KB Home previews proposed Scott Avenue subdivision in Manvel; council raises traffic, drainage and rural character concerns

KB Home land acquisition manager Ryan Hayden on Monday presented a preliminary plan to Manvel City Council for a single‑family subdivision on Scott Avenue that would require rezoning and the creation of a new municipal utility district.

The developer described the site as being within city limits and “about 65 acres,” and estimated roughly 140 lots using 60‑foot lot widths, with first on‑site activity targeted near the end of this year and a first delivery by the third quarter of 2028. Hayden said the developer expects to follow the city’s lot‑width ordinance and would seek the city’s coordination to extend utilities from Masters Lane and Scott Avenue. He proposed the developer’s MUD would levy a district tax of about $0.80 and said final debt authorization for the MUD had not yet been set.

Council members and nearby residents pushed back on multiple points, asking how the developer would address narrow roadways, lack of formal right‑of‑way on Scott near Damelon, heavy existing turning delays at Masters, and drainage where neighboring properties currently flow onto the site. Jimmy Del Bello, a family member representing current owners, said the property is undivided and that family members—many in their 70s—are seeking to sell; he asked the council to consider the family’s needs if a sale proceeds.

Why it matters: Council repeatedly noted the city’s recently adopted 20‑year strategic plan — which prioritizes keeping rural Manvel rural in many areas — and said they want to avoid “catastrophic” wear on narrow roads and further drainage stress from new development. Several council members said they are open to development that meets local standards but that a 60‑foot‑lot product may not be the right fit for this particular location.

Discussion details: Hayden said the developer would follow Atlas 14 drainage standards and would perform a traffic impact analysis (TIA); he also identified the perimeter‑road ordinance as a potential variance topic. Council members asked whether the developer planned to acquire additional right‑of‑way and how traffic turning delays at Masters would be mitigated; Hayden said the TIA would guide improvements. At one point a council member summarized that an on‑the‑ground traffic problem already exists near Lakeland and Dogwood and said a road variance “is a non‑starter” if it fails to address broader Scott Street capacity.

Residents and nearby property owners said they had not been broadly informed before the presentation and that many would oppose subdivision‑scale rezoning for the site. Public commenter Kat Duqueman said her backyard is regularly soaked and warned that adding development “would completely draw all the water on us that we already have.”

Next steps: City staff told the council this presentation was an early workshop to gather feedback before any formal application. If the applicant files rezoning or MUD consent requests, the planning and zoning (PD & Z) board and the council would hold required public hearings and notices. Council members asked staff to report back with public hearing logistics, a calculation of in‑kind city services already provided, and any potential requirements the city would impose for road and drainage improvements if the project moves forward.

Ending: Council did not take formal action; the presentation served as preliminary outreach and public feedback. Developers and residents were advised to continue discussions with city staff and to expect formal public notice if a rezoning or MUD consent application is submitted.