Council approves rezoning and planned development for 19.89-acre townhome project at Split Pea Road

The Temple City Council on a 4-0 vote approved a rezoning and planned development for about 19.89 acres near Prairie View Road and Split Pea Road, allowing townhomes and related neighborhood service uses, with specific conditions limiting density, building height and screening.

The action matters because the zoning change allows a mix of residential types on a formerly agricultural parcel and will guide how the site is developed near existing single-family neighborhoods and the Northridge Townhomes project to the north.

City planning staff presented the proposal as a rezone from agriculture (with an existing CUP for two RV spaces) to Planned Development (Multifamily 1 and neighborhood service). The developer agreed to a binding site plan and to limit multifamily density to 12 dwelling units per acre (below the MF-1 allowance of up to 15 units per acre), a cap that staff said yields a theoretical maximum of 204 units for the full site. The plan reserves roughly 3–5 acres for neighborhood-service frontage and the remainder for townhome lots.

Staff outlined multiple conditions that were adopted with the rezoning. They include: binding site-plan compliance (with only minor administrative revisions allowed), a required subdivision plat, new 5-foot sidewalks on Split Pea Road, and a requirement that the detailed site plan and building elevations be reviewed by the development review committee (with traditional multifamily returning to Planning & Zoning and City Council if proposed instead of townhomes). Perimeter protections include limiting buildings to two stories along the north, south and west boundaries, increased buffering and screening beyond standard code (including an 8-foot concrete or masonry fence along the neighborhood-service edge supplemented by trees), increased rear setbacks (20 feet instead of 10), a prohibition on balconies on elevations facing existing single-family backyards, and a requirement for minimum 2-inch DBH trees at 50-foot spacing along perimeter street frontages.

Parking and frontage controls were also included. The ordinance language and conditions set parking at roughly 2–2.5 spaces per unit with overflow parking to be addressed during site-plan review, limited driveway widths so that paved frontage is not more than about 52% of lot frontage, and a prohibition on residential driveways on Split Pea Road or Prairie View Road. Staff also noted that sewer extensions and capacity upgrades will be at the developer’s expense, and the developer must address identified stormwater runoff issues during platting and construction.

Neighbors spoke during the public hearing. Resident Robert Malsbury said he supports growth but urged more open green space and criticized dense design in nearby Northridge townhomes; he asked for neighborhood parks and more visible open areas. Resident Alan Lytle asked whether neighborhood-service building heights would be limited; staff and the developer said lighting would be shielded to prevent light trespass and noted neighborhood-service uses are typically single story, and council discussed adding an explicit two‑story cap for neighborhood-service buildings.

Developer Josh Welch of John Welch Development said the design team modified the plan based on neighborhood and staff feedback and pointed to added pocket parks, improved setbacks, and oversized detention to reduce runoff. He said the townhome lots in this phase are larger than the northerly section already developed and that the team intends enhanced landscaping and some pocket parks and benches along sidewalks.

Council member Grant moved to approve the rezoning and planned development; Council member Pilkington seconded. The motion passed 4-0.

Council and staff noted the project will return with additional technical submittals (detailed site plan, subdivision plat, construction plans and drainage calculations) before vertical construction begins.