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ChatGPTClaudePerplexityStoryline · 10 events · Mar 12, 2020 – Mar 25, 2026
Downtown design review: variances from the Downtown Amarillo Urban Design Standards (2020-2026)
Quick answers
- What is the latest on Downtown design review?
- Mar 25, 2026: Board approves a five-story downtown hotel 3-2, with the chairman voting no. Rillo Investments LLC sought variances for fencing, tree species, and building setbacks and placement for a five-story hotel at 518 S.E. 10th Ave. The developers, their engineer and their lawyers spoke for the project. Read the event
- How far back does this record of Downtown design review go?
- To Mar 12, 2020: Board approves sign variances for the Barfield Building hotel, 4-0. The storyline has 10 dated events in all. Read the event
New construction and exterior changes in downtown Amarillo must meet the Downtown Amarillo Urban Design Standards, and owners who want exceptions ask the Board of Review for Landmarks, Historic Districts, and Downtown Design, a council-appointed board, for a certificate of appropriateness with variances. In the 17 sets of minutes posted from March 2020 to March 2026 the board decided 19 cases and approved 18. It denied one, a Happy State Bank request for more building signs, as staff had recommended. It approved one design staff had recommended denying, the Sharpened Iron Studios sound stages at Amarillo College in 2021. Three votes were split, including 3-2 approval of a five-story hotel in March 2026. In 2025 the board began discussing whether the standards should differ across parts of downtown.
A storyline groups dated events in order. It is a chronology, not an argument; it does not say why anything happened. All storylines
· Origin
Board approves sign variances for the Barfield Building hotel, 4-0
The board approved, on staff's recommendation, variances for the size and projection of a projecting sign and the size of a building identification sign for the Barfield Building hotel project. A second case, a wall variance for a Baptist Community Services project, was dropped after staff found the wall was inside the site.[1]
- ✓ Verified
COA-19-26 asked for "a variance for the area and projecting distance of a Projecting Sign and the size of a Building Identification Sign" for the Barfield Building Hotel Project. The planner "ended his presentation with staff recommendation of approval"; no one spoke for or against, and the motion "passed unanimously 4:0." COA-20-01, for the Baptist Community Services project, "no longer required consideration after discussion with the applicant revealed the wall was internal to the site." [1]
· Context
Board approves security-related variances for the new Potter County Courthouse
Potter County's new courthouse needed variances from the downtown standards for setback, wall height and transparency, an added driveway for prisoner pickup and drop-off, and tree spacing, which staff described as security and design needs. The board approved all of them unanimously. The project team said construction would be bid over the summer, take 18 to 24 months, and the old building would be torn down for surface parking.[2]
- ✓ Verified
COA-20-03 covered new construction of the Potter County Courthouse on Block 82, Plemons Addition, and Block 59, with variances for "wall/fencing height and transparency, number of access points, building edge, and walkway improvement location and spacing." Staff described an additional driveway "for prisoner pick up and drop off all for security purposes." The project manager said the project would be bid over the summer and start in September; a member of the design team said construction would take 18-24 months and the old building would be razed and "turned into surface parking." The minutes do not state a staff recommendation. The motion "to approve all variances" passed unanimously. [2]
· Context
Staff propose seeking National Register listing for the Warehouse District
The Neighborhood Revitalization and Economic Development Manager presented the benefits of listing the Warehouse District on the National Register of Historic Places instead of creating a local historic district. Next steps included surveying the many property owners and possibly hiring a consultant for the nomination. The board asked for a follow-up; no later minutes in the set record one.[3]
- ✓ Verified
On June 18, 2020 staff presented "the benefits of listing the Warehouse District on the national registry instead a local historic district," noting "there are many property owners and it would be very helpful to have their support," the need for "a property owner survey to gauge feedback, and possible need for a consultant for National Register nomination." Staff said the survey could be done "at a very minimal cost" and that the nomination's cost depends on the district's size. The board listed a follow-up as a future agenda item. None of the later minutes in the set (through March 2026) records the follow-up; the August 13, 2020 minutes say only that "staff provided an update on property owners in the historic district." [3][4]
· Related development
Board denies Happy State Bank's request for more building signs, 3-1-1
Happy State Bank asked for more building identification signs than the standards allow on its downtown building, saying it wanted visibility from the street and from Hodgetown ballpark. Staff recommended denial, saying approval would set a precedent. Members said the existing signs were visible and the ballpark seating did not face the building. A motion to approve died for lack of a second, and the motion to deny passed 3-1-1. The same night the board unanimously approved Amarillo College's Innovation Outpost addition.[5]
- ✓ Verified
