Rowlett planning commission recommends denial of rezoning for 168‑unit duplex development

The Rowlett Planning and Zoning Commission on Sept. 9 voted 6–0 to recommend denial of a developer’s request to rezone about 13.34 acres east of President George Bush Highway for a 168‑unit duplex‑style community.

The commission denied the proposal after staff presentation, an applicant presentation and an extended public hearing in which residents raised concerns about traffic, tree preservation, infrastructure capacity and conflicts with Rowlett’s comprehensive plan. The motion to deny was made by Commissioner Pollard and seconded by Commissioner Williams; commissioners recorded a 6–0 vote to send the recommendation to city council.

Senior Planner Michael King told the commission the request would rezone the property from SF‑10 (single‑family) to a plan development district allowing multifamily attached townhomes and would require amendments to the future land‑use map and official zoning map. The applicant’s concept called for 168 duplex‑style homes on a single plat, with a density of roughly 12.7 dwelling units per acre and amenity features including a central park, pickleball court and dog park.

Applicant Ty Robinson of HistoryMaker Homes described the product as ‘‘duplex style’’ homes that the company markets as a managed, amenitized alternative to traditional multifamily. Robinson said the team had reduced density from 180 units to 168 and that units average about 900 square feet; he estimated the smallest units could rent for roughly $1,800 and larger units up to about $2,700 per month. Spires Engineering’s Mike Martini presented traffic comparisons, saying the proposed community would generate about 1,000 daily trips versus an estimated 5,500‑plus trips for a 150,000‑square‑foot big‑box commercial use. Those technical estimates were presented as the applicant’s analysis and were disputed by several residents and commissioners.

Opposition at the public hearing focused on circulation and safety at nearby intersections, protection of mature trees, and the plan’s inconsistency with the city’s SF‑10 designation. Justin Marston, who spoke during citizens input and again in the public hearing, urged commissioners to consider how tree mitigation fees are negotiated, saying the city could lose hundreds of thousands of dollars in mitigation if reductions are granted. Resident Alice said the proposal ‘‘is not responsible growth’’ and ‘‘blatantly conflicts with Rowlett’s comprehensive plan.’’ James Pelangelli warned the commission that the traffic pattern could produce fatal accidents at the nearby intersection, saying, ‘‘Someone will be killed’’ if traffic congestion is not addressed.

Commissioner questions focused on valuation math used to compare single‑family tax revenue to the developer’s projection, the proposal to substitute 11 ornamental trees for required canopy trees, the request to remove masonry screening in favor of a six‑foot wood fence, and a reduction in parking from the ordinance requirement of 1.5 spaces for a one‑bedroom unit to one space. Robinson defended the substitutions as market‑driven decisions tied to the project’s amenity package and property management model; commissioners said minimum ordinance standards exist for a reason.

After discussion the commission voted to deny the rezoning request; that recommendation will be forwarded to city council for final action.

The commission did not approve the rezoning tonight; the council will consider the recommendation at a future meeting.