San Marcos Mercury | Local News from San Marcos and Hays County, Texas

Cover: Cypress-based PGI Investment’s plans or property it owns on Interstate 35 at Yarrington Road include a major truck stop. RENDERING VIA CITY OF KYLE



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by BRAD ROLLINS

A developer’s plans for a retail center anchored by a major interstate truck stop at Yarrington Road has so riled residents of proximate neighborhoods that San Marcos City Manager Jim Nuse last week preemptively announced his opposition, nearly two weeks before it reaches a city council vote.

The move is especially rare because the proposed Kyle Travel Center, as the name implies, isn’t even in San Marcos but just across the road in the southernmost reach of rooftop-rich, retail-hungry Kyle.

“Recently, San Marcos has completed its Comprehensive Master Plan. Based on the proposed truck stop at the intersection of Yarrington Road and IH 35 access road, San Marcos does not feel this use supports our future Master Plan or is in our best interest,” Nuse wrote to Kyle City Manager Lanny Lambert on Sept. 18.

Residents of the nearby Blanco Vista and Blanco River Ranch subdivisions are considerably less understated in their opposition to Cypress-based PGI Investment’s plans to build an 18,000-square-foot truck service center with spaces to accommodate 221 big rigs. If the developer’s request is approved, the remainder of the 47.7-acre tract will be filled out with a 14,000-square-foot convenience store, 10 pad sites for retail or office buildings and a 210-unit apartment complex.

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67 thoughts on “San Marcos, Kyle at odds over proposed truck stop

  1. Who would ever dream of building a truck stop right alongside the interstate? Especially right next to an exit like that? What a ridiculous concept!!!

    Hey San Marcos, I hear they’re planning the same thing in northern Illinois somewhere – maybe we should go tell them what to do too!

  2. I would like to know how Mayor Lucy Johnson would react if a monster truck stop was built in her back yard?

  3. Development of the Yarington property should be rethought, without the 200 idling big rigs. Build the reputation of Kyle by developing consistent with the natural aspects of the property, a natural spring that has flowed throughout the drought, and a number of old Oaks just waiting to reveal themselves to passersby.

  4. Maybe if Mayor Johnson’s backyard was IH 35, she might expect all sorts of things to go there…..but my guess is that she wasn’t naive enough to buy there with the hopes that nothing would ever be built nearby…..

  5. San Marcos IS involved, since their city limits begin across the street from the proposed truck stop. The families living in the Plum Creek trailer park in the property, the 100+ families living across the street, and the thousands of families in Blanco Vista would be the immediate victims of a noisy, polluting, crime attracting truck stop. Build giant truck stops away from populated areas.

  6. I’ll admit, you stumped me Lila. What have I said about the truck stop that has anything to do with me?

    In your mind, are people only capable of having opinions when they’re self serving?

    It just seems to me that if there were ever anyplace on Earth that would be a good fit for a truck stop, right next to a major exit on one of the busiest highways in America just might be it…..and I haven’t seen anyone even attempt to challenge that assertion. All I get are ad homenim attacks from the usual suspects.

    Look, I’m really sorry all of those doctors and lawyers won’t have their unobstructed view of I35 from their half million dollar (or more!) homes in Blanco River Ranch any more….but they probably should have thought of that before they built a quarter mile from said interstate.

  7. It’s the same plan as before. Only before, they were requesting a change in zoning. Since that was denied, they are now “packaging” it as a PUD – which is supposed to make us feel better.

    It doesn’t.

    Nor does it comply with the character and intent of Kyle’s Comprehensive Plan either.

    Is the project “significantly improved”? Well, if reducing the number of parking spaces for 18-wheelers from over 350 to over 220 + 120+ cars a “significant” improvement, I’m already breathing easier, aren’t you? And the project is in “better” compliance with the I-35 Design Standards – which are “required” by everyone else. I don’t think anyone should get too excited over giving special exceptions to a developer. They will still be ripping out what are left of the old growth live oaks and under the PUD agreement, they will not have to comply with our recently passed “tree preservation ordinance.”

  8. Dano, it’s really not a NIMBY issue. Our cities have Comprehensive Plans to formulate a vision of what their citizens (as a whole) want their city to be in the future and to guide their future growth.

    In the City of Kyle Comprehensive Plan, this particular intersection is a Regional Node that “should be designed as an entryway into Kyle with elements that are symbolic of Kyle…. it should represent the character and identity of Kyle, and signal these traits to the surrounding community.”

    You can read more. It’s on pages 158-159.

    I am certain there are numerous places along I-35 that would be better suited for such a large truck stop and could provide for better circulation. I-35 is a very long road in Texas.

    But as stated in the article above, this particular proposal does not fit the San Marcos Comprehensive Plan. And neither does it fit the Kyle Comprehensive Plan.

