[{"_1":2,"_123":-5,"_124":-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",[32,75,87,99,111],{"_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",6511616,"mediaKeyId","5322146-f29f636452d2ac64bbb9f8b7a8fc405f","parentId",5322146,"title","Commission hears extensive discussion over driveway, retaining wall and fence variances on a corner lot at West Sixth Street","audioSeconds",974,"startMs",2648000,"endMs",3622000,"viewUrl","/Search/View?dp=1&key=5322146-f29f636452d2ac64bbb9f8b7a8fc405f&start=2648&end=3622","thumbnailUrl","https://assets.pipeline.soar.com/5322146-f29f636452d2ac64bbb9f8b7a8fc405f/thumbnail_2648000.jpg","articleUrl","/articles/6511616/Irving/Dallas-County/Texas/Commission-hears-extensive-discussion-over-driveway-retaining-wall-and-fence-variances-on-a-corner-lot-at-West-Sixth-Street","mediaUrl","https://secure.pipeline.soar.com/6511616-e2156802a2cde58587674ea2a10f6426/orig.mp4?Expires=1770773631&Signature=L0NuAYPiga4HltUQ2a-W84XeqYvXCRTiyjn8qNrIQkos2sMl-94KXr8kfSJJyroWf01dusws9AYnyBUx7xTT0qaEZDQuwxhGFUYHYwpDouBGh~2y7iFVXqx-ToexvoPXd44HZPip1IawWIlFknxWEzLqKXmh~rZyY5W1REVzSeJ5nfRKTUV9-9Bp9hUx4aa5HY~SXNuhcKPpkTNlS9gMV4eJNGwpm09ADbWmWBZ5H53Uqcm1Lx4lislgEbhUtTDoenxxgf6Ph4feWzKlM0qxAGXDdINjvGg2X93ZFMONSVAy1zUqjLJ6PZiXZrHHzuJXpjmm6J6KcbIR4qwPW6K6tw__&Key-Pair-Id=KUT5TJCACFTXG","author","Irving","date","2025-07-07T00:00:00Z","article","Planning staff described to commissioners Monday a zoning case at 2432 West Sixth Street that grew out of a code‑enforcement referral after the owner expanded a driveway and installed a retaining wall and taller fence without permits.

Staff told the commission the lot is a corner/reverse‑frontage parcel and that code enforcement first noticed concrete extending beyond typical residential driveway limits. \"Code enforcement noticed the driveway, and how the concrete extended beyond what is typically permitted,\" staff said. The owner later sought a permit from Inspections, and review revealed the need for variances because a portion of the driveway extends toward the property line and may conflict with the city's 10‑foot offset requirement measured from the property line for an approach near a corner.

Staff and traffic reviewers explained the 10‑foot rule is intended to give motorists room to maneuver and avoid driving over sidewalks; Traffic staff said the first 10 feet from the radius should remain clear so vehicles do not drive over the curb and sidewalk. In addition, a roughly 3.5‑ to 4‑foot retaining wall was installed without a permit, staff said, and a six‑foot wood fence was later built where a four‑foot chain‑link had previously existed. The owner told staff he had safety concerns and that prior to the retaining wall the area was grass.

Planning and traffic staff discussed whether approving the lane‑edge variance for the private concrete would still allow the owner to obtain required neighborhood driveway permits from traffic and inspections. Staff warned of a potential \"catch‑22\": approval of a variance on the zoning side would not automatically obligate Traffic or Inspections to approve an approach or widening that still would not meet right‑of‑way access management standards.

Cody (traffic staff) explained the practical problem: because the driveway extends close to the corner, widening to a two‑car approach to meet current standards may be physically impossible without removing the current radius; staff said the driveway was grandfathered under the 2019 code but rebuilding it could trigger stricter requirements that shift the mouth of the approach away from the corner.

