The Advisory Planning Commission voted Oct. 27 to forward a favorable recommendation to Town Council for the Promenade extension rezone (PCMA‑25‑4) and approved a related amendment to the Promenade PUD text (PCZT‑25‑2), subject to several written commitments negotiated during the hearing.

The application proposes to rezone a 7.99‑acre parcel adjacent to the existing Promenade subdivision to allow 21 single‑family detached lots to be added to the Promenade PUD. Pulte Homes presenter Rex Ramage said the proposal prioritizes tree preservation along the property perimeter and includes a temporary turnaround until a southern parcel connection can be acquired. Ramage described a mix of two‑story home plans expected to be offered and said the developer would work with the town on traffic calming at an internal intersection.

Public comment was substantive and focused on three themes: (1) buffering and year‑round screening between new lots and existing homes to the west; (2) the potential for an undesired “stub street” connection to existing local roads; and (3) enforcement and permanence of developer commitments after build‑out. Neighbors requested clarity on who would maintain screening and whether Pulte would remain responsible if plantings failed.

Commissioners and staff hashed out a set of commitments the applicant agreed to include in the recorded commitments and HOA covenants. The commission’s recommendation to Town Council included the following principal elements:

- A 15‑foot minimum tree‑preservation area along the northeast and west perimeters of the added parcel (excluding the southern stub area), documented in the recorded commitments. The applicant agreed to capture that preservation in writing.

- Supplemental planting to reinforce year‑round screening: approximately 7 trees per 100 linear feet of perimeter buffer, with at least 75% of those supplemental trees evergreen, and additional requirement that supplemental landscaping be placed outside any fence line to maximize year‑round opacity.

- A recommendation to Town Council that the town pursue installation of a 3‑way stop at Paxton Drive and Sunnyvale Drive (final authority for stop signs rests with the Town Council and is enacted by ordinance).

- Fully shielded or “dark‑sky” exterior lighting on rear/western‑facing lots to reduce light trespass, with the lighting standard reflected in the written commitments and HOA covenants.

- Construction hours for activities likely to generate significant noise limited to 7 a.m. to 8 p.m. during active construction, with the commitment to expire at full build‑out of the subdivision (the commission asked staff to document enforcement mechanisms).

- Minimum lot width commitments for rear‑facing lots along the west edge (lots 121–124 in the applicant’s numbering) to be a minimum of 80 feet to better align with adjacent lot patterns.

- A recommendation that the planned stub street to the west not be required as a full through connection; the commission suggested an alternate “eyebrow” turnaround configuration to avoid a permanent stub road that would intrude into existing properties.

Commissioner Miller moved for a favorable recommendation incorporating these commitments; the motion was seconded and carried. The applicant confirmed the commitments would be incorporated into the written commitments submitted to staff and into HOA covenants. Staff advised the commission that installation of a stop sign is legislative (Town Council) action and that enforcement of recorded commitments can be pursued under the UDO and town procedures.

Separately, commissioners forwarded a favorable recommendation to Town Council for PCZT‑25‑2 (the Promenade PUD zoning text amendment) to formally add the 7.99‑acre parcel and update lot counts and exhibits in the PUD ordinance; that motion passed on a separate vote.

What to watch next: The matter will go to Town Council for final legislative action; commitments described above will need to be recorded and included in HOA covenants. Staff said recorded commitments will govern where they conflict with the baseline PUD text.