Arlington Planning & Zoning Commission Regular Session – March 4, 2026

The Planning and Zoning Commission of Arlington, Texas, held a regular session on Wednesday, March 4, 2026, at 5:36 PM in the Council Chamber at City Hall. The meeting included public hearings on a major Unified Development Code (UDC) amendment introducing form-based zoning for downtown, the related downtown rezoning, and several other zoning cases. All four public hearing items were approved unanimously or near-unanimously.

Consent Calendar

• II.A – Approval of Minutes (February 18, 2026): The minutes from the previous regular session were approved by a vote of 8-0.

Public Comments & Testimony

• III.A – UDC Amendment (Form-Based Zoning): Several speakers expressed support. Liam Crowley (President of Walkable Arlington) spoke in favor of the streetscape and sidewalk improvements. Olga Torres, a resident of a mobile home park at 415 Northeast Street, voiced concern that the new code would force residents to move or sell their homes; staff clarified that the code only applies to future redevelopment and does not involve relocation. Marta Olage (through a translator) initially opposed the code due to fears of displacement but changed her position after staff explained the code’s scope. Daniel Kamash, a developer whose family has developed many projects in Arlington, raised concerns about increased costs and lack of infrastructure investment; commissioners noted the code streamlines the planned development process and that Economic Development Corporation funds may be available to assist with infrastructure improvements.
• IV.B – SUP08-2R1 (Glenn Day Drive Drilling Zone): One speaker, Bradley Niles (mineral interest owner from Pantego), expressed support for the drilling zone but voiced concern about out-of-state attorneys attempting to acquire mineral rights through a Mineral Interest Pooling Act (MIPA) filing, which he believes may be illegal in Texas.
• IV.C – PD20-22R1 (109 W. Rogers Street): The applicant, Kevin Karamy, spoke in support of his request to remove a short-term rental (STR) restriction from his property. No public opposition was expressed.
• IV.D – ZA26-2 (2401 W. Green Oaks Blvd): The applicant, Travis Niles (property owner from Pantego), spoke in support of rezoning from a Planned Development – Veterinary Clinic to Neighborhood Commercial. He noted the building is currently vacant and the new zoning would allow for small-scale medical or professional uses. No public opposition was expressed, though a letter of opposition had been received. Commissioner Finley asked if the applicant would replace a fence between the parking lot and adjacent homes; staff clarified that because this is a straight zoning change (not a PD), the commission cannot legally attach conditions to the approval.

Discussion Items

• III.A & IV.A – UDC Amendment for Form-Based Zoning and Downtown Rezoning (DN-FBZD26-01): Principal Planner Tarani Devi Palma and consultant Jay Naraina presented a detailed overview of the new form-based code, which replaces conventional use-based zoning with regulations focused on building form, streetscape, and walkability. Key points included: the code applies only to future development or redevelopment; it does not involve eminent domain; properties and businesses can continue as non-conforming uses as long as they operate without discontinuation (discontinuation for more than six months would cause the use to no longer be allowed). The code establishes five sub-districts (Traditional Neighborhood, Urban Neighborhood, Corridor Mixed-Use, Core, and Downtown Gateway) with varying height limits (from 2.5 stories up to 18 stories for the Downtown Gateway). Parking requirements are reduced (1 space per 400 sf for non-residential, with the first 2,000 sf exempt). A tiered density bonus allows up to 100 dwelling units per acre by right with specific parking and ground-floor-ready requirements; anything over 100 units per acre requires a major modification. The creation of the form-based code is the result of a multi-year process (city council requested examples in 2022, downtown was confirmed as the pilot area in January 2025). Staff held numerous stakeholder meetings with neighborhood groups, business owners, UTA, Downtown Arlington Management, auto dealers, and others. Nine support letters and four opposition letters had been received. The code aims to streamline development, reduce the need for planned developments, and allow up to 80% of applications to be approved administratively. The first public hearing before city council is scheduled for April 7, 2026, with a second on April 21, 2026.
• IV.B – SUP08-2R1 (8380 Glenn Day Drive): Staff presented a request to amend a Specific Use Permit to establish a drilling zone and reduce the SUP boundary from 7.479 to 6.412 acres on an existing gas well site (owned by GM Day Estates, operated by Total Energies). The site currently has seven existing wells, separators, and storage tanks. The proposed drill zone is 596 feet from the nearest protected use (a residence). The operator agreed to install a masonry wall around all four sides, plant additional trees (beyond the 162 caliper trees already planned) in the southeast corner outside the SUP boundary, and maintain those trees. During drilling, the operator will use electric drilling, temporary above-ground water tanks, and implement dust mitigation and sound abatement measures. The operator reported no resident complaints at the site. Seven petitions of opposition and three petitions of support had been submitted.
• IV.C – PD20-22R1 (109 W. Rogers Street): The applicant requested approval to revise an approved Development Plan to remove a short-term rental (STR) restriction from the PD (Planned Development) for a two-unit duplex (4 bedrooms, 3.5 baths) on 0.23 acres. The property is within the Entertainment District Overlay (EDO). The applicant argued that the nearby neighborhood has transitioned significantly (approximately 70% investor/rental properties vs. 30% owner-occupied), and that the property, with 10 parking spaces, is well-suited for STR use. Currently the property is long-term rental and has experienced vacancy issues. Commissioner Greer asked about a dead tree near the property line; after discussion, the applicant agreed that if the tree is determined to be on his property, he would remove it and replace it with an ornamental tree. Staff corrected the staff report to note the property is not in a short-term rental zone.
• IV.D – ZA26-2 (2401 W. Green Oaks Blvd): The applicant requested a change in zoning from Planned Development – Veterinary Clinic (PD) to Neighborhood Commercial (NC) on approximately 0.37 acres. The site has a vacant building that was formerly a veterinary clinic. The applicant stated that the current PD limits the building to a single veterinary use, and Neighborhood Commercial zoning would allow neighborhood-serving uses such as medical or professional offices. No expansion or increase in intensity is proposed. The area’s comprehensive plan designates it as Established Residential, for which NC zoning is appropriate. Two letters of opposition had been received. Staff noted that because the rezoning is not a PD, the commission cannot attach conditions such as fence replacement. Commissioner Blake informally encouraged the applicant to work with neighbors on fence replacement.

Key Outcomes

• III.A – UDC Amendment (Form-Based Zoning): Approved unanimously (8-0). The form-based code will be added to the Unified Development Code as a new article (Article 13), with the downtown-specific standards in Section 13.2. The recommendation will now go to City Council for public hearings on April 7 and April 21, 2026.
• IV.A – Downtown Form-Based Zoning District (DN-FBZD26-01): Approved unanimously (8-0). The new regulating plan and zoning map for downtown were adopted, implementing the UDC amendment.
• IV.B – SUP08-2R1 (8380 Glenn Day Drive): Approved 7-0 (Commissioner Sumpter’s vote is not recorded in the minutes but transcript shows no opposition). The motion included the condition that the operator plant and maintain additional landscaping in the southeast corner outside the SUP boundary.
• IV.C – PD20-22R1 (109 W. Rogers Street): Approved 8-0. The motion included a condition (non-binding but recommended) that the applicant evaluate and, if the tree is on his property, remove a dead tree along the west property line and replace it with an ornamental tree that will not interfere with overhead power lines.
• IV.D – ZA26-2 (2401 W. Green Oaks Blvd): Approved 8-0. The zoning is changed from PD – Veterinary Clinic to Neighborhood Commercial (NC).