  9. What is the “character and identity of Kyle” if it is not people headed other places. Much like these trucks, they are staying the night before departing at daybreak for points beyond. I am sort of joking, but the fuzzy language in the plan doesn’t really seem a slam dunk argument when you want to prevent a landowner from doing what they want with their property. The other argument (besides we don’t want it in our backyard) is the secondary effects are hookers and the sex trade. I never knew, and the police chief doesn’t seem to be buying.

    For San Marcos, it seems this would help safety by removing tired drivers before they enter the city and allowing a safety check on the conditions of trucks before they enter the city. But overall, this isn’t for San Marcos to decide. We reached our boundary as far north as the law would allow and still fell short of this property.

  10. The fact of the matter is that there are homes and communities that are already there. The homeowners that are there and have been for some time are not against development of the property but are against the idea of a Truck Stop!!! And all that it brings. Retail services to (service the community) would be acceptable and would enhance the city of Kyle’s master plan.However, a major Truck Stop brings with it many undesirable things that can endanger and harm the already established community . One does not need to be a Doctor nor a Lawyer to understand and acknowledge that fact . There are plenty of available areas (outside of the proximity of established communities) to build said Truck Stop if the City of Kyle feels that they really need one. The tax dollars for diesel fuel will go to the state anyway (not Kyle) retail goods and services without the Truck Stop is the obvious choice for the Kyle City Counsel.

  11. I’m not going to hurl insults back at you. I believe that our two cities need to work together for the greater good of both communities. But then, it’s easy to be insulting when you post anonymously.

    Nor am I going to quote at length from our Comprehensive Plan. I gave you page numbers. If you were interested enough, you could read more yourself rather just “joking.”

    The “vision” of Kyle as stated on our website is “to become a full service community that will continue to grow our quality healthcare, higher education, and retail for the benefit of our residents.”

    I would invite you to spend more time in Kyle and get to know the town a bit better, along with its people. And I hope that the leadership of both towns continue to find it to our benefit to work together. There is not an invisible wall at the edge of our city limits.

  12. So to translate: the vision of Kyle is to add a hospital, an ACC campus, and some big box retail? Did they write that vision after they had already signed those contracts – because it sounds like they’re batting 1.000.

    Those things are all well and good, but they don’t create an “identity” for Kyle. The “identity” of Kyle, like it or not, is that it’s a bedroom community just outside of Austin. It may not be glamorous, but it is a far better identity than what it had 10 years ago, and it’s nothing to necessarily be ashamed of. Lots of suburbs lack individual identity….just look around Dallas or Houston.

    I say these things not to be insulting to Kyle as a town. I’m sure it’s a nice little place to live, and I would certainly rather live in Kyle than, say, Lockhart or even Buda. I’m merely pointing out that it’s not really a good argument to say that a development doesn’t fit “the identity of the town” when the town has no real identity anyway and doesn’t really seem to be on the way toward creating one.

  13. Every Buyer when purchasing a property knows from the getgo what it is zoned for! In this case, it was not and is not zoned for a truck stop! This kind of manipulation for profit is what is very disappointing. Allowing an investment group to come in and seek rezoning from P&Z regardless of ramifications nor exercizing due diligence from all involved including City Council is sad and irresponsible.

    I understand that a city must develope but am of the opinion that the city should take responsibility for it’s own communities as well as it’s sister communities. When developing a city it is fundamental to realize what the city is to represent to potential residents and businesses as well as it’s own character. I would love to see San Marcos and Kyle adopt clean and green ordinances as our sister city Austin.

    Strict environmental ordinances, aesthetic considerations and PROTECTING property values are critical for the healthy and sustainable development regarding growth of the area. We are in a sensitive environmental area with the Blanco River and Aquifer Recharge Zones. The developer has already filled in and redirected an ancient artesian spring into the Blanco River not to speak of destroying many Heritage Oaks without a thought to the eco system, environment and aesthetics. (remember the protests that took place last year in downtown Kyle….it was in the newspaper) The developer has also placed signs that read “Truck Stop Coming Soon” without even having the zoning to build it. Arrogant false advertising if you ask me.

    The nay sayers that are posting are obviously not affected personally as they probably do not live in close proximity to this planned monster of a truck stop. If they did, they would be singing a very different tune.

  14. Single-family neighborhoods continue to be under assault across our area. Citizens must join together and through democratic means insist that city leaders follow planned growth. Attend P&Z and City Council meetings. Write letters. No one can do it for us.
    For additional information and related news go to https://www.facebook.com/protectsanmarcos.
    Hang together or hang separately.
    ~Patrick Duran

  15. Kyle Planning and Zoning Commission recommended approval of the truck stop tonight by a vote of 5-2.

    These are the commissioners voting YES for the truck stop:
    Michele Christie
    Mike Rubsam
    Pat Fernandez
    Dan Ryan
    Mike Fulton

    Voting no:
    Alfred Zambrano
    Cicely Kay

  16. Im not a doctor or a lawyer. My wife and I served our country, went to Texas state and now work in local schools. We chose Blanco Vista so we could start a family because of its proximity to Kyle Texas , elementary schools, and community centers.

