Planning commission approves rezoning, preliminary plat for PD-141 mixed‑use project after public comments

The Red Oak Planning and Zoning Commission on April 7 approved a zoning change and a preliminary plat for Planned Development 141 (PD‑141), a proposed mixed‑use project along Interstate 35 that will include commercial frontage, multifamily housing and townhomes and a proposed lake and park areas.

City staff said the revised concept moves larger retail toward the I‑35 frontage and places residential uses near the railroad tracks and interior of the site. "It's a mixed use development that has commercial and big box up here along the frontage of I‑35…and then it's got multi family and town homes in the back against the railroad track," Ben Hartman, director of development services, told the commission. Hartman said the developer revised the concept because the previously submitted plat did not conform to the earlier concept plan.

The commission's action follows a public hearing in which nearby property owners asked questions about housing types, floodplain impacts, access and utilities. "My family owned that property that you bought," Connie Womack told the commission. She asked whether the project would include only apartments or also individual homes. A nearby resident who identified his address as 530 South Interstate 35 E asked how the development would affect traffic and whether new water or sewer service would be available. Hartman said utility extensions would be installed to the property line as development proceeds and noted Rocket Water is the local provider.

Why it matters: The development covers a former golf course site near Life School and Oaks Church and spans areas that include FEMA‑mapped floodplain and floodway. The commission added explicit labeling to both the site plan and the preliminary plat to show park and future outdoor activity areas and asked staff to note the proposed lake area for parks or city ownership. Those labels will appear on future submittals.

Key details: Hartman described grading work and earthmoving needed to accommodate large retail buildings and said material excavated for a proposed lake/pond is expected to provide fill for grading. He also noted the site has substantial elevation differences and that the railroad bisects the property, meaning east‑west connections across the tracks are not planned: "In order to get there, you'd have to go out, back up, and come down the Frontage Road," Hartman said, adding that closing two existing railroad crossings would be required to create a new crossing and that the city is not pursuing that option.

Developer attorney James Moon said the development team has received interest from potential retailers and multifamily developers because of the property's location. "We have had a significant amount of interest…because of its location," Moon said, and cautioned the full build‑out could take many years: "this is a development that is probably 10 to 12 years through a full development phase."

Votes and motions: For the zoning change (Case number as stated in the meeting transcript: ZAsInZebraCAsInCat25‑05), the commission approved the item with the condition that outdoor activity space and park space be labeled on submitted documents. The commission recorded three votes in favor and two opposed. The companion preliminary plat (Case number transcript: PAsInPaulSAsInSam25‑03) was approved with the same labeling direction; the recorded tally in the meeting was three votes in favor and two opposed.

What remains: Staff said the next steps will include review of detailed development plans and elevations at the time of site plan submittals; the SUP/permitting process and additional engineering review will address floodplain study, grading and downstream impacts before fill in the floodplain or floodway can be approved. Hartman said FEMA approvals would be required if the developer proposes to place fill in the mapped floodplain and that any fill must be supported by studies demonstrating no adverse downstream effects.

Ending: The commission closed the public hearing and adopted the zoning and preliminary plat with the added labeling requirements; staff and the developer will continue to work with the city on design details, floodplain studies and future site plan submissions.