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- Anna City Council, PFC/HFC
Anna City Council, PFC/HFC
4/22/25 – 3/11/25
Welcome to Ultraground. We analyze development discussions for you.
CC April 22, 2025
522-Unit Mixed-use | W White Boulevard | Workshop Discussion
CC March 11-25, 2025
Citywide
Anna PFC/HFC Discussion | Discussion Item
Anna 2050 Comprehensive Plan | Approved
You saved: 1h 19m, 1h 8m, 42m, 1h 20m
Trinity Creek W White Boulevard
West Anna | 136.7 Acres | 522 Units | Workshop Discussion
City Council 4/22/25
Concept Plan | Workshop Discussion
Owner Ethan Wang of Elim Capital Group put forth a 522-unit master-planned community for City Council feedback and discussion prior to a formal submission. 137-acre site sits along West White Boulevard approximately 0.8 miles west of US 75.
Trinity Creek derives its name from the three dendritic creeks flowing through the heavily wooded property, which the owner intends to preserve as a signature feature. Currently in pre-annexation phase, the project has been under development since August 2023 when first introduced to the City Council. The property was purchased shortly after, and the owner has been working with planning staff, engaging in pre-application meetings, and coordinating with the Economic Development Corporation (EDC) throughout 2023 and 2024.
U/ Product
The development is configured into five tracts: two single-family residential sections totaling 70.3 acres on the south side, a multifamily tract on the west side of the major corridor, a 10-acre commercial tract on the east, and a 29.2-acre industrial tract on the north. The residential component includes 327 total single-family/townhome units and 195 multifamily units:
132 townhomes (20' x 80')
111 single-family homes on 50' x 120' lots
84 single-family homes on 60' x 120' lots
195 multifamily (age restricted 55+)/industrial units
Currently designated for age-restricted (55+) development, this tract has garnered conditional support from a council otherwise resistant to multifamily.
This sentiment was echoed by Council Member Kevin Toten.
‟We only have one 65 or 55 and up age restricted [community], and it filled up pretty quick. Our concern is on multifamily, it scares us because we have a lot, right. We have we have a lot now. We have a lot already zoned. But if it is going to be 55 and up age restricted, I would be okay with that.
Contradictory to the later discussion item where Toten criticized the HFC and PFC, the "only" senior community may be referring to here could be Parmore Anna – a 185-unit age restricted deal made possible through a partnership with the Anna Housing Finance Corporation (AHFC).
Paramore Anna is not the only senior deal with a MOU though, The Reserve at Anna has an MOU Executed on 4/25/23, but development has yet to take place.
The current concept for Trinity Creek calls for approximately 195 age-restricted multifamily units with 563 parking spaces (368 field spaces and 195 garage spaces). There's also potential for complementary healthcare facilities associated with the senior living community, which could create an integrated care-focused development targeting an aging demographic.
Toten also raised potential market concerns about townhomes, stating that "they're not selling as quick as they thought."
Stan Carver, Mayor Pro Tem, expressed specific concern about the multifamily placement.
‟I don't think you need the multifamily up there on White Street. We're not that far away from putting a whole lot of traffic on that road. When I say not far away, five, seven, maybe ten years, tops.
In response, owner representative Ron Ramirez demonstrated flexibility.
‟I can discuss with the owner about maybe increasing the commercial to have two commercial tracks on either side of the road... Since it is a PD, we can actually on that tract accept both uses.
He also referenced a Fort Worth project where "we're doing commercial up front and multifamily behind it. There's a creek behind that. So it's a natural buffer to the single family."
This hybrid approach of commercial frontage with multifamily behind received explicit support, with Mayor Pro Tem Stan Carver II, referencing the Arden Park development where "they agreed to making the frontage area commercial or in their case, medical. And then behind it, put in the townhomes."
Industrial flex space has strong support. Multiple Council members expressed enthusiasm for this element, highlighting its uniqueness in Collin County and potential to address small business needs.
‟I like the industrial because we don't have any of that. And there's that is a shortfall in Collin County, period.
