Commission rezones Dudley property to allow neighborhood convenience store despite lot-size shortfall

The Texa County Planning Commission rezoned 1617 Dudley from R3 (low-density residential) to C1 (general commercial), allowing David and Dorothy Green to operate a small convenience store in College Hill.

Planning staff told the commission the property has historically held commercial uses but does not meet the modern C1 lot-size requirement (staff noted C1 typically requires approximately 14,000 square feet while the parcel is roughly 2,200 square feet according to the materials provided). Staff also noted the site meets the comprehensive plan’s definition of a walkable neighborhood, which supports small-scale neighborhood-serving commercial uses.

Resident Donell King (1708 Dudley) urged approval, saying the neighborhood lacks nearby stores and that a small, walk-up convenience outlet would help residents obtain essentials and beautify the area. "I just want to do something for my community," King said, and added the applicant planned to operate seven days a week with limited hours and a walk-up service window rather than a full grocery format.

Commissioners questioned parking, emergency access and whether the rezoning would create a permanent commercial allowance for the property; staff said the property will still need electrical, plumbing and fire inspections and a certificate of occupancy if the rezoning is approved. The applicant and supporters said parking would be handled partly by converting adjacent area to side parking and by relying on walk-up customers given the neighborhood context.

After discussion and no recorded opposition, the commission approved the rezoning by roll call: Steven Cross, Anita Picket, Jason Dupri, Dr. Hickerson, Corey Mobs and Chairman Neil voted yes; one member was absent. The rezoning permits the owners to pursue the convenience store subject to standard permitting and inspections.