Planning commission backs Epcon plan to convert Thomas Concrete site into 17 homes, with Lot 1 setback variance

Epcon Communities sought permission to redevelop the former Thomas Concrete plant on Hickory Road into a 17-unit, active-adult neighborhood and the Planning & Zoning Commission voted to recommend approval, including a 3.5-foot front-setback for Lot 1, during the public hearing.

The project team described the site as a 3.97-acre parcel intended to extend the adjacent Courtyards at Red Bud Lane and said the proposal would create 17 for-sale single-family ranch homes at a density of 4.28 units per acre. An EPCON presenter (name not stated) said the homes would range from roughly 1,500 to 2,800 square feet for base models and that the development would provide HOA-maintained landscaping and accessibility features aimed at active-adult buyers.

City staff told commissioners the request includes a recommended set of stipulations matching those applied to the adjacent Courtyards at Red Bud Lane and noted a school mitigation arrangement: the school system agreed to the same mitigation fee of $392 per unit to be paid at issuance of each building permit. Staff also reminded the commission that approval of the rezoning does not mean construction plans are finalized and that the city engineer will determine necessary roadway dedications and design for Hickory Road.

Commissioners pressed the applicant on traffic and intersection work at Hickory Road and Arthur Road. Ted Turner of Epcon Communities told the commission the improvements are already planned, that the developer is prepared to build them, and that the team is discussing a fee-in-lieu option so improvements could be coordinated with other construction. The applicant also requested a variance to allow the front porch on Lot 1 to encroach approximately 11.5 feet into the existing 15-foot buffer (leaving a 3.5-foot setback).

After closing the public session and discussing safety concerns — including a nearby blind hill and the timing of road upgrades — the chair moved to approve application MA082025 with staff recommendations and to include the Lot 1 setback variance. The commission approved the motion.

What happens next: the commission’s recommendation will be forwarded to city council for consideration. Staff emphasized that final platting and construction approvals remain subject to engineering reviews and any required right-of-way or easement dedications.

Quotes from the hearing: “...the Thomas Concrete Site is a 3.97 acre property on Hickory Road,” the EPCON presenter said while outlining the proposal. Ted Turner (Epcon Communities) told the commission, “We’re prepared to do the improvements,” referring to the intersection work linked to the final plat and recordation.

The commission approved the recommendation and closed the item; the application record shows the motion carried on an affirmative voice vote.

Ending: The planning commission’s recommendation carries forward to city council; if council concurs, engineering reviews and condition compliance will govern the timing of roadwork and building permits.