Parker Town Council unanimously voted to rezone 52 acres of land to allow for a new neighborhood and a strip of commercial uses along South Parker Road.
Council voted 5-0 to approve an amendment to the Stroh Crossing Planned Development Guide Oct. 7 that paves the way for a maximum of 135 single-family homes and 8.4 acres of retail/commercial uses on the northeast corner of South Parker Road and Stroh Road.
The land had previously been designated for 300,000 square feet of retail and 80,000 square feet of office uses. The property owner, Service Star Development Company, LLC, requested a change to residential development, partly because there are no longer plans for a Stroh Road-to-Interstate 25 connection that would have brought more traffic to the site.
Commercial “zoning is simply not feasible” at the location or in the current market, and the 75-foot grade change is not conducive to retail development, said Kurt Wolter, who is representing the broker, Trevey Land and Commercial.
Two out of the roughly 20 residents who attended the Oct. 7 town council meeting spoke out against the amendment, including Bill Lundell, the HOA president and primary spokesman for Butterfield, a rural-residential neighborhood directly to the east of the Stroh Crossing property.
He pleaded with council for “meaningful” concessions on housing density, transition between neighborhoods and traffic. Lundell argued against approving the development guide as written because he said the builder that purchases the property will have no incentive to work with neighbors on the layout, as long as they stay within the guidelines, which allows for a density of four dwelling units per acre.
Butterfield homeowners have said the quarter-acre lots proposed for Stroh Crossing are not compatible with their 5-acre lots. The medium-density housing and eight commercial pad sites are more compatible with surrounding uses than commercial or high-density residential development, Wolter said, adding there is no evidence that higher-density housing lowers property values, as asserted by some opponents.
Medium-density housing is also expected to generate less traffic. A study indicated 750-1,000 new trips per day on Stroh Road once Stroh Crossing is complete. Butterfield resident Brian Dickman, who lives on Sunburst Trail, says he is most concerned about cut-through traffic, especially to Legend High School. With the absence of curbs or sidewalks on the neighborhood streets, he says it’s difficult for two sport-utility vehicles to pass each other if a pedestrian is present.
In response to a Butterfield request for more open space on the east end of the property to provide a buffer between the subdivisions, Wolter pointed out the 38 acres of county-owned open space directly to the east. He said adding open space would be “redundant and unnecessary.” The Stroh Crossing site will include a 13-acre parcel of open space, with a 100-foot buffer with Robinson Ranch that adds up to four acres. There are no Butterfield lots adjacent to developable land and the closest home is 720 feet away.
Wolter said the property owner met with the proprietors of the Coffee Cabin, a small drive-thru coffee shop on the land, and will allow them to stay until development commences. They also extended an offer to purchase one of the pad sites once retail development is finished.
Any future development application must be approved by council before construction begins.
Mayor Mike Waid and councilmember Scott Jackson were not present for the meeting.