By Andy Sevilla
Close to 200 single-family homes with lot sizes only 50 feet in width could be clustered in Buda to allow for the preservation of a wooded riparian area along Garlic Creek.
Buda council members approved the annexation of 76.8 acres of land in January that is part of a slightly larger tract that will house a proposed cluster development off of FM 967.
Minutes after annexation, council members unanimously approved a base zoning of Medium Density Residential (MR) with Cluster Development Floating/Flexible Zone (FZ1) for 95.8 acres of land bounded by several Buda neighborhoods to make way for the proposed housing development. In addition, there are 2.91 acres that are presently zoned commercial, and will remain as such.
“There seems to be kind of a quick and dirty approval, without a lot of questions,” Paul Morgan, who lives on Enchanted Woods Trail, the street that will immediately abut the proposed cluster development told council. “We wanted to make sure that Buda not only grows, but grows responsibly.”
Several Buda homeowners near the proposed development complained to city leaders that the cluster home development could affect already existing water concerns, home values, loss of wildlife, loss of night sky, compromise the small-town character and school attendance zones and capacity.
“The most critical area for the city of Buda is the water problems now and in the future,” Roger Beck, who also lives on Enchanted Woods Trail and whose home will back the proposed development, told council. “And to add 19(2) new homes in that area, not only would draw on the water table in that area, but it will draw from the water table in the entire city of Buda.”
Officials have said the developer would be required to pay impact fees, and those fees help fund the West Side Well project, which will help resolve water pressure issues. Officials also have said the proposed development has been included in water and wastewater models used to assess water sources and needed system improvements.
Beck told council he understands that the “big deal” for the elected officials is to bring in tax dollars, but he said officials should concern themselves with what’s best for the small community and not overburdening it with big problems.
Beck also suggested the developers should consider leaving a green belt in between Enchanted Woods Trail, where he lives, and the proposed development to not affect the wildlife in place there now.
Buda resident Tommie Poer, who has lived in the city since 1957, said the population was 287 residents when she moved to town. She said over the years many dairy farms have made way to residential developments throughout Buda.
“I appreciate wildlife, and I certainly appreciate the fact about water. Water was my big concern and still is my concern,” Poer said. “But I hear people talk about, ‘I’m here now and I don’t want anybody else getting close to me.’ Well, it’s going to happen. And I think we’ve had a lot of good planning, and I think unless you own the land I don’t think as a neighbor you can control it.”
As is proposed, 79.44 acres of the 95.8-acre tract will serve the residential development portion, and of that between 35 and 40 percent will remain as dedicated open space to preserve the heavily wooded riparian area along Garlic Creek.
The zoning to develop a cluster development subdivision is allowed by the recommendations of the Comprehensive Plan, and the property owner has indicated a desire for the clustering in order to create a large park area that would connect Cullen Country Park and Garlic Creek Park.
The property owner will keep the remaining 16.36 acres as a family homestead. And a separate 2.91 acres, already inside the city limits, will remain commercially zoned.
The property is located along the west side of FM 967, south of the Cullen Country subdivision, east of Whispering Hollow, and north of St. Elizabeth Episcopal Church.
