Manvel City Council Recap: 7 Things Residents Should Know From the Sept. 21 Meeting

MANVEL, TX — Manvel City Council covered a packed agenda Sept. 21, with decisions ranging from the city budget and utility rates to new development and restaurants.

Here are seven things you should know.

1. Manvel Is Keeping Its Property Tax Rate at 56 Cents

Council unanimously approved the first reading of the city's FY 2027 budget and moved forward with a property tax rate of $0.560000 per $100 of valuation.

That is the same nominal rate as last year, but it is higher than the city's $0.533990 no-new-revenue rate, meaning the city expects to collect more property tax revenue as property values and the tax base grow.

The city's taxpayer impact statement uses a median taxable homestead value of $376,183 and estimates an annual city property tax bill of about $2,106.62 at the proposed rate.

Council also discussed several budget priorities. Parks staffing would increase, plans for Almost Heaven include a roughly 20-space parking lot and trail lighting, and public safety funding would cover needs including records staffing, portable radios, and body cameras.

2. Water, Sewer and Development Impact Fee Changes Are Final

Council gave final approval to previously discussed changes to water and wastewater rates as well as updated water and wastewater impact fees charged to new development.

A representative associated with Valencia questioned portions of the impact-fee study during public comment, including some of the assumptions used in calculating the fees.

Council also approved an updated city fee schedule. Burglar and fire alarm permit fees will be eliminated beginning Oct. 1.

3. Highway 6 Emergency Center Gets Final Approval

The proposed freestanding emergency/ambulatory surgical center along Highway 6 near Bluewater Lakes received final approval.

The approximately 1.07-acre property is on the north side of Highway 6, west of AutoZone and immediately south of Bluewater Lakes.

The revised proposal previously presented to council included Highway 6 access, additional landscaping and buffering between the commercial property and nearby homes.

4. Presidio Drops Its Residential Component

One of the biggest development updates of the night involved the proposed Presidio PUD.

Developers presented a substantially revised plan that removes the residential component and converts that area to additional detention. The development also moved away from a pumped detention system in favor of gravity drainage. But another issue has emerged: water capacity.

During the discussion, city officials indicated that available water capacity has already been reserved for other developments. Presidio currently has only a limited number of connections available, meaning developers and the city will need to resolve the issue before the project can move forward as proposed.

Because of the significant changes, the proposal is expected to return to the Planning and Zoning Commission before coming back to council.

5. A 166-Acre Development Near Rodeo Palms Is on Hold

A proposed subdivision involving approximately 166.5 acres near Rodeo Palms Parkway and County Road 48 did not receive a council vote.

The developer had requested permission to escrow funds rather than immediately construct certain perimeter road and sidewalk improvements.

After the Planning and Zoning Commission recommended denying the request, the applicant asked for the item to be deferred.

Council took no action,

6. Valencia Reports 342 Home Sales

Valencia continues to build out, with the developer reporting 342 total home sales, including 100 sales so far this year, and an average sales price of approximately $540,000. The community is planned for 977 homes.

Its Orchard House amenity center is now open with a pool, pickleball courts, event lawn and resident spaces. Two additional parks are under construction and were expected to open by the end of the year.

The developer also reported that an elementary school site has been sold to the school district, although a construction or opening date has not been finalized.

7. More Restaurants Are Coming to Manvel Town Center

Manvel Town Center continues to add restaurants, retail and medical services. Developers reported two additional retail buildings totaling approximately 26,000 square feet. First Watch is under construction, while Potbelly and additional restaurant and service businesses are planned for the development.

Recently opened businesses include Five Guys, Memorial Hermann, Dunkin', Gyro Hut and Einstein Bros. Bagels.

Developers are also pursuing additional tenants along the SH 288 frontage and have explored entertainment concepts, although no entertainment tenant was announced.

Parking remains a concern around some of the busiest restaurant areas, and additional parking is expected as future portions of the center develop.

Also From the Meeting

Council gave final approval to the city's updated dog-tethering ordinance, approved land additions involving MUDs 56 and 57, extended the city's burn ban for another 30 days and approved the purchase and funding of a utility crane truck.

The Meridiana PUD annual report was postponed and is expected to return at a future meeting.

The Bottom Line

The Sept. 21 meeting highlighted both sides of Manvel's rapid growth: new restaurants, neighborhoods and commercial development are moving forward, while infrastructure capacity, drainage, roads and city services remain central to how that growth is managed.

For residents, some of the most immediate changes are the finalized utility and impact fees, the proposed 56-cent property tax rate and continued development along Highway 6 and the SH 288 corridor.

Reporting Note: Agenda items approved on first reading are identified as preliminary rather than final city action; measures receiving second and final reading are identified as final.