Commission forwards Presidio PUD rezoning to Manvel City Council

The Manvel Planning and Zoning Commission on a unanimous vote forwarded a recommendation to City Council to rezone roughly 394.232 acres known as the Presidio development from an Open Plan Unit Development (OPUD) district to a Planned Unit Development (PUD) with a Highway 6 overlay.

Staff told the commission the revised PUD removes the prior urban‑density residential component, focuses the residential portion on traditional single‑family lots (a mix of roughly 50‑ and 60‑foot widths with a minimum depth of 120 feet), increases planned commercial acreage from about 165 to roughly 200 acres, and identifies an approximately 50‑acre tract in the northwest portion of the site for medical or general commercial use. The staff presentation noted the project proposes about 21.96% of the site as open space, including parks, landscape reserves, trails and detention areas. "Staff does support this request, however," a staff member said, while also listing revisions and clarifications the PUD document must include before City Council consideration.

The applicant, represented by Don Cape, described the project's two‑decade history of acquisition and market shifts that prompted more retail in the revised plan. Cape said national builders and major retailers have shown interest and that MD Anderson has expressed interest in locating a medical facility on roughly 50 acres of the site. Cape also addressed a public question about an ethanol‑plant reference in the application, saying the reference comes from legacy LLC names used in prior transactions and that "No, won't be an ethanol plant in Manvel." He added the team is coordinating permitting and work with consultants and hopes to break ground once outstanding issues are resolved.

Commissioners questioned access and infrastructure sequencing, asking about a frontage/service road along State Highway 288 and the timing and coordination with TxDOT and the Brazoria County Toll Authority. The applicant said TxDOT's ultimate plan includes a full service road and that environmental studies and coordination are underway to fast‑track the work. Commissioners also pressed on buffering to adjacent neighborhoods, where staff said city standards and setbacks will govern landscaping and noise/light mitigation when specific parcels are developed. On commercial uses, staff explained that any gasoline station associated with grocery retail would require a Specific Use Permit (SUP) for evaluation under the city's ordinance.

After discussion, a motion to forward a recommendation of approval to City Council with the conditions listed in the staff report (the motion referenced 13 conditions) carried unanimously. Staff said the first City Council public hearing on the rezoning is scheduled for June 15.

The commission's action forwards the PUD to City Council for its public‑hearing process; the developer and staff will revisit the PUD document to address the listed clarifications and conditions before that hearing.