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Storyline · 14 events · Feb 4, 2020 – Aug 17, 2026

The zoning code rewrite, City Plan - Vision 2045 and zoning amendments (2019-2026)

Quick answers

What is the latest on Zoning code & City Plan 2045?
Aug 17, 2026: Commission approves rezoning 2026-152-Z 4-2 after staff cites conflicts with City Plan 2045. Presenting rezoning case 2026-152-Z, staff said it had concerns about zoning compatibility and conflicts with the recommendation of City Plan Vision 2045. Read the event
How far back does this record of Zoning code & City Plan 2045 go?
To Feb 4, 2020: Consultants present Module 1 of the zoning code revision to the commission. The storyline has 14 dated events in all. Read the event

In March 2022 the Planning and Zoning Commission held a public hearing on a full rewrite of the City of Amarillo's Zoning and Subdivision Ordinances, prepared since June 2019 with consultants White & Smith, and on March 28 voted unanimously to postpone it after members of the public raised concerns about properties becoming nonconforming. The rewrite does not return to the commission's agendas in the minutes reviewed, and no council adoption of it appears in the council minutes reviewed. The City then started a new comprehensive plan, City Plan - Vision 2045, with consultant MIG in November 2022; the commission recommended it unanimously on April 15, 2024 and the council adopted it in June 2024 (Ordinance No. 8137). The zoning code was instead amended section by section, including front-yard rules (2023), parking reductions for infill and adaptive reuse (2023) and a new Moderate Density District-1 (2025). The commission asked for that district after a 2024 case in which it voted 4-2, against the staff recommendation, to approve Moderate Density zoning next to a single-family neighborhood; the council sent that case back, 5-0. In the minutes reviewed, staff recommended denial of 14 rezoning or specific use permit requests that reached a vote; the commission voted against staff on six of them.

A storyline groups dated events in order. It is a chronology, not an argument; it does not say why anything happened. All storylines

Where the story starts depends on the framing

  1. · Origin

    Consultants present Module 1 of the zoning code revision to the commission

    At a special meeting, Director of Planning and Development Services Andrew Freeman introduced the White & Smith consulting team, which reviewed Module 1 (zoning districts) of the Zoning Code Revision Project. The consultants said the project had kicked off in June 2019, with a zoning assessment in September 2019, and was in drafting in three modules. Commissioners raised a district between General Retail and Light Commercial and rules for manufactured homes.[1]

    Andrew Freeman

    • ✓ Verified

      On February 4, 2020 a White & Smith consultant told the commission that the Zoning Code Revision Project kicked off in June 2019, with a zoning assessment in September 2019, and was in the drafting process in three modules. Consultant Kelly Cousino presented proposed additions and consolidations of zoning districts; the minutes say the Planned Development district would remain an option but that the changes to other districts were hoped to reduce the number needed. [1]

  2. · Precursor

    Module 2 (development standards) presented; final ordinance targeted for December 2020

    The consultants presented Module 2, development standards, including bufferyards, lot coverage counting all impervious surfaces, outdoor lighting limits, new parking minimums with a maximum of 125 percent and reductions for infill and adaptive reuse, three new districts (Estate, Historic Preservation Overlay, Urban Neighborhood Overlay), and consolidation of R-2 with R-3, MF-1 with MF-2 and O-1 with O-2. They said a final ordinance would be proposed to the council in December 2020.[2]

    • ✓ Verified

      On June 30, 2020 the consultant team said Module 1 had been completed early in the year and presented to the community in February 2020, that Module 2 primarily covered Article IV, Development Standards, and that "a final ordinance for City Council will be proposed December 2020." Commissioner Dick Ford said the proposed maximum parking ratio would be problematic. [2]

  3. · Precursor

    Commission reviews the draft zoning code documents

    The consultants reviewed the draft documents posted on the City's website and said the next step would be two City Council hearings. Staff said the commission's role was to make recommendations. One commissioner said the changes could take tools away from staff and make development more restrictive, particularly for Planned Developments; the consultants said only Planned Developments requested solely to allow a use not allowed in any district would be restricted.[3]

    • ✓ Verified

      On March 22, 2021 the lead consultant said the next step included two City Council hearings, and Assistant Director of Planning Cris Valverde said the commission's role was to give recommendations that would be taken into account in finalizing the ordinance. [3]

    • ✓ Verified

      In an October 18, 2021 rezoning case for a self-storage facility, staff said General Retail zoning would allow mini-storage "once the rezoning re-write passed," and the applicant's representative said they had planned to wait for the Zoning Ordinance Rewrite to take effect but, "due to the delays in the process," wanted to proceed. The commission approved a Planned Development instead, unanimously, against a staff recommendation of denial. [4]

