* This transcript was created by voice-to-text technology. The transcript has not been edited for errors or omissions, it is for reference only and is not the official minutes of the meeting. [CALL TO ORDER] [00:00:03] UM, OKAY, SO WE'RE GOING TO, UH, IF YOU WOULD JOIN ME, WE'RE GONNA, UM, SAY OUR PLEDGE OF ALLEGIANCE AND GET STARTED. I PLEDGE ALLEGIANCE TO THE FLAG OF THE UNITED STATES OF AMERICA AND TO THE REPUBLIC FOR WHICH IT STANDS, ONE NATION UNDER GOD, INDIVISIBLE, WITH LIBERTY AND JUSTICE FOR ALL. OKAY. SORRY, YOU'RE WAITING ON ME. YES, I JUST THANK YOU. COMMENTS OF PUBLIC INTEREST. THIS PORTION OF THE MEETING IS TO ALLOW UP TO THREE MINUTES PER SPEAKER WITH 30 TOTAL MINUTES ON ITEMS OF INTEREST OR CONCERN AND NOT ON ITEMS THAT ARE ON THE CURRENT AGENDA. THE PLANNING AND ZONING COMMISSION MAY NOT DISCUSS THESE ITEMS BUT MAY RESPOND WITH FACTUAL OR POLICY INFORMATION. THE PLANNING AND ZONING COMMISSION MAY CHOOSE TO PLACE THE ITEM ON A FUTURE AGENDA. THE PRESIDING OFFICER MAY MODIFY THESE TIMES AS DEEMED NECESSARY. THANK YOU. DO WE HAVE ANY SPEAKERS ON THIS ITEM? WE DO NOT. THANK [CONSENT AGENDA] YOU. CONSENT AGENDA, PLEASE. THE CONSENT AGENDA WILL BE ACTED UPON IN ONE MOTION AND CONTAINS ITEMS WHICH ARE ROUTINE AND TYPICALLY NON-CONTROVERSIAL ITEMS MAY BE REMOVED FROM THIS AGENDA FOR INDIVIDUAL CONSIDERATION BY COMMISSIONERS OR STAFF. WOULD ANYONE LIKE TO PULL AN ITEM FROM THE CONSENT AGENDA? SEEING NONE ON, I MOVE THAT WE APPROVE THE CONSENT AGENDA AS SUBMITTED. SECOND. SO I HAVE A MOTION BY COMMISSIONER BROSKY FOR THE SECOND BY COMMISSIONER RATLIFF TO APPROVE THE CONSENT AGENDA, PLEASE VOTE AND THAT ITEM CARRIES SEVEN TO ZERO. WE HOPE AT OUR NEXT MEETING IN ABOUT THREE WEEKS TO HAVE ALL EIGHT OF US HERE. THAT'LL BE NICE. OKAY, MOVING ON. PUBLIC HEARING ITEMS UNLESS INSTRUCT, I'M SORRY. ITEMS FOR INDIVIDUAL CONSIDERATION. PUBLIC HEARING ITEMS UNLESS INSTRUCTED OTHERWISE BY THE CHAIR SPEAKERS WILL BE CALLED IN THE ORDER. REGISTRATIONS ARE RECEIVED. APPLICANTS ARE LIMITED TO 15 MINUTES OF PRESENTATION TIME WITH THE FIVE MINUTE REBUTTAL IF NEEDED. REMAINING SPEAKERS ARE LIMITED TO 30 TOTAL MINUTES OF TESTIMONY TIME WITH THREE MINUTES ASSIGNED PER SPEAKER. THE PRESIDING OFFICER MAY MODIFY THESE TIMES AS DEEMED NECESSARY. ADMINISTRATIVE CONSIDERATION ITEMS MUST BE APPROVED IF THEY NEED CITY DEVELOPMENT REGULATIONS. LEGISLATIVE CONSIDERATION ITEMS ARE MORE DISCRETIONARY EXCEPT AS CONSTRAINED BY LEGAL CONSIDERATIONS [Items 1A & 1B] IF IT PLEASES THE CHAIR. WILL ITEMS ONE A AND ONE B, CAN THEY BE READ TOGETHER? YES, PLEASE. OKAY. AGENDA ITEM NUMBER ONE, A PUBLIC HEARING ZONING CASE 20 2209. REQUEST TO REZONE 19.1 ACRES LOCATED AT THE SOUTHWEST CORNER OF PLANO PARKWAY AND EXECUTIVE DRIVE FROM CORRIDOR COMMERCIAL TO PLAN DEVELOPMENT CORRIDOR. COMMERCIAL PETITIONER AL PROPERTY OWNER L L C AGENDA ITEM NUMBER ONE B IS PUBLIC HEARING CONCEPT PLAN FRIES ELECTRONIC EDITION BLOCK A LOTS 1 3 37 AND ONE X THROUGH EIGHT X AND BLOCK B LOT ONE MID RICE RESIDENTIAL SINGLE FAMILY RESIDENCE. ATTACHED PROFESSIONAL GENERAL ADMINISTRATIVE OFFICE AND HOTEL ON 46 LOTS ON 16.5 ACRES. LOCATED AT THE SOUTHWEST CORNER OF PLANO PARKWAY AND EXECUTIVE DRIVE ZONED CORRIDOR COMMERCIAL AND LOCATED THE WITHIN THE ONE 90 TOLLWAY PLANO PARKWAY OVERLAY DISTRICT APPLICANT OWN OUT PROPERTY OWNER L L C. GOOD EVENING EVERYONE. MY NAME IS KACHA COPELAND AND I'M THE SENIOR PLANNER WITH THE PLANNING DEPARTMENT. THIS REQUEST IS TO REZONE THE SUBJECT PROPERTY FROM CORRIDOR COMMERCIAL TO PLAN DEVELOPMENT CORRIDOR COMMERCIAL TO ALLOW RESIDENTIAL USES AS A PERMITTED USE WITH MODIFIED DEVELOPMENT STANDARDS. THIS REQUEST INCLUDES PLAN A NUMBER OF PLAN DEVELOPMENT STIPULATIONS. THE SUBJECT PROPERTY HIGHLIGHTED IN YELLOW, UM, IS HIGHLIGHTED IN YELLOW, EXCUSE ME, TO THE NORTH ACROSS PLANO PARKWAY. THE PROPERTIES ARE ZONED CORRIDOR COMMERCIAL TO THE SOUTH ACROSS STATE HIGHWAY ONE 90. THE PROPERTIES ARE LOCATED WITHIN THE CITY OF RICHARDSON AND ARE VACANT OR DEVELOPED AS MULTI-FAMILY RESIDENCES TO THE EAST ACROSS EXECUTIVE DRIVE. THE PROPERTY IS ZONED PLAN DEVELOPMENT 4 91 CORRIDOR COMMERCIAL AND IS DEVELOPED AS MULTI-FAMILY RESIDENCE AND TO THE WEST. THE PROPERTIES ARE ZONED CORRIDOR COMMERCIAL SHOWN ON THE SCREEN AS THE COMPANION CONCEPT PLAN THAT HAS BEEN SUBMITTED WITH THE ZONING REQUEST. THE CONCEPT PLAN SHOWS THE PROPOSED MID-RISE RESIDENTIAL ALONG [00:05:01] PLANO PARKWAY AND EXECUTIVE DRIVE. IT ALSO SHOWS THE SINGLE FAMILY RESIDENT ATTACHED UNITS IN THE MIDDLE OF THE PROPERTY. THE PROFESSIONAL GENERAL ADMINISTRATIVE OFFICE AND PARKING GARAGE ON THE NORTH SIDE OF EXECUTIVE DRIVE. THE OPEN SPACE IS PROPOSED NORTH OF THE OFFICE AND THE HOTEL IS PROPOSED ON THE SOUTH SIDE OF EXECUTIVE DRIVE. THIS CASE MAY HAVE STARTED TO SOUND FAMILIAR TO SOME OF YOU AND THAT'S BECAUSE THE, A SIMILAR ZONING CASE ON THE SAME PROPERTY WITH A LARGER NUMBER OF RESIDENTIAL UNITS WAS PROPOSED AND PRESENTED TO THIS COMMISSION IN 2021. THE COMMISSION DENIED THE ZONING REQUEST IN THE APPLICANT APPEALED THE DENIAL TO CITY COUNCIL ON JUNE 28TH, 2021, BUT WITHDREW THE APPEAL REQUEST. THE SUBJECT PROPERTY IS DESIGNATED EXPRESSWAY CORRIDORS ON THE FUTURE LAND USE MAP. THE COMPREHENSIVE PLAN ANALYSIS OF THIS REQUEST INCLUDES SEVERAL POLICIES THAT ARE LISTED ON THE SCREEN. THE REQUEST MEETS THE GENERAL DESCRIPTIONS AND PRIORITIES OF THE EXPRESSWAY CORRIDOR DASHBOARD. HOWEVER, THE REQUEST DOES NOT PROVIDE SUFFICIENT MITIGATION FROM THE EXPRESSWAY CORRIDORS. THE PHASING AND RATIO OF RESIDENTIAL TO NON-RESIDENTIAL USES IN IS INCONSISTENT WITH THE R G M POLICY. IN ADDITION TO OTHER SITE DESIGN CONCERNS, DUE TO THESE ISSUES AND INCONSISTENCIES WITH THE REDEVELOPMENT AND GROWTH MANAGEMENT POLICY, THE REQUEST WILL REQUIRE FINDINGS BY THE COMMISSION AND CITY COUNCIL. THE APPLICANT IS PROPOSING A MAXIMUM AMOUNT OF 501 MID-RISE RESIDENTIAL UNITS IN THE LOCATION OUTLINED IN RED ON THE SCREEN. MID-RISE RESIDENTIAL IS A TYPE OF MULTI-FAMILY RESIDENCE AND IS DEFINED AS BUILDINGS CONTAINING NOT LESS THAN FIVE FLOORS. THAT MAY INCLUDE A MIX OF RESIDENTIAL AND NON RESIDENTIAL USES IN THE SAME STRUCTURE. THE REQUESTED MID-RISE RESIDENTIAL USE IS NOT IN CONFORMANCE WITH SIGNIFICANT PORTIONS OF THE COMPREHENSIVE PLAN. ADDING THE SURROUNDING ZONING MAY BE INCOMPATIBLE WITH RESIDENTIAL LIVING. THE SUBJECT PROPERTY SHOULD BE RETAINED FOR FUTURE ECONOMIC DEVELOPMENT DUE TO THE HIGH VISIBILITY AND ACCESS TO THE SURROUNDING THOROUGHFARE AND EXPRESSWAYS ADDING, THERE ARE 2,638 MULTI-FAMILY UNITS IN THE GENERAL AREA YET TO BE BUILT DUE TO THESE ISSUES. MID-RISE RESIDENTIAL IS NOT AN APPROPRIATE LAND USE FOR THIS SITE. THE APPLICANT IS ALSO PROPOSING 33 SINGLE FAMILY RESIDENT ATTACHED UNITS IN THE LOCATION OUTLINED IN RED ON THE SCREEN. THE ADDITION OF THE SINGLE FAMILY RESIDENT ATTACHED UNITS IS IN COMPLIANCE WITH THE COMPREHENSIVE PLANS MIX OF USES, BUT IS NOT IN CONFORMANCE WITH SIGNIFICANT RECOMMENDATIONS OF THE COMPREHENSIVE PLAN. THE PROPOSED UNITS ARE SITUATED BETWEEN TWO MID-RISE RESIDENTIAL BUILDINGS, OPEN SPACE, NON-RESIDENTIAL BUILDING, AND A PARKING GARAGE. DID THE DESIGN ISOLATES THE SINGLE FAMILY DEVELOPMENT AND DOES NOT ESTABLISH QUALITY PLACE MAKING ELEMENTS. REDESIGNING THE PROPOSED UNITS IN A MORE COMPACT ARRANGEMENT ALLOWS FOR A SENSE OF COMMUNITY AND NEIGHBORHOOD IDENTITY THAT COULD BENEFIT THESE RESIDENTS IN THE LONG TERM. AS CURRENTLY PROPO PROPOSED STAFF IS CONCERNED THAT THE APPLICANT IS ONLY PROPOSING THE SINGLE FAMILY ATTACHED UNITS TO MEET THE COMPREHENSIVE PLAN MIX OF USES REQUIREMENT AND IS NOT ADEQUATELY CONSIDERING THE QUALITY OF LIFE OR PLACEMAKING ISSUES FOR THESE FUTURE RESIDENTS. THE CLOSEST DART RAIL STATION IS THE CITY LINE BUSH STATION ACROSS STATE HIGHWAY ONE 90 LOCATED WITHIN THE CITY LIMITS OF RICHARDSON. THERE ARE EXISTING PEDESTRIAN CONNECTIONS TO ACCESS THE STATION AND THE APPLICANT IS PROPOSING SIDEWALKS WITHIN AND THROUGHOUT THE PROPERTY. THE DOWNTOWN PLANO RAIL STATION STOP IS 1.4 MILES AWAY FROM THE LOCATION SINCE 2018. THE CITY'S LONG-RANGE PLANNING POLICIES HAVE FOCUSED ON LIMITING RESIDENTIAL DEVELOPMENT IN EXPRESSWAY CORRIDORS. THE PURPOSE OF THE EXPRESSWAY CORRIDOR ENVIRONMENTAL HEALTH AREA ALSO SHORTENED TO E H A IS TO PROTECT SENSITIVE LAND USES BY REQUIRING MITIGATION METHODS, UM, TO ENSURE, UH, MEASURES FROM IMPACTS OF THE EXPRESSWAY, INCLUDING REDUCING NOISE LEVELS BELOW 65 DECIBELS. THE SUBJECT PROPERTY FALLS WITHIN BOTH E H A ONE AND E H A TWO AREAS SHOWN ON THE SCREEN, NOTING DEVELOPING RESIDENTIAL USES IN THE E H A TWO IS DESIGNATED AS INAPPROPRIATE AND THE APPLICANT IS NOT PROPOSING ANY