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Van Alstyne staff outline zoning overhaul tied to 2035 plan; Nov. 30 grant deadline drives schedule
Summary
City planning staff told the Planning & Zoning Commission they will pursue targeted zoning ordinance amendments to implement the 2035 comprehensive plan, with draft materials, a public workshop on Aug. 7, an update on Aug. 18 and an adoption deadline driven by a grant of Nov. 30; commissioners discussed expanding the historic overlay, townhome regulations, density and consolidating corridor overlays.
City planning staff presented a multi‑step schedule to update Van Alstyne’s zoning ordinance to reflect priorities in the adopted 2035 comprehensive plan and a grant requirement that amendments funded by the grant be adopted by City Council on or before Nov. 30.
"The grant we received from the General Land Office does have the requirement that the amendments ... be adopted by the City Council on November 30," Alex told the commission, explaining staff and consultant subcontractors will package redlines, sample elevations and draft changes for commissioner review. Alex proposed a timeline that includes a progress update at the Aug. 18 meeting and a public work session the week of Aug. 31 (commissioners later scheduled a public work session for Aug. 7 at 5:30 p.m.).
Topics staff proposed focusing on include expanding and refining the historic overlay district (with architectural review and potential staff‑level approvals), cleaning up the Old Town residential overlay, consolidating the thoroughfare ("Thor") overlay segments, clarifying which overlay takes precedence where multiple overlays overlap, and revising the land‑use chart to tailor permitted uses downtown (for example, to consider prohibiting auto uses and tailoring uses to restaurants, retail and downtown lofts).
Commissioners emphasized practical tools: sample elevations and clear examples for developers, tighter townhome standards (staff suggested specifications such as a 22‑foot‑wide attached lot with rear entry), and landscaping, lighting and buffering rules for corridor overlays. Alex also noted that a 2017 state law limits municipal control over building materials unless specific historic‑overlay regulations are already in place; because Van Alstyne’s historic overlay (adopted 2021) contains architectural standards, staff said the city could expand that overlay without losing material‑control authority.
Next steps: staff will circulate draft redlines, sample images and a prioritized list of ordinance changes for commissioner review; the commission will meet in a public work session on Aug. 7 and expect an update Aug. 18 leading to public hearings and City Council consideration ahead of the Nov. 30 grant deadline.
