Commission hears FLUP amendment and R‑3 rezoning for Stellar Homes; zoning case denied after fiscal, traffic and drainage concerns

The Planning and Zoning Commission on May 16 held public hearings on a future land use plan amendment (FLUP25‑001) and a straight rezoning case (ZR25006) submitted by a developer proposing infill development at the southeast corner of Charleston Lane and FM 551. The developer’s concept showed 32 single‑family homes and 56 townhomes; the rezoning request was from Agricultural (AG) to Urban Residential Density 3 (R‑3).

Senior planner Robbie Highfield said the site is currently designated Rural Reserve on the future land use map and that the applicant requested changing it to Suburban Neighborhood so R‑3 would be a representative zoning district. Highfield described the project as infill surrounded by existing subdivisions and said the master thoroughfare plan calls for FM 551 to be widened to a four‑lane divided arterial; a traffic impact analysis (TIA) would be required with a preliminary plat.

Highfield presented two fiscal scenarios. The developer provided an estimated new development market value of roughly $8.8 million; city staff recalculated using local market expectations and estimated roughly $26 million in new market value. Under either set of assumptions staff found negative net revenue to the city over a 40‑year horizon and revenue‑to‑cost ratios below 1.0; staff highlighted that road replacement costs (the same under both scenarios) and other infrastructure needs meant the project did not pay for itself under the modeled assumptions.

Public comment opposed the change. Christopher Fira, speaking on behalf of a nearby resident, expressed concern about traffic on FM 551, sewer capacity and construction fire risk; he urged the commission to deny the change. Assistant City Manager Steven (last name not provided) said the TxDOT widening project for FM 551 is not funded and environmental clearance is not expected until later; the earliest construction was discussed as around 2030, so road improvements would not be timely without developer‑funded mitigation.

Developer consultant Luis Perez of Inova Design Group told commissioners a topographical survey and drainage assessment had just been completed and that the team was exploring options to offload drainage to the south and to provide on‑site detention if required. Perez said the site plan concept reflected Unified Development Code requirements that will limit some lot configurations (for example, certain lot widths require rear alley access), and he said the team could reduce units if necessary to accommodate drainage or other infrastructure.

After deliberation the commission voted to deny ZR25006 by unanimous vote. The transcript records a motion to deny the zoning case and the passage of that motion; the record of the FLUP motion and final FLUP vote is not explicit in the provided transcript excerpt. Staff noted that a recommendation on the FLUP would affect the staff recommendation on zoning because the rezoning depends on the future land use designation.