RESIDENTIAL UNITS WITHIN THE E HHA TWO. THE APPLICANT IS HOWEVER, PROPOSING RESIDENTIAL UNITS WITHIN THE E HHA ONE AREA RESIDENTIAL USES MAY BE APPROPRIATE IN EHA ONE IF MITIGATION METHODS ARE PROPOSED. THE EXPRESSWAY CORRIDOR ENVIRONMENTAL HEALTH AREA FOCUSES [00:10:01] ON MITIGATING OUTDOOR NOISE LEVELS WHERE SPECIF LAND USES ARE PROPOSED. THE APPLICANT HAS SUBMITTED AN EHA SITE ANALYSIS WITH MITIGATION METHODS, BUT THE SITE WOULD EXCEED THE RECOMMENDED OUTDOOR NOISE LEVELS. ADDING THE APPLICANT HAS SHARED THAT THE RESIDENTIAL BUILDINGS CAN BE CONSTRUCTED TO ACHIEVE INTERIOR NOISE LEVELS OF LESS THAN 45 DECIBELS. THIS STANDARD DOES NOT MEET THE CITY'S EHA POLICY GOAL AND THE LACK OF COMMITMENT FOR CONSTRUCTION OF NON-RESIDENTIAL STRUCTURES AS A BUFFER MAY IMPACT THESE FUTURE RESIDENTS. QUALITY OF LIFE AND ENJOYMENT ON THE SUBJECT PROPERTY, THE APPLICANT IS PROPOSING PLAN DEVELOPMENT STIPULATIONS TO ALLOW FOR THE DEVELOPMENT OF THE RESIDENTIAL USES WITHIN THE CORRIDOR COMMERCIAL ZONING DISTRICT. MANY OF THE STIPULATIONS ARE DESIGNATED FOR TRACK ONE OR TRACK TWO. TRACK ONE INCLUDES THE ALLOWANCE FOR A MAXIMUM OF 501 MID-RISE RESIDENTIAL UNITS AND A MINIMUM OF 33 SINGLE FAMILY RESIDENT ATTACHED UNITS. TRACK TWO INCLUDES STANDARDS TO ACCOMMODATE A FUTURE HOTEL DEVELOPMENT WITH REDUCED SETBACKS AND A REQUIRED LANDSCAPE EDGE FOR TRACT ONE. THE STIPULATIONS REQUIRE 1.5 ACRES OF OPEN SPACE WITH A MINIMUM SETBACK OF 150 FEET FROM BOTH EXPRESSWAYS. THE APPLICANT IS ALSO PROPOSING TO PHASE THE ZONING REQUEST. THE FIRST PHASE OF DEVELOPMENT CONSISTS OF BUILDING 260 MID-RISE RESIDENTIAL UNITS, THE REQUIRED OPEN SPACE AND 33 SINGLE FAMILY RESIDENT ATTACHED UNITS. THERE ARE NO REQUIREMENTS FOR ANY NON-RESIDENTIAL DEVELOPMENT WITHIN THE FIRST PHASE. WITH PHASE TWO, A BUILDING PERMIT MUST BE ISSUED WITH A MINIMUM OF 70,000 SQUARE FEET OF NON-RESIDENTIAL USES PRIOR TO THE CONSTRUCTION OF THE REMAINING MID-RISE RESIDENTIAL UNITS. HOWEVER, AN ISSUED BUILDING PERMIT DOES NOT MEAN THAT THE NON-RESIDENTIAL USES WILL EVER BE CONSTRUCTED. THE LACK OF ESTABLISHED NON-RESIDENTIAL STRUCTURES PROPOSED IN PHASE ONE MAY IMPACT THE QUALITY OF LIFE FOR THE FUTURE RESIDENTS WHILE THEY WAIT FOR THE NON-RESIDENTIAL DEVELOPMENT TO BUFFER EXISTING NOISE CONCERNS. THE APPLICANT IS ALSO PROPOSING STANDARDS RELATING TO THE RESIDENTIAL DEVELOPMENT, INCLUDING NOISE LEVELED LEVELS, MODIFIED SETBACKS, HEIGHT LIMITATIONS, FACADE REQUIREMENT, UNIT SIZE, SCREENING, PARKING, AND OUTDOOR LIVING AREAS. LASTLY, THE APPLICANT IS PROPOSING PLAN DEVELOPMENT ADJUSTMENTS RELATED TO SETBACKS, LANDSCAPE EDGES, AND DESIGN STANDARDS. WE RECEIVED THREE UNIQUE RESPONSES IN FAVOR WITHIN THE 200 FOOT BUFFER. WE RECEIVED ONE RESPONSE FOR A TOTAL OF FOUR RESPONSES AND WE RECEIVED A TOTAL OF 18 UNIQUE RESPONSES, SEVEN IN SUPPORT AND 11 IN OPPOSITION. WE RECEIVED TWO DUPLICATE RESPONSES AND ONE RESPONSE OUTSIDE THE CITY OF PLANO FOR A TOTAL OF 20 RESPONSES. TO CONCLUDE, THE APPLICANT IS REQUESTING TO REZONE THIS PROPERTY FROM CORRIDOR COMMERCIAL TO PLAN DEVELOPMENT TO A PLAN DEVELOPMENT DISTRICT, UH, TO ALLOW FOR RESIDENTIAL UNITS WITH MODIFIED DEVELOPMENT STANDARDS. THE RESI, THE REQUEST WILL AID IN THE CITY'S GOAL OF REDEVELOPMENT OF THE US 75 CORRIDOR IN ADDITION TO MEETING OTHER STANDARDS OF THE COMPREHENSIVE PLAN SUCH AS THE MIX OF USES. HOWEVER, THE REQUEST LACKS ALIGNMENT WITH THE REDEVELOPMENT AND GROWTH MANAGEMENT POLICY AND THE REQUEST DOES NOT PROVIDE SUFFICIENT MITIGATION FROM THE EXPRESSWAYS APPROVAL WILL REQUIRE FINDINGS DUE TO SUBSTANTIAL CONFLICTS WITH THE COMPREHENSIVE PLAN POLICY GUIDANCE FOR REDEVELOPMENT AND GROWTH MANAGEMENT. THE ZONING CASE AND COMPANION CONTENT PLAN ARE BOTH RECOMMENDED FOR DENIAL AND THAT CONCLUDES THE PRESENTATION AND STAFF IS HAPPY TO ANSWER ANY QUESTIONS YOU MAY HAVE. THANK YOU. OKAY, THANK YOU. UM, WHEN YOU MENTIONED THAT THERE WERE ALREADY 2300 RESIDENTIAL UNITS IN THE GENERAL AREA TO BE BUILT, IS THAT REALLY BASICALLY IT'S COLLIN CREEK, IS THAT WHAT YOU'RE REFERRING TO? YES. OKAY. ARE THERE ANY OTHER DEVELOPMENTS BESIDE COLLIN CREEK THAT MAKE UP THAT NUMBER? DON'T KNOW. NOTHING I KNOW OF. I BELIEVE COLLIN CREEK IS THE, THE FOCUS ON THAT LARGE NUMBER. OKAY. THAT IS THE CORRECT NUMBER OF UNITS AT COLLIN CREEK. THAT'S WHAT I THOUGHT. SO I JUST WANTED TO MAKE SURE WE WEREN'T, THERE WASN'T SOME OTHER DEVELOPMENT THAT WAS GOING ON. UM, YOU MENTIONED THAT FOR THE SINGLE FAMILY, THAT STAFF FELT A REDESIGN OF THAT LAYOUT [00:15:01] MIGHT BE BENEFICIAL. SO ARE YOU SUGGESTING THAT IF THE APPLICANT WAS TO CHANGE THE LAYOUT OF THE SINGLE FAMILY, THAT STAFF WOULD THEN LOOK MORE FAVORABLY UPON THIS OR NOT REALLY? IT'S JUST MAYBE A, UM, A RECOMMENDATION THAT MAYBE THEY SHOULD CONSIDER SOMETHING LIKE THAT? SURE. I WOULD DEFER THAT TO EITHER MS. DAY OR MR. HILL IF HE'S ON THE LINE. OKAY. CERTAINLY, UH, MR. HILL JUST NOTED THAT THERE ARE SOME UNITS REMAINING AT HERITAGE CREEKSIDE THAT UH, OKAY. HE ALSO WANTED TO NOTE AND SO, I'M SORRY, COULD YOU REPEAT YOUR QUESTION? UH, AS PART OF THE REPORT, ONE OF THE STATEMENTS WAS THAT IF THE SINGLE FAMILY RESIDENTIAL INSTEAD OF BEING KIND OF STRUNG OUT, THEY WHERE THEY WERE, WERE INSTEAD COMBINED INTO A MORE COMPACT AREA, WOULD THAT BE SOMETHING THAT THE STAFF WOULD'VE THEN LOOKED MORE FAVORABLY UPON THE PROPOSAL? RIGHT. I THINK THAT THERE, YES, THAT THERE ARE A NUMBER OF CONCERNS, BUT THAT WOULDN'T NECESSARILY ALLEVIATE EVERY CONCERN, BUT OF COURSE IT, IT ABSOLUTELY WOULD BE SOMETHING. IN FACT, WE MADE SOME SUGGESTIONS ALONG THOSE LINES AND AS PART OF OUR REVIEW AND DISCUSSION. OKAY. YOU MENTIONED THE DISTANCE TO THE BUSH, UM, STATION AND THE DOWNTOWN STATION. HOW FAR FROM HERE TO THE NEW 12TH STREET STATION DO WE KNOW THAT INFORMATION? IT WOULD BE CLOSER THAN THE DOWNTOWN PLANO STATION BUT NOT AS CLOSE AS BUSH, NO. OKAY. UM, OKAY. I THINK THAT'S PRETTY MUCH ALL MY QUESTIONS. ANYONE ELSE FOR STAFF COMMISSIONER RATLIFF? UM, KIND OF FOLLOWING UP ON THE SAME LINE OF THOUGHT, SORRY, I NEED TO LOOK AT MY SCREEN. SORRY. UM, THE PHASING SEEMS TO BE AN IMPORTANT QUESTION IN HERE BECAUSE OF THE MITIGATION ISSUE. IF THE PHASING WAS FLIPPED OVER WHERE YOU COULDN'T GET A BUILDING PERMIT FOR THE MULTI-FAMILY OR THE RESIDENTIAL UNTIL AFTER THE COMMERCIAL WAS BUILT, CUZ IT'S A BIG PART OF THE MITIGATION, HOW WOULD THAT AFFECT STAFF RECOMMENDATION ON, UM, THAT WOULD BE FAVORABLE? I THINK, UM, THAT WOULD BE A SIGNIFICANT IMPACT ON STAFF'S RECOMMENDATION BECAUSE ONE OF OUR MAJOR CONCERNS IS THAT MITIGATION AND, UM, YOU STILL GOT SOME, UM, IT'S STILL NOT GONNA MEET THE BALANCE MM-HMM. OF USES IN THE R GM POLICY, BUT IT WOULD AGAIN, BE ANOTHER, ANOTHER ISSUE THAT WE WOULD NOT BE ADDRESSING IN OUR STAFF REPORT. OKAY. AND THEN, UM, DOES THE CONSTRUCTION ON TRACK TWO, THE HOTEL? UM, I'M SUFFICIENTLY VAGUE ON HOW, IF AT ALL, THAT AFFECTS THE MITIGATION. I WOULD, MR. HILL IS ON ZOOM IF HE IS AVAILABLE. UM, HE MAY KNOW MORE ABOUT THIS, BUT I DON'T RECOLLECT THAT BEING AN ISSUE IN THE MITIGATION, BUT I WOULD WANNA LOOK MORE CLOSELY AT THE REPORT. SO YEAH. SO I GUESS RESULTING IN, IN MY QUESTION OF WHETHER OR NOT THE, THE CONSTRUCTION ON TRACK TWO, THE PHASING OF THAT NEEDS TO BE CONSIDERED AS PART OF THIS PHASING PLAN OR IF THAT'S JUST KIND OF A STANDALONE PARCEL AS FAR AS THIS CASE IS CONCERNED, IT SEEMED TO BE KIND OF A STANDALONE PARCEL. IT PERHAPS THE APPLICANT COULD ADDRESS THAT MORE CLOSELY. THE HOTEL IS SHOWN, BUT IT'S NOT OUTLINED IN THEIR, LIKE, AS PART OF THE PROPERTY, SO I'M NOT A HUNDRED PERCENT CLEAR. THANK YOU. I'D LIKE TO APOLOGIZE TO THE COMMISSION. WE'VE GOT THE SPEAKERS LINED UP HERE AND I JUST COMPLETELY IGNORED IT, SO MY APOLOGIES. UH, THE FASTEST ONE ON THE DRAW WAS COMMISSIONER BRUNO, SO WE'LL LET YOU THANK YOU. YEP. THERE YOU GO. TOO MANY BUTTONS. YES, TOO MANY BUTTONS. OKAY. UM, THANK YOU MR. CHAIRMAN. UM, I HAVE A COUPLE OF QUESTIONS. IS THE PROPOSAL INCLUDING ANY NON-RESIDENTIAL USES OTHER THAN THE HOTEL AND PARKING GARAGES? AN OFFICE. AN OFFICE, YES. DO WE KNOW WHAT KIND OF OFFICE? GENERAL ADMINISTRATIVE OFFICE. OKAY. UH, TO YOUR KNOWLEDGE, IS THERE ANY FORM OF INTERACTION OR COMPLIMENTARY USES BETWEEN THE RESIDENTIAL PORTION OF THE, OF THE PROPOSED DEVELOPMENT AND THE NON-RESIDENTIAL PORTION? I MEAN, DOES ANY, DOES ONE OR THE OTHER INTER DO THEY INTERACT WITH EACH OTHER IN ANY WAY SUCH AS, YOU KNOW, RETAIL SERVING THE RESIDENTIAL AREA OR RECREATIONAL THINGS THAT THE RES THAT, THAT WOULD SERVE THE RESIDENTIAL AREA? SURE. I THINK, UH, THE APPLICANT IS HERE AND I BELIEVE THEY COULD ANSWER THAT QUESTION FOR YOU WELL. OKAY. ALRIGHT, WE'LL