Commission denies residential infill permit for 214 Blanche Drive over single‑car garage

The Rockwall City Planning & Zoning Commission voted 6–1 on Feb. 10 to deny a residential infill Specific Use Permit (Z2026‑002) for 214 Blanche Drive in Rockwall Lake Estates No. 2, citing the proposed one‑car garage and deviation from front setback standards.

Angelica, city staff, summarized the application and said the proposal generally complied with density and dimensional standards of Planned Development District 75 except for two deviations: a front‑garage setback proposed at approximately 5 feet 6 inches behind the front façade (the UDC requires a 20‑foot setback) and a one‑car garage where the UDC requires a two‑car garage. Staff also said it mailed 163 notices to property owners within 500 feet and had received no responses to date.

Applicant Joseph Flores told the commission he had not received earlier notice and said the one‑car garage was proposed because of budget constraints: "We were only aware that, you know, we proposed a 1 car garage... The only thing is we have a budget issue." Commissioner Hageman and other commissioners said they sympathized with budget issues but emphasized the ordinance exists to maintain neighborhood consistency. Commissioner Shane said he "couldn't get behind" approving the request without the second car garage.

Commissioner Shane moved to deny Z2026‑002 without prejudice, Commissioner Bentley seconded, and the motion passed 6–1. The commission recorded the denial as without prejudice, meaning the applicant may revise and return with a plan that addresses the code deviations.

Staff noted the residential infill SUP process is discretionary and intended to evaluate architecture, massing and location; the commission emphasized that while setbacks have sometimes been waived in the subdivision, approval of a one‑car garage would be a departure from the prevailing newer development pattern of two‑car garages and could prompt similar requests.