BUDA — Discussion of the West Oak development project returned to Buda City Council at its meeting Tuesday, Nov. 18. After three years of negotiations, the council approved a development agreement (DA), as well as annexation of the property into the city of Buda and creation of a public improvement district (PID).
“The revised DA is responsive to the concerns raised over the original application,” the city remarked in a press release the following day. Under the new agreement, the growth is “less dense and aligns with the development vision established for the FM 1626 corridor as identified in the city’s Comprehensive Plan.”
The agreement between the city of Buda and Buda Venture Real Estate was amended from a similar proposal brought forth at the Oct. 21 city council meeting and included changes made at the council’s request. The council was presented with four agenda items total, as they all addressed different facets of the West Oak development project.
The subject property is 44.66 acres in total, 26.5 of which are designated for residential use, with the remainder for commercial use.
Most of the property falls under extraterritorial jurisdiction, with a small portion inside city limits. However, an additional motion was brought forth to annex the property and create a PID, at the request of the property owner. The West Oak PID would allow the city to collect property taxes within the development for the purpose of localized improvement projects, such as parks, plumbing or infrastructure.
Consultant Kyle Shafman from P3Works, the city’s PID administrator, spoke to the implications of the West Oak PID. By designating the city council as the “de facto board of the PID,” the city can “extend public infrastructure, without [affecting] existing rate payers or existing taxpayers.”
The property also lies on the Edwards Aquifer Recharge Zone and, as such, is limited to 15% total impervious cover. The amended DA requests to increase that coverage to 59%, citing a lack of “sensitive recharge features” on the property.
Additionally, an intermittent stream that feeds into the onsite pond falls under the “Minor Waterway” classification given the size of its drainage area. However, the amended DA requests noncompliance with required Critical Water Quality Zone and Water Quality and Transition Zone buffers, which would require 100 feet on either side of the waterway to be preserved from development.
Additional amendments were made to the DA to increase tree preservation on the property, particularly of historic growths, ensure the existence of one acre of parkland per 50 dwelling units and add more parking spaces.
The proposal weighs the pros and cons of this development. On one hand, the plan contributes to the construction of infrastructure necessary to expand the 1626 corridor, as well as new roads and utility lines and economic growth. Buda Venture Real Estate estimated that the development would generate 40 permanent jobs, beyond the typical residential development, $3.8 million in sales tax and $11.8 million in total economic benefit to the city over 20 years.
On the other hand, this development will increase traffic along FM 1626 and conflict with environmental and water quality standards.
Two Buda residents echoed the concern over the development’s impact on city water. James Fort argued, “They’re not worrying about our water quality.” He identified seven wells downstream from the development, which he claimed runoff from West Oak could interfere with, and raised concerns over flooding possibilities.
“This whole process hasn’t been very forthcoming … It’s hard to understand what’s going on,” added resident Matthew Bradford. “Has anybody conducted any traffic surveys? What’s the impact from a water standpoint?”
While acknowledging that “the city is currently operating under drought conditions,” the press release stated, “the city has the capacity to meet current and future planned water needs.”
Considering the downsides, the council tabled the measures for executive session, which is not open to the public.
Upon returning from executive session, the council deliberated on the West Oak DA. The mayor requested to decrease the maximum number of townhomes allowed on the property to 215. This motion passed, as did amendments to limit the PID finance amount total to $13 million — down from $20 million — and keep a PID enhancement fee fund of 1%.
With these changes, the council passed the four measures 6-1, with council member Greg Bowles dissenting. Given the PID resolution’s approval, the city can expect P3 to “begin preparation of the service and assessment plan, the PID financing agreement, landowner agreement, and bond documents,” Shafman detailed.
Buda City Council will meet next Tuesday, Dec. 2.