WE'LL HOLD THAT THOUGHT THEN. YEAH. UM, HAS THE STAFF [00:20:01] IDENTIFIED ANY ENVIRONMENTAL MITIGATION ISSUES INVOLVING AIR QUALITY? WE'VE TALKED ABOUT NOISE A LOT, BUT I'M WONDERING ABOUT AIR QUALITY. ARE THERE ANY AIR QUALITY ISSUES? SURE. THE EHA DOES ENCOMPASS NOISE AND POLLUTION CONCERNS, AND SO THAT'S WHY WE ALSO WOULD LIKE TO, UM, WE DISFAVOR RESIDENTIAL BEING WITHIN THE EHA ONE DISTRICT BECAUSE WE DO HAVE IMPACTS ON NOISE AND POLLUTION AND WE ARE CONCERNED ABOUT THAT. IS THERE ANY DOCUMENTATION OF A POTENTIAL POLLUTION PROBLEM? THAT'S WHAT I MEAN. THE APPLICANT DID PROVIDE AN EHA STUDY MM-HMM. AND I BELIEVE IT WAS, UM, IN THE PACKET. I DID NOT READ THE, IN THE DOCUMENT AND I BELIEVE THE APPLICANT COULD ALSO SPEAK TO THAT IF, UM, POLLUTION WAS INCLUDED. OKAY. BUT I'M JUST WONDERING, MAYBE CHRISTINE, YOU CAN ANSWER THIS. DOES THE STAFF HAVE HAVE ANY CONCERNS ABOUT AIR QUALITY? CERTAINLY. I THINK THAT, UH, DUE TO THE PROXIMITY, WHAT WE WOULD BE LOOKING FOR IS THEM TO MEET THE STANDARDS WITHIN THE ZONING ORDINANCE, SO MOVING THE INTAKES AWAY FROM THE HIGHWAYS AND THINGS ALONG THOSE LINES. SO I THINK THAT WAS NOTED IN THE COMMENTS ON THE CONCEPT PLAN MM-HMM. . AND SO AS LONG AS THOSE STANDARDS WERE MET, I THINK THAT WE WOULD BE COMFORTABLE, UM, THAT THEY WERE DOING ADEQUATE MITIGATION FROM AN AIR QUALITY PERSPECTIVE. AND I JUST WANNA POINT OUT THAT THIS IS NOT ORIGINALLY MS. COPELAND'S ZONING CASE. YES. FOR, UH, JUST, I JUST WANNA, FOR, FOR EVERYONE'S KNOWLEDGE, SHE IS, UH, STEPPING IN TO ASSIST BECAUSE OF, UH, OTHER PEOPLE BEING UNAVAILABLE, SO THANK YOU. THANK YOU. OKAY. THANK YOU MR. CHAIRMAN? YES. NEXT UP WAS COMMISSIONER BROSKI. UH, THANK YOU FOR FILLING IN. UH, I DO HAVE A WHOLE SERIES OF QUESTIONS. I WANNA START WITH, UM, A BLOCK PATTERN ON PAGE THREE OF THE LETTER PROVIDED BY THE DEVELOPER BAY WEST. THEY HAVE A GREEN CHECK MARK NEXT TO BLOCK PATTERN IN STREET SCAPE. UM, HOWEVER, ON, UM, THE STAFF REPORT, LET ME SEE IF I CAN GET THERE. SORRY FOR THE DELAY HERE ON THE STAFF REPORT. PAGE 10 AT THE TOP IT SAYS, UH, THE URBAN STREET STRUCTURE DOES NOT MEET THE TYPICAL UR URBAN BLOCK PATTERN SIZE OR PROVIDE CONNECTIVITY TO SUPPORTING, UH, REDEVELOPMENT OF ADJACENT PARCELS. CAN YOU GO INTO THAT A LITTLE BIT MORE? YEAH. UM, MR. BELL CAN HELP WITH THAT ANSWER. SURE. UM, SO THIS IS ACTUALLY EXPRESSWAY CORRIDOR, UM, FUTURE LAND USE CATEGORY, WHICH CALLS FOR ACTUALLY WIDE SETBACKS. AND SO IN THIS CASE IT'S MOSTLY ALONG THE EXPRESSWAY THAT THIS IS INTENDED. SO ALTHOUGH THEY'RE PROPOSING AS A MORE OF A MIXED USE URBAN ENVIRONMENT, AND SO THEY'RE BREAKING UP THE BLOCKS WITH THIS PRIVATE INTERNAL STREET AND THE SETBACKS ARE SHORT BECAUSE OF THAT INTERNAL SYSTEM, BUT THAT'S NOT REALLY IN KEEPING EXACTLY WITH WHAT'S IMAGINED GENERALLY ALONG THE CORRIDOR WHERE WE HAVE WIDER BLOCKS AND DEEPER SETBACKS. AND SO DOES IT IN FACT CAUSE CONNECTIVITY ISSUES WITH ADJACENT PARCELS THEN? I DON'T BELIEVE IT CAUSES CONNECTIVITY ISSUES. UM, I BELIEVE IT'S JUST A DIFFERENT, DIFFERENT FORM THAN IS GENERALLY ENVISIONED FOR THIS CORRIDOR. OKAY. UM, SECOND QUESTION WAS, UH, AROUND THE SOUND MITIGATION AND, UM, IN THE REPORT IT MENTIONED, UM, THE CONCERN ABOUT THE HEIGHT OF THE BUILDINGS AS IT RELATES TO THE SOUND AND THE ABILITY TO RECORD THOSE CORRECTLY. CAN CAN YOU GO INTO ANY MORE DETAIL ABOUT THAT? I DON'T THINK I CAN, BUT I, IS MR. HILL AVAILABLE TO, I SAW HIM BUT THEN HE LEFT I'M HERE. CAN YOU ALL HEAR ME? YES. SO THE NOISE STUDY DOES PROVIDE INFORMATION ON MULTIPLE FLOORS OF THE MIDRISE RESIDENTIAL BUILDINGS. HOWEVER, IT ONLY PROVIDES DATA FOR THE FIRST FLOOR OF SINGLE FAMILY BUILDINGS. I THINK THAT WAS A CHALLENGE THAT WE NOTED IN OUR STAFF REPORT MM-HMM. , UH, BASED UPON HOW THE MEASUREMENTS WERE MADE OVER THE STUDY. IS, IS THAT WHAT YOU'RE ASKING? YES, SIR. ASKING? YES. SO YOU CONCLUDED THAT THE ZONING REQUEST IS FOUND INCONSISTENT WITH THE EHA SITE ANALYSIS, UM, AND IS NOT CONFORMANCE, UH, THE EXPRESSWAY CORRIDOR ENVIRONMENTAL HEALTH MAP FOR THAT REASON? NO, THERE'S MULTIPLE REASONS. UH, I THINK FIRST AND MOST SIGNIFICANTLY IS THAT THE STUDY, UM, IT IDENTIFIES THE HOTEL, THE OFFICE, AND THE PARKING GARAGE AS MITIGATING, UM, [00:25:01] DEVELOPMENTS. HOWEVER, IF, AS MS. COPELAND NOTED, THOSE DEVELOPMENTS ARE NOT REQUIRED TO BE CONSTRUCTED. SO THE NOISE STUDY, ALTHOUGH SHOWS THE LEVELS BASED UPON THOSE, UH, STRUCTURES, THEY MAY NEVER BE BUILT. UM, SO THAT'S A CHALLENGE THAT WE NOTED. UM, SECONDLY, WE, THERE, THERE ARE SIGNIFICANT PORTIONS OF THE DEVELOPMENT THAT EXCEED THE MAXIMUM 65 DECIBEL LEVEL THAT'S RECOMMENDED. UM, SO THAT'S KIND OF NUMBER TWO. AND THEN NUMBER THREE, UM, IS THAT WE DID NOT RECEIVE ALL NOISE LEVEL READINGS FOR THE SINGLE FAMILY, UM, SINGLE FAMILY HOMES. AND I BELIEVE THAT THE APPLICANT PROVIDED A RESPONSE LETTER, UH, WHICH MENTIONS WHY THAT WAS DONE. UM, BUT THAT IS ANOTHER ISSUE THAT WE WANTED TO NOTE. YEAH, AND I THINK IN THE APPLICANT'S, UM, LETTER FOR THE, I CAN'T SEEM TO FIND IT, THE NO, THE NOISE STUDY ITSELF ACTUALLY SAYS, UH, THE RESULTS OF THE ANALYSIS INDICATE THAT THE FUTURE NOISE LEVELS AT THE BUILDING PLAN FOR SENSITIVE LAND USE WILL AT RESIDENTIAL WE'LL NOT EXCEED 75, UH, WHEN IN, WHEN OUR ZONE OR OUR REQUIREMENTS ARE 65 AND IT FINISHES THE LEVEL, THE LEVEL IDENTIFIED BY THE CITY OF PLANO AS UNACCEPTABLE FOR THE RESIDENTIAL USE. CORRECT. THERE'S, THERE'S REALLY TWO, UM, EHA AREAS. THE EHA TWO, WHICH IS THE MORE, UM, EXTREME AREA CLOSEST TO THE EXPRESSWAY THAT REALLY SAYS RESIDENTIAL IS INAPPROPRIATE, AND THOSE AREAS ARE TYPICALLY 75 DECIBELS AND HIGHER, UM, AREAS WITHIN EHA ONE, UM, ARE POTENTIAL AREAS FOR RESIDENTIAL WITH APPROPRIATE MITIGATION. HOWEVER, THE POLICY, AS YOU NOTED CORRECTLY STATES THAT, UH, REALLY RESIDENTIAL UNITS AND BUILDINGS SHOULD NOT BE PLACED IN AREAS THAT ARE ABOVE 65 DECIBELS. AND THERE ARE PORTIONS OF THE EXTERIOR THAT ARE ABOVE THAT. BUT AS YOU KNOW, THE APPLICANTS PRESENTED OR WILL PRESENT THAT THEY'LL, THEY WILL BE MITIGATING INTERIOR NOISE THROUGH CONSTRUCTION, HOWEVER, THE EXTERIOR WILL STILL BE IMPACTED, ESPECIALLY IF THOSE, UM, ADJACENT BUILDINGS IN THE HOTEL ARE NOT CONSTRUCTED. OKAY. ON PAGE 11 OF THE STAFF REPORT, THE STAFF MAKES THE COMMENT, THE ADDITION. ADDITIONALLY, THE PROPOSAL DOES NOT MEET OTHER RECOMMENDATIONS FOR MIXED USE DEVELOPMENTS AS STATED IN THE REDEVELOPMENT GROWTH MANAGEMENT AND OF THE COMPREHENSIVE PLAN. CAN YOU ELABORATE ON THAT AT ALL? HAPPY TO TAKE THAT ONE. UM, THERE ARE TWO, THERE ARE TWO SPECIFIC ACTIONS IN THE REDEVELOPMENT, UH, IN GROWTH MANAGEMENT ACTION FIVE MM-HMM. , THERE'S, UM, A IS THAT THERE SHOULD BE A PROPORTION OF NO MORE THAN 50% RESIDENTIAL TO NON-RESIDENTIAL. IT IS NOT MEANING THAT ACTION AS WELL AS THERE'S A PHASING REQUIREMENT SO THAT, UM, NON-RESIDENTIAL DOESN'T GET OUT TOO FAR AHEAD OF THE RESIDENTIAL DEVELOPMENT. AND THAT IS ALSO NOT BEING MET BECAUSE OF THE, AGAIN, AS MR. HILL MENTIONED, THERE'S NO COMMITMENT TO THAT NON-RESIDENTIAL PIECE MM-HMM. . AND THAT CONTINUES ON TO THE R GM EIGHT AS WELL, CORRECT? CORRECT. R GM EIGHT, UM, ENCOURAGES THAT MULTI-FAMILY BE LIMITED TO, UM, AREAS WHERE IT MEETS A CITY GOAL, HOUSING GOAL DIVERS, DIVERSIFICATION, ECONOMIC DEVELOPMENT, OR SPECIAL HOUSING NEED. AND AGAIN, UH, WE FOUND IT DID NOT MEET THOSE GOALS BECAUSE AGAIN, WHEN YOU, WHEN YOU PAIR IT ALL TOGETHER WITH THE OTHER ISSUES, IT'S NOT PROVIDING A SITE DEVELOPMENT THAT HAS, UM, CONDUCIVE TO SINGLE FAMILY DEVELOPMENT. OKAY. UM, WHERE ELSE HAS I GOT, UH, ON PAGE TH 14 OF THE STAFF REPORT, WHEN IT TALKS ABOUT WASTEWATER DEMAND, UH, IT LEAVES OPEN THE, I THE POSSIBILITY THAT THE PROPOSED LAND USE MAY PROVIDE ADDITIONAL OFFSITE, MAY PROMPT ADDITIONAL OFFSITE WATER WASTEWATER IMPROVEMENTS TO MEET THE DEMAND FLOWS, UH, REQUIRED. UH, WOULD THERE HAVE TO BE A, IS THAT GONNA BE A SIGNIFICANT EXPENSE TO THE CITY OR WOULD THAT BE OFFSET BY THE DEVELOPMENT AT ALL? UH, THE NEED FOR THAT TO HAPPEN, I BELIEVE THAT, UH, MR. HILL WORKED WITH THE ENGINEERING DEPARTMENT ON THIS LANGUAGE. SO DO YOU HAVE ANYTHING TO ADD? I DID. NO, I, I, I WISH I HAD ADDITIONAL DETAILS FOR YOU. THE ENGINEERING DEPARTMENT IS LOOKING AT THIS SITUATION. UH, THEY DIDN'T HAVE ANY FURTHER INFORMATION WHETHER IT WOULD BE IMPROVEMENTS, WHAT THE IMPROVEMENTS WOULD BE, WHO WOULD BEAR THOSE COSTS. UM, SO I, I DON'T HAVE ANY ADDITIONAL INFORMATION UNFORTUNATELY. OKAY. [00:30:01] UH, NEXT ON PAGE 16 OF THE STAFF REPORT, THE, UH, PUBLIC SAFETY RESPONSE TIME, UH, YOU MAKE THE STATEMENT RESIDENTIAL UNITS, UH, IN THIS AREA WILL INCREASE E M S AND FIRE CALLS FOR SERVICE AND MAY IMPACT, UH, FUTURE