IRVING, Texas - A vacant property along Highway 183 that has sat undeveloped for years could soon become a gated residential community with 52 condominium-style villas after the Irving City Council approved zoning changes Thursday night.
The approximately 5-acre property at 215 E. Airport Freeway, at the corner of Highway 183 and Wingren Road, is planned for a low-density multifamily development consisting of approximately 52 attached units in two-unit, two-story structures.
The development is being promoted as a senior living community, with property owner Chan Patel telling the City Council on August 27, 2026, that he expects approximately 80% of the occupants to be age 55 or older.
Patel also told council members that he intends to develop the project without making a profit.
“I'm going to sell everything at my cost, no profit. This is my giving back to the City of Irving,” Patel said.
The council approved two related ordinances needed for the project to move forward. One changes Irving's Future Land Use Map designation for the property from Regional Commercial to Mid-Density Residential. The second rezones the site to allow the proposed low-density multifamily development and grants several variances associated with the unusual configuration of the project.
Plans Call for 52 Duplex-Style Villas
Concept plans submitted to the city show approximately 52 attached townhome or villa-style residences arranged as two-unit structures.
Although the individual residences are expected to be sold rather than rented, Irving considers the development multifamily because all of the buildings will sit on a single lot owned and maintained by a homeowners or property owners association.
The development will not have traditional public streets constructed to city standards. Instead, residents will access their homes using privately maintained driveways that will also function as fire lanes.
No parking will generally be permitted within those fire lanes. Additional guest parking is planned elsewhere within the development.
The property owner is identified in city documents as SBT/Chandrakant Patel.
Patel told council members that the project has been in development for approximately three years. An earlier version of the development contained substantially more residences.
According to Patel, the previous plan called for approximately 85 units, but after determining the cost of that project would be too high, the development team returned to the drawing board.
The revised proposal reduces the development to approximately 52 residences.
Patel said the project went before the Planning and Zoning Commission three times before ultimately receiving unanimous support.
Community Center, Dog Park and Outdoor Amenities Planned
The development would include more than just the residential villas.
Concept plans show a community building along with open space and a lawn area that appears to include a stage. A volleyball court is planned along the eastern and northeastern portion of the property.
An approximately 1,590-square-foot dog park is planned for the southeastern portion of the site.
The entire community is expected to be gated.
Plans call for separate entrance lanes for residents and visitors. Each lane would provide enough stacking space for approximately five vehicles, which is intended to prevent cars waiting at the gate from backing up onto Wingren Road.
The project is expected to be constructed in a single phase, including the private driveways and community amenities.
Eight-Foot Wall Planned Along Highway 183
One of the challenges facing the development is its immediate proximity to Highway 183.
An 8-foot masonry wall is planned along the southern property line between the residential development and the highway. Green and open space would provide additional separation between the wall and the residences.
City staff acknowledged that converting the site to low-density residential development would place homes closer to the noise and activity generated by Highway 183.
The proposed wall and buffer are intended to reduce those impacts.
No direct access to the development will be permitted from the Highway 183 frontage road.
The property is bordered by an existing multifamily development to the north, single-family homes to the west and commercial development to the east.
City planners concluded that the proposed community could provide an appropriate transition between the single-family neighborhood and commercial properties.
Property Has Been Vacant Despite Previous Senior Living Plans
The land has previously been targeted for senior housing.
In 2018, Irving rezoned the property to allow development of a senior independent living facility with amenities, assisted living and nursing home uses.
That project was never built.
City staff said the previously approved concept envisioned a larger senior living structure that would have provided more separation between residential units and Highway 183.
The property owner has since changed the development model from a senior living “facility” to a residential “community” or neighborhood.
Under the new plan, the villas would be individually sold using a condominium ownership structure.
Patel told council members that demand for senior housing helped inspire the project.
City Had to Change Future Land Use Designation
The Imagine Irving Comprehensive Plan previously designated the property as Regional Commercial.
That designation is generally intended for larger-scale retail, office and commercial development along major arterial roads and freeways.
Because the developer now wants to construct residential units, the city needed to change the designation to Mid-Density Residential.
That category generally accommodates residential developments of five stories or less with densities ranging from 18 to 50 units per acre.
City planning staff reviewed the proposed conversion under Irving's policies governing the transition of commercially designated property to residential use.
Staff concluded that the proposal met the city's criteria.
Among other considerations, planners noted that an existing multifamily complex immediately north of the site is already designated Mid-Density Residential and zoned for multifamily use.
Staff also concluded that the proposed low-density development could serve as a transition between the single-family neighborhood to the west and commercial development to the east.
The Planning and Zoning Commission recommended approval of the comprehensive plan amendment on August 3 by a 7-0 vote.
The commission had previously recommended approval of the companion zoning case on June 1, also by a 7-0 vote.
Project Requires Multiple Zoning Variances
Because of the way the villas will be developed and owned, the project does not fit neatly within Irving's conventional multifamily development regulations.
The city recently updated its multifamily standards to address features such as building height, landscaping, amenities and open space. Those regulations generally contemplate traditional multistory rental or for-sale multifamily developments.
The proposed villas are different in appearance and configuration but legally fall within the multifamily category because of the single-lot condominium structure and private driveways.
The project therefore requires variances from several city requirements, including multifamily development standards, State Highway 183 Overlay regulations, fencing requirements and the 30-foot front setback.
The Highway 183 Overlay also needed to accommodate low-density multifamily use because its permitted-use provisions previously listed high-intensity multifamily housing.
Irving's Traffic and Transportation, Fire and Water Utilities departments reviewed the plans.
The Fire Department said all 24-foot-wide roads within the development must be designated and marked as fire lanes, with parking prohibited. Gates crossing fire department access lanes must also provide approved emergency access.
Nearly Half of Nearby Property Represented in Opposition
The proposal did receive opposition from surrounding property owners.
The city mailed 17 public notices regarding the zoning request and received three responses in opposition.
Although only three responses were submitted, those property owners represent approximately 48.98% of the land within 200 feet of the development.
Despite opposition exceeding the traditional 20% threshold, city documents said approval did not require a three-fourths vote of the nine-member City Council because the case adds residential development and falls under changes made by Texas House Bill 24. A simple majority of five council members was sufficient.
At least one nearby resident publicly supported the project Thursday.
Robert Watkins, who lives near the property and serves on the Nichols Park homeowners association board, told the council he supported the development. Watkins said the vacant property has been an eyesore for several years and believes the project would bring beauty to the neighborhood.
With the comprehensive plan amendment and companion zoning ordinance approved Thursday night, the 52-unit residential project can now move forward through the city's development and permitting process.
