The Forney Planning and Zoning Commission voted 4-1 to recommend approval of the final plat for Wayfarer at Forney Edition, a two-lot, 50-acre subdivision in the city's extraterritorial jurisdiction (ETJ).

The plat, described by staff as a "final plat" to establish boundary lines and easements for a hybrid multifamily development, was reviewed for conformance with the City of Forney subdivision ordinance and applicable local-government code requirements. The commission's approval advances the item to City Council, which will take final action at a future meeting.

Why it matters: Residents who live adjacent to the site told the commission they fear increased flooding, higher traffic on Helms Trail, slower emergency response times and worsening neighborhood crime if multifamily housing is built. Several speakers urged commissioners to refuse the plat or to advocate to Kaufman County and state officials on their behalf; commission members and staff repeatedly said the commission's legal authority over land use in the ETJ is limited.

Planning staff and city officials emphasized the narrow scope of the commission's review. City staff told residents the commission is limited to reviewing the plat's boundary lines, easements and civil design for compliance with subdivision standards; zoning or use control is not enforceable by the city when a property lies outside the city limits. Carl Zuck, assistant city manager, told residents there is an interlocal agreement with Kaufman County under which the city reviews final plats and civil plans for ETJ projects but that the county retains permitting authority for site plan and building permits.

Residents raised multiple specific concerns during public comment:
- Drainage and flooding: dozens of residents said their homes have flooded after recent nearby development and asked how the plat and civil plans account for additional runoff. Planning staff said the plat packet was submitted with civil plans and the city engineer is reviewing drainage details; staff said the final civil approvals are handled by the city engineer and would be reviewed before construction permits are issued.
- Emergency services and maintenance: residents asked who would provide police, fire and ambulance service for the site; staff said police response for properties outside city limits is provided by Kaufman County or by the appropriate emergency-service district and that fire protection would be provided by the relevant emergency services district.
- Road condition and traffic: speakers described Helms Trail as a two-lane road in poor condition and urged the city to require road improvements before additional development.
- Crime and community character: several residents cited recent incidents near other hybrid developments and said they worry that higher-density rental housing could change neighborhood safety and character.

Developers and staff: Staff recommended approval of the plat, saying it met the technical requirements of the subdivision ordinance and state code. During the meeting staff repeatedly explained that, because the property is in the ETJ, the commission cannot deny the plat on the basis of proposed use (single-family, multifamily, office or other). One commissioner noted recent state legislation related to ETJ authority and said the city attorney's absence made it difficult to fully explain the legal consequences of denying a plat for ETJ property.

Vote and next steps: Planning staff recorded the Planning and Zoning Commission vote as 4 in favor and 1 opposed (Commissioner Lemons). The commission's recommendation will be forwarded to Forney City Council for final action; staff said the council would consider the plat at its next available meeting.