STAFFING LEVELS AS WELL. UH, ANY ANY IDEAS ON THAT, EITHER ON WHAT THAT IMPACT COULD BE? NO. AGAIN, NO, NO DETAILS ON THIS. THIS IS A TYPICAL, UM, STATEMENT THAT YOU'LL SEE IN OUR RESIDENTIAL ZONING CASES. THIS WAS PLACED IN OUR RESIDENTIAL REPORTS AT THE REQUEST OF THE FIRE DEPARTMENT. OKAY. THANK YOU. UM, SORRY, I'M TRYING TO SCROLL THROUGH. OH, AND, UH, ON PAGE 19 WHERE IT TALKS ABOUT ACCESS TO THE DART, UM, FUTURE RESIDENTS WOULD BE REQUIRED TO WALK ALONG PLANO PARKWAY TO ACCESS A TRAIL, AND THEN IT TALKS ABOUT, UH, TO CROSSING OVER, UH, ONE 90, CROSSING THE THREE LANE EASTBOUND SERVICE ROAD IN ORDER TO ACCESS. IS THAT THE CORRECT MAPPING TO THAT? YES. AM I UNDERSTANDING THAT PART? WALKING EAST TOWARDS, UH, WALKING EAST ALONG THE ACCESS ROAD AND THEN WALKING UNDER, UH, ONE 90 AND THEN THE DART STATION IS JUST ON THE BORDER OF THE, THE CITY LIMIT LINE. OKAY. ALL RIGHT. UH, SO I JUST WANNA SAY IN CLOSING, THANK YOU VERY MUCH FOR ALL OF YOUR, UH, ANSWERING ALL OF MY QUESTIONS. I, UM, UH, THE REFERENCE TO THE, UH, REDEVELOPMENT POLICIES A AND B WERE VERY CLOSE TO ME. I THINK THE PHASING IS, IS VERY IMPORTANT. UH, WHEN I SAT AS VICE-CHAIR FOR THE COMPREHENSIVE PLAN, I FELT THAT WE WERE, IT WA IT WAS ONE OF THE THINGS THAT WAS LEAST CONTROVERSIAL WERE THE, UH, 50% AND THE PHASING IN, UH, R G M B. SO THANK YOU VERY MUCH. YOU GUYS DID A VERY THOROUGH JOB ON, UH, ALL OF THIS AND YOUR QUESTIONS. THANK YOU. COMMISSIONER KERRY? YES, THANK YOU. UH, GOOD JOB OF PINCH HITTING SO FAR. IMPRESSIVE. YES. UM, SO COMMISSIONER BROSKY ASKED A COUPLE OF MY QUESTIONS THAT I WAS GOING TO ASK, AND SO I HAVE, I THINK, JUST A COUPLE SIMPLE THINGS. UM, SO WITH THIS PROPOSAL, IS THERE A LIMIT TO EITHER THE NUMBER OF FLOORS OR THE NUMBER OF UNITS THAT CAN BE BUILT HERE? UM, OR, OR IS IT NOT LIMITED? SURE. THE MID-RISE RESIDENTIAL NEEDS TO BE AT LEAST FIVE. AND THEN IN THE CORRIDOR COMMERCIAL ZONING DISTRICT IT SAYS MAXIMUM 20. SO WHILE WE ARE TALKING ABOUT FIVE STORIES, I THINK TODAY IT COULD BE 20. IS THAT ACCURATE? UH, I BELIEVE THERE'S A STANDARD IN THE PLAN DEVELOPMENT THAT LIMITS IT TO FIVE STORIES FOR THE MULTIFAMILY. OKAY. AND THREE FOR THE, UH, RESIDENTIAL AND I WILL VERIFY. OKAY. YES, THAT THAT'S CORRECT. OKAY. SO IT IS LIMITED THEN? MM-HMM. . OKAY. THANK YOU. UM, YOU KNOW, WE TALK ABOUT, UH, NO RESIDENTIAL IN EH TWO AND, AND PROBABLY THAT'S TRUE, BUT SOME OF THE RESIDENTIAL IS GONNA BE VERY, VERY CLOSE TO THAT, EH, TWO LINE. I IT, I THINK, AM I WRONG ABOUT THAT? THAT'S CORRECT. I CAN GO BACK TO WHERE WE SEE THE MAP OF THE EHA ONE AND THE EHA TWO, AND THEN WHEN YOU OVERLAY THE PROPOSED CONCEPT PLAN WITH THE EHA ONE AND TWO, YOU CAN SEE IT IS VERY CLOSE. YEAH, I MEAN, I, IT PROBA I THINK THAT STATEMENT'S ACCURATE, BUT I DO THINK IT'S VERY CLOSE. OKAY. UM, AND PROBABLY MY NEXT TWO QUESTIONS ARE GONNA BE BETTER SERVED BY THE APPLICANT, BUT MAYBE, YOU KNOW, UM, CUZ YOU SEEM TO KNOW A LOT HERE ABOUT THIS ALREADY, BUT, UM, TIME TO COMPLETE PHASE ONE, ANY, ANY ESTIMATES THAT THEY HAVE ABOUT THIS OR NOT? THAT WOULD BE A GREAT QUESTION FOR THE APPLICANT. THANK YOU. AND, AND FINALLY, UM, I I THINK, UH, COMMISSIONER BRUNO HAS ALREADY ASKED THIS, BUT IT, IT'S HARD TO KNOW WHAT THE COMMERCIAL ASPECTS OF THIS MIGHT LOOK LIKE BECAUSE I THINK BASED ON THEIR PLAN THERE IS, THERE'S NO CLUE TO WHAT THAT MIGHT BE AT ALL. IS THAT RIGHT? I MEAN, THERE'S OFFICE AND THERE'S A HOTEL MAYBE, BUT THERE'S NOTHING FROM WHAT I COULD TELL IN READING THIS DOCUMENT THAT REALLY WOULD LAY THAT OUT TOO MUCH. AM I MISSING IT FROM WITHIN THE MID-RISE RESIDENTIAL AS YOU COULD HAVE NON-RESIDENTIAL AND RESIDENTIAL MIXED? IS THAT WHAT YOU'RE REFERRING TO? YEAH, I, I, WELL I JUST DON'T SEE ANY COMMERCIAL THAT'S REALLY LAID OUT YET AND MAYBE I'M JUST MISSING IT. I MEAN, THERE'S A VOLUMINOUS DOCUMENT, SO I VERY LIKELY MAY HAVE MISSED IT, BUT RIGHT. IT, THE REQUEST DOES STATE JUST MID-RISE RESIDENTIAL, SINGLE FAMILY RESIDENCE ATTACHED OFFICE AND HOTEL. YEAH. OKAY. OPEN SPACE AND PARKING GARAGE AND THAT SAYS I READ IT, SO IT'S, IT'S FAIRLY VAGUE IN MY OPINION. OKAY. THANK YOU VERY MUCH, COMMISSIONER. UM, [00:35:01] TWO QUESTIONS. I THINK MOST OF THE QUESTIONS HAS BEEN ASKED, IT SOUNDS LIKE IF THE APPLICANT ADDRESSES, UM, RJM FIVE B FROM A PHASE IN PERSPECTIVE, THEY'LL GO A LONG WAY TO MITIGATING THE ISSUES, UM, ON THE EHA NONCONFORMANCE. UM, WAS THAT RELATE BACK TO THE APPLICANT TO, I DUNNO, MAYBE IT'S A TIME IN PERHAPS COME UP WITH A DIFFERENT, UM, FACING COMMITMENT, UM, BEFORE BRINGING THIS FORWARD? SURE. UM, MR. HILL DID THERE, WAS THERE ANY CONVERSATIONS ABOUT FLIPPING THE PHASING OR IS THE APPLICANT ABLE TO ANSWER THEIR PHASING UH, PLAN? SURE. YEAH, WE, WE HAD A LOT OF CONVERSATION AROUND THE PHASING AND, YOU KNOW, THE COMMITMENTS, UM, THE APPLICANT IS FAMILIAR WITH, I THINK THE, THE FINDINGS POLICIES AND THE RGM POLICIES. SO STAFF DID ASK SEVERAL TIMES, UM, FOR A STRONGER COMMITMENT TO COMMERCIAL. UM, BUT THE APPLICANT, UH, PRESENTED WHAT'S BEFORE YOU TODAY. OKAY. UM, SECOND QUESTION ON THE DIVERSITY OF HOUSING FOR, I BELIEVE THAT'S R GM EIGHT. UM, WHAT VIOLATES THAT? IS IT TOO MUCH MULTI-FAMILY OR TOO MUCH SINGLE FAMILY OR NOT ENOUGH PERIOD IN THAT CONCEPT PLAN? I'LL LET MR. BELL ANSWER THAT ONE. SO FOR R GM A, UM, WANNA ELABORATE ON WHAT I COVERED EARLIER, IT'S THAT IT NEEDS TO MEET A HOUSING GOAL BUT ALSO NEEDS TO COMPLY WITH THE RECOMMENDATIONS OF THE FUTURE LAND USE, UH, DASHBOARD. AND IN THIS CASE, BECAUSE THEY'RE NOT COMPLYING WITH THE PHASING AND THE MIX OF USES FROM A, FROM A BALANCE OF RESIDENTIAL, NON-RESIDENTIAL, WE INTERPRET THAT AS NOT MEETING THE FUTURE LAND USE DASHBOARD. SO IT'S NOT MEETING THE FULL, UH, INTENTION OF THAT ACTION. SO IT DOESN'T EVEN HIT THE MINIMUM THRESHOLD BEFORE WE START THINKING OF, YOU KNOW, SINGLE FAMILY ATTACHED VERSUS SINGLE FAMILY OR CORRECT. AND I WANNA BE CLEAR THAT IT IS MEETING THE, THE MIX OF USES, GENERALLY SPEAKING FOR THE WHOLE AREA, RIGHT, THE WHOLE 75 CORRIDOR, IT IS COMPLIANT WITH THAT, BUT ON AN INDIVIDUAL SITE BASIS, IT IS NOT MEETING THE MIX OF USES FROM A RESIDENTIAL TO NON-RESIDENTIAL STANDPOINT FROM MIXED USE DEVELOPMENTS. SOUNDS SORRY, DO YOU HAVE ONE, ONE LAST QUESTION. IS THERE A, FOR THAT SITE, IS THERE A PERCENTAGE I MAY HAVE MISSED IT. A PREFERRED 75% COMMERCIAL VERSUS 25 RESIDENTIAL? UM, YES. SO RGM FIVE A RECOMMENDS, UM, NO MORE THAN 50% RESIDENTIAL FROM EXCUSE DEVELOPMENT AND THAT'S BASED ON SQUARE FOOTAGE. THANK YOU. COMMISSIONER RATS. OH, DID YOU TURN YOUR YOU WERE UP THERE. OKAY, GO AHEAD. YOU TURNED IT OFF. SO I, I JUST WANNA, THERE WAS A QUESTION ASKED, I THINK, UH, BY COMMISSIONER CARRIE ANN TO, UH, COMMISSIONER OIE ABOUT THE DEVELOPER'S POSITION ON SOME OF THE COMMERCIAL, AND I THINK IN PAGES SEVEN AND EIGHT OF THE LETTER THAT THEY SENT, UH, THEY MAKE IT PRETTY CLEAR WHAT THE POSITION IS RELATED TO THE FLIPPING OF THE, UH, FACING THE, THE PLANO SUBMARKET WHERE THE PROPERTY IS LOCATED HAS A GLUT OF COMMERCIAL SPACE AVAILABLE AND IS IN AN UNDERPERFORMING COMMERCIAL AREA AND THEN IT GOES ON TO PART B. DUE TO THE UNDERPERFORMING NATURE OF THE COMMERCIAL SPACE IN THIS AREA, THERE IS NO DEMAND FOR NEW COMMERCIAL SQUARE FOOTAGE IN THIS AREA TODAY. I JUST WANTED TO POINT OUT THAT THERE WAS IN FACT AN ANSWER. IT JUST WASN'T LISTED IN THE STAFF REPORT ITSELF. I DON'T SEE ANY MORE BUTTONS LIT UP. SO DOES THAT MEAN EVERYONE'S GOT THEIR QUESTIONS ANSWERED FROM STAFF? OKAY. THANK YOU. NICE JOB PINCH HITTING THERE. THANK YOU SO MUCH. OKAY. I WILL OPEN THE PUBLIC HEARING AND I'M ASSUMING THE APPLICANT WANTS TO ADDRESS THIS. I HAVE FOUR INDIVIDUALS REGISTERED AS APPLICANT. I WILL CALL THEM ALL. ARE YOU, I'M SORRY, YOUR NAME? BRIAN WOLF. BRIAN LIP. OKAY. MR. BRIAN WOLF. AND THEN I HAVE BRIAN MOORE, BILL DAHLSTROM, AND DYLAN CHANDLERS AVAILABLE TO ASK, ANSWER A QUESTIONS ONLINE. THANK YOU. YOU'RE WELCOME. GREAT. GOOD EVENING COMMISSIONERS. THIS IS MY NAME'S BRIAN WOLFF. I'M A PARTNER AT BAY WEST DEVELOPMENT AND, UH, HEAD OF OUR DALLAS OFFICE. UH, REALLY EXCITED TO BE HERE TONIGHT AND SHOW YOU GUYS OUR PLANS TO REVITALIZE THIS SITE. WE'VE BEEN WORKING ON THIS PLAN FOR OVER THREE YEARS. IT'S BEEN A LONG ROAD. WE'VE BEEN GOVERNED BY THREE DIFFERENT, SEPARATE COMPREHENSIVE PLANS, SO IT'S A BIT, A BIT OF A MOVING TARGET FOR US, BUT WE THINK THIS DEVELOPMENT NOW BEST REPRESENTS THE NEEDS [00:40:01] OF THIS PARTICULAR NEIGHBORHOOD AND COMPLETES THE EXISTING MIXED USE T O D NATURE OF THE AREA. I'M GONNA GO THROUGH A LOT OF INFORMATION QUICKLY IN THIS PRESENTATION, SO PLEASE BEAR WITH ME. I HAVE OUR ARCHITECT, CIVIL ENGINEER AND LAND USE ATTORNEY HERE