Uh, my name is Dr.

Ignacio Nunez, and I serve as chair of the Planning and Zoning Commission of the City of Orlington.

I hereby call this regularly noticed meeting of the City of Arlington's Planning and Zoning Commission regular session to order for April the 29th.

This time I'll ask our administration to read the speaker guidelines and general decorum for tonight's meeting.

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 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.

Thank you.

Our first item of business of the minutes of the April 15th, 2026 regular agenda meeting.

These were sent to all the commissioners in advance.

Were there any changes or corrections needed?

Saying none, I have a motion to approve by Commissioner Semter, and a second by Commissioner Ware.

Cast your vote, please.

Motion passes nine to nothing.

Next on the agenda, we have five zoning cases.

It was six.

Application for approval to amend a specific use permit for gas well drilling by establishing the location of a drilling zone on 2.955 acres zoned industrial manufacturing.

This time I'll ask our staff to present its report on this case.

Good evening, Commissioners.

My name is Pedro Garantwai, guest will specialist planning development services.

This evening I present SCP-08-15R1, the Stoner drill site located at 4151 Dr.

MOK Drive.

Site location is just south of I-20 Highway, north of Southeast Green Oaks Boulevard, east of Dr.

MLK Drive, and it is within two mile uh two miles of 10 gas well sites.

The site was approved for drilling on September 2008.

City Council approved two well permits on February 2009, one well permit on May 2009, and six well permits on June of 2009.

The site has nine separators and nine production tanks, and the site is enclosed by an eight-foot-tall galvanized chain link fence.

The nearest protective use from the proposed drill zone and from an existing well head is over the 600 feet boundary.

Tier 2 landscape plan requirement requires a 20-foot uh buffer around the perimeter of the drill site.

The applicant will provide eight three-inch caliper trees with the 16 tree mass, an eight-foot tall masonry wall around the perimeter of the drill site, uh, will be built, which exceeds the requirements in the gas well drilling and production ordinance.

The water plan was approved on the 14th of April of this year.

Uh there are two existing existing fire hydrants, which will have two four-inch meters.

The prior approved transportation route is no longer accessible due to the construction on uh Dr.

MLK Drive.

The new proposed transportation would be off of the highway I-20 exit, eastbound onto the furniture road, from there, southbound onto Matlock Road.

From there, east, eastbound on East Bardon Road, and then left onto Dr.

MLK Jr.

Drive, northbound.

The site will be on the right, east side of the roadway.

The exit transportation route would be left or southbound on Dr.

M OK from the site, a right or westbound on East Barton Road, a right on Matlock Road or northbound onto highway I-20.

The applicant will take measures uh to mitigate the dust.

Uh community outreach meeting was held on the 23rd of April of this year at the East Library and Recreation Center.

The notice of meeting was mailed to all property owners, residents within the 600 feet of the approved SUP boundary.

Notice of the meeting was also posted on the next door, reaching 11 neighborhoods.

As of today, no petitions have been received in opposition or in support.

Staff mail notices to property owners within a quarter mile of approved SUP boundary and posted on next door.

And the applicant is gonna be TEP Barnett USA L L Caleb for any questions.

Do the commissioners have any questions of the applicant?

Thank you very much.

We'll move on to our uh public session.

This time I asked for the applicant to come forward.

Remember, state your name and the city of residence.

We do not need your address.

Uh Ms.

Garvis, are you speaking tonight?

Good evening.

I think he pretty much presented my whole package.

So if you're for the for the record, you're in the Fort Worth.

Yes.

Sorry, Fort Worth, Texas.

Your name and city, please.

Leslie Garvis, Fort Worth, Texas.

Thank you, ma'am.

Um, I'm happy to go through the presentation again, but I think he pretty much hit most of it.

Um, the one thing that I will point out is the protected uses.

There are um no residence or protected uses within 600 feet.

The closest single family is 2300 feet away.

The closest multifamily is 1200, and then the closest school is 9700 feet away, and the closest child care will be 2100 feet away.

Thank you.

Did the commissioners have any questions?

Thank you very much.

Uh let me read the cards and support.

Uh non-speaker, Todd Grayson.

Are you here?

Thank you.

And your support and support.

Adam Simmons, uh, non-speaker.

Thank you, sir.

And Cliff McCoskey, non-speaker.

And finally, Dusty Anderson.

Thank you very much.

The commissioners, is there anyone that would like to speak in opposition of this motion?

We have no cards.

I see no speakers in opposition.

Seeing none, I will hereby close the public hearing and ask the commission for any other questions, comments, or motion.

Seeing no comments, we have a motion to approve by Commissioner Black and a second by Commissioner Greer.

Castro vote, please.

Motion to approve passes eight to nothing.

Uh and let the record show that Commissioner Sumter abstained from the vote.

We'll move on to our next case.

SUP 07-17R1 at 4801, Dr.

MLK Junior Drive.

And if staff will come forward to make their uh report, please uh good evening again.

Again, for the record, my name is Pedro Gançui, Cusil Specialist Planning and Development Services.

I'll be presenting SUP 07-17R1, the landing drill site.

The drill site will be located at 4801 Dr.

MLK Junior Drive.

A frack pond as well to be located at 4301 Dr.

MLK Drive.

Acreage for the drill site will be 5.216 acres.

Acreage for the FRAC Pond will be 4.622 acres.

Current zoning is industrial manufacturing with a specific use permit for gas drilling.

The applicant is requesting to amend the SUP by establishing the drill zone and the use of an existing frack pond.

The site is located just south of East I-20 Highway, east of Dr.

MLK Drive, north of Southeast Greenoaks Boulevard, and will be within two miles of a seven guest wheel sites.

The site was approved for drilling on March 2008.

City Council approved two well permits in August 2008, one on June of 2009, and six on April of 2010, and then two additional November of 2010 as well.

Site contains seven separators and eight uh production tanks and then eight-foot galvanized chain link fence.

The frack pond is being requested to be part of the specific use permit.

Uh 07-17R1 landing drill site.

Frac pond was approved for use as part of the landing drill site water source plan in June of 2008, August 2008, and April of 2010.

The frack pond site is also enclosed by an eight-foot galvanized chain link fence.

The nearest protector use from the proposed drill zone and from an existing wellhead is over the 600 foot boundary.

Tier 2 landscape plan requires a 20-foot buffer around the perimeter of the drill site.

The applicant will not provide additional trees due to the existing tree mass already present at the drill site.

However, the applicant will be adding eight three-inch caliper trees along with the existing tree mass, which is approximately 15 trees at the frack pond site.

The water plan was approved on the 23rd of April of this year.

There are two existing fire hydrants which will have two four-inch meters.

Taking a ride onto Matlock Road southbound, taking a left onto East Barton Road Eastbound, then a right to uh Dr.

MLK Junior Drive southbound.

The site will be on the left side of the road, east side of the roadway.

The exit route, uh exit transportation route from the site would be a right on Dr.

M OK Drive, northbound, a left on East Barton Road, eastbound, uh correction, westbound, a right on Matlock Road, northbound onto Highway I-20.

Applicant will take measures to mitigate the dust.

Community outreach meeting was held on the 23rd of April of this year at the East Library and Recreation Center.

Notice of the meeting was mailed to all property owner owners slash residents within 600 feet of the approved SUP boundary.

Notice of the meeting was also posted on the next door reaching in lab 11 neighborhoods.

As of today, there have been three emails and one petition received in opposition.

Zero petitions in support.

The staff mail notices to property owners within the quarter mile of the approved SUP boundary.

And the applicant for this site is TEP Barnett USA L L Cavailable for any questions.

Thank you very much, sir.

Do the commissioners at this time have any questions of the applicant or the staff member, I mean, sorry.

Thank you.

I'll now open up the public hearing and call the first speaker.

Ms.

Garvis, I believe it's you again.

And again, for the record, if you'll state your name and your city.

Leslie Garvis, representing Total Energies, Fort Worth, Texas.

I'd like to move to the same slide I showed a few minutes ago for the other location.

On our setbacks, uh no protected uses within 600 feet.

Single family is a little over a thousand feet away, and the closest multifamily is a little over a thousand feet away from this location as well.

The closest school is 6,000 feet, and the closest child care is over 4,000 feet away.

I would also like to uh note that the public meeting that we had, we had no residents that showed up.

We had one representative of one of the local homeowners associations that showed up.

Available to answer any questions if you guys have anything additionally.

Excuse me.

Do the commissioners have any questions?

Commissioner Greer.

Just because you withdraw all the trouble show up.

Um do you have any plans for that frack pond when it's done?

Is that well, let me ask this way.

Is this the last time you'll use that frack pond, or do you think you'll keep that active for a while?

Once we're finished drilling at the wells at both of those locations, then we will reclaim the frack pond.

And then that would open up that land for potential sale and development in the future.

Great.

Thank you.

Any other questions?

Just since we're uh public and we well, what is the uh timeline?

Do you expect uh does the totel expect on the site for uh uh actual drilling and every operations out there?

Um our plans are always fluid, obviously, but um at this stage we're looking at late 26, early 27 for these locations.

And of course, uh under the city's ordinance, you would be required to send notices to let people know when those activities would be taking place.

Correct.

Yes.

Once an SUP has been in the drill zone has been established, we're required to send notices prior to startup of drilling, um, fracking and completion.

Great.

Thank you so much.

You're very welcome.

Thank you very much.

Thank you, Ms.

Garvis.

I don't think there's any other questions.

Again, I'll read the cards in support of this uh this uh request.

Cliff McCoskey, non-speaker, you're here, and I have another one, Dusty Anderson.

You're here.

All right, thank you.

Are there any other speakers in support?

Are there any speakers in opposition?

And we did not receive any cards in opposition.

Seeing none, uh, hereby close the public hearing and ask the commission for any questions, comments, or a motion.

I have a motion to approve by Commissioner Blake.

A second by uh Ignacio Nunez.

Cast your vote.

Motion passes 8 to nothing, and again, let the record show that Commissioner Sumter is abstaining from this uh this motion.

Moving on.

Our third case tonight is PD 25-18, uh addressed at approximately 1605 Wilma Lane.

This is an application for a change in zoning from residential single family 7.2 to a plan development for residential single family RS5 on approximately 2.919 acres.

At this time, I'll call on staff to present its report on zoning case PD 25-18.

Good evening, Commissioners.

Uh Alex Van Amberg, planner with planning and development services.

Um we have case PD 25-18.

Site is approximately 2.919 acres in size, and its address is 1605 Wilma.

The current zoning is residential single family 7.2, and the request is a planned development for residential single family 5 or RS5.

Here's the location of the subject site.

Um you see that it is located east of Northwest Greenoaks Boulevard.

It is also north of West Randall Mill and a little south of I-30.

There are single family properties to the north and the east of this site.

There is a multifamily property to the south, and then to the west, that uh undeveloped land is zoned, plan development.

Uh town home project was approved in 2022, but no development has moved forward at this time.

Photos surrounding the site, uh, those top two photos.

You see the view north and the view south down Wilma Lane.

Uh, that is Wilma Lane in the pictures.

The view east is the subject site, and the view west is that uh vacant plan development site, and then past that uh Green Oaks Boulevard.

Here's the development plan uh that was provided.

This development plan includes 26 townhouses on approximately three acres uh with one open space lot.

This proposed density is eight point seven dwelling units per acre.

What is allowed in the RS5 zoning district is eight units per acre.

The units along the eastern edge of the property are all front loaded.

All of the other lots are rear loaded with alley access between them.

The lots are significantly smaller than what is allowed in RS5.

RS5 minimum lot size is 5,000 square feet.

The smallest lot size in this development is 2,555 square feet.

The lot widths are also narrower than what is required.

RS5 requires a 50-foot lot width.

They are proposing 30 feet wide.

And they are also reducing the setbacks.

Five feet is required.

They're proposing three feet between the house and the property line.

There is one point of access to the site, and that will be off Wilma Lane.

Here are some elevations shown.

These would be the front loaded lots.

You have the front and the rear.

There are two different elevations for that style.

And the rear entry elevations, they've provided four different elevations for the rear entry properties.

They are mostly all masonry.

One of the elevation styles shows a little bit of siding along the sides, and then in the front, I think you can see it, it's on one of those front entry elevations, but other than that, mostly all masonry materials.

And the floor plans, they are all three bedroom units.

There was an error in the staff report.

It said that the units would be under the minimum amount of 1,500 square feet gross living area.

I believe the staff report said it would be 1200, but they did increase that.

It is 1500 square feet for living area size.

They are also meeting the garage standards from the UDC for size on the garages.

The landscaping and buffering in the site, they are providing streetscape, so street trees that are required.

Six of the street trees are not being provided.

It would be those ones in front of these southern lots.

They initially provided them.

However, engineering had concerns with visibility triangles, so those were taken out at request of engineering.

So there is no screening and buffering requirements between residential because this is single family to single family.

However, to the south, we do require level one screening and buffering.

That level one screening does require a 10-foot landscape buffer with tree plantings.

We do have the landscape buffer shown on that south property line.

However, one of the lots in the street does encroach into it, which is not permitted by the code per the square footage of that area.

They should be providing 12 buffering trees.

They are required, they are providing eight.

So that would be a six-foot double-sided cedar fence with a concrete mow strip.

That will be all along that southern property line, meeting that level one screening requirement.

And then tree preservation.

The site does have many trees, a lot of which are larger.

We do require that residential developments meet a minimum of 35% tree preservation.

The only preservation currently shown is here in this bottom corner.

Because they are protected trees and they are in a significant stand, they did receive some uh bonus points for that.

This does bring their preservation plan to 31%.

However, they are not meeting the minimum of 35% required for residential.

So deviation from the lot size, what's required is 5,000 square feet.

They're proposing 2,550 and 3,300 square foot lots.

Lot width required is 50 feet, they're proposing 30 feet.

Lot depth required is 100 feet.

Those rear loaded lots will be 85 feet.

I believe the ones on the eastern side will meet the 100 feet requirement, but not the remainder of the lots.

Street front setbacks, what's required is 20 feet.

Um front loaded units will meet that 20 feet setback requirement.

However, the alley loaded lots will not.

They're asking for a 10-foot setback on those street fronts.

And then interior setbacks, what's required is five feet.

They're proposing three foot interior setbacks.

They do have the street encroaching into that buffer, and they're not providing all 12 of the required trees.

An additional building design standard deviation.

The code does say that front loading front-facing garages not constitute more than 55% of the width of the dwelling.

The garages on those front loaded lots will be over 55%.

And then the location.

In coordination with city plans, the comprehensive plan, land use goals in this area are established residential.

The following strategies should be noted when relating to the proposed development.

Established residential areas should encourage development of housing choices, multiple types of single-family housing.

Also evaluating development proposals in context with the existing infrastructure and surrounding uses and ensure a balanced relationship between land use development and transportation system.

Also requiring to uh requiring streetscape improvements as part of new developments and redevelopments.

If planning and zoning commission is inclined to recommend approval, the staff has the following recommendations to improve the project.

We do recommend bringing that tree preservation up to 35%.

If it does get approved without that 35% preservation, then we would recommend them paying into the reforestation fund for the caliper inches they're not preserving.

Um or open space in general.

They are currently providing 21% open space.

However, it is not usable.

