[{"_1":2,"_111":-5,"_112":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,75,87,99],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},"mediaId",6292642,"mediaKeyId","2525719-d1f02a91f0dac42267558e180e25669f","parentId",2525719,"title","Commission approves concept-plan amendment, rezoning for portion of Cumberland Park to allow single-story build-to-rent homes","audioSeconds",1289,"startMs",151000,"endMs",1440000,"viewUrl","/Search/View?dp=1&key=2525719-d1f02a91f0dac42267558e180e25669f&start=151&end=1440","thumbnailUrl","https://assets.pipeline.soar.com/2525719-d1f02a91f0dac42267558e180e25669f/thumbnail_151000.jpg","articleUrl","/articles/6292642/Tyler/Smith-County/Texas/Commission-approves-concept-plan-amendment-rezoning-for-portion-of-Cumberland-Park-to-allow-single-story-build-to-rent-homes","mediaUrl","https://secure.pipeline.soar.com/6292642-dba4302aa1c97b14658e9c4c03e2c16a/orig.mp4?Expires=1771140885&Signature=RIrdFniB3EbY-~H0jmaVYBompiLLLXBKyvyPDtzoFC~UOjotB21sTBToX0vC~T1D98ZU~lQn0rPojuMoWFWq2JPPfluAKlfkcCqy4fRcJrs3B2cis9991~1scSpBeyOXl951ikWYI3LL50VDuoLOEXc8579YoR55Ky9zTUIRe7bkYAx2OlPNIP6AD1KuvNWUtzFunoAraa7TPL3LkOe-eCH9QbQ4wOn7ePWL5VTnWqrF3~7aBoqWo6MDu8vDa48SlkrBP8DA1rM1z8JaqUlzPcLEjbqUdXL-0cj-thJUCgGjAm9TsShBQaBmMHw1N7Yi3gOwvCoNLflxks7rGJimxw__&Key-Pair-Id=KUT5TJCACFTXG","author","Tyler City, TX","date","2025-03-07T21:26:01.383Z","article","The Tyler Planning and Zoning Commission on a voice vote approved PD 25005, an amendment to the Cumberland Park concept plan, and PD 24036, a rezoning of a portion of that plan to PMF (Planned Multi‑Family), to allow a phased single‑story, build‑to‑rent residential development.

City planning staffer Caleb presented the two items together and said the requests would amend the 2003 Cumberland Park concept plan so a portion currently zoned PCD, RPO and AG could be redeveloped as PMF and shown as mixed‑use on the future land‑use guide. Caleb said the applicant proposes a phased project; phase 1 would include 251 single‑family and duplex‑style, single‑story rental units at about 6.2 units per acre, with the developer respecting an existing 50‑foot landscape/agricultural buffer on the north edge and leaving floodplain and wetlands on the east side undeveloped.

The developer’s representative, Steve Fritzer of Vintera Realty, said the product is a build‑to‑rent neighborhood of one‑ to three‑bedroom single‑family homes (10 feet between houses, 10‑foot backyards) with gated access, internal management and an estimated rent of about $2,000 per month. Fritzer said the developer will not encroach into floodplain or wetlands and intends to “respect” the 50‑foot buffer.

Several neighbors spoke during public comment. Stuart Bannon, who lives on Cherokee Trail, said he supports development but asked that any future phase be limited to single‑story units to limit light pollution and urged a traffic study because Cumberland Road is a 40 mph residential road without shoulders. Louis Paul Owen and other residents said the tract contains wildlife they believe to be protected, including a bald eagle they reported seeing on multiple days, and expressed concern about loss of habitat, noise and traffic. Staff noted community outreach and that mailed notices returned one in favor and three in opposition within the 200‑foot notice area; staff reported protest calculations of “a little under 6%” for one of the related notices and 3.96% for the other.

Planning staff said their technical review found the two requests consistent with approval criteria and recommended approval of both PD 25005 (concept‑plan amendment) and PD 24036 (rezoning to PMF). A commissioner moved to approve PD 25005; the motion passed and the item was recorded as approved. The commission then moved and approved PD 24036.

The commission and members of the public asked about possible future phases; staff clarified that any future phase or site‑plan changes would require separate submittal and review and that the current approvals apply to the concept‑plan amendment and the rezoning as presented.

Votes at a glance: PD 25005, concept‑plan amendment — approved. PD 24036, rezoning to PMF — approved.

Why it matters: The approvals change the character and future land‑use designation for part of the Cumberland Park area by permitting a higher density of rental housing than the adjacent single‑family areas. Neighbors cited traffic safety on Cumberland Road, floodplain and wetland constraints, and potential habitat impacts; staff and the developer said floodplain and the 50‑foot buffer will be preserved and that future phases will require additional review.