Staff advised the owner to pursue the fence variance and the pavement variance concurrently; the retaining wall may require separate permitting. No public comment forms were recorded at the work session. The item will appear on the public hearing docket for formal consideration where the owner may speak.","mediaType","Video","parentTitle","Irving - Planning and Zoning Work Session - Jul 07, 2025","oneSentenceSummary","A neighborhood property at 2432 West Sixth Street is seeking variances for driveway paving close to the corner and a six‑foot fence; staff described a long history of unpermitted work including a 3.5–4‑foot retaining wall and an extended driveway apron that may cross the right‑of‑way.","taxTitle","Irving, Dallas County, Texas","taxId",2782,"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},6511621,"DeRozani's seeks on‑premise alcohol sales for downtown restaurant; church proximity will require separate variance",116,2371000,2487000,"/Search/View?dp=1&key=5322146-f29f636452d2ac64bbb9f8b7a8fc405f&start=2371&end=2487","https://assets.pipeline.soar.com/5322146-f29f636452d2ac64bbb9f8b7a8fc405f/thumbnail_2371000.jpg","/articles/6511621/Irving/Dallas-County/Texas/DeRozanis-seeks-onpremise-alcohol-sales-for-downtown-restaurant-church-proximity-will-require-separate-variance","https://secure.pipeline.soar.com/6511621-e729915146f89e6b7a2602fbea9f55f9/orig.mp4?Expires=1770773631&Signature=O7jAwm2o4dP5CQmVng~oPKsRSTc9EcEj4~WDLIkn2-mcih7~iYn93arTW6Z1dNXJfmcawHw90osWFzht7EpSQU8ZssgFOWcoOWZ6R1dc1G~WeTVv85dVljnsWdDz3Tqpqw6Q2y6mAhsd6AirDeetpng7TDyJ-tYcPGjGMoariWYI8s4ZXs5rdXppjHmjiC6KeS4s6DeNoJXMk~ujP7G5Z7Q4NPhbfdIm-hmxsWohaWjV4A-uge2HcmOL2Se6aBI6ahDsIjB90sqtel5dt90KTwA0v0UA8lqzGT13VCTKQkfIgV~eY4eLsAvGrwNq8UL4Kl17O7BySswxmYWhAdsqew__&Key-Pair-Id=KUT5TJCACFTXG","Planning staff recommended approval of a detailed site plan to allow on‑premise sale of alcoholic beverages at DeRozani's, 105 South Main Street, but told commissioners a separate variance will be required because staff discovered a church within 300 feet of the restaurant by door‑to‑door measurement.

Gina Costanza Grant, senior planner, described the site and said the restaurant has operated for years and is now seeking a detailed site plan to add on‑premise alcohol sales. \"After staff review, we recommend approval,\" Grant said.

Staff noted the city’s 300‑foot door‑to‑door distance from protected uses (schools, churches, residences) for certain alcohol‑license processing and said a church had recently been issued a certificate of occupancy about 250 feet from DeRozani's by staff’s door‑to‑door measurement. Grant said the applicant is aware the alcohol distance exception will require a separate variance that goes directly to City Council and not through Planning & Zoning; the applicant preferred to have the zoning case decided first and then seek the distance variance separately.

Staff reported one letter in support and one in opposition in the file. Commissioners asked whether nearby event centers or restaurants already held licenses; staff said other nearby businesses had licenses but that historical licensing timelines vary. The Planning and Zoning Commission will forward the zoning/site plan recommendation and the applicant will later present the distance variance to City Council for consideration of the Texas Alcoholic Beverage Commission (TABC) distance requirement exception.","DeRozani's at 105 South Main asked to add on‑premise alcohol sales; staff recommended approval of the site plan but flagged a nearby church about 250 feet away that will require a separate distance variance and City Council review for a TABC license exception.",{"_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},6511626,"Developer seeks to add self‑storage to Finley Road retail site, request includes parking and height variances",112,1882000,1994000,"/Search/View?dp=1&key=5322146-f29f636452d2ac64bbb9f8b7a8fc405f&start=1882&end=1994","https://assets.pipeline.soar.com/5322146-f29f636452d2ac64bbb9f8b7a8fc405f/thumbnail_1882000.jpg","/articles/6511626/Irving/Dallas-County/Texas/Developer-seeks-to-add-selfstorage-to-Finley-Road-retail-site-request-includes-parking-and-height-variances","https://secure.pipeline.soar.com/6511626-97bdae76261aa301451397bbee5568e8/orig.mp4?Expires=1770773631&Signature=X~ff-~F29Vq24kXquC6ZSjVOHG5ZIuuuHYv5pSQ1XbQE0W1Dj~Cd-kyYGICJ8pO2A0gHcFWhcztSV9yj~HC~nhC6QphgzN0PrwOzGG39soUwy4p7LdFxlbbmPqMf1meVwKJKE1CnMm0wXWbm0xgyNHN~gCU9640ohF5TWKTdL~~EiTNjTrXjYL23Dr5P1iUP4VpsUVw6DanM7uUZJtjkxcK8vQb9kuRnFyjmZsy00CbWfiXleT3sEPxymoUWBUPSrYlg97BGfq7M3hqSYhiH93Rf~APX4x9~6y7HxGU6orv1JYY7p4HqQ5sWA43I2knCKVODSKXdHZ2iFL6AobILrw__&Key-Pair-Id=KUT5TJCACFTXG","Planning staff presented a request to allow self‑storage uses at 3431 Finley Road and to add an accessory indoor storage component to the site’s generalized plan. Staff recommended approval of the rezoning and the generalized site plan but identified several variances the applicant seeks.