We looked towards the standard for our small lot uh SB15 ordinance in preserving 35%.

So staff would say 35% is a good number for this.

Um and then adding some balconies above those garages on the front loading lots just to provide a little bit of um architectural interest along that street on Wilma.

The applicant is Nikki Moore with MMA, and the owner is quadri Akamo.

Uh staff received some opposition.

We received um two of the property owner notifications back by email.

We received eight from the city's website that were sent in, and then the a neighbor in the neighborhood set up a website to collect additional signatures from people opposed.

They did collect 213 signatures in opposition.

And staff's available for any questions.

Thank you, Alex.

Do any of the commissioners have any questions at this time?

Commissioner Maddox.

Yeah, Alex, as we uh talked about in our work section, uh what a residue project, these cases, you will notice a reoccurring thing with me.

So my question to you is did the developer often any reason or rationale would not be able to meet the UDC requirements.

You will have to ask the applicant.

I'm asking.

I didn't get we didn't, so what we received, I mean, not in the narrative necessarily was that um to get the amount of lots that they would like, then they do need deviations.

Thank you.

Yeah.

Any other questions of staff at this time?

Saying none, we're gonna move on to the public hearing.

This time, I'll call the first speaker.

And the applicant.

I have two cards of support.

One is Nikki Moore, the other one is uh quadry um.

Uh so Nikki, I think you're first.

Remember if you'll state your name and city, please.

Yes, sir.

Nikki Moore, Hurlington.

Um, MMA has been hired to facilitate this zoning change for Mr.

Akamo, who is the um landowner.

Um so, as is mentioned earlier, this site is approximately three acres and generally located on the northeast corner of North Green Oaks, Northwest Green Oaks, and West Random Road.

Um, it kind of seems like this portion of land was you know left over from an established neighborhood, and things obviously had gotten developed around it.

Um, and so this is this it makes this site challenging.

Um, so one of do I have a one of the questions that uh Commissioner Maddox has already posed is kind of like why, right?

So we're gonna go through a variety of the historical reasons and to understand a little bit more of this site to kind of understand why there are variances requested.

I think it's also important to recognize that um in your Arlington City Code doesn't have really anything in between 5,000 square foot lots and townhomes.

So we did evaluate this site for townhomes, but felt like offering another single family home option that was a detached type of scenario was a better product than having townhomes on this site, which would fit us into the RM12, which there would be less variances, but there's not anything in between.

SB15 allows that now a small lot development, but this site in particular does not qualify for that because it is less than five acres, which is a requirement, and it's already been platted, and so it does not qualify in order to be a small lot type of development.

All that being said, I think if we look back and we go back through historical aerials, the first one we have here is in 1970.

You can see that Wilma Lane and Randall Mill are your typical county-style roads.

There was really no development except for the existing multifamily just to the east of the site.

And there's a few scattered homes to the southeast of the subject site, and you can see the individual house there in that red area, which is our project site.

Then we flip back over to 1979, which is our next available historical aerial, and we can see a lot of development had happened over those years.

So you had this Oakwood neighborhood come to fruition, the additional multifamily that's just south of our site, and the interlock in neighborhood coming together.

So once again, same resident, the house is still here, and all this kind of development happened around it.

And I kind of say all this and look back at this history to show you how these infill sites come to be.

Also, just so you know, when you have only three acres, you have very limited site area in which to grade in without disturbing anyone else's parcel.

Um, and we also have other driveway locations located at the multifamily just south of us, and then Oakwood Lane that really impact where our driveway location can be into this site.

Um, so really the point is is that the true reason you have planned development zoning districts and they were created was to create and accommodate unique developments, whether that was through site challenges, whether that problem was from a different housing product, um, but something that meets the spirit and the intent of the UDC, but providing alternatives due to certain site challenges.

And so these planned developments purpose is to become that ordinance for that parcel of land so that it's no longer non-conforming to a base district.

In preparation to this for a meeting and knowing that the development would be a butting against an existing neighborhood, we sent out our own neighborhood engagement letter that's over here to your screen on the right, and we included those neighbors within 250 feet because at 200 feet, the residents that are on the north side of Oakwood Lane would not have been included in that notification, but we wanted to make sure that they were also involved in our neighborhood meeting.

So that neighborhood meeting was held last Wednesday on April 22nd.

We did it virtually.

We had about 15 neighbors in attendance.

Um we shared a version of this presentation with them, uh listened to their feedback, answered some of their questions, and some of their feedback has been incorporated into our presentation as responses.

Yeah, so the developer, you know, had originally we when we were site planning and trying to work and figure out how to just make this development come together.

We did consider townhomes, which you still in those instances they are single family homes, but you share a wall.

Um we felt like it would be better suited if we could offer a detached single family product, but albeit it's gonna be it's going to operate more like a townhome, but you have the sound attenuation of having space between your homes and you don't have to share a wall.

Um, with that being, we have the lots along the eastern side are going to be your traditional front-facing garages with 20-foot long driveways.

Um, those will do also have your traditional backyards.

The remaining lots right here are going to be alley-fed, so rear entry garages, so that the front of the homes are actually facing the public right away, creating that nice streetscape.

The site is able to, you know, preserve 31% of the trees required is the 35%.

But we've also have a plan to address that, which I'll get further into my presentation once we kind of get to that point.

Also, when we start talking about development, obviously, Wilma Lane is a local city-owned public street.

So we talk about when we developers come in to doing kind of proportionality of improvements to that street.

So the developer will be required to improve Wilma Lane from the entrance of the development all the way into Oakwood.

The remaining portion of Wilma Lane would fall into the city for improvements.

This is just gonna be a sampling of the floor plans that we've designed with the six different elevations.

So as you can see here, this home is one of your traditional front front entry garage homes that's going to face that public right-of-way.

And it's a it's a little over 1,800 square feet.

So we're exceeding the RS5 minimums of internal square feet.

Have a few more.

So once again, though, we understand that this is not necessarily a choice or a lifestyle for everyone, but it does fit a need.

That resident who's looking for something where they don't have a yard to take care of, they want something that's a little bit more lock and leave.

Um, this is that bidset need.

A few more, so I just wanted to kind of go through that.

So, yes, so during our neighborhood uh feedback, we kind of heard their concerns.

These are some high level over high-level thematic concerns that we had.

Um, one of those was lot size, specifically those on the eastern boundary right here.

And so, what uh the developer done has gone through, and we have a new plan to show you is to remove two lots along the eastern boundary.

We did that by removing this first lot here, which also allowed us there's a another significant stand of trees, and so able to preserve those trees in there will probably get us to that 35%.

Um, and as well as we can program that area as more of a usable community space, which was one of the staff recommendations.

And then also along this ways, those lots have now gotten wider.

So they are 4,000 square foot lots, they're 40 feet wide.

They'll have the traditional five-foot setbacks and then the traditional backyards and the hundred foot depth for the lots.

That also kind of addresses the removal of mature trees.

So, as you can see over here, we did use this space as our tree preservation for a lot of different reasons.

It's the highest point on the site, um, but also not wanting to disturb those trees and whatnot.

We also have programs since that meeting, how to incorporate some steps up into this area so that that actually can be a usable tree preservation area as well.

Um, as to address parking issues that kind of came up from the residents.

Um, so yes, the homes on the eastern boundary do have a that traditional driveway length and two-car garage, but the other ones are alley-fed.

So, as you can see, City of Arlington allows you to public park on public streets, and so we can provide just in this site plan alone a minimum of 20 parking spaces internally to the site for guests if you're having a baby shower, if you're hosting a Super Bowl party, and then also to Wilma Lane is a public street where residents could park on it temporarily should they have a guest come over.

I'm gonna just pause it, pause it for a second.

Yes, time did run out, but because this is an important case, and we have obviously a lot of audience here.

I'm gonna let you finish.

Okay.

Um I appreciate it.

So one other couple other concerns were just drainage issues.

As we showed you earlier in the topography slide, this site sits well below the neighbors and water drains away from the existing neighborhood in the direction of gravity, and then all the retaining walls, of course, will be designed by a structural engineer where they'll be needed on the site.

And so just with that, we have kind of the new site plan.

You can see that lot 20 has been replaced with the open space, so we can save more trees there.

Um, and then those other lots have been reduced to five and kind of spread out because they are now wider.

And so those were all of more of just the responses to the neighborhood feedback, and then the developer wanting to show um just a willingness of like, hey, like, yeah, I can adjust my plan.

I heard your concerns, and I I wanted to show good faith effort here.

And we have some lot templates, you can see the home footprints on the lots.

So, with that, that concludes my presentation.

I appreciate the few extra moments, and I'm happy to answer any questions.

Thank you.

Do the commissioners have any questions at this time?

Commissioner Maddox.

You know, as you mentioned, Ms.

Moore, that the this commission has latitude to exercise judgment on what uh is allowable and what's not allowable.

If you would, could you go back to the deviation slides?

Uh that's not in my presentation, that would be in the staff's presentation.

Can we can we get that up?

As I said, um this mission has latitude in uh making judgment about different zoning cases.

But for me, the starting point, the touchstone, has to be the UDC.

The UDC represent minimum requirements that we ask developers to meet when uh pursuing projects.

So when you ask for develop uh deviation, what I hear you asking me is tell me why it's okay for me to not meet these minimum requirements.

That is not an automatic no for me when you ask that.

What that does is tell me I need more information to say it's okay.

Either you're gonna give me a technical reason why this is not possible, or you're gonna say, if you let me deviate here, I'm gonna ultimately give you a better product.

Now that's a hard one to prove with me, but I'm willing to work with you on that.

Okay.

So uh considering that these projects start with vacant lots, and you start with a blank canvas.

Help me understand, and we can go down through each deviation to hope we don't have to do that.

Why it's impossible to um develop a project with a minimum lot size of 5,000 square feet.

Yeah.

Help me understand why we can't have um minimum lot width of 50 feet.

I need you to help me get my arms around why uh 85 feet is the maximum depth that we can have on each project.

And like I said, we can go down through the the entire list.

Um that's that's where I start.

We when you start with a vacant piece of property in a in a blank canvas, I you you're gonna have to help me understand why you can't meet the minimum requirements.

So like I said, it's not automatic no, but I need some help.

Yeah, get it to where you want me to be.

And before you start your answer, I will tell you financial uh considerations.

It's kind of a hard road for me to go down because everybody that comes before this commission can make that same argument.

Sure.

If you let me do this, I'll maximize my product, my profits, and everybody's happy.

Well, no, not necessarily.

So I want you to help me understand why the deviations are a good thing.

Yeah, absolutely.

Um, can I go back to my slide set, please?

I really actually appreciate like you asking the question like that and giving me an opportunity to kind of dive into that.

So I think when you start looking at land, right?

A lot of us who maybe aren't in this field regularly, we look at it as very two-dimensional, right?

We just see a blank piece of land.

And there's so much more that goes into land development, and I'm not going to talk about the finances of this site by any means, um, but there's just so much more.

There's there's layers and layers of an onion, right?

So this looks like a blank piece of paper.

But actually, you have a significant amount of fall.

You have 60 feet across this site.

Um, that is one of the challenges that's already existing.

So, right, you say it's a blank piece of canvas, and it is, but we also have to work with the land as it stands right now, and I can't impact the dirt outside of that red box.

I can't go pull dirt from another area or push it out or push it onto the neighbor's yard like I would when all these other homes were developed around here, there was no tree preservation requirements in the set in the 70s.

There was no um you know, other types of things that they had to like meet in requirements, and they could go and take a huge swath of land and move that dirt and shift it around to create large flat pads to build homes.

I don't have that opportunity on this small three-acre site that has 60 feet of fall.

So how we and let's just start there.

So, how we mitigate that is we create smaller lot sizes where then now we can stair step the whole entire site, creating moments of flatness for that pad coming down, creating another one.

We can work with the land and the topography, and that's easier done on smaller pad sites than it is done on a larger pad site to accommodate a 5,000 or 7200 square foot lot.

So we're working with the topography at hand and in the constraints that we are given with that blank canvas, so to speak.

If the property was the project was less dense, would you have the same type of problems at this scale?

If the project was less dense, that's property, less lots.

Yes, because the property is still has the fall in the topography, if you will, yes.

I understand it.

But I'm saying instead of 200 20 properties from this particular number, would you have the same property problem if you had 13 yes?

You still have the same problem.

Yes, the topography has not changed.

You still have the same problem.

But how do we accommodate that?

And how does that engineering design work?

And then once again, not financial considerations, but when you do go in there and you start putting the pavement and stuff like that, does that cover the cost of actually creating anything on the site?

So it's not really about making any money, but you do have to at least be able to support the cost of going in there and doing the development.

I understand that.

So not as a financial hardship, but just as economics and math goes, right?

So yes, you still have this problems.

Um one of the things that came up in the neighborhood meeting, and I'm gonna go back to my site plan.

Okay, so this is a really good one to show.

Um, so it is a blank piece of canvas, but because it is an infill spot, we now have other driveway locations that we have to take into consideration on our site.

So we already have Oakwood Lane, we know that that's existing, and we already know that this driveway entrance into that multifamily already exists as well.

So our driveway has to be at a certain point as to not be encroaching in on that.

So this is one of the questions that one of the neighbors asked during our neighborhood meeting is why does the driveway location have to be there?

And really ultimately, it comes down to driveway spacing location.

We can't just put it anywhere or on the other side of the site plan, like if we mirrored and we flip the site plan, we can't do that because then that driveway location would be too close to the one that's already existing.

That wouldn't be acceptable.

So there are certain things that we do have to work within.

It's not a blank two-dimensional piece of canvas where we can just shove whatever works in a box, whatever meets in the UDC on a piece of property.

There's other things and there's other factors that go into that decision.

If we came in here and I was asking for an RM12 and I was doing townhomes, it would be more dense, but it would meet the density requirement of 12 units per acre, and I would have less variances.

But I don't think that town homes are necessarily what the neighbors want either.

I think that they'd be more open to having a detached home product with a lot size for single family homes.

So I could come in here and have another request to do townhomes and have less variances, but I don't think that that's what's necessarily appropriate, nor do I think that that's what the neighbor is.

So there's so many things that go into threading that needle of do is our objective to reduce density, is our objective to have as minimal variants as possible, or do we want to create something that creates value for new residents moving to Arlington that offers a variety of housing options in Arlington?

Do we want to um have single family homes that don't share walls?

Like there's so many different objectives that we can accomplish.

We have to pick one.

See, for me, that's not an either or okay.

Okay.

And I don't think that's the case for the rest of the board.

It's not an either R.

Let's see if we can do all of let's do both.

And that's what that's what I'm asking you for.

Yeah.

And I would say that you know, as it stands right now.

Well, for instance, the the garage projection in front of the facade of the building.

Really?

Is that the only way we can do that?

Well, we can put more alley feds garages, which has a reduced setback.

So I think I'm just trying to figure out what at what point what do you want each development to focus on and accomplish?

And I think that's why we get up here and we present.

Hey, we're presenting this.

We've already we've made adjustments to accommodate some of the neighbors' requests and some of the neighbors' concerns and things like that.

And then you know, you all get to also input that.

If here's a great example, okay.

I think this is gonna help answer your question.

You want to know what are you getting in return?

So if we came in here and developed this by right, let's just say it was flat and it was super easy, and I could do I don't know, four or five 7200 square foot lots, okay.