The commission moved on to other agenda items after the approvals; any appeals of a denial would have allowed a 10‑day written appeal to the planning department, staff reminded the public.","mediaType","Video","parentTitle","Planning and Zoning Meeting for March 4, 2025","oneSentenceSummary","The Tyler Planning and Zoning Commission on a voice vote approved PD 25005, an amendment to the Cumberland Park concept plan, and PD 24036, a rezoning to Planned Multi‑Family (PMF), to permit a phased, single‑story build‑to‑rent development in part of the Cumberland Park area.","taxTitle","Tyler, Smith County, Texas","taxId",2813,"location","headline","","shortSummary",{"_33":76,"_35":36,"_37":38,"_39":77,"_41":78,"_43":79,"_45":80,"_47":81,"_49":82,"_51":83,"_53":84,"_55":56,"_57":58,"_59":85,"_61":62,"_63":64,"_65":86,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6292629,"Planning and Zoning Commission: minutes approved; several zoning items approved, one denied, others tabled",4977,138000,5115000,"/Search/View?dp=1&key=2525719-d1f02a91f0dac42267558e180e25669f&start=138&end=5115","https://assets.pipeline.soar.com/2525719-d1f02a91f0dac42267558e180e25669f/thumbnail_138000.jpg","/articles/6292629/Tyler/Smith-County/Texas/Planning-and-Zoning-Commission-minutes-approved-several-zoning-items-approved-one-denied-others-tabled","https://secure.pipeline.soar.com/6292629-55052e3b7a80d6805e3f5ee9d9f61597/orig.mp4?Expires=1771140885&Signature=aSZdTjPTyIZb9qI8JChQRma2DozM9ne6v89MFI9T8vRQACb6DHqBK4jXYipzyAUYOhly2jMhzqe03EM1dlU5fRu9m6I~ITbzh~Gd2HOuDS~~A~b6em2dxepfKpRZXKXDMW5~77DCfAyMz1jtqUnzN2xKsT7h8v7yNh3oL2iQkCyiTzLgioRRuxx1V8g1gZR-rHZ4Kz~ig8QOeqBwitsvaSLk63Vv3VzOWNOfTb4ztC4ZF2~8VpUWePQcg4RWR9eSS3O9TZllKCdyaulJlBGet48juZp1AQ4S74YbEuit2pT6MPSwnduLsv3L79QPjTDEEUbAddrhgR1LbayyU~MO0w__&Key-Pair-Id=KUT5TJCACFTXG","The Tyler Planning and Zoning Commission handled multiple routine and contested items at its March meeting. Highlights and formal actions:

- Minutes: Commissioners approved minutes from the February 4 meeting by voice vote.

- PD 25005 / PD 24036 (Cumberland Park): Commission approved a concept‑plan amendment and a rezoning to PMF for a portion of Cumberland Park to allow a phased, single‑story build‑to‑rent neighborhood (see separate coverage).

- Z25‑002 (Kennedy property): Staff recommended and the commission approved a zone change from R1B to R1D for a lot on Kennedy Road to allow reduced rear‑yard setback (R1D rear yard setback 15 ft vs. 25 ft in R1B). Notices: 30 mailed; none returned. Staff found the request consistent with approval criteria and recommended approval; a commissioner moved and the commission approved the request.

- Z25‑001 (Reginald Jenkins): Staff recommended and the commission approved a zone change from R1B to R1D to allow two detached single‑family homes facing North Gaston Avenue and North Hill Avenue after subdividing a lot. Notices: 21 mailed; none returned. Staff found the request consistent with the approval criteria and recommended approval.

- Z24042 (Custom Homes): Applicant sought R1A to R1B to subdivide and develop four single‑family homes; staff recommended approval, but mailed protest notices returned 6 in opposition of 11 mailed (a protest calculation of 40.88%). Because written protest exceeded 20%, a favorable vote of a three‑fourths majority of the City Council would be required to approve. After public comment focused on runoff, noise and safety, a motion to deny passed and the commission denied the rezoning.

- PD 25‑003 (Genecove West/Mud Creek): The commission tabled this request for 30 days (vote recorded 5–1) after residents raised access, traffic and drainage concerns and staff cited the need for a unified private‑street plan.

- PD 25‑002 (Ed Thompson, Huey Drive): A request to rezone to PMF for a townhouse/garden‑apartment plan was tabled for 30 days (vote recorded 5–1) after extensive resident opposition related to drainage, traffic and proximity to the East Texas Crisis Center; the applicant and neighbors were asked to meet and return with additional information.

Why it matters: The meeting combined routine approvals (minutes, small lot rezones) with contentious hearings over higher‑density projects where residents raised recurring concerns about traffic, drainage, and compatibility with long‑standing single‑family neighborhoods. Several tablings were intended to allow technical clarifications and neighborhood negotiation before final action.