    We do our routine shopping with our hard earned money in Kyle every weekend. I could just as easily drive 5 miles into San Marcos for the same things I can drive 5 miles into Kyle for.

    ….and guess what, if this truck stop gets built Kyle, Texas, youve screwed my families “master plan”. My family will NOT be taking any of our hard earned money to Kyle, Texas any longer and I urge other Blanco Vista residents to do the same. Kyle obviously doesnt care about you, your kids, or your families “master plan”.

  17. So what’cha gonna do? Drive to Austin for groceries? Maybe New Braunfels? After all, San Marcos apparently isn’t good enough for you and now you’re mad at Kyle….

  18. If you haven’t driven through the property, you should. The oak grove is almost surreal….a Sherwood forest of of young and old oaks. On I-35 between Austin and San Antonio this site is unique. Development will take place, but it should be visionary, showing respect for the sites natural assets, not mercenary. Patience for the right plan, not destructive development is the only choice.

  19. Does the truck stop fit into Kyle’s master plan? Doesn’t matter if it fits into SM’s, it is after all in Kyle.

    The highest and best use of any property fronting an interstate highway is now, has always, and always will be commercial. Just the facts. If you own property that is next to property fronting an interstate highway, face the facts, at some point in time it will be commercial property.

    Not sure if a truck stop in that location is a viable business, but I’m willing to let the owner take that risk.

  20. Knowing that area, it just doesn’t feel all that close to Blanco Vista. It will be interesting to see what TxDot does with the Yarrington bridge over I-35. I can’t imagine that’s going to be adequate for the new truck stop.

  21. Great points by Winchester and SMSince95.

    The distance from the proposed truck stop to the neighborhoods in question appears significant – to be measured in miles even, perhaps. So at what point – what distance – can we reasonably expect NOT to hear cries of “damaging our single family neighborhoods?”

    Then, and most importantly, you have the proximity of the property to the interstate itself….which is far more conducive to commercial development than residential or any other use.

    We hear the same two or three arguments for virtually every development proposed in this town, and now it seems Kyle has caught the fever.

    EVERY piece of land can’t possibly be a “unique treasure” can it? And if you can’t even build commercial property along the interstate, then where CAN you build?

  22. Dano, have you ever been to Blanco Vista Subdivision? I would suggest you drive out and take a look. You will find it is not a “significant” distance from the proposed truck stop. There is an elementary school located just about 1 mile from this massive planned truck stop. If people review the Planned Use Development Overlay District and Development Plan between the City of Kyle & the developer, PGI Investment, LLC, you will find it contains 221 “overnight” parking spaces for trucks, along with service center for fuel and repairs, and other proposed commercial development for this particular PUD. This truck stop will be open 24 hours a day, and essentially will be a hotel for trucks along the I35 corridor. This type of development is not suited at all for being so close to a residential area. No traffic study has been done for the surrounding area and I don’t see how this type of development at that site fits the upcoming improvements to the Yarrington road overpass at I35. Blanco Vista is wonderful neighbor hood community and great place to live. As other posters have said, we are not against development of this tract but we ARE against this monster of a truck stop. The development plan I referenced earlier states the City of San Marcos will provide wastewater services to service the truck stop until the City of Kyle can supply this development with wastewater services. I think since Blanco Vista is located in the City of San Marcos, we residents should focus attention on our City Council to reconsider providing wastewater service to this development. I urge everyone to read the proposed development plan and actually see how close this truck stop is to residential development.

  23. It’s .75 miles from the back of the truck stop to the school. Less than .2 miles from the undeveloped portion of Blanco Vista – not sure what’s planned for that corner of BV. Half a mile to the closest existing home BV home. Travel America is at Conrads Rd, just north of the Wal-Mart DC, just north of New Braunfels. They seem to hold about 300 trucks. The back corner of TA is less than 100 yards from the nearest house. I guess the opponents could go draft some residents of that neighborhood to come testify to city council what a scourge TA is.

    I printed out the site plan and I see a buffer of some trees. The RR tracks provide a buffer as well. I’d be worried if I lived in BV but I don’t think this will be that big of a deal.

  24. SMsince95 for the win. Troll fail for Lila (again).

    Referencing TA is an excellent idea, considering the relative size of the developments. TA is actually a LARGER truck stop based on capacity than this one. And it sits closer to the homes behind it as well.

    Based on that, I would say that 3/4 mile is plenty far away from the school. For that matter, 1000 feet is a pretty good distance as well, especially considering that part of Blanco Vista is currently undeveloped (and at the current rate that lots are selling out there, probably won’t be for decades). 1/2 mile to the nearest home is plenty. The other neighborhoods are even further away.