WITH ME TODAY, AND WE'D HAPPY TO EXPAND FURTHER, FURTHER, UH, IN THE Q AND A SECTION. I, I WANNA START OUT TONIGHT WITH OUR VISION FOR THE SITE. WE HAVE THE UNIQUE OPPORTUNITY HERE TO TRANSFORM AN UNDERPERFORMING COMMERCIAL AREA INTO A VIBRANT ECONOMIC DISTRICT IN EAST PLANO THAT BRINGS A COMMUNITY TOGETHER. OUR GOAL WITH THIS PROJECT IS TO SIMPLY FILL IN THE GAP OF THIS ALREADY MIXED USE NEIGHBORHOOD AND APPLY THE GUIDING PRINCIPLES, POLICIES AND PRIORITIES, A COMPREHENSIVE PLAN TO GUIDE THAT DEVELOPMENT. WE WANTED TO PROMOTE A SENSE OF PLACE BY INCORPORATING A LIVELY, USABLE OPEN SPACE, UH, CENTERED AROUND, UH, PUBLICLY ACCESSIBLE PLAZA GREEN, THAT'S 1.4 ACRES THAT BECOMES A HEART OF THIS NEIGHBORHOOD. WE WANTED TO USE THE HIGHEST DESIGN STANDARDS, THE IN THE CITY TO PROVIDE TIMELESS DESIGN AND START ATTRACTING THE HIGH WAGE EMPLOYMENT. WE WANTED TO PROVIDE MULTIPLE TYPES OF HOUSING PRODUCT, WHICH WILL ALLOW CURRENT AND FUTURE RESIDENTS IN PLANO THE ABILITY TO CHANGE HOUSING TYPES AS THEY ENTER NEW STAGES OF LIFE. WE WANT TO UTILIZE OUR CLOSE PROXIMITY TO THE CITY LINE, TO THE CITY LINE DART STATION TO CR CREATE THIS VIBRANT T O D DISTRICT. AND FINALLY, IT WAS IMPORTANT FOR US TO DEVELOP THIS PLAN IN CONJUNCTION WITH THE SUPPORT OF OUR NEIGHBORS. I THOUGHT IT'D BE HELPFUL TO START BY SHOWING THE WHAT THE EXISTING EXISTING PROPERTY LOOKS LIKE TODAY. THIS IS A VIEW OF THE PROPERTY FROM PLANO PARKWAY. THIS IS AN AERIAL OF THE PROPERTY LOOKING NORTH. THIS IS AN AERIAL OF THE PROPERTY LOOKING SOUTH. YOU CAN SEE HERE THE MIXED USE T O D CITY LINE DEVELOPMENT WITH STATE FARM WHOLE FOODS IN THE DARK STATION ACROSS THE HIGHWAY. WHEN WE FIRST STARTED LOOKING AT THIS PROPERTY, OUR THESIS WAS WHY CAN'T WE SIMPLY DRAFT OFF THE SUCCESS OF CITYLINE AND BRING THE SAME VIBRANCY TO EAST PLANO? THEY PROVED OUT THE COM, THE CONCEPT OF ECONOMIC SUCCESS. IF YOU BRING A CONCENTRATION OF PEOPLE AROUND THE DART STATION, HERE'S A MAP TO GIVE CONTEXT TO WHERE WE SIT IN THE LARGER DART RAIL SYSTEM. OUR PROPERTY IS LESS THAN A HALF MILE FROM THE DART STATION. IT'S ABOUT AN EIGHT MINUTE WALK TO THE PLATFORM. WE SEE RESIDENTS OF OUR PROPERTY HOPPING ON THE TRAIN TO GRAB DINNER AND DRINKS IN DOWNTOWN PLANO, OR VISITORS AND CUSTOMERS OF THE HOTEL AND OFFICE HAVING EASY ACCESS TO DFW ONCE THE SILVER LINE IS COMPLETE. WHEN WE STARTED TO THINK ABOUT SITE PLANNING FOR THE SITE, IT WAS IMPORTANT FOR US TO LOOK AT NEIGHBORING USES. WE HAVE TWO LARGE OFFICE BUILDINGS TO OUR WEST, AN APARTMENT COMPLEX TO OUR EAST AND FLEX OFFICE, AND RETAIL USES NORTH ACROSS PLANO PARKWAY. WHAT WE WANTED TO DO WAS SIMPLY FILL IN THIS GAP IN THE CENTER OF THE NEIGHBORHOOD THAT COMPLETED THIS NEIGHBORHOOD AND BROUGHT A CENTERPIECE GREEN SPACE THAT IS CURRENTLY LACKING IN THE AREA. THIS IS WHAT WE'VE COME UP WITH. 124,000 SQUARE FOOT OFFICE BUILDING AND A HUNDRED KEY HOTEL ON THE SOUTHERN END OF THE SITE CLOSEST TO THE HIGHWAY, A 1.4 ACRE PLAZA GREEN, 33 TOWNHOMES SITUATED ALONG THE MAIN STREET AND FLANKING THAT PLAZA GREEN AND TWO MID-RISE RESIDENTIAL BUILDINGS WITH ABOUT 250 UNITS EACH CLOSEST TO PLANO PARKWAY. THE FIRST PHASE OF THIS PROJECT WOULD BE THE CENTER OF THE PROPERTY. WE WOULD BUILD THE PLAZA GREEN TOWNHOMES AND THE APARTMENTS ON THE PLANO PARKWAY AND EXECUTIVE DRIVE CORNER FIRST IN ORDER TO CREATE A SENSE OF PLACE THAT WILL DRIVE DEMAND TO THIS OTHERWISE UNDERPERFORMING COMMERCIAL AREA. AND THEN WE WOULDN'T BE ABLE TO MOVE FORWARD WITH A SECOND PHASE OF RESIDENTIAL UNTIL WE PULLED PERMITS AND MOVE FORWARD WITH EITHER THE HOTEL OR THE OFFICE BUILDING WHICHEVER DEMAND RETURNS FIRST. THIS IS A VISUAL OF WHAT IT WOULD LOOK LIKE FROM PLANO PARKWAY. LOOKING DOWN THE MAIN STREET THROUGH THE CENTER OF THE SITE, YOU HAVE THE APARTMENTS ON THE LEFT, THE TOWNHOMES IN THE CENTER AND THE O AND AN OFFICE BUILDING IN THE DISTANCE. THIS IS THE OFFICE BUILDING. THE DESIGN IS MEANT TO SPILL OUT INTO THE PLAZA GREEN TO ACTIVATE THAT SPACE, NOT ONLY AT NIGHT FOR THE RESIDENTS, BUT ALSO THROUGHOUT THE DAY. ONE OF THE KEY COMPONENTS OF THIS PROJECT WAS TO FOCUS ON THE QUALITY OF THE ENTIRE DEVELOPMENT. A LOT OF PEOPLE TALK ABOUT CLASS A PROPERTIES, BUT WE WANTED TO CODIFY THAT WITH OUR DESIGN STANDARDS. SO WE ASKED STAFF WHAT THE HIGHEST DESIGN STANDARDS AND PLANOS ARE AND WE INCORPORATED THOSE INTO OUR PD STIPULATIONS. AS YOU CAN SEE HERE, WE SET STANDARDS FOR BUILDING MATERIALS, MAXIMIZE THE NUMBER OF SAFE OUTDOOR SPACES. WE SET FACADE STANDARDS FOR OUR PARKING STRUCTURES, WHICH CAN OFTEN TIME BE AN EYESORE, AND WE RESTRICT THE TYPE OF FENCING. WE ALSO INCREASE THE SETBACKS, PROTECT AGAINST NOISE AND AIR QUALITY. WE MADE MUCH LARGER LANDSCAPE EDGES, ESPECIALLY COMPARED TO OUR NEIGHBORS. AND FINALLY WE BUILT THIS INCREDIBLE AMOUNT OF OPEN SPACE ANCHORED BY THE 1.4 ACRE PLAZA [00:45:01] GREEN, WHICH WILL BE SETBACK FROM HIGHWAYS AND BUILT IMMEDIATELY. WHY DID WE DO ALL THIS? WE NEED TO CREATE THE BAND IN THIS LOCATION BY BRINGING VIBRANCY AND DELIVERING TO THE MARKET SOMETHING UNIQUE THAT CANNOT BE FOUND ELSEWHERE. HOW DO YOU DO THAT? ONE, EXCEPTIONAL DESIGN. TWO, A CONCENTRATION OF PEOPLE, AND THREE, A UNIQUE AMENITY. THIS IS HOW WE ARE GONNA BUILD ECONOMIC DEMAND FOR THIS ENTIRE NEIGHBORHOOD. AS FAR AS HOUSING CON IS CONCERNED, I KNOW STAFF MENTIONED THE REPORT, THEY DO NOT THINK THE AREA IN PLANO HAS ENOUGH DEMAND FOR ADDITIONAL MULTI-FAMILY. THEY REFERENCED THE REPORT DONE FIVE YEARS AGO IN 2018. THE MORE RE RECENT COMPREHENSIVE PLAN ACTUALLY HAS A DASHBOARD THAT CALCULATES THE POTENTIAL NEW HOUSING UNITS. OUR AREA SHOWS 829 MULTI-FAMILY UNITS AND 87 NEW ATTACHED OR DETACHED SINGLE FAMILY UNITS AVAILABLE. ADDITIONALLY, WE COMMISSIONED OUR OWN STUDY DONE BY THE CONCORD GROUP. WHEN WE PURCHASED THE PROPERTY, WHICH WE SHARED WITH STAFF, THAT REPORT STATED THAT OUR COMPETITIVE MARKET AREA TAKEN INTO ACCOUNT THE CONCRETE MALL REDEVELOPMENT WOULD BE UNDERSUPPLIED BY OVER 3,400 UNITS OVER THE NEXT FIVE YEARS. THEY HAD ACTUALLY SUGGESTED A THOUSAND PLUS UNITS ON OUR SITE, BUT AS PART OF THE REDESIGN PROCESS, WE SPENT A LOT OF TIME TALKING TO THE SURROUNDING COMMUNITY AND NEIGHBORS AND DOING A DEEP DIVE INTO THE COMPREHENSIVE PLAN. ONE COMMON POINT THAT KEPT COMING UP, THERE WERE ONLY REALLY TWO TYPES OF HOUSING PRODUCTS IN THE CITY OF PLANO, SINGLE FAMILY HOMES AND APARTMENTS. SO IT WAS IMPORTANT FOR US IN THIS REDESIGN PROCESS TO PROVIDE A DIVERSITY OF HOUSING. WE DECREASED THE NUMBER OF APARTMENTS BY OVER 330 UNITS FROM OUR ORIGINAL APPLICATION AND ADDED THE SINGLE FAMILY ATTACHED RESIDENCES. AS YOU CAN SEE IN THIS CHART, THIS ALLOWS THE HOUSING INVENTORY FROM THE COMPREHENSIVE PLAN TO GO FROM OUT OF COMPLIANCE TODAY TO END OF COMPLIANCE WITH OUR PROJECT. BUT OUR ARCHITECTS WANTED TO MAKE SURE THAT THE PLACEMAKING OF THESE TOWNHOMES ENCOURAGED HUMAN INTERACTION AND COMMUNITY BUILDING. TO DO THIS, OUR ARCHITECTS SUGGESTED HAVING THE TOWNHOMES CENTERED AROUND THE MAIN STREET AND PLAZA GREEN TO MAKE SURE THE RESIDENTS WERE THE HEART OF THE COMMUNITY. ALL MULTI-FAMILY RESIDENTS HAVE TO PASS BY THE TOWNHOMES IN ORDER TO UTILIZE THE PLAZA GREEN. THIS PLACE MAKING DIRECTLY CONNECTS THE TWO USES IN ORDER TO BUILD COMMUNITY. AND THIS IS WHAT YOU GET A BEAUTIFUL INTERACTION WITH THE TWO PRODUCT TYPES. THE TOWNHOMES ALSO DO A GREAT JOB AT PROVIDING A STEP BACK FROM THE PLAZA GREEN, FROM THE MULTIFAMILY MASSING. BUT THE REAL CENTERPIECE FOR THE PROJECT IS OUR 1.4 ACRE PUBLICLY ACCESSIBLE PLAZA GREEN. THIS AMENITY WILL ANCHOR THE ENTIRE NEIGHBORHOOD AND BE A PLACE FOR ALL TO ENJOY. WE WORKED WITH THE ADJACENT OFFICE OWNERS TO PROVIDE DIRECT CONNECTIONS TO THE PLAZA GREEN FOR THEIR TENANTS AND EMPLOYEES. WE WANTED THIS SPACE TO BE ACTIVATED FOR THE ENTIRE ENTIRE DAY AND BE A GATHERING PLACE. AS I'M SURE YOU ALL KNOW, THIS SECTION OF EAST PLANO HAS VERY LIMITED GREEN SPACE. WE COMMITTED TO BUILDING THIS PLAZA GREEN IMMEDIATELY TO BRING A BOOST TO THE ENTIRE NEIGHBORHOOD. AND FROM A CITY PLANNING PERSPECTIVE, WE ARE TRANSFORMING THIS CONCRETE SURFACE PARKING LOT TO THIS BEAUTIFUL OPEN SPACE. NOW, I WANTED TO QUICKLY ADDRESS SOMETHING THAT GOT BROUGHT UP IN THE STAFF REPORT THAT CAUGHT US OFF GUARD WHEN WE RECEIVED IT OVER THE WEEKEND. WE'VE BEEN WORKING FOR YEARS ON THIS PROJECT WITH A NOISE CONSULTANT TO ENSURE THAT OUR DEVELOPMENT MET AND EXCEEDED THE EHA STANDARDS. WHEN WE BOUGHT THE PROPERTY, WE ACTUALLY ASKED THE CITY WHO THEY USED TO DEVELOP THE HA STANDARDS AND IF WE COULD USE THEM TO ENSURE THAT WE STAYED COMPLIANT. SO WE HIRED H M M H THE SAME CONSULTANT THE CITY USED TO DEVELOP THE STANDARDS AND THEY HAVE BEEN