Planning & Zoning - Regular Meeting

We have to There it is. I was waiting for the official prompt and there it is. Ladies and gentlemen, welcome to this meeting of the City of Tyler Planning and Zoning uh Commission meeting for uh Tuesday, May the 5th. Uh these meetings are open to the public and we're happy to have friends, neighbors, and interested parties attend. Uh, first order of of business is a roll call is Yes, sir. Marina, going to do that. Carlen Dark Base, present. Clinton Childs, present. Philip Humber, present. Christina Davis, present. Michael Carmichael, present. Roy Martinez, present. David Hudson,

present. We have a full uh commission here today. Uh, the planning and zoning commission makes recommendations to the city council. Any item heard today will be heard by the city council at its regular meeting on Wednesday, May 27th, 2026, commencing at 9:00 a.m. If you received a notice for this meeting, you also received a notice for the uh city council meeting. If any item is denied, the applicant has 10 calendar days to file a written appeal with the planning department. The appeal will then be acted upon by the city council. If you're here to speak for or against an item, please state your name. uh and addressed for the record, comments should be limited to 5 minutes or less, although extensions of time may be granted by the chair upon request. At the conclusion of this meeting, we'll have a work session to plan for next month's meeting. And like all of our meetings are open to the public, and that will be across the street of the Tyler Development Center, 423 West Ferguson, in the large uh conference room. Uh, next item on our agenda is minutes from the April the 7th meeting. Commissioners had an opportunity to review those. Any questions, corrections? If not, is there a motion?

Make a motion to approve. Second. Motion's been made and seconded to approve those minutes. Any discussion? If not, all those in favor say I. I. Any opposed? Minutes are approved. The uh ta first item on our agenda is a tabled item from the last uh meeting uh Z26 at 002 Cash Limited 1201 West Grande Boulevard. We need a motion to remove that from the table. So move second. Motion's been made and seconded to remove that from the table. All in favor say I. I. I. Any opposed? If not, uh, Anna,

good afternoon, commissioners, and everybody present today. This is our tabled item from last month. Um, I'll give a a quick recap of of what happened. Um, the applicant was asked to get with SCA staff to to do an amendment to the application for a PCD um zone change request. Um, majority of the adjacent properties, as you see, are residential. Um the existing property is currently zoned RPO uh which is a restricted professional office. Um with a PCD it would be a better transition into the neighborhood. Um so for this um the applicant has provided a new site or a written narrative for the site. Um the RPO has a restriction for a maximum of three physician offices. So the request is to um add more physicians to the the the space the property. Um the PCD would allow four or more um physician offices with ancillary uses commonly associated with medical offices such as um surgery center um with no overnight care. um an interior cafe um RPO standards and uses would be allowed for this site. Of the 34 notices that were mailed out, no notices were received in favor or in opposition to the request. Staff uh performed technical review and finds that it is consistent. Um staff recommends approval of the zone change.

All right. Thank Thank you. Any any questions for C staff? Uh, all right. Are there are there persons here who'd like to speak on this item or the staff? Yes. Sam Ivy Branding Corporation. We're just the civil on this project. 1321 South Broadway Avenue. And if y'all had any questions, I was just here to see if I can answer them. But um our client has met with staff and talked this out. And I think we're on the same page.

Any any questions for M? And and the the recommendation is approval. Approval. All right. Are there other persons who would like to speak on this item? If not, is there a motion? Mr. Chair, I'll move to approve item Z26-00002. Second. Motion's been made and seconded to approve this item. Any discussion? If not, all those in favor say I. I.

Any opposed? Items approved. Uh good luck with your your project. Uh the next item on our agenda is Z26-006 the Lord's house through 3204 and 3114 Van Highway. This is a zone request, a zone change request. The property is currently zoned um R1A. Uh the request is for a plan mixed uh planned multifamily district. It is located on Vyan Highway. As you can see, majority of the adjacent properties are residential. Um, it would amend the future land use to neighborhood from neighborhood residential to mixed residential. Um, as you can see, there is currently a church on the property as well as a person. Um uh there the the applicant is requesting the zone change to allow for a day care use and a life center um on the a portion of the property to the south. Um, with this request, um, the applicant has provided a site nar written narrative where it it stipulates that it would have church activities, um, the daycare, uh, landscaping and buffer yard would be up to RMF standards and parking would be per the use of of the of the proposed use. Um signage would be PMF. Regulations and setbacks for the properties would be 25 front and rear and side interior would be 10. Van uh highway is classified as a major arterial street and provide sufficient access to the proposed uses. Um of the 27 notices mailed, two notices were returned in favor. One was returned in opposition, bringing the protest

calculation to 1.53%. Um the opposition didn't state a reason. Um staff recommends approval of the request. Thank you. Any any questions for student staff? If not, are there persons here like to speak on this uh applicant here?

