Planning and Zoning Commission Regular Session – May 15, 2024

The Arlington Planning and Zoning Commission met on May 15, 2024, at 5:37 PM in the City Hall Council Chamber. The meeting covered four zoning cases: a development plan revision, an assisted living facility, a boutique multifamily project, and a straight zoning request for townhomes. All cases were decided, with one motion failing.

Approval of Minutes

• The minutes from the May 1, 2024 regular session were approved unanimously (6 ayes, 0 nays, 1 abstention from Commissioner Talambas).

Public Comments & Testimony

• Zoning Case PD24-02 (Balfour Lofts): Speakers included:
  • Edward Manuel (applicant representative) – Expressed support, highlighting the project's walkable, boutique design honoring the Balfour family history.
  • Peter Jacobson (applicant’s business partner) – Supported the project, noting similar successful developments in other Texas character neighborhoods.
  • Geraldine Mills (former resident of 704 Dugan Street, Landmark Commission member) – Expressed support but requested earlier involvement of historic preservation groups to provide input on the project's design and demolition of existing structures.
  • DJ Johansson (CEO of Help Center for LGBT Health and Wellness, adjacent property owner) – Supported the concept but raised concerns about parking availability for his clinic, especially during events. He requested more time to work out a solution with the developer.
• Zoning Case PD24-1 (498 Debbie Lane): Speakers included:
  • Imran Rajvani (applicant) – Presented updated plans following a neighborhood meeting, addressing concerns about fences, drainage, lighting, and landscaping. He expressed that attendees left feeling the project was a positive use of the land.
  • Greg Richardson (architect) – Detailed design changes, including a continuous metal fence, reduced parking (148 spaces), improved drainage, and coach lights.
  • Two additional cards in support were submitted but not spoken.
• Zoning Case ZA24-5 (1013 North Mesquite Street): Speakers included:
  • Nick Cremens (applicant representative) – Explained the request for straight zoning (RM-12) to allow townhomes, duplexes, or cottage homes. He noted the owner’s desire to create a small community and that no specific plan was submitted to avoid upfront engineering costs.
  • Ms. Nguyen (property owner) – Expressed her personal dream of developing a family-oriented neighborhood, similar to her childhood in Vietnam, and requested the commission’s trust.
  • William Middleton (neighbor at 1111 North Center Street) – Supported the concept but raised concerns about drainage and utility infrastructure. He also noted that straight zoning would allow short-term rentals, which he opposed.
  • Several written support letters were read into the record.

Discussion Items

• Zoning Case PD21-2R1 (Arlington Business Center): Staff presented a revision to the approved development plan for a 35.331-acre light industrial park. The revision increased the square footage of Building 3 from 36,300 to 77,800 square feet, enabled by a change in stormwater infrastructure design. No changes to overall site density, height, setbacks, or landscaping were proposed. The applicant (Douglas Cooper, MMA) explained that the increase was due to the realignment of MLK Jr. Drive. The commission had no questions, and the public hearing yielded no opposition.
• Zoning Case PD24-1 (498 Debbie Lane): Staff presented a request to rezone a 10.730-acre site from Community Commercial (CC) and Residential Estates (RE) to Planned Development (PD) for an assisted living facility (RMF-22) and future commercial. The project proposes eight buildings with 128 units (18 dwelling units per acre), plus two future villa structures. The applicant had previously been asked to gather more public input. At this meeting, the applicant presented updated plans from a May 6 neighborhood meeting, including a 3D walkthrough, added fencing, reduced parking (148 spaces), improved drainage, and enhanced landscaping. Commissioners discussed parking, encroachment into landscape buffers, food service operations, and physical therapy space. The developer assured that the turnaround area would not encroach into the required buffer.
• Zoning Case PD24-02 (Balfour Lofts): Staff presented a request to rezone 1.146 acres from DNO-CC and DNO-RM-12 to PD for DNO-RMF-22, with a 65-unit multifamily development. The project includes 18 garages, 45 carport spaces, and 22 surface spaces (85 total on-site, with 67 enclosed or behind gates). The applicant sought 11 deviations from the UDC, including smaller unit sizes, reduced parking (11 spaces short of code), compact car spaces at 23% (vs. 20% allowed), and tree preservation payment. Concerns were raised about parking adequacy, short-term rentals, electric vehicle charging, and the use of HardiePlank siding (to be repainted every 10 years). Commissioner Ware proposed a motion to approve with conditions: tree grates enlarged to 4x8 feet, five-inch trees, payment into reforestation fund, utilities buried, Balfour history honored, prohibition of short-term rentals, EV charging provision, and continued collaboration with adjacent property owner DJ Johansson and the historical commission. The motion passed 6-1.
• Zoning Case ZA24-5 (1013 North Mesquite Street): Staff presented a request to rezone a 0.924-acre lot from EDO-RS-7.2 to EDO-RM-12 to allow townhomes, duplexes, or cottage homes. The applicant sought straight zoning rather than a planned development to avoid upfront engineering costs. Commissioners expressed concern that straight zoning would permit short-term rentals (which are allowed in the EDO district) and that no specific development plan was provided. The applicant offered to consider a deed restriction, but the city attorney noted that the city does not enforce deed restrictions. The motion to approve as straight zoning failed 7-0.

Key Outcomes

• PD21-2R1 (Arlington Business Center): Approved unanimously (7-0) as submitted.
• PD24-1 (498 Debbie Lane): Approved (5-2) with Commissioners Talambas and Ware voting no. Commissioner Ware initially abstained but changed to no after being reminded of voting rules.
• PD24-02 (Balfour Lofts): Approved (6-1) with Commissioner Finley opposed. The approval included conditions: enlarged tree grates, five-inch trees, tree reforestation fund payment, underground utilities, prohibition of short-term rentals, EV charging, and continued collaboration with neighbors and the historical commission.
• ZA24-5 (1013 North Mesquite Street): Motion to approve straight zoning failed (0-7). The applicant was encouraged to return with a planned development to address concerns about short-term rentals and specific design.

Next Meeting

The next regular meeting is scheduled for June 5, 2024, at 5:30 PM.