A 350-single family, gated rental home planned development recently received a nod of approval by the Stephenville City Council at its meeting Tuesday, Aug. 6.
At the Aug. 6 meeting, the council heard and approved a rezoning request for the project that would change the zoning classification from Single Family Residential (R-1) to Planned Development (PD). The zoning change request was previously heard by Stephenville’s Planning and Zoning Commission July 17 and didn’t provide a recommendation.
La Paloma is being developed in conjunction with Chisholm Trail Developments, Southwestern Capital Partners, Architexas and Kimley Horn, on 94 acres at the corner of Pigeon Road (FM 2303) and State Hwy. 108 (Graham Street).
The property is inside the city limits after being voluntarily annexed by the city of Stephenville May 7, 2024. This annexation means the city will be providing water and sewer for the project. The project will extend city utilities north at a cost of $750,000 to the developer in water and sewer infrastructure.
The concept plan for the project went to Planning and Zoning Commission May 15, according to information provided by the city.
Developers explained the project to councilmembers and described the Spanish Revival-style project as catering to young professionals or those looking to downsize.
“We want a quiet, tranquil retreat for residents,” said John Allender, Principal and Architech for Architexas.
The project will contain 297 two and three-bedroom single family rental homes; 53 one, two and three bedroom rental townhomes and 23 short-term guest houses that will only be available to lease by those who live in the planned development.
La Paloma will have a club house, fitness center, pool, walking trails, community room and bodega, which will offer residents ready-to-eat meals and essential groceries. There will also be storage units on site available for renters.
At council, the developer addressed several concerns including parts of the land being in a flood plain. The developer stated that no homes would be built in the portion of land in the flood plain but rather they would utilize that land for open lawn, the meadow and pond.
Though the original concept plan opened the lawn up with a pavilion for public concerts and performances, the project has now been changed so those performances are not public, rather for residences only.
“We took out some of the homes to put in pocket parks,” Allender said. There will be 7.5 miles of trails for hikers and bikers.
The project, Allender said, focuses on sustainability with an effort to protect the water shed with landscape systems to filter storm water runoff and rainwater harvesting. Energy efficiency will also be a focus with highly insulted walls, insulated windows and energy efficient HVAC and lighting.
As part of the planned development, project coordinators asked for a park land dedication exemption since the project already included so many parks and trails.
One ingress and egress for the project, off Pigeon Road, was also approved by council as part of the project since every building will have its own fire suppression sprinkler system.
However, the project is currently undergoing its TxDOT driveway application process which was submitted in mid-July, with approval or feedback being received in early to mid-September.
The developer was made aware by the city that if that approval from TxDOT is not received, the project will not move forward.
No on street parking will be allowed on roadways rather there are parking lots scattered through the planned development for guests and overflowing parking, and a free public 24/7 shuttle will run from the project to Tarleton State University and other portions of Stephenville.
Public Hearing
Several nearby property owners spoke out against the planned development in a public hearing.
Karen Dickens, a resident living on State Hwy. 108, expressed concern about the amount of vehicles that would be traveling in the area associated with the project.
Dickens had sent a letter to the city in March and went into an overview of that letter, stating they didn’t know it was going to be annexed.
“A big concern of ours is only one entrance. There are going to be lots of cars. Most households don’t have one car anymore. So when you multiply your houses by the number of cars, with them in and out, so close to that split. It’s just going to be a traffic jam,” she said. “Especially if they have to check in at a gate in order to get in.”
Dickens said that though the project is being promotes as young professionals if that failed, it would turn into student housing.
“We’re afraid this property would reduce our property values significantly,” she said. “Would you want this in your backyard?”
Cassie Hammond, who lives on FM 2303 and at the tail end of the planned development will be built where the townhomes are located, also sent a letter to council and said she would like to address concerns.
“Having at least half of this community behind the flood waters, because I’ve seen them come up further than where they are showing on this plan, is a concern,” she said.
She also addressed traffic concerns including housing density.
“The water and sewer pipes they talked about earlier, becoming faulty and going back into our water table and affecting our wells,” Hammond said, as she listed concerns.
She also had concerns about the young professionals not showing up, and not filling these homes.
“The requested height difference will compromise the privacy of the homeowners living near this project,” she said.
Judy Addison, who lives on FM 2303, also sent her letter in to council.
“Traffic and safety should be a major concern and priority. This project is not one, but multiple major accidents waiting to happen. Vehicles travel at a high rate of speed with two major highways coming together in an extremely short distance,” Addison said. “I believe this project is not suitable for this location ... The Spanish design is really not suitable for Stephenville.”
Addison urged the council to consider their longtime residents who had been here for generations, not just college students who come and go.
Kim Winfrey, another resident that lives on FM 2303, said she felt like the project was a city development, not one that belonged in Stephenville.
“He said he’s from San Antonio. I feel like this would fit perfect in San Antonio,” she said.
Winfrey said with the services they will be offering in the planned development, she is concerned they will be able to find employees.
“Our own Splashville, here in Stephenville, has had to close throughout the summer because they don’t have enough employees,” she said.
Winfrey also shared similar concerns as the other neighbors.
“I just feel like we are moving really fast,” she said.
Local developer Cole Parks of Southwestern Financial Group spoke in favor of the rezoning.
“Obviously we are passionate about this project. I’m not an out of town developer. I’m here because I want to invest in this community. Those who know me know I’m passionate about growth,” he said.
Parks said he could cut up the property and build high density homes, but he isn’t doing that because he believes the product is better for his neighbors.
Estimated costs are $900$1100 per bedroom.
According to Allender, site work is targeted to begin this fall, with streets and utilities completed Summer 2025. Start of vertical construction of Phase one (interior and main roads, single-family, townhomes and guest homes, along with a dog park and pocket parks) is scheduled for August 2025 and is expected to take two years. Phase two will start after Phase one is complete. Phase two contains the town center and storage units along with additional housing and the large park.