Planning & Zoning Commission - workshop

🎵 🎵 Thank you.

Planning and zoning commission work session of Monday, August 17th, 2026. First item on the agenda is citizen comments. April is April. Claudia, my apologies. Has anyone signed up to speak?

Madam Chair, there is no one that signed up to speak. Please proceed.

Thank you. So the first item on our agenda is Jocelyn on the proposed unified development code amendments related to the rooming house and definitions. All right.

Good evening. So tonight we always like to bring proposals to you before we're asking you to approve them. So that's what we're wanting to do. So we expect to bring these to you at the September meeting. So this gave us a great opportunity to let you all know what we're working on and give the opportunity to ask some questions. Shane Diller, who is our co-director, is here tonight. And we work in tandem and pairs. He does the hard part. He does the enforcement part in the field. And so we're trying to do these amendments to help his job be a little bit easier when he's trying to enforce these. So the City Council Planning and Development Committee asked code compliance staff to look into how we can regulate rooming houses in single family areas. They continue to get, I don't know how many years it's been, but they've gotten a lot of complaints about some specifically, but I think it's become more of an issue. Also, because we're so close to the airport, I think we get a lot of flight attendants and people who, may not want to pay full-time rent, that may find these beneficial, have a place to stay just when they're in town. So while they have tried to enforce rooming houses in single-family districts, they found that we need some scrubbing, need to do some scrubbing on our definitions and some of our regulations to make sure that they have very strong cases when they take them forward. So a rooming house is when you have a structure, and they're single-family homes today, which they're not supposed to be, and they're actually leasing out the individual bedrooms. They usually share a bathroom, they share a kitchen, they share a living room, but they are not living together. They are just... Yeah. Did the generator kick in? I guess it did. Wow. It might be. Let me wait to see if they've got ICTM back up. All right, we're running on battery backup apparently. So we didn't skip a beat. So that's the difference is when you're living in a home with somebody, you're watching football together, you're eating dinner together, you're living together. Even if you're roommates, you're typically often living together. This structure is when you have leases on individual rooms, probably locks on individual rooms, and you may or may not know the people that you're sharing the home with. Those are currently allowed in what we call the RXF, the Residential Extra Family District. We use this very, very rarely. I don't know that I can even count on one hand how many times that we've seen some of these districts. We've talked with people about them, but nobody has zoned to one of these districts. But that is the only district where a rooming house is currently allowed. Most of the I think we have five straight RXF districts and three SP districts, something like that. A lot of them are churches. Two of them are single-family homes. A couple of them are existing assisted living sites. So we have the districts, but they are built not for a rooming house but for other uses. As we discussed, the City Council often receives complaints about rooming houses and single-family homes. The complaints are primary parking and noise, which are part of the density of a single-family home or the rooming house. And the city also has Chapter 8A, which regulates boarding home facilities for the disabled and elderly who do not need personal care. This is different than a rooming house. So a boarding home facility has a whole set of regulations and registration approval they would need to go through. A rooming house is different than a boarding home or assisted living or a community home. So the proposals are, and this is just kind of the first step, but the proposal to get these cleaned up as soon as possible. We will revise the use of rooming house, and that will be rooming and lodging house. That's just to modernize the terminology a little bit. We'll delete the use of boarding house because the confusion between that and the boarding homes for the, or the boarding home facilities, that's the Chapter 8A that we just discussed. And then revise the use of boarding homes for the disabled to read boarding home facility to refer to that other Chapter 8A that we just talked about. We'll be doing some minor amendments to the RxF district to remove the boarding house use just because we are completely removing that for the confusion and then doing a couple small adjustments for accessory uses. Setting a parking requirement of one space per room, which is consistent with the state law for multifamily use. So for each room they have leased out, there would be one parking space required. And then amending the definitions, so basically bringing over the definition of boarding home facility to match the Chapter 8A. So we're mirroring in two areas of the code. Delete the definition of boarding house again to reduce the confusion and revise the definition of rooming house to read rooming house and lodging house and do some other minor adjustments inside the definition. And then that again is proposed to go to city council to PNZ and city council in September. The next phase would be to. consider amending the land use table and the two existing multifamily districts to allow rooming houses and lodging houses in those districts by right. We would be setting up some development standards, the setbacks, the heights, basically how they can be built, but they still, they essentially function the same as a multifamily district because you have different people living in a structure. And so we're going to at least pursue to see if that is something that might be a good idea to at least have those options where they probably are more appropriate. And at the same time, code staff will prepare amendments to create a licensing process for that. So where we do have rooming houses, they would be able to license those and go in and inspect those, have a little bit more control over the operations of the rooming houses. So again, here we are today with a work session. We'll be bringing these back to you on September. This should be September 8th, which is Tuesday, for your recommendation to city council and then to city council that same week on September 10th. And I'll be happy to answer any questions. September 7th is Labor Day, so that's why it's Tuesday, September 8th.

One question. Does this follow what we have been presented on? South Irving area as far as the density and stuff like that through our consultant? Is this sort of...

I don't know what consultant you're referring to.

The vertice or...

Opportunity? Yeah.

Because he had talked about the density and having to create some different things and more responsible growth and responsible development in the South Irving corridor.

The answer is yes. I think when we're talking about building up the heritage area, building up the areas where more density might be appropriate, we're probably thinking more units, more independent units where people are living – living independently, are able to function as one, where this is a little bit different because you're just leasing out individual bedrooms. But it provides opportunities for people to live where maybe they couldn't afford a full unit. So the answer is yes and no to answer to that question.

Any chance you're going to limit the number of rooms that would be allowed in a single-family house?