I would just come in here, submit my engineering permit, and go develop.

There would be no public hearing or anything.

Those homes could be 100% Cementitious fiber board if the builder so chose because your UDC under your single family home development, whatever the front facade is, only has to wrap around the 50%.

You don't get to dictate building materials when you just go straight zoning and build by right.

You do through a PD.

So one of the factors I'm hearing in some of these things is oh, we want to see more masonry.

We want 100% masonry.

Want we want XYZ.

You get to dictate that when I have variances and you get to ask for that, and this builder gets to deliver.

So those are also some of the things that you the citizens and you as a commission get to ask for when I chew a PD that you can't ask for if I just came in here and said, okay, well, I'll just go build 7200 square foot lots, and I'll meet all of your UDC requirements, but you don't get to build a dictate my building materials anymore.

That's the trade-off too.

And I think maybe that was what you're looking for on some level.

On some level.

On some level.

Okay.

I think I beat that dead horse.

No, I have a question.

Yes.

So your interior setback between the homes uh was described as being uh three feet.

And so between the homes, from the pro so my interpretation of that is from the property line to the house would be three feet minimum, correct?

That's correct.

So where are the air conditioners going to go?

Yeah, that's a great question.

So on your traditional single-family lots where you have the 20-foot driveway, so here's the public road, and then here's your backyard.

So here's the 10-foot setback.

Obviously, you can see by this building footprint, there's going to be a larger backyard.

The dashed line is obviously where your setbacks limits are, and then you have your actual building footprint in here.

And so that air conditioner would be in the rear of your home, like you have experienced in other developments.

So that would apply on the on the drawing of how this is laid out.

That would apply to all the homes on the east side, correct?

Yes, that's correct.

Okay.

And then on the alley side, right?

So here is your like six-foot driveway.

Now you have it would be on the side of your home, like a traditional homeowner's is that is allowed to be in into your setback.

Um, these homes are designed to not necessarily have fenced yards.

That's the whole point of these.

So there will not be fences between the homes.

That's correct.

Now, we could do a small screening fence around the AC unit or anything like that if that was so desired, but ultimately your AC unit is allowed to encroach into your side building setback, just like your traditional home is on a five-foot setback.

These homes are designed to not necessarily have um fences in between the property line.

They're meant to be lock and leave, the HOA covers the yard maintenance and what and whatnot.

So that's really the the difference, but there is a place for them.

So this will have an HOA and the HRA will be responsible for mowing all of the yards?

Yes.

Okay.

That's good to know.

Any other um questions or comments from the commissioners?

Commissioner Blake.

So I'm kind of seeing a trend in Arlington for smaller houses with lot lines and things like that.

Do you feel these type of homes are really making it more attainable for new homeowners to come in or older homeowners that don't want a yard?

Yeah, I think you're just offering a variety of homes, right?

So in the subdivision, you're we're talking now because we've reduced by two lots.

We're at 24 homes.

I think there are 24 buyers who want to buy a new home in Arlington that don't necessarily want to have to take care of a yard.

They want something more lock and leave.

They want something that's not necessarily maintained.

And but also what's so good about this neighborhood, and pardon me while I geek out and get excited.

Even in this small little footprint of a neighborhood, we are able to offer two different housing types.

So if you are a buyer and you're like, man, I really love this area, but I do have kids and I want to have a play space in my backyard, then you might choose one of those lots and one of those homes that has the traditional backyard because that fits your need, but you're also able to be neighbors with someone who maybe wants something different.

And so that's what I really love about this development.

It is not cookie cutter.

It's offering a variety, it's meeting a need for Arlington residents and people who want home ownership in Arlington.

Thank you.

You're welcome.

Other questions of the applicant at this time?

Commissioner Greer.

Can you go back to the site plan or the plan where you'd made the changes?

Yes.

Um, I heard you say you got rid of two lots.

Yes, sir.

Maybe I missed it.

Did you got rid of the one on the north side there and then another one on the south side?

Well, we spread them out, yeah.

So it we basically because we made them 40-foot wide lots, it it took out the space of another one.

So we went from seven to five.

Um, and then strategically planning that open space lot when you walk when you walk in, when you drive into the development so that you have your community space there, we're able to preserve more trees.

And one of the other comments that we had from the neighbors was like, hey, it's not that we don't want new neighbors, it's not that we don't want development.

I really, really appreciated that about them.

They just said, hey, can you just minimize the amount of lots that are kind of touching our neighborhood?

And so we try to do that as best we can.

So along that, by placing the roadway here, none of those neighbors along Oakwood will have a backyard neighbor, so to speak.

And then we tried to reduce the amount of lots we are putting on that eastern boundary, you know, out of respect for those for those neighbors.

And then just as a reminder, this site does sit lower than the rest of the neighborhood, so they will be not overlooking into their backyard for privacy concerns.

Right.

Okay, yeah, that that makes sense.

And then my other question for the for the lots that are fronting Wilma.

Um I I imagine you you're not gonna be able to get rid of all that topo across there.

So those lots I'm I'm guessing will sit up higher than Wilma.

Are they so high that you couldn't get steps down and maybe put a sidewalk along Wilmo or create some kind of cool walk-up local?

Yeah, that is very, very possible.

We um we're waiting on a new grading plan too.

Um, since we've done this kind of on the fly over the past week of reducing the lots and things like that, we are looking at a new grading plan so we can understand how tall those walls are, but I think that's absolutely in the vision is like, hey, how do we create this really cool walk-up where your house is sitting a little bit high above the road?

Um, but you get that really cool kind of massing and sense of arrival to those homes.

But I like the fact that on that roadway you're getting homes, you're getting the front of the homes, you're not getting garages, the garages are gonna be tucked into the development where they're not gonna be really visible to the public realm.

I think that's the benefit of offering an alley loaded product.

Thanks.

You're welcome.

Any other questions at this time?

Yes, sir.

I think I want to go back to Commissioner Maddox's question because I I don't think you actually addressed the the question.

Why is the increase in density?

How does that help the situation with the topography?

And when I say what I mean is how is having the the home so close together and not having any yard, how does how does that impact in any way the topography?

Because it seems that you're making almost a a uh like a a ZBA argument for the what argument, sorry.

Like a ZBA argument.

You you're you're you're only arguing adjustment.

You're arguing like that that there's you need a variance because of topography, but in reality, this is I mean, to his point earlier, you have complete control to design this as it is.

So why are the lots why do the lots have to be the dimensions that you have proposed?

Sure.

So I think ultimately what this site really wants to be and what was originally going to be proposed, which I think of why you saw in the narrative, we had come into this process thinking we were going to be asking for RM12.

Okay, so those would be townhomes.

They would be attached sharing a wall.

Um after just having some initial conversation with neighbors and also understanding that like one conversation we wanted to avoid as well is with RM12, you're allowed to do um short-term rentals by right, and we kind of wanted to take that off the table because we want this to be a traditional single family neighborhood for sell and to honor that.

So we switched over to more of an RS5 standard.

So you talk about density, right?

And just to be clear, right?

This is a PD.

Yes.

And so you know we could we could just as easily take short-term rental off the table right now, however it's not, right?

We're just I'm I'm explaining you my thought process.

Yeah.

The how we got here.

Okay.

I just want to make it clear because I just we either way you you can get there.

Okay.

So ultimately, we are meeting the dwelling units per acre of an RS5, eight and eight.

You see more density, but it is allowed under an RS5, an eight and eight.

I don't think we're asking a variance as a related to the density.

No, no.

And and that's what I wanted to clarify because you were not asking for a variance because you are not in the right place to ask for variance.

You are here asking for a deviation as a PD.

And I think the commissioner's question and I and what I'm what I'm trying to drill down on is how did how is the topography impacting the design?

Sure.

Because you're saying you originally went as townhouses, but you don't want to be townhouses, but you're still offering a product that I'm gonna be honest with you, driving down the road is gonna look like a townhouse.

And I know that because you built another project right down the street that I that were I recall you being here and presenting on that one with the same exact thing.

I remember that because actually our chair referenced the air conditioners because those air conditioners were the same issue.

You know, you had just six feet between them.

You know which project I'm talking about?

I didn't do Bel Air.

No, no, I'm not talking about Bel Air.

I'm talking about the the one right next to the Chase building.

Oh, okay, Zeta.

Yes.

Okay, yeah.

And so inside those air conditioners are there's a cutout of the home.

Yeah, but those homes are three feet apart as well.

And yeah.

That and that's what I'm saying.

Yeah.

Do you drive down the road?

Yeah.

Looks like townhouse, because it's three feet, right?

Exactly.

So can you please just tell the board and Commissioner Maddox?

Why is that important with regards to the topography?

How did that was why did that need to be here?

Sure.

So we still have to put the same amount of infrastructure, public infrastructure in terms of roads, water, sewer, all of those things.

I'm sorry, I forgot to ask.

Yes.

On the infrastructure.

So when you're saying that the infrastructure is you've earlier said something about rough proportionality, and you said you were only going to fix the street to where it went into your development.

So this is what the city engineer has required us to redevelop on Wilma Lane.

Right.

So uh so in exchange for the density in all this, would you be willing to continue the street down and improve the whole thing?

That would be a developer business decision as to that.

Um but ultimately, like, you know, it's not a financial burden, but you have to put the same amount of infrastructure in to build five homes as you do this many homes.

And so it does come down to are what we're developing, can you cover the cost of the development?

So I'm not talking about making an extra profit or anything like that, but what you can build has to cover the cost of the development.

So we start talking about public infrastructure, roadways, water, sewer, grading, all those things, they do cost.

And you're sorry, the topography, I'm getting there because I'm not sure.

Okay, okay, get there.

The topography, in order to do all of that, requires additional funds.

And so you need the density to compensate for the fact that you have to do all of that in a more challenging environment.

I'm I'm sorry.

So I I I'm really trying to get you there.

Okay.

But how does the topography impact any of that?

That's what I'm lost.

Well, let me let me interrupt here.

Okay.

Okay, because we could go on and on and on.

And I'm gonna put a halt to it.

And I'm sorry, I just I've just that I think that was just the that was the confusion.

And I and I'm I'm sorry about that, but we've never talked about regrading the project.

You've never talked about you've actually told Commissioner Maddox you can't do anything about it because the rules changed on you.

Because the rules changed on me.

You said the existing development around you they didn't have to do all the things that you have to do, but now you said you can't do anything.

Why are you saying okay?

Okay, I'm sorry.

I'm saying that when that was developed, they didn't have the same standards we do today.

There was no 35% tree preservation.

Okay.

That's what I'm saying.

That was the standard I was referring to when those homes were being built.

So I think we're mixing a lot of issues.

Not topography, not topography, trees.

From that aspect, yes.

So I think we're mixing a lot of different issues.

So I want to make sure that we're being very clear.

Yes.

I'm not going to belabor that point.

Any other questions at this point right now?

Because you're going to have an opportunity to come back.

Okay.

And I have other questions and comments to make for for later on.

I have uh quadry a comming?

Okay, Mel.

Okay, Mr.

Camo, did you want to uh would you like to come and say anything?

You don't have to, but if you'd like to make a few comments, you are um please state your name in the city that you live in.

Yeah, Quadro Carmel, Arlington, Texas, uh, one of the owners and developers of the project.

Um I think Nikki did a great job.

Um just he had as backup to answer questions, so appreciate it.

Well, while you're there, I know she must have talked to you.

Um so if on the on what's on the top, Nikki, uh I'll ask you this.

But you think that in that north empty lot, you can add something to this community uh that you're building that could be used as an open space, but some what what do you think you might be able to put into that space and the one down below?

Just not that I'm gonna ask you to commit, but what kinds of things can you put in there with that kind of a grade that can be used?

Yeah, I think the the one to the northeast, the new one we just added is a little softer from a topography standpoint, so I would imagine maybe some benches, uh maybe a grill that's somewhat low maintenance, uh so that way you know people can gather get gather there and uh you know just hang out.

Um but primarily it's gonna be serving for tree preservation as well.

So I just want to make sure you are aware that most of the more valuable trees that you're preserving are post hooks.

And if this is the trunk of a post oak, and this is a canopy of the tree, you can't run any kind of machinery underneath the canopy of that tree.

You can't sit a bulldozer here, you can't drive it across here, you can't do anything around that post oak without killing it.

And so uh I'm just gonna be real interested when because ultimately, if depending on how this commission discusses this case tonight, you're gonna be you're gonna end up coming back here.

And the reason you're gonna be coming back here is a whole lot of things on here that are not in our packet.

Because they're not in our packet, we technically can't really consider them.

But what you're but a lot of the stuff that you're saying is changes that you're going to make to this packet.

So with that, any other questions?

Commissioner Blake.

And to the post oak, or I think uh our landscape art does done a really good job of kind of um showing where the critical root zone is and anything we'll be uh uh you know, offering up to do in that area would be respectful of that, and and we'll you know make sure we fence off the trees and uh not disturb them.

All right very good.

Commissioner Blake.

So it sounds like you're probably fixing it to go back to the drawing board, at least to some degree.

Um, one of the things that that I I heard among the commissioners is is the variance on the lot size.

And you know.

Unfortunately, I think I know the answer of where it would go, but I I I want to put it in your court.

What can you do to widen those a bit?

You know where I'm going with it, but you know, I I think that might make a lot more people a little bit more happy.

I hadn't really thought about the the width of it because I look at some of the homes in Viridian and I I drive by those and I'm thinking I would never live there.

I have no yard.

And then I talk to people now that are so happy that they bought this little house with no yard, that there's no place to sit, and they have no maintenance.

To me, that's an apartment.

But there's young people, there's old people that want this type of product.

Yeah.

You know, but we do want something in all of Arlington, not just North Arlington, that is a quality, excellent product.

And you know, I'd love to make everybody out here happy, but the fact of the matter is you're not.

Because I don't care what you do, you're not gonna make everybody here happy.

Right.

You're not gonna make everybody up here happy.

But what can you do, you know, that you haven't already done?

Because I think from the neighborhood meeting that y'all had, it it sounds like y'all y'all worked a little bit with them and took some of those comments and and tried to implement them.

So what extra can you do to maybe get it there and get it over the line to where they love you?

Or or at least like you.

Right.

Um I mean, I think you know, we're we're kind of making great strides with uh some of the uh recommendations that we kind of shared with the committee today.

Um I mean I think you know we could look at potentially doing a zero lot line to you know I don't know if it's the setback or is the lot size, that's the issue.

And we want to hit on what that that issue is.

Um I I think ultimately it boils down to the the lot width, maybe because we're we're asking for 30 foot kind of thing.

Um I think we we could look at it and propose something.

I think ultimately we were we're doing it, it's a balancing act, right?

You know, in the background where we're running numbers.

I I don't know if I can uh commit to a certain number today, but I think it's we would you know really look at it in consideration to some of the improvements on Wilma that we're uh potentially talking about.

So fair enough.

Thank you.

Thank you.

Any other questions for the applicant?

All right, thank you very much, sir.

Thank you.

I now have quite a few cards, a lot in opposition.

Uh however, I only have uh one, two, three.

Uh three speakers with one possible speaker, meaning four.

So I'm gonna ask Leslie Story to come up here first.

I noticed you're at the work session.

