Council approves zoning concept scheme for Nixon PDD; requires traffic study before planning

The City Council on March 25 voted to advance a zoning concept scheme that would create the Nixon Planned Development District (PDD) on a roughly 43.1-acre tract at 540 West State Highway 71, directing that a traffic impact analysis (TIA) be submitted before the planning stage.

Planner Sarah Bosa, presenting for the developer, said the proposal would allow a mix of commercial along Highway 71, garden apartments and clustered single-family forms in the rear. The developer’s concept shows about 570 dwelling units on the site — well below a worst-case entitlement the site could carry under current P‑5 core zoning, staff said.

Andesha Cowie of city planning summarized staff analysis and mitigation commitments, including dedications of about 3.83 acres of parkland and a negotiated tree mitigation escrow: the owner offered to split a negotiated mitigation cost for better-condition pecan trees, producing a roughly $100,500 mitigation payment that can be used to fund offsite plantings or other tree-related work.

Council added a condition — agreed by the applicant — that a TIA be completed before the planning stage rather than waiting until final plat. City staff recommended the TIA be submitted before planning to ensure right-of-way and off-site improvements are identified early.

Why it matters: The parcel sits adjacent to Pecan Park and other planned development districts on the west side of town and had previously been entitled at higher density under P‑5 rules. The developer and staff said the PDD would reduce the maximum potential density and add public parkland and on-site or funded improvements. The council vote was unanimous to forward the item for second reading on April 8 with the added TIA condition.