Arlington P&Z Commission Regular Session - February 19, 2025
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Arlington Planning and Zoning Commission Regular Session - February 19, 2025
The Planning and Zoning Commission of the City of Arlington, Texas, convened in regular session on Wednesday, February 19, 2025, at 5:39 p.m. in the City Hall Council Chamber. The meeting was called to order by Chairperson Dr. Ignacio Nunez. The commission considered two zoning cases: a proposed package liquor store at 2425 Northeast Green Oaks Boulevard and an amendment to remove live-work unit requirements at 101 South Center Street. Both motions failed.
Consent Calendar
- Approval of Minutes: The minutes of the February 5, 2025 Regular Session were approved unanimously (8 ayes, 0 nays) on a motion by Commissioner Blake, seconded by Commissioner Ware.
Public Comments & Testimony
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Zoning Case PD24-23 (2425 Northeast Green Oaks Boulevard):
- Support: Applicant attorney Mike Kelly (Dallas) and property owner Amir Moomtaz (Carrollton) spoke in favor. They argued the store would bring over $100,000 in annual tax revenue, create 5–8 jobs, reduce blight in a space vacant for three years, and operate as a high-end “tier two” liquor store with 24-hour surveillance and landscaping upgrades. They noted 265 letters of support and stated that the existing Liquor Den across the street sets a precedent.
- Opposition: Multiple residents and business owners spoke against the proposal. Moji Haddad (owner of the shopping center across the street and Forest Hills resident) argued the site is “embedded” in a residential neighborhood, unlike the existing Liquor Den, and that the use is incompatible with the CC zoning. Jude Plonch (Arlington, Forest Hills resident) cited proximity to an elementary school (0.7 miles) and safety concerns. Phil Martin (Arlington, Castle Hill resident) highlighted the dog park next door, pedestrian traffic to the school, and that the store would be owned by the same person as the liquor store on 360, reducing competition. Joe Bruner (Forest Hills Homeowners Association) presented a handout on alcohol outlets and neighborhood violence. Jennifer Hankins (Arlington, Forest Hills) expressed concern for her 14-year-old daughter who uses the dog park. The commission received 79 letters of opposition.
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Zoning Case PD18-13R1 (101 South Center Street):
- Support: Applicant Paris Rutherford (Catalyst Urban Development, Fort Worth) spoke in favor of amending the development plan to allow the 23 live-work units to be used as residential, live-work, or non-residential. He explained that the live-work designation has made leasing difficult due to building code requirements, individual certificates of occupancy, and insurance burdens. He reported that the building has 90–95% residential occupancy, but the live-work units are mostly vacant (only 5 of 23 leased). He argued that forced vacancy increases crime (break-ins, vagrancy) and that converting to residential would improve safety and “eyes on the street.” He committed to continued marketing and security upgrades.
- Opposition: No public speakers opposed this item. One letter of support was received.
Discussion Items
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Zoning Case PD24-23 (2425 Northeast Green Oaks Boulevard):
- Staff (Alex Van Amberg) presented the case: the site is 3.13 acres, with a 2,574 sq. ft. suite in an existing multi-tenant building. Current zoning is Community Commercial (CC); the request is for a Planned Development (PD) to allow a package liquor store (only permitted in GC, LI, and IM zoning). The site does not meet UDC landscaping requirements; the applicant proposed adding two trees and shrubs. There is one existing liquor store within a one-mile buffer (Liquor Den at 2500 NE Green Oaks). The Comprehensive Plan designates the area as “Established Residential” with a mix of uses.
- Commissioners questioned the origin of support letters (no tracking of IP addresses), the “tier two” distinction (not recognized by TABC or city code), and the applicant’s relationship with the property owner. Commissioner Blake expressed opposition to “a liquor store on every corner” and cited research linking multiple liquor stores to increased violence. Commissioner Greer noted the city’s recent restrictions on vape and dollar store clustering and concerns about pedestrian traffic near the school. Commissioner Carter considered the zoning change too invasive for the neighborhood.
- A motion to approve as presented by Commissioner Ware, seconded by Commissioner Blake, failed with 1 aye (Commissioner Maddox) and 7 nays (Chairperson Nunez, Commissioners Blake, Sumpter, Finley, Ware, Greer, Carter).
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Zoning Case PD18-13R1 (101 South Center Street):
- Staff (Alex Van Amberg) explained that PD18-13 (approved 2018) required 15% non-residential uses, which the applicant met through 23 live-work units. The current request would reduce the non-residential requirement to approximately 10% by removing the live-work mandate and allowing those units to be used for residential, live-work, or non-residential. Staff proposed a condition that the units remain counted as non-residential only if used as live-work or commercial.