Thank you for coming.

And if you'll state your name and only your city.

You you have the floor for five minutes.

All right, thank you.

Leslie Story, Arlington, Texas.

Um I am speaking on behalf of some of the neighbors that could not be here.

So we uh do oppose the plan as presented.

Um I do notice with there were some changes um from the original plan, and um we definitely appreciate them taking some of our comments into consideration, um, but we are still opposed to it for most mostly for the variances that they were requesting.

Um and I had sent an email to everybody um on the planning and zoning committee, and so it's really kind of the same of what I said, um, the lot sizes, the setback variances, and I do want to say that in my email I mentioned 40 foot wide, and I did not really clarify.

So while I was speaking about the houses on the east side, because that's m where I live, um, I really wasn't talking about those lots being 40 feet wide.

I was talking about the other houses being 40 feet wide.

Um I would like to see the houses that back up to the current development be a little more in line.

And Nikki did mention trying to offering multiple types of housing.

And I would think that if the houses that back up to the homes on Brunson Court on the east side, if they were a little bit larger, more the traditional meeting the variances, meeting the UDC code, um that would go a long way because also if you are making those lots wider, there's no reason why to only have a three-foot setback.

There's no reason why they couldn't adjust that to the five.

Um I do like that they've increased the landscaping, adding a little more green area.

I think that's very important.

I'm still concerned about the density issues, the number of homes.

I realize that there is an allowance for eight homes per acre.

Um, but because of the topography, because how the land slopes, it is a challenge, and I think if you do larger, you know, slightly larger lots, slight you know, fewer homes, it might be a little easier to work with.

Um I I've heard this, and they were talking about how people want homes where they don't have to take care of a yard, but she said there was gonna be an HOA that takes care of all the yards, and if there's no fences, why couldn't you have a yard?

Because you're gonna have an HOA that's mowing the yard, so the homeowner still doesn't have to do any maintenance to their yard.

So you could have a larger lot with a little a little yard, nothing huge, and the HOA would be taking care of that according to what was stated earlier.

Um I think that's it.

Thank you.

Are there any questions?

Oh, sorry.

There is a question, Commissioner Winkles.

Leslie, uh excuse me, Miss Ma'am.

You said you live, so you your property specifically is within the 200 feet and backs up to the property off of Bronson Court?

Yes.

And in fact, um on the map, I would have three homes back up to my property because I'm on a court, so my property is more like a a tripezoid, so it's wider at the back.

Um but yes, I would have three homes back up to me.

Okay, thank you.

And that's based on the original drawing that even with the adjustment, it's I'm still there's still three homes.

It may not be the whole house, but it's there's still I would still see three.

Any other questions?

All right, thank you.

Thank you.

Next is Carol Marcot.

Carol, I'm sure you'll correct my pronunciation when you state your name and the city that you live in.

It's Carol Marcott.

Thank you.

Yes, and uh Arlington.

I live in the neighborhood, the Randall Mill uh neighborhood.

Um, I just want to make two comments.

One is if you go ahead and approve this as it's planned.

Now you're changing what Arlington does.

You're it's gonna be the norm.

It's gonna be more people around that's trying to develop these little pockets of of uh acreage, and they're gonna ask for more and more and more, and pretty soon Arlington's just gonna be inundated with whatever these developments are called that are too dense.

The other thing is I would really like to see more trees, and you're exactly right.

All those uh post oaks, they don't like their toes being messed with, and they'll eventually die.

The third thing I want to mention is the elevations that were so pretty up there.

That's not what they are gonna turn out to look like.

They had flowers and all these beautiful wide spaces between the houses, and we all know that's not what's gonna happen.

It's more like six feet between the two houses, the houses each to each other.

It's not gonna be like in some of those elevations, it was this vista that was behind the houses, and that's just not gonna happen.

So thank you for letting me speak.

Thank you, Carol.

Are there any questions?

Thank you, ma'am.

Shannon Huggins.

Nayman City.

Sure.

My name is Shannon Carlisle Huggins, and I live in Arlington.

I stand for you tonight in opposition of this as presented.

This property is not just another track of land on the map.

You see, I'm in a very unique position because I grew up on this land.

My parents bought this property in 1964 before there was ever conversation about development around it.

In fact, they bought it, they lived on Magnolia Drive behind Arlington Memorial, and people in Arlington said, Why would you want to move so far away out of town?

No one will ever come visit you.

They've made so much development in that in that house while we were there.

And contrary to what the developer told the neighbors during the neighborhood meeting, my father is still very much alive and very much a part of Arlington.

My mother moved here in 1948, and our family has been here since then.

I oppose the variances being requested, beginning with the extremely small lot sizes, which have been talked about.

The overcrowding does give me concern.

But my greatest concerns are our environmental and infrastructure and history.

I asked for the record to be create corrected because accuracy matters when we're discussing these important items.

First off, the hillside itself has long-standing seepage and huge draining issues.

For anybody that doesn't think there's going to be issues on that that property, there are.

There's marshlands almost all the time.

There are actually also two wells on site.

And this is also septic, and I'll get back to that.

To fit as submitted as designed, this there would have to be a massive retaining wall.

We're being asked to accept a plan that would require a massive retaining wall and forced development onto land that already naturally resists it.

That should concern every one of us.

Nature is already telling us something about the limitations on this site.

Second, the property has these huge trees, and we're requesting, they're requesting to just wipe them out.

Once they're gone, they're gone.

Saplings take forever.

Third, there is no sewage on this street.

There's nothing on Wilma.

This is septic.

So they will have to go from either Oakwood or Randall Mill to get this.

The proposal did not clearly explain that on the infrastructure.

And the report indicates that Wilma will stay with the bar ditches, which the city has never maintained.

Property owner has always had to do that.

And so these two statements, bar ditch yet, needing not um not having um the sewage address is not seemed compatible.

And before approving this zoning, I think the city and the public deserve an answer for that.

But finally, I'd like to leave you with this.

This site holds history and memories for Arlington.

Historically, this land has been grounds involving Native American villages overlooking Village Creek.

Growing up, we often found arrowheads when we were out playing on the property.

In modern time, generations of North Arlington families have known this property as a place of beauty.

Children gathered their wildflower projects for their junior high requirements.

Families took wedding group family photos and baby photos amongst the fields of blue bonnets.

This property has also been featured in the newspaper, Star Telegram, because of the blue bonnets and how special it has been.

This land is more than dirt to be divided in undersized lots.

It is a part of Arlington's story.

Progress does not require destroying everything meaningful.

Development should fit the land.

Respect the infrastructure realities, but preserve what Arlington what makes Arlington special.

Thank you.

Any questions?

Are there any questions?

Thank you, ma'am.

I have another card.

Uh says possible, Speaker.

Carla Carla Freerson or Friarson.

Friars.

Friarson, okay.

My name is Carla Frierson.

I live on Brunson Corner.

I know just a city is all you need to say, but it's okay.

Okay.

So within 200 feet of the project.

When I went to that house and I looked out back, all the large property with trees, native grasses, wildflowers, was what really sold me on the area.

And not only do the trees support wildlife and their native and everything, but when there's no leaves on the trees for a short time each year, you can really hear the freeway traffic.

And it's louder than you think, and it especially at 2 a.m.

Let's see.

I also feel that the trees help with pollution.

And I also wonder about having a grill and a picnic table near our houses.

That maybe people, if there's no hours or anything, they might hang out at night.

And we like it kind of quiet.

But some aspects of this sound really nice.

But but I do agree with Shannon that grew up on the property when there's enough rain.

Our properties are uphill from the property.

So all the water does go down, and I I say it's the river has formed.

But as long as I think if they surveyed that and came up with a way to have adequate drainage, that would make me feel more comfortable.

And uh and I like the fact that they're not gonna level out the land, that they're gonna try to work with the existing topography.

And that's it.

Does anybody have questions?

Thank you very much.

Okay.

Now I have we'll read out a bunch of cards that are in opposition.

When I call your name, please raise your hand.

Uh if for some reason you've changed your mind and want to speak, please let us know.

John Seidenstein.

Okay, you're in opposition.

Dina Rutzma Reitzma.

Sorry if I get the pronunciation wrong.

Jill Burns.

Thank you.

Got that one right.

Judy Reitz Reitzma.

Judy.

Judy Ballard.

All right, sure.

Carol Trussell.

Sue Barton.

Lords Carstenson.

Heather Morgan.

Peggy Batchko.

Susan Regan.

Chris Slaughter.

Sandra Lester.

Yvonne Madranum.

Tim Martin.

Paulie Wolfton.

Kendall Stevenson.

Rosa Posadas.

Very good.

Is there anyone in opposition who has not had an opportunity to speak?

I see two hands.

First one come forward.

And then I'll, and then the other one next.

Please state your name and city.

Good afternoon.

My name is Lourdes Carstenson and I live in Arlington, Texas.

I do have a question that it hasn't been addressed, or I haven't heard anything about it.

It's regarding I live in the in the side of the Oakwood Lane.

And our fences in the back are basic fences.

Nothing fancy but a fence that it doesn't allow your dogs to be out or nothing.

So is the is the development planning to put us a wall or some retaining because the water comes through my property from the property that is in the back where the development is.

And are we going to have more concrete?

This is going to go run down the down the road, and we're going to end with the water, not just the water that it comes in my property, but it also going to go from this the back of the new the new the new developed.

Are they going to do the same thing into the uh on the um Oakwood Lane?

That's something that is very uh concerning for us because we have regular fences, nothing the majority of the houses before we didn't even have fences.

We share the the I, when I bought the property, I put my fence because I have a dogs.

That's all I want to know.

It's that's a very difficult question to answer.

Well, what we can say is that no matter what project is in front of us, this one or any other project, if it gets approved, it has to go through uh uh a series of of it's called plating, and that process requires pieces of property to do a variety of different things depending on the situation.

Sometimes a traffic study is asked for.

Is that is that piece of property gonna create so much traffic that to be detrimental to a neighborhood?

Or uh drainage water studies are sometimes required.

This is probably one of those projects that is probably not gonna get approved until the engineers of the city and the engineers of the developer have come to an agreement that this is how we're gonna handle the water because they're not allowed to discharge more water than is being discharged right now.

So that's the best way I can answer, but there's no specific answer to that question tonight.

Thank you so much.

You're welcome.

And the the other uh lady, please, if you would step forward.

Your name and city is all that's required.

Rosa Posadas, Arlington, Texas.

Okay.

And we don't bite.

I know, I'm nervous, but I'm not as fancy as the lady that was speaking on the rezoning request, but I do have concerns as a resident.

I am opposed to reserv uh rezoning because our traffic is already overwhelmed, and during interlocking season when it becomes it becomes gridlock.

I I don't know if you've been down there during Christmas.

I and I think that this project would make it much worse.

And recently you had approved an apartment complex near our homes as well, and they're gonna be using Randall Mill, and they're gonna be using Oakwood.

So my question is is this new project gonna use those, or is there like a street change or what are the plans for that?

Um next thing is we need to know if the city is to is wanting to expand old Randall Mill Road because it cannot support two new developments using this street.

And then um, of course, everybody's touching on the fencing issue.

You know, I I wouldn't mind an eight-foot fencing, uh, which is more appropriate for the property near nearby the homes.

And our homes were built in the 70s, and these new um high density projects do not match the character or the scale of our established neighborhood.

This site is too small for the level of density uh being proposed.

And uh long-term maintenance on tax credit, because I heard it was tax credit, a voucher for properties can vary.

And once the initial funding period is over, upkeep is not always consistent.

Also, um the current apartment uh the current development apartment developments in the area right now are old and in poor condition.

And adding high density units without addressing this issue raises concerns.

And as Commissioner Ronald Maddox stated, the UDC requirements must be met, and this project does not meet those requirements.

The home sit there the plan, right?

This plan sits, will sit at the very bottom of a large hill.

We know we we need to know what float flood zone these project will fall under.

Is it going to be A or V?

Because flooding is a real concern for nearby residents.

And I will leave with this.

Residents do feel pushed aside as rapid developments reshape our neighborhoods and our sense of community.

Any questions?

The one comment I'll make is if you remember what the applicant said that the price of these homes was somewhat in the range of 450,000.

I can assure you this is not a tax credit property.

Okay.

All right.

Thank you.

You're welcome.

Okay.

So just want to clarify the record real quick.

Uh the commission makes decisions based on use.

Uh they don't make decisions based on finances and they don't make decisions based on what type of project it is.

But I just want to clarify one thing that was stated earlier.

There are no variances requested because a variance, as I asked the applicant earlier, is something that goes through the zoning board of commissioner, uh good zoning board of uh of adjustment.

As a matter of fact, one of your ZBA members is right there.

I see them.

So if you have questions about the ZBA, talk to him.

Uh but variances have very specific requirements.

This project this product is called a plan development, and plan developments are allowed to have deviations to the UDC.

But in order to show that the commission can support that project, they need to show why the deviations make the project better than if they had to comply with the current UDC standards.

And that's why you heard a lot of dialogue about why these things were being done for certain reasons.

And ultimately, when the project uh has a proposal in front of it, the board will make a decision based on the use and the design, and that PD will then go to city council for consideration.

So I just want to clarify the record there.

Thank you.

Is there any uh other are there any other speakers in opposition?

Saying none, I'll now ask the applicant to come forward for rebuttal.

Nikki Moore.

I was making sure the landowner didn't want to come and do this himself.

Okay, all right.

I appreciate all of like the feedback.

Once again, I feel like a lot of the feedback was very similar to what we heard and hosted in our neighborhood meeting.

Um so ultimately, I think starting with a few things, we're just gonna go down my list.

Um, thank you, Commissioner Dunnez for kind of going.

Yes, drainage is taken care of and injured engineering design.

Um, right now it does sheet flow down across the site, so that would be in placed into stored water drainage systems with the design of the engineering.

So that will be taken into consideration once we get past that zoning phase and in inside the platting and civil engineering design phase.

Um, just historically, you know, this site, of course, you know, didn't always have sewer availability to it.

So, yes, there was a septic system on site.

Um, there were two kind of like wells, which those will have already been discovered and will be plugged and taken care of per um just regulatory um aspects.

So those will be handled and and understand.

So, as far as like the retaining walls and the fencing go, um, so you know, there's always that neighbor to neighbor coordination when you're coming in and like you say your fence falls down or whatever, you work with your neighbor to um put up a new fence.

So the developer would do that as well with each of these individual neighbors where there is a shared fence as part of the development.

If they so chose wanted to participate in getting a new fence, uh the developer would take care of that at his expense in order to just kind of you know, once again, be a good neighbor.

Um, if that was if an eight-foot-tall fence would fence was deemed appropriate, and that's what the neighborhood went.

I think the developers also agreeable to that as well.

Um, and then ultimately, you know, this is not a tax credit, you already kind of answered that as well.

Um, but I think one of the one things to really understand is the Arlington UDC does not have anything in between RM12 and 5,000 square foot lots.

We do recently under SB8 SB 15 for 3,000 square foot lots.

This site does not qualify for that for two reasons.

It's less than five acres, which is the minimum requirement, and it's already been platted, and we can't unplat it in order to make that a qualifying factor.

That would not be appropriate.

So I just say that is we don't have a lot of zoning categories to work for, and I apologize for using the word variance.