  4. · Trigger

    Commission holds a public hearing on the zoning and subdivision ordinance rewrite and tables it

    Assistant City Manager Andrew Freeman and consultant Kelly Cousino presented the proposed revisions to the Zoning and Subdivision Ordinances, which Ms. Cousino said had not been updated in 50 years. Eighteen members of the public spoke; the minutes record seven as speaking in opposition, and others asked about nonconforming status, parking for existing businesses, tiny homes, landscaping and event centers. The commission tabled the item to a March 28 special meeting, unanimously.[5]

    Andrew Freeman

    • ✓ Verified

      The March 21, 2022 minutes describe the Zoning and Subdivision Ordinance Revision Project as begun in 2019 to implement the Amarillo Comprehensive Plan, modernize and simplify the ordinance, and update regulations, with changes including land use table restructuring, impervious area maximums, dark sky provisions, infill incentives, tiny homes, accessory dwelling units, consolidation of districts and an urban overlay district. Ms. Cousino said six zones were being consolidated and an Estate District and two overlay districts added, with airport and historic preservation overlays incorporated. [5]

    • ⚠ Sources differ

      The share of the existing zoning ordinance that the rewrite would keep was stated differently by the two presenters at the March 21, 2022 hearing.

      Reported value 1[5]

      Value
      75%-80%

      consultant Kelly Cousino, "75%-80% of the previous ordinance is being carried over"

      Reported value 2[5]

      Value
      roughly 70%

      Andrew Freeman, asked what percentage of the zoning ordinance isn't changing

    • ✓ Verified

      Of the 18 members of the public recorded as speaking on March 21, 2022, seven are recorded as speaking in opposition to the ordinance; concerns stated included properties becoming nonconforming, burdens on small businesses, event center occupancy rules and parking for existing businesses. Mr. Freeman said existing businesses would not have to update parking unless a change triggered it and that the rewrite would not require anyone to tear down a structure. Chairman Rob Parker said no decision would be made that day. [5]

  5. · Peak

    Commission postpones the zoning code rewrite after reviewing 47 possible changes

    At a special meeting, Mr. Freeman went through a list of 47 possible revisions staff had considered, and the consultant presented clarified language on nonconforming uses and structures. Commissioner Cindi Bulla said there was too much to digest and moved to postpone; Chairman Rob Parker proposed an informal group of commissioners, staff and outside citizens to discuss changes. The motion to postpone passed unanimously. The rewrite does not appear again as an agenda item in the commission minutes reviewed.[6]

    Andrew Freeman

    • ✓ Verified

      On March 28, 2022 Mr. Freeman presented a "Zoning Code Revisions and Possible Recommendations List" of 47 recommendations. Commissioner Bulla raised new restrictions on BYOB operations and event venues; Mr. Freeman said staff and the Police Department felt the zoning ordinance was an appropriate place to address them. A motion by Commissioner Bulla, seconded by Commissioner Fred Griffin, to postpone the item passed unanimously; Mr. Freeman had suggested putting it on every agenda for discussion. [6]

    • ✓ Verified

      After March 28, 2022 the commission minutes reviewed refer to the rewrite only in passing (for example, a February 2023 note that the airport wanted to adopt its zoning changes "separate from the zoning rewrite process"), and the council minutes reviewed through September 2026 do not record adoption of a rewritten zoning or subdivision ordinance. The minutes reviewed do not record a decision to end the project or a reason. [6][7]

  6. · Related development

    Staff say a $400,000 comprehensive plan will come before the postponed zoning rewrite

    Briefing the downtown design board, Assistant Director of Planning Emily Koller said the zoning revision project had been postponed "due to challenges encountered," that staff believed a comprehensive plan update could address those concerns, and that staff would then pick up the zoning ordinance. MIG, which had recently completed the Parks Master Plan, had been awarded the contract; the project budget was $400,000 and was included in the capital improvement program. She said the process would take about a year and the council would appoint an advisory committee.[8]

    • ✓ Verified

      The August 25, 2022 minutes record: "The Zoning Revision project was postponed due to challenges encountered. The Comprehensive Plan update Staff believes can address those concerns. Staff then will pick-up with the Zoning Ordinance. MIG was awarded the contract and recently completed the Parks Master Plan. The project budget is $400,000 and was included in the CIP." Plans "are typically updated every 10 years," the process "will take about a year to complete," and "Council will appoint the committee members"; staff said a member of this board "would be good to have" on the committee. No questions were asked. [8]

      Plan budget
      $400,000

  7. · Starting point

    MIG presents the kickoff of City Plan - Vision 2045, a new comprehensive plan

    After staff told the commission in September 2022 that a comprehensive plan update was under way, Assistant Director of Planning Emily Koller introduced consultants from MIG, who presented the new comprehensive plan, called Vision 2045, with its goals, timeline and objectives.[9][10]

