Arlington Planning and Zoning Commission Regular Session - August 6, 2025

The Planning and Zoning Commission of Arlington, Texas, convened on Wednesday, August 6, 2025 at 5:41 PM in City Hall Council Chamber. Chairperson Dr. Ignacio Nunez presided with all nine commissioners present. The meeting addressed four zoning cases, including a public hearing for three Planned Development applications and the continuation of a Specific Use Permit renewal. Key discussions centered on parking, safety, design compatibility, and buffers between residential and industrial uses.

Consent Calendar

• The minutes of the July 16, 2025 regular meeting and the July 23, 2025 special meeting were approved unanimously (8-0, with Commissioner Winkles abstaining).

Public Comments & Testimony

• DJ Johansson (CEO, The Help Center for LGBTQ Health) expressed support for the Balfour Lofts project (PD25-12) but raised strong concerns about insufficient on-site parking, noting that nearby Rangers and Cowboys games and tag office traffic strain street parking. He urged maintaining the dog park and suggested short-term rentals be limited to 30-day minimums.
• Sue Phillips (President, East Arlington Renewal) spoke in support of the Knox on Watson project (PD25-9), stating it would serve as a positive example for improving other multifamily properties along East Park Row.
• For the 7827 S Cooper Street case (PD25-10), staff noted three letters of support and one letter of opposition were received; no public speakers appeared.

Discussion Items

Balfour Lofts PD25-12 (700 E. South Street)

Applicant Nikki Moore (MMA) and architect Ryan Redker presented a revised plan for a 99-unit boutique multifamily development on 1.605 acres. The design incorporates waveforms and sawtooth forms to honor the historic Balfour TV repair shop. Key points of discussion:

• Parking: The proposal counts 75 on-street spaces toward the required parking, falling four spaces short of UDC requirements. Commissioners Blake, Finley, and others raised safety and security concerns about unenclosed tuck-under garages and open parking, especially given downtown Arlington's homeless population. The applicant argued that open, well-lit parking improves visibility and safety, but multiple commissioners pressed for a written safety plan.
• Short-Term Rentals (STRs): The applicant requested up to 15% of units for corporate leases (e.g., traveling nurses, corporate guests), not individual short-term rentals. Commissioners expressed confusion about enforcement and asked for a clear definition in the development plan.
• Unit Sizes: Staff recommended enforcing minimum square footages (600 sq. ft. for efficiencies, 750 for one-bedrooms, 900 for two-bedrooms). The applicant sought flexibility for minimums but committed to providing actual dimensions before council.
• Materials: The applicant plans to use EIFS on upper floors, which staff and some commissioners opposed, recommending restriction to cornices and architectural features. The applicant argued modern EIFS is durable and appropriate for the design.
• Streetscape: Staff requested 18-foot streetscapes on all sides, but the applicant argued that their proposed pedestrian-oriented front doors align with the upcoming form-based code; they committed to burying overhead lines on South Street.
• Open Space: The applicant demonstrated 21% open space, exceeding the 10% requirement. After extensive discussion, Chair Nunez recommended a continuance to allow the applicant to address concerns (carport details, unit minimums, safety plan, STR definition). The applicant requested continuance to September 3, 2025. Motion carried 8-0.

PD25-9 (1401 S. Watson) – The Knox on Watson

Principal Planner Kevin Charles summarized the revised proposal for 82 workforce multifamily units on 6.112 acres, continued from July 23. Key revisions:

• Brick masonry increased to 53% average on all elevations.
• 13 security cameras, 6-foot tan vinyl fence on south and east borders.
• On-site police substation (office within the building).
• Preservation of floodplain trees along north/west; walking trail connecting to Carl Knox Park.
• 8 EV charging stations; 83 covered parking spaces (35 enclosed garages, 48 carports).
• After-school learning center committed via deed restriction.
• Applicant Jake Mooney (long-term owner of 40+ developments) stated he has never sold a property and will retain ownership.
• Second Access Point: Commissioners, especially Chair Nunez, strongly emphasized need for a second emergency access due to floodplain concerns delaying fire/ambulance response. The applicant had attempted but failed to secure an easement from adjacent residential property. The motion (by Commissioner Blake, seconded by Commissioner Greer) approved the rezoning with the condition that a second point of access be obtained before any building permit is issued. Motion passed 7-2 (Commissioners Ware and Carter dissenting).

PD25-10 (7827 S. Cooper Street)

Principal Planner Clifford Ghost presented a proposal for 52 single-family detached homes (RS-5) on 9.622 acres currently zoned Flex Hybrid and Light Industrial. The applicant (Nikki Moore) argued the site is unsuitable for industrial use and that single-family homes align with the comprehensive plan. Key concerns:

• Northern buffer: The homes along the northern property line sit only 15–20 feet from an active industrial area (RV storage, trucking). Staff recommended a 30-foot buffer with Level 3 screening (masonry wall). The applicant offered an 8-foot board-on-board cedar fence with additional landscaping but no masonry wall. Many commissioners insisted on a wider buffer or eliminating some lots to increase separation.
• Parking: Guest parking was added in revised plans, but some commissioners noted the narrow lots (3,500–4,200 sq. ft.) and front-loaded garages could lead to rental conversions and parking spillover.
• Design monotony: Commissioner Ware and others urged more architectural variety (mix of two-story, one-story, different materials) to avoid a monotonous row of identical houses.
• Flux Hybrid alternative: Several commissioners questioned whether enough time had been given for Flex Hybrid to attract suitable development, and noted that SB 840 would allow dense multifamily on the site by right. The applicant requested an indefinite continuance to explore a revised site plan addressing the northern buffer and design diversity. Motion to continue indefinitely passed 8-0.

SUP10-23R4 (Liquitek - 408 113th Street)

Chair Nunez announced this case was continued indefinitely before the meeting; no discussion occurred.

Key Outcomes

• Balfour Lofts PD25-12: Continued to September 3, 2025 (vote 8-0). Applicant to provide carport renderings, minimum unit sizes, safety plan, STR definition, and revised materials.
• PD25-9 (1401 S. Watson): Approved (7-2) with condition that a second access point be obtained prior to building permit.
• PD25-10 (7827 S. Cooper Street): Continued indefinitely (8-0) to allow applicant to redesign northern buffer, lot mix, and design variety.
• SUP10-23R4: Continued indefinitely by staff.
• Next regular meeting scheduled for August 20, 2025 (note: the Balfour Lofts continuance will be heard on September 3, not August 20).