Planning and Zoning Commission

City of El Campo Planning and Zoning Commission - Regular Meeting City Hall - Council Chambers (315 E. Jackson St., El Campo, Texas, 77437) July 8, 2026 - 5:00 PM Meeting Minutes 1. CALL TO ORDER Meeting called to order at 5:00 P.M. by Vice Chairperson Jim Van Antwerp. 2. ROLL CALL Attendee Name Title Status Jim Van Antwerp Vice Chairperson Present Nancy Porter Commissioner Present Becky Wied Commissioner Present Janet Hamilton Commissioner Present Frank Valdez Commissioner Present Lance Lurker Commissioner Absent John VonDerAu Chairperson Absent Staff Present: Asst. City Secretary Keri Waligura, Planning Director Krystal Hasselmeier Media Present: None Guests Present: None 3. PUBLIC COMMENTS No Public Comments. 4. PUBLIC HEARING No Public Hearing Items. 5. CONSIDERATION OF AND ACTION ON MINUTES 1. Planning & Zoning - Regular Meeting - June 9, 2026 5:00 P.M. Minutes. Review and approve Planning & Zoning - Regular Meeting - June 9, 2026 5:00 P.M. Minutes. Commissioner Hamilton made the MOTION to Approve Planning & Zoning - Regular Meeting - June 9, 2026 5:00 P.M. Minutes as presented, and Commissioner Porter seconded. Vote was unanimous. RESULT: PASSED [UNANIMOUS] MOVER: Janet Hamilton, Commissioner SECONDER: Nancy Porter, Commissioner AYES: Jim Van Antwerp, Becky Wied, Frank Valdez 6. CONSIDERATION OF AND ACTION ON 1. Annual Board Orientation An annual orientation on the roles & responsibilities of the Planning & Zoning Commission. City of El Campo 1  Planning Director conducted annual Board orientation, providing refresher information on key details for and the role of the Planning & Zoning Commission. Commission did not have any questions. No Action Required. 2. Appointment of Chairperson Per the City of El Campo, Texas Home Rule Charter, the Planning & Zoning Commission is required to select annually, one of its own members as chairman. At this time, the Commission is being asked to make this required annual appointment. Commissioner Wied made the MOTION to Appoint John VonDerAu as Chairperson, and Vice Chairperson Jim Van Antwerp seconded. Vote was unanimous. RESULT: PASSED [UNANIMOUS] MOVER: Becky Wied, Commissioner SECONDER: Jim Van Antwerp, Vice Chairperson AYES: Nancy Porter, Janet Hamilton, Frank Valdez 3. Appointment of Vice-Chairperson Per the City of El Campo, Texas Home Rule Charter, the Planning & Zoning Commission is required to select annually, one of its own members as chairman. At this time, the Commission is being asked to make an appointment of the Vice-Chairperson to serve in the absence of the appointed Chairman. Commissioner Hamilton made the MOTION to Appoint Jim Van Antwerp as Vice-Chairperson, and Commissioner Porter seconded. Vote was unanimous. RESULT: PASSED [UNANIMOUS] MOVER: Janet Hamilton, Commissioner SECONDER: Nancy Porter, Commissioner AYES: Jim Van Antwerp, Becky Wied, Frank Valdez 4. Unified Development Code Revisions - Article 5 Development Standards A review of the new Unified Development Code (UDC) revisions for Article 5 Development Standards Item(s) Included: Draft Index for Article 5 Development Standards Draft text for Article 5 Development Standards Planning Director reviewed key changes in the draft for Article 5 Development Standards including: Moving Floodplain Development section from Building Regulations (with adopted building codes) Moved anything development standards related to this section Not including specs for utility infrastructure, which will be in Design Manual (note reference to this in text) Enhanced parking lot regulations Mostly affects larger parking lots Joint Use Parking Potential for increasing parking spaces due to change or enlargement Breaking up parking lots like Walmart with landscaped dividers Added pedestrian circulation details for efficient walkways Added regulations for stacking/queuing at drive thru's Added lighting requirements Only had minor reference to lighting City of El Campo 2  Lighting regulations help reduce light pollution for neighboring properties Enhanced Sign Regulations Designated permitted signs based on zoning Enhanced definitions and sign types listed Added sign plans for commercial developments Added specs for allowable signs Reviewing sizes still, need to consider single tenant vs multi tenant) Pending feedback from Freese & Nichols on some specs Updated dumpsters & trash storage requirements Added section for fences, walls & screening Enhanced screening requirements & added material standards Added placement/height based on zoning Vice Chairperson Jim Van Antwerp asked if the sign ordinance revisions gave staff more ability to enforce against old/unused sign maintenance; Planning Director confirmed there are violation regulations for un maintained signs & certain signs that can be removed, but that there isn't exactly much more enforcement regulation that could be incorporated into the text. Member Janet Hamilton asked if lighting requirements only applied to commercial or also residential; Planning Director confirmed the draft version is more geared towards commercial, but does cover flagpole lighting and recreational areas. Vice Chairperson Jim Van Antwerp asked if lighting covered multi-family residential; Planning Director confirmed it would include multi-family residential properties with regards to exterior and parking lot lighting. Member Nancy Porter commented appreciation for minimizing lighting abutting residential areas where lighting disturbs other homes, to protect the neighborhood. Member Nancy Porter asked about mentioning of stacking, noticed truck deliveries can sometimes be an issues, asking if anything was added in the development regulations for this; Planning Director mentioned requiring connectivity of parking lots to allow inter-connectivity of commercial parking areas & maneuverability of delivery vehicles, believes this is in the subdivision section of revisions. Commission did not have any additional questions or comments. 