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Manvel council delays decision on PUD change after residents and planners raise lighting and traffic concerns
Summary
The council postponed action on a proposed PUD amendment that would allow a car dealership on part of a vacant tract, saying the applicant must return with updated designs, lighting plans and clearer acreage definitions; the council set the next date for Nov. 18, 2024.
Manvel — The City Council voted to postpone consideration of a proposed amendment to a planned-unit development that would allow motor-vehicle sales on a portion of a large vacant tract, after staff, planning commissioners and residents raised questions about lighting, buffering and potential traffic impacts.
Planner staff told the council the item previously had a specific-use permit that lapsed in 2021 and that Planning & Zoning had discussed landscaping buffers and shielded lighting; a favorable motion at the Planning & Zoning meeting failed. An applicant representative told council the developer (Keating) is working on revised lighting designs and plans to do resident outreach before returning with a full presentation.
Councilmembers emphasized that the ordinance language and associated exhibits must clearly identify the exact acreage that would be allowed for vehicle sales, not the entire PUD. "I do not want to see another packet come before us like at PD & Z that is out of date or incomplete," Mayor Dan Davis said, urging precise, up-to-date materials.
Residents' concerns about test-driving through neighborhoods and vehicle carriers using local streets were discussed. The applicant representative said the dealership would provide assurances about circulation and test-driving patterns and is engaging with neighbors to address issues.
After discussion, Councilman Bonner moved, with a second, to postpone consideration to Nov. 18, 2024 so the applicant can return with a complete package that addresses lighting, buffering and the specific acreage to be changed; the motion passed and the item was continued to that meeting.
