Planning commission recommends Terra Nova plan‑development zoning despite residents' flooding and school concerns

The Terrell Planning & Zoning Commission voted Aug. 28 to recommend approval of a plan‑development zoning request for Terra Nova at Terrell, a proposed mixed‑use community on roughly 1,544.5 acres that would be developed in phases over 15–20 years.

Planning staff presented PD 25-3118 and recommended the commission forward a favorable recommendation to city council, noting the application followed numerous revisions and that final zoning remains contingent on a development agreement and annexation. "We recommend approval of zoning application PD 25-3118 pending the approval of the development agreement and annexation petition," staff said during the presentation.

Developer Hugo Morales of Main Square Development told the commission that phase 1 will abut Griffith Road and include a new loop road and connector designed to tie into the city thoroughfare plan. "Phase 1 is along Griffith ... the portion that has the new road extension," Morales said, adding the developer will work with the city on phasing and rights‑of‑way.

During an extended public hearing, neighbors urged the commission to consider flood risk, traffic and school capacity. Holly Myers, whose property borders planned lots, said, "I am deeply concerned about the drainage. I already have my creek flood on a regular basis and it's not going to do anything but get worse." Matthew Farr, who said he is directly affected by phase 1, warned that added impervious surface will increase runoff: "All that natural saturation we're going to lose, that's going to end up on our lands." Mary Gibbs urged more cohesive planning rather than ‘‘cookie‑cutter’’ neighborhoods, and Gail Sarat warned of perceived crime impacts from certain housing types, saying, "Apartments always bring higher crime." Several residents said they circulated petitions opposing components of the plan.

Commissioners pressed staff and the developer on infrastructure. The city engineer and planning staff said traffic‑impact studies will be performed during later phases and that the city will hold the developer accountable for required improvements as development proceeds. Staff also said Terrell Independent School District (TISD) has been informed of the project; staff indicated the city will accommodate school sites if and when TISD requests them.

A commissioner told the panel they initially sought to recuse because of a professional conflict but later participated and voted no. The motion to recommend approval nevertheless carried. Staff said the item is scheduled to be presented to city council for consideration, and that any recommended zoning would remain conditional on signed annexation and development‑agreement documents.

Next steps: the commission's recommendation will be transmitted to the Terrell City Council for council consideration; the zoning change will not be final until annexation and a development agreement are executed and council votes on the ordinance.