A lot of cities use those terms intermittently, but I understand what you mean when you talk talk about deviations and variants.

I apologize for that.

Um, you know, so that is why we chose to do RS5 deviations.

It's because we don't fit into another category per se.

Um I think it's really important to know that this product already does exist in Arlington in several different locations.

California Lane is um another one of those where you have 40 foot wide front entry homes, just like we're proposing here, and the alley fed product is 30 foot wide lots.

So this is a product that has been developed, built um in another part of Arlington.

It has been accepted as a deviation to RS5 zoning and is actually selling really, really well.

Um those homes are being built and residents are moving in, and it's it's really a beautiful development.

The homes that front on California Lane are the same type of homes that are befronting here on Wilma Lane.

So this isn't unprecedented.

This is something that uh zoning commissions and city councils have approved and have deemed, you know, a as a different variety of housing product.

And I do think what you're getting out of this is you are able to dictate some of the architectural features.

You're able to, you know, um ask for almost you know 100% masonry on the sides and things like that that you wouldn't normally necessarily get to go and ask for if we were just gonna go and build build by right.

So I think that concludes.

I think I addressed all of the concerns that were brought up.

If there's any further questions, I'm happy to answer those.

Commissioner Blake.

So you mentioned about the fences, and that you would work be willing to work with the residents.

Yes.

And one of the things I'd like you to commit to on that is I don't want to see eight foot and six foot and three foot, and so you guys, whenever this comes up, if it is to come up, have to pick one together that we like so that it's a nice uniform thing going all the way around.

I just want to make sure you're good with it.

I agree with that.

All right, thank you.

Additional questions?

Commissioner Ware.

Um, since it looks like we're going to go back and uh look at all this.

I can't for the life of me figure out why anybody wants to live in a 40, 450,000 garage.

So I would love to see some kind of a design where we bring the people in from the rear uh rather than having a garage door and a door.

Uh uh there's nothing more you can do with the house to make that not that uh look decent uh and high quality.

I want this to be high quality, it's uh it's got a hill, it's gonna be uh on green oaks, it's gonna have a lot of people looking at it, and I want them to know uh in the future that's what Arlington is looking for is good high quality, beautiful places to live.

So I would appreciate that if you would consider that on lots, slightly water lots if you can.

Okay.

Commissioner Winkley.

Um first, thank you, citizens, for sharing your opinions.

It's important that we hear those, and it doesn't matter how fancy or how educated you are to give them.

We want to hear them all.

Um as a member of this commission and a citizen who lives by a newly redeveloped plat of land that California Lane California Meadows development done by DR Horton Homes.

Um, I can say I was excited about new development in an area that had just been vacant and kind of left alone for a long time.

And I was concerned equally by both.

And I brought up some of the concerns you have.

One of the things that I can tell you is that our city planning and zoning department and the people behind the scenes who, once a project is passed, has to go through, it still has a lot of things that it has to check boxes before it gets built.

They will do a complete complete sewer and drainage, all the infrastructure has to be done.

Um I recently inadvertently drove in the vacant lot to the west of this property, um, doing a project, and um it is very marshy in the west of this project between Wilma Lane and this project.

Uh one concern that I still would like to address because it's brought up in our work session, and I know wholeheartedly it is not the developer's ultimate responsibility to Wilma Lane.

Um that street is you're gonna develop, you're gonna create a very nice half of it, and then we're just gonna leave the other half alone.

Um I don't know what the city's intent is on that, but I would still question that a little bit because there are still several houses that will face this barditch, and I do know that you mentioned you would be you would be um you would be more than happy to consider a sidewalk along that area to help, and I know that all of that's in place, but I think that that's very important that you commit to that because that is going to create more of a community feel to this area.

Um we were very we as the commissioner very we're very aware of the RMF 22 project that's going in on old Randall Mill Road and the development that's going in there and the quality of that project.

So I I think that that this developer really does want to work with y'all.

I am also would say that I would personally not want a grill and a picnic table in that top east corner, that top northeast corner.

Um I wouldn't mind benching and lighting um that's maintained by the HOA, but not necessarily a grill because then they're right behind their houses.

And I do also would like to impose or request that you guys screen the AC units along those um smaller lot homes, because I think that's very important.

Any other commissioner uh Commissioner Mavdocks?

Ms.

Moore.

Yes.

You've done a an excellent job in laying out your case in support of this project.

Thank you.

Much to Chair Nunya's agreeing, you and I probably could have gone on all night back and forth discussing the pros and cons.

I chose not to.

However, you if you're telling me that the only way this project, this property can be developed is with this density.

And these deviations, you have to understand, I don't buy that.

Okay.

Um if we're gonna vote on this tonight, you have to understand that my vote is gonna be a no, because I I haven't heard anything presented that would make me change my mind and agree that the only way this property can be developed is with this density and these deviations.

Like I said, I'm not an automatic no when it comes to deviations.

You just have to sell me on it.

Vote tonight if we're voting.

My vote's gonna be no.

I respect you, sir.

So with that comment, let me let me make a suggestion.

I think what I hinted at it a little earlier.

This is a PD with a development plan.

And what we don't have in front of us that was presented to us in the packet, all the commissioners and the packet that we got, a lot of what you uh recommended tonight is not in that packet.

And as a former, as former um commissioners who served in this body in the past have said, if we don't have it in front of us, we can't vote on it.

And unfortunately for for tonight, I highly recommend that you ask for continuance because you need to come back with a lot of the things that you've heard tonight, and we don't have what we need in front of us in order to be able to intelligently make a decision.

So I don't think we're gonna vote on it tonight in terms of pass or fail unless you ask us to.

So I'm gonna add to some of the things that you've already heard.

Yes, the air conditioning units need to be screened.

Uh yes, you need to do something with these the new open area and the other open area that you've created.

You know, I'm I've heard steps, and you have to be careful with uh the post oak trees.

So you need to show me in that development plan what it is you're proposing.

The other thing that I think is important is on the front uh along Wilma Lane, and was very interesting interested to hear the comment that you made.

You almost indicated that you thought that Wilma Lane may not be a public street.

So let me ask staff a question to be I I want to I want to confirm is Wilma Lane.

Are you 100% certain that is a public street?

Because I just heard someone indicate that it was a street on private land.

This is staff, Alex Van Amberg.

Uh yes, Wilma Lane is a public street.

All right.

I just needed I want the odd one of the audience to hear that.

Can I can I clarify what I when is that what you were asking about me for the public street?

I'm sorry, ma'am, but the public session, if you'll come up and and and tell me afterwards, but I closed the uh uh no I take that back.

The public session, the public hearing is not closed.

So, yes, come forward and because I'm do I'm sorry if I misheard.

No, no, that's fine, and I'm probably in this room the most intimately knowledgeable of that property, um, having been there 50 some odd years.

Um the city, so it started off when I moved there, or my parents bought it.

It was 3001 West Randall Mill.

The street didn't even have a name, it was only the street that went out to the Fort Worth sewage plant.

It was in the 70s when it got the name Wilma, and our family got to pick 1605 as the number.

What I was saying is that the bar ditches, the city um on either side, we the my parents routinely would turn into the city about drainage issues within the the street pothole problems of the street, um, and we were never given service in that street.

This is a this is an allegation to the city, not saying that it's private, it was just neglected.

All right, thank you very much.

Uh so uh Nikki, if you come back up.

Um so in addition to that, uh you've already heard one person up here indicate, but I think the developer needs to come back with a plan of what are they gonna do with Wilma in front of this development.

Okay, that the repair needs to be extended.

Um, because if you're gonna use part of that for public parking out there on Wilma, you're gonna need to fix more than what you've uh indicated so far.

Um I do agree with the uh the fence.

Uh I also like the idea of the sidewalk with the stairs leading up to those houses that face Wilma.

Uh and um I think that that that about covers all the things that I had some concerns about.

So I'm certainly not committing to a yes or a no vote because I haven't seen what this is yet, and I need to see it before I can make a final decision on it.

Those are my comments.

Did any of the other commissioners have any comments they wanted to make?

Because as it is, if you ask me to pass this tonight, I'm gonna vote no.

Okay, so would you like to ask for an extension?

Yes, we'll take a continuance in order to address all of these things and bring that plan back to you.

Thank you very much.

Uh I'll need a motion from one of the uh commissioners in a second in order to do that, but the public hearing is not yet closed.

Any other questions?

Saying none, I'm gonna close the public hearing.

With that, commissioners, do you have any other comments uh that you would like to make before we vote on what looks like a motion to continue this case?

And does staff have a date?

Do you have a date?

I would suggest that we go to the June 3rd meeting.

Uh the staff report would be due to the director on Monday.

And since we don't have a plan in front of us to review, we don't have time to get the staff report prepared for the next meeting so June 3rd.

Okay, is that acceptable to the applicant?

June 3rd?

Okay, very good.

Any other discussion?

Saying none, I have a motion about Commissioner Winkles.

Commissioner Winkles, would you please state your motion?

I make a mission for continuance of case PD 25-181605 Wilma Lane.

Commissioner Blake, is that your second?

It is.

Please cast your vote.

So for the audience, no decision has been made.

Your attendance here tonight was phenomenal, needed, necessary, and thank you so much for coming.

I have a feeling you'll be back here again in June.

Okay.

June 3rd.

So the motion passes 8 to nothing with one abstention for June the 3rd.

Next case.

All right.

We are not discussing uh ZA 2603.

We're moving on to PD 26-03.

Addressed at approximately 6170 6706, 6704, 6700, and 6608 U.S.

287 Highway.

This is an application for a change in zoning from RS 7.2 and neighborhood commercial to a plan development for RMF 22 with a development plan on approximately 7.908 acres.

This time I'll ask staff to present its report.

Good evening, Commissioners.

For the record, Kevin Charles, Principal Planner, Planning and Development Services.

This evening we'll be looking at PD 26-03, known as Campbell Place.

The site itself is approximately eight acres in size.

And the request at this time is for a plan development for residential multifamily uses with a development plan.

Here you see an aerial photograph of the site highlighted in yellow.

You see the zoning categories that we spoke of.

The site consists of five separate lots of these five sites.

Two sites are currently developed with single family residential structures.

If the case is approved, the site will need to plat to combine all the lots into a single developable lot.

And also I also believe that if uh if approved, those homes will have to go to the landmark preservation committee because they were built over 50 years ago in order to be vetted out if once they apply for a demo permit.

As you can see from the aerial photograph, uh the properties to the north and the west are currently developed with residential multifamily 22 units per acre.

Uh the property to the east across US 287 is RS5, uh straight zoning, PD for RS5, Hogan's Cottages, uh, and a little bit of R 7.2 there on the southern end.

And the property to the south is which is not part of this particular development plan, is currently RS 7.2.

And the though it's agricultural in nature due to its size, but it is uh developed with a single family residential structure.

Here we see area uh see photographs of uh in and around the subject site.

Starting in the left-hand top corner and moving clockwise.

Uh this is a view west from the uh adjacent uh from the service road of the adjacent apartment complex to the north and west, their entrance uh gate.

Uh the next photograph you see is a view of the subject site in its current current position from the uh uh current yeah, current condition from the uh from the service road.

There in the bottom right-hand corner, you see the residentially developed property to the south.

And and the last photograph that you see there is the property to the east uh across US 287.

The development plan is proposing uh 78 units for for the site.

Umits are will be uh one bedroom units with a minimum size of 640 square feet.

42 units will be two bedrooms uh with the minimum square footage of 900 square feet, and 12 of the units will be three three bedrooms with the uh the minimum square footage being 1100 square feet.

The two and three bedrooms meet our minimum requirements of the UDC.

Uh the one bedrooms do not as the minimum size for for a single bedroom apartment in in Arlington is 750 square feet.

Uh total parking numbers.

The site is meeting the requirement of 159 spaces for the parking area.

Uh and they also are meeting the requirement for 50 percent of that parking to be placed into structured parking, be it a garage or a uh carport type of parking structure.

They are not meeting the requirement for garages and are basically for the location of the parking, but we will discuss that when I get to the deviations later on in the presentation.

The proposed density yield of the site is 8.5 dwelling units per acre compared to a maximum density of RMF 22.

I'm sorry, that's that's incorrect.

My bad.

I'm looking at an old note stuff on here.

Okay.

Here you'll see the proposed elevations.

Receive these elevations today.

You did have elevations in your staff report and in the development plan, however, they were not a coloral rendering.

The elevations of the proposed structures include a materials pallet that will include synthetic stone, cement tissue siding, and composition shingle roofs with a minimum roof slope of 512.

Each structure provides a different combination of materials based off of the design of the individual buildings.

The front elevation with the percentages of the materials all are at least 50% macery or more.

Tree preservation.

All multifamily developers shall achieve a minimum on site preservation of 10%.

This is achieved when present when the preservation plan expresses a percentage of a minimum inventory that equals or exceeds 10%.

Per the survey, the site contains 1,572 caliper inches of protected trees.

The applicant proposes to remove 1,060 caliper inches of preserve uh and preserve 512 caliper inches of protected trees.

The 512 caliper inches of protected trees equates to 33% preservation.

The site exceeds the requirements of the UDC's preservation requirements.

The landscape setback along U.S.

Highway 287 is being met fully in width, 20 feet in width, as well as one tree per 35 linear feet of street frontage.

That would equate to uh 36 three-inch caliper trees.

Uh the applicant is actually exceeding that number because they are installing 28 three-inch caliper trees.

However, they're preserving on the southern on the southern end, several more excuse me, several more uh of the existing mature trees on the site.

They will exceed that and they are exceeding the numbers for the uh requirements for the for the shrubs.

The southern property property line has a a FEMA flood plain area that's adjacent to it.

Uh it also does require a a buffer of 10 feet adjacent to the single family residential and one tree per 300 square feet.

They are meeting this requirement as they are not getting into uh this area and they are preserving those trees that you see on the survey and on the landscape plan in that area.

Note no buffer is required on the western side due to multifamily adjacent to multi-family not requiring a buffer.

And the no buffers covered is required on the north end.

However, as you can see, they are put using that area for a pre-K center, and they're keeping the entire backyard area uh in order to provide as a rec recreational and play area for the student for the future students.

Deviations.

So as I mentioned before, they have a few deviations on this site.

One of them, as we mentioned earlier, is the minimum square footage size for a single family uh single family, a single bedroom unit, apartment unit, which uh the minimum size for the UDC is 750 square feet.

They are proposing 640 square feet.

Off-street parking locations.

In the UDC, it calls out several different things in there.

Uh one of them being that uh at least 20% of the required number of parking spaces shall be located in an enclosed garage.

Parking areas or surface parking shall not be located between any building and the adjacent street right-away, except for parking for the leasing office.

Uh garage entries, carports, and other parking areas shall be internalized in the building groupings or oriented away from the street frontage.

Uh parking areas, uh freestanding parking structures, detached garages or carports shall not occupy more than 25% of the perimeter of public street frontage.

And so, as you see through the development plan there, uh, that they are currently providing for uh they're proposing 47 parking spaces, including 20 car ports between the building face and the public right-away.

Uh additionally, they are not offering any uh garages with this particular development.

Also, bicycle parking.

Uh the UDC requires that you have one bicycle parking space for every 10 required automobile parking spaces.

