Zoning panel approves mixed-use MXD for Tesla Road site after contentious debate over traffic and preschool pickup

The Zoning Commission approved a request to rezone a roughly 5.76-acre site on Tesla Road to an MXD (mixed-use district) that would allow about 78 multifamily units and an on-site pre-K center, following extensive public comment and a close, contested hearing.

Staff presenter Samantha Benavides described the proposal as a down-zoning from C3 to an MXD with a maximum density of 25 units per acre and an on-site pre-K. She said staff found the MXD appropriate given adjacent commercial uses and the site’s frontage on a minor arterial, and noted that the request aligns with the city’s strategic housing implementation goals.

James McKnight, representing the applicant, said the project would place multifamily housing near existing retail and services — H-E-B, Walmart and bus stops — and that the proposal would generate fewer peak-hour vehicle trips than many uses allowed under current C3 zoning. “When you look at the trip generation rates for our pre-k and for 78 units, it's far below what a C3 use would bring,” McKnight said.

Residents and neighborhood representatives opposed the rezoning for traffic, safety and school capacity reasons. Jacob Pena, community engagement manager for the Great Northwest, said the association opposed the project and cited concerns about congestion and neighborhood capacity. Numerous voicemail comments and callers raised traffic and property-value concerns.

Commissioner Huey moved to deny the application, citing afternoon pick-up traffic stacking on Tesla Road and the risk that parent pick-ups for pre-K would back into the arterial during peak times. After debate the motion to deny failed. A subsequent motion to reconsider passed. Commissioner Watson then moved to approve the MXD; Commissioner Chase seconded. In the final roll call the commission recorded the following votes on approval: Yes — Commissioner Watson; Commissioner Chase; Commissioner Kellum; Commissioner Reyes; Commissioner Sipes; Commissioner Gonzales; Commissioner Barros; Commissioner Whitsett; Chair John Bustamante. No — Commissioner Nohosa; Commissioner Huey. The motion carried and the commission’s approval will advance to City Council for final action.

The record shows substantial neighborhood opposition focused on traffic and queuing at pickup; staff and the applicant said a formal traffic impact analysis and site-level mitigation measures remain part of the development review. The applicant also said the pre-K space is a requirement of the tax-credit financing for the affordable housing portion and, if the pre-K could not operate, a replacement arrangement would be required by program commitments.