Typically, no. So it's not single-family house. I don't want to use the word single-family house. If we're talking about a rooming house, so a rooming house would just be defined by the size, the setbacks, the height, whatever they can fit inside that structure in a multifamily district or in an RXF district, wherever it's allowed. In a single-family home, that's a little bit different because there's minimum room sizes, minimum square footage for a bedroom, but typically regulating a single-family home, it's not that tight. Every bedroom has to have egress, have to have a window, again, the minimum sizes, but To regulate the size of a home, then you're regulating the size of a family. There's a lot of the cost of it. So I think that's somewhere that is probably not appropriate for us to do and not necessary. But for rooming houses, so again, that's just a single-family home. For a rooming house, it's a different story. We can regulate those again, but we'd probably regulate those more by the building size, not particularly how many buildings, but they still provide parking and that type of thing.

So by us doing this ordinance, it's going to fix the complaints that we've had, 10 bedrooms in one house, eight bunk beds in... A living room.

So all the complaints that you're hearing about are in single-family homes. Those are not allowed today. So it's, and Shane, you're welcome to come up, but those are going to, this is the intention with this is to clean it up so they can move forward and it'll be more clean as they work to prosecute those or get people into compliance. But those are not allowed by right today.

So if I'm correct, you're using this for the multi-family type situation?

Well, our intention with these amendments is to make sure that the code is clear in regards to what the uses are. They're already prohibited, but we have these definitions in our code now. We have boarding house, rooming house. We have rooming house as its own definition. We have boarding home. And that provides confusion both to city staff that's trying to enforce these things, the public that's trying to understand what's allowed and what's not allowed. And by clarifying these definitions, we make sure that everybody understands what the code has prohibited. for quite some time. And then we also edit the language so that the odd clarifiers in the language that just provide confusion aren't there because they're unnecessary. So we're not creating anything that is new regulation and we're not providing any legal non-conforming status to folks that are already operating Illegally, we're clarifying the language there. The tools we use for those circumstances you're talking about are these zoning definitions in addition to our density standards. We have density standards in our code that limit the occupancy in a single family home and in apartments too to no more than two people per bedroom plus one person. So in a three bedroom home, you'd be allowed to have the most six occupants. in those homes. And so, or seven, I'm sorry. Math was never my strong suit. Two per bedroom plus one. So three would be seven. Cleaning up this language, using those other standards allows us to be on a stronger footing should we end up in a courtroom. I think some of these cases will by all means end up in municipal criminal court. It's possible that some end up in district court through enforcement actions that we partner with on the city attorney's office. And we just want to make sure that our language is as clear as it can be. And that's what's proposed to you. Well, that's what's going to be proposed to you when we come back with the language specifically in September.

I was thinking it would be helpful. You may already be planning this. It would be helpful to get a map of where these districts are that would be impacted by these definitions. I don't know if that's... doable or not, but my impression, it sounds like this is a pretty narrow field of classification that has to do with where these districts are designated, or is that not right?

Well, as far as the allowed districts where the RXF are, yes, there's very few of those. And I think that mapping them would probably be fairly easy to do. So I think when we return, we'd be able to show you where those current districts are. And then the language as it stands now, even the language we're amending, applies to all single-family zones in the city. And we can easily sort of show you the distinction there, I think, in a map. Thanks.

When you do find violations, what's the process for enforcement and about what time frame would it take Sure.

The process, when we receive a complaint, an officer goes out either that day or the next day, attempts to make contact with either residents in the property or property owners to determine what the use of the property is. When we find violations, we follow the pretty typical process we do for all code enforcement violations, which is we issue a notice that advises the property owner what they're violating and then requires that they comply with our zoning code. We have what's called a compliance period. We give them a certain amount of time. In cases that are involving residences and housing and lodging, we generally give them 30 days. That allows for tenants that may be in there to find other lodging or to find housing. And then if they don't comply, we use our citations and other legal processes like injunctions to enforce against the property owner for continued violations?

Do you not find in a lot of the cases that you have that the owners aren't normally part of the residence? They're getting a hold of them, getting in touch.

It's very common in these circumstances that the owner is not on site. So we use DCAD records. We use corporate records from the Secretary of State's office if it's in an LLC to issue notice to those owners. We'll use certified mail. We will also, in the corporation situation, we're able to issue notice and citation to corporations, and the courts are able to hold a hearing in absentia if the LLC or the registered agent of the LLC does not respond. and then there's other avenues that we can pursue there. I don't like to get too much into the details on the investigative tools we use and some of those things there, but it would follow our pretty typical code enforcement process.

So I just want to make sure I was understanding the change. So currently boarding houses are permitted in RXF, correct?

Correct.

And then we're also looking at adding boarding houses to MF1 and MF2.

Not with this item here. That's something that we're exploring and through future process, we would bring back a consideration of seeing if these types of uses align well with the multifamily zoning already. And then if so, establish a permitting and inspection process for them if they're allowed. But as far as what you'd be presented in September, you'd only be presented the language that cleans up our current prohibitions.

Okay. And if they went into MF1 and MF2, they would be subject to the multifamily, you know, all the height requirements, landscaping, all that stuff?

So today, if they went into MF1 and MF2, they would have to go through a rezoning to RXF. or a site plan for RXF today. So if we move forward, if we get direction to move forward with phase two, where they're allowed in the MF1, MF2 districts, we would create development standards. We'd pick up what's in RXF today and mirror that into the multifamily districts. So they would have their own standards So it would be a use allowed by right, but they would have their own standards because they're not a typical five-story wrap. It doesn't make sense to me. Okay.

So I think that answers my question. So RXF, obviously the – I'm just kind of curious what requirements apply to – like what standards they have. What standards do they have to build to in that zoning classification? Is that something I can –

Yeah, it's all in the code. I don't have it off the top of my head because I haven't spent a lot of time on it. But the height, I think, is maybe 30 feet. Setbacks are probably 5 feet with maybe a 25 or a 30-foot front setback. Those are types of things like any typical residential structure would have, but it's a whole list of them.

I agree with Danny that it would be useful to just kind of know – the extent of those RXF districts, if that's doable.