COA-20-24 (applicant: Happy State Bank; Fillmore St. and S.E. 8th Ave.) sought more building identification signs than allowed. Staff "expressed concerns that if approved, the request would set a precedent" and "recommended denial as presented." A bank representative said the bank wanted visibility "from the public Right-of-Way and also from those in the Hodgetown Ballpark." A motion to approve by Vice Chairman Cindi Bulla "failed for lack of a second." The motion to deny, by alternate Gregg Bliss seconded by Alan Cox, "was voted 3-1-1": Bliss, Cox and Gary Jennings for denial, Chairman Wesley Knapp abstaining and Bulla against. [5]
- ✓ Verified
COA-20-26, the Amarillo College Innovation Outpost project at S.W. 12th Ave. and Polk St., was approved unanimously as presented; staff said its design elements were "in character with the surrounding architecture" and recommended approval. [5]
· Related development
Board approves Sharpened Iron Studios sound stages after staff recommends denying the design
Amarillo Junior College applied for variances for two 18,000-square-foot sound stages for Sharpened Iron Studios near Polk Street and S.W. 15th Avenue. Staff supported a larger setback and fewer windows but recommended denial of the design, saying the membrane-clad buildings were "a significant departure" from the area's character. Nine people, including representatives of the AEDC, the Chamber of Commerce and Amarillo College, spoke in favor; the company's CEO said it might look at other cities if the variances failed. The board approved all three variances, each 5-0.[6]
- ✓ Verified
COA-21-01 (applicant: Amarillo Junior College; Blocks 182 and 197, Plemons Addition) covered two new 18,000-square-foot sound stage buildings, renovation of the existing Nixon gym and about a 3,100-square- foot addition. Staff supported a nine-foot setback (noting "the Board has approved 10 similar requests previously") and fewer windows given how sound stages operate, but said "the proposed buildings for the applicant's site are a significant departure from the character of this area and does not meet the intent of the DAUDS as currently proposed," and "recommends DENIAL of the proposed design as currently presented due to architectural elements not meeting core DAUD Standards." [6]
- ✓ Verified
Nine people spoke in favor during public comment, among them AEDC CEO Kevin Carter, who described "the Sharpen Iron Studio incentive," and representatives of the Amarillo Chamber of Commerce, Amarillo College, the Amarillo Sod Poodles and Amarillo National Bank; no one spoke against. Sharpened Iron Studios CEO Sean Doherty "stated that if the variances were not approved, they may be forced to look at other cities to locate the project in." The architects said a brick sound stage with the same acoustic performance was "economically unfeasible." The board approved the setback, street-facade transparency, and architectural treatment and compatibility variances, each "unanimously 5-0" on motions by Alan Cox and Gary Jennings; alternate Gregg Bliss, who said the project "could serve as a significant catalyst," did not vote. [6]
· Related development
Board approves walkway, tree and light variances for the Polk Street streetscape
In February 2022 the Director of Capital Projects and consultants from Parkhill previewed the Polk Street streetscape project block by block, citing limited funds and basements under the sidewalks, and the board said it was open to variances that met the standards' intent. On December 29 the board unanimously approved variances for walkway width, tree and pedestrian light spacing, light standards and partial walkway improvements along Polk Street from 10th to 2nd Avenue, and for two parking lots.[7][8]
- ✓ Verified
On February 24, 2022 the Director of Capital Projects said the City was in stage 1 of the Polk Street Streetscape Project and was seeking feedback on possible variances; a Parkhill consultant said "the limited funds forced them to trim certain areas from the project scope," and the director warned that "variances could set a precedent." Chairman Wesley Knapp said the board "is open minded to variances if they are appropriate and based on Staff's input. If the intent is still being met, variances could be appropriate." Asked about earlier grant applications that were denied, the director said the reasons "varied depending on the Presidential Administration in office." [7]
- ✓ Verified
On December 29, 2022 COA-22-13 (variances "to the minimum pedestrian way, tree and pedestrian light spacing/location, light standard, and partial walkway improvements" along South Polk Street between 10th and 2nd Avenues) passed unanimously on a motion by Gary Jennings, seconded by Cindi Bulla; staff said the variances were "due to existing site conditions along Polk Street." The board also approved, on staff's recommendation and unanimously, pedestrian-light and walkway variances for new parking lots on Block 51, Glidden and Sanborn Addition (COA-22-14) and Block 90, Plemons Addition (COA-22-16). [8]
· Related development
Board re-approves Sharpened Iron Studios plans after the 2021 approval expired, 6-0
Staff said the earlier approval for the Sharpened Iron Studios project, now at 1421 S. Tyler St., had expired and no changes were proposed; the board approved it again, 6-0. It also approved the PARC (Panhandle Adult Rehabilitation Center) building at 413 S.W. 6th Ave. with a sidewalk-width variance, 5-0 with one member abstaining, and heard the Director of Planning describe the historic landmark and district designation process, which she said had drawn recent interest.[9]
- ✓ Verified
