Manvel planning commission tables Manvel Town Center PUD amendment after landowner raises title concern

The Manvel Planning, Development and Zoning Commission on Jan. 13 opened a public hearing on a proposed amendment to the Manvel Town Center planned unit development (PUD) that would adjust parking ratios, update lighting requirements, expand allowable uses and change signage rules, then unanimously tabled the ordinance for further research after a nearby landowner said he had not been notified of the PUD.

City planner Ellie summarized the proposal, saying, “The request is for amending the zoning and development related provisions for the Manvel Town Center planned unit development,” and outlined proposed changes to parking, lighting, signage and permitted uses. Staff recommended approval, concluding the changes “provide flexibility for large scale retail operations and remove additional specific use permit processes.”

The amendment would, if adopted as presented, reduce parking requirements for large retail buildings (applicants discussed a formula of 4 spaces per 1,000 square feet for buildings of 80,000 square feet or more, plus 2 spaces per 1,000 for outdoor garden centers); require new outdoor fixtures to use LED lighting consistent with City of Manvel regulations; allow expanded wall-sign letter heights for larger tenants (staff cited up to 120 inches for tenants of 8,000 square feet and larger and a larger allowance for anchors); add spacing requirements for certain sign types; and broaden permitted uses to include convenience stores, gas stations, general merchandise stores, ambulatory health care services and personal care services. Staff said the PUD amendment reflects variances previously granted to large retailers (HEB, Lowe’s, Tractor Supply) and the overall intent of the Manvel Town Center PUD adopted in 2017 (Ordinance 2017-O-303 as referenced in the staff presentation).

During the public hearing, landowner Jim Winsler said he owns an undivided interest in a tract that appears on the Manvel Town Center map and that he had not been contacted when the PUD was adopted in 2017 nor informed about the current amendment. Winsler said, “This letter that I got from you all was the first indication that I got,” and asked what impact the amendment would have on his property.

Commissioners questioned staff about specific provisions, including whether the lighting standards would prevent spill onto neighboring properties (staff said Manvel’s ordinance adds LED and shielding requirements) and whether the PUD would limit the total number of fuel centers in the Town Center (staff said the developer is limiting the total to three within the entire center and that HEB’s agreement restricts adding another fuel center while HEB remains on site). An applicant representative said the Tractor Supply site would be counted among the allowed fuel/convenience users and noted additional acreage to the north and across the street that could accommodate future uses.

After discussion and acknowledgement by staff that a nearby landowner claims he was not notified of the original PUD and that title issues might need review, the commission voted to table the item so staff could investigate ownership and title records and return with an update. The motion to table passed unanimously, 6–0.

Staff indicated the proposed ordinance is referenced as a city-initiated amendment to the zoning ordinance (staff presentation referenced the original PUD ordinance adopted in 2017 and the proposed amendment identified in the packet). The commission asked that, if the item returns, staff provide clear maps showing the parcel the landowner described, any applicable title documents, and the PUD boundaries.

The tabling means no formal change to the Manvel Town Center PUD was adopted at the meeting; the item will return when staff completes the requested research.