    If someone from the “con” side would be willing to offer hard evidence or anything really other than invectives (MONSTER TRUCK STOP!!!!) and general gnashing of teeth (THINK OF THE CHILDREN!!!!), they might generate a case that could logically be considered….but so far, all I hear is accusations of supposed increased criminal activity (based on what?) and a general feeling that this will be “bad” for the (marginally) surrounding neighborhoods. Well, that and apparently there are some trees on this property (SPECIAL TREES!!!!). That’s not really a lot of hard evidence to go on.

    So far, the only even moderately compelling argument against it has been related to the handling of increased traffic flow in the area….but even then, that’s going to be limited to the access roads/overpass and should have minimal effect on the actual neighborhoods.

  25. I did offer hard evidence-the actual plan for the truck stop itself. It’s obvious Dano has no idea what Blanco Vista is really like and how fast homes are going up here and the development of new sections. It’s not a “marginal” neighborhood. It’s obvious that some of the posters will accept no evidence even when it can be obtained from the City of Kyle’s website. It seems to me that Dano is more interested at hurling invectives himself than positively adding to the conversation.

  26. Referencing the plan of the developer isn’t evidence that the plan is bad for the neighborhood. That’s a logical fallacy.

    As far as “knowing Blanco Vista”, I know that the project opened in 2008 and originally scheduled to hold a little over 2,000 homes. As of 3 years ago, only a little over 100 had been built. I know that because of this sluggish growth, the developer petitioned the City on several occasions to allow for as many as 900 multi-family units on the development to compensate (a plan that was pulled after neighborhood opposition).

    Now, I’m pretty sure that there are more than 100 homes out there today with the population boom in Kyle, but I’m also sure that the community continues to lag far behind sales projections from the original development in 2008. I seem to recall reading where the original plan was for full development by 2015….considering that about 60% of the development is still listed as “future residential” on the community’s own website, I would surmise that they’re still far short of “full development”.

  27. Another concern is the pollution that will be emitted into the air by 200+ trucks parked, running, overnight. Just last night my husband and I were commenting on how beautiful the sky was (that will be gone with the lights of a huge truck stop less than one mile away) and how the breeze comes right from that direction, which would blow a good bit of the emissions right to our homes. We, like most others, are not against development at that location, in fact, we would love a small convenience store, or something such as a CVS, or a restaurant (or a few). We just don’t want such a large scale truck stop with vehicles parked running for hours on end. Please, City of Kyle, utilize this area in a manner that will benefit your citizens and your very close San Marcos neighbors that do a lot of shopping in your city.

  28. Just as I thought-it sounds like you have not been to Blanco Vista recently and only visit a website. I referenced the development plan so people could actually see the size of the proposed truck stop to understand why residents are so concerned. It doesn’t take more than a modicum of intelligence to realize there will be negative effects to the neighborhood from this type of development.

  29. A good way of getting the full effect is to go to google earth or bing maps and look at an aerial map of the truck stop on I-35 in north New Braunfels. That one has 250 (a whopping 29 more spaces than ours) parking spots, truck wash, truck service center and large convenience store/restaurant like the one planned in Kyle.

  30. Lay off Dano, people. Don’t-cha know it’s tough to be surrounded all the time by so many ignorant people who spent their hard earned money investing in a home in a town they like based on existing master plans? You’re just mad that when you bought that home that was next to a_________ (woods/street/mountain/school/creek/little old lady/sidewalk/another house/store…)you were too dumb to know they would build a ___________ (airport/1000 bed apartment complex/ sewage treatment plant/400 acre shopping mall/shooting range/tube rental party stop…)right next door. Give Dano a break; a genius life is a tough one. (You slap your forehead a lot.)

  31. Many resident’s life savings have been invested in their retirement homes, new families have committed to mortages, churches and a beautiful soccer/sports center have been built to support this growing planned community in an area we all thought would have stable and growing property values BECAUSE of it’s surrounding beauty and environmental resources like CLEAN AIR,the Blanco River and being somewhat rural with shopping and retail being close. No one dreamed we would be faced with idling big rigs and oxygen producing trees being ripped out by their roots. WHAT CENTURY ARE WE IN???

    Development is fine but can’t the developer and Kyle P&Z and City Council get their mind out of the money gutter and at least develop environmentally friendly and something that supports and accentuates the surrounding residents. They should be developing in a way that will encourage folks to move here not move out. Take the high road? This is an outrage to higher minded educated citizens of this century and a scar to this part of I-35 which is really a beautiful area. Is nothing sacred anymore? Does it all always have to be about big revenue for the City of Kyle? Can we not exercise our creativity and create clean and green developements that also bring revenue to the City?

