The Tyler Planning and Zoning Commission last week denied a request to rezone four lots near downtown Tyler, blocking a proposed mixed-use development that would have included housing, shops, food trucks, and community event space. The commission's decision followed expressed concerns from both commissioners and nearby property owners regarding parking, traffic, and the suitability of the project for the surrounding residential area.
The approximately half-acre site, currently occupied by houses, is located near the intersection of East Ferguson Street and North Center Avenue, directly across from Smith County Animal Control. The property is presently zoned light industrial, a designation intended for low-impact uses such as warehouses and offices.
Ferguson Center LLC, the company that submitted the proposal, had asked the city to change the zoning of these lots to DBAC, a downtown business, arts, and culture district designation. The proposed plan detailed residential cottages, an outdoor retail area designed to accommodate food trucks, an outdoor bar, and a common gathering space for community events.
DBAC zoning is specifically intended for Tyler's traditional downtown area. The development standards associated with this zoning are designed to encourage the redevelopment of denser urban areas, which typically feature on-street parking, parking garages, and pedestrian sidewalk access. A notable characteristic of DBAC zoning is that it does not mandate businesses to provide their own off-street parking, though it does not prohibit them from doing so. This differs significantly from the off-street parking requirements often found in other zoning classifications.
A primary concern for both commissioners and nearby residents revolved around the potential impact of the proposed development on parking availability and traffic volume in the area. No representative from Ferguson Center LLC attended the Planning and Zoning Commission meeting to present the plan or to address questions. This absence left many, including nearby property owners, seeking clarity on the project's specifics.
Ted Campbell, a property owner in the vicinity, articulated concerns about the broad scope of uses proposed for the property. He voiced worries about potential strains on existing parking and increased traffic volume. Campbell also highlighted the existing residential character of the neighborhood, noting that children live both within the surrounding area and across the street from the proposed site.
Commissioners shared similar questions regarding the lack of specific parking provisions and the implications of alcohol service on the site. Commissioner James Wynne questioned the feasibility of an entertainment district in the location, directly asking, "where are these people going to park?" He further pointed out that DBAC zoning does not require the same parking standards as the property's current light industrial classification.
City Planner Ana Luna clarified during the meeting that an approval of the zoning change would simply permit the *type of use* allowed on the property, rather than granting approval for a specific development plan. Despite this clarification, the applicant’s absence meant that no specific project details or parking solutions could be discussed.
Following the discussion and considering the unresolved concerns, the commissioners voted to deny Ferguson Center LLC's request to rezone the property. Ferguson Center LLC now has 10 calendar days to appeal the commission's decision to the Tyler City Council.
