Magnolia City Council continued discussions June 16 on Magnolia Square, a proposed 59.2-acre mixed-use development near FM 1488, FM 1774 and Goodson Road.
The project, presented by LJA Planning & Landscape Architecture, is planned as a regional commercial and residential destination in western Magnolia. Plans call for retail, dining, grocery and service options, along with additional housing options to support the local workforce.
What this means
The development would be created through a planned development district, or PD, which allows the city and developer to set specific rules for the site. The PD would use auto commercial and semi-urban as the underlying zoning districts, with the city’s unified development code standards applying unless changed through the PD.
The proposal would address development rules, building materials, parking, landscaping, lighting, signage, utilities and permitted and prohibited uses.
Some context
City Council approved a Chapter 380 economic development agreement with Fuqua Blackhawk Ltd. tied to the project in February.
Under the agreement, the city could provide up to $3 million in total economic development incentives. That includes up to $2.3 million in sales tax payments and up to $700,000 in roadway improvement payments.
The sales tax payments would be based on sales taxes generated by the project and would be paid to the developer quarterly for up to five years, according to the agreement. The city is not required to begin those payments until a certificate of occupancy is issued for the anchor tenant.
The agreement also requires the developer to provide at least 100,000 square feet of space for a big-box retail store to serve as the anchor tenant, and create at least 40 jobs tied to the project.
Road-related pieces of the agreement include eligible reimbursements for roadway improvements, as well as work tied to Pecan Street, 10th Street, Commerce Street and Goodson Road. The developer also agreed to design certain Goodson Road improvements from the Montgomery County line to FM 1488, according to the agreement.
The agreement also states the developer must use commercially reasonable efforts to give local small businesses, as well as minority-, women- and veteran-owned businesses, an opportunity to participate as suppliers for the project.
What’s planned
The project is expected to move forward in two phases. Phase 1 would include commercial development, starting with a large-scale retailer followed by pad sites. Phase 2 would include multifamily and commercial development east of FM 1488.
The site is mostly undeveloped with some scattered residential uses, according to the presentation. The property is also surrounded by vacant lots and a few private residential lots.
The presentation states the project could bring infrastructure improvements, a new commercial tax base, jobs, economic activity and activation of underused land.
Primary access would come from Goodson Road and FM 1488, though visibility near FM 1774 is limited because of the bridge elevation, according to the presentation.
The specifics
A traffic impact analysis has been approved by the city and is under review by the Texas Department of Transportation. Utilities would also be upgraded and extended to support the project and future growth, while existing utilities would be capped or abandoned.
Stormwater and detention would be designed to meet local and regional criteria. A drainage study for the southwest corner of FM 1488 and FM 1774 is also in final review with the city.
The council also reviewed a tree mitigation proposal. A tree survey found 22 specimen trees on the site totaling 631 diameter inches at breast height, or DBH. Because some trees are located where buildings and utilities are planned, the developer proposed replacing trees at a 1-to-1 ratio for each inch of diameter removed.
Under the proposal, 75% of replacement trees could be planted on-site and 25% off-site.
City comments after the May 12 council meeting included formatting changes, additional prohibited uses in the auto commercial zoning district and landscaping updates. Proposed prohibited uses included massage parlors and self-storage, while tattoo shop language would clarify that restrictions do not include permanent cosmetics such as microblading.
How we got here
The Planning and Zoning Commission first reviewed the PD items April 16. On April 30, the commission gave a conditional recommendation of approval after the applicant addressed concerns.
City Council held a public hearing May 12, where the item was presented and later tabled.
The June 16 workshop focused on council questions, city staff comments and the developer’s tree mitigation proposal.