    The fact of the matter is that this is planned to be the 2nd largest truck stop in Texas and will be a MONSTER!! YES, the Truckers and cross country travelers need pit stops, but they need to locate them away from brand-spankin new Sub-Divisions. Come on….Travel Center of America is 21.8 miles away in New Braunfels,,,,,do we really need this one in Kyle? The negative impact on the existing residents and what it will do to the future housing market in Blanco Vista was not taken into consideration at all. People will not want to build in that sub-division and those that have will lose money as their property values will go down. Would you want to build a new home behind a Truck Stop to raise your family in? Let’s be PROUD of our I 35 corridor! We are in the heart of Texas! Can we not come together and find common ground to beat this down? We all have our own personal, emotional reasons for not wanting this truck stop. Yes, many of us are whining with unsubstantiated grounds, but nevertheless, we are taxpayers with constitutional rights to voice our opinions.

    Dano and SMsince95, if you are not affected by this at all then it would be appreciated if you would not run interference here. If you continue then one has to wonder if you are personally impacted or have an interest in the Truck Stop or just like to throw gas on the fire. Which is it? Maybe you belong to the PZ Commission or City Council or want to support the Developer for some reason. hmmm…

  32. Sam is absolutely correct. It’s VERY difficult. My patience runs thin sometimes, but don’t take it personally.

  33. I’m personally hoping to make my next million from this development……because that’s clearly the only reason anyone would disagree with the NIMBY crowd, right?

    So if this is to be the second largest truck stop in the state, and TA is bigger then this one, does that make TA the largest truck stop in the state? Or is someone mistaken somewhere along the way? What about Carls Corner?

  34. I’m trying not to turn into a cantankerous old man but I feel a need to honestly express my opinion so hear goes. I understand and sympathize with the BV residents. They invested in something special, the county and developer invested in it as well and now another commercial developer wants to try to be the next Buccee’s. The developer does not care what he does to our community but wants to make some money—now and lots of it. With a few exceptions, I have found few people working within city government that have the fortitude to stand up to any future employer. Yes, that’s the magic that so many engineers dazzle in front of staff, “someday you can be just like me”. Ed Theriot comes to mind immediately. Now, this is meant for those they advocate constant and idiotic growth. Wishing and hoping that the water to do this was here will not make it happen. Saying that you are buying water from a yet unbuilt facility in Lee county won’t out any water in the lakes which are the lowest in many decades. Wishing and hoping that there was adequate infrastructure as in roads will not build them and neither will TxDot. You can keep talking about building with no real plans but the day of reckoning is here. If it had not been for air conditioning many of the people here wouldn’t have come or wouldn’t stay. Oh yes, all of you that jump on Lila are for the most part too young to know the tremendous work Lila has given to Kyle, San Marcos and Hays County over the years but it is significant so in addition to her opinions, she speaks from experience and knowledge. Lila and I actually lived through and remember the drought, a lesson sadly lost on many of you young people. We knew this city and county when it had character. While Texas State is a fine institution it has been the worst neighbor our city could have had. It has bullied through sheer size and single handedly caused more problems than it ought to have or needed to in the last decade. That’s my two cents and not let the mindless, nameless attacks begin but the very intelligent, 800 pound gorillas of the internet who are too cowardly to even reveal their identity. Btw, you can attack me but be kind enough to do it with a name instead of an anonymous and cowardly “handle”. Only then is the converation relevant. As usual, typed on a iPad and not spell checked.

  35. Charles and I also remember the horrendous floods that occur in flash flood alley. And, sadly, the loss of like that always results. We are due another, and the amount of impervious cover that’s been laid down since the last one worries me. No number of detention ponds are going to help if the rains come too fast and too hard.

  36. We absolutely shouldn’t ever build anything ever again….because there’s a drought – or because it might rain.

    Either way, a moratorium on construction is definitely the answer to whatever weather we might have.

  37. These are the same Blanco residents that want to waste millions on a new bridge to their neighborhood cause it might rain and they won’t be able to cross the current bridge for one day out of every ten years due to flooding.

    They will have no problem ripping up trees and the river to get their bridge built.

  38. Charles, I too have lived with droughts and floods. I’ve helped people I didn’t know clean out their houses after the floods in the 70s in SM. I’ve contributed a significant amount of pro bono work to my community, both professionally and with my back and hands.

    If water availability, impervious ground cover and the resulting runoff were the controlling issues Blanco Vista would be undeveloped.

    As for the developer in question wishing to make money, duh, I have yet to have a developer tell me, in any way shape or form, that they were in it to lose money.

    Now, for hopefully the last time, the fact that many of the folk who post here have chosen to use the allowed nature on online names, as opposed to their “real” names is moot. The horse is dead, the bones are now bone meal in my garden, and the barn has rotted and fallen to the ground. So please stop beating an issue that does not exist.

  39. Open question to all. What do you propose be done with the tract of land in question?

    Park, retail, condos, what ever you think would be best. Either in terms of the landowner, the community, the land itself.