ANALYZING ALL OF OUR VARIOUS ITERATIONS OVER THE YEARS. HOPEFULLY YOU'RE ALL RECEIVED A COPY OF THE LETTER THAT H M M H ISSUED IN RESPONSE TO THE STAFF REPORT AND PROVIDES SOME CLARIFICATION TO THEIR ANALYSIS AND SHOWS THAT IN THEIR EXPERT OPINION, WE ARE ACTUALLY IN CONFORMANCE WITH THE EHA MAP, EVEN WITH OUR PROPOSED PHASING. IF YOU DON'T HAVE A COPY OF IT, I HAVE SOME EXTRA COPIES HERE. A COUPLE OF THE KEY S, ALL OF OUR RESIDENTIAL IS SITUATED OUTSIDE OF THE 75 D B A CONTOUR LINE AND NO UNITS EXCEED THAT 75 D B A THRESHOLD WITH OR WITHOUT THE COMMERCIAL STRUCTURES. WE SITUATED THOSE STRUCTURES WHERE THEY ARE TO PROVIDE ADDITIONAL PROTECTION AS THAT IS GENERAL GOOD PRACTICE AND THEY WILL PROVIDE ADDITIONAL NOISE MITIGATION OVER TIME. BUT SIMPLY ENSURING NO BALCONIES ARE AND PATIOS ARE BUILT ON THE SOUTHERN FACADE OF THE BUILDINGS AND UTILIZING ENHANCED BUILDING MATERIAL TO KEEP INTERIOR NOISE LEVELS BELOW ACCEPTABLE LEVELS PROVIDE APPROPRIATE MITIGATION AND PROTECTION FOR OUR RESIDENTS. WE HAVE H HMA M M H AVAILABLE VIA ZOOM TO ANSWER ANY QUESTIONS SHOULD YOU HAVE ANY. NOW, AS PART OF OUR REDESIGN, WE WANTED TO MAKE SURE WE DID A DEEP DIVE INTO ALL APPLICABLE CITY POLICIES AND, AND THE COMPREHENSIVE PLAN. THE FIRST OF THIS IS THE DOWNTOWN VISION STRATEGY UPDATE OF 2019. THIS POLICY SPECIFICALLY ADDRESSES THE UNDERDEVELOPED PROPERTIES SOUTH OF PLANO [00:50:01] PARKWAY THAT ARE WITHIN WALKING DISTANCE TO THE DART STATION AND MENTIONS THAT THEY'RE SUITABLE FOR MIXED USE DEVELOPMENT AND RESIDENTIAL USES WITH IMAGINATIVE DESIGN AND AMENITIES. THAT THIS, UH, DEVELOPMENT PLAN ACHIEVES ALL OF THE APPLICABLE GUIDING PRINCIPLES OF THE DOWNTOWN PLAN. THEN WE GET INTO THE COMPREHENSIVE PLAN. 2021. OUR PROPERTY IS DESIGNATED AS EXPRESSWAY CORRIDORS IN THE UPDATED PLAN. THE EXPRESSWAY CORRIDOR HAS THREE MAIN PRIORITIES. THE REDEVELOPMENT OF THE 75 CORRIDOR, PROTECTING LAND USES IN THE EHA AND UTILIZING RESIDENTIAL USES FOR THE REDEVELOPMENT OF UNDERPERFORMING COMMERCIAL AREAS. THIS PLAN ACHIEVES ALL THREE OF THOSE PRIORITIES. THE CHART, UH, THIS IS A CHART OF THE DESIRABLE CHARACTER DEFINING ELEMENTS OF THE EXPRESSWAY CORRIDORS. AGAIN, WE'VE BEEN IN BELIEF THAT WE'RE MEETING ALL OF THESE ELEMENTS. NOW WE GET INTO ALL THE APPLICABLE POLICY ACTIONS, UH, OF THE COMPREHENSIVE PLAN. OUR PROJECT IS IN CONFORMANCE WITH NINE AND ONE THIRD OF THE 10 APPLICABLE POLICY ACTIONS. THE FIRST IS LAND USE POLICY ACTION FOUR, WHICH CALLS FOR RE REVITALIZATION OF UNDERPERFORMING RETAIL. THE NEXT IS L U FIVE, WHICH ENSURES RESIDENTIAL ADJACENCY STANDARDS. OUR PROJECT IS OF SIMILAR HEIGHT AND SCALE TO THE SURROUNDING NEIGHBORHOOD. THIRD IS THE T O D POLICY ACTION FIVE, WHICH ENCOURAGES NEW DEVELOPMENT WITHIN A HALF MILE OF A LIGHT RAIL STATION. NEXT IS T O D FOUR, WHICH DESCRIBES USING STRUCTURED PARKING TO INCREASE OPPORTUNITY FOR MORE OPEN SPACE, WHICH IS WHAT WE'VE DONE. FIFTH IS THE, UH, REDEVELOPMENT AND GROWTH MANAGEMENT POLICY ACTION ONE, WHICH TALKS ABOUT CONSISTENCY WITH THE FUTURE LAND USE MAPS AND DASHBOARDS, ALL OF WHICH WE BELIEVE WE'VE MET. SIX IS RGM FOUR, WHICH TALKS ABOUT PROVIDING SUFFICIENT OPEN SPACE. NEXT IS RGM FIVE, WHICH WE ONLY PARTIALLY MEET. I'M SURE MANY OF YOU'RE AWARE. RGM FIVE A AND B, WHICH RESTRICT RESIDENTIAL DEVELOPMENT TO KNOW MORE THAN 50% OF THE PROJECT AND REQUIRES A MINIMUM OF 33% NON-RESIDENTIAL SQUARE FOOTAGE THROUGH ANY PHASE DEVELOPMENT, UH, WAS A HIGHLY DISCUSSED TOPIC DURING THE ADOPTION OF THE COMPREHENSIVE PLAN. THESE MINIMUM AND MAXIMUMS ARE VERY DIFFICULT TO APPLY ACROSS THE ENTIRE CITY. AS I MENTIONED, DURING THOSE COMPREHENSIVE PLAN HEARINGS. UNDERPERFORMING COMMERCIAL AREAS LIKE SUCH AS THIS NEED THE ADDITIONAL RESIDENTIAL TO STIMULATE THE ECONOMIC ACTIVITY IN THOSE AREAS JUST AS THE COMP PLAN SUGGESTS ELSEWHERE. LUCKILY, THE COMP PLAN ALLOWS YOU TO OVERRIDE THAT POLICY ACTION SO LONG AS YOU MAKE FINDINGS. WE ASK THAT YOU LOOK AT OUR PROJECT IN THE CONTEXT OF THE NEIGHBORHOOD AS A WHOLE. THE DEVELOPMENT NEVER PIERCES THE 33% NON-RESIDENTIAL SQUARE FOOTAGE IN PHASE AND TOTALS 51% RESIDENTIAL AT FULL BUILDOUT FOR THE NEIGHBORHOOD. FINALLY, WE'RE BUILDING OUR GREEN SPACE CONCURRENT WITH THE FIRST PHASE. OUR GMA IS ANOTHER ITEM FROM THE STAFF REPORT THAT WE WERE A LITTLE CONFUSED ABOUT. OUR PROJECT IS CONSISTENT, WHICH WITH THE FUTURE LAND USE MAPS AND DASHBOARDS, WHICH ARE DIFFERENT THAN THE POLICY ACTIONS. AND WE ARE PROVIDING A DIVERSITY OF HOUSING TYPES AND WITHIN A HALF MILE OF THE DART STATION. THE LAST TWO POLICY ACTIONS ARE FOR THE REVITALIZATION OF RETAIL SHOPPING CENTERS. OUR RETAIL, UH, CORNER IS CERTAINLY A PRIME CANDIDATE FOR REDEVELOPMENT AND WE ARE CERTAINLY IN, UH, INCLUDING ACTIVE, OPEN AND GREEN SPACE. LIKE I MENTIONED BEFORE, BECAUSE WE DID NOT COMPLY WITH THE TWO-THIRDS OF SINGLE POLICY ACTION, YOU MUST MAKE FINDINGS THAT OUR PROPOSAL IS CONSISTENT WITH GUIDING PRINCIPLES OF THE COMPREHENSIVE PLAN AND IS SUBSTANTIALLY BENEFICIAL TO THE IMMEDIATE NEIGHBORHOOD. WE BELIEVE WE MEET ALL THREE OF THE GUIDING PRINCIPLES AND HERE ARE OUR PROPOSED FINDINGS. FIRST, AS P PLANO TODAY, WE'LL REVITALIZE AN UNDERPERFORMING COMMERCIAL AREA. WE HAVE BEEN TRYING TO LEASE THE EXISTING PROPERTY FOR TWO YEARS WITH NO ACTION AND THERE'S NO DEMAND FOR LARGE SCALE COMMERCIAL DEVELOPMENT. WE'LL CREATE A VIBRANT LIVE WORK PLAY DISTRICT ADJACENT TO DART. THE PLAN WILL ELIMINATE, ELIMINATE VACANT DARK STRUCTURE AND PROMOTE SAFETY AND VIABILITY OF THE NEIGHBORHOOD. AND THE PLAN WAS DEVELOPED IN SUPPORT OF OUR NEIGHBORS. SIR, YOU HAVE ONE MINUTE LEFT. OKAY. UH, FOR PLANO 2050, WE'RE PROVIDING FUTURE GENERATIONS THE ABILITY TO CHANGE HOUSING TYPES BUT REMAIN WITHIN THE CITY OF PLANO. WE ARE RIGHT-SIZING THE COMMERCIAL STATE, UH, UH, SPACE FOR SUSTAINABLE EMPLOYMENT AND HOSPITALITY. AND THE PROJECT WILL ENCOURAGE INCREASED PUBLIC RIDERSHIP AND THE PLAN WILL HOPEFULLY SPUR FURTHER ECONOMIC INVESTMENT IN THE NEIGHBORHOOD. FINALLY, PLANO. TOGETHER THIS PROPERTY IS ONE, ONE OF THE MOST TRANSIT RICH LOCATIONS IN THE CITY OF PLANO. WE'RE ADJACENT TO A LIGHT RAIL STATION, A RUNNING TRAIL, A MAJOR BUS STOP IN TWO MAJOR HIGHWAYS THAT ALL PEOPLE OF PLANO WE'RE BUILDING THIS 1.4 ACRE PLAZA GREEN, WHICH WILL BRING THE COMMUNITY TOGETHER. AND THE PLAN WAS DEVELOPED IN COLLABORATION AND SUPPORT OF OUR NEIGHBORS. ON THAT NOTE, I'VE PERSONALLY SPOKEN WITH EVERY ONE OF OUR NEIGHBORING PROPERTY OWNERS AND THEY ALL SUPPORT US. PLEASE SEE HERE SOME [00:55:01] OF THE LETTERS THAT WE'VE RECEIVED. I WANNA PARTICULARLY POINT OUT THE LETTER ON THE RIGHT FROM THE OWNER OF THE AURA ONE 90 APARTMENT COMPLEX. NEXT TO US, THE RESIDENTIAL COMPONENT OF OUR PROJECT WILL BE A DIRECT COMPETITOR TO THEIR PROPERTY. DESPITE THIS, THEY SEE THE OVERALL VISION OF OUR PLAN AND HOW THIS CAN TRANSFORM THE NEIGHBORHOOD IS ANOTHER INDICATION THAT THERE'S ENOUGH DEMAND IN THIS AREA FOR OUR PROJECT. SIR, YOUR TIME IS UP. JUST WRAP UP REAL QUICK TO SEE. YEP. THE, AGAIN, THE VISION THAT OUR NEIGHBORS ARE SEEING IS HAVING THIS BE THE NEW FACE OF PLANO PARKWAY. WE DO HAVE SLIDES THAT TALK ABOUT ALTERNATIVES IF WE WANT TO DISCUSS THAT. AND IF A PROJECT LIKE THIS ISN'T APPROVED, YOU KNOW, WHAT WOULD THE OTHERWISE STATUS OF THE PROPERTY BE? WE'RE HAPPY TO GO THROUGH THAT AND Q AND A. THANK YOU. YEP. DO WE HAVE ANY OTHER SPEAKERS OTHER THAN THE APPLICANT ON THIS ITEM? WE DO NOT. OKAY. SO WITH THAT, I'M GONNA SEE IF WE HAVE ANY QUESTIONS FOR THE APPLICANT. I'M LOOKING MR. BROSKI FOLLOWED BY COMMISSIONER TOM. UH, COULD YOU RESTATE WHAT YOU FELT CAUGHT YOU OFF GUARD? WELL, LET ME START LIKE THIS. I'M REALLY EXCITED ABOUT SOME OF THE THINGS THAT YOU'VE TALKED ABOUT IN HERE. THE, THE HIGH QUALITY STANDARDS AND THE MATERIAL DESIGN STUFF. UH, I I THINK WE DEFINITELY NEED TO, TO, UH, ALWAYS BE PUSHING THAT ENVELOPE. THE SECOND THING THAT YOU MENTIONED THAT I FELT IS VERY CRITICAL, UH, AS SOMEBODY WHO SERVED ON THE COMPREHENSIVE PLAN, UM, I BELIEVE THAT UNIQUE DESIGNS, UM, WELL, LET ME, LET ME REPHRASE THAT. I BELIEVE THAT THE COMPREHENSIVE PLAN ALLOWS US TO HAVE MULTI-FAMILY USE ALMOST ANYWHERE IN THE CITY IF IT'S DELIVERED AT A LEVEL THAT WE FIND, UM, MEETS OUR STANDARDS AND HAS THAT WOW FACTOR, HAS THAT UNIQUE DESIGN. UH, AND SO I'M VERY GLAD THAT YOU POINTED THAT OUT. MY FIRST QUESTION FOR YOU WAS, YOU MADE A COMMENT ABOUT SOMETHING RELATED TO THE E H A CAUGHT YOU OFF GUARD, UH, THAT YOU RECEIVED OVER THE WEEKEND. CAN YOU STATE THAT AGAIN? YEAH. WE HAD NO INDICATION THAT OUR E HHA SITE ANALYSIS WAS NOT IN CONFORMANCE. UH, WE DID AN E HHA SITE ANALYSIS WITH H M M H, WHO WAS THE CITY'S CONSULTANT, UH, DURING