Yeah, we have a map. I didn't put it into this PowerPoint, so we have that mapped. So I can provide you those standards in the RXF district, but again, the MF1, MF2 is not part of this proposal. So we can inform you of what is in place today. So I can get that printed, and we can hand that out while we're doing other stuff.

Thank you very much. We look forward to seeing the definitions later this month on the 8th, or next month. Just to clarify, the The case that we had with the, they were on Bluebird and there was two houses, one around the corner on a different street named Bluebird. That was a boarding house. situation because that was for medical care with somebody on-site, they weren't living on-site, they were coming on-site daily.

So those were residential, so a boarding house, the way the Chapter 8A, for whatever reason does not allow for personal care. So we created a couple years ago a residential community home, I think that's the terminology we used, that's allowed by conditional use permit, which does allow for that personal care. So what y'all saw on those two cases were a residential community home by conditional use permit, which would allow for that personal care, bathing, medications, whatever they need. It's different from a boarding house. Different from a boarding house. And I don't know why a boarding house doesn't allow personal care, but that's just the way it's worded. So we always had that whole of if you had an elderly person and you had or a disabled person who needed care, we didn't have a place to fit them in. So by creating that residential community home by conditional use permit gave us that tool in order to accommodate those.

So boarding homes, even though you said you're taking the word disabled out of that term, was it?

No, it's still, all we're doing is, so the boarding homes for the disabled, so Chapter 8A, The term is boarding home facilities. It's not in the unified development code. It's in just the normal city code. So boarding home facility is the term. So what we're doing is just making sure that those are mirroring up. So instead of boarding homes for the disabled referring to Chapter 8A, it will be boarding home facilities so they mirror that will refer to Chapter 8A. Got it. So right now it's just we have boarding home for the disabled in our land use chart which isn't exactly what it says in the other one. Not consistent.

Thanks. All right. If no further questions, we'll move on to the next agenda item, which is the overview of TIFs and PIDs. Very exciting.

