Buda council approves rezoning, incentives and policy changes; multiple development and public-safety measures cleared

Buda — The Buda City Council on April 14 approved a series of ordinances and resolutions covering rezonings, economic development incentives, environmental waivers and municipal policies.

The actions included rezoning about 43.8 acres near Interstate 35 from Business (B3) to Light Industrial (LI); authorizing a local resolution supporting US Foods’ application for a Texas Enterprise Zone; rezoning and a water-quality waiver for a portion of Johnson High School to accommodate planned campus improvements; updates to the city’s sign code to move toward International Dark Sky Association compliance (with one provision removed); pay adjustments for Buda Police Department staff; and two economic-development incentive agreements. Council also authorized purchase of a small parcel for drainage-area buyouts and appointed members to a historic‑preservation ad hoc committee.

Why it matters: The approvals aim to expand Buda’s industrial and commercial tax base, facilitate planned school improvements for Hays Consolidated ISD and allow the city to tighten outdoor-lighting controls as part of a dark‑sky certification push. Several measures include conditions requiring future site plans, traffic or water‑quality approvals before construction may proceed.

Key outcomes (votes at a glance) — each item below was approved by the City Council, as recorded in the April 14 transcript:

• Rezoning, approximately 43.818 acres east of I‑35 (Tejas Real Estate/targeted for advanced manufacturing): Ordinance adopted to change zoning from Interstate‑35 Business (B3) to Light Industrial (LI). Council discussion noted traffic, wastewater capacity and required public improvements; approval requires the developer to follow the TIA and to fund or participate in necessary road and lift‑station upgrades before high‑impact buildout. (Action: ordinance_adoption; outcome: approved; vote: 7–0 recorded.)

• US Foods enterprise-zone nomination: Council adopted an ordinance authorizing the city to support US Foods’ application for a Texas Enterprise Zone (a state sales‑tax recovery program). Staff said there is no direct city cost; the local resolution enables state consideration. (Action: resolution; outcome: approved.)

• Rezoning and water‑quality waiver for Johnson High School (Hays CISD parcel at FM 967): Council approved rezoning about 35.152 acres from Agricultural (AG) to Suburban Residential (R2) to allow future campus infrastructure and dimensional flexibility, and separately approved a waiver request to permit up to the zoning maximum impervious cover (50%) subject to TCEQ approval of a WPAP and required site‑plan review. Staff noted the portion of the site within the Edwards Aquifer recharge/transition zone and confirmed prior geologic assessments found no karst features at the site. (Actions: ordinance_adoption; other: waiver_of_water_quality_regulations; outcome: approved.)

• Unified Development Code amendment for outdoor lighting and signs (International Dark Sky alignment): Council adopted the code change but removed the provision that would have required signs to be fully extinguished when a business is closed; the remaining changes formalize lower allowable luminance and other dark‑sky practices while staff will continue technical work (e.g., foot‑candles vs. nits) with the International Dark Sky Association and sign industry groups. (Action: ordinance_adoption; outcome: approved with modification.)

• Police pay plan adjustments: Council authorized a mid‑year market adjustment for Buda Police Department pay ranges (proposed: ~7.4% for officers/detectives; ~3.5% for sergeants) to remain competitive with nearby agencies and improve lateral recruitment; staff indicated the near‑term fiscal impact is covered by current vacancy savings and budgeted positions. (Action: budget_authorization/pay_plan_adjustment; outcome: approved.)

• Economic development incentives and agreements: Council approved a previously presented job‑incentive resolution for ATX Packaging (Buda EDC project approving up to $42,000 over four years for the creation/retention of 14 jobs) on consent, and later approved a resolution authorizing incentives to Najjar LLC (restaurant/retail development on North Main) not to exceed $136,000 plus up to $75,000 in qualified sales‑tax incentives subject to a performance agreement. (Actions: resolution/contract_authorization; outcomes: approved.)

• Purchase of a small parcel for drainage area/property buyout: Council authorized the city manager to execute a purchase agreement for 3839 Claudia Drive (approx. 0.5 acre) for drainage area buyouts as discussed in executive session. (Action: land_purchase; outcome: approved.)

• Historic preservation guidelines ad hoc committee: Council appointed members recommended by Main Street, the Historic Preservation Commission, the Economic Development Corporation and two council representatives; staff will finalize the roster and seek the remaining downtown resident/business‑owner member. (Action: appointment; outcome: approved.)

What the council required next: For several approvals, staff described explicit follow‑up requirements before construction or full use — e.g., traffic‑impact mitigation and road connections if a high‑trip warehouse proposal moves forward on the I‑35 parcel, site‑plan and TCEQ (WPAP) approvals for Johnson High site improvements, and continued work with the International Dark Sky Association on sign‑lighting technicalities. Council directed staff to pursue neighborhood and business engagement on noise and permit alternatives for live outdoor music in downtown (see separate workshop coverage).

Council votes and documentation: Record excerpts and motions were made on the April 14 transcript; where roll‑call tallies were recorded (for example, the I‑35 rezoning was noted as a 7–0 affirmative vote), the items above reflect that count. Many other motions were adopted by voice vote with unanimous “ayes” recorded in the minutes. The final text of each ordinance/resolution and any accompanying developer agreements or performance contracts will be published in staff files and the city’s agenda packet for public review.

Ending: The council scheduled follow‑ups and directed staff to return with ordinance language, site‑plan conditions and public‑engagement plans when required. Several items now enter the site‑plan, permitting and intergovernmental review stage before physical work or incentives are disbursed.