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Planning and Zoning Commission Minutes - 11/12/2025 MINUTES PLANNING & ZONING COMMISSION November 12, 2025 PRESENT: Jeremy Woodward •Chairman Blake Haney •Vice-Chair Michael Grassi • Member Matt Marrs •Member Doug McCulloch •Member Alan Sizemore •Member Steve Wood •Member Jack Browne •Alternate No.1 Councilor Tom Taylor •Council Liaison Kinley Hegglund, City Attorney •City Staff Monica Aguon, Deputy City Attorney •City Staff Fabian Medellin, Planning Manager •City Staff Cedric Hu, Planner I •City Staff Robin Marshall, Admin Assistant •City Staff ABSENT: Noros Martin • Member Brady Enlow •Member Aar Teresa Rose •SAFB Liaison I. CALL TO ORDER The meeting was called to order by Chairman, Mr. Jeremy Woodward, at 2:00 p.m. II. PUBLIC COMMENTS Chairman Woodward asked if there were any comments from the public for items not on the agenda. With no response, Chairman Woodward closed public comments. III. APPROVAL OF MINUTES Chairman Woodward called for a motion to adopt the October 8, 2025, minutes. Commissioner Alan Sizemore made a motion to approve the minutes as presented and Commissioner Matt Marrs seconded the motion. Chairman Woodward asked if anyone from the public wished to make a comment. No comments from the public were made. The motion passed unanimously with a vote of 8-0 in favor. IV. REGULAR AGENDA Case C24-13 (Renewal) 7346 Northwest Freeway and 0 FM 369 (Property ID#114542) Consider taking action on a conditional use renewal at 7346 Northwest Freeway (+- 72.67 acres out of John Thomas Survey, Abstract 283) and 0 FM 369 (+- 138.66 Planning and Zoning 2 November 12, 2025 acres out of Tract 9, John Thomas Survey, Abstract 283; Property ID: 114542) to allow for the use of light manufacturing for the development of a green energy ammonia production facility powered by a solar array system. Applicant— Shomax Chairman Woodward asked if there was a motion. Commissioner Matt Marrs made the motion to approve the case, and Commissioner Jack Browne seconded the motion. Mr. Fabian Medellin reminded the Commission that this was a Conditional Use Permit that was approved by the Commission last fall. It was stated that the project consisted of 200 acres, with about 80% of the site consisting of a solar array that would be used to power, and produce ammonia through an electrical current converting water into ammonia. The product that is created is a green ammonia, because of the process that it undergoes to create the ammonia. Also there is no by product, or release of any gases from that process. Mr. Medellin pointed out the location of the property being located at the northeast corner of Northwest Freeway/FM 369 and Keil Lane. The site is currently all agricultural land, but noted that TXDOT was recently using the area for staging for improvements to Northwest Freeway. The actual production facility will be located in the northwest corner of the property, and will use roughly 15 acres for the facility. The jobs created from this project will mostly consist of security jobs, with some technician/maintenance jobs as well. Approximately 20 total new jobs to be created. Some of the general uses of land in the area was discussed, and it was noted that the site is fairly isolated when it comes to other residential uses. The nearest residential use being % a mile to the west, and 3000 feet to the east. The prison is located IA a mile to the north. This site is currently zoned General Commercial, which does allow for light manufacturing (noted that this board did approve that previously). Mr. Medellin discussed why a renewal has been requested. He explained that leading up to the initial submission there was a lot of work done, engineering and prior approvals through the Department of Defense for Sheppard clearances. Since the approval of the submission last year, they have been working on approval at the Federal level with their EPA licenses, and it was noted that's where the delays have been. They are currently producing this type of green ammonia at a third-party facility outside of Houston, and are starting to sell it to regional farmers, so they can start to get into the market. They are looking for a large distributor to begin selling their product. The process would allow farmers direct pick up to the ammonia, where they would come in with a tanker, and would have on site staff to help load/connect to fill their tank. Views of the property and surrounding area were shown. Notices were sent out to surrounding property owners, though none were filled out and returned. It was noted that last year the return of responses was low as well, being one in favor and one opposed. Staff does recommend the renewal of the Conditional Use Permit within the General Commercial Zoning District subject to the following conditions: 1. The development shall comply with all with all federal, state, and local applicable building, health, zoning, and fire codes leading to the issuance of a Certificate of Occupancy. Planning and Zoning 3 November 12, 2025 2. Any proposed future new uses would require a review and granting of a conditional use permit by the Planning and Zoning Commission. 