Planning commission approves plan for seven townhomes in PD-32 after design changes

The Rockwall Planning and Zoning Commission on April 15 approved a professional development plan to permit seven townhomes on a 0.87-acre parcel in Plan Development District 32.

The project, submitted by Tyler Adams of Greenlight Studio on behalf of Matt Zom of Zappa Investments LLC, converts the final remaining entitlements in PD-32 to townhomes. Planning staff said the district originally allowed up to 49 single-family or zero-lot-line homes and 42 townhome entitlements; the applicant is requesting the final seven townhome units for the district. Henry, a city planning advisor, told the commission the applicant reduced the unit count from eight to seven and revised elevations to address earlier concerns about rooflines and exterior materials.

Why it matters: The commission’s action changes the allowable housing type on a small infill parcel inside PD-32 and sets the design expectations that will apply when the developer files permits.

Staff and the applicant highlighted remaining standards. Henry said the design now meets the local masonry and facade proportioning rules but still lacks a continuous sidewalk along the MU (mixed-use) street running between the buildings. The MU street standard calls for landscaping, lighting and “enhanced pedestrian ways”; the developer is providing lighting and landscaping adjacent to the lots but not the sidewalk because the alley/fire-lane and existing utility easements constrain the right-of-way. Adams told commissioners the lane must remain a 26-foot aerial apparatus fire lane and that utility easements prevent a stamped-concrete pedestrian path in that alignment.

Adams also described design changes made after a prior work session: roofline adjustments, added stone, variation in front entries and four distinct floor plans for units facing Glen Hill Way. He said masonry will cover the majority of facades to meet the district’s masonry/plaster mix and that eave depths were increased to meet façade guidelines.

Commissioners praised the revisions but noted remaining concerns. Commissioner Womel said the applicant “came a long way” from earlier submittals and that the reduced unit count and increased articulation addressed previous objections; she said she would still prefer a sidewalk in the MU street but acknowledged the space constraints. Commissioner Rommel moved approval; the motion carried, with the commission recording a vote of 5 to 1 with one commissioner absent.

The commission’s approval advances the project to the next permitting step; staff and the applicant must still resolve technical plan-review items before building permits are issued.