Good evening. I'm Imelda Speck. I'm the Community and Economic Development Director and I'm happy to be presenting to you just an overview of two financing tools that the city uses to help move development projects forward and explaining basically their general concept and how they're used here in Irving. So first of all, why are we here today talking about these tools? You know, planning and zoning, you're overseeing the land use and the zoning for a property, but that's just at the beginning part of the development phase or the development process. So you're helping to get projects entitled with their land use, but then after that, projects can run into development challenges. Does it have the proper infrastructure to be able to actually implement the vision that they have for whatever project that they're developing? And so where these tools come in is they are the financing tools that can really help get that infrastructure into the ground and implement the vision for whatever that project is. So the city is using these to help bridge that gap again between the development vision and the infrastructure needed to implement it. And so before we get into the concepts of the two tools, I did want to address kind of the alphabet soup. I'm sure you have come across many different acronyms as your time here on PNZ, and this is just another two to add to your dictionary. But we have what are known as the TIF or TERS. We use those terms interchangeably, but they do have two distinct meanings from a technical perspective as well as legally. So TIF, the tax increment financing, also sometimes referred to as tax increment fund, This is referring to the actual financing mechanism that is looking at that growth in tax revenue. And we'll get further into that in a second. When we say TERS, that is referring to the Tax Increment Reinvestment Zone, the actual boundary set for where this funding tool is implemented and used. And that is governed by the Texas Tax Code, Chapter 311. Again, you'll hear on an everyday conversation, they'll be used interchangeably. Some people are purists, and we'll make sure that you're using it correctly, but here we go back and forth. And then the next tool that we're going to look at is the PID. So this is the Public Improvement District. And this is one type of special assessment district that, again, helps to fund some of those public infrastructure improvements needed for projects. And this is governed by the local government chapter code, Chapter 372. All right, so when we think about a TIF for TERS, the key concept that you can walk away with tonight is the idea of reinvest the growth. So I'm going to go through what this graph or what this visual graph is showing you. But basically, you're utilizing this tool to really finance the improvements needed to enhance the infrastructure project to get to that overall development project. And you're reinvesting the added tax revenue in order to fund that. So from a simple example, a TERS is created, and you have what's called your base value from your base year, so year zero. Let's say it's 100 million. Over the years, property value goes up. They appreciate, and so the value above that is known as the increment. So let's say in year 10, that same set of properties is now valued at $175 million. $175 minus 100 is $75 million. So that's known as your increment or your captured value. The TERS is then going to take a portion of that growth And based upon how a taxing entity is contributing to the TIF fund, we'll then put that property tax revenue into the TIF fund, and those funds are then used to pay for your eligible projects. At the end of the TIRS, TIF period, these are usually 20, 40 years, all of that growth then goes back into your general fund and goes back to fund everything and is no longer, that increment is no longer dedicated to just projects within that zone. So what this means is it's a great way to really accelerate growth and growth within a particular area that might not see it as fast. So it's really an reinvestment cycle that's self-reinforcing that development to get the additional value growth. So you start with your TERS improvements. Let's say you put in a new road. Talk about downtown, for example, put in wastewater facilities. It's helping to encourage or attract the private investment. That private investment then gets on the ground. That then increases your property values. That helps to increase that increment over that base value. Those funds go into the TIF fund. And then now you're using those funds to then fund more TIF improvements. So then those TIF improvements then help to attract more development, and it's just this reinforcing cycle when it's working that's helping to grow your community tax base within that area. And again, all of these funds that are collected are only used within that district or that zone. So again, self-reinforcing cycle there. What can it support? So again, we've talked a lot about, or at the beginning, some of the development challenges. So you're looking at public infrastructure from roads and mobility, the utilities such as wastewater drainage. You have your public realm, so it can go with lighting, placemaking, streetscape. What does the built environment look like? It could even do public spaces from parks to facilities. You can help on specific sites from a demolition and remediation aspect. You can do grants to help fund facade improvement programs. You could do a historical renovation on a building. Other economic development and housing, so you can help fund affordable housing. You can do Chapter 380 grants. That's where you'll hear about incentives sometimes associated with that. And then you're also able to fund... planning, so maybe for that particular TIF you want to do some vision planning, which is going to help with the developments that you want to see there, and other administrative costs to be able to implement your TIF plan. The second concept is your PID. So the main concept here is assess the benefit. So here is a funding mechanism that the property owners within, again, a specific geographical boundary, your district, they will use this funding to plan and put in Basically a sustainable funding source to help pay for a set of services or particular improvements in their area which they are benefiting from. So allows them to collectively invest into their district's quality of life. And again, the funds generated through the proportional annual assessments remain within the district to directly benefit those who pay them. So it is a separate assessment than your property tax rate. It's not included and that's totally separate and again only those property owners within the district are paying into that and they'll be there to pay the services that are ongoing. You can have it to be again a sustainable fund to pay for services or if they're at the beginning of that development there were bonds that were issued so they're paying their assessments going to pay off the bonds for whatever public infrastructure was put in place. Simple example could be large track of land. A developer comes in. It doesn't have the adequate underground utilities, water, wastewater. They issued bonds. They developed, got the horizontal development in place. They then built out the project, and now there's new property owners. Those property owners are now paying an assessment to then help pay off that public infrastructure that's benefiting them because otherwise they wouldn't be there. They didn't have the water, wastewater, correct? So assessing the benefit that's in place. And this is a way to help offset that cost and putting the full cost on just the city's general tax base. It's another funding mechanism there. So this table is to help give you a high-level overview of how they are similar and how they are different. Again, two different financing tools that have different revenue sources. So your TIF, TERS is again that agreed portion of the tax revenue from the growth within the zone, while your PID is that special additional assessment that's benefiting the property. Everyone's always worried, does it increase your property tax rate? The TIF and of itself does not increase the property tax rate. It's just, again, that portion of the growth that is going into that fund. And the assessment is, again, totally separate from your property tax rate. Core concept again, reinvest the growth versus assessing the benefit. As we went, some examples, they can both fund public improvements. They can fund a number of various things, but that's what they're mainly used for. Who's paying them? From a TIF perspective, it's your participating tax entities. So again, the city's contributing a portion of the tax rate of the growth into a fund. You can have county involvement. And in very, very, very limited circumstances, a school can participate. And then from a PID, again, the properties within that district are who's paying that assessment. So just like any development, they may be various ways of doing your capital stack. So this is, again, two tools that can overlap and get that capital stack to get a project forward. And so here what you're looking at when you are putting these on top is that there's usually a short-term or fast need for cash up front to help pay for it, but they see a long-term value growth in whatever that development is. So that's where you're going to have these two tools work together to be able to pay for a development. Bringing these concepts to home, in Irving, we have six TIF districts. We have TIF 1, the Las Colinas, there in blue. TIF 2 is Irving Boulevard, which stretches from Loop 12 all the way to 183. Three, four, and five are known as our residential TIFs. Those are in North Irving that were paired with PIDs to be able to pay for those projects or support those projects, I should say. And then our last one is TIF 6, also referred to as PUD 6. That's where the former stadium site is. Providing a little bit more detail, TIF 1 was our first TIF district and it was again lost cleanest in 98. It has been extended so you can set a term of whatever your first initial years are and then you can always extend the life of the TIF. And so it has been extended to 2039 and you can also expand the boundaries. And so this, we recently expanded the boundaries a year ago. to incorporate some additional land that we see opportunities to develop. And then in TIF 1, funds here can be used to pay for public infrastructure and other economic development grants. TIF 2 was established in 2010. It's a 30-year TIF that goes till 2040. In 2018, we expanded the boundaries to capture some vacant property here actually around downtown that was originally not included and this TIF pays for infrastructure improvements and can also help pay for other incentive grants and development projects. I will say this one the funds and revenues mainly pay for the Irving Boulevard reconstruction project that happened in downtown. That's its main infrastructure project. And then TIF 6, established in 2016, it's a 25-year term. And again, primary land here is the stadium site, being the central part of that, and we do have other property owners there as well. There has been visions for this area, being the land use of a transit mixed-use community, high-intensity mixed-use, and kind of, again, the flex work mixed-use village here. Three TIFs, three, four, and five, as I mentioned, are our residential TIFs and PIDs. So this is the example of where a TIF and a PID were used as overlapping financing tools to have these projects implemented. They were all done around, all done in 2013 for three different residential projects. So TIF three, the Bridges of Lost Cleanest, TIF four is Ranch View, also Campion Hollows, and TIF three, Parkside. And you'll see here these funds were used for helping on big public infrastructure projects such as three bridges, a dam, lake dredging, to landscaping, water, sewer improvements, and the realignment of streets and sidewalks to help, again, bring these projects to fruition. So we understand now what the concepts are. We talked about how these financing tools help to develop those – help to address those development challenges. So where does this board fit in in planning and zoning? So you're helping to set the vision, which is enabling the development. You are reviewing our comprehensive plan and future land use, our small area plans. You're setting the zoning, the development standards. That's basically, again, setting the visions for what we want to see here in Irving. The second part of that is then looking at the infrastructure to, again, help support that. So a developer is going to come in and now I have my entitlements. Do I have the proper infrastructure? And these tools are that last piece to help basically finance the financing that helps implement that vision. And again, these are just two of many types of tools that the city can use as a way to implement visions. so again you're helping to set the vision and development framework and these tools are among several that we use to implement the vision key takeaways again these are financing tools they are not land use tools The TERS, again, our concept here is reinvest the growth. So it's reinvesting that agreed portion of the tax revenue from that growth back into that zone to help pay for public improvements to then, again, help increase that increment value. And then the PID, using the assessments on the property that are receiving that special benefit. We've used several of these in connection with several infrastructure projects investing for development and redevelopment. And again, while the P&Z are not using these financing tools, your land use decisions do have a direct influence on the development patterns happening within the city and the investment that make these tools successful. Full circle, that's where we're all connected. So happy to answer any questions.

