Rockwall Council approves Erwin Farms planned development with septic on larger lots

Rockwall City Council on March 17 approved a planned-development rezoning called Erwin Farms, allowing a 123‑lot single‑family subdivision on about 98.3 acres east of North Country Lane. The council voted to adopt the PD after the Planning and Zoning Commission recommended approval earlier in March.

The development will include three lot types: 100 lots with a minimum of 100 by 120 feet (about 12,000 sq ft), 17 lots of about 3/4 acre, and six 1‑acre lots. The applicant said the project’s gross density will be 1.25 dwelling units per acre and the planned development will require a minimum home size of about 2,800 sq ft on the smaller lots and 3,000 sq ft on the larger lots.

Developer representatives told council that lots south of an existing Atmos gas easement will use on‑site sewage facilities (OSSF, commonly known as septic). The developer said the decision to include septic on the 3/4‑ and 1‑acre parcels followed direction from neighbors and the Planning and Zoning Commission to reduce density and provide larger lots. City staff described OSSF on lots smaller than one acre as a discretionary council decision; at least one earlier Rockwall approval had allowed 3/4‑acre lots with OSSF.

Council and the developer also discussed required infrastructure. The developer reported sewer upgrades would require upgrades to two existing lift stations (roughly $750,000 was cited as the order of magnitude) and a 12‑inch water line along the subdivision is required by the city’s master water plan, at an additional cost the developer put at about $185,000 compared with an 8‑inch alternative. The developer said those off‑site infrastructure costs were a primary reason the project’s density was lowered from an earlier, higher‑density proposal.

Erwin Farms’ concept plan also shows about 33.19 acres of open space (about 25.6% of the gross area as calculated under the Unified Development Code), a loop trail, two retention ponds with fountain features, a pavilion, and on‑street parallel parking adjacent to the largest contiguous open space in lieu of wider residential streets. The developer said home prices were expected to start in the high $700,000s on the smallest lots and reach roughly $1.2 million on estate lots; he projected the buildout would take about six years with a first‑home occupancy around the second quarter of 2028, if approvals and infrastructure proceed on schedule.

Council members and several nearby residents questioned traffic, park buffering, and water use. Several speakers who live east and north of the site said notification and drainage were concerns. The developer and staff said they had reduced density, added perimeter preservation and a 30‑foot planted buffer in some areas, and would provide a perimeter landscape buffer and trail—details that will be finalized in the engineering and site‑plan process. The Planning and Zoning Commission reviewed the PD and voted 7‑0 to recommend approval.

Councilmember McCallum made the motion to approve the ordinance; the motion was seconded. The ordinance adding the planned‑development zoning passed unanimously.

The project file will move next into engineering review and final platting, where detailed stormwater plans, OSSF permitting (for the affected lots), and construction timelines will be established.