[{"_1":2,"_122":-5,"_123":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,75,87,98,110],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},"mediaId",6384598,"mediaKeyId","2122471-6218850eeb094add095cf4ac45dc0d3e","parentId",2122471,"title","Commission approves site plan for Mimi on Main hotel/restaurant complex with conditions","audioSeconds",1581,"startMs",2183000,"endMs",3764000,"viewUrl","/Search/View?dp=1&key=2122471-6218850eeb094add095cf4ac45dc0d3e&start=2183&end=3764","thumbnailUrl","https://assets.pipeline.soar.com/2122471-6218850eeb094add095cf4ac45dc0d3e/thumbnail_2183000.jpg","articleUrl","/articles/6384598/Fredericksburg-City/Gillespie-County/Texas/Commission-approves-site-plan-for-Mimi-on-Main-hotelrestaurant-complex-with-conditions","mediaUrl","https://secure.pipeline.soar.com/6384598-1e8acad71c08634c6b547d6bff73bdf7/orig.mp4?Expires=1771203040&Signature=fPs-6~KsUJ-sjmEhZwH3VOVkGAK2e6yoAqBFvKmGG4xvB-7wNzZ37izisRJ3z7t8nVzpbprNjsky~nTM4K8HB7dSD9xQIStvTw4NJUdIwriK0YS2jXjHIwygiS3PVe3n76hPudU5mhth0qK7YFQzqimNvYfnCM7~2QWyeDdSQvvGi1M~4etVm1JZwGKP0r3rexeGOwSkydwjtht99HGgTnzlbBS374l5Ap4zDF7OJYjLRdNDfSve7E5tk~PjJ65rB16GnD7armMjzgIzL7cKVfxDbgae2t~Kyb5wVaa2oOsM-9XF1oQHeylm2kT3JnCup~d0BbQ94XhxFe~bbL~J2g__&Key-Pair-Id=KUT5TJCACFTXG","author","City Council of Fredericksburg, TX","date","2025-01-08T00:00:00Z","article","The Planning & Zoning Commission approved the site plan and entry-corridor application for the Mimi on Main redevelopment of East Main Street (SB-2411), which combines the former 3 East Main and 901 East Main parcels into a single, cohesive hospitality and restaurant development.

Developer representatives described the project as a rework and expansion of an existing hotel property into a combined complex with a restaurant, remodeled motel buildings and one proposed new 16-unit building (Building C), plus pool and ancillary structures. Staff summarized prior approvals (including right-of-way work and a prior hotel site plan that was previously considered) and said the consolidated site plan complies with C-2 zoning in terms of building coverage and impervious-cover limits. The proposal calls for 41 units total (25 in existing buildings and 16 in the proposed building C) and staff said utilities are available to serve the site subject to civil construction-plan approval.

Staff noted the project provides 83 parking spaces where the standard required 74, and that required landscape and entry-corridor design guidelines have been addressed in the submittal. City staff flagged that exterior lighting must comply with the city's exterior-lighting ordinance and that a full landscape plan will be required prior to permits. Commissioners debated whether more parking should be added to reduce spillover into nearby neighborhoods; several said the site does meet the city's minimum standards and asked the developer to look for modest opportunities to add spaces without compromising landscaping or pedestrian safety.

One commissioner raised the question of architectural finishes and elevation materials; staff and the applicant described a material palette that includes Hill Country limestone, wood siding and standing-seam metal roofing in muted earth tones. Commissioners also emphasized the need for pedestrian connections between the restaurant and hotel units; the plan includes proposed sidewalks and internal connectivity.

