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Irving council reviews new multifamily rules as developer seeks bigger mixed‑use project on Royal/161
Summary
Council reviewed a proposed amendment to the Unified Development Code that would set an 8‑story/greater‑than‑85‑foot threshold for higher construction standards and debated a developer's plan to add floors to a mixed‑use project along the 161 corridor that would increase units and height while promising ground‑floor commercial amenities.
Irving city staff on Thursday urged the City Council to adopt sweeping changes to multifamily and mixed‑use development rules as a developer seeks permission to increase the height and unit count on a high‑profile Royal/161 corridor project. The proposed UDC amendments would make 8 occupied stories and structures taller than 85 feet the trigger for more stringent construction standards and require minimum ground‑floor commercial and amenity commitments for mixed‑use projects.
Jocelyn Murphy, the city’s director of planning, told council members the amendments respond both to new state limits and local goals for better design and durability. She said the package includes updated unit‑mix rules, minimum private‑outdoor space, a 25‑foot landscape buffer adjacent to single‑family lots and a requirement that 40% of required open space be usable or improved. The ordinance would also require a large on‑site project sign and a city web page to disclose basic project information and timelines.
The policy change intersected with a developer’s request for a mixed‑use plan on West Royal near the 161 overlay. The project team has revised an earlier submission to add two stories on a southern building — taking a prior five‑story proposal toward seven stories — and said that would add roughly 90 units, increasing the total toward about 416 units. The proposal keeps at least 10% commercial on the ground floor and ties amenities (dog wash, dog park, washer/dryer in units, bicycle parking) to the site plan.
Council members pressed staff and inspectors on two linked issues: traffic and construction type. Wayne Snell, director of inspections, explained that conventional podium construction is limited to about 85 feet; buildings taller than that typically require higher‑quality structural systems. Snell said the 8‑story/85‑foot threshold in the proposed ordinance aims to align the city’s desired quality standard with building‑construction limitations.
Several council members urged caution. Member Al said the council should consider the state’s imminent law changes when setting local rules. Member Mark and others raised traffic concerns for the Royal/Bridal/161 junction and questioned whether the development’s surface parking and garage layout can absorb demand for both the Ice House entertainment anchor and the increased residential units. Murphy said the applicant intends to meet the parking ratio for each use and, if needed, add levels to the parking garage so that commercial tenants such as Kirby Ice House retain their required parking.
The planning director said staff had recommended P&Z changes and provided a memo of additional commitments from the developer shortly before the meeting to make sure council had the latest information. No final vote on the UDC amendments or the Royal/161 rezoning was taken at the work session; both are slated for future public hearings and formal consideration.
The council also discussed how the city will comply with state law changes, including references to chapter 218 of the Local Government Code and a separate statutory framework for certain multifamily conversions. If the council approves the UDC changes, staff said the rules would apply citywide in urban overlay and high‑intensity mixed‑use areas while preserving higher minimums where an overlay already exists.
