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Developers propose 78‑unit townhome project at Langtree; annexation, sidewalk and tree preservation among negotiated conditions
Summary
Planning staff recommended approval of a conditional rezoning and voluntary annexation for a 15.35‑acre Langtree Road site (Regalia) that would allow 78 townhomes, with negotiated conditions on tree preservation, waterfront access and sidewalk connections.
Planning staff recommended approval of a conditional rezoning and concurrent voluntary annexation for the Regalia development on Langtree Road, a 15.35‑acre site that would be developed as 78 townhomes if approved.
Sandy (planning staff) described CZ‑2024‑13 and said the parcel currently lies in the town’s extraterritorial jurisdiction (ETJ); annexation would bring the property into Ward 1 and extend town utilities. Under existing by‑right zoning the site could yield 30 single‑family detached homes; the conditional TN request would allow 78 single‑family attached units.
Staff outlined conditions negotiated since an earlier continued hearing, including: a required public waterfront access overlook; prohibition of vinyl siding; a 30‑foot natural tree preservation area with supplemental evergreen plantings and an 8‑foot wooden fence; elimination of a proposed connection to Pin Oak Lane and Helm Lane to preserve trees; and a sidewalk that begins at the county line, follows in front of Regalia, connects to Waterfront at Langtree and ends with a crosswalk across Langtree Road.
Staff and commissioners discussed building height, topography and tree preservation. Commissioners and staff said the developer surveyed existing rooftops to demonstrate that three‑story units would not “tower” above nearby housing because of grade changes; staff and supporters said retaining trees and adjusting connections reduced visual and environmental impacts. Transportation issues were discussed: a traffic impact analysis (TIA) was required because the proposal exceeded 75 units, and staff said the completed TIA showed no additional developer roadway requirements, though the developer agreed to build a 10‑foot sidewalk and a crosswalk.
Engineering staff (Ashton Walker) told the board that Waterfront at Langtree — an adjacent development — still has outstanding bonded work (including one ADA ramp) and that completion of that work affects where a crosswalk and sidewalk landing can be built. Staff said the crosswalk is contingent on Waterfront at Langtree installing a currently bonded gap of sidewalk; Regalia’s condition would require the developer to work with the property owner across Langtree within 12 months to provide a receiving ADA landing for a crosswalk if the bonded sidewalk is installed.
Commissioners discussed the practical difficulty of relying on neighboring landowners to complete sidewalk connections and suggested the town consider more holistic approaches if it wants completed connectivity (including condemnation or higher‑level negotiation) to avoid unsafe half‑completed sidewalks.
The Regalia proposal also includes three attainable units; staff reported the developer will phase affordability so that one affordable unit is built for each roughly 20–33 market‑rate units constructed. Staff said the planning board recommended approval 7–1 in October and that staff recommends approval. The voluntary annexation staff report noted the site lies outside the five‑mile coverage for fire and that a new fire station would be needed to meet preferred response time goals.