Next steps: Items tabled for 30 days will return to the commission after applicant‑neighborhood discussions and any revised site plans or engineering documentation are provided.","The Tyler Planning and Zoning Commission approved minutes and several zoning requests, denied one rezoning, and tabled two contested rezoning proposals for 30 days to allow applicant‑neighborhood negotiations and additional technical information.",{"_33":88,"_35":36,"_37":38,"_39":89,"_41":90,"_43":91,"_45":92,"_47":93,"_49":94,"_51":95,"_53":96,"_55":56,"_57":58,"_59":97,"_61":62,"_63":64,"_65":98,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6292633,"Commission tables Ed Thompson townhome/garden‑apartment rezoning after strong neighborhood opposition",1796,6936000,8732000,"/Search/View?dp=1&key=2525719-d1f02a91f0dac42267558e180e25669f&start=6936&end=8732","https://assets.pipeline.soar.com/2525719-d1f02a91f0dac42267558e180e25669f/thumbnail_6936000.jpg","/articles/6292633/Tyler/Smith-County/Texas/Commission-tables-Ed-Thompson-townhomegardenapartment-rezoning-after-strong-neighborhood-opposition","https://secure.pipeline.soar.com/6292633-1ab9508e9c354fb2d6fd06e1ffe695e3/orig.mp4?Expires=1771140885&Signature=H0VtmJRBPH1EEl5va1a~UzOK3ujSfgA9dArGzkRC9lrbJPmOYRzPt8GcCJAeFxw5DRWW79UW-qUWTtWSdlsV2zPaYaV-hUKya2UCPyyLncQZZULSxFMFv1kmkashoh53CkApJQV12dqB84EuWxtA3k3ovcD7zL5BJbdJWHktV7SMO0rQnYGh5jfVMTwLZ-7zN0T60Dl8LglPv6ps5THdYQeCmnkC71JnctgXs9iVgj5ELOtTlmDPIlgE4bUvtIk0GCF38JjmKuNzKTeqg9DamaEmFf-kY9U3Y9m-FpyExuhzWiPtEgs6sOkRMS8XzsNt4TcrelxNY5-W4S-L3smCtA__&Key-Pair-Id=KUT5TJCACFTXG","The Planning and Zoning Commission voted to table for 30 days a request by Ed Thompson to rezone a parcel near Huey Drive from R1A (single‑family) to PMF (planned multi‑family) with a final site plan proposing three one‑story buildings containing 2 one‑bedroom and 7 two‑bedroom units (about 11.379 units per acre).

Planning staff said the proposal would amend the future land‑use guide from single‑family medium‑low density to townhouse/garden apartment and presented a site plan showing access from Huey Drive and Old Noonday Road with dual vehicle access and a gated emergency access. Staff recommended approval, stating the request furthers the city goal of adding residential rooftops to the north end; no mailed protest notices were returned in favor or opposition according to staff.

Public comment was strongly opposed. Dozens of residents, including neighborhood association leaders and the Saint Louis Community Association president, urged denial. Speakers cited repeated flooding and poor drainage at nearby Patton Circle and Patton Lane, traffic and school‑zone congestion near Dixie Elementary, potential negative impacts to property values and privacy, and the presence of the East Texas Crisis Center (a shelter for survivors of domestic violence) adjacent to the site. Several residents showed photos and video of backyard flooding, trees toppled by water‑saturated soil, and narrow streets with heavy school traffic. Community members asked that multi‑family development not be placed adjacent to long‑standing single‑family homes and requested time to meet with the applicant.

Applicant representative Ray Boudreaux (speaking for the applicant, who was ill) said the applicant had begun outreach, had communicated with the crisis center, and asked to meet with neighbors. After a motion to deny failed to carry (recorded as a tied or close vote), commissioners ultimately voted to table the item for 30 days to allow applicant‑community discussions; commissioners recorded the tabling vote as 5–1.

Why it matters: Neighbors argued the proposed multi‑unit development is incompatible with the surrounding single‑family neighborhood, cited localized drainage and flooding problems that would need engineering solutions, and expressed concern about placing higher‑density housing next to a crisis shelter and elderly residents.

