Manvel residents and City Council raised concerns at its June 15 meeting over The Presidio, a proposed nearly 400-acre mixed-use development, citing traffic impacts, drainage capacity and groundwater demand.
The development, located east of Hwy. 288 along Hwy. 6 and south of Del Bello Lakes, is projected to require nearly 600,000 gallons of water per day and generate about 52,000 daily vehicle trips, documents show.
The overview
City Council approved a rezoning change at the meeting, advancing the development through the first of two required readings and allowing a broader mix of commercial and residential uses compared to the original 2007 agreement, documents show.
The Presidio includes plans for retail including Target, potential medical facilities including a proposed MD Anderson cancer treatment center, single-family residential lots and other commercial uses, as previously reported by Community Impact.
According to the proposal, the land use includes approximately:
- 200 acres for commercial use
- 58 acres for residential use
- 5 acres for a Manvel civic site
Steve Williamson, senior vice president at Transwestern, the development firm behind the project, said the residential section is effectively a placeholder and could shift to commercial use only depending on future needs.
The residential area decreased from nearly 96 acres in the original agreement to nearly 58 acres in the current proposal, documents show.
The local impact
Mayor Dan Davis focused on roadway capacity, citing the traffic impact analysis, or TIA, which projects more than 52,000 daily vehicle trips, including nearly 2,300 trips during the morning peak hours and nearly 4,700 during the afternoon peak hours.
The TIA reported it as one of the largest traffic-generating projects proposed in Manvel, documents show.
During the public hearing, Manvel resident Josh Armstrong also questioned how existing roads would handle additional growth along the city’s major thoroughfares.
“If we start construction there now, how are we going to get to work?” he said. “The traffic is going to be ridiculous.”
Zooming in
Davis also raised concerns over the project’s drainage plan, noting it relies on approximately over 40% of pumped detention, documents show.
City Manager Dan Johnson said the city’s design regulations generally restricts pumped systems and requires at least 50% gravity drainage, along with limits on developments with residential use.
While the project’s plan uses nearly 60% of gravity drainage, it still presents concerns due to the presence of residential land use with Johnson, noting the proposal does not fully meet the city’s current standards.
In addition to drainage, the city expects adequate wastewater capacity once the new wastewater treatment facility comes online in 2027, Johnson said.
Also of note
Davis also raised concerns about buffering between the development and nearby Del Bello Lakes, particularly in the area where the proposed MD Anderson facility could be located.
Williamson said setbacks between the properties would range from around 60 to 70 feet, including a 50-foot pipeline easement, though Davis requested a more significant separation from existing residential areas along the south side of the subdivision.
Additional concerns include:
- Lack of additional park land
- Weak permit use table that does not clearly define allowable businesses
- Lack of tree protections
What’s next
City Council is scheduled for a second reading at its July 6 meeting, where the development could be considered for final approval, with potential updates to address concerns raised by council and residents.
