATE BILL 929, WE TOUCHED ABOUT WE TOUCHED ON THIS JUST A LITTLE BIT,

[00:10:03]

AND ALSO I'VE PUT IN THE REMEDIES THAT THE STATE HAS.

IF YOU ARE GOING TO RESULT, IF YOUR ACTIONS ARE GOING TO RESULT IN SOMEBODY'S PROPERTY BECOMING NON-CONFORMING.

AND SO THOSE REMEDIES ARE PAYMENT FOR COSTS DIRECTLY RELATED TO STOPPING THE NON-CONFORMING USE AND PAYMENT FOR LOSS OF MARKET VALUE OF THE PROPERTY, OR CONTINUED NON-CONFORMING USE OF THE PROPERTY UNTIL THE OWNER OR LESSEE RECOVERS THE AMOUNT THAT WOULD OTHERWISE BE PAYABLE UNDER NUMBER ONE THROUGH CONTINUED BUSINESS ACTIVITIES, STAFF'S DETERMINATION WAS TO REMOVE ANY SUBJECT SECTIONS THAT COULD EXPOSE THE CITY TO THE REMEDIES DETAILED ABOVE.

NOW WE COULD REVISIT AS ROBUST OF A ZONING CODE UPDATE AS THE COUNCIL OR THE COMMISSION SEES FIT, BUT IT WILL ALSO REQUIRE A ROBUST NOTIFICATION REQUIREMENTS TO MAKE SURE WE CAPTURE EVERY OWNER AND EVERY RENTER ON A PROPERTY, WHICH BECOMES ALMOST IMPOSSIBLE BECAUSE WE DON'T HAVE A LISTING OF RENTERS LIKE WE COULD GET FROM THE APPRAISAL DISTRICT AS IT RELATES TO PROPERTY OWNERS.

SO YOU'LL SEE GOING FORWARD, WE'LL LOOK AT TWEAKS THAT DON'T NECESSARILY RESULT IN NON-CONFORMING USES FOR PROPERTY OWNERS.

FOLLOWING THE MEETING TONIGHT, THE NEXT STEP FOR US WOULD BE TO TAKE THE SUPPLEMENTAL STANDARDS THAT WE HAVE IN THE ZONING CODE AND BRING THOSE FORWARD TO YOU FOR CONSIDERATION. BUT I WOULD LIKE TO ANSWER YOU.

I WOULD LIKE TO ANSWER ANY QUESTIONS THAT YOU MAY HAVE BASED ON THE SCALED DOWN VERSION THAT WE'RE PRESENTING YOU TONIGHT. ALL RIGHT.

I APPRECIATE IT, TONY. I'LL OPEN THE PUBLIC HEARING AT 6:12 P.M.

ANYONE FROM THE AUDIENCE LIKE TO SPEAK? NO. ALL RIGHT.

I'LL TURN IT OVER TO THE COMMISSION IF YOU HAVE ANY QUESTIONS.

ALL RIGHT. FAIR ENOUGH. ALL RIGHT. SO I'LL CLOSE THE PUBLIC HEARING AT 6:12.

SO ARE WE DOING A VOTE ON THIS? ALL RIGHT. WELL, I WILL TAKE A MOTION IF ANYONE IS READY.

MAKE A MOTION TO APPROVE THE RECOMMENDED ORDINANCE CHANGES.

I HAVE A MOTION BY MICHAEL, A SECOND BY CINDY.

ALL IN FAVOR, PLEASE RAISE YOUR HANDS. LOOKS LIKE WE GOT EVERYBODY.

THAT PASSES UNANIMOUSLY. THANK YOU. COMMISSIONERS.

ALL RIGHT. WE HAVE NO REPORTS AND PRESENTATIONS, NO GENERAL ITEMS, NO COMMUNITY INTEREST ITEMS, AND NO EXECUTIVE SESSION. I'LL ADJOURN THE MEETING AT 6:13 P.M.

* This transcript was compiled from uncorrected Closed Captioning.