Do you have any map showing the pits in Irving? So where the TIFs are located, there are also PIDs?

Yes, so sorry. The PIDs, if you recall, the three PIDs we have are overlapping with TIFs three, four, and five. So the orange, the green, and the pink are our three PIDs that we have. Those are the only ones.

And what will be the difference between the PID, the mod, and the impact fees?

The PID and what?

The MUD, M-U-D. Oh, M-D-U is different.

We don't have a MUD.

There's no MUD in Irving?

Not that I'm, no. MUDs are usually.

I have one up in Valley Ranch.

A MUD?

For the canal, for the canals, yeah.

Oh.

Well, those are, usually MUDs are developer. A developer sets those up, so I'm not. I'm not aware of that one. You usually see those a lot with some of our growing.

I think they started as MUDs and then they ended up merging with DECURD. So I think that's the history that I generally know about that. What was your question, Gerald, you were asking about?

Just the difference between on the PID, because I know sometimes they have also impact fees.

Yeah, the impact fees. So the PIDs are basically an additional fee that the owners vote for themselves to pay. So for instance, for these, and feel free to chime in if I go wrong, the developer set this PID, and so as people purchased these properties, that was part of the understandings. They were gonna pay this additional assessment, this additional tax, essentially, to this private PID, this private source of financing for the developer. An impact fee is different because it's very narrow. So when we do the impact fee, It's specifically projects that increase the capacity of the system, the water, the sewer, the roadway system. And so those go through a very detailed study. And then those are listed inside the capital improvement plan of the impact fee. And the money that's collected for the impact fee is because that development is going to increase the demand on the system. So they're very different. Everything's a source of funding. But the impact fee is intended for the person who's generating the additional water demand, the additional streets demand. So you can't use an impact fee for operations and maintenance. But it's to compensate for the additional requirements on the city for that development. which is different. This is more of a maintenance thing. The PIDs are like for Parkside. It's to maintain their park systems, and sometimes it's for landscaping. Sometimes it's for litter cleanup. I mean, it can be various things, but the PID is very much a maintenance tool as well.

I was just interested in hearing more about TIF 1, Las Colinas. I think you said it had recently been renewed and expanded.

It was extended back in 2019. So it was the term, like the original 20, probably 30-year term. That would have been 20, because it was 98, 2019. They extended the term to 2039. And then last year in 25, we expanded the boundaries to capture some other parcels to anticipate to develop.

So when a TIF expands, are property owners, is it like an opt-in or an opt-out? Or, like, how does that work, that when a TIF zone will expand over?

Nope, it goes to your board. The TIF board looks at it, approves it, and then ultimately city council has the decision. final approval and because again this is looking at the portion of the revenue or the increment from there there's not it doesn't the property owner doesn't see so it's more it's more of a decision how the city wants to allocate funds it's a tool to do that yeah

I was wondering if you had maybe some recent examples of things that are currently about to go in front of the TIF board. I guess there's only one TIF board right now. Is that right for TIF 1?

Well, all the TIFs have a board, but TIF is the only one that is not city council as the board. So it's different.

I was just curious, maybe some projects currently being considered for TIF funds that are not... Maybe not infrastructure in nature, maybe more. For development, if that makes sense, are you aware of any.

Uh, not that are going forward, but ones that have already been approved. Um, I think the only thing going forward is looking at, um, a recommendation in regards to its, um. the ratchet down that's happening of how much is being contributed to the TIF that's going forward. But projects off the top of my head, like we've paid for public improvements, like the promenade around Lake Carolyn and off the top of my head, I'm not thinking of something else, I'm sorry, but I can get the list for you.

Wasn't Levy Plaza part of the TIF funds? Well, the land was donated, I think.

I'd have to go back and confirm. I'm not sure.

Yeah. I feel like Levy Plaza was in there somewhere.

there might have been funds to the project. I'm seeing the list that we recently did at budget, and I can't remember all the things that are on there, but I'm happy to provide that list to you of the projects that have been funded through the TIF. We don't have anything going forward at this time as a new project. Okay.

I was also trying to remember, so like the music factory, for example, I think it was like $30 or $40 million TIF funds there. For a project, Like, when the funds go towards the development of, like I say, it's a parking garage, for example, does the city own that parking garage, ultimately?

Not necessarily. I mean, that's a case-by-case on what the project is. It doesn't have to own it.

Thank you.

So I'm also trying to figure out projects that's going around the city now. Has any of the TIF funds been used for the data center that's being built on Las Colinas?

No.

Okay. So all of their development is that developer is? Yes. So when it comes to some of these private developers that come in, is the TIF fund used for some of those developments?

From an Irving perspective, I don't know all of the projects within TIF 1, so I'll have to get back to you with that. But from the TIF concept as of itself, it can be. As an example here in Irving, I will need to get back to you on that for the TIF 1. I don't have those. So, for example, TIF 2, I know that one a little bit more. Like I said, those projects, the main project there is Irving Boulevard. And so we're paying, for example, 80% of the revenues back to COG who helped pay for that. The other portion that we have, we could use one day towards a project in the downtown area. to a developer that comes in. All is derived as to, it goes back to your TIF project and financing plan. So when we look at what a TIF can support, it can support all of this. But the guiding and what makes it an eligible project is if it's included in your TIF project and financing plan and the powers that you gave it. One of the powers can be Chapter 380 grants. So not all TIFs have that automatically. You have to have that listed out.

So the developer would really have to come forward and say, I need funds to, if you develop this certain infrastructure, then I'll bring this certain building.

Okay.

Thank you. Yep.

Who manages the PIDs then? Would that be the property owners within that PID?

Our finance department does a wonderful job helping to manage that.

Does the PID have an expiration date like a TIF does? Or is it indefinite?