\"The request is to change the zoning from CN and a generalized site plan for CN and self storage uses to the same SP2 for CN, with self storage and an accessory, indoor storage,\" staff said. The application would permit up to 75,000 square feet of self‑storage on a triangular parcel that staff called challenging to develop.

Staff highlighted proposed parking formulas: the applicant proposes establishing a parking standard of one space per 350 square feet for retail/office portions (the packet contained a typographical error staff corrected during the meeting), and one space per 7,500 square feet for self‑storage portions. Staff also noted the applicant requests to increase the self‑storage maximum height from 25 feet to 40 feet; most other on‑site commercial buildings are proposed at 30 feet.

The applicant’s illustrative materials show three‑story mini‑warehouse buildings in the rear and single‑story retail/commercial along Country Club Drive; staff said the generalized plan is illustrative and not binding at this stage. A commissioner asked why the applicant listed so many prohibited uses; staff said the list was intended to reduce traffic intensity by removing restaurants and other high‑turnover uses from this site.

Staff told commissioners that they will leave detailed design issues to the public hearing and to the applicant’s final site plan submittal. The request generated no public comment forms before the work session, and staff recommended approval.","Applicant requested to add self‑storage use and up to 75,000 square feet at 3431 Finley Road, with staff noting multiple variances including parking ratios and a requested storage building height increase from 25 to 40 feet.",{"_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},6511630,"Property owner seeks 8‑foot metal fence after TxDOT removed former chain‑link along Loop 12",97,587000,684000,"/Search/View?dp=1&key=5322146-f29f636452d2ac64bbb9f8b7a8fc405f&start=587&end=684","https://assets.pipeline.soar.com/5322146-f29f636452d2ac64bbb9f8b7a8fc405f/thumbnail_587000.jpg","/articles/6511630/Irving/Dallas-County/Texas/Property-owner-seeks-8foot-metal-fence-after-TxDOT-removed-former-chainlink-along-Loop-12","https://secure.pipeline.soar.com/6511630-05978451a8f0057ad0f99f8f4ecc1c38/orig.mp4?Expires=1770773631&Signature=AJ8LlRNqmbeSJk7zFAJ-tzHLYFXmwc6exi8I1Rq88FKad7aIXa01Y5WL2-oW4HskoiBvBYPg~cHxMp2NTqyCNBhF3~kTm60JUvjtdwUa6JZ6Re-Dlc9mo3WOmSXd2fqMYe7Luih-mDGK2tAPpVb-5HaWX~68gkCDlgYeIp-aA4Bd~c0SglFQrk3ayvt6aj5N0WUKdmn1GzoV4qiQGyY1Fyeg-tQuJW~xz2yelcUKWMfCg7l9uMYc5f9-7nw-HT4vOHQRxZsViXyTN26KhDxGvIspXE-5YkBuVHGpkFSHadSac11807VY1n9xh~hw-Cm1s-cjqsiEtRLHQ3pI1mDoXQ__&Key-Pair-Id=KUT5TJCACFTXG","Haley Riddick, a planner with the Planning Department, told the commission that a property at 806 South Loop 12 is asking for a special fence plan to replace an existing chain‑link fence and gate removed after a recent TxDOT right‑of‑way acquisition.

\"They are requesting a special fence plan,\" Riddick said, adding the owner wishes to rebuild a full metal, 8‑foot fence with an iron‑rod electric sliding gate to preserve site visibility and outdoor storage area for a long‑standing auto repair use.

Riddick said TxDOT’s acquisition required removal of the prior fence and shifted the available footprint on the parcel; the applicant is proposing setback offsets of about 1.5 feet and 2.5 feet from the property line in places to address traffic concerns raised by the city’s traffic reviewers. The applicant previously had a 6‑foot chain‑link fence topped with barbed wire; the new design would be a solid panel metal fence with visibility through the iron gate.

Commissioners asked whether replacing the fence would bring the property into compliance with code enforcement. Riddick said the metal fence would address the enforcement issue created by outside storage visibility and help the property comply with current screening expectations.

