By LYNETTE SOWELL
Cove Leader-Press
The decision was not unanimous on Tuesday evening, but the Copperas Cove city council approved an amendment to the zoning code text for the city’s Primary Corridor Overlay District.
The council approved that the maximum front setback shall be 50 feet. However, the council asked that the footprint of the PC overlay district be narrower, instead of all along Business 190.
The westernmost boundary of the PC overlay district stretches to the intersection of Business 190 and F.M. 2657.
The council discussed the impact on commercial and industrial development, with concerns about restricting distribution centers and warehousing.
Councilmember Jack Smith explained why he was against prohibiting of warehousing in the PC Overlay District.
“This isn't just targeted at mini storages or truck and trailer storages, but I was reading the word definition of the warehousing use category. If someone was to come here, for instance, we've always wanted someone to come and put a distribution center here, according to this definition, they wouldn't be allowed to do that in the primary overlay corridor.”
City Planner Bobby Lewis acknowledge that could be true.
“But if that was the case, there are a lot of properties that could qualify under that standard, but they can also petition to have that zoning overlay removed from that district, and so they would be subject only to the RC district.”
Smith elaborated more on the idea.
“I find that most corporations and companies, they want to have as few headaches as possible. And this ordinance is actually targeting a lot of companies that we would love to be here. I mean, if, for instance, Tractor Supply wanted to open up a distribution center, which they have looked here before to do, they wouldn't be able to do it on Interstate 14, inside the city limits of Copperas Cove and that's the reason they would want to be here. They'd want to be on the Interstate. I think that this targeting a certain industry is okay, but I really don't like it myself. I voted against it in February when it came up.
“They couldn't do it on our Primary Cverlay District, which is almost all of the commercial property in Copperas Cove from east to west. And the only reason Highway 9 or the bypass isn't on there is, there's no property available there because it's mostly Fort Hood and it's a non-access highway. This thing needs to be reviewed thoroughly before we vote on it.”
They concurred that potential businesses would not likely build any warehouses along the central portion of the corridor. However, the westernmost section of the corridor is undeveloped.
Participating in the meeting via Zoom was Bret Hart, with Priority Engineering which is the consultant for a proposed Tractor Supply facility.
“I want to talk about our proposed development and how we were the ones who initiated and asked for the removal of the 50-foot front maximum setback. Given Tractor Supply’s layout and the appeal and the cleanliness of their building, really, it was just not a fit for the development. We consider the site as we design it. It's an anchor development,” Hart told the council. “We think it's going to attract other businesses to build adjacent to it. It's going to provide jobs, 15 to 20 employees. Tractor Supply has excellent core values. They really embed themselves in the community, and often attend local events, donate to animal shelters programs. The store is midsize. It’s not a big box, to keep that small town feel, and we just feel it'd be a great fit for your community.”
Susan Crosbie with 7B Building & Development also addressed the meeting via Zoom, and echoed Hart’s comments.
“They have great ethics and values, a winning attitude and communication. They work with the community, they donate, they work with the Animal Foundation. I think it'll be a great asset,” she said. “We are looking for a removal of the 50-foot setback so it leaves a clean appearance, a nice and clean entrance into the site and in your community. And I believe it'll be a great partnership, not just for the tax values and jobs, but also for what we can do in your development area.”
Councilmember Dale Treadway asked if the council could just approve “half the ordinance,” by removing the 50-foot setback, and having the city staff rework the rest of it.
“I just don't want to see the small shops on Business 190 going through be interfered with. I’d be willing to support distribution centers on the future expansion of Interstate 14, for the railhead that will come in, or any other distribution centers.”
As far as the 50-foot setback maximum setback was concerned, City Planner Bobby Lewis addressed the removal of that language.
“Staff found that the 50-foot maximum front yard setback requirement is too restrictive and may not be compatible with the City of Copperas Cove and many retail establishments that desire to have their parking lot in front of their retail store rather than behind it.”
A motion was made to approve the ordinance with the 50-foot setback removed and also removed language about prohibiting self-storage and warehousing, while revisiting the overlay district boundaries at a future meeting. The motion passed 4-3.
Councilmembers Smith, Dale Treadway, John Hale, Vonya Hart voted to approve the action, with Christina Strohfus, Rita Hogan, and Shawn Alzona voting against it.
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