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Bastrop P&Z approves Sandero commercial replat contingent on MOU and TxDOT review
Summary
The Bastrop Planning & Zoning Commission on Dec. 19 unanimously approved a commercial replat for a 49.78‑acre site at SH‑71 and FM‑969 (formerly Pearl River, now Sandero), contingent on a memorandum of understanding and outstanding TxDOT approvals; the city has tied a $6 million road incentive to the project. Developers said preleasing is underway and construction could begin in mid‑January.
The Bastrop Planning and Zoning Commission unanimously approved a replat for the 49.78‑acre property at the northeast corner of State Highway 71 and FM 969 — a site developers have rebranded as Sandero (formerly Pearl River) — but conditioned recordation on a memorandum of understanding and required TxDOT approvals.
Why it matters: Staff told the commission that plats are ministerial if they meet local code requirements, but that the project requires concurrent agency reviews. To keep the development moving and protect bank financing, the city and developer signed an MOU that will hold recordation until final drainage, public improvement plans and TxDOT conditions are satisfied. Staff noted that without the MOU, delays at TxDOT could halt vertical construction and jeopardize lease and bond schedules.
City staff presented site imagery and described a municipal incentive: "there is a, incentive that the city has granted for $6,000,000 completing, this particular road," which will be released as project milestones are achieved. Staff also noted the MOU limits recordation until TxDOT and other technical items are addressed.
Developer Eric Mayfield, a development partner with Pearl River, told the commission the project already has executed leases and a mix of tenants lined up. "Our schedule has us starting in mid January for that," he said, and described plans for two 16,000‑square‑foot in‑line retail buildings along Highway 71, pad sites for restaurants and a mix of retail and medical/wellness uses.
Commissioners questioned access, parking and landscaping; the developer said the concept emphasizes green spaces, walkable sidewalks and mature landscaping "above code requirements" rather than a single large paved lot. Staff reiterated that TxDOT has preliminarily confirmed driveway access but requested additional right‑of‑way and a deceleration lane in some locations.
Outcome and next steps: The commission voted unanimously to approve the plat contingent on the city’s MOU and the outstanding technical approvals; staff will forward the matter to city council as required. TxDOT sign‑off on access and final drainage and public improvement plans remain outstanding before final plat recordation.
Implementation notes: The approval allows the development to proceed through concurrent permitting steps but prevents final plat recordation and issuance of building permits until the conditions in the MOU and TxDOT requirements are satisfied.