After discussion a motion to approve the site plan carried on a voice vote; staff will require subsequent civil construction plan review, a complete landscape plan and any needed construction permits. Several commissioners asked staff and the developer to continue exploring modest additional parking options and to finalize lighting and landscape details in the construction phase.","mediaType","Video","parentTitle","City of Fredericksburg, TX - Planning and Zoning Commission Meeting - January 08, 2025","oneSentenceSummary","The commission approved the Mimi on Main site plan (SB-2411), a hotel/restaurant redevelopment on East Main that includes new and remodeled lodging units, a restaurant, a pool and expanded parking, with conditions for civil-plan, landscape and lighting compliance.","taxTitle","Fredericksburg City, Gillespie County, Texas","taxId",12678,"location","headline","","shortSummary",{"_33":76,"_35":36,"_37":38,"_39":77,"_41":78,"_43":79,"_45":80,"_47":81,"_49":82,"_51":83,"_53":84,"_55":56,"_57":58,"_59":85,"_61":62,"_63":64,"_65":86,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6384602,"Commission approves preliminary plat for 10-lot Cherry subdivision after residents raise access and drainage concerns",657,1521000,2178000,"/Search/View?dp=1&key=2122471-6218850eeb094add095cf4ac45dc0d3e&start=1521&end=2178","https://assets.pipeline.soar.com/2122471-6218850eeb094add095cf4ac45dc0d3e/thumbnail_1521000.jpg","/articles/6384602/Fredericksburg-City/Gillespie-County/Texas/Commission-approves-preliminary-plat-for-10-lot-Cherry-subdivision-after-residents-raise-access-and-drainage-concerns","https://secure.pipeline.soar.com/6384602-cecab992a72c5aeb664012330072d98e/orig.mp4?Expires=1771203040&Signature=lE7HC2EUpVvXp~milqfYFTnoHcIn2rihQ8pL0gvT18xz7xmwytMcjfQ48qXzhjQPaEuMOkNo43vRVWOVzAqlEHQP6ZuIeqr9HgYmJxdWo06weXqcc1rF72dGl1zDkhWbFtyDXYu1R4wEcsh506HK5Bb7OhvA2EirLVXUCwnzlneCQT4B35WbXji94dp~~Q48UEg3Bs-2Okb~Io36wEfzJDBtEpnRwHHLyErVTuFowILIGVK2B63zVx~JM4RCe7oQGPsPIWOPJcuouiqcQX9FFiKLb94l~P8n68AVPPIDHdCJOTAkn5uJZZVcS0bdbrE45NYdGBfW4254eV~SAQIMxg__&Key-Pair-Id=KUT5TJCACFTXG","The Planning & Zoning Commission approved the preliminary plat P-2425 for a 10-lot subdivision on North Cherry (reported in packet as 10 North Cherry). The developer, VDI Consulting's Kevin Spraggins, presented the plan and said it follows the annexation and zoning approvals previously granted.

Two residents who identified themselves as living on Dogwood and nearby streets spoke during public comment, asking whether the lots would be sold for custom homes or built as track housing, how stormwater runoff would be handled given the development sits lower in the drainage basin that serves Cherry Blossom Estates, and where mailboxes would be located. Resident James Earlinson also urged the commission to reconsider the proposed access alignment, saying earlier representations from the developer showed a road on the south side of the property; he asked that the access be located to the south to preserve existing development patterns and reduce impacts to back yards and nighttime lighting.

Spraggins said the lots will be sold individually for custom homes and that the development will use and modify the existing detention facility to the north; he said drainage design and engineering details have been coordinated with city engineering staff. He said the mailbox location is shown on the preliminary plat at the northwest corner of the connection between Lupine and Jennifer and that the final location will be coordinated with the postal service and city staff.

Staff described the plat as 3.48 acres divided into 10 lots, each meeting the R-1 minimum lot sizing and width requirements. Commissioners asked several follow-up questions about street alignment, tree preservation and stormwater flow; staff explained that the adopted layout (placing the road on the north side) reduced tree removal and created more compliant intersection spacing compared with an earlier south-side alignment. Staff recommended approval. A motion to approve the preliminary plat carried on a voice vote.