3. The property shall have a fence or other approved screening (6 ft. minimum) installed and maintained to obscure the view of ancillary outdoor storage areas from any adjacent land or right-of-way. Chairman Woodward asked if the applicant was present and wished to make a statement, and no one came forward. Chairman Woodward asked if anyone from the public would like to make any comments or ask any questions, and no one had anything else to add. Discussion among the Commission was opened. Commissioner Doug McCulloch asked if the discussion with Sheppard Air Force Base went through fine. Mr. Medellin answered that the MOU that was signed last year is still in effect and they still have all prior approvals. In addition, SAFB has been granted authority to go on site and implement any additional mitigating measures that they deem necessary. Mr. Medellin stated that since there had been questions regarding ownership, staff directed the applicants to The Department of Defense Clearinghouse. He stated that it is a mix of ownership both locally and consisting of a Canadian group that has been vetted through the DOD. The DOD looks at the ownership, looks into what's being brought in to use, and the impacts from the use. Commissioner Michael Grassi also asked about the water usage being listed as 60 gallons per minute for the solar arrays, when the sun is out. It was stated that our Public Works/Engineering department had figured the usage is similar to the usage of 100 homes, and it was not of concern to them. Commissioner Blake Haney asked how long the MOU could last, and asked if the Canadians sold to another group if we would be informed of that. Mr. Medellin answered that the MOU is indefinite, and said if it is sold, we would not be notified. But added if the land was to be used for anything other than what it has been approved for, then they would be required to come before the Planning and Zoning Commission. That's why that condition was added to the case. Chairman Woodward moved to take the motion to vote, and the motion passed 8-0. V. Case C 25 — 22 500 Bonner Street Consider taking action on a conditional use to allow for the restoration of a non- conforming use of a three-family dwelling in a Single Family-2 (SF-2)zoning district. Applicant— Dr. Dwight Eric Hayes Chairman Woodward asked if there was a motion to approve the case. Commissioner Michael Grassi made the motion with Commissioner Jack Browne seconding the motion. Mr. Fabian Medellin stated that staff had met with Dr. Haynes, and informed the Commission that the property is at the corner of Homes and Bonner Street and is a non-conforming use currently. There are two structures, with the northern structure being a duplex (that is currently occupied), and the south structure consists of a dwelling unit and a barber shop. The dwelling unit inside the building has been vacant for a number of years, but the barber shop has been in use until about a year ago. Mr. Haynes would like to remove the commercial aspect of the building to make it vow all dwelling space. Section 6100 of the ordinances grants the board the ability to Planning and Zoning 4 November 12, 2025 restore the non-conforming uses, so Mr. Haynes has submitted an application to request the restoration of the non-conforming use (that third dwelling unit). A site plan from the applicant was provided of the existing structure on Homes Avenue, as well as the structure facing Bonner. Photos of the property and surrounding area were presented to the Commission. The zoning classification is in the Single Family-2 (SF2) district which allows for a duplex, but since this was at one point in time an existing (third) dwelling unit, we thought it would be appropriate to restore the non-conforming use. Mr. Medellin also noted that there are multiple non- conforming aspects to the property, the biggest being the parking and pointed out the parking to the board. He said the biggest impact to the area would be possible parking on the street, but felt that street parking could accommodate the situation well. Staff did send notices out to surrounding property owners, with some responses returned. They were undecided, based on wanting to know who the owners/occupants would be. But we don't know that and it is not within the scope of the board to judge a proposal. Staff does recommend the approval for the restoration of a non-conforming use of a three-family dwelling on the SF2 lot with the following condition: That the development shall comply with all applicable building codes leading up to the issuance of a Certificate of