Next steps: Applicant and staff to meet with neighbors and provide revised plans or additional engineering information at the commission’s next meeting in 30 days.","The commission tabled a proposal by Ed Thompson to rezone a property near Huey Drive from R1A to PMF for a townhouse/garden‑apartment development after residents and the Saint Louis community association raised concerns about density, traffic, drainage and proximity to a local crisis center.",{"_33":100,"_35":36,"_37":38,"_39":101,"_41":102,"_43":103,"_45":104,"_47":105,"_49":106,"_51":107,"_53":108,"_55":56,"_57":58,"_59":109,"_61":62,"_63":64,"_65":110,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6292637,"Commission tables Genecove West/Mud Creek private‑street rezoning after residents object to density and traffic",2615,1449000,4064000,"/Search/View?dp=1&key=2525719-d1f02a91f0dac42267558e180e25669f&start=1449&end=4064","https://assets.pipeline.soar.com/2525719-d1f02a91f0dac42267558e180e25669f/thumbnail_1449000.jpg","/articles/6292637/Tyler/Smith-County/Texas/Commission-tables-Genecove-WestMud-Creek-privatestreet-rezoning-after-residents-object-to-density-and-traffic","https://secure.pipeline.soar.com/6292637-c22cb90b982546de50708443d016da6a/orig.mp4?Expires=1771140885&Signature=FODJjgith7wSmsX~aZDYyRzz2nAvsH6Go4RjG3GbvwOI22J4lAIuGUn8CRdYUl9i8ffS~bbP7ZFTlCawGNp53iit75Tt9ufmaYOwOUkGaCiwFLVw6lb5TAFzfqcQWyvHtdczpKQRoP-R03wjrY-nbfTZGM6ot0gnLvUuKKY4P03fgVgAWJtsHmBUb3z~ToWGIGW~eqh~aWqC8wulja2LrVOJCTNfSNXzYGhIW9XE-qx6jdsbeb7cALMwyaBfChrs831LnmxOv-dghLIi-gK8~B-U4x6i-fQ~yUFLsVFSnSDHzSxBaME9RuK2xCAdKKHG8PK3659DkUx9ROr1Vs0Xyg__&Key-Pair-Id=KUT5TJCACFTXG","The Tyler Planning and Zoning Commission voted to table for 30 days a request by the Genecove Group to rezone a roughly 50‑acre tract northwest of Cumberland Road and Paluxy Drive to PUR (Planned Unit Residential) to create a gated private subdivision (PD 25‑003, Genecove West/Mud Creek).

City staff described the request as a zone change from R1A (single‑family residential) to PUR to allow detached single‑family homes with private streets. The presented final site plan showed 74 single‑family lots across about 51.63 acres in two phases; staff said the proposed development would create a lower density than otherwise allowed under R1A but raised an access concern because subdivisions with 74 lots require two access points and the platted subdivision to the west did not currently show a connection. Staff recommended tabling the item until the applicant clarified whether the neighboring parcel would be included so the private street could be shown as a single development.

Dozens of nearby residents and neighborhood representatives spoke in opposition at the public hearing, citing similar themes: vehicle and pedestrian safety on Cumberland Road (described by commenters as a two‑lane residential road with limited shoulders and inadequate drainage), increased traffic and congestion, stormwater and runoff impacts to Shackleford Creek and downstream crossings, loss of single‑family character and potential property‑value effects. Several residents described sight‑line problems and the steep approaches at intersections, and asked the developer to provide an alternate egress directly to Paluxy Drive to avoid funneling traffic onto Wilder Trail and Cumberland Road.

Chris McNerney, representing Genecove, said the request for PUR was solely to permit a gated private street and that the developer’s intent was single‑family homes (no multifamily). McNerney said the developer planned gate locations consistent with the city’s requirement for one egress per 60 lots and asked the commission to table while the applicant tries to negotiate with neighbors and revise the plan if needed.

After lengthy public comment and discussion, Commissioner motioned to table the item for 30 days; the motion passed 5–1. Staff and the applicant were asked to coordinate with neighborhood representatives to address access and stormwater concerns and to provide a revised site plan for the commission’s next meeting.

Why it matters: The request would change zoning and allow gated private streets, altering access patterns and potentially concentrating traffic onto existing residential roads that residents described as substandard for higher volumes. Staff and residents flagged stormwater management and access connections as unresolved issues that must be addressed before a final decision.

Next steps: Applicant and staff to meet with neighbors and bring revised plan or clarifications to the commission within 30 days.","The Planning and Zoning Commission voted 5–1 to table PD 25‑003 (Genecove West/Mud Creek), a request to change zoning to PUR to allow a gated private‑street subdivision, after extensive public opposition citing traffic, drainage and compatibility with surrounding single‑family properties.","actionData","errors"]

Article not found

Commission approves concept-plan amendment, rezoning for portion of Cumberland Park to allow single-story build-to-rent homes

Planning and Zoning Commission: minutes approved; several zoning items approved, one denied, others tabled

Commission tables Ed Thompson townhome/garden‑apartment rezoning after strong neighborhood opposition

Commission tables Genecove West/Mud Creek private‑street rezoning after residents object to density and traffic