Uh this particular site is not offering any bicycle parking.

Uh pedestrian circulation.

Earlier we discussed that surface parking should be separated from any building by a landscape strip of at least 10 feet.

Due to the design of the site, they're not providing a 10-foot landscape strip in between the parking area and the building's footprint.

What they are doing is they are providing for uh foundation plannings around all of their structures on the site.

And the sidewalk is also proposed throughout the development as well as a running trail.

Coordination with other plans.

Uh per the UDC.

Uh the site, the plan is supposed to include strategies to guide policy creation for municipal staff and decision makers on the physical growth for the study area.

The UDC US 287 corridor strategic plan is intended to direct both public and private investments in the US 287 corridor area.

And identify opportunities for strategic partnerships.

Economically diverse and improve the quality of life for adjacent neighborhoods.

Location is specifically identified.

This location is specifically identified by the US 287 study as low density residential and commercial per the US 287 plan.

The site does not reflect this requirement.

As you also see you see bullet points for the visions and goals for the 287 strategic plan, focus on new residential land uses and high quality, lower density products, uh preservation of open space, support long-term viability of existing neighborhoods, implement land uses that support the preferred natural character vision and desired lifestyle, and create destination areas all throughout Southwest Ireland.

Considerations if the commission is inclined to approve this this request.

Staff has the following recommendations for the project.

Incorporate electric uh vehicle charging stations for future residents that will be living there.

Relocate the carports from the parking area between the structure and the front yard set back to another location on the site.

Uh the building should serve as the prominent architectural feature seen from the public right-of-way.

Install an ornamental iron fence adjacent to the southern edge of the parking area.

Uh we do understand that there is uh going to be parking uh parking, not canopies, parking car ports over there.

Uh I don't know if they were intending on using the wooden fence as a backing to protect them, but we think that ornamental iron would be better because it provides a more open view of that natural space that's going to be left there to the south.

Uh the applicant can is Kimmity Horning Associates, the owners of Greg Rowe.

Staff did provide you with letters of support and letters of opposition that they received during the week after we posted, and there's many of them I received today.

Uh I am available if there are any questions or comments in reference to this particular zoning case.

Thank you, Kevin.

Are there any questions of staff at this time?

Commissioner Maddox.

I didn't uh think to ask it when we were in work session, but is staff uh satisfied that the synthetic zone meets our masonry requirement?

Because when I hear synthetic uh cementation product doesn't exactly spring to mind.

Yes, I I think that you should uh nail that down.

I think that you should ask for a spec in reference to what type of synthetic stone I was actually researching it in between the meetings in between work session and now and there are several different types and categories, some being made with PVC, some being made with actual stone, but that's been uh generated uh through uh engineered process.

So I think that it should be tied down.

I think you should make that a point to say, hey, we need to tie that down.

Thank you.

Yes, sir.

I love chat GPT.

Just type in six type in synthetic stone lifespan.

Uh and then there's different kinds of like you said, yeah.

That's a lot, yeah.

So with that, uh any other questions.

Thank you, uh Mr.

Charles.

Thank you, sir.

We're gonna move on to the applicant at this time.

Uh I have um who's the lead speaker for please come forward, sir.

Uh your are you Zach or here, Zach?

Zach Cavender.

Very good, sir.

You're just your name and your city only.

Uh Zach Cavender, I reside in Cyprus, Texas.

Um, though I will note my father is a resident of Arlington.

Um, and I am for the record uh of no relation to the current mayoral candidate who I believe I share the last name with.

So uh so no, I uh I should I should uh clarify.

So uh I'm with Penrose.

We are the developer of the site, Kimley Horn, uh, our civil engineer submitted the application on our behalf.

Uh and I have representative from uh Kimley Horn civil engineer and our architect McCaseen Associates as well uh who can answer you know specific questions about design.

Um so I guess I might I control this, huh?

All right, so um I just wanted to give a little bit about us at Penrose and I and to be clear.

This is uh an affordable housing development uh that applied for an allocation of 9% credits in the 2026 round.

Uh we received a resolution of support from city council in February that we included with our application to the Texas Department of Housing and Community Affairs, and so obviously we're seeking or rezoning in this case uh to keep our project moving along and hopefully receive an award of the tax credits in July.

Um Penrose is a national uh developer of affordable housing.

Um my job as regional vice president is to lead all of our operations in our Texas and Oklahoma office, which is based in Houston.

Um a little map here at the bottom right shows you some of the places where we have active projects across Texas and Oklahoma.

Uh if you recognize the name Penrose LLC or Penrose outside of this project specifically in Arlington, uh that would be because we were chosen as the uh developer for the Pierce Birch redevelopment site uh adjacent to the active through an RFP process that the City Parks Department ran uh a while ago.

We're waiting on you guys to get moving.

But uh like I said, this is a uh application for housing tax credits.

Uh it's on a tight timeline, as you can see above.

So we submitted the application in February of this year.

As I said before, part of that process was a public um process run through the city's housing department uh requesting a resolution of support, um, some local political funding uh that got points on uh the application to TDHCA.

We were successful uh in receiving a resolution of support from city council as well as a um $500 contribution, which got us points on our application.

Um the way these projects are financed is with uh an allocation of tax credits, which are then sold to an investor.

Uh that provides the bulk of the upfront capital needed to build the project, uh, which is which we supplement then with loan, uh a typical mortgage debt product uh to make up the difference.

And I will say as part of our application, um this is not in a HUD finance project, we don't have any vouchers or anything like that.

It's it's all privately developed and owned.

Uh and we also uh did not are not seeking a tax exemption on this project.

Um I think you got a good uh location of the site.

Um this is uh sort of some other renderings.

One thing I wanted to note um is we are um providing more than just housing on the site.

So you know, one of the key components that we think is really important uh is the pre-K.

Uh that is a a uh a point category that that TDHCA has driven as wanting to see services to families on on the property, uh, but also to the community.

So the pre-K, which will be on our site, will be independently run by uh a certified service provider that runs pre-K services.

Um it'll also most likely have other services besides pre-K and it'll be open to the community, not just the residents of the project.

So it'll be a community asset.

Um as it relates to a couple things on the considerations, and I'm apologize, I don't have them on here, but I'd like to get go through them individually in our design team to weigh in as well.

One of the things that I want to make clear, and I'm not sure this is a good picture of that, um, and it's not really shown here, but one of the things we did propose is a large masonry ornamental wall that fronts along 287, which protects visually from the parking that's between the building and the frontage.

And again, um putting a masonry ornamental um facade along the front edge to shield, you know, viewing the parking, so you which will um which will also mimic you know the the facade of the building.

The question on synthetic stone, um it's what we're pro what we're proposing is pre-cast concrete, so it's cementitious uh masonry product.

Uh we'll have 100% masonry product, uh no exposed wood, things like that, uh, to make sure that we we have solid uh high quality development, quality materials, um, and a really really solid project that uh that we think you all should support, and we're really excited to pursue.

So I know we've been here quite a while, um, so I will open up for any questions and uh and yeah, thank you for your time.

Well, I'll go ahead and start off.

Thank you, sir, for your uh brief presentation.

Tell me about the uh synthetic uh precast concrete stone that you're gonna be using.

What's the lifespan of the product that you put on this building?

Yeah, Mark, do you want to talk about that?

Our architect is sure.

Mark, come on forward.

It's gonna be more uh educated on it than me, but it's uh we've done a lot of masonry product, which includes this.

Many of the commissioners are very curious because we know there's different types of products.

So what what product will you be putting on here?

Well, first Mark Mucasey from Houston, Texas.

Thank you, sir.

And uh what we're proposing is a solid masonry component.

It's uh precast concrete that has dyes integral with the concrete so that it looks and feels and performs like real stone.

Um it's applied over a lath and plaster application, so it's not just stuck onto plywood.

We actually have to plaster the wall with masonry plaster, half-inch thick cement plaster, and then this material, these stones are in a sense thick two and a half to three inch thick tiles that get applied to that masonry substrate.

Um its longevity is as long as natural stone.

Uh it's put on, it's probably one of the best performing exterior materials.

So greater than 50 years.

Yep.

Okay.

Which 50 years is the cement fiber guarantee.

You know, all the cementitious uh faux wood products.

That's the same.

So this would be better than that.

Well, thank you very much.

Any additional questions?

Commissioner Finley.

Thank you.

How many um of your developments have you done with this particular um stone?

Probably three or four dozen around the state.

Okay.

It's it's a a very popular um effect that we do.

Um, in in most cases, it's less expensive.

So if you'll just answer through the microphone because you're being recorded.

Sure.

Um several dozen projects we've done over the years.

Um, it is a little bit less expensive than real stone and easier to work with and produce exactly the colors that you want.

Um it's been a very successful product.

When you stand back and look at the project, it is real stone look.

Okay, thank you.

Yeah, it's not plastic.

Additional questions of either of these gentlemen?

Commissioner Greer.

So the the masonry wall that you're gonna put along the highway, I think that's pretty important because that's what everybody will see as they're going by the property.

Um, is that gonna also be with that similar stone facade, or what is that?

What's that masonry fence?

That's right.

What Zach um indicated was it was going to mimic the walls of the buildings themselves.

What we're trying to do is make this look like a comprehensive campus of of all the buildings uh together.

So it's a seven to eight foot tall wall that's made up of the stone effects as well as cement plaster.

So it's a full masonry that will completely shield the carports.

So that masonry wall is something the city has required on the front, and that's the reason that we tuck those carports right behind them.

So you won't see them.

Thanks.

So obviously what that statement then leads to a potential difference of opinion because I asked the question of staff.

If you have an eight-foot wall, and then you have a parking spot, and you can pull up your your your drawing uh of the of the layout of the facility.

According to what we have in our packet, there are several parking spots or rows of parking that have carports that are next to 287.

That's what I'm looking at.

So the carport is how tall?

Eight feet.

So is that right?

If you have an eight-foot tall probably maximum at eight feet, and it has a slight snow.

We have an eight-foot wall.

So yeah, under that set of circumstances, you're not going to be able to see it.

Because staff was expressed an opinion that depending on how tall you build the carport, you might be able to see it from the from the frontage road.

But you're you're of the belief that you're not going to be able to see it.

That is our intention.

We want the campus to look like a wall of the building.

We don't want to see a metallic structure looming over that wall.

All right.

Very good.

Any Commissioner Ware.

I understand Text Otts currently building eight foot wide sidewalk down through that southeast corridor along 287.

Are you aware of that?

Do you know that's going to extend uh past this or anything about that?

You can fill me in, I would appreciate it.

James Matthews, Dallas, Texas.

I know.

So we've had preliminary coordination with Texas and or with Text Ot, and we're not made aware of any uh roadway improvements to 287 or the frontage road.

Um with this project, we are proposing to extend a sidewalk from the northern extents of this property at the cul-de-sac to the existing multifamily development to the north that allow pedestrian access to the existing Albertson's, I believe north of us.

But so far, no.

I nothing that we've heard from tax.

Okay.

You might want to check with them to match everything up.

Thank you.

Commissioner Blake.

So many cases not hopefully I'm not confusing them.

Um there that it I want to make sure of, I think they took out the bike racks or that.

Yeah, and that's an that was an oversight.

There's no reason that we have asked for that.

So yeah, that we're fully complying with the bike, with the bike's uh, make sure we can walk.

I mean, you you look at this thing from the top, it looks kind of cool.

Yeah, I don't know why the bikes wasn't included.

That was an oversight.

If they're not using it now, eventually they might be, and we're kind of headed that direction.

So yeah, no problem.

No problem there.

Commissioner Maddox.

There is a requirement for 10 foot uh between buildings, landscape.

Uh any reason why we can't have that?

Uh yes, in fact, the uh International Fire Code, when you build a building three stories tall, you've got to have from the edge of the fire lane, no more than 30 feet away all parts of the facade of the building.

So if you do as we typically try to do, ins and outs of the buildings to create an interest on the facade, uh you you really have to get that building as close as you can so that the worst case, the furthest reach from the fire lane is that 30 feet.

You take a sidewalk out, you take a parking space depth out, you're pretty close to 30.

So we don't have physically the room to do a 10-foot strip plus the parking stall, then the building would be a flat wall, which I don't think the city wants to see.

They want to see differentiation in the architecture ins and outs.

Any reason why it can't be landscaped?

Oh, it it will be.

So uh we have a lot of intention of trying to landscape uh the parking lots.

But what I'm hearing you say is that the space between the buildings will be landscaped.

Absolutely.

It'll be a combination of the continuous sidewalk edging the parking spaces, and the rest of it is landscape up to the wall of the building.

Uh one more question.

Help me understand why having no garages is a good thing on this project.

Um we're gonna have to, I guess, talk in terms of uh where we spend the dollars on this project because we've chosen to do some things as the community uh putting in a pre-K facility for only 78 units.

That's spending a lot of the budget to do that, but that was important to us to design a very uh nicely uh uh detailed amenity center for the residents to use that looks out behind it to a uh spa type of uh pool environment, a surrounded courtyard area.

That's spending a lot of the budget to do that, but that was important to us to design a very uh nicely uh uh detailed amenity center for the residents to use that looks out behind it to a uh spa type of uh pool environment, a surrounded courtyard area, those are the amenities that we wanted to build into this project for our residents.

Regarding a parking space in a garage, we felt it was important to have a covered parking space for every apartment on this project, and we're doing that.

We're doing 78 car ports.

Uh but to spend uh to create buildings for parking spaces, we would rather spend it on the rest of the amenities we're trying to do for the project.

So what I'm what I'm hearing you say is it was a trade-off between pre-K and of amenities versus a garage.

Technically, yes, it would be.

It would be.

And you know, we're looking at this as a campus that welcomes a community.

We've got a roundabout with you know pavers, an entryway that's open to the public.

It's not fenced off in that center section, and it presents the pre-K option for not just our residents, but for neighbors coming in as well.

So all of that is what we wanted to present to the community, a campus that is community friendly.

Interesting.

Thank you.

Sure.

Other questions?

Uh, Commissioner Sumter.

I think just uh uh Mr.

Ware's question about Text Dot, their improvements stop just north of this site.

So yeah, he is recorrible.

There is no improvement, so just wanted to put that out there.

Uh question for the applicant.

Um I heard the reasoning behind the sidewalk along extending it.

Is there a reason why you don't extend it all the way further south?

You mean that's the sidewalk towards the uh grocery store?

Uh-huh.

Yeah, you're extending it further to the south.

To the south.

Yeah.

Um, I think you know.

I don't have any sort of uh reason not to, other than you know, just the fact that the it's a uh it's a service road, and so our our sidewalk kind of goes more integrated into the uh into our property, you know, more of a resident, you know, sort of uh roundabout pedestrian access.

Um and then the uses, I don't know, James, is there any sort of specific reason other than practicality is kind of where I put it in the middle of the phone.

No, there's some developments to the south that have just recently installed sidewalks, so just having connectivity throughout as develop occurs.

So yeah, I mean uh the southern end of our property is the is is the the floodplain area, and then there's the prep school there to the south.

So I say um we felt like practically it would make it made more sense to sort of turn it into our project.

Um so you wouldn't be opposed to extending it to your southernmost drive?

I wouldn't say I'd be opposed to that at this point, no.

Thank you.

