Neighbors press city and developer over flooding, cemetery and traffic; Fortera hearings postponed to May

Neighbors who live along County Road 403 and adjacent parcels pressed the Planning and Zoning Commission on Monday for more outreach and technical review before the city considers two large employment‑center plans by the Fortera developer.

Public commenters described existing drainage and traffic problems and urged commissioners to delay action so the developer and staff can meet with adjacent landowners and review hydrology and cemetery impacts. The commission unanimously postponed both Fortera items to its May meeting and asked staff to facilitate conversations between the developer and residents.

Courtney, a city staff presenter, described an illustrative master plan for the Fortera Business Park employment center (PZ2024‑2267), a 47.634‑acre mixed‑use employment center proposed near County Road 403 and north of Samsung. The regulating plan showed light industrial and flex space toward U.S. 79, commercial uses near the highway and civic space using a stormwater pond shaped and landscaped as a park amenity. Staff recommended approval with warrants to allow civic use of a stormwater facility and other site‑specific deviations, and noted that nine mailed notices had been sent to adjacent owners with no written responses on file.

Residents at the hearing said mailed notices lacked clear instructions for how to object and that notices arrived late. Ken Haines, a nearby landowner, said, “I am opposed to it,” and asked who would pay for downstream damages if the development channels additional water onto neighboring properties. Terry Miller, whose property backs up to the proposed site, described repeated flooding and damage that have already affected bridges and livestock access and asked to be included in project discussions. Priscilla Pippo, president of Emmanuel Lutheran Church, said the church and an adjacent historic cemetery are near the plan area and requested a stronger buffer and earlier outreach to protect the cemetery’s integrity.

Commissioners noted that the Fortera proposals are early in the approval process and that additional technical work — including drainage studies, traffic impact analyses and preliminary plat engineering — normally occurs later in the review sequence. Staff told the commission that engineers for the applicant had included an additional 15% capacity in their preliminary drainage assumptions but agreed to confirm whether the model incorporates recent flows and the detention already occurring on nearby parcels, including runoff from Samsung.

After the public comments, Commissioner Brusca moved to postpone PZ2024‑2267 to the May meeting and directed staff to arrange developer‑neighborhood meetings; the motion was seconded by Vice Chair Frazier and passed 9‑0. Commissioner Maruska moved to postpone the adjacent Fortera Mixed Use employment center (PZ2024‑2268); Commissioner Newman seconded and the motion passed 9‑0. Commissioners urged staff and the applicant to consult with adjacent owners, identify cemetery boundaries and confirm hydrology models before the items return to the commission in May.

What residents asked for - Clearer notice language and on‑time delivery of mailed notices. - Technical review of drainage models and confirmation whether current runoff patterns (including detention on Samsung property) were included. - A buffer and protection plan for the historic cemetery that sits next to the subject properties. - Ongoing inclusion of adjacent property owners in project discussions.

Next steps Staff will contact the applicant and arrange meetings with neighbors; the commission expects updated materials and technical analyses before reconsidering both Fortera items at its May meeting.