OPENPUBLICA · PUBLIC MEETING RECORD
Record of Proceedings

Arlington City Council Meeting Summary - January 6, 2026

City Council — Tuesday, January 6, 2026
BodyArlington, Texas
SessionCity Council
DateTuesday, January 6, 2026
StatusFILED
Video Record
0:00 / 4:22:11

Transcript — Verbatim
15:16

Okay.

15:18

Oh Lord of Mercy.

15:20

Actually, Andy did come in and she said 1215.

15:26

I thought she meant it's 1215.

15:52

And uh pursuant to VTCA Government Code Chapter 551.071072 and 087.

2:26:59

Noon session back to order.

2:27:01

We're gonna start with three point one.

2:27:05

Good afternoon, Mayor and Council, John Chapman, Long Range Planning Manager here to talk about form-based code.

2:27:15

We do have two uh big plans going on.

2:27:18

The Innovate Arlington comprehensive plan that is not a zoning change, it is just a uh visionary document.

2:27:24

However, what we're going to be discussing uh right now is our form-based code zoning project.

2:27:28

This is a possible zoning change uh that could impact uh properties.

2:27:34

Uh we're gonna be discussing the uh boundary and what the existing zoning is within that area, as well as our proposed regulating plan, which includes all of our subdistricts and frontage types, our proposed street frontage, uh as well as the subdistricts, and then we will talk about the code structure and how form-based code will nest within the unified development code, as well as the specific details or some of them related to our downtown form-based code, and then the project timeline as we're uh nearing completion of this project.

2:28:05

Our December open house was a big uh big success.

2:28:09

Uh we had our consultants there as well as a variety of uh Arlington city staff from public works, transportation, housing, um planning.

2:28:20

Um a lot of great feedback, it was very positive.

2:28:23

Uh we even had a great station there.

2:28:25

You can see Thodony David Palmer there, the uh project manager assisting residents with n understanding what their existing zoning is, as well as understanding based off of the form-based code what their proposed zoning uh could be.

2:28:40

And that helped residents who received the flyers that you see on both sides of the slide there, understand better what development standards if form-based code is adopted by council, uh, how that would impact their properties.

2:28:54

So it was a very uh uh engaging and great meeting with uh stakeholders around the downtown uh form based code area.

2:29:02

So with that, I'm going to uh welcome Jay Narina, the consultant for Form Based Code to provide more details and updates on the project.

2:29:13

Um good afternoon, uh City Council members.

2:29:16

Uh my name is Jay Narina, principal with livable plants and codes, uh the lead on the form based code.

2:29:22

I really do appreciate the opportunity to come and speak in front of you.

2:29:25

Um so this map really shows the existing zoning.

2:29:28

Um a lot of the zoning districts uh are not just exclusive to downtown.

2:29:33

You have commercial districts elsewhere in the city that the same standards apply here, so you can kind of see a lot of it is downtown business right in the middle there, but on the edges you do along the rail rail line, you have industrial, uh you have some corridor commercial, and you have your neighborhoods as well.

2:29:52

So this would be the new regulating plan, which is just a fancy name for the actual new zoning map for downtown.

2:30:00

And the reason we're calling it a regulating plan is it goes beyond just assigning zoning districts for properties, but it also designates certain street frontages because again it's about relating what happens on the street with private development.

2:30:15

It's really relating the public and the private realm.

2:30:18

And so the important thing of the form based code is going to be this critical element of not just writing standards for what happens on private property, but it also how does the development relate to the street in front of it.

2:30:33

So that's really a critical element.

2:30:36

So when you talk about frontage types, uh we have three different frontage opportunities that have been established through the code.

2:30:45

The code would identify three different types of frontages.

2:30:49

Type A frontage would be the highest quality frontage for the sidewalk.

2:30:54

So if you think about a main street, right, where you have continuous buildings, continuous storefronts, possibly cafes, sidewalk cafes, that makes it the most interesting to walk on.

2:31:06

That would be your A Street.

2:31:07

You'd have wide sidewalks, you'd have shade, you'd have activated frontages, etc.

2:31:12

Your B streets may be one of those hybrid locations where it's still still evolving, it's still redeveloping.

2:31:19

You may have some small parking lots, you may have driveways, you may have you know drive-through uh issues, but the idea is that this is an area that accommodates both pedestrians, but it also accommodates some uh some kind of um uh parking and and automobile orientation as well.

2:31:40

And the type C furnage is the least high quality furniture.

