The Arlington Planning and Zoning Commission held a regular session on Wednesday, April 17, 2024, starting at 5:52 p.m. in the Council Chamber at City Hall, 101 West Abram Street. All eight commissioners were present: Chairperson Gibson, Commissioners Talambas, Finley, Nunez, Payne, Greer, Carter, and Maddox. The meeting addressed two zoning cases: an assisted living facility (PD24-1) and a restaurant with drive-through (PD24-6). The commission approved the minutes of the April 3 regular session and approved the restaurant zoning with stipulations, while continuing the assisted living case to May 15, 2024. Consent Calendar - Approval of Minutes: The commission unanimously approved the minutes of the April 3, 2024 regular session meeting (8-0). Motion by Commissioner Payne, seconded by Commissioner Greer. Public Comments & Testimony - PD24-1 (498 Debbie Lane): - Applicant Imran Rajvani (HR Capital Investments LLC) spoke in support, presenting the need for assisted living and memory care in the 10-mile primary market area. He cited statistics: by 2028, assisted living and memory care absorption would be 237 units, while the project provides only 96; memory care need would be 163, with only 64 provided. He described the project as 10 small villas with 16 beds each, totaling 128 units, built on approximately 10.730 acres. He emphasized the project is a $20 million investment and will not burden infrastructure or schools. - Commissioner Finley expressed that the applicant did not meet with neighbors or her (district representative), which she found disappointing. She also criticized the renderings, stating they "don't wow me" and look like "a bunch of sheds," and she felt the project is not a fit for the area. - Commissioner Talambas suggested continuing the case to allow the applicant time to meet with neighbors and Commissioner Finley. The applicant agreed to do so. - PD24-6 (4901 South Cooper Street): - Hank Hopkins, franchisee operator of Small Sliders, spoke in support, describing the concept as a single-product cheeseburger slider restaurant with drive-through. He noted 12 existing locations in Louisiana and Mississippi, with over 200 in development, and this would be the first in Texas. - Samuel Snyder (KFM Engineering) addressed site planning concerns, confirming that all asphalt would be replaced with concrete to match adjacent restaurants. He noted the site's mid-block location would help manage drive-through stacking. - Matt Abrams (Abrams Architecture) addressed design and safety concerns, agreeing to add a railing and defined walkway between the parking lot and patio, and to add windows or doors to the facade. - Commissioner Maddox raised a concern about the proposed 20% pre-finished metal panels, which are not on the city's approved material list. The applicant agreed to work with staff to find an acceptable material. Discussion Items - Zoning Case PD24-1 (498 Debbie Lane): Staff (Kevin Charles, Principal Planner) presented the request for a change from Community Commercial (CC) and Residential Estates (RE) to Planned Development (PD) for Residential Multi-family 22 (RMF-22) and Community Commercial (CC) for an assisted living facility. The site is approximately 10.730 acres. Staff noted deviations from UDC standards: parking (carports cover 72%, exceeding the 20% enclosed parking requirement), roof pitch (proposed 4/12 vs. required 6/12), and buffer yard insufficiency along the southern and eastern property lines (8 trees provided vs. 13 required, and buffer width of 5-20 feet vs. required 10 feet). Staff recommended conditions: increase roof pitch to 6/12, enhance amenities, and provide more operational details. The applicant agreed to add a board-on-board fence on the eastern boundary to address commissioner concerns about security. - The applicant and architect indicated they would meet with neighbors and Commissioner Finley before the next hearing. - Zoning Case PD24-6 (4901 South Cooper Street): Staff presented the request for a change from Community Commercial (CC) to Planned Development (PD) for CC uses for a restaurant with drive-through on approximately 0.611 acres. The proposal involves a franchise architecture with a containerized look, using painted vertical fiber cement (80%) and pre-finished metal panels (20%). Deviations from UDC standards included: no front facade facing the street (no interior seating), no parapets, potential 100% single material on front elevation, use of unapproved metal panels, orange color (prohibited by UDC), and no street-facing windows or doors (0% vs. required 25%). Staff noted the use is consistent with adjacent uses. The applicant agreed to add windows/doors, wrap columns in brick or stone, provide a railing and defined walkway, screen rooftop equipment, and work with staff on an acceptable material for the metal panels. Key Outcomes - Approval of Minutes: Approved unanimously (8-0). - Zoning Case PD24-1 (498 Debbie Lane): Motion to continue the case to May 15, 2024, passed unanimously (8-0). The applicant agreed to meet with neighbors and Commissioner Finley before that date. - Zoning Case PD24-6 (4901 South Cooper Street): Motion to approve with stipulations passed unanimously (8-0). Stipulations included: add faux windows or doors on the front facade meeting 25% of wall area, wrap columns in brick or stone, provide a railing and defined walkway for pedestrian safety, screen rooftop equipment, and work with staff to find an acceptable material for the metal panels. - The next regular meeting is scheduled for Wednesday, May 1, 2024, at 5:30 p.m.