I am Joe Rogers, just a local contractor on the building committee. And uh our pastor's out of town at the moment. He just sent me up here to answer any questions if you guys had over the zoning or changing or anything. Any questions for this job? Have you heard from the one protest as to what their reasoning would be? Okay. No. And we haven't heard anything from them. Okay. So, sorry about that. No, it's great. Sorry. You didn't give us a reason either. Yes. They just said no. I understand. Thank you for if there are no questions. Thank you for your time and presence. Are there others who'd like to speak on this item for or against? question. Yeah. Mike,

is this southern street on the south end of this property, is that used currently by the property? No, it's currently closed. Um the two neighbors against that alley use um it as um parking. There's a Yeah, it's currently not built to a street. If you go to the aerial photo stop used as a essentially a driveway for those two lots.

All right. Thank you. Any other any other questions? Any other person who'd like to speak on this side? If not, the staff recommendations to approve. Is there a motion? Mr. Chairman, I'll make a motion to approve Z26006. Second. Motion's been made and seconded. Any discussion? If not, all those in favor say I. I. Any opposed? Items items approved. Good luck with your your project. Next is Z26-005. Elena Laya, 1200 Belmont Drive and 1201 Highland Avenue.

All righty. This is also a zone request. Um the property is located between Belmont Drive and Highland Drive. Um the property is currently zoned R1B. The request is for R1D. Uh majority of the adjacent properties to the north, south, and west are zoned um R1B as well. To the west or to the east, we have PMXD1 and C1. Future land use uh is consistent with the neighborhood residential. As you can see, the applicant is requesting the zone change to bring an existing accessory dwelling unit on the property into conformance with the unified development code. Um, the property does have access off of Bmont and High Highland Drive. The neighborhood also appears to include similar dwellings um within the property within the R1B properties zoned. Um the unit will be used as a rental residence for the applicant's mother and the applicant also lives across the street from the proposed property. Um the request does align with the Tyler tomorrow comprehensive plan by supporting the addition of missing middle residential housing types such as ADUs. Of the uh 17 notices mailed, five notices were returned in favor and none were returned in opposition. Staff recommends approval of the request. Thank you. And any questions for city staff? If not, would the applicant make like care to make a comment? Elena Lisa 121 Belmont. Thank you, chairman, and thank you, commissioners. I'm just here to answer any questions. This is more of a cleanup item. Uh, in my opinion, we just want to have the ability to rebuild the ADU if it was to uh be destroyed per city guidelines. Right now, if it's destroyed, which is any damage over 50% of the assessed

value, we wouldn't have that option. And so, since my mother's going to be living there and it's adds value to the property, we would just want to bring it into compliance. But I'm here more for any questions that you may have. Thank you, Elena. Any questions from Mr. L? If not, thank thanks. Thanks for being here. Are there others who'd like to make comment or speak on this item for or against? If not, the staff recommendation is to approve. Uh, is there a commissioner like to make a motion? Mr. Chairman, I move we approve Z26-005. Second. Motion's been made and seconded to approve this item. Any discussion? If not, all those in favor say I.

I. Any opposed? Good luck with your project, William. Next is Z26-004. Eacia Noea Vida. Hunter.

Good afternoon, commissioners. We have a zone change from C1 and RMF to DBACK. Uh this located at located south of the southwest intersection of West Bow Street and North Broadway Avenue. Uh the adjacent properties to the north are zone C1 light commercial district and are developed with residential housing and some commercial uses as well. Uh to the west, it's the same. It's also C1 like commercial district uh with a couple of businesses on the west side. Uh towards the east it's uh it is also C1 and that is the Salvation Army thrift store and to the south is zone RMF but that is actually the uh Lraine House and the Goodman Lraine House and Museum to that southside. Uh the request is consistent with the Tyler tomorrow future land use map which identifies this property as downtown. Uh the proposed zone change aligns with the Tyler tomorrow's objectives for development of housing. Uh the applicant is requesting the zone change to renovate to renovate an existing church and turn it into a senior housing facility. Uh, the applicant is using the 9% housing tax credit program through the Texas Department of Housing and Community Affairs. Uh, as of Friday, May 1st, 2026, of the 17 notices mailed, no notices were returned in favor or in opposition to the request, and staff does recommend approval of the zone change.

