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Corinth council approves 9.2-acre Bosco planned development with buffer, easement conditions
Summary
After a lengthy public hearing in which neighbors raised concerns about drainage, density and privacy, the Corinth City Council approved a rezoning to create the Bosco Planned Development at 2200 FM 2181 with Concept C, tree-planting Option 2 and a 5-foot maintenance easement along the southern boundary.
Corinth officials approved a rezoning that will allow a mixed-use planned development on about 9.2 acres at 2200 FM 2181, the council said. The ordinance converts the site from SF-2 (single-family) to a planned development with a base MXC (mixed-use commercial) district and adopts site- and design-standards called "Concept C."
Planning staff told the council the proposal includes 29 townhomes, 48 apartments above two commercial buildings, and roughly 35,000 square feet of commercial space. Staff described proposed tree preservation at 22.5% (6-inch caliper trees and larger), about 2.94 acres (32%) of gross green space including floodplain exclusions, low-level bollard lighting instead of tall parking lights, and a 3-story height limit for buildings facing the corridor. Staff estimated the development as roughly a $40 million project, with about $214,000 in annual property-tax revenue and a conservative sales-tax revenue estimate of about $173,000 annually.
Residents who live along the southern property line urged the council to deny or substantially amend the plan, citing concerns about runoff and erosion into an Army Corps of Engineers riparian area, sight lines to three-story buildings, privacy for backyard pools and the potential noise of drive-through businesses. Multiple speakers asked for additional time, a third-party viability study or stronger buffers. "Placing townhomes along a busy corridor with no parks and only a parking lot as usable space is not in the best interest of the families who would live there," resident Jackie Peake said.
Staff and the developer described several iterations to reduce impacts on adjacent single-family neighborhoods, including moving multifamily units away from backyard lines, enlarging a southern landscape buffer to 12 feet, eliminating a second drive-through, relocating dumpsters and adding tree-planting options. Melissa Daley, planning and development director, told council that drainage will be addressed through required engineering: the project must comply with iSWIM and cannot increase the rate or volume of runoff from current conditions.
Developer Paul Bosco said he supported Concept C after negotiation with residents and offered a 5-foot maintenance easement along the southern boundary to allow homeowners and the HOA access to maintain fencing and landscaping. "We worked with the neighbors and landed on Option C," Bosco said.
Because the Planning & Zoning Commission recommended denial on Nov. 10, 2025, council action required a supermajority. A councilmember moved to approve case ZAPD25-0099 as presented with three conditions—the incorporation of Concept C, adoption of Option 2 for tree planting along the southern boundary, and establishment of a 5-foot maintenance easement—and another councilmember seconded. The motion passed unanimously.
The approved PD includes design standards that will be recorded with the zoning so future buyers must comply, staff said. The developer still must submit engineering and construction plans that satisfy city drainage and building standards before site work begins.
Next steps: the developer will work with staff to finalize engineering plans and the detailed landscape and fencing plan, and the city will monitor compliance with the PD standards as the project moves toward permitting.
