Staff previews SR 105 retail site; commission hears large impact‑fee estimates and traffic concerns

Planning staff presented a feasibility study and preliminary site plan for the SR 105 LLC retail development (development no. 2507). The site plan shows potential large‑box retail, multiple quick‑service and sit‑down restaurants, a bank and associated parking and utility extensions; the parcel is currently zoned commercial.

Staff estimated water and wastewater impact fees in the hundreds of thousands of dollars: about $390,916 for water and $309,606 for wastewater, and later noted that the developer would be required to post an impact deposit (staff cited approximately $780,000 in combined deposits/fees at the final plan stage). Staff also described required utility extensions to create a water line loop to improve pressure on the east side of town and reduce dead ends.

On drainage and outfalls, staff said portions of the project would outfall to Stewart Creek and Lake Cotton; portions would discharge toward the west and cross under the highway to other downstream outfalls. Staff emphasized coordination with TxDOT for any state highway connections or potential signals, and noted that turn‑lane additions and TIA requirements were being planned by the developer (HED). Commissioners repeatedly voiced concern that the 105/2854 intersection will become busier and that adjacent neighborhoods need buffering and vegetative protection.

Staff said that quick‑service restaurants typically require special‑use permits for drive‑throughs and that final site details and drive‑through permits would come as later applications. The commissioners did not take final action on SR 105; staff will continue plan reviews and coordinate with TxDOT and other agencies.