Ours are set whenever the bonds are paid off, it will end. But our PIDs can be set up again as that sustainable funding source that are paying to help benefit whatever services or improvements that the property owners see.

So if I use like the Heinz Construction Home Building Company when they built Campion Hollows, which is a PID, they were incented to develop there because the city allowed a PID to be developed. So there were bonds. The property owners are paying off those bonds over a period of time. And on top of that, then they have a Valley Ranch HOA fee, and then they have a sub HOA fee as well, and now they have a PID fee. So they actually have three separate fees as a property owner in that PID.

I would say as a property owner of where they live because I don't know all the boundaries for all of that if it's all the same boundary then yes but you could have a property that has overlapping assessments based on where they fall within their boundary and does the PID to your point your capital improvement your CIP department who's tracking this

The homeowner's not paying the PID.

The city pays the PID. No, homeowners, the property owner is paying that assessment.

Every year with their taxes?

Well, they pay it at the same time. Again, it's not part of the property tax rate. It's separate. They may pay it at the same time. And so that's why they sometimes get confused, but they are completely separate. And the city helps to administer the collection of those assessments to then pay off towards the bonds.

Yeah, I guess I was just wondering if a real estate agent knows this and how that gets communicated at the sale of a property.

They are supposed to inform a buyer. A buyer is supposed to know that when they buy a property.

Honestly, Imelda, I don't know how it works, but I'd be surprised if it's made clear because most real estate agents don't even explain an HOA fee. The homeowner is signing a paper. So if they didn't read it, that's not my fault.

The agent is supposed to, and I think actually more title agents are supposed to say. there's a PID on this property. They may not, because your assessment can change. You know, it's an annual assessment. I don't know if it's, I don't believe it's always the same value every year. But they are supposed to inform them that this property is within a PID and you will be paying a separate assessment by being in there.

Okay. This was really clear to me. To me, it was very helpful. I appreciate the very clear presentation of this and why they're different.

I can go back. I can talk about some of the TIF 1 reimbursement, development reimbursements. I just can't give you the detail as to what exactly of infrastructure-wise, but you are correct. Levy Plaza was a project. I'm not sure what it paid for exactly, but it was there. We've done Urban Towers, there was Wells Fargo, the Toy Music Factory, as you said, the Convention Center Hotel, Hotel Indigo, I'm just naming a few off. We've done the Las Clinas Lofts, Canal Side Lofts. You know, we also pay, some of the funds go to DCUR to help pay for their improvements. So it's just, it's a big list. I can get that to you. But those are some of the past projects that have been reimbursed to date.

Okay. Thanks, Imelda. Great, thank you. Jocelyn, well, and I think Abby and Tanner are the ones that did all the hard work here for Jocelyn, right? On the overview of the PUDs.

Good evening, everyone. Santa Bristol Planning Department here to talk about planned unit developments and overlay districts. We're going to look at overlay districts first, then I'm going to hand it off to Abby to talk about the history of Las Colinas and then the PUDs. So overlay districts are an additional layer of regulation over existing base zoning. It may involve adding or removing permissible land uses, parking requirements, or lot setbacks. They're used to implement land use cohesion and compatibility across a specific geography. And in the grand scheme of overlays versus base zoning versus site plan zoning, site plans have the ultimate authority over a piece of land, next overlays, and then base zoning. So say you had a site plan with a variance to a front setback, And it was also in an overlay that said something about parking, but the site plan didn't specify any difference to that parking requirement. That parcel would be going with the setbacks of the site plan, but the parking of the overlay. Some limitations to our overlays, when they were initially established, they often included design standards that due to state law we can no longer enforce. We have three overlay districts here in Irving. The urban business overlay district to the northeast along 114. We have the State Highway 161 overlay district along 161 to the west and north, kind of bordering the airport. And then we have the State Highway 183 overlay district along 183, dividing north and south Irving. The urban business overlay was initially established in 1994 with the purpose of permitting a high density, mid to high rise, mixed use, multi-family development with accessory commercial and retail uses designed for high urban intensities to grow the urban core. It mostly permits multifamily uses with accessory uses such as retail, office, movie theaters, or any commercial office district uses, provided that they don't take up more than 20% of an individual building. Development standards across the overlay are reduced parking minimums, reduced setbacks, a maximum height of 120 feet, which is quite a bit higher than our base zoning districts, and a maximum lot coverage of 90%, which is also quite a bit higher than our base districts. It was amended in 1997 to set a minimum density of 40 units per acre with a maximum total unit count of 4,000. In 2000, the maximum density was increased to build out an additional 910 units. And in 2025, we removed those minimum density and number of unit counts due to changes in state law.

So just to clarify on that, It was 49.10 was the total amount that was allowed. And then with Senate Bill 840, we had to remove the maximum density requirement. So that was kind of why you see that history.

Thank you. And on to State Highway 161. The purpose of the overlay district was to prohibit land uses that could be detrimental to the future of the appearance and economic objectives for the corridor. The district is intended to increase the quality of development through design and development standards. That's from the UDC when this was first written. it was originally called the airport slash state highway 161 overlay and it was amended and expanded in march of 2012 to add sections uses standards and definitions permitted land uses in this overlay vary by the section such as on these maps here section 1a 1b 2a 2b 2c or 3a as well as uses are dictated by its proximity to the highway itself and residential lots. Much of 161 is within the airport noise contours, which I'll show you on the next slide, and subsequent rezonings have allowed industrial and residential uses. Here we have the noise contours coming off the highway here, and you can see much of 161 is caught in them. This is the land use table or a section of it for 161. And so you can see the black dots show that something is entirely permitted there. The Xed boxes show that something is not permitted there, but there are a few options in between showing a variance of 200 feet from residential or 300 feet from the right-of-way 161. That will determine a few allowed uses. On to 183, the purpose of the 183 overlay is to guide new development and redevelopment along the 183 corridor by designating permitted uses and establishing enhanced standards for the design, appearance, and placement of buildings and other site improvements, landscaping, signs, utilities, lighting, fences, and screening. The overlay was established in conjunction with the reconstruction of the widening of 183, and it establishes setbacks and landscaping in an attempt to improve the aesthetics of highway frontages and reimagine the corridor. Some characteristics of this overlay are that used auto sales are not allowed unless an accessory to new auto sales, and industrial uses are only permitted in the easternmost segments of 183. And here's the land use table for 183. It is a little bit more straightforward of just permitted or not based on section instead of any distance-related variance. That's all I have on overlays. Do you have any overlay-related questions before we move on to PUDs? All righty. Abby C.