No formal opposition was noted in staff’s presentation. The special fence plan will proceed to the public hearing portion of the docket where neighbors and the applicant may present more detail about the design and exact setback lines.","A business on South Loop 12 asked planning staff to permit an 8‑foot metal panel fence and electric gate close to the property line after TxDOT acquisition removed the previous fence; staff flagged traffic and setback issues.",{"_33":112,"_35":36,"_37":38,"_39":113,"_41":114,"_43":115,"_45":116,"_47":117,"_49":118,"_51":119,"_53":120,"_55":56,"_57":58,"_59":121,"_61":62,"_63":64,"_65":122,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6511635,"Planner recommends approval for West Airport Freeway multifamily rework despite multiple variances",273,899000,1172000,"/Search/View?dp=1&key=5322146-f29f636452d2ac64bbb9f8b7a8fc405f&start=899&end=1172","https://assets.pipeline.soar.com/5322146-f29f636452d2ac64bbb9f8b7a8fc405f/thumbnail_899000.jpg","/articles/6511635/Irving/Dallas-County/Texas/Planner-recommends-approval-for-West-Airport-Freeway-multifamily-rework-despite-multiple-variances","https://secure.pipeline.soar.com/6511635-0174af6bdc9613228f929a0aea2dc762/orig.mp4?Expires=1770773631&Signature=ELkEZz6l7Ao~d-eIBw8YifbU0aJUVFlSOOJFdDPX7BX72TLnVA-r-Fc~JizzZpSZr6Fl4E52ykzn9BeqqJEhNeKzwd6tbAHErxpgyHD9s3QVI35G58ofm7yQzVn8HH~O1PZmhVjlgdSrB00Ts3XGx~RxH-K9wRGR-QnvDyVk4b7QljyvClorhfiiE9r3d0U90-3P5a1-lFrXqaAnXuA1MuSAvJ3SCdz2ldI7PdRqBA-Awvrvvt3atuIlwhvUaNtn2Neya1W3P9lmF7-vwaipOgbmWvjlDfQdn9u7497UoG8wPmoNSHAWkNCuxEyoSEklnK32y9UqOgD3qh8kUjzBGg__&Key-Pair-Id=KUT5TJCACFTXG","City planning staff recommended approval Monday of a request to relabel and redevelop an existing multifamily site at 1415 West Airport Freeway, a proposal that would keep the current number of units but requires multiple variances to the city’s multifamily development standards.

Gina Costanza Grant, senior planner in the Planning Department, told the Planning and Zoning Commission work session that the application asks to change the future land-use designation from “traditional neighborhood” to “mid-density residential” and to require a site plan under the current multifamily rules. \"Staff recommendation is for approval,\" Grant said.

The applicant plans to demolish existing structures and rebuild a modernized layout while keeping the same number of housing units, Grant said. The redevelopment would increase density on paper to about 37.6 units per acre where the required density is 18 units per acre, but Grant noted the actual unit count will remain the same as the existing development.

Several variances are needed because of site layout and new multifamily standards, Grant said. Key requests include increasing maximum lot coverage from the permitted 70% to about 79% and reductions in required parking: staff reported a required total of 201 parking spaces under code but a proposed 154 spaces, roughly 23% fewer than the standard. Commissioners asked whether the parking total represents an increase or decrease from the current site; staff said the redevelopment would add about 20 parking spaces compared with the existing development.

Commissioners also asked about a portion of the project shown at three stories. Grant said most of the existing structures are two stories and that the applicant is proposing a limited area of three-story construction; she added elevations were not required to be submitted with the concept plan so staff did not have exact square-footage or area figures for the three-story portion.

A commissioner noted the packet referenced tax credit funding. Grant said applicants typically must keep their state tax-credit proposals consistent with local submissions and that the applicant could provide details at the public hearing. No written public comments for or against were received by staff prior to the work session, Grant said.

The item will return on the public hearing docket where the applicant must present final site materials and any additional illustrations or clarifications. Absent a formal vote at the work session, no official action was taken Monday.","City planning staff recommended approval of a multifamily redevelopment at 1415 West Airport Freeway that would keep the same unit count but require several variances on lot coverage, parking and building height.","actionData","errors"]

Article not found

Commission hears extensive discussion over driveway, retaining wall and fence variances on a corner lot at West Sixth Street

DeRozani's seeks on‑premise alcohol sales for downtown restaurant; church proximity will require separate variance

Developer seeks to add self‑storage to Finley Road retail site, request includes parking and height variances

Property owner seeks 8‑foot metal fence after TxDOT removed former chain‑link along Loop 12

Planner recommends approval for West Airport Freeway multifamily rework despite multiple variances