Occupancy. Chairman Woodward asked if the applicant wished to make any comments, and Dr. Haynes spoke a few words about his son. He explained that the property had been in the family over 100 years, and he is wanting to renovate the dwelling where the barbershop was, to make it into a residence for his son. He stated that his son is a disabled veteran, and will manage the duplex, which will create income for him to live on. .00 Chairman Woodward asked if there were any other comments or questions, and there were none. Discussion was opened up to the Commission, and no additional remarks were made. Chairman Woodward took the motion to a vote, and the motion passed 8-0. VI. C 25 —25 505 Bonner Street Consider taking action on a conditional use to allow for a duplex in a Single Family- 2 (SF-2) zoning district. Applicant: Guillermo & Ana Collazo Chairman Woodward asked if there was a motion. Commissioner Matt Marrs made the motion to approve the case, and Commissioner Alan Sizemore seconded the motion. Mr. Medellin pointed out that this case is only a few houses down from the previous case, and the owners/applicants have just recently purchased the house. When the owners went to pull a remodel permit for a structure at the back of the property. They found that work on the structure that had previously been started was left uncompleted, and they found out that there had not been any permits pulled for any of the work done on the building. When the owners met with the inspections department, they were informed that an Accessory Dwelling Unit would not be Planning and Zoning 5 November 12, 2025 allowed because of size limitations on the lot. Staff advised the owners that they could petition to allow for a duplex or a two-family dwelling lot (which has been allowed in the past). Pictures of the property and surrounding area were shown to the Commission, and a site plan for the property was shown as well. This is in the Single Family-2 (SF2) zoning district and a duplex is allowed, conditionally, in this zoning district. Staff did send notices out to the surrounding property owners within the 200-foot radius of the 505 Bonner Street property, with only a few being returned. They were either undecided or opposed. These responses were from the same property owner from the last case where they wanted information on who specifically would be living in the dwelling units. Looking at potential impacts of a two-family living lot, staff felt that it was still in line with the residential character and wouldn't have much of an impact on the area. Staff does recommend the approval of the Conditional Use Permit at 505 Bonner, for a duplex in the SF2 zoning district with the following condition: That the development shall comply with all applicable building codes leading up to the issuance of a Certificate of Occupancy. Chairman Woodward asked if the applicant was present and wished to make any additional comments. They declined to make any comments. Chairman Woodward asked if anyone from the public would like to make any comments or ask any questions, and no one had anything else to add. Comments were then opened up to the Commission, and no further questions or comments were made. Chairman Woodward moved to take the motion to vote, and the motion passed 8-0. VII. Case R 25 — 11 Property ID #102343 Chairman Woodward opened the Public Hearing at 2:24. Public hearing and take action on a request to rezone +/- 15.62 acres of land from Single Family -1 (SF-1) to General Commercial and +/- 2.89 acres of land from Single Family -2 (SF-2) to General Commercial (GC) zoning district both located at Property ID #102343 (18.53 acres, A-194) to allow for the construction of an RV park. Applicant: Brad Rodgers Mr. Medellin stated that this vacant parcel is a split zoned lot, SF1 and SF2, so for the applicant to go ahead with this development they will need to apply (and get approval) for a rezone to the neighboring General Commercial zoning district. They would also need a Conditional Use Permit approved for the RV park, as RV parks are conditionally allowed in the GC district. The applicant hired the Syd Litteken Design Concepts Architects firm to develop a layout of the planned RV park. Staff looked at the plans of the park and discussed some potential impacts that were Amp initially seen while looking at the site. Mr. Rodgers submitted the rezone application Planning and Zoning 6 November 12, 2025 to start the first part of the process to start his development. In the past staff have allowed an applicant to submit a rezone and a conditional use at the same time, but looking at it further, staff feels running each separately gives the public a better opportunity to have input on development in their area. So, with that, staff advised Mr. Rodgers to submit the rezone first, and if approved by city council then we would have him follow back up with