5. Unified Development Code Revisions - Article 6 Supplemental Regulations A review of the new Unified Development Code (UDC) revisions for Article 5 Development Standards Item(s) Included: Draft Index for Article 6 Supplemental Regulations Draft text for Article 6 Supplemental Regulations Planning Director reviewed key changes in the draft for Article 6 Supplemental Regulations including: Updated Home Occupations Reviewing general term language Added some allowable arts/music items & swim lessons Added list of specifically prohibited uses Reviewing violations language to enforce unauthorized home occupations Added regulations for accessory structures (including garages/carports, patios, sheds, and ADUs) Does allow for shipping containers as storage in C-1, C-2, M-1 & M-2 when matching main building (example sonic/future church’s) ADUs text listed as discussed Enhanced RV Park Regulations Adds more clarity & restrictions/specifications Added Auto Related Business Standards Added kennel regulations Added multi-family development regulations Added outdoor storage & display of merchandise regulations To help keep storage of merchandise for sale in parking lots limited/more organized, with City of El Campo 3  exception of seasonal displays Added Self-Storage regulations Vice Chairperson Jim Van Antwerp asked about allowing shipping containers as storage affecting Walmart during holiday season; Planning Director responded that this would be considered more temporary, that seasonal or temporary would be allows but that couldn't leave it there after the season was over. Planning Director pointed out auto-related business section, asking Commission if felt like SUP process covered that enough or if they wanted something like this as a baseline; Vice Chairperson Jim Van Antwerp noted like this baseline for reference on SUPs. Member Nancy Porter asked about verbiage on auto-related businesses; Planning Director confirmed 'no partially dismantled or wrecked vehicles stored outside'. Member Nancy Porter noted the body shops; Planning Director confirmed have this separate from gas stations, but that language requires fencing so don't have to see it from the road, reminding that this applies to future ones as we can't do anything about existing ones. Planning Director asked Commission about thoughts on example section regarding kennels; Member Janet Hamilton voiced that this would keep kennels from being a problem since not one currently; Member Becky Noted this being a big business. Member Janet Hamilton pointed out fencing definitions around outdoor storage of merchandise; Planning Director confirmed it references back to the fencing section where there are specific regulations for fencing of outdoor storage. Vice Chairperson Jim Van Antwerp asked how outdoor storage rules would affect Sutherlands; Planning Director responded that no compliance requirements have been added tot he revisions, but it would depend on how City wants to implement and whether or not City would be responsible for any compliance requirements. Member Nancy Porter described example of screening at the Lowes in Sugar Land with attached wall that matches the building; Planning Director noted that this was in allowable screening methods. Vice Chairperson Jim Van Antwerp clarified question in relation to future new construction; Planning Director confirmed that the need for storage area screening would be part of the site development process in looking at what type of business it was, where they planned to store things, and then determining the screening that was put in. Member Nancy Porter asked when El Campo adopted planning & Zoning' Planning Director confirmed sometime before the 1950's. Member Nancy Porter suggested letting existing businesses know about new regulations because they may not want to have a junky looking building if certain things won't be allowed for future development; thinks an article would be nice. Planning Director confirmed plans to work with newspaper to distribute information about upcoming changes. Member Frank Valdez commented on sidewalks, asked to consider that any required sidewalks include connectivity to existing; Planning Director stated that may be covered in the subdivision regulations and will confirm. Member Janet Hamilton asked about signage in windows, specifically something attached inside the window that is clearly signage and if the City has any control over this; Planning Director confirmed there is not currently any regulations for window signage like that but that the Commission could impose this and can consider any setback displays as window signage also. Planning Director reviewed revisions to allow 75% of window coverage with 1 sign. Member Janet Hamilton asked about this in reference to smoke shops; Planning Director confirmed not wanting to limit specific messaging due to any potential violation of free speech. Commission did not want to get more specific than current revision on definition of window sign, or specifically including specifically inside window displays. Commission did not have any further questions or comments. 7. REPORTS No Report Items. 8. ADJOURNMENT City of El Campo 4  Meeting adjourned by Vice Chairperson Jim Van Antwerp at 5:58 P.M. City of El Campo 5