[{"_1":2,"_111":-5,"_112":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,75,87,99],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},"mediaId",6668086,"mediaKeyId","2245551-3ac5db7acad8ee9f85c5f1e83a13f838","parentId",2245551,"title","Planning commission discusses zoning/subdivision ordinance changes, large developments and code concerns","audioSeconds",262,"startMs",1208000,"endMs",1470000,"viewUrl","/Search/View?dp=1&key=2245551-3ac5db7acad8ee9f85c5f1e83a13f838&start=1208&end=1470","thumbnailUrl","https://assets.pipeline.soar.com/2245551-3ac5db7acad8ee9f85c5f1e83a13f838/thumbnail_1208000.jpg","articleUrl","/articles/6668086/Balch-Springs/Dallas-County/Texas/Planning-commission-discusses-zoningsubdivision-ordinance-changes-large-developments-and-code-concerns","mediaUrl","https://secure.pipeline.soar.com/6668086-7167c513b81b4a7b3f89018cff7d865e/orig.mp4?Expires=1771150523&Signature=S35-2cHmLNaoZs6qkZOanjMl0ddbW8oX3pEdth5NB8DAa2QtGGWsvIwWBJohryhNmBcv2ZZgdrkYk8R0fUe69EZCUgKkAfzIiDY~ndDQtQkNVxIuOkpJAIeEwnFr83Z9A6TdoO5--mHX--TzHVZpFdvxnc~8fduNCNDNPZeQE6XjNkQUcZCooNphp9Hacan76w7LrooRu4CcnGqwEXLipOhjgOssSt6QU6JEoEg0GfXBN6KwUpwE1HVwvnMk6UAewD~BrzwAUjmFuLNFTxVtjKEIbhHeKZknxJhXeKJ-vRij42dYJvOuzfMgEdJshVJsqUwRwExFUopCADiJ4lpoZw__&Key-Pair-Id=KUT5TJCACFTXG","author","Balch Springs","date","2025-02-06T00:00:00Z","article","Planning staff used the Feb. 6 meeting to preview several policy and development matters for the commission.

Ordinance changes: Staff said the city manager has proposed amendments to the subdivision ordinance and related zoning text. The primary change would alter the plat sequence so that final plat approval occurs before infrastructure installation, a shift staff said would reduce city liability and ensure infrastructure is completed to standards before lots are recorded. Staff also said they plan minor zoning ordinance edits (front-yard fences, driveway/cross-access emphasis and enhanced landscaping standards) and will brief the commission again in spring before public outreach and formal hearings.

Subdivision walk-throughs and ongoing projects: Staff reported final walkthroughs scheduled next week for Arcadia Trails Phase 2 and a second final walkthrough for Mackenzie Trails; building permits are expected to follow. Staff previewed large upcoming projects including a mixed-use proposal at 3601 and 3701 Hickory Tree (retail at ground floor with multifamily above) and a multifamily development that could total about 298 units with one-, two- and three-bedroom units. Staff also discussed 630 Edgeworth (potential HOA-maintained amenities such as a dog park and walking trail), and a two-phase Downtown Elam corridor proposal at 12904 Timothy with single-family and retail components.

Code enforcement and neighborhood concerns: Commissioners raised multiple neighborhood complaints about outdoor storage and visual blight on properties along Belt Line, Pioneer and Peachtree, including a pallet company with large outdoor piles of material. Commissioners asked staff to research the definition of outdoor storage and enforcement options; planning staff cautioned that requiring masonry fences or other mitigation could trigger drainage and platting issues and said staff will verify code provisions and whether properties are in violation before directing enforcement action.

Votes at a glance: The commission approved the minutes of the Dec. 19, 2024 meeting on a motion by Commissioner Adams and a second by Commissioner Gardner. The roll call recorded votes as “yes” from Commissioners Gardner, Comstock, Adams and Forge; the motion was declared passed.

