Commission forwards Manvel Crossing PUD to council after lengthy revisions, staff list of 27 items

The Planning, Development and Zoning Commission voted unanimously Nov. 10 to forward a recommendation to city council on the Manvel Crossing planned‑unit development, capping an extended discussion over permitted uses, signage, sidewalks, parking and tree preservation.

The PUD covers property south of Highway 6 adjacent to the Manvel Town Center and near County Road 48. Ian Knox, representing the applicant, said the latest draft removes fuel stations and car washes, tightens signage and adds a three‑year window holding certain design standards stable for predictability. "If the PUD expires, the location will revert back to light commercial zoning with no PUD overlay," Knox said, describing changes made after earlier staff review.

Ryan Sweeney of BCS, the project consultant, told the commission the applicant has narrowed uses and intends to limit the number and location of automotive services. "No car washes, no gas stations, no warehousing, no residential," Sweeney said, adding that the team and city staff have worked to reconcile many items.

City planning staff presented a 27‑item list of clarifications and conditions they want addressed before council action, including: clarifying a "public access" versus "parallel access" easement for Highway 6 pads; reconciling a proposed impact‑fee mechanism with a potential $3.80 agreement between the city and developer; confirming how a Highway 6 overlay district applies to parts of the site; specifying building‑material percentages and exceptions; finalizing sidewalk requirements (including the applicant’s willingness to escrow funds or phase construction); and spelling out tree survey and tree‑preservation requirements or waivers.

Staff cautioned the commission that some items — notably sidewalk construction along Highway 6 and reduced right‑of‑way requests — have implications for county review because portions of the site sit in the extraterritorial jurisdiction. The applicant asked the commission to omit a staff recommendation that approval be contingent on County Commissioners Court action; staff said the condition was added to ensure clear communication with the county engineer’s office.

Commissioners pressed on specific tradeoffs: several members opposed allowing a reduction to 50% of standard parking stall width, requested higher minimum accessible parking than federal minimums, and asked for stronger language tying tree‑preservation waivers to larger replacement tree sizes. Commissioners also debated monument versus multi‑tenant monument (pylon) signage and whether sign heights should match Manvel Town Center standards (staff recommended aligning the PUD with the Town Center’s 40‑foot signs).

The commission’s recommendation to council included staff’s 27 items plus clarifications discussed during the meeting; commissioners emphasized that outstanding items be resolved or clearly documented before council consideration. The PUD now proceeds to city council with those recommended changes and conditions.