Planning & Zoning Commission: August 17, 2026

Call to Order

Chair Rosalinda Okafor called the meeting to order at 6:00 p.m. and declared a quorum present.

Present: Chair Rosalinda Okafor, Vice Chair Gene Holloway, and Commissioners Cheryl Kocurek, Ramon Vasquez, Linh Nguyen and Wade Voelkel. Absent: Commissioner Bobby McCrary. Staff: Lupe Espinoza, AICP, Planning & Development Director; Vernon Grubbs, Building Official; Tonya Mayfield, Planning Technician and Recording Secretary.

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.

Delbert Skaggs, 400 block of W Okra St, asked whether his video doorbell requires a specific use permit, because it records the whole street. Chair Okafor thanked Mr. Skaggs. Building Official Grubbs provided Mr. Skaggs a copy of the residential permit fee schedule.

Vern Lovelady, 300 block of W Gravy St, asked how far down zoning goes, and whether he could build a second story below his house without a variance. Chair Okafor thanked Mr. Lovelady and stated that the Commission could not deliberate on the matter.

Approval of Minutes

Motion by Commissioner Nguyen, second by Commissioner Kocurek, to approve the minutes of the July 20, 2026, regular meeting as presented. Motion carried 6–0.

SUP-2026-03, 641 E Hot Pocket Way

Director Espinoza presented the staff report. Wiggle Room Inflatables LLC proposes to sell and rent inflatable tube devices in an existing building. Retail sales are permitted by right in the C-2 district; outdoor display and live demonstration of merchandise require a specific use permit.

Notice was mailed to 14 property owners within 200 feet on July 31, 2026. Staff received one response in favor and two opposed.

Staff recommended approval subject to five conditions:

1. Each demonstration device requires a temporary sign permit under Section 13-4, which allows no more than two devices at one time and four permits per calendar year.
2. No device may exceed 20 feet in height at its greatest extension or be placed within 15 feet of the curb.
3. Demonstrations are limited to 9:00 a.m. – 6:00 p.m., Monday through Saturday.
4. Devices must be turned off and secured when sustained winds exceed 25 miles per hour and during funeral processions on Hot Pocket Way.
5. Merchandise displayed outdoors must remain in its original packaging.

Commissioner Vasquez asked about Condition 5. Director Espinoza stated that Section 13-4 treats an inflatable tube device as a sign whether or not it is inflated, and that staff has determined that a device in its original packaging is merchandise and not a sign. Once removed from the packaging, it is a sign. Kyle Mobley, representing the applicant, stated that the applicant accepts all five conditions.

Chair Okafor opened the public hearing at 6:14 p.m.

Ina Barnhill, 600 block of E Depot St, spoke in opposition, citing the visibility of the devices from her kitchen window.

Clayton Pruitt, 600 block of E Depot St, spoke neither for nor against the request and asked whether the devices keep moving after they are deflated.

There being no other speakers, Chair Okafor closed the public hearing at 6:21 p.m.

Motion by Vice Chair Holloway, second by Commissioner Nguyen, to recommend approval of SUP-2026-03 subject to the five conditions in the staff report. Motion carried 5–1. Voting nay: Commissioner Voelkel. The recommendation will be forwarded to City Council.

PL-2026-03, Replat in the Original Town

Director Espinoza presented the request to combine Lots 7 and 8, Block 22, Original Town of Dongvile, into Lot 7R, Block 22, at 410 W Sweet Tea St, to allow a detached garage across the existing interior lot line. A public hearing was required under Tex. Loc. Gov’t Code §212.015. Notice was mailed to 11 property owners within 200 feet, and no responses were received. Staff noted that the applicants have owned both lots since 1983 and learned there were two of them during review of the garage permit. Staff recommended approval.

Chair Okafor opened the public hearing at 6:27 p.m. Leon Hooten, applicant, spoke in favor and stated that the garage is for a boat and is not a second dwelling. There being no other speakers, Chair Okafor closed the public hearing at 6:29 p.m.

Motion by Commissioner Kocurek, second by Commissioner Vasquez, to approve PL-2026-03 as submitted. Motion carried 6–0.

Workshop: Official Zoning Map Update

Director Espinoza presented the draft updated Official Zoning Map. The existing map was last adopted in its entirety in 1998. Amendments since then have been drawn by hand on the printed copy kept in the Planning & Development office. The draft:

• corrects about 210 parcels where the printed map does not match the ordinances that zoned them, including Original Town lots in the 200 blocks of E Biscuit St and E Pecan Pie St that were zoned R-1 but drawn as R-2;
• returns 0.6 acres of the Dongvile Cemetery from C-1 to P;
• shows PD-1 through PD-7 and labels the Highway Commercial (HC) areas as Interstate Crossing North, South and East;
• shows the FEMA Zone AE floodplain along Queso Creek as a reference overlay; and
• replaces the existing legend, in which R-1 and R-2 are two shades of yellow that staff could not tell apart under the Council Chambers lights. The draft shows R-1 in yellow and R-2 in a darker gold.

Commissioner Nguyen asked whether printed copies would be available. Director Espinoza stated that copies would be printed after adoption. Commissioner Vasquez asked that the title block include the adopting ordinance number. Staff agreed.

No action was taken.

Staff Report and Items for Future Agendas

Building Official Grubbs reported that the department issued 61 building permits in July 2026, including four new single-family homes, and nine temporary sign permits, seven of them for inflatable tube devices.

Adjournment

There being no further business, Chair Okafor adjourned the meeting at 7:08 p.m.

Approved by the Commission on September 21, 2026.

Rosalinda Okafor, Chair

Attest: Tonya Mayfield, Planning Technician and Recording Secretary