Um Commissioner Ware.

Um we've been kind of pushing quality all night.

And uh I'd like to know what uh your um your interior amenities be all your countertops, your floors, et cetera.

Yeah, so we do um you know the vinyl plank, faux wood flooring, um at a minimum in the living and kitchen areas, um, potentially carpet in the bedrooms, but you know, we kind of sometimes yes, sometimes no.

Um, you know, stone countertops, so we won't do laminate, um, uh tile in the bathrooms, that kind of stuff.

Yeah.

So it'll be, you know, we develop a market rate product for an affordable tenant, and the way that we can do that is through the equity that the tax credits provide.

So it's uh, you know, anybody driving past this development is looking at and you know, and be perceived as a market rate development.

Yeah, the one one of the key issues on these affordable housing projects is there's a 20 or 30 year lifespan that the project has to perform.

And we are really interested in enduring materials.

That's why granite on the countertops, ceramic tile glued to the um chipcrete floors, not just vinyl planks that can peel up when you splash in the bathtubs.

Those are things that stand the test of time, and that's how we have to build these.

Right.

Well, that's that's kind of what I'm worried about.

I got here in 78 and all those apartments.

We we know how not.

I will add one thing.

So, you know, to your point, you know, when you're looking at you know, market rate development of multifamily, a lot of those are built to be sold, right?

They're they're looked at by an ad by a uh build at least lease up and sell a uh um developer.

The affordable housing program does not work that way.

So we'll be owning this project for a minimum of 15 years.

Um our the Penrez portfolio across the country is 27,000 plus units.

We have our own management company that does the management of the property.

Our business model is to is to own and operate.

And so we are long-term uh a long-term resident on our developments, and and that'll be no different here.

Okay, you just answered my next question.

I thought that's where you were heading to the objections to uh uh electronic uh car charging station or stations.

No.

How many do you think you could put in here?

Well, that was the question I was gonna say.

I'm you know, no, in theory.

Um, you know, I don't know what we can you got something?

Yeah, for the unit count that we've got this is only 78 units.

We typically on a project of 100 to 120 units, we'll put four of those charging spaces, one of those being a handicap accessible space.

And I would think that at least the four would be also a good thing for a 78 unit project.

Okay and two dispersed, excellent science.

So four it is.

Any any um any other um questions, comments?

I'm trying to think.

Oh, I don't know.

This is really weird question, but it came to my mind earlier, but I'll ask it anyway.

So when I look at the you know, the the uh the 300 foot view from this area to the north, there's a major um commercial development.

There's a Kroger up there, I believe.

Uh and and and then to the south, that other intersection is not quite as developed, probably because of the activity that's going on at the other intersection.

What attracted you to this piece of property?

Why did you want to put multi-family here?

So this is actually the second time we've we've done this, we've gone after this property.

Um we originally were looking for you know what we thought were quality development sites in Arlington to develop uh affordable housing.

We looked at this site um previously to be financed through a different program, the four percent you know tax credits, and what drew us to this site uh was the visibility.

So you know, being right on on the freeway we saw was about was a plus.

Um we were able to work with the current owners who have been a great partner, and that's always part of a project like this is that you you know you're able to get the land that uh that makes sense that's a good project at a price that makes your project feasible.

Um and we felt like you know, it was really is underutilized piece of property, so it was zoned for residential, um, but you know, based on this proximity of the freeway as a developer, I think probably not going to be developed for residential um single family.

Um and so we thought, you know, by the way we build, you know, we can we can make a product that attenuates noise.

One of the things we really wanted to make sure we had was sort of a protected area for tenants, and that's why we have sort of the interior courtyard with the pool.

And so it really aligned as as to a property we thought made sense from our perspective.

It's in a part of Arlington that we are attracted to.

Lease up is strong, the market demand is there.

Um, and like I say, and really we thought, you know, it's it's something that what we think we can provide, you know, a quality development.

It also is pretty low density, so we don't have to do a ton of units.

If we were kind of come in here and do 250, 300 units, this probably wouldn't be the site for that.

Um, but given that we can do a lower density, um, really make it a good homey, you know, feel of a development, have good proximity and visibility, and then be able to offer you know community uh asset like the like the pre-K Center that has easy um access.

I know we just felt like it's something that we could we could we could attack, and then you know uh this project is in a competitive application process, and so we had to make sure that we thought it was competitive to actually win an award to the financing, which which it looks like it is.

Okay, any other questions?

Thank you very much.

So uh Zach, you've spoken.

Mark, you McCasey, you've spoken.

James Matthews, you've spoken.

Uh did either of you other two gentlemen have anything else you want to add?

Yes.

Okay.

I have uh uh in support, Brian Cotter as a uh speaker.

Brian, would you come you're you you want to pass or I'll pass Gregory Rowe, non speaker?

Are you here?

Thank you.

You're in support.

Yes, Ben Ranken.

Uh Ben, that's you.

Did you want to say anything, Sarah?

Okay.

Okay.

Are there any uh uh are there any other speakers in favor of this project who have not had a chance to speak and would like to say none?

Are there any in opposition uh that would like to say make any comments?

We did not receive any cards in opposition.

All right, very good.

Uh does the applicant want to have any final closing words?

You're fine, good.

All right, with that, I'm gonna close the um the public hearing and ask the commissioners for comments.

I'm gonna close the um the public hearing and ask the commissioners for comments.

Uh any other concerns and andor a motion.

No, looking left, looking right.

Okay.

I have a motion to approved by Commissioner Sumter and a second by Commissioner Play.

Commissioner Sempter, would you carefully state your motion?

Yes, thank you, Chair.

Uh I move to approve uh zoning case PD 26-3 addresses ranging from 6170 to 6608 U.S.

287 highway.

An application for a change in zoning from residential single family 7.2 and neighborhood commercial to plan development for residential multifamily 22 with a development plan with the following conditions.

Uh addition of electric charging stations for minimum.

Relocation of carports away from the 287 frontage.

Incorporation of open fencing on the south property, not property line, but south property limits outside the floodplain, and the extension of uh sidewalk along the 280 287 frontage to the south drive approach.

Uh and the ornamental fence on the southern border that you that was what you included.

Okay.

Good.

And Commissioner Blake had a quick question.

Were we moving the um carport since the fence was high enough to cover them?

That's the motion.

Okay.

And I want to add in that we were adding the uh bicycle.

Adding and and adding the bicycle parking.

Okay, you made Kevin's day.

And that's it.

My apologies.

There was also a condition.

I believe it was in the staff report about fixing the dumpsters.

They're not wide enough to accommodate the dumpster and the recycle bed, I believe.

You got site.

Yes, you are uh Ms.

Subberry is absolutely correct.

She's my planning manager.

Yes, they need to make sure that the dumpster enclosures meet our requirements.

They weren't dimensioned correctly in the site plan.

But Commissioner Sumter, is that also part of your motion?

Sure, they'd have to meet it anyway, so yeah.

Yeah, okay.

And Commissioner Blake, is that your second?

It is.

Very good.

Cast your vote.

Motion passes.

8 to 1.

Wait a minute.

Yeah, that's that.

That's right.

Sorry, 8 to 1.

Okay, got it.

Very good.

Next.

Okay.

Is this the last one?

Yeah.

PD 23-6R1.

By the way, congratulations, gentlemen, and thank you for bringing your business to Arlington.

Thank you.

PD 23-6R1 addressed at 1915 and 1921 West Arkansas Lane.

The applicant requests to revise an approved development plan on approximately 2.57 acres of land addressed at 1915 and 1921 West Arkansas Lane, generally located north of West Arkansas Lane and West of Southfield Road.

At this time, if staff would present its report.

Chair Commissioners for the record cliff of Boston Principal Planner Planning and Development Services.

Again, this is PD uh 23-6R1 for the Artham Park Development.

Uh this case uh came before you originally on June 21st, 2023 and was approved by council on August 22nd, 2023.

And uh the site is uh 2.57 acres again addressed at 1915 and 1921 West Arkansas Lane.

Currently zoned as a plan development for RMF 22 uses again with the request for uh revision to uh the approved development plan.

And this is the site location, and these are the site photos uh highlighted in red is the actual site surrounded by uh multifamily to the east, uh existing residential across West Arkansas and a business uh use uh to the west.

And um, these are just some of uh kind of the comparison uh with the uh development plan uh highlighted in red is this revision is gonna be 51 units as compared to 57 originally approved.

It's gonna consist of one structure instead of two.

Uh you're gonna have uh that uh one structure is gonna be 334 feet in length.

They are removing uh all of the uh required uh the garages from the site, which is part of the reason we're here as uh due to preliminary engineering drainage um uh challenges through the site, force the applicant to actually uh redo the site uh the development plan, um, which is why we're here today.

And again, they're all removing all of the garages, uh, and they will meet the landscaping requirements with this with this adjustment.

So again, these are this is uh comparison of the two uh site layouts originally approved.

You see here they had car ports and garages on this side, but again, due to those engineering and uh drainage uh challenges, they just move the site uh up, put all the parking on this side, and again that parking um they will meet the minimum parking requirements per the UDC.

Uh again, um they're removing all the garages, so they won't, of course, meet the garage requirement.

However, the car ports uh requirement uh meets the covered parking requirement.

Again, these are elevations, it's just gonna be uh break in cementitious um uh shingle roofs, and these are just the next three sides are just internal layouts of of the different uh units, one, two, and three bedroom units.

Again, these are the site amenities that are gonna have a children's play area here.

This will be uh the covered the eating area with grills, things of that nature, and the red area is gonna be internal to the structure, the community room, the fitness center, the office, things of that nature.

Again, this is the landscaping and buffering for the site, which they are meeting for the most part, with the exception of two areas.

This area here, uh 15 uh on the northern portion of the property, a 15-foot buffer is required.

Just that small portion where that 15 foot is actually 12 feet, but again, they meet all the requirements as far as trees, and there will also be a masonry wall on that portion of the site.

And on this portion of the site, uh they're gonna have a combination, it's gonna be masonry wall and ornamental iron fencing with with uh masonry post.

Uh part of the UDC, a portion of the the adjacent property is zoned uh industrial, which requires a masonry wall.

But again, they're gonna have that uh combination masonry wall, ornamental iron, and they will meet the distance requirement.

Is there they're number one, they're saving all of the trees within this within this area, and they're also from the property line, they're actually moving the building in.

So the property line is here, so it's gonna have a buffer of about 45 to 70 feet to the actual structure as well.

And the proposed development is seeking deviations uh from the following UDC requirements.

Again, uh there will be three of the units that will be 745 uh square feet in size, where the UDC requires 750 square feet.

Umscape islands shall not be separated by more than 10 parking spaces.

Uh, there'll be a couple of configurations of 14, 12, and 22 contiguous sparking spaces on the site with all the landscape island.

Screening and buffering, a 15-foot, as mentioned earlier, 15-foot uh setback is required on the northern portion of the property.

A small portion of that will go down to 12 feet, but again, they will have a masonry wall and meet all the tree requirement, the minimum tree requirement along that property line.

And 20% of the run uh required number of parking spaces shall be located in an enclosed garage.

Again, they are removing all of the garages from this uh development, uh, which again uh is part of the reason why we're here for this revision.

Um the maximum length of any multifamily building shall be 180 feet.

Of course, this structure will uh be 334 feet in length.

And each side of the structure may contain must contain a maximum coverage of 50 percent cementitious uh material.

Just one elevation, the east elevation is composed of uh 58 percent of cementitious material.

If the material uh commission is inclined to approve this request, staff has the following recommendations that all the elevations of the structure meet the UDC minimum requirements uh for 50 percent of cementititious materials on each elevation.

Cemetitious uh fiber board if you shall be painted every 10 years as part of uh maintenance and upkeep.

A landscape island be added to the parking area along the eastern property line to break up the contiguous 14 parking spaces in the ungated area of the site and all other conditions of the originally approved uh PD 23-6 out of outside of the requested changes for this residue revision shall apply to this uh revision for this development of the site, and basically probably the only it and that's basically gonna be the um uh as originally approved, it provided for um like delivery uh type services, things of that nature to provide extra spaces, which again um they are providing for delivery service.

So they have plenty of spaking spacing for that uh parking spaces for that.

Staff did receive uh we received two letters of opposition to this case.

You had one with your packet and one was provided upstairs.

Um the applicant is MMA represented by Nikki Moore and the owners Pioneer Six Ventures LLC.

Staff is available for any questions.

Thank you, sir.

Questions of staff at this time.

Saying none, thank you, Culford.

Well, the applicant please come forward.

I'm now going to open the public hearing and ask for the applicant to speak first.

Very good.

Hello, Nikki Moore with MMA, Arlington, Texas.

Thank you, commissioners.

Tonight, I am also representing OM housing with DPAC Sulaki, Sulake, excuse me, pardon me, to facilitate this development planned amendment for PD 23-6 called Autumn Park.

And the reason behind all these changes to the development plan is really to address some technical challenges that we came across in engineering.

It wasn't necessarily related to drainage.

We saw for the drainage, but more or less, you know, getting city staff and public works comfortable with the fact that we were taking a majority of public stormwater runoff from Arkansas.

And we were then now routing it through a private underground detention system and replacing that open-air tree line channel.

And then once again, that water going back into a public system at Pioneer 303.

It's kind of a little bit unprecedented to go from public to private back to public, and how to address that transition of stormwater and maintenance.

So we are, this is a tax credit deal type of living situation, and so we just transitioned to altering our site plan in order to just leave the existing channel as it is.

But that also, of course, gave us less land to work with in order to provide the site plan.

So that's really exactly kind of why we are here today.

But a little bit about OM housing to bring a refresher memory.

They're founded in 2005.

They are a local award-winning developer.

They emphasize green building initiatives that enhance energy and water efficiency and provide healthier living conditions and reduce environmental impacts.

These green building initiatives really are what set them aside, set them aside from other standard multifamily developers.

And these projects can be seen and have been developed in Arlington.

In fact, um Park West here in Arlington has won several different awards and had been has been a great contributor here to this community as well.

Okay, so also to site location.

This is almost as if you're almost in Pantiago.

You can see the blue line being the boundary line between Arlington and Pantiago.

It's right along Arkansas's lane.

It's very long linear with one point of access.

It currently operates as an existing RV and boat uh storage use.

So it's a very, very ripe for redevelopment site and about two and a half acres.

Um of these site constraints that we are working along with is um the fact that there is that drainage channel that follows along the western boundary.

We do have only one portion of site access, and then we have um already existing utility encumbrances on our site, uh, which is gonna kind of come into that where the building can be placed and those garages.

We can't put garage buildings on top of that utility easement.

So that's going to be come into one of the considerations that we're asking for.

This is just a side-by-side comparison of the PD details.

Um initially, because we were paving over that drainage um channel, we were removing all of the trees and placing that drainage system and that detention underground.

Um so now in this particular case on the new site plan, we are leaving the existing drainage channel to function as it does now and leaving all of those trees.

So, in essence, we're now preserving 100% of the trees on site.

In doing so, those two three-story buildings um now needed to be combined into one, and we had to reduce the amount of units that this project um can provide.

But we do have a threshold of the amount of units that have been promised through that that tax credit um allocation.

And so we have um increase the amount of one bedrooms offered, and then we have decreased the amount of two and three bedrooms, which also reduced the parking burden.