Hello, IBC with the Planning Department. Thank you, Tanner, for the introduction. I will be going over the PUDs or planned unit developments which currently we have six PUDs located northeast of 183 which I will go into more detail later in the presentation. They were mostly used for the development of Las Colinas and they carry two important features. First, PUDs give a general development character of the area as well as the allowable zoning district. And secondly, created a matrix of minimum and maximum total acreages for land use such as single family, multifamily, retail office, etc. And the purpose is to accommodate planned associations of uses developed as integral land use units. So the creation of PUDs goes back to the history of Las Colinas itself, which Las Colinas was a master plan community developed and imagined by the Carpenter family in the 1950s. And as it progressed throughout the 80s and 90s, Las Colinas experienced rapid growth, and its peak was known as the headquarters of headquarters. And fun fact is actually... 13 national or regional headquarters were relocated in this area. However, the Master Plain community was affected by several economic downturns. But the overall vision was to preserve the land while growing an urban center with exceptional quality. So here depicted is the development evolving from 1974, which was when the first PUD was developed, over to the 80s. And then here is the original criteria for the creation of the PUDs, which is listed below. As for, just to note, density and design standards because of changing laws are no longer We can no longer regulate that criteria any longer so that has changed and then secondly development plans which are used kind of like how site plans are used and they implement specific properties within a PUD and Here are these certain criteria that we have for development plans and as for approval PUD ordinance requires city council review, but for development plans, it will be voted on planning and zoning. And under certain criteria, city council is not required unless in certain circumstances.

So the PUD is the base zoning district. So that is when those were adopted by the city council, I think in the 80s, I forgot when those were all mostly adopted. The city council said, here's the zoning districts that you can ask for. So they'd be R6, R7, 5, CO, and they had this whole list of essentially kind of a grocery list that developers could choose from. Most of those did not include industrial or some of the other uses. The PUD adoption by city council kind of set the framework. And then they went through, and sometimes you've seen development plans, they went through and basically, I call it assigning the district. So they said, okay, this is going to be CO, this is going to be R6, this is going to be CN. And so that was the structure of this. I think it was for speed. because once the City Council adopted that base PUD district, then only the Planning and Zoning Commission needs to determine of the uses the City Council said is okay, make sure those are okay in this location. So it's kind of a two-step thing. Again, I think it was for speed, but that's the structure they created for the development of Las Colinas.

Now going into further with development plans, as I mentioned earlier, they are used to implement the PUDs for specific properties. Again, similar to site plans where they establish allowable zoning districts, variances and exceptions. They specify the amount of acreages requested land use for the zoning district. And they must comply with the requirements of the PUD zoning district. And you cannot approve a property in a PUD without a approved development plan. Now going into each PUD, the first one, Las Colinas, located by the golf course north of MacArthur High School. It was established in 1973, and it has a total of 898.4 acres, and the uses are listed below of mix of residential, commercial, and SP1 for on-premises alcohol sales. Here we are showing the acreage breakdown of the minimum and maximum land uses. And just to note, there is a deficient amount in minimum open space usage. Second, PUD 2 Hidden Ridge, located north of PUD 1, also near the golf course as well. It was established in 1975 and it is 884 acres. Interesting to note that this PUD does allow light industrial within the district. Here is the acreage breakdown and the PUD exceeds the maximum in open space usage and commercial neighborhood usage. And moving on to the third, Pudkin West, which was established in 1983. It is north of State Highway 114 by Las Colinas Elementary School. This one is 778.1 acres and the uses of residential open space and retail. And here is the breakdown for pod three. And it is below the minimum for open space usage and single family attached. And then as to now to PUD 4, the Las Colinas Urban Center, it was established in 1991. It is our largest PUD and it is 1,179.2 acres. And this PUD is very well known for its proximity to Lake Carolyn and the Toyota Music Factory. And the uses are listed. And here's the breakdown. And it is deficient in minimum open space usage. And then now to PUD 5 in Valley Ranch, which is located, it's the furthest PUD in Irving, located north of Highway 635 by Ranch View High School. It was established in 1991. It is 1,448 acres, and the uses are listed below and leads into residential and neighborhood commercial, And here's the acreage breakdown. And it does exceed in single family detached, but it is deficient in commercial office space and single family attached. And now before I hand it off to Jocelyn, does anybody have any questions? Thank you.

