Planning commission deadlocks on rezoning at FM 1976; 3-3 tie forwarded as denial recommendation to city council

The Planning and Zoning Commission on May 19 deadlocked on a developerrequest to rezone a 4.8697-acre tract at the west corner of FM 1976 and Appaloosa Pass from R-6 (single-family small-lot) and R-3 (multifamily) to R-2 (duplex). The commission recorded a 3-3 tie and the tie will be transmitted to the City Council as a recommendation for denial.

Sharon Williams, Director of Community Development, told the commission staffsupport the rezoning request to R-2, saying the property sits on a commercial corridor and that environmental constraints (a flood plain) limit how the parcel can be developed. "If the property were to be developed, it would need to be platted and a storm water management plan would need to be reviewed and approved as part of that," Williams said.

Patrick Christiansen, representing the property owner and the developer, described a proposal for 15 duplex buildings (30 units) with access from Appaloosa Pass and units facing away from FM 1976. "This will be new construction. The rents will be too high for Section 8," Christiansen said, addressing neighborsconcerns about subsidized housing and emphasizing the developerviews the project as market-rate duplexes rather than subsidized apartments.

Dozens of nearby residents spoke against the rezoning during the public hearing, citing traffic on FM 1976, school capacity, neighborhood character and the presence of a flood plain. Tiffany Blake, a resident of Samara Landing, said the subdivision was "built with a single-family focus" and asked the commission to require a full traffic and infrastructure review before approving a change. "We're asking the city to pause approvals, require a full traffic and infrastructure review, and take a hard look at whether this type of development really fits this location," Blake said.

Staff and some commissioners noted constraints on what the city can require at the rezoning stage. Williams said the commissionwas being asked to judge land use (the allowable uses and density) and that site-level engineering, traffic warrants from TxDOT and stormwater analysis would be reviewed later by the city's development review team if the rezoning were approved. On roadway questions, staff said TxDOT establishes warrants for turn lanes and signals; staff told the commission the development did not currently meet TxDOT warrants for a signal but would be reviewed by city departments during permitting.

After public comment and deliberation, commissioners moved first to recommend denial and then considered a motion to approve. The final tally after the chairman cast a deciding vote produced a 3-3 tie; under the commissionprocedures that tie will be forwarded to City Council as a recommendation for denial.

Next steps: the recommendation is procedural and nonbinding; the City Council will hold the final hearing and decision on the rezoning request.