In November, 2024, the Waxahachie Planning & Zoning Commission recommended approval of the Specific Use Permit for a 7-Eleven gas station and convenience store proposed within several neighborhoods and near a middle school. On December 2nd, area residents convinced the Waxahachie, TX City Council to deny the Specific Use Permit by a vote of 3-2.

Of the 19 area residents who testified at the December 2nd hearing, all but two were opposed to the gas station-convenience store.

These residents pointed out that the site was at a particularly dangerous intersection with regard to both vehicle and foot traffic. The applicant claimed that few students walked past the site on their way to and from the middle school. Area residents, including a retired teacher, testified that the applicant’s numbers were grossly in error and that many more students walk by the site and would thus be put in jeopardy.

Possible adverse health effects due to gas station benzene releases, based on a CEDS letter, was raised by a number of residents as well. While benzene health effects was a factor in the City Council decision, it was one of a number of valid concerns: light trespass, noise, ineffective visual buffering, property value loss, and crime.

One area resident cited a recent study in the nearby Plano area. The author of this study, which was titled The Gas Station Effect, was based on a review of 430,000 property sales in the Dallas-Fort Worth area. The researcher found that “Homes within 800 feet of a gas station (0.15 miles) appreciated only 11.9% during two years of ownership, compared to 20-22% for homes further away, over the same two years.”

A specific factor that seemed to have a pronounced effect on several Council members was that the 7-Eleven would be open 24 hours a day. Several Council members said they hadn’t realized the store would be a 24/7 operation and were troubled by the prospect of an all-night operation within a residential area.

For further information contact Andy Hammond at 231-838-9338 or hammondaj13470@gmail.com who was one of several area residents who led this successful effort.

To view the December 2nd hearing go to: https://waxahachietx.new.swagit.com/videos/321408

For further detail on how CEDS can help visit the How To Stop Poorly-Planned Gas Stations & Convenience Stores webpage or contact us at 410-654-3021 or help@ceds.org.