    Just wondering.

  40. There is no denying that land on the I35 corridor is very valuable to developers and to the cities. An aesthically built, clean, inviting shopping center that offers retail products and services to the already established communities in the area would be acceptable. Even a Kyle Travel Center would be fine WITHOUT the truck stop part of it, 80′ and 50′ LED lighted signs, noisy, stinky idling trucks, blah, blah, blah, y’all know the routine.

    Notice here that I said ‘already established’. We don’t have the choice to move into the close proximitiy of a truck stop, it is being rammed into our community. Does anyone here in this forum know anyone that would INVEST their hard earned money in a family home near a truck stop? Wouldn’t you give this person a Real Estate 101 lecture on PROPERTY VALUES?

  41. How about a project that didn’t utilize 75% of the total parcel area as an asphalted parking lot?

  42. Real Estate 101 says that home values don’t necessarily decrease with the addition of close-proximity commercial development.

    I Googled up a number of studies that answer the question of the effect of nearby commercial development have on residential resale values.

    One study showed that commercial development only has a negative effect on residential property values when the development are in VERY close proximity (within 200-300 feet). For a short range after that (up to a quarter mile), property values can actually increase. After that first quarter mile, home values were unaffected.

    A quarter mile is 1320 feet, or only a little more than the 1000 feet that represents the farthest border of Blanco Vista from the proposed development. When you consider that all of the currently developed parts of Blanco Vista are much further away from the truck stop, the potential impact on property values would be diminished even further.

    So while you certainly worry (as you should) about property values, the actual hard science shows that maybe you shouldn’t worry quite so much.

  43. The “Kyle Travel Center” is not a bad scenario if they would just leave out the 220?? bay truck stop. Along with 80 ft. LED signs etc… why not just do the convenient market, gas station and proposed pads for retail services.
    At least then there would not be the idling semi rigs and it would compliment the community and bring income to the city of Kyle and the developer.
    Here is what I would propose were I the developer or City Zoning/Council:

    1. Upscale Travel Center rest stop, but “not overnight stops for Truckers”, showing the history of Kyle and surrounding areas. Points of interest and things to bring new visitors into Kyle. A place to showcase Kyle and the community! Advertise your local businesses.
    2. Convenient Market/souvenir shop
    3. Environmentally designed gas station but not a Huge Truck Stop or a destination for big rigs!
    4. retail pads for residential services such as Day Care Center, Dry Cleaners, Dentist Office, Chiropractic,Pediatrics,Optometrist,Real Estate office, Tax Services, gift shops, restaurants(not fast food) but real “sit down” wholesome food places. What about a farmer’s market? This is only to name a few but you get the idea.
    5. Since someone mentioned it …. yes a small park would be nice too.

    Low voltage lighting that does not invade the ozone and blind folks to seeing the night stars. I do not think that apartments need to be built right next to I-35 and the train tracks. Who would want to live there unless they absolutely had to?
    By the way, if anyone is interested…. New Braunfels Police Dept. logged 277 calls in the fiscal 2011-2012 year at the Pilot Truck Stop! I hope that is not what the residents and City of Kyle wants on their doorstep.

    Sorry but you asked.

  44. Just how far should we go in telling people what they can and cannot do with their property? Seems to me property ownership comes with the inherent risk that the value could go up or down depending on several factors. While the govt can do SOME things to provide for the safe and orderly development of property, they cannot remove all risk. The foregoing opinions are the basis of my running interference. To the extent possible I feel it’s incumbent upon me to influence the process so that when my turn comes, when I’m ready to develop a piece of property, the politicians might have heard more than one side of the argument.

    It appears that the truck stop is not the wrong use, the Kyle Comprehensive Plan is the wrong plan for the area. Idealistic, optimistic and over-reaching.

  45. Awesome. Now we get to the very core of the thinking of SMsince95 – GREED IS GOOD. So glad you saw the movie and it had an impact on you. Are you a millionnaire yet? A billionnaire? Guess not.

    You can say what you want about our ComprehensivePlans, but, in the end, those documents aren’t stopping you from investing and making money. The only thing stopping YOUR progress toward greed is a lack of motivation. Many developers work within those documents and city ordinances every day – and make a profit. But, you sit in front of your little computers every day – criticizing those who actually work hard to make better cities, be it a developer or an activist.

    You will never be ready to develop a piece of property. Get over yourself.

  46. It is too bad that every time there is a proposed development, we have the same arguments. The neighbors who do not want anything but a park developed near their homes don’t say that, but instead, latch onto an argument tool they really do not hold that closely — the environment, sex crimes, light pollution, river purity, etc. because that surely sounds better than not in my backyard. And anybody opposed to the fake reason is skewered as being motivated by profit or greed. The developer wants to make money, gasp, when fighting to protect a scenic view out your backdoor is just as much a self-interest as desiring to profit. Oh, we are not against any development, just the one that is proposed (until the next one is proposed).