Builder quality expectations are unambiguous. Toten explicitly criticized national builders D.R. Horton and Lennar by name, stating Lennar "has a history of building the same house side by side and changing the brick color a couple of shades."
Rental limitations are becoming standard practice. Toten mentioned a 5% cap on rentals within neighborhoods – a precedent likely to be applied to Trinity Creek and future developments.
Tree preservation emerged as a consistent theme, with Council highlighting recent ordinance changes that the developer should incorporate.
The pathway to approval for multifamily components in Anna appears contingent on:
Age-targeting (55+ restriction being the most politically viable)
Strategic placement (behind commercial, away from major thoroughfares)
Architectural distinctiveness (avoiding "cookie-cutter" designs)
Limited scale (the 10 units/acre density received minimal pushback)
This component includes significant restrictions on uses to maintain compatibility with residential areas.
U/ Finance
The development will incorporate a Public Improvement District (PID) financing mechanism with approximately $20 million in bonds. During the discussion, Ramirez emphasized that the current PID analysis was based on "conservative values" and suggested that as the project progresses and their understanding becomes clearer, they would be able to make necessary "refinements."
The owner’s rep has also stated they won't move forward with preliminary plat until they've "figured out all the pro forma works," indicating openness to partnership discussions at this pre-development stage..
Planning & Zoning 4/7/25
Concept Plan | Feedback Workshop
Chair Jessica Walden directly questioned the necessity of including multifamily housing in 'every' new Anna deal.
‟I'm not really following what the plan is and why everyone has to throw a multifamily aspect onto a development. Is there some unwritten rule where that has to be added to y’alls developments? Why can't we just come in with a nice development that offers something different, that offers the larger homes?
This sentiment reveals a fundamental skepticism toward multifamily products in Anna, particularly in this western area.
Owner’s rep Ron Ramirez positioned the age restriction as a concession acknowledging the Commission's general resistance to multifamily.
‟The feedback we've received working with City staff so far as being that multifamily is not popular, in general, and most communities are that way, unless there's a high demand for it. I don't want to say it was a trade-off, but we think, again, to compliment the area if we're restricted to senior living or age-restricted, better term, that's an offset to you don't get the less desirable traits in the area.
When pressed on the density, Ramirez indicated the multifamily component would be developed at "ten-ish" units per acre in a two-story format. The lack of a detailed land plan for the multifamily portion suggests the developer is maintaining flexibility while gauging the Commission's receptiveness to the concept.
Commissioner Josh Vollmer supported the deal, but questioned the multifamily component. He offered the most positive assessment of the age-restricted product.
‟I'll say I like this idea. On both sides of your project, North and South, from White Street, all the way over to 75 is going to be commercial anyway, so you're going to have a real hard time selling anything bigger than that.
The age restricted component seemed to change the reception. Vollmer's endorsement represented the strongest support voiced for any multifamily component during the meeting.
‟The multifamily feels a little odd to me. I do think there's an opportunity for the senior living though.
The Commission's comments reveal an underlying concern that standard multifamily development would detract from Anna's distinctive character, with multiple commissioners suggesting that unique, larger-lot residential offerings would better differentiate Anna from surrounding communities. Chair Walden challenged the developer to incorporate "more rustic vibes" and bring "some of the Fort Worth aspect over here" to align with the Commission's vision for western Anna's character.
You saved: 1h 8m
Developer/Owner: Elim Capital Group, Ethan Wang Phone: (214) 833-8833
Developer Representative: Evolving Texas, Ron Ramirez, P.E. Phone: (817) 529-2700 Email: [email protected], PID consultant (DFG) mentioned for PID financing mechanism
Staff Report: Trinity Creek
Project Plans: Trinity Creek Plan
We thought it'd be helpful to bring in some other recent discussion sentiment on multifamily, specifically focused on affordability and how the city is both seeing it and planning for it. Council Member Toten recently brought to the council a discussion item on PFC and HFC activity in Anna.
