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

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.