The commission record shows staff will require civil construction plans and final engineering during permitting; staff noted sidewalks are not required at this time because the area is not on the city's sidewalk plan but indicated connectivity and future sidewalk extensions are being considered in other city planning efforts.","The Planning & Zoning Commission approved a preliminary plat for 10 residential lots on North Cherry, after staff said engineering and drainage concerns have been addressed and after neighbors asked questions about access, drainage and mailbox placement.",{"_33":88,"_35":36,"_37":38,"_39":89,"_41":90,"_43":91,"_45":79,"_47":92,"_49":93,"_51":94,"_53":95,"_55":56,"_57":58,"_59":96,"_61":62,"_63":64,"_65":97,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6384603,"Commission denies conditional-use permit for Rio Bank branch in historic shopping district",758,763000,"/Search/View?dp=1&key=2122471-6218850eeb094add095cf4ac45dc0d3e&start=763&end=1521","https://assets.pipeline.soar.com/2122471-6218850eeb094add095cf4ac45dc0d3e/thumbnail_763000.jpg","/articles/6384603/Fredericksburg-City/Gillespie-County/Texas/Commission-denies-conditional-use-permit-for-Rio-Bank-branch-in-historic-shopping-district","https://secure.pipeline.soar.com/6384603-97f391ffe5e3b16ba0b2e0585dfc06c5/orig.mp4?Expires=1771203040&Signature=CyqBGvedShCW1HFT3F42r9yh-EG7Stu9dDgTi4HgpysW637A0ByqAURJUYXpsSmz0mv8ScCG1G3HHI6Ex1MQbI1UCCQ4-jF3r9g23xUL1PAisLvekGwEIQCEMZpwKF4XVH0GmU-ddo-I1d3cCHmh6kBGzc7cCd9n-6smhwgb3CF4pDrSlPWFxzf6yc2~Ugnna6x5odzi2Bj5Qt4-TXnOEbarbHG~Oi8Kj7Cq~SX1Gq-5MXWSLG-wp0zR2v6iEAqDdjbU3Q8aqG5SlQ~rKXsrC7YEt-GScTv45LMgakkfpl-ISJNAUKnjyTWQaEeLh4zk~3iHbWFAkbv0ej83SzaiGQ__&Key-Pair-Id=KUT5TJCACFTXG","The Fredericksburg Planning & Zoning Commission voted to deny a conditional-use permit application (Z-2426) that would have allowed Rio Bank to operate a standardized bank at 610 West Main Street within the historic shopping-district overlay.

The bank's development team, represented by attorney Patrick Moore and development coordinator Kenneth Pruitt, said they planned to reuse the existing 2,287-square-foot single-story building and existing drive-through with only modest signage changes and interior renovations, aiming for a second-quarter opening if approved. Pruitt told the commission Rio Bank has existing branches in the Rio Grande Valley and a recent branch in San Antonio; staff said the building previously served as a financial institution or credit-union-type use.

City planning staff reviewed the application under the historic shopping-district overlay (the commission cited section 3.5.0 of the city's zoning ordinance) and found the project mostly met technical site standards—parking, building coverage and setbacks were acceptable—but identified exterior lighting as out of compliance with the city's outdoor lighting ordinance (listed in the packet as ordinance 25-016). Staff recommended conditional approval contingent on bringing exterior lighting into compliance.

Several commissioners expressed concern about allowing another standardized business in the historic shopping district, saying the overlay was adopted to preserve the district's small-scale retail character and to discourage chain-style standardized storefronts. Commissioners noted the city had allowed a standardized business previously only once and that allowing a second could set a precedent. After discussion a motion to deny the conditional-use permit carried on a recorded voice vote.

