Carrollton Planning & Zoning Commission Meeting – October 9, 2023

Note: The agenda and transcript indicate the meeting originally occurred on October 5, 2023; this summary uses the provided meeting date of October 9, 2023.

The Carrollton Planning & Zoning Commission held a regular meeting at 6:30 p.m. in City Hall. The eight present commissioners considered three public hearings: a dog‑grooming use, a senior‑independent‑living facility, and the repeal of two inactive special use permits. The briefing session earlier at 6:00 p.m. had covered major land development cases and a possible city tour for commission members.

Consent Calendar

• Minutes: Approved the minutes of the September 7, 2023 meeting.
• Replat – Marsh Lane Golf Center (PLRP 2023‑093): Approved the consolidation of two lots into one approximately 10.889‑acre tract at the northeast intersection of Marsh Lane and Running Duke Drive, with staff stipulations and recognition that the required right‑of‑way dedication is necessary and proportional.
• Motion by Commissioner Yarborough, seconded by Commissioner Martin; passed unanimously (8‑0).

Public Comments & Testimony

• Consent Agenda: No public comments.
• Dog Grooming (Item 3): No member of the public spoke during the hearing. Staff reported that four written opinions had been received before the meeting – three in favor and one opposed.
• Parkway Senior Living (Item 4): Six residents spoke, all in opposition:
  • Sharon Stone (Quail Creek Homeowners Association board) cited concerns about traffic cutting through the neighborhood and safety for children walking to nearby elementary school.
  • Darrell Conway (past Quail Creek HOA president) questioned the financial viability of a 31‑unit senior facility when much larger competitors such as Avenida (approved in 2020) and other facilities are within a mile. He also noted the danger of vehicles parking on Medical Parkway and the difficulty of turning around in the proposed fire‑truck turnaround.
  • Glenn Peltier, an accountant who formerly consulted with long‑term care facilities, argued the small scale makes it financially unsustainable and that the proposed amenities cannot match those of larger competitors (e.g., chef‑prepared meals, activity spaces, on‑site therapy).
  • K. Gardner pointed out that semi‑trucks regularly park on the vacant lot, blocking the turnaround, and that the single point of access is insufficient for emergency vehicles.
  • Carrie Whitmer, whose property abuts the site, raised concerns about whether the infrastructure (water, sewer, trash) can handle 24/7 occupancy, as opposed to a weekday‑only office use.
• Repeal of Two SUPs (Item 5): No public comments.

Discussion Items

• Dog Grooming (PLZPD 2023‑088): Staff (Mike McCauley) presented a request to amend PD‑130 to allow “pet day care for grooming” in a 900‑square‑foot suite at 1060 West Frankford Road, Suite 103. The use is strictly indoor, no boarding or veterinary services. Applicant Tina Ko explained she and her partner are local residents and discovered the zoning issue only after purchasing the space. Commissioners asked about waste disposal; Ms. Ko described diapers for dogs and waste stations. The commission approved the amendment.
• Parkway Senior Living (PLZPD 2023‑092): Staff (Emily Offer) presented a proposal for a 31‑unit independent‑senior‑living building on a 1.233‑acre vacant parcel at 4108 Medical Parkway, currently zoned O‑2 (Office District). To ensure the use remains senior‑oriented, staff required amenities atypical for standard multifamily: arts/crafts room, dining room, game room, 24‑hour on‑site management, and underground parking. The single access point and fire‑truck turnaround were discussed; Fire Marshal Herb Kavanaugh explained he required a turnaround because secondary access was infeasible. Commissioner questions addressed the scale, financial viability, and compatibility with the surrounding neighborhood. Applicant Edward Yoast stressed the boutique nature and pedestrian access to nearby retail. After deliberation, the motion to approve failed.
• Repeal of Two Special Use Permits (PLSUP 2023‑097): Staff (Mike McCauley) initiated the repeal of SUP 201 (1996, for a car dealership at 1300 South IH‑35E) and SUP 338 (2014, for a used‑car dealer at 1875 North IH‑35E) because neither use continues and the properties have been redeveloped with different uses. The properties revert to their base (freeway district) zoning. Commissioner Martin asked about the base zoning. The item passed unanimously.

Key Outcomes

• Consent Agenda: Approved 8‑0.
• Dog Grooming: Motion by Commissioner Powell, seconded by Commissioner Doyle, to approve PLZPD 2023‑088 for the PD amendment; passed 8‑0. The case is forwarded to the City Council meeting of November 7, 2023.
• Parkway Senior Living: Motion by Commissioner Martin, seconded by Commissioner Doyle, to approve PLZPD 2023‑092; failed 5‑3 (one commissioner absent). The applicant has 10 days from this public hearing to make a written appeal to the City Council.
• Repeal of Two SUPs: Motion by Commissioner Powell, seconded by Commissioner Kramer, to approve PLSUP 2023‑097; passed 8‑0. Forwarded to the City Council meeting of November 7, 2023.
• Adjournment: The meeting adjourned at 7:44 p.m.