City planning staff on Nov. 10 provided a comprehensive preview of proposed amendments to Garland’s multifamily and mixed‑use development standards intended to comply with Senate Bill 840 while preserving local design objectives.

Staff said the draft changes — planned for a Nov. 24 public hearing to allow commissioners extra review time — would acknowledge SB 840’s broad allowance for multifamily where commercial uses are permitted but would add local requirements intended to secure higher‑quality urban development. Key elements outlined by staff include:

- Height: propose raising the existing maximum multifamily height to 60 feet while also adding a local minimum of 40 feet to encourage 3–4 story buildings rather than garden‑style two‑story apartments. Staff said the proposal aims for a more urban building scale where multifamily is allowed.

- Site design: encourage building placement close to streets, require parking to be located behind buildings where feasible, and adopt build‑to lines to create a more pedestrian‑oriented street edge. Staff proposed wider sidewalks (8 feet) for internal and external walkways.

- Articulation and amenities: add articulation requirements to break up long facades and provide a points‑based amenity list so developers can select from an array of features (for example, alternatives to a required 800‑sq‑ft pool per 250 units). The list would allow environmentally sustainable materials, public art, or other high‑value amenities to earn deviations from standard articulation requirements.

- Conversion projects and capacity: expand the development definition to include conversion projects so that water and wastewater capacity analyses are required where appropriate; engineering would continue to assess capacity during site permits and could limit density where infrastructure is insufficient.

- Notices & signage: because SB 840 can authorize multifamily by right in areas previously thought commercial, staff proposed site signage and proactive outreach so nearby residents understand a project is permitted under the state law rather than a local zoning omission.

Commissioners asked about infrastructure capacity, enforceability of amenity standards and whether industrial districts would be subject to SB 840 changes; staff said industrial zones are generally exempt and engineering will require capacity analyses for projects that trigger review. Staff emphasized the amendments are intended to give the city flexibility to secure higher design standards while complying with state law. The item is not an action item tonight; staff will return with draft ordinance language on Nov. 24.

Quote from staff: "SB 8 40 puts a limitation on what the city can allow in terms of maximum height for multifamily... so we're proposing the maximum height requirement be increased to 60 feet, but we're also proposing a minimum height requirement to be included. That is 40 feet," staff said.

Next steps: Staff will publish the draft amendments ahead of the Nov. 24 plan commission meeting and intends to seek a recommendation to city council for adoption thereafter.