    • ✓ Verified

      On September 19, 2022 Assistant Director Emily Koller asked the commission about a work session on "the Comprehensive Plan update that is now underway." On November 7, 2022 consultants from MIG presented the new comprehensive plan, "called Vision 2045," and its goals, timeline and objectives. [9][10]

  8. · Related development

    Commission recommends a front-yard setback amendment (ZT-23-01), adopted as Ordinance No. 8059

    The commission unanimously recommended Zoning Ordinance Text Amendment ZT-23-01, revising the special front yard rules in Section 4-10-170(b)(6), which staff said would affect only the R-3, MD, MF-1 and MF-2 districts. The council passed it as Ordinance No. 8059 on June 13, 2023, 4-0, and on second reading on the June 27 consent agenda, 4-0.[11][12][13]

    • ✓ Verified

      Ordinance No. 8059 amended Section 4-10-170(b)(6), "front yard," of the Comprehensive Zoning Ordinance. The council held a public hearing with no speakers and passed it on June 13, 2023, 4-0 (motion by Don Tipps, second by Howard Smith), and adopted it on the June 27, 2023 consent agenda, 4-0. The commission had recommended it as ZT-23-01 on May 1, 2023, unanimously. [11][12][13]

  9. · Related development

    Commission recommends parking reductions for infill and adaptive reuse (ZT-23-02), adopted as Ordinance No. 8097

    The commission unanimously recommended ZT-23-02, amending the vehicle parking regulations; staff said it would not affect existing businesses unless they modified or expanded. The council passed Ordinance No. 8097, adding subsections for reductions for infill development and adaptive reuse and for administrative adjustments, on November 14, 2023, 5-0, and on second reading on the December 12 consent agenda, 5-0.[14][15][16]

    • ✓ Verified

      Ordinance No. 8097 amended Section 4-10-211, Vehicle Parking Regulations, adding subsections "(5) Reduction for Infill Development," "(6) Reduction for Adaptive Reuse" and "(7) Administrative Adjustments." It passed on November 14, 2023, 5-0, after a hearing with no speakers, and on the December 12, 2023 consent agenda, 5-0. The commission recommended it as ZT-23-02 on November 6, 2023, unanimously. [14][15][16]

  10. · Trigger

    Commission approves a Moderate Density rezoning 4-2 against the staff recommendation (Z-24-07)

    Staff recommended denial of rezoning Z-24-07 "based on staff's analysis utilizing the comprehensive plan," and all four comments received opposed it. After the commission had tabled it on June 17, it approved the request 4-2, with Chairman Jason Ault and Commissioner Cindi Bulla voting no. Staff, the applicant's engineer and commissioners discussed the need for a zoning district for uses between single-family detached homes and apartment complexes, such as duplexes or attached single-family housing.[21][22]

    • ✓ Verified

      On June 17, 2024 staff recommended denial of Z-24-07, four calls in response to notices all opposed it, and the commission tabled it 4-0. On July 1, 2024 staff again recommended denial "based on staff's analysis utilizing the comprehensive plan," and a motion by Commissioner Dick Ford, seconded by Vice Chairman Fred Griffin, to approve the request passed 4-2, with Chairman Ault and Commissioner Bulla voting against. [21][22]

  11. · Related development

    Council sends the 4.29-acre Moderate Density rezoning back to the commission, 5-0 (Ordinance No. 8143)

    At the public hearing on Ordinance No. 8143, rezoning 4.29 acres near Scotty Drive and Wrangler Trail from Residential District 1 to Moderate Density District (applicant Furman Land Surveyors, Inc. for B&M Equities LLC), two people spoke for the item and eight against. The council voted 5-0 to send the item back to the Planning and Zoning Commission and to look further into access for the proposed plan.[23]

    • Unverified

      The commission minutes for Z-24-07 do not give its acreage or location. Ordinance No. 8143 is identified here as the same case because it is the only Residential District 1 to Moderate Density rezoning in the council minutes of July through September 2024 (heard July 23, three weeks after the commission's vote), the same engineering representative spoke for the applicant at both meetings, and a nearby property owner who opposed Z-24-07 at the commission also spoke against Ordinance No. 8143. [22][23]

    • ✓ Verified

      On July 23, 2024 Councilmember Tom Scherlen moved to send Ordinance No. 8143 back to the Planning and Zoning Commission; the motion was amended, by Mayor Cole Stanley, to send it back "and then to look for further investigation/clarification on access for proposed plan as drawn," seconded by Councilmember Les Simpson, and passed 5-0. The commission minutes reviewed do not show the case returning; the October 7, 2024 minutes are not in the cache. [23]

