Planning & Zoning Commission - 2026-03-12
Meeting Intelligence Preview
Meeting Summary
The Planning & Zoning Commission approved PD 395, a 198-unit, four-story multifamily development at 3302 South Maryland Avenue on 7.64 acres, despite neighborhood opposition citing traffic concerns. The commission denied a short-term rental type two appeal at 1350 North Washington Avenue in the Midtown Historic District after overwhelming neighborhood opposition. The commission also approved text amendments to the land development code and recommended approval of the first amended Kearney Street Corridor redevelopment plan for tax abatement eligibility.
Key Decisions (6)
Rezoning PD 395 at 3302 South Maryland Avenue
Approved rezoning of 7.64 acres from PD 13 third amendment and RSF to new PD 395 for a 198-unit, four-story multifamily development called 'The Reserve on Medical Mile.' Density increased from 16 to 29 dwelling units per acre. Maximum height increased from 35 feet to 60 feet. Developer Nathan Reynolds and architect Brian Kubik presented. Vote passed with some opposition from commissioners Hawquez and Pauley who cited traffic concerns.
Short-term rental type two appeal at 1350 North Washington Avenue
Denied appeal of administrative denial for short-term rental type two at 1350 North Washington Avenue in Midtown Historic District. Applicant Lex Kozloff sought to operate a 5-bedroom Airbnb. Two adjacent property owners filed objections. Midtown Neighborhood Association and numerous residents opposed, citing incompatibility with Midtown plan, parking concerns, and desire to preserve single-family character.
Land Development Code Text Amendment 2
Approved technical corrections, clarifications, and targeted revisions to Chapter 36 of the land development code. Changes included modifications to setback requirements, removal of dimensions from certain figures, alignment with public works regulations, and addition of Grant Avenue Parkway District and Moon City Live Work District overlay to legacy districts.
Kearney Street Corridor Redevelopment Plan - First Amended and Restated
Approved recommendation that the first amended and restated redevelopment plan for Kearney Street Corridor (Alberta Avenue to Glenstone Avenue, approximately 3.5 miles) is in conformance with comprehensive plan. Plan enables 100% real property tax abatement for 10 years for qualifying projects. Updated blight study confirmed area remains predominantly blighted. LCRA previously recommended approval 5-0 on March 3.
Marijuana and medical marijuana uses hours of operation amendment
Postponed consideration of marijuana and medical marijuana uses hours of operation amendment at applicant's request. No specific date set for future consideration.
Rules of Procedure Amendment for Speaker Time
Approved changes to Planning and Zoning Commission rules of procedure allowing reduction of speaker time from five to three minutes for individual items with large numbers of speakers, and providing three-minute rebuttal time for applicants.
Zoning Changes (1)
3302 South Maryland Avenue
Nathan Reynolds
Development Activity (1)
The Reserve on Medical Mile
198-unit, four-story multifamily development on 7.64 acres. 29 dwelling units per acre. Maximum height 60 feet. 310 parking spots planned. Located in Medical Mile Corridor near Cox South and Mercy Clinics.
Market Signals (4)
Housing Demand
Developer cited strong demand for housing near major medical employers, noting traveling medical staff at nearby Silverleaf development chose location for proximity to hospitals.
Commercial Demand
Kearney Street Corridor redevelopment plan renewal indicates continued city focus on revitalizing commercial corridors facing disinvestment, with 70% of buildings in poor or fair condition.
Sentiment
Strong neighborhood opposition to short-term rentals in historic Midtown district, with residents and neighborhood association emphasizing preservation of single-family character over investor-driven uses.
Infrastructure
Traffic concerns raised regarding roundabout capacity at Walnut Lawn and Maryland, with residents citing current daily traffic of 9,500 vehicles approaching small roundabout capacity of 12,000-14,000.