We do still meet the RM22 parking uh ratio requirements.

Um we're required 98 spaces for the amount of units and bedrooms that we have, and we are providing 99.

Um, as we kind of talked about earlier, we do have existing easements along this side, and so um in order to kind of counteract not providing those covered, those 12 garage spaces that were in the original PD design here and here.

Um they're just gonna be in carport design, not in buildings of garages.

All of the site amenities have still been accommodated on site.

Um as you can see the grill seating area, dog park, playground, fitness center, um, business area, library, community center with kitchen, as well as can being consistent with their type of development of those national green standards.

Um but ultimately the site plan just compresses the site plan and eliminates that complex private drainage system um and leaving the channel as is, and as well as pro saving the trees.

Um also to and our fencing exhibit, I just wanted to point out that along that western boundary, we're doing um kind of an alternating look of uh six-foot screening wall with alternating sections of six foot um wrought iron, and that's really just to bring in that nature point of view of since we are leaving those existing trees, um giving some visibility over into that natural area as well.

And then along the northern property line, having the masonry wall until we hit that um those existing easements, and which once again we cannot put a masonry screen wall on top of, so we're doing the six-foot wrought iron ornamental um style around there.

So this elevation is really identically to the previous the version that was previously approved.

Um it still includes the same architectural character and the architectural features.

Um it has just been combined into one building in order to accommodate the compressed site plan and leaving the drainage channel, and then also too, our site is very long and linear.

That kind of concludes my presentation.

I also have the developer here to answer any questions as it specifically relates to to the product.

Um but yes, this is um not necessarily a zoning change as the zoning has already been approved in the plan development.

Um we are just seeking revisions to our development plan site plan today.

I'll start.

Um if you'll show uh yeah, that's good enough right there.

Okay.

So uh let's say that I'm a resident and I'm living on the outside of that security gate.

I mean, I have to park on the outside of that security gate.

How do I get in?

Yeah, so there's there's doors um you mean into the building or into the parking lot.

Okay, how do I get into the building?

Yeah, so this is actually the main entrance into the building, which is really what programmed where the gate was.

Um and so you would still enter here.

We are offering all those covered spaces, those 70 covered spaces exceeds, you know, we have 51 units, and there's 70 covered spaces.

Um, and most likely in this type of product, you're going to not really necessarily have like more than one car per kind of household unit.

And so we feel like that adequatisfies the requirement.

We can move the gate down a little bit.

We just need to reconfigure the entrance into that development, but they would still have access to the building through key code access and whatnot.

Okay, because um behind that fence as shown in blue, uh I counted 84 uh parking spots.

Is that is that is my math correct?

Because the numbers on the drawings seem to indicate that.

And you've got uh and 98 uh parking spaces are required for the tenants, which left you with a deficit of 14 behind the security gate.

So the only reason I bring this up is the issue of um uh whether you cover them or not uh uh on the outside.

Uh I'm gonna give up that that fight.

But if I'm a tenant and I'm paying rent, and I can't park my car behind a security gate.

That's a that's an issue for me.

And so I know that if you move uh if you're 14 short and you move the gate down enough to where you can get those additional 14 units.

I mean moving it down to where you have that uh to the corner will get you 14 units behind the security gate.

So is that feasible?

Yes, it's feasible.

Okay.

So that's that's one thing I'd like to see.

If you're gonna pay, if I'm paying to live there, I'd like my car to be behind a security gate.

Okay.

Go ahead.

And that's really my only uh main concern.

Other uh there's some others that might come up here in a moment.

Okay.

Any other comments?

Commissioner Ware.

Um I think you've done a done a great job redoing this and given and taking and uh and it's and it really looks good.

You've got on the east side, you've got 58 uh percent cement tissues fiber bore.

Uh I would like if you would make that up a little bit on the south elevation.

Okay, and go up one more story with brick.

We could do that.

And you may have to wrap around a bit there, but you're matching what's brick is already there.

Yes, we could do that.

Yeah, okay.

Commissioner Greer, an L slide.

Um of the staff considerations was a like a uh uh a walkthrough on the building.

Can you address that?

Like where how those core internal corridors work, and do you have to go all the way around the building to get on one side of it, or is there a cut through in there?

So there are I would say, and I can bring it to developer to address this because I'm not as familiar, intimately familiar as their first floor layout.

There are smaller corridors where they have um windows and things like that, but they would need to be wider in order to accommodate kind of a quote unquote passageway um per architectural studio.

I think those have to be 10 feet wide instead of just six feet wide.

Um and so as of right now, like there are openings in like stairwells and things like that, like right here in the building that's not quite as directly as halfway in there, but there are different things.

So you could go through that doorway and get to the back side of the building without walking all the way around.

Yes, yeah, yes.

I just it's not directly in the middle as what I think, yeah.

Right.

And it's not it's not supposed to be for fire code or anything like that.

You've already got that address.

This is just for residents to not have to walk all the way around the corner.

Yeah, so they can go out their corridor, entering these like stairwells, and then they can go through the development.

Okay, yeah.

So there are openings.

And then uh I had a question on the the open channel.

Do you guys maintain that?

Does the city maintain that?

Who mows and just keeps that nice looking?

Is that yeah?

So right now it's it's public, um, and so the city is technically responsible.

Their store management system is responsible for that as part of the development.

Um, you know, we did like a morphological study and all those things, and so really their recommendation was to like leave a lot of the trees and all so leave it to function, but we'll clean up the brush.

Right.

Yeah, and make it look nice.

I think when you also do have a development like this next door, like they kind of absorb some of that more like cosmetic maintenance of like cleaning up trash and things like that, where right now being RV boat storage, there's not someone on site all the time.

It goes decades without being cleaned up.

Exactly.

Yes, yes.

Okay, thank you.

Commissioner Blake and then Commissioner Finley to follow.

So more more of a suggestion that assuming that you get to go to city council with this, make sure you mark those walkways better.

Because I've looked at this 10 times and I did not see those as doors.

Yeah, absolutely another window, and that think that may have saved some questions.

Yes, of course.

Commissioner Finley.

Thank you.

Nikki, could you go back to the slide that shows there?

You go.

There you go.

Um so you only have one entrance and exit, yes.

Into the development.

Yes.

Yes, ma'am.

Okay.

So can fire trucks get in there and turn around okay?

Yes, ma'am.

Yeah.

Yeah.

So this all becomes fire lane.

That's why you have this little kind of stub out here for turnaround purposes.

This is a fire lane, and this is a fire lane.

So either which way, you know, we I know in work session you all talked about, so it's your hose lay length, is has to be a hundred and fifty feet from wherever a certain point of access.

Yeah.

And this building still meets all those requirements, and it's a sprinklered building.

Okay.

And so can you show me where the dog park is?

Yeah, so it's gonna be up in like these little areas, and we we we can add a label to this more colored site plan, but it'll be along the side.

All right.

And the playground, the dog park's not going to be bigger than the playground, I take it.

No, I'm just circling.

All right.

You just just wanted to know.

So the playground, will it actually have equipment?

Yes, ma'am.

Okay.

Um I guess that's all I have.

Thank you.

You're welcome.

Commissioner Maddox.

Nikki Nikki Nikki Nikki.

Help me understand again why we uh are not having the garages.

Yes.

Okay, so in this site plan where we had the 12 garage spaces, we were paving over the existing drainage channel.

We were taking out all those trees.

We were gonna pave over the existing train drainage channel and place all of that drainage into a uh private complex underground water detention system.

Okay.

On this side of the development over here, we also have existing easements that are already on the property for utilities.

So with that being said, okay, you've got two sides now that have encumbrances on this site.

By keeping the existing channel, we're able to keep the existing trees, but that now compresses our site into a smaller area of land.

When you start talking about garage placement and some of those things, right?

Garages take up more space.

Um they can only they are considered a building footprint.

So we can't build garages on top of existing utility easements, and so that eliminates a lot of the places in which we can place garages.

Also, too, when you have this type of product and you have a compressed site plan, we want to make sure that we're offering the best type of parking to meet the needs of the type of residents that we are going to be accommodating, and that is through carports.

Um we we want the site to maximize our parking.

We want to meet that requirement.

Um by adding garages, we would lose spaces, and we feel like spaces of value and value in terms of offering covered parking, just not in the form of garages, but carports ensure that that space is going to be utilized for a car and not necessarily for storage.

Well, that makes sense to me.

I'm glad that makes sense to you.

I'm glad I could thank you for giving me the opportunity to explain that better.

That makes sense to me.

Okay, any other questions of the applicant?

Thank you.

Um would you consider uh uh putting uh some EV stations in here?

It's part of the deal.

Yes, it's a part of the um one of the amenities that they offer.

How many are gonna you how many EV uh car chargers are you gonna put?

Don't be afraid.

Please state your name for the record and you're uh president CEO of OEM housing.

I'm from Dallas, Texas.

Thank you.

I think we had um I it's usually 10%.

I mean, I'll of the parking, so you're looking at maybe I'm sorry, not 10%, 5%.

So we are looking at about four to five.

So we had uh made the commitment at uh at the previous PD, so we'll we'll honor that.

Okay, so can anybody tell me what that commitment was in the previous uh uh I I don't know immediately, but we we keep the same percentage.

I have the original PD here at hand, it doesn't mention anything specifically.

It was six to be provided.

I think this set of garages provide EV stations in six okay so without the garages we've lost them, so they need to be replaced.

So you're uh how many how many EV stations can you commit to with this setup of parking?

Um what's yeah, I would I would ask the city what the requirement is before.

Uh sir, there's no requirement.

There actually is some requirements with the new green building code.

It's not in the UDC, it's in the green building code, uh building code.

So they'll need to meet those, and I don't know it off the top of my head, it's higher than five percent.

So what that so the so what that means is during the planning phase, that requirement is already part of they're gonna have to commit to at the building phase.

At the building phase.

But do we have to put that into this uh ordinance that we're or that we're gonna recommend to city council?

Well, here's the situation, and that's the reason why I brought it up now.

Is if you don't right now, then they will have to meet whatever standard is in place.

So if the gentleman feels like six works and he wants six, you all can put six in there.

If it's four like the last project, four in there.

But if you don't give a number today, then it's gonna be whatever the standard is, unless he wants to come back.

And this is the second time here, so I don't think he wants to.

We we we had committed for six previously, so we would do four.

I mean, since we reduce the parking and the number of units.

I'd I'd do four.

Four is uh and then four it is, unless that's good excellent.

Um other questions or questions.

Sure.

Is the uh is the court is the uh each front door in a in a corridor a breezeway or an interior hallway?

Is it it would be an interior hallway?

I didn't hear you say it again.

It'll be an interior hallway.

Interior hallway, yes.

Okay.

Very good.

I have two additional cards and support.

Uh I have Randy Hendrix and Jolanda Hendricks.

Uh Londa, you're a non-speaker.

Randy, you're a speaker.

Would you come forward, please?

Good to see you, sir.

Good evening.

Randy Hendricks, Arlington, Texas.

Um here.

What?

Your ZBA meetings never last this month.

No, they don't.

They don't.

Um, they're only one case usually.

Um, so um uh I'm here in my capacity as president of the West Arlington Citizen Action Network, which is we can, and I'm here supporting the project.

Uh Deep Hot came to us um on February 9th.

You should have a letter in your file.

It was sort of late, but okay, it's in your file.

Uh he came on February 9th and presented to weekend and um and and went through the changes that he had proposed for the project.

Um, and we had a vote at weekend and it was unanimous.

There was at least 15 there.

I didn't take the count, but it's at least 15 because we have 15 to 20 usually there.

So he went through.

I'm familiar with Deepak because of his his project on Park West, uh, which is a very well-built property, and because of the nature of this property, he has to own it for 15 years.

So he puts a lot of quality in his project.

I've seen it.

Um remember one of those stories from Park West is the firefighters had trouble getting the radios to work because the insulation and the windows were such quality.

So we looked at it, and you know, we think obviously this is an improvement over an RV and boat storage site.

Um, and it's adjacent to an apartment complex.

I can't remember what's on the west side of it, but it's also sort of average sort of development for that area across the street is single family, but it's a four-lane with left turn lane, Arkansas Lane, so that's a big separation between the two.

So with that, we decided and supported the project, and I'm here to uh communicate that.

Thank you.

Uh Mr.

Hendricks, any questions?

Thank you, sir.

Okay.

Are there any other speakers in support?

Are there after after that long meeting?

And he said stuck around for them.

So that's that's that says a lot.

Yeah.

Uh are there any speakers in opposition?

Seeing none, does the applicant want to make any final comments?

Thank you.

And uh with that, I'm gonna close the public hearing.

Uh I'll entertain any comments, uh suggestions or a motion.

Sure.

This is for staff, and I know this is gonna come up when it goes to plating.

Is there a way we can have traffic control?

And where this parking this development is gonna start the engineering here.

What dang, I knew I should have asked him when he was sitting behind me.

The reason being is that Arkansas there is no traffic control measures from Fielder all the way to Bowen.

And this is not considered halfway, but I do know personally of two or three major accidents that have happened right there with people trying to cross Avon Hill onto come off of Avon Hill onto Cal onto Arkansas Lane because it's at the it's kind of just 40 yards maybe over the crest of a hill.

And so I I would like to make sure that y'all are aware of that and y'all put that into your notes when y'all are talking to traffic control when y'all get there.

It's something down the line, it's not something the developer has to think about, but city does need to think about it.

All right.

Uh we have a motion to approve, Commissioner Blake.

Would you oh sorry?

Um Commissioner Carter.

I I can't support any um apartment building that has in these interior uh room these interior hallways because of the the uh they do harbor um nefarious activities.

The hallways are closed, they create a lot of hiding spots, they have odors, they have uh dog issues, they have trash issues.

Um there's we've got a couple of them already in Arlington, and uh they're they're just really to me they're failures.

So I I can't support the project because of the interior corridor.

All right, thank you for that.

Commissioner Blake, would you state your motion?

I'd like to make a motion to approve PD 23-6R1, 1915 and 1921 West Arkansas Lane, with the additions of four EV stations uh moving the fence down to that corner to add additional parking behind uh the the security gate and the additional brick on which facade south the south side wrapping the east and west.

Wrapping to the east and west commissioner winkles, is that your motion?

Yes.

Cast your vote motion passes seven to one with one abstention.

Let the minutes show that Commissioner Sumter abstained.

With that, we're we're that close to the end, I can taste it.

Are there any reports from the boards or commissions?

No reports.

I'll tell you that you your next meeting you're gonna announce is on May the 13th 13th, and we will have one zoning case that will be continued that night.

Um we'll have uh a couple of plaques, but should be a you're saying it's a light night.

Um that's all I'm saying.

Wow.

That's only meeting that month, yes.

Wow, one in light.

So you punished us today.

Yeah, yeah.

Are there any other reports from staff or any announcements by any of any any announcement by announcement by any of the commissioners?

Um I'll be out of town May 13th, but when does softball start back?

When does what start back?

Softball.

Oh I haven't had any updates.

I'm having a losing season.

Oh no.

We have we have we have we have we have played five games and we are uh two and three.

So with that, uh we know when our next meeting is May 13th, and therefore I want to remind everybody about that.

And this meeting is adjourned.

Thank you.