  12. · Resolution

    Commission recommends a new Moderate Density District-1 (ZT-25-01), adopted as Ordinance No. 8217

    On July 7, 2025 Vice Chairman Bulla asked staff to confirm that the amendment had been directed by the commission after a contested request for Moderate Density zoning next to an established Residential District 1 neighborhood, and staff confirmed it. The commission tabled the item 6-0 for an outreach meeting with the development community, then recommended it 7-0 on August 18. The council passed Ordinance No. 8217, adding Moderate Density District-1 and renaming the existing district Moderate Density District-2, on September 9, 2025, 4-0, and on the September 23 consent agenda, 5-0.[24][25][26][27][28]

    • ✓ Verified

      On July 7, 2025 Vice Chairman Bulla asked staff to confirm that ZT-25-01 "was directed by the Commission after a controversial rezoning request to Moderate Density District adjacent to an established Residential District 1 single-family detached neighborhood," with the concerns that Moderate Density allowed apartments and that there was no district between Residential District 3 and Moderate Density; Planning Manager Cody Balzen confirmed that rezoning item initiated the work. The minutes do not give that case's number. [24]

    • ✓ Verified

      On July 7, 2025 Commissioner Josh Langham moved to table ZT-25-01 to August 18 so the development community could comment at a stakeholder outreach event, and the motion passed 6-0; staff announced the outreach meeting on August 4. On August 18 the commission recommended the amendment 7-0 with no public comment. Ordinance No. 8217 amended twelve sections of Chapter 4-10 to add Moderate Density District-1 and rename the Moderate Density District as Moderate Density District-2; it passed on September 9, 2025, 4-0, and on the September 23, 2025 consent agenda, 5-0. [24][25][26][27][28]

  13. · Context

    Commission approves rezoning 2026-152-Z 4-2 after staff cites conflicts with City Plan 2045

    Presenting rezoning case 2026-152-Z, staff said it had concerns about zoning compatibility and conflicts with the recommendation of City Plan Vision 2045. After the owners and a project representative spoke in favor, the commission approved it 4-2, with Vice Chairman Bulla and Commissioner Josh Langham voting no. The minutes do not describe the property or requested district.[29]

    • ✓ Verified

      On August 17, 2026 a motion by Commissioner Ford, seconded by Commissioner Dawson, to approve rezoning 2026-152-Z as presented passed 4-2, with Vice Chairman Bulla and Commissioner Langham voting against, after staff identified "concerns about zoning compatibility issues with the proposal and conflicts with the recommendation of City Plan Vision 2045." [29]

    • ✓ Verified

      In the commission minutes reviewed (January 2020 – September 2026), staff recommended denial of 14 rezoning or specific use permit requests that came to a vote. The commission voted against the staff recommendation in six: Z-20-14 (July 2020, General Retail near I-27 and Washington Street, approved 4-1), Z-21-13 (October 2021, approved as a Planned Development, unanimously), Z-22-09 (March 2022, a residential carport permit, approved with conditions), Z-22-33 (September 2022, adult day care at Westgate, unanimously), Z-23-02 (February 2023, Light Commercial on River Road, unanimously) and Z-24-07 (July 2024, 4-2). It followed staff and recommended denial in seven (Z-22-01, Z-22-03, Z-22-13, Z-22-26, Z-24-06, Z-24-14 and 2025-133-Z), and in one (Z-23-13, a residential carport permit, August 2023) two motions to approve failed 3-3. [30][4][31][32][5][33][34][9][35][36][21][22][37][38]

      Staff denials
      14
      Against staff
      6
      Followed staff
      7
      Deadlocked
      1
    • ✓ Verified

      For the six cases in which the commission went against a staff recommendation of denial, the council minutes reviewed record: Z-20-14 passed on first reading August 11, 2020, 4-1 (Councilmember Hays voting no); Z-22-09 passed as Ordinance No. 7973 on April 12, 2022, 5-0; Z-22-33 passed on first reading October 11, 2022, 4-0, and as Ordinance No. 8026 on October 25; Z-23-02 passed on first reading March 14, 2023, 5-0, and as Ordinance No. 8051 on March 28; and the rezoning identified as Z-24-07 was sent back to the commission 5-0 on July 23, 2024. No council action on Z-21-13 was found. [39][40][41][42][43][44][23]

    • ✓ Verified

      The minutes reviewed record commissioners' votes but, in most split cases, not the reasons for individual votes against the staff recommendation. [22][29]

Related storylines: Industrial and growth rezonings: land beside the Amazon fulfillment center and other decisions (2020-2026)North Heights Rezoning Initiative: Ordinances 7926 and 7939 (2017-2021)Owner-requested annexations and the extraterritorial jurisdiction (2020-2025)