Commission recommends approval of 13‑lot PUDR on George Washington Boulevard with conditions

The Washington City Planning Commission recommended approval on Aug. 6 of Z-25-17, a zoning change request to rezone approximately 3.6 acres at about 990 East George Washington Boulevard from R1‑10 to Planned Unit Development Residential (PUDR) to allow a 13‑lot subdivision.

After a staff presentation and public hearing, the commission voted 3-0 to forward a recommendation of approval to City Council. Commissioner Mitchell moved to recommend approval; Commissioner Davis seconded. Commissioners Mitchell, Davis and Bullock each voted “aye.” The staff report noted the application had been tabled at the commission’s June 18 meeting to allow the applicant time to revise plans.

The applicant reduced the original layout by one lot, presenting an updated plan that lists 13 lots and a density of approximately 3.61 dwelling units per acre. The revised plan converts a previously proposed stub connection to the north into a looped trail amenity and includes conceptual lot layouts and building elevations. Staff said the amended plan addressed prior concerns about the north connection and provided conceptual elevations showing how homes could sit on the lots.

Public commenters raised concerns about lot sizes, parking and maintenance of the proposed amenity. Tony Bodell asked whether the HOA would maintain landscaping along the trail and requested assurances about tumbleweed and weed control. Peggy Benson asked whether the loop trail area would be left open and whether it would invite people to traverse private yards; the applicant later said a six‑foot block wall was proposed along the north end of Lot 7 to limit unwanted access.

Representatives for the applicant and Ivory Homes said the design changes respond to a geologic fault line and constructability constraints. Skyler Tolbert (Ivory Homes) said three of the previous lots were effectively unbuildable under the earlier layout because of the fault and that reconfiguring the plan enabled a modest increase in density while keeping most lots in a size range the applicant said would be marketable for entry‑level homes. The applicant noted that several lots could accommodate a three‑car garage and that typical home plans presented for the site were modest in scale.

Commissioners discussed density, lot sizes and the PUD amenity requirement. Several commissioners said they were sympathetic to an affordability objective but remained concerned that the proposed amenity and resulting HOA dues could reduce affordability. Commissioner Mitchell suggested the commission’s concerns and suggestions — including looking at removing a lot or enlarging select lots and considering setback increases along the north boundary — be transmitted to City Council for final consideration. The applicant offered to consider increased setbacks on Lots 6 and 7 as an additional buffer for the neighbors to the north.

The commission’s recommendation includes reference to the findings and conditions in the staff report; the motion recorded by staff asked that the City Council review the application with those findings and conditions (the transcript refers to seven findings and seven conditions as outlined in the staff report). The recommendation will be placed on the City Council agenda for final action.

Votes at a glance: Z-25-17 (rezoning 3.6 acres at approximately 990 East George Washington Boulevard from R1‑10 to PUDR; 13 lots, density ~3.61 du/acre) — motion to recommend approval by Commissioner Mitchell, second Commissioner Davis; vote Mitchell Aye, Davis Aye, Bullock Aye. Outcome: recommended approval to City Council subject to staff findings and conditions.

The item will return to City Council with the commission’s recommendation and the record of public comments.