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Concerns about traffic, safety and how a QuikTrip gas station and convenience store would align with the city’s comprehensive plan confronted the Farmers Branch City Council at their Tuesday, May 6 meeting.
A proposal for a QuikTrip at the northwest corner of Midway and Alpha roads was at the center of the debate.
In a 3-2 vote, council members voted to deny the Specific Use Permit (SUP) for the proposed 5,029-square-foot convenience store with 20 fueling pumps at 13601 Midway Rd., a site currently occupied by a vacant bank building.
The applicant, QuikTrip, proposed demolishing the existing bank building and constructing a new gasoline service station and convenience store on the 1.48-acre property, which required SUP approval under the current Planned Development No. 64 (PD-64) zoning.
The Planning and Zoning Commission (PNZ) had previously recommended approval of the request by a vote of 5-2 on April 14, with Commissioners Harold Froehlich and Dan Heard dissenting. The proposal included the convenience store, 47 parking spaces and over 7,100 square feet of landscaped area.
Several local residents and school representatives spoke against the project during the public hearing. Kelly Jo Sands, a parent of a Parish Episcopal School, voiced opposition.
"I'm actually here to strongly oppose this establishment, this 24-hour convenience store that sells substances that are detrimental to our humans and our youth in this community," Sands said.
Sands also said the proposal conflicted with the city's future vision for the area. "Your 2045 comprehensive plan does zone this for high-density residential, not businesses that bring those types of late night activity, transient traffic."
Attorney Chris Bowers, representing Parish Episcopal School, cited several concerns about the proposed gas station's proximity to educational facilities.
"Parish owns two properties totaling roughly 55 acres at 4101 Sigma Road. And Parish's properties are located about 375 feet north of the requested rezoning," Bowers said. "Convenience stores at times attract criminals and vagrants… and Parish is concerned that a few of its students may be attracted to the beer and the wine and the tobacco products sold at this store."
Steve Flens, representing MW3 BP Associates LLC, owners of the property directly north of the proposed QuikTrip, expressed concerns about traffic impacts.
"One of our key concerns is that no traffic study was completed prior to PNZ approval," Flynn said. "With some QuikTrips in the market attracting upwards of over a million visits per year, how could a traffic study not be required?"
Supporters of the project, including Nick Ferris, part of the property ownership group, argued that replacing an empty bank building with a well-maintained store would benefit the area.
"What's better for the city of Farmers Branch? A dark, empty bank building that isn't lit or a well-maintained, top-of-the-line convenience store that's monitored 24/7, which police officers stop in for free drinks," Ferris asked.
Ferris also addressed parent concerns from Parish Episcopal School about students potentially purchasing tobacco and alcohol products sold at QuikTrip.
"There is a CBD store directly across from the Parish entrance, so I think [their concerns] are a little misguided," Ferris said.
Andrew Ruegg of Master Plan, representing QuikTrip, emphasized the company's reputation for quality and safety.
"QuikTrip is a well-known quality operator. You have one other QuikTrip store in Farmers Branch on 635 in Luna. And part of the reason that QuikTrip is successful is they're known for having safe, clean, quality stores," Ruegg explained.
Corey Vaughan, a QuikTrip real estate project manager, highlighted the company's security measures and responsible retail practices.
"We have a military grade security system, and we have cameras everywhere. Always monitored," Vaughan said. "We have the employees do shift walks to make sure that the lot is cleaned. We don't allow vagrants."
The council was divided on the proposal. Councilman Jackson supported the project, stating, "My experience, nice landscaping, you know, kind of an orderly, ingress egress, great location on a corner," and adding that with growing multifamily housing in the area, "it justifies the need for another convenience store location, another gas station."
Councilman Omar Roman said he received significant community opposition while recently campaigning saying, "I don't think it's something that I necessarily feel comfortable with moving forward [with], just given the resistance that I experienced at the polls."
Councilwoman Tina Bennett-Burton also expressed concerns, “In Texas, 16-year-olds can sell alcohol…, and I don’t think kids should be selling to kids. But we don’t get to dictate who they [QuikTrip] hire and their age bracket. And so for that, I’m not supportive.”
Councilman Roger Neal raised concerns about traffic, public safety costs and proximity to schools. "I share their concerns about alcohol sales and tobacco. I don't know if it's that appropriate being so close to the Parish Episcopal or the Presbyterian school that's coming in," Neal said.
City Planning Deputy Director Sarah Bergman confirmed that the proposed development did not align with the Farmers Branch 2045 Comprehensive Plan, which designates the area for "Residential-High Density" with recommended uses including tri/quad-plexes, townhomes, small-lot detached homes or apartments.
After deliberation, the council voted to reject the proposal. A related ordinance that would have allowed beer and wine sales at the location was pulled from consideration following the initial vote.
