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Council approves annexation and PUD for Whispering Creek subdivision on FM 1518
Summary
Council approved annexation, a future land‑use amendment and a planned unit development (PUD) for the 73.7‑acre Whispering Creek subdivision by Meritage Homes, after staff presented site plans, traffic and water impact estimates and a multi‑year fiscal analysis.
Universal City’s council voted to annex roughly 73.7 acres at the northeast corner of FM 1518 North and Maske Road and to adopt a PUD zoning and development agreement that will allow a single‑family subdivision (Whispering Creek) to move forward.
City planning staff described four site plan alternatives ranging from about 276 to 285 homes on approximately 73–74 acres. Presenter Michael (S13) said the proposal includes one primary access on FM 1518 and potential secondary access also on 1518 or, if TxDOT requires, a Maske Road connection that would require coordination with neighboring Schertz. He also reported that an initial traffic worksheet projects the subdivision would add about 2,600 daily trips (roughly 199 AM peak and 264 PM peak additional trips) and that approximately two‑thirds of the tract falls outside the 100‑year floodplain; the amenity center had been moved by the developer to avoid APZ‑2 at JBSA after coordination.
City staff provided a fiscal and utilities analysis. Ms. Turner summarized a phase‑based cost‑benefit through 2031 showing first‑five‑year revenue over expenditures of about $4.9 million and cumulative 20‑year revenue of about $19 million. Turner also estimated the subdivision’s water need at roughly 109 acre‑feet (including irrigation and pool) and said purchasing that water at current rates would cost about $1.6 million if required; impact fees at buildout were estimated at about $1.1 million for water/sewer connections. Planning & Zoning had recommended unanimous approval.
Council’s votes completed the entitlement package: annexation, an amendment to the future land use map for a small portion of the tract, and the PUD zoning with accompanying development agreement and final plan approval. The zoning/PUD vote carried with one recorded No vote from a council member on the zoning ordinance; staff said next steps include platting and engineering review if the developer files construction plans.
Why it matters: the approvals allow a large single‑family community adjacent to Orchard Park to proceed under a PUD with design standards and developer commitments for materials, amenity placement and infrastructure connections. Staff emphasized developer responsibility for on‑site infrastructure and ongoing monitoring of traffic and water coordination with TxDOT and neighboring jurisdictions.
