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Commission backs rezoning to planned residential for 7 townhomes at 1709–1711 Whipple Drive with canopy and HOA proffers
Summary
The commission recommended rezoning two parcels at 1709 and 1711 Whipple Drive from RM-48 to PR (planned residential) to permit seven four-bedroom townhomes, subject to a proffered HOA requirement and adding a 10% tree canopy standard to the PRD.
The Planning Commission voted to recommend approval of RZN 25-8 (Ordinance 2095), a rezoning request to establish a Planned Residential Development (PRD) for property at 1709 and 1711 Whipple Drive, subject to conditions and proffers.
Staff described the 2.77-acre site, noting existing uses include two multiunit buildings (96 bedrooms) and a single-family house at 1709 proposed for demolition. The application proposes seven four-bedroom townhomes (28 bedrooms) in fee-simple parcels, increasing the site to 124 bedrooms (45 bedrooms per acre) and adding surface parking to total 100 parking spaces. The proposal includes about an 8-foot multiuse trail that would run roughly 375 feet from Whipple Drive toward the adjacent Echols Village property; staff and the corridor committee encouraged a future connection with Echols Village and suggested wider trail widths where feasible.
In the staff presentation, town planners recommended that the PRD include a minimum 10% tree canopy coverage standard (consistent with the RM-48 district) and noted that a stormwater concept plan and utilities review have been approved. The applicant proffered two commitments: that development be in substantial conformance with the submitted plan and that occupancy limits be restricted to a family plus two unrelated persons (or no more than four unrelated persons) per dwelling.
The applicant (John Neil, Foresight Design, representing Greystone Companies) said the PRD alternative reduces impervious surface and parking impacts compared with a by-right RM-48 layout, increases open space on the site, preserves much of the existing tree line adjacent to Echols Village and commits to creating an HOA prior to any sales. Commissioners discussed trail width and future connection details; the applicant agreed to examine grading the outer 2 feet so the trail could be widened in the future if the adjacent property cooperates.
A public commenter from Countryside Estates urged greater pedestrian safety and connections (sidewalks and crosswalks) near North Main and Countryside Court, saying the neighborhood is effectively landlocked and that more nearby development increases safety concerns. Commissioners acknowledged the safety concerns and encouraged the commenter to raise them with Town Council as well as the planning department.
The motion to recommend approval included staff’s recommended 10% canopy requirement and the applicant’s proffer to create an HOA prior to sale; it passed unanimously. The recommendation advances to Town Council for final approval of the PRD ordinance language and proffers.