COA-24-01 (applicant: "Höhe Design Group for Amarillo Junior College") "was to seek re-approval after the Board's previous approval had expired. No changes were proposed in the plans that were previously approved." Sean Doherty, described as "developer and partner with Amarillo Junior College," confirmed no changes. The motion passed 6-0. COA-24-12, The PARC, passed 5-0 with board member Mike Ritter abstaining; the minutes do not state a reason. [9]
· Related development
Board takes up whether downtown design standards should vary by area
At the board's request, staff presented the boundary of the downtown design overlay and the different character areas inside it. The board and staff discussed varying the standards within parts of the boundary while keeping the overall goals, and the board asked for maps of variances granted and walkway improvements completed since the standards took effect. In March 2026 a member asked for an update on that work.[10][11][12]
- ✓ Verified
On March 5, 2025 Chairman Gregg Bliss asked, on behalf of the board, for an item "to discuss the Downtown Amarillo Urban Design Standards overlay district boundary and potential changes to regulations to address differing character areas within the boundary." On April 3 the board and staff "discussed the potential need for varying standards within portions of the existing boundary while also preserving the overall goals and objectives" and the improvements already "facilitated because of them," and asked for the locations of variances granted and walkway improvements completed. On March 25, 2026 board member Cindi Bulla "asked for an update on the previous discussion regarding potentially making changes to the standards." No change to the standards is recorded in the minutes in the set. [10][11][12]
· Related development
Board approves an apartment project filed by its chairman as applicant, 5-0
The board approved, on staff's recommendation, a new apartment complex at 408 S.W. 10th Ave. with variances for setback and fencing. The applicant listed in the minutes was the board's chairman, Gregg Bliss, for Triple Play Partners, LLC and Slow Pitch Properties, LLC; he is recorded as absent, and the vice chairman ran the meeting.[13]
- ✓ Verified
COA-25-67 considered "the new construction of an apartment complex with variance requests to exceed the maximum building setback of five feet, to utilize a fence on site that is less than 75% transparent, and to have a perimeter fence," at S.W. 10th Ave. and S. Van Buren St. The minutes list "APPLICANT/S: Gregg Bliss for Triple Play Partners, LLC & Slow Pitch Properties, LLC." The attendance table lists "Greg Bliss, Chairman" as not present. Staff recommended approval; the motion by Cindi Bulla, seconded by Alan Cox, passed 5-0. The minutes do not record any discussion of the chairman's role as applicant. [13]
· Related development
Board approves a five-story downtown hotel 3-2, with the chairman voting no
Rillo Investments LLC sought variances for fencing, tree species, and building setbacks and placement for a five-story hotel at 518 S.E. 10th Ave. The developers, their engineer and their lawyers spoke for the project. The board approved it 3-2, with Chairman Gregg Bliss and member Cindi Bulla voting no; it was the board's closest vote in the minutes posted since 2020.[12]
- ✓ Verified
COA-2025-192 considered "the new construction of a five-story hotel" on all of Block 143, Plemons Addition (S.E. 10th Ave. and Buchanan St.; applicant "Geospatial Data, Inc. for RILLO INVESTMENTS LLC"), with variances for "fencing standards, tree species, and building setbacks and placement." The planner said all documents had been reviewed and were "ready for consideration"; the minutes do not state a staff recommendation. The design engineer, the property owners and developers, and their legal counsel spoke in support. Vice Chairman Wesley Knapp moved approval, seconded by Gary Jennings; "the motion passed 3-2, Chairman Bliss and Board Member Bulla voted in opposition." The minutes do not record the reasons for the no votes. [12]
- ✓ Verified
In the 17 sets of board minutes posted on CivicClerk from March 12, 2020 to March 25, 2026, the board decided 19 certificate-of-appropriateness cases and approved 18 of them; it denied one (Happy State Bank's sign request, January 2021). Three decisions were split: the Happy State Bank denial (3-1-1), the Santa Fe Depot pavilion (5-1, August 2022) and the downtown hotel (3-2, March 2026). Two other approvals were recorded with one member abstaining (January and April 2025). [1][2][4][5][6][14][15][8][16][17][9][10][11][13][12]
- Cases
- 19
- Approved
- 18
- Denied
- 1
- Split votes
- 3
- ✓ Verified
In those cases the minutes state a staff recommendation 16 times: approval in 14 cases, all approved, and denial in two. The board followed staff on the Happy State Bank denial and went against staff on the 2021 Sharpened Iron Studios design, approving it 5-0. The minutes state no staff recommendation for the Potter County Courthouse (2020), the Polk Street streetscape (2022) and the hotel (2026), all approved. [1][2][4][5][6][14][15][8][16][17][9][10][11][13][12]
- Staff recommendations stated
- 16
- Board followed
- 15
- ✓ Verified
The posted minutes are not a complete record: later minutes approve sets for October 28, 2019, April 21, 2022 and November 14, 2024 that are not posted, and a January 9, 2025 meeting was canceled. CivicClerk files the June 18, 2024 minutes under the November 14, 2024 meeting and a copy of the August 10, 2023 minutes under June 18, 2024. [1][15][9][17][16]
Related storylines: AEDC land deals and incentive agreements approved by the City Council (2019-2026)Downtown TIRZ #1 and Local Government Corporation financing (2006-2026)Financing the Amarillo Civic Center expansion and renovation (2016-2026)Moving Amarillo City Hall into the renovated Amarillo Hardware building (2016-2025)The zoning code rewrite, City Plan - Vision 2045 and zoning amendments (2019-2026)