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PFC/HFC Deals in Your All-In Dataset
Anna PFC/HFC
Citywide | Discussion
City Council 3/11/25
PFC & HFC | Discussion Item
Council Member Kevin Toten is actively pushing to reconsider Anna's use of Public Facility Corporation (PFC) and Housing Finance Corporation (HFC) structures, stating plainly after "doing a little bit of research" that "we're at a point where we don't need it."
The conversation kicked off when City Manager Ryan Henderson recognized Toten had requested the agenda item. Toten immediately framed the issue as a tool that had served its purpose.
‟We needed this at the beginning of some apartment complexes, and that's what we were told by staff. So now I think we're at a point where we don't need it. We don't have to have it, there's other cities that don't have it.
His research indicated Anna can thrive without these financing structures.
Toten proposed a workshop where city staff would present comprehensive data on current PFC/HFC developments. Henderson confirmed staff would provide context on when these structures began in Anna, how many apartment complexes currently use PFC/HFC incentives, and arrange for legal counsel to offer guidance on these structures. Henderson promised a "complete picture of how we've utilized them" to help council determine future direction.
Beyond data collection, other council members raised specific concerns. Council Member Bills had perhaps the strongest counterpoint to Toten's position, offering a perspective focused on economic cycles.
‟If we say no more and we get rid of that mechanism, what would we have to do as a city to bring that mechanism back? So I just, I just don't agree. I just don't agree that we should just say blanket 'no more.'
Mayor Pete Cain quickly responded to Bills’ concern:
‟That's not what we're doing. We're just going to put this on the agenda and talk about it.
After some back and forth, Council approved a motion to schedule a dedicated workshop sometime during May to thoroughly examine PFCs/HFCs. Henderson committed to providing comprehensive information on "when it was created, how many of them we currently have under contract," and "what are the ramifications if we stop doing it."
The council vote to hold the workshop was unanimous (6-0), suggesting all members, regardless of their current position, want more information before making a final decision. Notably, Mayor Pro Tem Stan Carver II was absent from this meeting, which could be significant as prior documents identified him as holding a position with the Anna Public Facility Corporation.
Previous data, as stated by Council Member Toten's July 2024 comments, indicated Anna had 14,802 apartment units zoned, with only 317 not being PFC or HFC.
More on PFC/HFC activity in Anna:
CITYWIDE
Anna 2050 Comprehensive Plan Update
Citywide | Approved
The Anna City Council and Planning & Zoning Commission unanimously approved the 2050 Comprehensive Plan update in March 2025, revising the framework for multifamily development in the city.
The plan consolidates place types from 12 to 10, with multifamily development primarily permitted in "Urban Living" zones. These zones specifically allow townhomes, duplexes, condominiums, and apartments, along with neighborhood-serving retail and office space. Urban Living areas are strategically positioned at major transportation nodes - specifically along Highway 75 corridor, White Street, within and adjacent to the defined downtown core, and at key intersections of major thoroughfares throughout the city.
City officials demonstrated a clear preference for controlling multifamily density and location. Commissioner Longmire specifically noted that changing west Anna from Suburban Living to more Estate Residential was "one of the big things we were looking for." Council member Carver reinforced this sentiment stating "the last thing we want is to be all apartment complexes."
The revised plan incorporates substantial public input, with over 430 touchpoints including a 100-person open house. Local residents, particularly from ETJ areas, advocated successfully for lower density designations west of Highway 75, resulting in more Estate Residential and Rural Living designations in those areas.
Council Member Jody Bills emphasized repeatedly that the comprehensive plan "does not constitute zoning regulations" and lacks the legal authority of zoning ordinances. Each multifamily development will require specific zoning approvals regardless of comprehensive plan designation.
The meetings contained no discussion of affordable housing initiatives, workforce housing targets, or financing mechanisms.
The plan also designates "Compact Residential" for townhomes and duplexes, but these are indicated as points rather than areas on the map, suggesting they should comprise small portions within larger developments rather than standalone projects.
Anna anticipates revisiting this comprehensive plan within 5-7 years due to projected rapid growth, creating a relatively short window for development under these guidelines.
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