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Developers pitch "The Grove" on East FM 150: 1,050 units, 350 affordable homes and a 15,000 sq. ft. grocer in preliminary plan
Summary
Developers presented 'Project Sahara/The Grove,' a proposed 100-acre mixed-use development on the city—s ETJ that would add roughly 1,050 homes (including 350 affordable multifamily units) plus 11.5 acres of commercial space anchored by a 15,000-square-foot Marigold Market. Council and staff raised traffic, phasing, PID financing and guarantees for infrastructure as key concerns.
Developers presented a preliminary plan on Oct. 2 for a roughly 100-acre mixed-use project in the City of Kyle—s extraterritorial jurisdiction on East FM 150 known in staff materials as Project Sahara or "The Grove." Melissa McCollum, the city—s chief development officer, introduced the concept and consultant Abby Gilfillan (Lionheart Places) walked the council through land uses, phasing, community benefits and affordability commitments.
The concept includes about 1,050 total residential units (roughly 400 single-family/townhome units and 650 multifamily units), of which the developer proposes 350 affordable multifamily units and 300 market-rate multifamily units. The developer told council that the 350 affordable units would be supported by a 30-year affordability commitment and that the project team will partner with the Capital Area Housing Finance Corporation to deliver those units without imposing a PID assessment on that portion of the site.
"This is about creating a mixed-income, complete neighborhood," Abby Gilfillan said, describing plans for parks, a grocery anchor, the Vibe Trail connection and construction of approximately 0.6 miles of Go Forth Road through the site. The preliminary plan identifies 11.5 acres of commercial space, including a grocery of about 15,000 square feet to serve as an anchor.
Zac Crawford of DPFG described a proposed public improvement district (PID) and an accompanying tax increment/revenue-sharing (TIRs) approach to support infrastructure costs. Crawford said the team is targeting a total effective tax rate (including PID assessment and TIRs) of roughly $2.67 per $100 of assessed value, a gross PID bond request near $19.2 million and net PID construction proceeds of about $13.5 million. He said projected incremental annual revenue to the City of Kyle after TIRs would be roughly $630,000.
Council members pressed developers on traffic and phasing, noting that portions of FM 150 and County Road 158 have limited capacity and that the county—s November bond election could change the regional road picture. Council members asked for firm guarantees that Go Forth Road would be built in phases and for contractual assurances that key commitments (grocery, sidewalks, roundabouts and park access) would be delivered in a timely way.
A representative from Marigold Market, the grocer the developer identified as a likely tenant, addressed council and described the company as a small-format, full-service neighborhood grocer tailored to community needs.
Council members also discussed financing choices: some urged a larger up-front payment in lieu of taxes (PILOT) or higher PID participation by the developer to reduce the city's long-term obligations. Several council members said they were encouraged by the proposed affordable housing commitment but wanted more written guarantees about delivery timing, PID exposure and the sequence of infrastructure construction.
No vote was taken; the presentation was for feedback. Staff will continue negotiations with the development team, refine the financial model and return to council with specific agreements (annexation, PUD/zoning, development agreement, PID terms) when the materials are ready.
Provenance: Topic introduced SEG 2119; presentation and discussion run through SEG 3511.
