Commission approves concept-plan amendment, rezoning for portion of Cumberland Park to allow single-story build-to-rent homes

The Tyler Planning and Zoning Commission on a voice vote approved PD 25005, an amendment to the Cumberland Park concept plan, and PD 24036, a rezoning of a portion of that plan to PMF (Planned Multi‑Family), to allow a phased single‑story, build‑to‑rent residential development.

City planning staffer Caleb presented the two items together and said the requests would amend the 2003 Cumberland Park concept plan so a portion currently zoned PCD, RPO and AG could be redeveloped as PMF and shown as mixed‑use on the future land‑use guide. Caleb said the applicant proposes a phased project; phase 1 would include 251 single‑family and duplex‑style, single‑story rental units at about 6.2 units per acre, with the developer respecting an existing 50‑foot landscape/agricultural buffer on the north edge and leaving floodplain and wetlands on the east side undeveloped.

The developer’s representative, Steve Fritzer of Vintera Realty, said the product is a build‑to‑rent neighborhood of one‑ to three‑bedroom single‑family homes (10 feet between houses, 10‑foot backyards) with gated access, internal management and an estimated rent of about $2,000 per month. Fritzer said the developer will not encroach into floodplain or wetlands and intends to “respect” the 50‑foot buffer.

Several neighbors spoke during public comment. Stuart Bannon, who lives on Cherokee Trail, said he supports development but asked that any future phase be limited to single‑story units to limit light pollution and urged a traffic study because Cumberland Road is a 40 mph residential road without shoulders. Louis Paul Owen and other residents said the tract contains wildlife they believe to be protected, including a bald eagle they reported seeing on multiple days, and expressed concern about loss of habitat, noise and traffic. Staff noted community outreach and that mailed notices returned one in favor and three in opposition within the 200‑foot notice area; staff reported protest calculations of “a little under 6%” for one of the related notices and 3.96% for the other.

Planning staff said their technical review found the two requests consistent with approval criteria and recommended approval of both PD 25005 (concept‑plan amendment) and PD 24036 (rezoning to PMF). A commissioner moved to approve PD 25005; the motion passed and the item was recorded as approved. The commission then moved and approved PD 24036.

The commission and members of the public asked about possible future phases; staff clarified that any future phase or site‑plan changes would require separate submittal and review and that the current approvals apply to the concept‑plan amendment and the rezoning as presented.

Votes at a glance: PD 25005, concept‑plan amendment — approved. PD 24036, rezoning to PMF — approved.

Why it matters: The approvals change the character and future land‑use designation for part of the Cumberland Park area by permitting a higher density of rental housing than the adjacent single‑family areas. Neighbors cited traffic safety on Cumberland Road, floodplain and wetland constraints, and potential habitat impacts; staff and the developer said floodplain and the 50‑foot buffer will be preserved and that future phases will require additional review.

The commission moved on to other agenda items after the approvals; any appeals of a denial would have allowed a 10‑day written appeal to the planning department, staff reminded the public.