Denison council denies planned‑development rezoning for 25‑acre patio‑home project after parking, density and design concerns

The Denison City Council on Monday in May voted to deny an ordinance that would have rezoned roughly 25.356 acres at the southeast corner of South Eisenhower Parkway and South Bannon Avenue to a planned‑development overlay for a patio‑home subdivision.

City planning staff described the applicant’s request as a move from single‑family 7.5 zoning to a plan development overlay to permit a patio‑home product that would allow smaller lots and several deviations from base standards. The applicant’s concept plan proposed about 152 single‑family homes, two points of access and roughly 2 acres of open space.

The council heard that the developer requested multiple deviations from base zoning: reducing minimum lot size from 5,000 to 4,000 square feet and minimum lot depth from 100 to 90 feet; reducing required on‑site parking to a single‑car garage plus one driveway space instead of a two‑car garage and two driveway spaces; and permitting garages to face the street rather than enter from an alley. Planning staff noted sidewalks would be required and that the development standards and requested deviations are detailed in the agenda backup materials.

"The item I have for you tonight is a request to rezone, approximately 25 acres," Planning staff member Ms. York said while presenting the request and explaining the deviations in lot size, parking and garage placement. The staff report noted a previously approved plan development overlay (Jan. 16, 2024) for about 11.5 acres of the same larger tract and explained the applicant returned with a revised concept after determining the earlier multifamily/townhome plan was not feasible.

Bridal Ochoa of South Link Consulting Engineers, representing the applicant, told council the product type informed the requested design: "This is the product they sell really well nationally. And so we wanted to make the development complement the product," he said, and confirmed the owner had agreed at the Planning and Zoning meeting to require two‑car garages as a condition.

Council members pressed on operational and safety effects. Council members raised repeated concerns about street width and first‑responder access on a 50‑foot right‑of‑way (31 feet back‑to‑back street section), the potential for on‑street parking to block travel lanes and sidewalks, and the visual effect of front‑facing garages. "I'd like to have streets... easily passable, both ways for all of our citizens," Mayor Robert Crowley said during the discussion.

Planning and Zoning recommended approval with conditions, including preserving two‑car garages and additional open space in places; staff had recommended additional open space as well. The applicant’s preliminary plat was described in staff remarks as containing about 2.5 acres of open space overall, though council members said that much of the open space would be marginal land along the property edge and would not serve as a central neighborhood amenity.

After discussion and the retraction of an earlier motion, council members moved to deny the rezoning ordinance. The council called for the vote, and the motion to deny carried.

The denial leaves the property at its current SF‑7.5 zoning; staff and the applicant may return with revised plans or different requests in the future.

Members of the public did not speak in the hearing on this item; the record contains the staff presentation, the developer presentation and council discussion.