Commission approves planned development for downtown Elam corridor with 76 homes and retail

The Balch Springs Planning and Zoning Commission on March 6 approved Rezoning Application 005-2025 to rezone approximately 9.123 acres at 12902 and 12904 Timothy Lane to a planned development (PD) to allow a mixed-use project with retail along Elam Road and medium-density residential behind it.

Staff said the PD responds to the city’s 2050 comprehensive-plan amendments that identified this corridor as the downtown Elam city center. The plan shown to the commission reserves retail frontage on Elam Road, requires sidewalks along Elam, and anticipates an 8-foot internal trail to connect to the city master trail. The mixed-use concept allocates about 7.24 acres to medium-density residential made up of 76 residential lots: 42 townhomes and 34 single-family homes. Staff described the project as market-rate housing, with single-family prices shown as starting around $495,000 and townhomes starting around $425,000. Staff also noted capital improvements and infrastructure estimates, citing both an approximately $4,500,000 financial investment figure and a later-presented $41,000,000 improvement-value estimate from the applicant’s materials.

The project will include internal open space (about 32,000 square feet of common areas including trails, benches and a gazebo), a detention pond, required sidewalk and trail connections, and a right-turn lane on Elam Road as part of phase 2 based on a traffic impact analysis. Staff said water and sewer service will be provided via existing 8-inch lines on Elam Road and that a phase-appropriate right-turn lane and other off-site roadway work are expected as capital improvements. Staff recommended approval.

Several neighbors spoke during the public hearing about the type and location of separation fencing between the new subdivision and existing single-family homes. Project representatives and engineers said the developer proposes a 6-foot wood fence where the new single-family lots abut existing single-family yards, wrought-iron fencing adjacent to open space, and masonry screening walls adjacent to commercial/noise-generating uses. A neighboring resident expressed concern about two abutting fences (existing homeowner fence plus developer fence) and maintenance responsibilities. The applicant’s representative said the developer intends to build the separation fence on the developer’s property line and emulate fencing common in other Balch Springs subdivisions.

Selima Abbracho of CCM Engineering, representing the applicant, told the commission: “We are proposing a wood fence between the new subdivision or the single family abuts with single family.” Developer representative Igor Leila said: “We’re putting up a 6 foot wood fence that would abut to the wood fence that is existing for the houses that are already there.” Staff noted a masonry wall could worsen drainage in some areas, which supported the staff-recommended fence approach in certain locations.

Commissioner Patino moved to approve Rezoning 005-2025; Commissioner Gardner seconded. The motion passed on a roll-call vote with Commissioners Ford, Gardner, Adams and Patino voting yes and Commissioner Comstock voting no. The staff packet listed community engagement steps including two community meetings (Oct. 15 and Feb. 4) with attendance counts and shows renderings for housing types, fencing, and the retail frontage.

Why it matters: The PD establishes the zoning and development standards for the Elam corridor’s envisioned downtown city center, provides new market-rate housing and retail frontage, and commits to trail and sidewalk connections that city staff and the applicant say will support safety and connectivity.

The commission closed the public hearing and approved the rezoning; the item will proceed to implementation steps defined by the PD and any development agreements required by the city.