Ending: Staff said it will return to the commission with draft ordinance language and additional project materials in coming weeks.","mediaType","Video","parentTitle","Balch Springs - Planning and Zoning - Feb 06, 2025","oneSentenceSummary","Staff previewed proposed amendments to the subdivision and zoning ordinances, reported final walkthroughs for two subdivisions, outlined several large upcoming developments including a 298-unit multifamily proposal, and commissioners raised code-enforcement concerns about outdoor storage and fences along Belt Line, Pioneer and Peachtree.","taxTitle","Balch Springs, Dallas County, Texas","taxId",69448,"location","headline","","shortSummary",{"_33":76,"_35":36,"_37":38,"_39":77,"_41":78,"_43":79,"_45":80,"_47":81,"_49":82,"_51":83,"_53":84,"_55":56,"_57":58,"_59":85,"_61":62,"_63":64,"_65":86,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6668091,"Commission briefed on proposed commercial rezoning at 11916 Seagoville Road for large warehouse/flex development",270,790000,1060000,"/Search/View?dp=1&key=2245551-3ac5db7acad8ee9f85c5f1e83a13f838&start=790&end=1060","https://assets.pipeline.soar.com/2245551-3ac5db7acad8ee9f85c5f1e83a13f838/thumbnail_790000.jpg","/articles/6668091/Balch-Springs/Dallas-County/Texas/Commission-briefed-on-proposed-commercial-rezoning-at-11916-Seagoville-Road-for-large-warehouseflex-development","https://secure.pipeline.soar.com/6668091-2ccd648697865a8f10584875b11b6106/orig.mp4?Expires=1771150523&Signature=cXy4-jvN9Z3MaQvu8YANc9xjxv40J5WMvP5ML7rtpNC5BZd3XkTUqRwxe4GStVrME6pbeZG2Ub8WgZDkhHmCFZVFh4B5Qdqc~LD5BEqRnWwR1V2u5P4YCvKf4ZZTU~cqRsO0UdDraHfH2OcFqA16Ggeg7prpllvLZvZi9jVwUDk~1m8-TF6KC-jUwmi7Z2D4VK7gWOZFhcGnguxsN1GGLLBHWAf-n0YoT-B2iRI0C2A~TXj5CIcAlLdLhQsG1aEaDojxXlL0-chQyUxTng3nqomNYHRJecwYDdwNav1S9rOyQCfOPUJfwAntqripdSbRuQSaeppqS22GwDe9GJxTyQ__&Key-Pair-Id=KUT5TJCACFTXG","Planning staff briefed the commission on rezoning application 003-2025 from Michelle Anwar to change roughly 0.942 acres at 11916 Seagoville Road from local retail (LR) to Commercial C to allow construction of a 28,724-square-foot warehouse flex space with 42 parking spaces.

Staff said the applicant has not yet identified proposed users for the suites and that the submitted materials contain discrepancies staff are working to resolve. Planning staff highlighted several outstanding issues: the draft site plan showed multiple suites but the elevation renderings showed only one primary means of ingress/egress, raising potential fire-code and access concerns; the applicant is also proposing related development on four nearby lots, one of which is in a flood zone and will require a drainage plan before staff can support rezoning of those parcels.

Staff said the property includes a small cell tower at the rear and that standard frontage landscaping and sidewalk installation would be required. Because Commercial C allows a broad range of permitted uses, staff said they are seeking more detail from the applicant about intended users so commissioners and staff can evaluate alignment with the future land use plan and neighborhood expectations.

The presentation was a briefing only; staff will continue to work with the applicant on updated site plans, elevation drawings and user descriptions before scheduling the matter for a public hearing.