2:31:44

Um it would be your alley furniture, you know, the back of house functions, uh utilitarian functions, possibly access to parking lots, etc.

2:31:53

And the reason to do this is to kind of provide the development standards that's that actually addresses these frontages differently because we know that all four sites may not be your A frontages.

2:32:06

We want to recognize that you want to treat different street frontages differently.

2:32:14

Um so now we get into the actual sub-districts, which would be the zoning districts within this downtown uh form-based code.

2:32:21

Uh one is the traditional neighborhood, which is a lot of the neighborhood that is to the north of uh uh downtown, and you can see those areas are highlighted here in red.

2:32:32

So those are the yellow areas.

2:32:35

And then the next is the urban neighborhood, and you can see the intensity and scale of development is also a little bit higher.

2:32:42

It does allow for more mix of uses, offices, corner retail, etc.

2:32:48

So you can kind of see those areas uh uh highlighted in uh this um orange ish brown.

2:32:55

And this actually comes in two different uh categories.

2:33:00

One is a three-story category that's to the north.

2:33:03

So we want to recognize that maybe the height needs to also be calibrated to the specific context.

2:33:09

So to the north of downtown, uh, as you get closer to the neighborhoods, it's a three-story limit.

2:33:16

And then um next to the UTA campus, you have a five-story limit, recognizing that maybe the residential there is going to be a little bit more intense next to the university compared to the neighborhood.

2:33:31

And then the corridor mixed use.

2:33:33

This is the area that is generally um on the along Cooper and Division West of Cooper, and then uh East Abram.

2:33:42

We recognize that these are you know wider roadways, wider corridors that have had a lot of auto-oriented uses, possibly some industrial uses as well, and those will transition as the market evolves.

2:33:55

This is not gonna happen overnight, and we want to recognize that the standards there may need to be a little more flexible, a little looser than the standards uh for the rest of downtown.

2:34:06

So the downtown core would be the most intense area in downtown, which is very close in terms of boundary to your downtown business district.

Discussion Breakdown — Share of Meeting
Procedural█████████████████████████████████████████████54%
Zoning and Land Use███████████13%
Public Works█████████11%
Engineering And Infrastructure██████7%
Downtown Development███3%
Public Engagement███3%
Transportation Safety███3%
Economic Development██2%
Disability Rights█1%
Summary of Proceedings

Arlington City Council Meeting - January 6, 2026

This evening session of the Arlington City Council, convened at 18:15:00+00:00, focused on three primary major agenda items: the downtown Form-Based Code zoning project, the status and funding needs of street maintenance, and the restructuring of the HandyTran transit service. The meeting concluded with reports on neighborhood grants, external committee updates, and public discussions regarding upcoming agenda items and contract renewals.

Consent Calendar

  • The council adjourned the afternoon session, noting that items on the consent calendar are reviewed by staff and council prior to the vote to ensure transparency, though the specific votes for the afternoon session were deferred to the evening session or were routine approvals.

Public Comments & Testimony

  • Councilmember Gonzalez: Expressed concern regarding the confusion surrounding the elimination of HandyTran transit passes, seeking clarification from the administration on the new ride credit bundle system and its impact on affordability during inflation.
  • Councilmember Boxall: Inquired about the process for renewing the downtown grounds maintenance contract (Item 8.2) and the sister cities contract (Item 8.12), seeking details on evaluation criteria and whether renewals are automatic.
  • Councilmember Hogg: Noted the need for clearer communication regarding new zoning codes related to State Senate Bill 840 to help citizens understand the permitting process, suggesting a potential "State Legislature Required Zoning" designation for transparency.
  • Councilmember Gonzales: Expressed a preference for increasing transparency and public understanding by reducing the number of items on the consent agenda, noting that citizens often perceive a lack of discussion on routine matters.
  • Public Feedback (General): Multiple citizens voiced concerns about the quality of road striping and the need for clearer inventory of road needs. The public was also mentioned regarding the "Texas Donut" type development concerns addressed in the Form-Based Code discussion.