THE, UH, ADOPTION OF THE EHA, UH, PLAN. UM, THEY'VE BEEN PART OF THIS PROCESS FOR MULTIPLE YEARS AND WE'VE UTILIZED THEM CONTINUALLY ALONG THE WAY. UH, THEIR STUDY, UH, AS STATED IN THE RESPONSE LETTER THAT THEY PROVIDED, IS THAT IN THEIR BELIEF THAT WE ARE IN COMPLIANCE WITH IT. AND SO WHEN WE SAW THAT OVER THE, THE FIRST TIME WE HEARD OF IT OVER THE WEEKEND TO THE DETAIL THAT THAT WE DID WAS, UM, WAS THAT, SO THAT CAUGHT US OFF GUARD BECAUSE THE ENTIRE TIME, AS WE'VE EXPRESSED TO STAFF AND EVERYBODY ELSE THAT, THAT WE'VE BEEN DESIGNING THIS ENTIRE PROJECT TO BE COMPLIANT WITH THAT FROM THE VERY BEGINNING. SURE. OKAY. UH, SO MY NEXT QUESTION, UH, IS ERIC STILL ON THE LINE? HE SHOULD BE. I BELIEVE HE SHOULD BE. ERIC, CAN YOU, UM, I AM, CAN YOU PLEASE HELP ME WITH THIS? HELP ME TO UNDERSTAND HOW THIS, UH, CAUGHT, UH, MR. WOLF OFF GUARD AND, UH, JUST RECEIVING THIS INFORMATION THAT DOESN'T STRIKE ME AS HOW WE NORMALLY OPERATE. NO, AND YOU KNOW, I, NOT TO AIR OUR BACK AND FORTH, WE HAVE BEEN COMMUNICATING THIS WITH THE APPLICANT FOR SOME TIME. UM, WE'VE PROVIDED COMMENTS, I THINK TWO OR THREE ROUND OF COMMENTS ON THE NOISE STUDY. UM, SO THEY'RE, THEY'RE VERY AWARE THAT WE HAVE THESE CONCERNS AND, UM, YEAH, I I THINK IT'S JUST, UH, MAYBE OUR, OUR UNDERSTANDING IS DIFFERENT THAN THEIR UNDERSTANDING, BUT WE THOUGHT WE COMMUNICATED THIS WELL. CAN I GO AHEAD. RESPOND. YEAH. UM, SO WE'VE ALWAYS KNOWN THAT THERE'S BEEN A CONCERN ABOUT THE PHASING. THE PHASING HAS BEEN A BIG TOPIC AND A BACK AND FORTH WITH THE CITY FOR A LONG TIME. UM, WE'VE MADE OUR STATEMENT CLEAR ON WHAT WE CAN PROVIDE WHEN WE ALSO BELIEVE IT WAS CLEAR IN H HM M H'S STUDY THAT THE, THE, THE COMMERCIAL STRUCTURES BEING BUILT DID NOT HAVE AN IMPACT ON THEIR ANALYSIS. SO THERE ARE A NUMBER OF UNITS ON THE SOUTH PORTION OF THE SITE CLOSEST TO THE HIGHWAY THAT ARE BETWEEN THAT 65 AND 75 D B A LEVEL. THAT JUST MEANS THAT THERE NEED TO BE CERTAIN MITIGATIONS THAT PROTECT RESIDENTS. WE APPLIED THE RECOMMENDATIONS THAT H M M H MADE, WHICH WAS NO BALCONIES OR PATIO ON THAT SOUTHERN FACE OF THE SITE. AND THEN IN ADDITION, I THINK THE PURPOSE OF IT IS TO PROTECT PEOPLE FROM LONG-TERM HIGH NOISE LEVELS, PARTICULARLY WHEN THEY'RE SLEEPING. AND SO WE COMMITTED TO THE, UM, ENHANCING OUR BUILDING MATERIALS SUCH THAT WE ACHIEVE A NOISE LEVEL OF 45, UH, DBA ON AN INTERIOR LEVEL. OKAY. THAT'S, UH, I JUST, I ALWAYS WANNA MAKE [01:00:01] SURE WE CLARIFY WHEN ANYONE'S MAKING STATEMENTS THAT ARE REFERENCING OUR DEVELOPMENT STAFF AND HOW THEY'RE RESPONDING. I JUST WANNA BE CLEAR ABOUT WHERE EVERYBODY'S AT ON THAT. THANK YOU VERY MUCH FOR YOUR TIME. YEP. I MIGHT ADD IT, IT APPEARS TO ME THAT THERE MAY BE SOME MISUNDERSTANDING ON THE PART OF THE CONSULTANT BECAUSE IN THEIR LETTER THEY STATE THAT THE, UH, THEY'RE RESTRICTING BALCONIES AND PATIOS ON THE SOUTHERN FACADE RELATED TO THE SINGLE FAMILY STRUCTURES IN THAT LAST PARAGRAPH. AND I DON'T FIND THAT IN THE PLANNED DEVELOPMENT LANGUAGE. SO I KNOW, YOU KNOW, THEY GO ON TO TALK ABOUT HOW THE ROOF DECKS HAVE BEEN REMOVED. WE KNOW THAT. BUT IN MY READING OF THE PLAN DEVELOPMENT LANGUAGE, THE MULTIFAMILY DOES HAVE THAT RESTRICTION, BUT THE SINGLE FAMILY DOES NOT HAVE THAT RESTRICTION. MY UNDERSTANDING IS THAT FOR THE ENTIRETY OF TRACT ONE, ALL RESIDENTIAL ON THE ENTIRETY OF TRACT ONE RESTRICT PATIOS AND BALCONIES ON THE SOUTHERN FACADE. I I, I WOULD BE INTERESTED TO SEE THAT LANGUAGE BECAUSE, DO WE HAVE THIS, SOMEBODY HAVE THE PD STIPULATION? I HAVE IT, YEAH, WE HAVE IT IN OUR STAFF REPORT. I DON'T KNOW IF WE HAVE IT. SO CAN WE SUBMIT THAT? YOU WOULD AGREE? YEAH. THERE WOULD BE NO, WHATEVER SAYS IN HERE, WHATEVER WAS APPROVED WOULD INCLUDE NO BALCONIES ON THE SOUTHERN SIDE. ON THE SOUTHERN FACE OF ANY RESIDENTIAL. ANY RESIDENTIAL. THAT'S RIGHT. OKAY. YEP. SO IT COULD BE QUITE EASILY, THAT'S WHY THERE'S A MISCOMMUNICATION IS THERE'S A MISSING SENTENCE SOMEWHERE. YEAH. . AND THAT WAS ENOUGH TO THROW EVERYBODY OUT. SURE. OKAY. SO LET'S MOVE ON. COMMISSIONER TONG, YOU WOULD MEAN NEXT. THANK YOU, CHAIRMAN. UM, FIRST OF ALL, I, UH, WANNA PLOW YOUR EFFORT ON THIS PROJECT. PERSONALLY, I'M IN FAVOR OF ANY PROJECT THAT WILL REVITALIZE OUR UNDERPERFORMING RETAIL, UM, COMMERCIAL PROPERTIES IN PLANO. UM, SO YOUR PROPOSAL SEEMS VERY APPEALING TO ME. IT LOOKS GREAT. IT'S A GREAT IDEA TO REVITALIZE THAT PIECE OF PROPERTY THAT'S IN A VERY DIFFICULT CORNER THERE. IT'S VERY HARD TO GET TO AND IT'S, YOU KNOW, JUST KIND OF UNDER TWO, YOU KNOW, THE INTERSECTION OF TWO HIGHWAYS. UM, I HAVE A COUPLE OF QUESTIONS. JUST THIS PICTURE YOU'RE SHOWING RIGHT NOW MM-HMM. , IT LOOKS LIKE THE, UM, TOWN HOMES OR THE SINGLE FAMILY RESIDENTIAL, UH, UNITS ARE ATTACHED, UNITS ARE SIMILAR HEIGHT TO THE FIVE STORY BUILDINGS OR THEY'RE DIFFERENT HEIGHTS. THEY'RE, THEY'RE THREE STORIES. SO JUST AN ANGLE OF WHERE, AND IT DOES THAT, IT SHOWS IT IN THE PARK SLIDE AS WELL. IT, GIVEN THE PERSPECTIVE THAT YOU'RE LOOKING FROM MAKES IT NOT, IT PROTECTS THE MASSING OF THE MULTI-FAMILY BY ADDING THOSE TOWN HOME UNITS THERE. BUT THREE STORIES, THEY'RE TOTALLY DIFFERENT HEIGHTS. OKAY. SO IF I WERE IN THE MIDDLE OF THE COMMUNITY IN THOSE SINGLE FAMILY ATTACHED UNITS, THEN THERE WILL BE LIKE TWO HUGE, REALLY TALL BUILDINGS AROUND ME, BEHIND THE PROPERTY. THERE'S BEHIND THE, THE SINGLE FAMILY RESIDENCES. THERE'S AN ACCESS STREET WHERE THOSE OWNERS WOULD ACCESS GARAGES, UM, TO THEIR TOWN HOMES, UM, WHICH PROVIDES A BUFFER TO THE MULTI-FAMILY DIRECTLY BEHIND IT. I CAN TRUCK WHICH ONE. SO AS YOU CAN SEE HERE, THE, THERE'S TWO STORIES ABOVE THOSE THREE STORY TOWN HOMES YOU CAN KIND OF SEE IN THE DISTANCE. THAT'S THE MULTI-FAMILY BEHIND THE TOWNHOMES. AND THEN I DON'T KNOW WHERE WE HAVE A SITE PLAN. YOU CAN SEE THAT ACCESS ROAD FOR ALL OF THOSE UNITS BETWEEN THE MID-RISE RESIDENTIAL AND THE TOWN HOMES. OKAY. AND THE, UM, EACH OF THE SINGLE FAMILY ATTACHED UNITS HAVE THEIR OWN GARAGE, RIGHT? CORRECT. OKAY. UM, SECOND QUESTION I HAVE, DO YOU KNOW THE CLOSEST THE RETAIL, I UNDERSTAND THAT THIS PROPERTY RIGHT NOW IS UNDERPERFORMING. IT'S PROBABLY, I THINK IT'S BECAUSE OF THE LOCATION, BUT ONCE YOU HAVE RESIDENTS THERE MM-HMM. , ONCE YOU HAVE 500 OR MORE UNITS THERE, THEN IT COULD BE A VERY WELL, YOU KNOW, LOCATED PLACE FOR RETAIL. SO, UM, DO YOU KNOW WHAT, WHERE IS THE CLOSEST THE RETAIL CENTER TO THIS RESIDENCE? SO THE CLOSEST CURRENT RETAIL CENTER IS DOWN IN RICHARDSON IN THE CITY LINE DEVELOPMENT. THERE'S A WHOLE FOODS THAT'S LESS THAN A [01:05:01] MILE AWAY, AND ALL OF THE RETAIL ASSOCIATED WITH THAT IS THERE. WHAT OUR HOPE IS, AND WHAT WE BELIEVE THIS PROPERTY WOULD PROVIDE IS THE ADDITIONAL REINVESTMENT OF THE PROPERTIES JUST NORTH OF PLANO PARKWAY THAT ARE SITUATED TO SERVICE THAT RIGHT NOW, INCLUDING THERE WAS THE FORMER, UH, LOVE AND WAR IN TEXAS. IT WAS A RESTAURANT THAT CLOSED DOWN CUZ THERE'S NOT ENOUGH DEMAND IN THAT AREA. WE THINK BRINGING PEOPLE TO THIS AREA IS GONNA REVITALIZE ALL OF THOSE PROPERTIES TO THE NORTH OF IT THAT ALLOW IT TO BE ABLE TO SERVICE IT IN ADDITION. AND WE DID, WE ARE SHOWING IN OUR OFFICE, BUILDING A SMALL AMOUNT OF RETAIL. WE'RE THINKING OF THAT LIKE A COFFEE SHOP, A RESIDENT WHO TAKES BART OR A DART INTO THE, UM, INTO THE, UH, UH, TO WORK CAN GRAB A CUP OF COFFEE ON THEIR WAY DOWN. SO, UM, WE SEE THIS BUILDING OVER TIME, BUT CURRENTLY WHERE THAT WOULD BE SERVICED FOR TODAY IS IN, UH, THE CITY LINE DEVELOPMENT, WHICH I CAN PULL UP THAT TO SHOW IT'S LESS THAN A MILE. YEAH, IT'S OKAY. I KNOW WHERE IT IS. YEAH, I, I'M JUST, UH, WELL, I WANNA POINT OUT THAT THE DISTANCE-WISE IS VERY CLOSE, BUT BECAUSE IT'S ON THE OTHER SIDE OF THE HIGHWAY, IT COULD BE A LITTLE BIT CHALLENGING FOR THE RESIDENT TO FEEL LIKE THEY BELONG. THAT'S WHERE THEY WILL GO TO. SO I STILL THINK THAT'S A CHALLENGE TO THE QUALITY OF LIFE OF THE RESIDENTS THERE, EVEN THOUGH THERE IS A HUGE SHOPPING CENTER JUST CROSSED THE HIGHWAY, BUT THERE IS A HIGHWAY IN BETWEEN. SO YOU SEE, YOU SEE MY POINT. SO I, I'M KIND OF SUPPORTIVE TO THE STAFF'S VIEW THAT THIS PROPERTY DEVELOPMENT ITSELF NEEDS, ITS ALL RETAIL OR COMMERCIAL COMPONENTS TO MAKE IT, UM, SUSTAINABLE. SO THAT'S, THAT'S KIND OF, UH, WHAT I'M THINKING. THANK YOU. YOU'RE WELCOME. COMMISSIONER ROWLEY. UM, GREAT QUESTION. I WAS BACK ON COMMISSION. I THINK SHE ANSWERED SOME OF MY QUESTIONS. UM, HELP ME ANCHOR TO THE NUMBERS YOU SHOWED THAT SHOWED, UH, RESIDENTIAL IS ABOUT 51%. THAT'S RIGHT. IF MY MEMORY SAYS ME RIGHT PICTORIALLY THAT I'M, I'M TRYING TO RECONCILE THAT. RIGHT? YEAH, BECAUSE I'LL SHOW YOU IN OUR MAP HERE AT FULL BUILT OUT BUILDOUT WITH ALL THE HIGHLIGHTED