P&Z debates land uses for proposed annexations
By SHANNON CRABTREE newsdesk@leader-news.com

Commercial zones to the north and east of the city limits were tentatively drawn Wednesday night as El Campo Planning & Zoning commissioners considered the "best uses" for proposed annexation sites.

Public hearings for the five parcels under consideration for annexation won't be held until November.

Before those hearings start, however, city officials hope to reach a consensus on how those parcels may best benefit the municipality.

One issue yet to be determined is the effect agricultural exemptions may have on assorted lots in the proposed annexation parcels.

Of the 374 letters city officials sent to landowners in tara geted areas, 60 are for plots which may have an ag exemption and the possibility of opting out of the zoning and possibly the annexation itself, City Manager John Steelman told P&Z commissioners.

To opt out the landowner must pledge the parcel will remain a working agricultural property for 15 years with provisions to show its productivity.

"We'd bypass the property and keep going," Steelman said, adding when the property changed from an agricultural use it would apparently be brought in at that time.

P&Z commissioners quickly called for industrial and commercial zoning on most of the property in Area 1 - a section along Hwy. 71 North bounded by Sandy Corner Road to the west and Wilbur Road to the north while the eastern boundary would be 500 feet east of Hwy. 71 or the depth of the individual pieces of property.

Industrial, they said, was the best use east of Hwy. 71 while a lighter commercial zone might be better for most of the east.

That would make some already existing businesses non-conforming, they said, but agreed that would be inevitable in annexation.

The question, Steelman said, is "where do you want to be in 10 years versus where you are today."

He later added, "Let's be realistic. The commercial hub of El Campo is that intersection (Hwy. 71 and the West Loop).

Area 3 - the Sunset Terrace tract off FM 2765 just north of the new middle school site - they said should be residential despite the concerns expressed by the owner of 40 acres of property in the parcel.

The owner of the currently vacant land told commissioners he wanted to keep his options for future development open.

Future requests for rezoning allows for that, they said, adding the empty land could become the site of future homes or commercial property.

P&Z members questioned Council's targeting of Area 4 - A tract south of FM 2765 bounded north by FM 2765, east by Ellwood Street and south by Doris Street.

"They indicated with the middle school (under construction) the possible future development," Steelman said.

"I'm more concerned about going that way (east on U.S. 59) and the city of Wharton. I'm looking to the future. We can always get that (Area 4) out there."

Residential uses, they said, would likely be the best zoning there.

In Area 5 - a 1,000-plus foot wide strip from along East Jackson Street running east to U.S. 59 to a quarter mile east of the first El Campo exit - commercial uses made sense, they said, while in Area 6 - an L-shaped tract both north and south of Jackson Street from South Meadow Lane toward the Rice Belt bridge - a blend of industrial and commercial might be appropriate.

P&Z officials plan to meet again Wednesday, Oct. 10, to revisit the issue.

Their recommendations are expected to be presented to City Council at the Oct. 23 meeting.