Discussion Items

  • Form-Based Code Zoning (Item 3.1):

    • John Chapman (Long Range Planning Manager) and Jay Narina (Livable Plants and Codes Consultant) presented a comprehensive overview of the proposed Form-Based Code for Downtown Arlington.
    • Project Scope: The proposal includes a regulating plan defining street frontages (Type A, B, and C), subdistricts (Traditional Neighborhood, Urban Neighborhood, Corridor Mixed Use, Downtown Core, Downtown Gateway), and building design standards.
    • Key Standards: The code emphasizes "lot frontage build-out" to ensure continuous street walls, parking setbacks to the rear of buildings for Type A streets, and height transitions near residential areas. The Downtown Core allows up to 12 stories, while the Downtown Gateway could reach 18 stories.
    • Parking Strategy: A significant shift was proposed to adopt a uniform parking ratio for all commercial uses to increase flexibility for property owners, contrasting with the current use-specific ratios.
    • Compliance: Staff confirmed the project is designed to be compliant with Senate Bill 840 density and height limits, addressing Councilmember's questions on whether the code would be challenged.
    • Council Feedback:
      • Councilmember Boxall requested flexibility on maximum heights to account for high floor-to-floor plates in mixed-use developments and inquired about the lack of a "boulevard" street section.
      • Councilmember Gonzalez asked about measures to discourage monolithic "Texas Donut" developments; staff confirmed the inclusion of standards requiring articulation and breaking up frontages for buildings wider than 180 feet.
      • Discussions on color regulation resulted in staff deferring to legal counsel, noting state legislative restrictions on regulating aesthetic details like color, with Mayor Boxall defending the vibrancy of local businesses like "Gilberto's."
    • Timeline: Staff outlined a tentative adoption schedule in April 2026, with public hearings scheduled for February and March 2026.

  • Enhanced Mobility & Street Maintenance (Items 3.2 & 3.3):

    • Randall (Deputy City Manager) and Keith Brooks (Director of Public Works) presented updates on the Enhanced Mobility business plan and street conditions.
    • Street Conditions: The City maintains 3,010 lane miles, with 20% currently classified as "red" (Or/OCI index < 50). The infrastructure is aging, with many streets built in the 80s and 90s. It was noted that it would take an annual investment of $135 million to flatten the OCI curve, and an additional $30 million annually beyond current budgets is needed to reverse the trend of increasing red streets.
    • Funding Challenges: The street maintenance sales tax currently provides $25-$30 million annually. Reauthorization is required in May 2026. Without renewal, the city faces significant funding gaps. Bond elections are now scheduled every three years (next in May 2028) to fund major rehabilitation projects, while sales tax funds day-to-day maintenance.
    • Specific Projects: Updates were provided on completed and ongoing projects, including MLK and Debbie Lane rebuilds, Mitchell Street, and various mill-and-overlay programs (e.g., Lamar Boulevard, Arkansas Lane).
    • Striping: Council queried the strategy for road striping. Staff confirmed a cyclic restriping program exists but acknowledged that Texas weather degrades thermoplastic. Raised pavement markings will be increasingly implemented to improve visibility.
    • Council Feedback: Councilmember Gonzalez and others discussed the difficulty in selling the need for higher funding to citizens who complain about road quality. Staff emphasized that while Arlington is in better shape than some mature cities (like Dallas/Fort Worth which may have 35-40% red streets), the goal is to reduce the 20% red street rate and stabilize the infrastructure.

  • HandyTran Restructuring (Item 11.1):

    • Alicia Winkleblack (Director of Transportation) explained the transition from a pass structure to a "bundled ride credit system." This aligns the pricing with the seat-based nature of on-demand transit, offering discounts ($30/$25, $60/$45, $90/$65) that equate to approximately 28% off the standard rate, similar to current pass riders.
    • Justification: The system allows the city to scale service based on actual demand, saving money during low-demand periods (like the pandemic) rather than paying for empty buses. Councilmember Hogg and Mayor supported the efficiency of the new model despite the difficulty of change for users.

Key Outcomes

  • Form-Based Code: Council acknowledged the complexity of the downtown proposed zoning. Staff committed to continuing work sessions and public hearings with a tentative adoption goal of April 2026. The code will be structured as Article 13 of the Unified Development Code (13.1 General Standards and 13.2 Downtown Specifics).
  • Street Maintenance Sales Tax: Council concurrence was sought to tee up the question for a sales tax renewal in February for a May 2026 ballot. Staff confirmed the urgent need for renewal to address 20% red street status and aging infrastructure.
  • HandyTran Changes: The proposal to move to a bundled ride credit system was presented for public hearing and is moving forward as the primary method for managing transit costs and usage patterns.
  • Contracts:
    • The downtown grounds maintenance contract (Item 8.2) was confirmed as a non-automatic renewal requiring evaluation and approval.
    • The sister cities contract (Item 8.12) was clarified as a renewal with amended language to allow for event hosting, with no travel or staff salaries included as previously directed by Council.
  • Zoning Transparency: The concept of clarifying "State Legislature Required Zoning" (specifically regarding SB 840) was discussed as a potential method for greater public transparency on permit approvals.