- Commissioners discussed security concerns (broken doors, homeless access, $150,000 spent on security), the applicant’s marketing efforts (three brokers, CoStar listing, UTA outreach), and the difference between live-work and home-based business (live-work requires a CO and insurance; home-based business is a simple permit but does not count as non-residential). Commissioner Blake argued that if the units convert to residential, there is no incentive to return to live-work. Chairperson Nunez noted the commission cannot enforce security improvements and suggested the applicant appeal to city council. Commissioner Maddox agreed that removing the live-work requirement permanently undermines the original density-for-commercial trade-off.
- A motion to approve with additional security improvements by Commissioner Blake, seconded by Commissioner Sumpter, failed with 1 aye (Commissioner Sumpter) and 7 nays (Chairperson Nunez, Commissioners Blake, Finley, Ware, Greer, Carter, Maddox).
Key Outcomes
- Zoning Case PD24-23 (2425 Northeast Green Oaks Boulevard): Denied (1-7). The commission recommended denial of the zoning change from CC to PD for a package liquor store. The applicant may appeal to the City Council.
- Zoning Case PD18-13R1 (101 South Center Street): Denied (1-7). The commission recommended denial of the amendment to remove live-work units. The applicant was encouraged to appeal to the City Council and address security and marketing issues.
- Next Meeting: The next regular session is scheduled for March 5, 2025.
- The meeting adjourned after the conclusion of agenda items.
Meeting Transcript
Again, I will now call the evening session to order. My name is Dr. Ignacio Nunez. I serve as chair of the Planning and Zoning Commission of the City of Arlington, and I hereby call this regularly noticed meeting of the City of Arlington's Planning and Zoning Commission regular session to order for February 19th, 2025. Again, I'll ask our administrators to read the speaker guidelines and general decorum for this meeting. The City of Arlington fully embraces the values of diversity, equity, inclusion, and accessibility where people of all identities and experiences are understood, appreciated, and fully included in the community and where equitable treatment and outcomes prevail. We ask that the citizens and other visitors in attendance assist in preserving the order and decorum of this meeting and to provide for attendance at and participation in the meeting without fear of intimidation, threats, or hostility. Any person making personal, profane, hostile, slanderous or threatening remarks who uses vulgar or obscene language who engages in any other actions that disturb or are calculated to disturb the meeting, or who becomes disruptive while addressing the planning and zoning commissioners or while attending the planning and zoning meeting may be removed from the council chambers. All speakers shall address the commissioners and not the audience or city staff and shall not call out individually named members of city staff or the public. For speakers tonight, when your name is called, please come to the microphone at the podium and state your name and city of residence for the record. The applicant will be asked to speak first and will be given 10 minutes to make a presentation. Speakers in support or opposition of the item will be given five minutes each to make their statements. If there are many speakers for an item, each speaker will be given three minutes to make their statements. The applicant will then be given five minutes for any rebuttal. If multiple speakers plan to provide the same or similar comments, those speakers may, if they so desire, designate one or more individuals to provide public comment on behalf of the group. A bell will signal the end of each speaker's time. In consideration of other speakers, please conclude your comments promptly when you hear the bell. We ask that you address your comments to the planning and zoning commissioners. Thank you very much. A copy of the minutes of our February the 5th, 2025 regular session agenda were sent to all of the commissioners in advance. Were there any changes or corrections that were needed to the minutes? Saying none. Do I have a motion? I have a motion by Commissioner Blake, and I have a second from Commissioner Ware. Please cast your votes. Motion passes. We'll now move to our zoning cases for this evening. The first item on the agenda is zoning case PD 24-23, located at approximately 2425 Northeast Green Oaks Boulevard. The application is for approval of a change in zoning from community commercial to planned development for community commercial with a package liquor store in a unit with an area of approximately 2,574 square feet existing within the existing building on the site of approximately 3.13 acres. At this time, I will call on staff to report on the zoning case PD 24-23. Alex, you're on. Good evening, Commissioners. For the record, Alex Van Amberg Planner, Planning and Development Services here to present case PD 24-23. This is a approximately 200 2,574 square foot suite in an existing multi-tenant building. The address is 2425 Northeast Green Oaks Boulevard. Current zoning is community commercial, and the applicant is requesting a planned development for community commercial uses plus package looker store. Here are some site photos in the surrounding area. To the north is developed with attached single family residential. The south is developed as apartments. To the west, we have a single-family uh residential development. Um, and to the east is undeveloped commercial and more apartments. The surrounding area has seen increased development uh since the 1980s with a mix of uses, both commercial and residential. The applicant is proposing community commercial uses. Um, here are the permitted uses in community commercial in addition to the use of package liquor store. Uh currently, package liquor store is only permitted in general commercial, light industrial, and industrial manufacturing zoning. The site has two points of access, one off of Northeast Green Oaks Boulevard and one from Forestwood Drive. The proposed use will meet the proposed use and all other uses in this multi-tenant structure has adequate parking as designed, and there will not be a change in traffic. Here's a map of existing liquor stores within a one-mile and two-mile buffer. There is one existing package liquor store to the south of the site across Northeast Green Oaks Boulevard in the address 2500 Northeast Green Oaks Boulevard. The UDC does have landscaping requirements currently.
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