Planning & Zoning Commission: September 21, 2026

Call to Order

Chair Rosalinda Okafor called the meeting to order at 6:01 p.m. and declared a quorum present.

Present: Chair Rosalinda Okafor, Vice Chair Gene Holloway, and Commissioners Cheryl Kocurek, Bobby McCrary, Linh Nguyen, Ramon Vasquez and Wade Voelkel. Absent: None. Staff: Lupe Espinoza, AICP, Planning & Development Director; Vernon Grubbs, Building Official; Tonya Mayfield, Planning Technician and Recording Secretary. Also present: Michael Dim, City Manager.

Citizens to Be Heard

Chair Okafor read the following statement: Pursuant to Tex. Gov’t Code §551.042, the Commission may not deliberate on or take action on any subject not posted on the agenda.

Earlene Tubbs, 200 block of E Biscuit St, stated that the new zoning map has turned her house yellow and asked that it be put back the way it was. Chair Okafor thanked Ms. Tubbs and stated that the updated map is posted as Item 4 and that comments on it would be received during the public hearing.

Dustin Lackey, Big Chungus Heights, asked whether the updated map could show Big Chungus Heights without its name, or with the name in smaller letters. Chair Okafor thanked Mr. Lackey and stated that the Commission could not deliberate on the matter.

Wendell Grubbs, 500 block of E Tater St, asked whether a property’s zoning goes with the house if the house is moved, as he is considering moving his house. Chair Okafor thanked Mr. Grubbs and referred him to the Planning & Development Department. Building Official Grubbs stated for the record that he and the speaker are not related.

Approval of Minutes

Motion by Commissioner Nguyen, second by Commissioner Voelkel, to approve the minutes of the August 17, 2026, regular meeting as presented. Motion carried 6–0–1. Commissioner McCrary abstained, having been absent from the August 17 meeting.

ZC-2026-11, Updated Official Zoning Map

Director Espinoza presented the staff report. ZC-2026-11 is a City-initiated, comprehensive update of the Official Zoning Map. The Commission reviewed the draft at its August 17, 2026, workshop. Since then, staff has added the adopting ordinance number to the title block, as Commissioner Vasquez requested.

The updated map:

• corrects 212 parcels where the printed map did not match the adopted zoning ordinances, including 188 Original Town parcels drawn as R-2 that were zoned R-1;
• returns 0.6 acres of the Dongvile Cemetery from C-1 to P;
• shows PD-1 through PD-7 and the Interstate Crossing HC areas by name;
• shows the FEMA Zone AE floodplain as a reference overlay; and
• adopts a new legend.

Written notice was mailed on September 4, 2026, to the owner of each affected parcel and of property within 200 feet. Staff received 31 responses in favor; 2 opposed, both from the same owner and concerning the same parcel; and 4 asking what the letter was about. Staff recommended approval.

Chair Okafor opened the public hearing at 6:16 p.m.

Earlene Tubbs, 200 block of E Biscuit St, spoke in opposition and stated that she had already said it.

Harlan Whitten, 200 block of E Pecan Pie St, spoke in favor and stated that the printed map has shown his single-family house as R-2 since he bought it in 1991.

There being no other speakers, Chair Okafor closed the public hearing at 6:24 p.m.

Commissioner Kocurek asked whether the floodplain overlay is regulatory. Director Espinoza stated that it is shown for reference and that floodplain permits continue to be based on the FEMA Flood Insurance Rate Map. Commissioner McCrary asked about the map colors. Director Espinoza stated that R-1 is shown in yellow and R-2 in a darker gold, and that the proposed ordinance provides that map colors identify zoning districts only and do not describe the color of any lot, building or structure.

Motion by Vice Chair Holloway, second by Commissioner Kocurek, to recommend that City Council adopt the updated Official Zoning Map as presented in ZC-2026-11. Motion carried 7–0. Staff stated that the case is scheduled for a public hearing before City Council on October 6, 2026.

PL-2026-04, Lunchable Landing, Phase 3

Director Espinoza presented the final plat of Lunchable Landing, Phase 3, the last phase of PD-3. It creates 34 single-family lots on 9.6 acres at the east end of the subdivision, extends Cracker Stack Ln by 620 feet and adds lots along Tiny Cookie Ct. All lots meet the PD-3 minimum of 7,200 square feet. Lot 12, Block C, is exactly 7,200 square feet; staff measured it twice. The plat was filed complete on August 28, 2026, and under Tex. Loc. Gov’t Code §212.009 the Commission must act within 30 days.

The developer’s submittal labels the 1.1-acre drainage reserve “Cracker Lake.” Staff recommended approval with three conditions:

1. Water, sewer, street and drainage improvements must be accepted by the City, or fiscal security posted, before the plat is recorded.
2. Five-foot sidewalks are required on both sides of the Cracker Stack Ln extension.
3. The drainage reserve must be labeled “Lot 35X, Block C, Drainage Reserve” on the recorded plat. The label “Cracker Lake” is not approved.

Commissioner Kocurek stated for the record that she has no substantial interest in Kocurek & Kocurek Engineering, LLC, the project engineer.

Motion by Commissioner McCrary, second by Commissioner Nguyen, to approve the final plat of Lunchable Landing, Phase 3 (PL-2026-04), with the three conditions recommended by staff. Motion carried 7–0.

Staff Report and Items for Future Agendas

Building Official Grubbs reported that the department issued 58 building permits in August 2026, including six new single-family homes. Director Espinoza reported that the next regular meeting is October 19, 2026.

Adjournment

There being no further business, Chair Okafor adjourned the meeting at 6:52 p.m.

Draft minutes, pending approval by the Commission.

Attest: Tonya Mayfield, Planning Technician and Recording Secretary