Ending: Staff will return with revised plans and documentation required to demonstrate the project can meet site, drainage and code requirements before a public hearing is scheduled.","Michelle Anwar’s rezoning application would convert about 0.942 acres at 11916 Seagoville Road from local retail (LR) to Commercial C to allow a 28,724 sq ft flex/warehouse building with 42 parking spaces; staff flagged incomplete site plans, unclear users and flood-zone concerns on related lots.",{"_33":88,"_35":36,"_37":38,"_39":89,"_41":90,"_43":91,"_45":92,"_47":93,"_49":94,"_51":95,"_53":96,"_55":56,"_57":58,"_59":97,"_61":62,"_63":64,"_65":98,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6668093,"Commission hears briefing on rezone request for 11327 Allenbaugh Drive to allow a small warehouse",233,533000,766000,"/Search/View?dp=1&key=2245551-3ac5db7acad8ee9f85c5f1e83a13f838&start=533&end=766","https://assets.pipeline.soar.com/2245551-3ac5db7acad8ee9f85c5f1e83a13f838/thumbnail_533000.jpg","/articles/6668093/Balch-Springs/Dallas-County/Texas/Commission-hears-briefing-on-rezone-request-for-11327-Allenbaugh-Drive-to-allow-a-small-warehouse","https://secure.pipeline.soar.com/6668093-eb3db553ac9b187c867cc22bb297d116/orig.mp4?Expires=1771150523&Signature=VZK-o7igrh1WxGMXdt3~vzhe-LQ3IwbTU4bZIAkp2EcibOENMhueeFTG13KHkbjvDrHBWwDoKcLzzdOegQ7gic1KHQYT41bTdPcwyix0S~SftW6zsmadsv~Iu~TyJQAaMBRyFWfi5Q9Uq3ttKUa4zULGRjmZaGDtZk4Ei9WmChQVAbUJTNHXKT967H9U~JwVLHCJ9abxc591NAC~dT0wLr3lBzMDymLG1OYBEsI~c50OutH~g5WadnrgcSvwpHDK-GxAIEq0TjMt8Ig8SclVcSFidwSqZraWO4unc5kvz4OiGyYuPmdHYELHFqfOoC80yIuaDBWRCpsgIt9hxYN1WA__&Key-Pair-Id=KUT5TJCACFTXG","Planning staff briefed the commission on rezoning application 002-2025 from Alexis Nino to change approximately 0.5969 acres at 11327 Allenbaugh Drive from single-family (SF-6) to industrial to allow development of an 1,800-square-foot warehouse.

Staff told commissioners the current site contains a small one-story accessory structure of about 145 square feet that will likely need to be moved or adjusted because accessory structures are not allowed in front of a principal building. The applicant would be required to construct frontage sidewalk and install landscaping along Allenbaugh Drive. Staff estimated the project would represent about a $300,000 investment to the site.

Staff also said the surrounding area contains primarily commercial and industrial uses and that the city’s future land use plan calls for industrial uses at this location. The presentation clarified that an industrial zoning designation would not permit “intense manufacturing” and that the city would enforce site development standards, including landscaping and sidewalk installation; facade enhancements are encouraged but cannot be strictly required under state law, staff said.

The briefing noted the applicant intends to store materials for his fence-installation business and run an office from the site. Staff described the item as a briefing only; staff will continue to work with the applicant on the narrative statement and site plan and will bring the rezone forward for public hearing after outstanding items are addressed. No action was taken Feb. 6.