    The Retreat tract is the best example of how this plays out in the long run. The neighbors claimed they weren’t against all development, but they opposed every development. They would buy it from Mr. W as a park, only they could never raise a dollar because nobody wanted to pay for the property themselves, they just wanted to use the big government to leave it fallow. And on it goes for 20 years, until all of their advocates were exhausted acting as if the fake reasons were real, and what they finally got in their backyard is worse than every prior proposal they opposed.

    Blanco Vista is less sympathetic than most because it must be the most road money, school money, and park money subsidized neighborhood per capita in the history of the county. Now they want a buffer zone which will further depress tax revenues.

  47. I’m really, really sorry that this truck stop will block Blanco Vista’s fine view – of I35.

    But seriously, one side continues to offer facts, statistics, results of studies and the other side continues to tell us how bad they FEEL this will be and how greedy people are who want to make money (but it’s perfectly OK for them to tell others to LOSE money as long as THEY stay happy, but that’s a whole other discussion).

    Plus, there’s that little problem with the project being a Kyle project while all those complaining aren’t Kyle residents. You’d be surprised how little your voice matters when you aren’t a potential voter…..

    All of this together is why the project will probably be approved. Weeping and gnashing of teeth are OK for message boards, but they carry little weight in the real world.

  48. Not sure who you are, and as you must agree, who you are is totally insignificant.

    When you state that “one side continues to offer facts, statistics, results of studies”, you are grossly inaccurate. A big part of the problem is actually the opposite. If you had any objectivity you would be able to see that this is the problem, they have NO facts. Their “facts, statistics, and results of studies” come only from the developer. It appears from someone who has watched closely and has massive amounts of “real” data from which to compare, the city continues to rely on “him” for all information or someone working on “his” behalf, including an individual council member.

    I would hope you are speaking from an informed position but that certainly doesn’t appear to be the case. The city is willing to accept total mediocrity and rely on the “facts” of a developer to make a decision that will affect many people and families. Not one study, report or analysis received from the developer is above a 6th grade level of preparation and if you checked you would see that he produces no “real” documented information to substantiate any of the very important information needed to approve his project.

    The City of Kyle will not receive from this project an amount of $ that is even close to what they need or what they think they will be receiving. Doesn’t happen with a “truck stop”…..They have not done their own homework.

    Calling on peripheral staff to come up and talk about “callin’ around other truck stops to see if they have crime”….is not considered a very sophisticated level of information gathering, does not qualify as a “study” and does the entire city a disservice.

  49. Lila, working within the existing development structure is always a grand idea, and one that I’ve advocated more times than I can remember. However if the existing structure is flawed, then it should be changed. A truck stop with additional retail on the I35 frontage road seems to be a logical development. Having typed that, every piece of real estate is unique and subject to natural restrictions on what will fit there, such as creeks, caves, grades, etc. And I will admit I’ve not inspected this tract of land and it may have its limitations.

  50. I appreciate your patience, Dano. Your insight is priceless. I can’t imagine what you go through, trying to explain the obvious the everyone else on these threads. Here’s my take: the land is far enough from residential. Anyone who buys property near undeveloped property should assume the worst regardless of the zoning. When I buy property with an empty lot next to it, I imagine a strip club. I don’t buy it unless I am okay with that. Zoning changes. This should not be news to anyone. If you want to know what is going to be near you, buy in a developed area. So stop whining. I don’t even know what to say about people who think they have a right to tell other people what to do with their property. It’s not yours!! Someone else owns it–paid for it with their hard earned money. Go get your own! And make it into a park all day long.
    Instead of screwing with this piece of land that you don’t own and have no right to, start looking for other properties that ARE available with precious resources like trees and creeks and caves. Figure out how to buy those properties that you want to preserve. The area is full of them. Focus your energy on them and then you won’t have to fight over someone else’s land down the road. Be proactive and productive and take a few risks to achieve your goals. But get out of the way of those who have already done all of that for their goals. Whatever happened to the land of opportunity? I am so disappointed. Thanks for standing up, Dano.

  51. Cities have regulations for development, such as zoning, comprehensive plans, building regs, etc., that protect the property rights of ALL the people. If you want unlimited, unrestricted property rights – go buy property in the middle of nowhere. But don’t do it in the middle of two cities and think you can do just whatever you please. Other people have rights also.

    Did it ever occur to you that the adjacent property owners DID look at the potential zoning of this property and felt it was a safe investment to live adjacent to it? This proposed zoning change was DENIED last year. But they just keep coming.

    And before you go giving your opinion on how far this property is from the neighborhood – go drive it.

