Tyler planning commission approves annual city-limits finding and multiple annexations and rezones; sends recommendations to City Council

The City of Tyler Planning and Zoning Commission on Jan. 7, 2025, voted to recommend approval of the Unified Development Code city-limits finding and OKayed multiple annexation and rezoning requests, sending each to the City Council for final action at its Jan. 22, 2025, meeting at 9 a.m.

The commission adopted its annual uncontestable finding that territory within the city limits as of Dec. 31, 2004, remains part of the city, a routine item staff said is done each year to confirm past annexations. Staff recommended approval and the motion passed by voice vote.

Why it matters: The actions clear the way for residential and commercial development proposals and update zoning and the city limits map used for permitting and utilities. Several items change the land-use designation or official city boundary and include development standards that will govern lot sizes, setbacks and allowable uses.

The commission approved two annexations that would expand Tyler city limits and set original zoning for the properties. A Werner Taylor Land and Development annexation (approximately 25.81 acres south of The Crossing) was recommended for annexation to bring the tract into City Council District 2 and for original zoning of R1B (single-family residential). Mark Freestner, speaking for the applicant, said the property would continue development similar to surrounding Crossing subdivisions as density increases toward Old Noonday.

A second annexation (about 11.06 acres) north of the previous tract, proposed as a Planned Unit Residential (PUR) zone to extend the Henshaw/Henshall Creek subdivision, was recommended for approval. That proposal’s written narrative anticipates 20 lots, including 13 lots with a minimum of 6,800 square feet and other lots with a minimum of 5,000 square feet; setbacks in the narrative include a 20-foot front setback, 5–7.5-foot side setbacks, a 15-foot rear setback and a 10-foot corner side setback. Staff told commissioners no notices were returned in favor or opposition for that item and that public utilities will be extended as development proceeds.

On rezonings, the commission recommended approval of several requests to align zoning with existing or proposed uses:

- 601 East Dodge Street (Z24-038): The commission recommended changing the parcel from RMF (multifamily residential) to RPO (restricted professional office). Brian Allen, representing 601 Properties LLC and owner Cynthia Allen, said the building has housed dental services there since 1968 and only during a recent permit process discovered the RMF classification did not match the long-standing medical/dental use. One adjacent property owner, David Warshaw, asked that the property remain in medical office use rather than be repurposed for a more intense commercial use.

- 308 Jordan Street (Z24-041): Valley Property Investments sought rezoning from C2 (general commercial) to R1B (single-family residential) to bring an existing house into compliance; staff reported one returned notice in favor and recommended approval.

- 1316 Claude Street (Z24-039): The applicant requested changing RMF to R1B to allow construction of a single-family home; staff reported no returned notices in opposition and recommended approval.

- Nedwall Properties (Z24-040): A zoning change from M1/M2 (light/general industrial) to a Planned Commercial District (PCD) was recommended by staff. The applicant’s narrative allows all PCD uses except those in the “group living” residential category — specifically excluding assisted living, skilled nursing, crisis centers and halfway homes — and proposes a three-unit office/retail structure. Two notices in favor were returned and the request was recommended for approval. A representative from the Brandy Corporation, Sam Ivy, attended to answer questions.

Staff repeatedly told the commission that notices were mailed to neighbors and to public entities that service the properties; in most cases staff reported no responses from service providers. For many of the items, the commission heard no public opposition at the meeting.

All motions passed by voice vote and will be forwarded to the Tyler City Council for final consideration at the Council’s regular meeting on Wednesday, Jan. 22, 2025, at 9 a.m. The commission also approved minutes from its Dec. 3 meeting and introduced two new planning department employees, Marina Lopez (planning technician) and Hunter Leech (planner).

Votes at a glance

- CA24-001 — Unified Development Code annual city-limits finding: motion to approve made and seconded; recommendation to City Council approved by voice vote. (Staff recommended approval.)

- A24-002 — Annexation (Werner Taylor Land & Development): ~25.81 acres; original zoning R1B (single-family residential); motion to approve made and seconded; recommendation approved by voice vote. (Staff recommended approval; applicant representative Mark Freestner spoke in support.)

- A24-003 — Annexation (Werner Chandler Land/extension of Henshaw/Henshall Creek): ~11.06 acres; proposed PUR (planned unit residential) with narrative for 20 lots (minimum lot sizes 5,000 sq ft and 6,800 sq ft for subsets); motion to approve made and seconded; recommendation approved by voice vote. (Staff recommended approval.)

- Z24-038 — 601 East Dodge St. (Cynthia Allen): RMF → RPO to recognize existing dental office use; motion to approve made and seconded; recommendation approved by voice vote. (Brian Allen spoke for the applicant; staff recommended approval.)

- Z24-041 — 308 Jordan St. (Valley Property Investments): C2 → R1B to conform an existing residence to single-family zoning; motion to approve made and seconded; recommendation approved by voice vote. (Staff recommended approval; one notice returned in favor.)

- Z24-039 — 1316 Claude St. (Apolino/Molina): RMF → R1B for construction of a single-family home; motion to approve made and seconded; recommendation approved by voice vote. (Staff recommended approval.)

- Z24-040 — Nedwall Properties: M1/M2 → PCD to allow commercial development; applicant narrative prohibits group-living residential uses (assisted living, skilled nursing, crisis centers, halfway homes); motion to approve made and seconded; recommendation approved by voice vote. (Staff recommended approval; two notices returned in favor.)

Meeting context and next steps

The commission conducted relatively brief deliberations on each item; most received technical presentations from planning staff, no public opposition at the meeting, and staff recommended approval. The items are recommendations only; the City Council will consider each ordinance and annexation at its Jan. 22, 2025, meeting. If an item is denied by the commission, applicants have 10 calendar days to file a written appeal with the planning department for City Council review.

Ending note: The commission recessed after the meeting and held a work session across the street at 423 West Ferguson in the large conference room, also open to the public.