Staff noted any exterior lighting must comply with the city's lighting ordinance before permits could be issued and that, regardless of the commission's action, the denial will go to City Council on Jan. 21 for final action. The packet also explained the public-notice process and showed one property-owner response to the notice mailing.","The Planning & Zoning Commission denied a request for a conditional-use permit that would allow Rio Bank to operate a standardized bank in the city's historic shopping district overlay at 610 West Main Street, citing the district's strict standards.",{"_33":99,"_35":36,"_37":38,"_39":100,"_41":101,"_43":102,"_45":103,"_47":104,"_49":105,"_51":106,"_53":107,"_55":56,"_57":58,"_59":108,"_61":62,"_63":64,"_65":109,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6384604,"Planning & Zoning recommends C-1 zoning for Post Oak property proposed for annexation",437,301000,738000,"/Search/View?dp=1&key=2122471-6218850eeb094add095cf4ac45dc0d3e&start=301&end=738","https://assets.pipeline.soar.com/2122471-6218850eeb094add095cf4ac45dc0d3e/thumbnail_301000.jpg","/articles/6384604/Fredericksburg-City/Gillespie-County/Texas/Planning-Zoning-recommends-C-1-zoning-for-Post-Oak-property-proposed-for-annexation","https://secure.pipeline.soar.com/6384604-14c8ed2eea3b1597db5ad13fd6c7bda1/orig.mp4?Expires=1771203040&Signature=UqXaj-APqQX~WOfFe0sPJf7xueGsXNmx2VDhhhM8xSML2dXhaNv7jp5tifPtcuotQeF8CFs4~fK0dqdEeUmFouWRfpsCgBuTqbqLFHMTRywokXiZRw1RX8T3PKOT9ZNuJPrW1RVW6J2vUiJuyQt4uKwB9eoPbaRb9s2lUP89mnHP-rklsQSGB5Oj1d6QsdNICYtZtFJWeH~1fQT5MefSktQFBknvxwY0z7LU3eFxZCNNcNlaBmrhNC9pbz8pLl2ltpr9YL8wHoDiNL3fASp4XKw2zIW8wzhDSUyVUUFJlcO7oe2WhMgbM-E87U3S3FGW~JAxxV-1a7Q~09uahVlmCA__&Key-Pair-Id=KUT5TJCACFTXG","The Fredericksburg Planning & Zoning Commission voted to recommend establishing C-1 neighborhood commercial zoning for roughly 5.282 acres on the west side of Post Oak Road, a property the applicants say is under contract to be sold to Golden Hub and that the owner wants annexed into the city.

The request, filed as Z-2420 by Steve and Beverly Allen, covers property listed in the packet as 648–652 Post Oak Road and described as Lot 128-B of the Allen Addition in Gillespie County. Applicant Steve Allen told the commission he and his wife purchased the building 11 years ago and converted it to 1 Quilt Place; he said Golden Hub’s contract requires the property be in the city.

City staff recommended approval, noting the parcel sits in the city’s extraterritorial jurisdiction and that voluntary annexation and zoning are required if the property is to be included in the city limits. Staff said the comprehensive plan designates the area as a future “neighborhood residential” place type that allows neighborhood-serving commercial uses at major intersections and that C-1 neighborhood commercial is consistent with surrounding development patterns. The staff presentation listed the permitted uses in C-1 and said any use requiring a conditional use permit would come back to the commission later.

During the public hearing no members of the public spoke against the request. Commissioners asked only clarifying questions about the annexation process and whether the owners’ residences would be included; staff explained the annexation process and said right-of-way annexation (to make the property contiguous) is also proceeding separately and will require two public hearings at City Council.

A motion to recommend approval passed on a voice vote. The recommendation and the annexation will go to City Council on Jan. 21 for final action.

The commission’s packet and staff presentation noted standards and minimum lot-size/width requirements for C-1 zoning and the city’s procedures for annexations from the ETJ; staff included the comprehensive-plan citation in its analysis.