Thank you, Hunter. Any any questions for C? I guess the water pressure is there pretty good. Okay. Are are the persons here like to speak on this item? Yes, sir.

Yeah. My name is Jeremy Mayers. I'm the developer for Brownstone for this development. I'm just here to answer any questions if anybody has any about the project. Any any questions for this job? Thank you for your your presence here. Are there others who would like to speak on this item for or against? If not, the staff recommendation is to approve. Is there a commissioner like to make a motion? Mr. Chairman, I'd move that we approve Z26-004. Second. Motion's been made and seconded to approve this item. Any discussion? If not, all those in favor say I. I.

I. Any opposed? Items approved. Good luck with your your project. Next is Z26007. All righty. This is our capital L capital LLC.

This is a zone change from R2, which is our two family duplex to our R1D single family. Um it is located on AC Academy. Sorry. Um, as you can see, uh, adjacent properties are zoned R2. Um, future land use would be consistent with the neighborhood residential. Um, the applicant is requesting the zone change in order to build a single family home. Um, as of right now, the R2 dimensional standards for this property would require them to build um, from 25 front and rear and side six um, for the corner lot 12. So R1D would have reduced dimensional standards which would allow them to have more of an opportunity to build on this lot. Um the lot is around 3,300 square ft. So R1D would be the best suited um zoning for this property which would allow them to build um 25 front, 15 rear and zero interior and then 12 for side corners. Um, the request supports info development and is incon is consistent with adopted policies that encourage the productive uh use of underutilized residential properties. Of the 21 notices mailed, no notices were returned in favor or in opposition to the request and staff recommends approval of the request.

Thank you. Any questions for st? If not, are there persons here who'd like to speak on this item? For or against? Yes, sir.

I'm Michael Nichols. I'm actually the owner of the property. It's made by Man LLC. They haven't changed in the archives yet. Um the existing zoning is R2 and as the dimensions stayed in the standards 1023. Um it's 94% of the property. The setbacks you're talking about a tiny sliver. And even and there's multiple properties like this around Tyler and my goal is to build affordable housing around 100 thousands. I'm going to try to build like late 80, early 90s style houses, 8 foot ceilings, but premium. Um, and I'm going to try and get them down to around 100,000 by cutting my costs. And I've been in construction for over eight years, engineering at TJC, math at I mean, I've done a world of things, but the problem we have in construction now is housing. I have three adult children. Um, the youngest is 19. I can't get him out of the house, like literally. Um, I'm blessed and I have been able to take care of him. But you can't expect a kid out of high school with a a fresh job, even going to college or a recent graduate, to buy a house at $350,000. Some houses you get much cheaper, but a lot of houses in this area need to be demolished. and I'd like to buy them that are foreclosed or tear them down and build new houses. But even at R1D, even at R1D, you're talking about 74% of the setback is the property. You're talking about a one-bedroom apartment or one-bedroom house. And I'm still going to have to ask for variances, but that's another commission or

another. So, It's a struggle to get affordable housing and I'd just like to have the commission understand that. Thank Thank you for your But I'm also hoping if you all have any questions. I have a followup just out of curiosity. So, how what uh square footage do you think you'll be able to build? Uh I've already got a draftsman. I bought the property understanding that it was R1D and I was going to ask for a three-foot variance or I think uh two foot variance because we're going to change the orientation of the house. able to squeeze it in 900. 900. Now, that is with the engineering. Um, that's a one you were saying. Two bedroom. Two bedroom. Okay.

With a six I think it was a 16 ft master bedroom, but it's a smaller 8 foot second bedroom. So, you could use it as an office. My goal is to have like newly married or maybe couples. So, the goal is to build Tyler. I've lived here my whole life. Well, except for my military career. But um you have to have young families grow. Newly new newlyweds, they buy small house and then you buy a bigger house because your family's growing. Well, the people I work for build million- dollar houses and they didn't start off like that. They bought small homes. Investment. You can sell this 100,000 house that I'm going to build probably for 200,000. I've been told not to sell them at that low price, but I have to build them first. I don't I think that

couldn't answer your Oh, yeah. Very much. Sorry. Apologize. I ran on there. All right. Thank you for your time, presence. Other questions, commissioners?

Are there others here who'd like to speak on this item? The staff recommendation is is to approve. Show me the go back to the zoning map. I mean, it's everything around there is R1A or R1B or something. Um, okay. Uh, staff recommendation is to approve. Uh, is there a commissioner like to make a motion? I'll move to approve item Z26-7. Second. Motion has been made and seconded to approve this side item. Any discussion? If not, all those in favor say I.

Any opposed? Items approved and we stand in recess.