Sidewalk saga splits P&Z vote for Pecan Lakes Phase IV
After a public hearing Thursday, Dec. 9, Planning & Zoning approved developer James Hassell’s request to rezone the newly annexed 63.55 acres from A/O, Agriculture/Open Space District to Pecan Lakes Estates Phase IV PUD, a planned unit development. Pecan Lakes Estates is located off SH 105 West, and the 180-home Phase IV will be accessible from CR 424 as well as the main entrance off Fairway Drive.
The motion to approved the zoning change included the caveat that sidewalks be constructed on both sides of the street, or the fee-in-lieu-of be paid. The motion passed 3-1-1 with Chairman Randy Peters, Dr. John Walla and Todd Wisner voting in favor, Commissioner James Harris voting nay and Commissioner Carolyn Katkoski abstaining. Commissioners Dia Copeland and Debbie Hanson were absent.
In what were at times contentious exchanges, Hassell cited the desire to maintain continuity with Phases I, II and III which have sidewalks on one side of the street as well as the challenge of getting Stylecraft Builders to Navasota. He advised that requiring sidewalks on both sides of the street would re quire renegotiating the contract with the homebuilder, a $1,000 per lot price increase and would slow down construction. He cautioned that some requirements could deter builders from coming to Navasota.
It was noted that in 2020, City Council overturned P&Z’s recommendation for sidewalks on both sides of the street in Phase III.
Development Services Director Lupe Diosdado clarified the difference in a subdivision and a PUD saying, “Our subdivision ordinance does have a lot of standards, sidewalks on both sides, and other applicable rules.”
He continued, “What makes a PUD unique is that a PUD is a negotiation between the City and the developer and may have varying characteristics. While our ordinance does say sidewalks on both sides, when you can qualify for a PUD because there’s a lot of acreage, then the developer and the City have that extra negotiating tool. It’s not a hard line. It’s really up to the discretion of P&Z, and ultimately, City Council.”
During the public hearing, comments were received from Brandi Riker and Monica Torres. Riker has commented previously to P&Z and City Council about drainage issues on her property which she states developed during Phase III construction.
Torres’ homesite on CR 424 will about Phase IV and she expressed concerns about future problems. Peters explained that their issues could be addressed when the preliminary site plan comes before P&Z. Responding to comments about traffic and road damage on CR 424, Peters pointed out that 424 is a “county” road.
Horlock Street replat approved
After a public hearing with no comments against, commissioners approved the replat application submitted by Jose Alfaro for property located at the corner of Virginia Street and Horlock Avenue. Alfaro requested to replat lots 8, 9 and the west half of lot 10 into two lots for the purpose of single family home construction. Diosdado confirmed that the replat meets the City’s minimum criteria for lot size and dimensions.
According to Alfaro, he plans to construct two brick homes, approximately 2,000- 2,500 square feet each, and has already built one home in Dove Crossing.
Point approved sans sidewalks
Commissioners approved the final site plan submitted by Rahim Momin of KBR Retail, Inc. for property located at 912 N. LaSalle St. for construction of a laundromat, fuel and convenience store. The triangular lot, described as The Point Subdivision, is also bounded by Millican and Northside Streets.
According to Diosdado, the only change from the preliminary site plan approved by P&Z Oct. 28 contingent on sidewalks on all three sides, is the absence of all sidewalks. Diosdado said the developer opted to pay the fee-in-lieu-of for 1,662.16 linear feet of sidewalk in the amount of $59,837.76.
It was noted there are no other sidewalks in the area and that the convenience store will be open 18 hours.
Other business
Before adjourning, commissioners approved the minutes of the Nov. 18 meeting.
Present were commissioners James Harris, Carolyn Katkoski, Chairman Randy Peters, Dr. John Walla, and Todd Wisner providing a quorum. Dia Copeland and Debbie Hancock were absent. Diosdado represented the City of Navasota with Mayor Pro Tem Grant Holt serving as quarterly council liaison.
P&Z meets the second and fourth Thursday at 6 p.m. in city council chambers at 200 E. McAlpine Street. The schedule for P&Z meetings and meeting videos is available at https://www.navasotatx.gov/planning-zoning-commission.