Ending: Staff will return with a completed application and a public hearing date when outstanding site-plan and narrative issues are resolved.","Applicant Alexis Nino seeks to rezone about 0.597 acres at 11327 Allenbaugh Drive from single-family (SF-6) to industrial to permit an 1,800 sq ft warehouse; staff described required frontage improvements and said the proposal aligns with the city’s future land use plan.",{"_33":100,"_35":36,"_37":38,"_39":101,"_41":102,"_43":103,"_45":104,"_47":105,"_49":106,"_51":107,"_53":108,"_55":56,"_57":58,"_59":109,"_61":62,"_63":64,"_65":110,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6668098,"Planning commission reviews SUP for daycare at 3475 South Beltline Road",336,173000,509000,"/Search/View?dp=1&key=2245551-3ac5db7acad8ee9f85c5f1e83a13f838&start=173&end=509","https://assets.pipeline.soar.com/2245551-3ac5db7acad8ee9f85c5f1e83a13f838/thumbnail_173000.jpg","/articles/6668098/Balch-Springs/Dallas-County/Texas/Planning-commission-reviews-SUP-for-daycare-at-3475-South-Beltline-Road","https://secure.pipeline.soar.com/6668098-e17b798e1afd4d83248d18b8cd219d88/orig.mp4?Expires=1771150523&Signature=nTq8Thqf8qnn8We6mZJATD~0d9m81wkY2Fit-lNiGuFckTF-wsSCOgl5FUWuZjBhBZ1F~njoo73DgW6f9DKSaDVGmiW3KANEeYLqa~EKihO-7dTGBUJe8zBygKAwqN6FrvZdczbjq8pwajmakMSmXoM1xuiiIA3F7Lw8GlvZPfBHtJPVI9q~NHSfW3oDEMNC8Iv~MQ~Qmz2mLemdKYwJchA21aSNM1Wl5Xz1wHO6vJ6WydinT1YdY3Adj0L-90UZ-C7fDc4btImDa~KyuHT2Bulwynbg1kIgfvbjrumAGxHj2dW0Q4OaQ3JH~OXDQP-H3hsWn5eG87Qp4C-u-6UiIg__&Key-Pair-Id=KUT5TJCACFTXG","Planning staff told the Balch Springs Planning and Zoning Commission on Feb. 6 that Divine Care LLC has applied for Specific Use Permit (SUP) 12025 to open a daycare at 3475 South Beltline Road in an existing, vacant 4,500-square-foot building.

The application seeks permission to use the site, formerly the Dallas County Veterinary Clinic, as a childcare facility serving up to 20 children aged 0–12 with typical hours “ranging from 6 a.m. to 6:30 p.m.,” offering infant care, after-school care and services for special needs children. Planning staff said the center would employ “typically around 12 to 14” staff members depending on the mix of infants and toddlers and would provide a covered pick-up/drop-off lane, a rear playground and 14 parking spaces.

The planning presentation noted the building is vacant and will require a “total remodel” and exterior improvements including landscaping, restriping and repaving of the parking lot. Planning staff said the rear play area will be fenced. The application packet outlines standard SUP conditions such as maintenance of landscaping and lighting, adherence to the submitted elevation renderings and procedures for permit revocation after complaint or noncompliance.

Commissioner Borg asked specifically whether the playground would be fenced; planning staff replied, “It will all be fenced in in the back. Yes. Yes.” Commissioner Adams and Commissioner Gardner had no substantive questions during the briefing.

Under city zoning, daycare operations require an SUP in the property’s commercial zoning district; planning staff noted that the city’s future land use map shows low-density residential near the site but that an SUP—not a rezoning—would allow the childcare use if the commission and later city council approve it.

Next steps: planning staff said they will return the application to the commission with a recommendation and that any approval would later require city council action. No formal action was taken at the Feb. 6 briefing.

Ending: If the commission forwards a positive recommendation, the SUP will be scheduled for a public hearing before the commission and then city council.","Balch Springs planning staff briefed commissioners on a specific use permit application from Divine Care LLC to convert a vacant 4,500 sq ft building at 3475 South Beltline Road into a daycare serving up to 20 children; staff outlined required site upgrades and standard SUP conditions.","actionData","errors"]

Article not found

Planning commission discusses zoning/subdivision ordinance changes, large developments and code concerns

Commission briefed on proposed commercial rezoning at 11916 Seagoville Road for large warehouse/flex development

Commission hears briefing on rezone request for 11327 Allenbaugh Drive to allow a small warehouse

Planning commission reviews SUP for daycare at 3475 South Beltline Road