  52. Don’t assume, Lila. I have driven it many times. That land was originally zoned agricultural. If people who bough their homes in BV actually checked before they bought them (most of them looked at the planned development not the surrounding land) they were not very intelligent if they believed it would stay agricultural. Did they notice the very large highway they exited off of to get to their new home? My first home had a large field behind it. Oh, we loved having no neighbors behind us and watching the farmer plow his field and then harvest the hay every year. Guess what happened? That property was facing a large busy road on the other side. When that guy sold it, we said, “Good for him!” He was an older guy who had finally reaped the fruits of his labor. I hope he retired and enjoyed himself. And we got the backside of a very busy retail center. It could have been a truck stop with idling 18 wheelers. When we were ready, we moved. It’s pretty simple. Coincidentally, our house value had increased nicely, despite or perhaps because of the development literally in our backyard. Not 1/2 a mile away. The developer here has made an effort to create a buffer for the neighborhood. And it sounds like Kyle needs the money. Any of you guys got $70 million? Or willing to contribute the amount this development will in property and sales tax?

  53. No one has every “plowed” this property. I don’t believe anyone expected the land to remain “undeveloped.” All land is originally zoned “ag” when it is first annexed into the city. But that doesn’t mean you have the right for any zoning category at a later date. It’s why we have comprehensive plans and future land use plans.

    But under your philosophy, it should be all right and dandy to get a landfill next to your subdivision. So glad your home values have soared. And it must be great to have retail near by. I think you have just made my point – nicely developed retail developments WILL raise everyone’s property values. Cheaply designed and thought out truck stops will only make others decline in value.

    Glad you got lucky. Hope it stays that way for you.

  54. I’ve never been lucky one day in my life, Lila. I’ve earned every single thing I have. The house I mentioned was 20 years ago. I’ve learned a few things since then, and make my decisions accordingly. My current house is in a developed neighborhood. I know what will be behind me, beside me and 1 mile from me in every direction.

    I’m not sure why you would call this development cheaply designed. It seems rather well thought out. I don’t think I said anyone expected it to remain undeveloped. You said people looked at the potential zoning, which could have been anything really. What in the world made them think it would not be a truck stop, or strip club, or landfill? It’s on the edge of Kyle on the highway. That seems to be the most popular place for at least the first two, and the best as far as planning for most cities. I mean you wouldn’t want those in the town center, right?

  55. We have a Comprehensive Plan. This type of development is not recommended under our Comprehensive Plan. This plan was adopted by our City Council.

    And why I would call it cheaply designed? I’ve looked at the type of work these developers have done elsewhere east of Kyle and within our city limits. It is not the Plum Creek PUD.

    I’ve also seen their representative blatantly misstate the facts in front of both Council and P&Z. That is always a red flag. Oddly, although the developer has always been in the room, they have never stepped forward to say a single, solitary word.

  56. It is just sad that the developers just can’t do their thing without the poor little R.V.park,that is home to numerous people with disabilities,veterans,old retired people,and a lot of folks that can actually afford to dine out occasionally,only because their rent is reasonable enough for a guilty pleasure.Not to mention the two,VERY LARGE honey bee colonies that inhabit a couple of large oak trees,that have probably been around since “Remember the Alamo” times.I could go on and on but I won’t,because truthfully I think it falls on uncaring,and or,deaf ears.Some day,and it will come,we will be more concerned about the bees,the trees and our ecology in general,over making a buck,or scratching someone’s political back.Until then,our only hope is thru faith,belief and lots and lots of prayer.AMEN.

  57. Dano, what is your name? You sound like either a Kyle board member in agreement with the proposed development or just a mad resident that isn’t a home owner. Which one is it? Or maybe you are both!

  58. Why isn’t the developer considering the northern side of the Yarrington road access road? There are no houses close by, no businesses that would object to the truck stop (my assumption). A better business for the proposed site would have been a Whole Foods grocery store so Blanco Vista and Kyle residents would have an alternative to Wal Mart and HEB.
    I understand that the proposed truck stop is within the Kyle city limits and the adjacent Blanco Vista residential community is officially within the San Marcos footprint but why would the Kyle city government want to support the truck stop proposal when they know, from research easily available on the internet, that truck stops, in general, bring noise, pollution and crime to the areas in which the truck stop is located and lower property values of residential areas that are adjacent to said truck stop? Instead of supporting the truck stop, a more smart strategic move would be to develop new residential land as close to Blanco Vista’s higher end houses so they too can take advantage of the location and benefit from the P.R. Blanco Vista is demonstrating and build their own high end residential houses and a ‘continuation’ of that market segment.

  59. The issue before my city is whether to establish a broad category of zoning. The use within that zoning would be addressed at another time. However, it is likely that if the zoning is approved, this would be the use within that category that the property owner would prefer. Regardless, the San Marcos mayor and city council have missed several opportunities to impact development in this area. It isn’t too late for them to work with us. Please see http://thekyletxreport.blogspot.com/ . if you are interested in what I have repeatedly proposed to the elected leadership of San Marcos.

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