Meeting Transcript

Okay. Oh Lord of Mercy. Actually, Andy did come in and she said 1215. I thought she meant it's 1215. And uh pursuant to VTCA Government Code Chapter 551.071072 and 087. Noon session back to order. We're gonna start with three point one. Good afternoon, Mayor and Council, John Chapman, Long Range Planning Manager here to talk about form-based code. We do have two uh big plans going on. The Innovate Arlington comprehensive plan that is not a zoning change, it is just a uh visionary document. However, what we're going to be discussing uh right now is our form-based code zoning project. This is a possible zoning change uh that could impact uh properties. Uh we're gonna be discussing the uh boundary and what the existing zoning is within that area, as well as our proposed regulating plan, which includes all of our subdistricts and frontage types, our proposed street frontage, uh as well as the subdistricts, and then we will talk about the code structure and how form-based code will nest within the unified development code, as well as the specific details or some of them related to our downtown form-based code, and then the project timeline as we're uh nearing completion of this project. Our December open house was a big uh big success. Uh we had our consultants there as well as a variety of uh Arlington city staff from public works, transportation, housing, um planning. Um a lot of great feedback, it was very positive. Uh we even had a great station there. You can see Thodony David Palmer there, the uh project manager assisting residents with n understanding what their existing zoning is, as well as understanding based off of the form-based code what their proposed zoning uh could be. And that helped residents who received the flyers that you see on both sides of the slide there, understand better what development standards if form-based code is adopted by council, uh, how that would impact their properties. So it was a very uh uh engaging and great meeting with uh stakeholders around the downtown uh form based code area. So with that, I'm going to uh welcome Jay Narina, the consultant for Form Based Code to provide more details and updates on the project. Um good afternoon, uh City Council members. Uh my name is Jay Narina, principal with livable plants and codes, uh the lead on the form based code. I really do appreciate the opportunity to come and speak in front of you. Um so this map really shows the existing zoning. Um a lot of the zoning districts uh are not just exclusive to downtown. You have commercial districts elsewhere in the city that the same standards apply here, so you can kind of see a lot of it is downtown business right in the middle there, but on the edges you do along the rail rail line, you have industrial, uh you have some corridor commercial, and you have your neighborhoods as well. So this would be the new regulating plan, which is just a fancy name for the actual new zoning map for downtown. And the reason we're calling it a regulating plan is it goes beyond just assigning zoning districts for properties, but it also designates certain street frontages because again it's about relating what happens on the street with private development. It's really relating the public and the private realm. And so the important thing of the form based code is going to be this critical element of not just writing standards for what happens on private property, but it also how does the development relate to the street in front of it. So that's really a critical element. So when you talk about frontage types, uh we have three different frontage opportunities that have been established through the code. The code would identify three different types of frontages. Type A frontage would be the highest quality frontage for the sidewalk. So if you think about a main street, right, where you have continuous buildings, continuous storefronts, possibly cafes, sidewalk cafes, that makes it the most interesting to walk on. That would be your A Street. You'd have wide sidewalks, you'd have shade, you'd have activated frontages, etc. Your B streets may be one of those hybrid locations where it's still still evolving, it's still redeveloping. You may have some small parking lots, you may have driveways, you may have you know drive-through uh issues, but the idea is that this is an area that accommodates both pedestrians, but it also accommodates some uh some kind of um uh parking and and automobile orientation as well. And the type C furnage is the least high quality furniture. Um it would be your alley furniture, you know, the back of house functions, uh utilitarian functions, possibly access to parking lots, etc. And the reason to do this is to kind of provide the development standards that's that actually addresses these frontages differently because we know that all four sites may not be your A frontages. We want to recognize that you want to treat different street frontages differently. Um so now we get into the actual sub-districts, which would be the zoning districts within this downtown uh form-based code. Uh one is the traditional neighborhood, which is a lot of the neighborhood that is to the north of uh uh downtown, and you can see those areas are highlighted here in red. So those are the yellow areas. And then the next is the urban neighborhood, and you can see the intensity and scale of development is also a little bit higher. It does allow for more mix of uses, offices, corner retail, etc. So you can kind of see those areas uh uh highlighted in uh this um orange ish brown.

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