Commission backs 99-acre Caldwell Road planned development despite resident flood and traffic questions

The Planning and Zoning Commission voted to recommend approval of Z2026-23, a request to rezone roughly 99.3 acres near Caldwell Road from agricultural open to a planned development (PDD 199) that would allow medium-density residential and single-family uses under modified standards. Mason Teagarden presented the staff analysis and said notifications within 200 feet produced one written opposition and that staff recommended approval based on consistency with the comprehensive plan and the Land Development Code.

Neighbors raised questions about traffic and the mapped flood areas. Nancy Lugo said she lives adjacent to the mapped blue area and asked whether road improvements, sewer relocations or creek protections were part of the proposal. Developer agent Clayton Ferro explained the blue area is FEMA AE floodplain and the red hatch is FEMA floodway; he said later engineering and review — including FEMA, TxDOT and public-works approvals and traffic-impact analyses — would determine whether detention, bank stabilization, sewer relocations or roadway connections are necessary. Ferro also described the lot-size and duplexing intent for Tract 1: "Tract 1 though, obviously, is the one we're all talking about... 40 foot single family housing ... the reason for the medium density request is for the opportunity to do ... duplexes."

Commissioners debated density: one commissioner said lots would be reduced from typical RS6 sizes to as small as 4,000 square feet on Tract 1, and staff replied the pattern matched recent market-driven lot-size changes. A motion to recommend approval with no additional conditions carried in a unanimous roll-call vote. The commission’s recommendation will be forwarded to City Council for the two required readings.