The city council will receive the commission’s recommendation at its Jan. 21 meeting; any conditional uses (for example, a prospective Golden Hub permit) would return to P&Z for review if the annexation and C-1 zoning are adopted.","The Planning & Zoning Commission recommended C-1 neighborhood commercial zoning for a 5.282-acre property on Post Oak Road that the owners say Golden Hub intends to buy and relocate to; the recommendation accompanies a voluntary annexation to be considered by City Council on Jan. 21.",{"_33":111,"_35":36,"_37":38,"_39":112,"_41":113,"_43":114,"_45":115,"_47":116,"_49":117,"_51":118,"_53":119,"_55":56,"_57":58,"_59":120,"_61":62,"_63":64,"_65":121,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6384591,"Commission denies Mews retail site plan over entry-corridor and layout concerns",3325,3771000,7096000,"/Search/View?dp=1&key=2122471-6218850eeb094add095cf4ac45dc0d3e&start=3771&end=7096","https://assets.pipeline.soar.com/2122471-6218850eeb094add095cf4ac45dc0d3e/thumbnail_3771000.jpg","/articles/6384591/Fredericksburg-City/Gillespie-County/Texas/Commission-denies-Mews-retail-site-plan-over-entry-corridor-and-layout-concerns","https://secure.pipeline.soar.com/6384591-bcb19a704d4581c7399d26c194e69b83/orig.mp4?Expires=1771203040&Signature=eCExEN-EhzckY2HMU~KsSsDyCAoTwnwukWzykwrhlp3dSyWJDBS1QkbaJjiU0Z5Zqfkscjk57RA35DFfsmZReirg3XqpZh6EGe~6yLczs9yuYTubUcWzOqF~FYSLhtIkQ47kJMw~TqhUFl7AVOl1rzZaS-wGeiGoShdt-7Q1wW2xe5YdxB5wOYCD~36geqrMHuVqP-Z4i8h8hf19ukIw2RIvJ2legBdxY94McSf9qf0s63OcS2U0T57iOJ9XJEEbTsbOw2M78CEB5bKxGX~yKGml~nc0S-luuRB~y30rPP7UxA5fM8TwUQOZvHq5BEy0VpATnYhqeSZVBLAfs5P1GA__&Key-Pair-Id=KUT5TJCACFTXG","The Planning & Zoning Commission voted to deny the site-plan and entry-corridor application for The Mews (SP-2412), a multi-building retail development on lots 1 and 2 of the previously approved PUD. Staff and several commissioners said the submission contained too many unresolved conflicts between the site plan and the entry-corridor design guidelines and that it did not accurately reflect the previously approved conceptual exhibit.

The applicant (DC Partners, represented by Nick and an architect team) presented a master-plan-style site plan showing a mix of in-line retail buildings, single-tenant buildings and a preserved historic Sunday House on Lot 2, with a total of seven buildings, proposed three-story building footprints and an overall parking provision of 369 spaces. The submission emphasized a village-style interior with buildings oriented toward internal courtyards; the applicant requested flexibility on materials and colors to negotiate tenant requirements as leases are executed.

City staff reviewed the submission against the entry-corridor design guidelines and the site-plan review criteria (Section 7.131). Staff identified numerous areas of noncompliance, including:
- Renderings and entry-corridor elevations that do not reflect the three-story building heights shown in the site plan (discrepancy between plan and elevations).
- An interior-village layout that turns back-of-house functions (loading, trash) toward the entry corridors (Highways 290/87) rather than orienting active frontages to the corridor, contrary to the guidelines.
- Significant replacement of previously-proposed open green space with parking, reducing the park-like character shown in the prior PUD exhibit.

Staff therefore recommended denial and suggested the applicant consider a master-plan approach that the commission could approve conceptually and then allow individual tenant designs to come forward under that master plan. Commissioners and staff discussed whether the original PUD exhibit had been legally approved as a final site plan or remained conceptual; staff clarified the PUD includes conceptual building zones but that the site plan must still meet entry-corridor standards.

Developers and their design team said they wished to preserve flexibility for tenant leases and to provide a coherent village experience with pedestrian connections and a green space anchored by the Sunday House; they also explained some site constraints, including topography and an on-site stream, that limited parking placement. Commissioners replied that the conceptual issues must be resolved before formal site-plan approval: the commission pointed to sections 3, 4, 6, 7, 8 and 11 of the entry-corridor standards as not met in the current submission.

A motion to deny the site-plan application carried on a voice vote. Staff recommended the applicant return with a plan that better aligns elevations with the site plan, reduces back-of-house exposure to the corridors, and addresses landscaping and parking layout to comply with entry-corridor standards; staff and commissioners indicated a PUD amendment or a clearer master-plan submittal could be options.","The Planning & Zoning Commission denied the site-plan and entry-corridor application for The Mews (SP-2412), citing conflicts between the proposed interior-village layout and entry-corridor design guidelines, discrepancies between three-story footprints in the site plan and two-story renderings, and a net loss of open space in favor of parking.","actionData","errors"]

Article not found

Commission approves site plan for Mimi on Main hotel/restaurant complex with conditions

Commission approves preliminary plat for 10-lot Cherry subdivision after residents raise access and drainage concerns

Commission denies conditional-use permit for Rio Bank branch in historic shopping district

Planning & Zoning recommends C-1 zoning for Post Oak property proposed for annexation

Commission denies Mews retail site plan over entry-corridor and layout concerns