the Conditional Use Permit. The site is on the south-central part of town, at the intersection of Rathgeber and Jacksboro Highway. The parcel is vacant land, but it was noted that it does abut a residential neighborhood. Mr. Medellin pointed out some of the general uses in the area, being a dog kennel, senior living, residential, the pickleball courts, the airport (Kickapoo) and then some industrial uses east of Henry S. Grace (outside of city limits). There is a mix of uses in a small area. Staff felt that traffic to the site, and from the site, would be the biggest impact of the local area. The lot is in a "L" shape, which is advantageous to the development because the portion that fronts Jacksboro Highway is still two-way traffic and would allow for northbound and southbound traffic. Mr. Rodgers has shown in the site plan that he will route most of the added traffic through the Jacksboro Highway two- way traffic, as opposed to through the area where there is mixing of uses including residential. The property is intended to be a high-end development with amenities for those that stay there. There will be a clubhouse and little casitas (Airbnb like rentals). This project is in anticipation of other developments in town, and potential influx of a sizable workforce in the city, to a make a space that is appealing to those that will stay there as well as for those that live near the property. There are 90 sites in the proposed layout, but that is subject to change depending on some of the engineering aspects of the project, as well as maximization of the property. There will be design guidelines that the project will have to meet when it comes to driveways and turning radius, parking stalls for the RV sites, and then for ancillary uses as well. As stated previously, the property has two zoning districts within its property lines of Single Family-1 and Single Family-2. To the north-east of the site is General Commercial and Light Industrial zoning districts. Mr. Medellin pointed out the area in the northeast corner of Jacksboro/Rathgeber, and stated that the properties on Amber Joy/April Street/Amy Circle are primarily manufactured homes. It gives the impression of a manufactured home park, but it is not. When someone is wanting to put a manufactured home on one of those lots, staff has to inform them that they need to go through the Conditional Use process. There is a misconception of the use of the land in that residential subdivision. He pointed that out, because within our manufactured home parks, RV's, pad sites and uses are allowed. Looking at an RV park for this site, staff felt that it would blend with the uses in that property directly adjacent to it, leading to the fringe of the city limits. Photos of the site and surrounding area were presented. The residential areas around the site have buffers, with the property to the west having a buffer because they are between those homes and the RV park, as well as a detention area. On the south side there is a buffer from a dedicated alley easement, so that buffer would be the 15 feet of separation with the paved alley, as well as additional screening that will be required from the new development. Staff did send out notifications to properties within the 200-foot radius of the proposed site, and did receive a good mix of responses. Twenty-nine notices were sent out, and of those returned we had five in favor of the project and three opposed. Staff does recommend the approval of the rezoning request of 15.62 acres from SF1 to GC, and 10.89 acres from SF2 to GC. Planning and Zoning 7 November 12, 2025 Chairman Woodward asked if the applicant would like to make any comments, and Mr. Rodgers came forward to answer any questions. He (and Brandon Hay's - partner for the development) stated that they have a very nice RV park planned, and told the Commission that they have many years in the Hospitality/Customer Service Industry. They feel as though the need of their park will be in great demand with some of the new businesses that are planned to begin in our city, and the park should be a great addition to the area. Chairman Woodward asked if anyone in the audience wished to speak on the matter, and no one came forward. Chairman Woodward closed the public hearing at 2:38. Chairman Woodward asked if there was a motion. Commissioner Matt Marrs made the motion to approve the case and Commissioner Jack Browne seconded the motion. Chairman Woodward stated that the case was now closed to public discussion and then opened it up to the Commission, asking if there were any comments or questions from the Commissioners. With no additional questions or comments, Chairman Woodward took the motion to vote, and it passed with a vote of 8-0. Ago- VIII. ADJOURN Chairman Woodward adjourned the meeting at 2:39 pm. 2t, it0-;( Jere o•. . • Chairman Date F-i• n e ellin, AICP-Planning Manager Date