I told her she didn't have to do this one. It's a little different, a little more detailed. So of course, PUD 6 is our old stadium site. And the primary owners here are the City of Irving of the old stadium site, Village Walk 2, and University of Dallas. We have some individual, just various owners, commercial and industrial owners over here on the east side. And, of course, this was developed into single family and primarily apartments. University of Dallas still owns one piece of this tract, which we'll get into in a second. So, of course, PUD 6 was established in 2015. It was imagined as part of the update for the Imagine Irving comprehensive plan, which eventually was adopted in 2017. When they were going through the process to do the comprehensive plan, the city council at the time said we need to get the PUD 6 regulations done quickly. So that's why those were adopted a couple years before the comprehensive plan, because there was a sense of urgency to get these in place, mainly because, of course, the Cowboys had left the stadium and come down. They wanted to get the regulations in line in case there was some development interest at the time. It's almost 1,000 acres. There are various tracts, various uses that are allowed, single-family, multi-family. So TOD are these two tracts, the City's tract and the Village Walk, some of the University of Dallas tract, supposed to be mixed use on this side, and then again, kind of retain that light industrial character on the east. The purpose was to develop a high-density walkable transit-oriented mixed-use area with housing, retail offices, hotel services, and convenient access for walking, driving, and the light rail. So this, again, was the former stadium site. It was considered one of the four catalyst areas in our comprehensive plan. The goals identified for this area was to facilitate development by providing zoning clarity to developers. So clarity and predictability are really important whenever development wants to come in. Remove any objectionable uses that may hinder development. This area, of course, has a history of some heavier industrial uses, a lot of distribution and trucking that is contrary to what the vision is for the site. And to permit a mixture of transit-oriented development, retail, residential office, and service uses while promoting an environment accessible by foot, auto, and rail. So again, creating that walkable, mixed-use, transit-oriented development. So the city wanted to make sure that the site was fully used. It's obviously not a huge site, and it's split by a lot of the highways, so it has to be a very unique development. There was an envisioning of maybe some corporate headquarters, international business districts, retail services, and residential buildings. Again, all in that walkable environment. And so by setting up the PUD the way the city did, it facilitates development and clarity and makes sure the site functions and is compatible with each of the different districts. So it's divided into eight tracks. Each track is unique. Some have minimum, maximum requirements. So tracks A, which is a village walk, D, which is a city stadium site, F, and G. So F, G, and F, G, H are all owned by University of Dallas. We'll say here in a minute, G has actually been rezoned and is no longer PUD 6, but University of Dallas still has F and H. So these were all intended to be transit-oriented development. The rail station, the University of Dallas rail station, which of course is in place today, is here. In the intended, we'll say the PUD 6 station is here, and the station It has already been poured. There's already a pad site for it, but of course it has not been developed yet. Tracks B and C are considered flex work, which is office, kind of the light industrial, pretty much what is there. Of course, the CarMax is there, and that's already locked in by development plan. But B and C flex work, again, kind of has a little bit of a light industrial twist. E was a mixed-use village. It ended up not being a lot of mixed-use. It's more single-family and multi-family. Again, there's a little piece left that University of Dallas still owns. It's open. And then the green, of course, is all floodplain, open space. Most of that is on the other side of the levee. Again, just kind of a more zoomed-in map of the site. Stadium was here until around 2011. It used to be, I believe, it was Central Freight. FedEx is still operating here on this site. So the PUD was about 1,000 acres. They looked at the maximum capacity being about 9,200 residential units, most of those in mixed-use buildings, about 12 million, 13 million of employment space, and all of those were codified into the PUD. And again, through the Conference of Plan process, the City Council directed the PUD to be created in 2015. So just some numbers of what kind of the envisioned build-out would be here. And again, the plan was and still is for intensity and density and walkability and a mix of uses. So transit-oriented development, again, is just a mix of transportation and land use that provides choice for people to where they wanna live, how they wanna get around, different types of transit options, but also different land uses. So again, we kinda talked about the tracks already in place. And so, tract one, this is the one that's owned by Village Walk. The current planning projection is 7,500 housing units, about five million square feet for employment. This was revised, I guess it's what, two years ago now, I guess, for high intensity mixed use. And whenever a developer comes in to do this, then we will have to take a next step of setting those development standards for that high intensity mixed use district. Track B and C, again, it's the flex work. It's pretty much to say what it will be. We look at about 1.2 million square feet for employment. Track D, our stadium site, was the TxDOT lay-down yard until just a year or so ago. The city does envision this to be high-intensity, high-density transit-oriented. Hopefully we'll get an office, like a corporate office user here. I don't know. Imelda's still here. I don't know if there are plans anytime soon to put a RFP out, but I know this is something that's high on the city's priority, definitely high on the mayor's priority to get moving forward. Tract E, as we said, mostly single family and multifamily, didn't quite get that mixed use we were looking for. A few development plan amendments over time and input amendments have occurred in order to make that happen. Tract F is, again, the site just here across 114, next to the river. Some infrastructure, things they'll have to work through, levee, drainage, but this is intended to be transit-oriented. Mixed-use does have that great proximity to the rail station. And then track G, kind of circled here, this was rezoned in 2024 for a data center upon the request of University of Dallas. And so that has been taken out of the PUD and it's now an SP2 for ML20A plus data center. I haven't heard anything about the development activity. I think there's, again, a lot of infrastructure needs they're having to do here first. So since 2015, in track B, which again is that flex work, we've seen a development plan, which I'm sure y'all, every time you drive by, you see this. They've essentially flipped the building on 114 and oriented it to 114, so the parking is in the front. They've done a great job of that, and they're starting to fill that in with some users. So that had to be done through development plans so that they could do the parking here along 114. Track E, again, the residential development had to be done through a series of development plan amendments, one of which they had to, we actually had to amend the PUD to add more multifamily units to allow these to be built. And then a few projects that either have been completed or are underway. So the Signature Bridge, of course, which connects the Tract A and the Tract D, and it's this here, another project. So the city, I don't know what the status is, but I think it's probably almost finished construction, to connect across the Signature Bridge down here to Tom Braniff so that we have access into our Tract D, our city property. to get us in there, to get development in there, and just to start to set that infrastructure capability. They did have to move, I think it was about a 30 inch, I mean it was a big line, it was a big water line. They had to shift out of the middle of this tract and aligned it with the road so that, again, that property could be developed. Campion Trail, they're working on this last segment. They had to get the right of way. They had to work with a lot of the landowners to get that. I don't know what the status is of that, but I know they're working hard and they're nearing completion on that. And that is what I have for PUD 6. I'm happy to answer any questions. All right.

Sounds good. Thanks, that actually brings us to the end of our meeting unless anybody has any questions. Okay, we stand adjourned at 7.17.

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