GARLAND, Texas — The Garland City Council on June 3 approved a large, city‑led rezoning of about 317 acres along South Garland Avenue and north of Interstate 635, moving parcels now zoned industrial, community retail and older planned developments to Urban Business (UB) and Urban Residential (UR) districts.

City staff said the zoning change is intended to set a framework for mixed‑use, vertically oriented development — retail, housing and pedestrian‑oriented design — and to encourage private investment in an area the city long has identified as a redevelopment catalyst. Staff told council the draft rules include protections for adjacent single‑family neighborhoods: a 100‑foot setback from existing single‑family lots and a 45‑degree residential proximity slope for building heights to limit impacts on privacy.

Supporters said the rezoning offers a path to replace aging commercial corridors and vacant parcels with new housing, restaurants and retail. Opponents — including long‑time business owners and residents — said the city did not communicate the proposal widely enough, raised concerns about how existing businesses and jobs would be treated if they became nonconforming, and asked for more detail about traffic, public safety and utilities capacity.

“Anything that’s operating today can continue operating as is,” a city attorney told council during the staff presentation, explaining legal protections for existing uses under a base zoning change. Staff also explained the city sent required notices, including additional state‑mandated notices to property owners whose uses might become nonconforming; officials said they received responses both for and against the proposal.

During public comment, a delegation from CarMax described the Garland store’s local employment and charitable contributions and asked for clarity on whether auto sales and large commercial users would face operational or financing problems if they became nonconforming. Local residents raised questions about police and fire capacity, school impacts, particulate redevelopment timelines, and the potential for increased rents and displacement.

Councilmember Deputy Mayor Pro Tem Luck moved approval of the rezoning. Council member Williams seconded. After discussion the council approved the measure; council member Dutton cast the lone recorded dissent.

What happens next

The rezoning establishes new base rules for the area; it does not approve any specific private development. Property owners and developers who want to build under the new districts will still need to submit site plans, planned development zoning or other applications that will be reviewed by staff, plan commission and council as required. City staff said legal nonconforming uses may continue in place but could face restrictions on expansion or rebuilding if their structures are substantially damaged.

Why this matters

City planners presented the change as a long‑term tool intended to attract the kinds of mixed‑use projects that, in other North Texas cities, have accompanied several billion dollars in private investment. Opponents argued the city should adopt a more incremental or incentive‑driven approach and provide clearer protections or transition programs for incumbent small businesses.

Speakers

- Nabila (Staff member), Garland planning staff (presenter)
- Deputy Mayor Pro Tem Luck (Council member)
- Council member Williams
- Council member Dutton
- Brad Parker, local business owner (3710 South Shiloh Road)
- Steve Hudak, CarMax (regional representative)
- Jessica Dealy, CarMax (employee)
- Hannah Renick, CarMax (general manager)
- Scott Sipes, CarMax (operations manager)
- Jonathan Tyson, CarMax (senior manager)
- Brian Spann, CarMax (regional vice president)
- Michael McGregor, resident (1506 Clearpointe Drive)
- Tom Oliver, resident (1705 Lexington Drive)
- Tyler Williams, resident (1806 Charleston Drive)
- Brent Rich, resident (1410 Mayfield)
- Antonio Andrade, resident (1413 Mayfield Avenue)

Authorities

- Garland Development Code (GDC) (referenced by staff for zoning districts and adjacency protections)

Actions

- kind: other
motion: "Approve change of zoning in multiple zoning districts, including industrial and community retail, to Urban Residential and Urban Business for properties near I‑635 and South Garland Avenue (city‑initiated rezoning)."
mover: "Deputy Mayor Pro Tem Luck"
second: "Council member Williams"
vote_record: [{"member":"Council member Dutton","vote":"no"}]
outcome: "approved"
notes: "Plan Commission had recommended denial; staff recommended approval. Council adopted adjacency protections (100‑foot setback, 45‑degree slope)."

Discussion vs. decision

Council and staff distinguished that the rezoning is a change to base zoning only; it does not approve any specific projects. Staff described the protections for single‑family neighborhoods and the legal path for existing nonconforming uses to continue, and emphasized that future developments must return for detailed approvals.

Clarifying details

- Area: about 317 acres generally north of I‑635 and along South Garland Avenue.
- City‑controlled parcels within the area: approximately 50 acres.
- Notice counts: staff mailed 778 standard notices and 344 additional notices related to potential nonconformity; the city reported 78 total responses (16 in‑area in favor, 40 in‑area opposed, 12 outside area in favor, 10 outside opposed).

Proper names

City of Garland; South Garland Avenue; Interstate 635; CarMax; First Baptist Church (mentioned in other agenda items).

Searchable tags

south garland; rezoning; urban business; urban residential; CarMax; redevelopment; nonconforming uses

Provenance

- {"block_id":"block_4556.09","local_start":0,"local_end":386,"evidence_excerpt":"Moving on to item 9 c. Consider request by the city of Garland for approval of a change of zoning in multiple zoning districts, including but not limited to industrial, community retail, and planned developments... The site consists of approximately 317 acres of properties generally located on the North Side of Interstate 635 and on both sides of South Garland Avenue in District 5."}

- {"block_id":"block_10349.21","local_start":0,"local_end":83,"evidence_excerpt":"...I have a motion by Deputy Mayor Pro Tem Luck and a second by Council Member Williams to approve, this item as presented with staff recommendations... That item is approved with council member Dutton in opposition."}