PROPERTIES, IT'S 49% COMMERCIAL AND 51% FROM A SQUARE FOOTAGE PERSPECTIVE, RESIDENTIAL OF ALL OF THE HIGHLIGHTED PROPERTIES. OH, SO NOT JUST A PROJECT OF EVERYTHING THAT'S RIGHT IN THERE. THAT'S RIGHT. BECAUSE WE'RE, WE WON'T MEET IT ON OUR SITE AND WE'RE, WE'RE ASKING THE, UH, P N Z TO LOOK AT IT IN THE CONTEXT OF AN ENTIRE NEIGHBORHOOD, GIVEN THAT WE NEED TO DO SOMETHING TO REVITALIZE THIS AREA BECAUSE WE CAN'T, WE JUST CAN'T BUILD COMMERCIAL THERE TODAY. THERE'S, THERE'S NO ABILITY TO DO THAT. THERE'S NO FINANCING FOR IT AND THERE'S NO DEMAND AS IT CURRENTLY EXISTS. AND TO FOLLOW YOUR COLOR CODE, BLUE IS COMMERCIAL, YELLOW IS RED? NO, UH, SORRY. BLUE IS OFFICE, MOSTLY OFFICE FLEX SPACE. THE RED IS RETAIL. MM-HMM. , THE PURPLE IS THE HOTEL PIECE. UH, THE GREEN IS THE PARK OR THE PLAZA GREEN AND THE YELLOW IS THE RESIDENTIAL. OKAY. UM, ANY THOUGHT TO THE MIDRISE RESIDENTIAL CLOSE AS TO THE BLUE AND THE RED? WAS THERE ANY THOUGHT GIVEN TO, INTO, WHICH IN MY MIND WOULD SATISFY A MORE OF A MIX OF USED, LEAVE, WALK, PLAY, KIND OF, UM, VIBE TO THE PROPERTY, TO CHANGING THAT FROM RESIDENTIAL TO MORE, UM, I DON'T KNOW, RESTAURANTS, YOU KNOW, SOMETHING, UM, NOT NECESSARILY COMMERCIAL LIKE OFFICE SPACE, BUT MORE RESTAURANTS, GROCERY STORES TO SATISFY, WHICH WILL GIVE IT MORE OF THAT CITY LINE VIBE THAT YOU MENTIONED IN THE FIRST PLACE? YEAH, SO INITIALLY, THIS IS AGAIN, THREE YEARS AGO, EARLY DAYS IN DESIGN OF THIS, UM, WE WERE LOOKING AT, UM, ALMOST LIKE SHOP RETAIL SPACE, UH, ON THE SOUTHERN PORTION OF THE SITE, UM, WHERE WE THOUGHT IT WAS MOST APPROPRIATE. UH, AGAIN, THROUGH BACK AND FORTH WITH STAFF, UM, WE WANTED TO BE ABLE TO PROVIDE AS MUCH HIGHWAY NOISE PROTECTION AS WE CAN, WHICH LED TO THE OFFICE DESIGN THAT WE'VE CUR CURRENTLY GOTTEN. UM, SO AGAIN, YOU KNOW, AND I GUESS IN THE WAY THE PD STIPULATIONS ARE WRITTEN, UM, THE COMMERCIAL SPACE ON THE SOUTHERN PORTION OF THIS SITE, UH, IS CC STILL AND, AND WOULD APPLY TO THOSE. SO I GUESS WE, YOU COULD SWAP OUT THE OFFICE FOR RETAIL. UH, WE JUST THOUGHT THAT, UH, DRIVING AN ECONOMIC BASE HERE WOULD BE MORE BENEFICIAL. IT, IT WON'T BE THE OFFICE FOR RETAIL. IT'LL BE TAKEN THE MID-RISE TO THE LEFT TOP [01:10:01] CORNER AND SWAPPING THAT OUT FOR RESTAURANT RETAIL. RIGHT. AGAIN, I THINK PART OF OUR THESIS HERE THOUGH IS BRINGING PEOPLE TO THIS AREA AND THAT'S WHAT'S GONNA CREATE THE VIBRANCY OF THIS NEIGHBORHOOD. IT'S A SOMEWHAT CONDENSED NEIGHBORHOOD. UM, AND WE THINK THAT HAVING THE CONCENTRATION OF PEOPLE AND RESIDENTS THERE IS MORE IMPORTANT TO HELPING THAT BE SUCCESSFUL. LAST QUESTION. UM, JUMPING OFF OF WHAT COMMISSIONER NATON ASKED WITH THE SINGLE, THE TOWN HOMES ESSENTIALLY BEING IN BETWEEN TWO MUCH TALLER BUILDINGS. I REMEMBER A ZONING CASE WHERE, UM, A SHADOW ANALYSIS WAS, UH, UH, WAS AN ISSUE IN THAT RESPECTIVE, I, AGAIN, THINKING IF I'M LEAVING IN THERE AND AT ODD TIMES OF THE DAY, IT FEELS LIKE NIGHT , I DUNNO WHAT THE MITIGATION IS, BUT THAT JUST FEELS OFF PERSONAL UNDERSTAND GETS MORE OF A COMMENT THAN A QUESTION. COMMISSIONER RATLIFF, THANK YOU, MR. CHAIRMAN. UM, JUST TO FOLLOW UP ON A COUPLE OF THINGS, UM, FIRST OF ALL, I'M VERY FAMILIAR WITH THIS AREA. I'VE ACTUALLY RIDDEN MY BICYCLE DOWN THIS TRAIL DOWN TO CITY LINE A NUMBER OF TIMES, SO I KNOW EXACTLY HOW TO GET FROM YOUR SITE DOWN TO CITY LINE. MM-HMM. , UM, THE PROXIMITY IS, I'M NOT SURE HOW YOU GET ANY CLOSER TO THAT DART STATION UNLESS YOU'RE ON THE OTHER SIDE OF THE FREEWAY. SO I'M, I I, I ACTUALLY DO APPLAUD YOU FOR THE CONNECTIVITY TO THE DART STATION BECAUSE NOT ONLY IS THAT ON THE CURRENT DART STATION, IT'S GONNA BE ON THE SILVER LINE AS WELL. SO THAT'S GONNA BE THREE DIFFERENT LINES RIGHT THERE, WHICH WILL PROVIDE PEOPLE GREAT ACCESS TO DART. SO I THINK THAT'S A WINNER. UM, HAVE, HAVE Y'ALL CONSIDERED AT ALL, AND I UNDERSTAND YOUR CHALLENGES WITH THE COMMERCIAL AND THE HOTEL, I MEAN, THAT'S A DEMAND ISSUE. UM, HAVE YOU CONSIDERED AT ALL ANY SHORT-TERM MITIGATION MEASURES? I AM VERY CONCERNED ABOUT THE ROW OF RESIDENTIAL THAT EFFECTIVELY WILL BE FACING THE FREEWAY IN THE SHORT IN PHASE ONE. BECAUSE IF PHASE TWO IS INDEFINITE, WHICH IT IS AT THIS POINT, YEP, THEN THAT MEANS THAT THAT ROW OF RESIDENTS WOULD FACE THE FREEWAY FOR AN INDEFINITE PERIOD. UM, LOOKING AT A VACANT LOT, UM, HAVE YOU GIVEN ANY CONSIDERATION TO A SHORT TERM OR INTERIM MEASURE FOR MITIGATION FOR SPECIFICALLY THAT ROW OF RESONANCE AS WELL AS YOUR PLAZA GREEN THAT WOULD BE BASICALLY FACING THE FREEWAY AS WELL? DOES THAT COME UP AT ALL IN YOUR DELIBERATIONS? FROM A LOOKING AT A VACANT LOT PERSPECTIVE, TYPICALLY WHEN WE'RE DOING THESE MULTI-PHASE DEVELOPMENTS, WE'LL DO SOME SORT OF PLANTING ON THE VACANT LOT FOR THE PERIOD OF TIME THAT WE'RE NOT BUILDING IT. SO YOU'RE NOT LOOKING OUT AT A PILE OF DIRT OR A BIG PARKING LOT OR SOMETHING LIKE THAT. SO THAT'S TYPICALLY WHAT WE DO. WE HAVEN'T LOOKED, UH, SPECIFICALLY FROM A NOISE MITIGATION STANDPOINT, WE DID COMMIT TO, UM, BASICALLY A TREE LINE ON THE EASTERN PORTION OF THE SITE, WHICH, UM, YOU KNOW, WE WOULD WELCOME CONSIDERATION FOR FROM A TEMPORARY PERSPECTIVE ON THE SOUTHERN PORTION OF THE SITE AS WELL. BUT WE HAVEN'T, AGAIN, WE WERE TAKING IT IN THE CONTEXT OF WHAT OUR E H A CONSULTANT WAS TELLING US THAT WE'RE MITIGATING THEM APPROPRIATELY WITH OR WITHOUT OFFICES THERE. I I GUESS THE ONLY OTHER THING I'D ADD IS, UM, WE'VE SPOKEN TO THE ADJACENT, UM, APARTMENT OWNER AND, UM, ASSET MANAGERS. THEY'VE HAD NO COMPLAINTS FROM A NOISE PERSPECTIVE. I, I STILL UNDERSTAND THE CITY'S POLICY AND WHAT, UM, YOU GUYS ARE TRYING TO ACHIEVE FROM A QUALITY OF LIFE PERCE PERSPECTIVE, AND WE SUPPORT THAT, BUT THERE'S BEEN NO INDICATION TO DATE THAT THEY'VE HAD AN ISSUE WITH THAT. UM, AND WHEN THEY WERE APPROVED, THERE WAS NO SPECIAL PD LANGUAGE EVEN ABOUT INTERIOR, UM, NOISE LANGUAGE. AGAIN, IT WAS A DIFFERENT TIME, SO I UNDERSTAND, BUT, UM, AGAIN, WE'RE TRYING TO LOOK AT IT IN THE ENTIRE CONTEXT OF, OF THE NEIGHBORHOOD. SO DO YOU KNOW FROM TALKING TO THE NEIGHBORS, UM, MY EXPERIENCE WITH DEVELOPMENTS LIKE THIS IS THAT THAT PARTICULARLY ROW ALONG THE FREEWAY IS GONNA BE RENTED AT A DISCOUNT. UM, DO YOU HAVE ANY YEAH, THEY'VE INDICATED THAT IT'S NOT, UM, THOSE ARE MORE, UM, TOWN HOME STYLE UNITS ON THE SOUTHERN PORTION OF THEIR SITE AS WELL. RENTED, OBVIOUSLY NOT FOR SALE. UM, BUT THEY'VE, UM, THEY WERE IN HIGH NINETIES OCCUPANCY, UH, WHEN WE SPOKE LAST WEEK. SO THEY'VE NOT IS, UH, SAID, HAD ANY ISSUES FROM A OCCUPANT PERSPECTIVE THAT I'M AWARE OF OR A DISCOUNT. OKAY. SO WOULD YOU BE WILLING, IF, IF WE COME UP WITH SOME INTERIM SUGGESTION TO CONSIDER AN INTERIM MEASURE, UM, WOULD THAT BE SOMETHING THAT YOU WOULD BE WILLING TO [01:15:01] CONSIDER? YES, ABSOLUTELY. OKAY. THANK YOU. YEP. COMMISSIONER BRUNO. THANK YOU MR. CHAIRMAN. UM, TO ME THE ELEPHANT IN THE ROOM IS THE STAFF OBSERVATION THAT YOU'RE NOT ACTUALLY COMMITTING TO BUILD THE NON-RESIDENTIAL. THE ONLY THING YOU'RE COMMITTING TO DO IS IN PHASE TWO TO TAKE OUT A BUILDING PERMIT. THAT DOESN'T MEAN YOU'RE GONNA START PILING BRICKS ON EACH OTHER. OKAY. YEAH. SO AND WITHOUT THE NON-RESIDENTIAL, YOU LOSE WHATEVER MITIGATION YOU WOULD'VE GOTTEN FROM THE NOISE STANDPOINT THAT THE BUILDINGS WOULD HAVE PROVIDED. CORRECT. RIGHT. SO I THINK OF THOSE AS TWO SEPARATE ISSUES. ONE IS, IS THE NOISE AND ONE IS MORE OF A PHASING FROM AN ACTUAL, UM, COMMERCIAL COMPONENT. AGAIN, FROM THE NOISE PERSPECTIVE, AGAIN, EVERYTHING THAT WE'VE BEEN TOLD IS THAT IS NOT NECESSARY FROM A PURE MITIGATION STANDPOINT TO PROTECT THOSE RESIDENTS. SO THAT'S ONE ISSUE. MM-HMM. . THE SECOND ISSUE IS JUST FROM WILL IT GET BUILT? UM, IT'S A SIGNIFICANT INVESTMENT TO GET THROUGH CONSTRUCTION AND DOCUMENTATION AND PLAN CHECK TO GET TO THE POINT TO BE ABLE TO ACTUALLY PULL A BUILDING PERMIT AND ALL FEES ASSOCIATED WITH BUILDING A PERMIT. AND SO THAT'S OBVIOUSLY NOT TAKEN LIGHTLY. UH, WHERE WE FOUND THAT MOST BENEFICIAL FROM A PURE CONSTRUCTABILITY STANDPOINT IS PRODUCT TYPES SUCH AS OFFICE AND RESIDENTIAL ARE USUALLY FINANCED SEPARATELY, UM, UNLESS THEY'RE IN A VERTICAL MIXED USE COMPONENT. AND SO FROM A FINANCING PERSPECTIVE, AS YOU CAN IMAGINE FROM A LENDING, UH, AND EQUITY, UH, PERSPECTIVE, TYING THOSE TWO TOGETHER ON, AND THEY'RE, THEY'RE ONE'S A HIGH-RISE BUILDING ONE'S WOOD FRAME, SO THEY'RE DIFFERENT CONTRACTORS. YOU HAVE TWO TOTALLY SEPARATE BUILDS. AND SO WHERE WE'VE BEEN MOST SUCCESSFUL, WE ACTUALLY JUST DID THIS, UH, ON ANOTHER PROJECT, WELL, WE PULLED BUILDING PERMITS AT THE SAME TIME. ONE, ONE STARTED EARLIER. SO WE WERE ALSO THINKING ABOUT STUFF LIKE TIMING OF WHEN WE'RE DELIVERING. SO THERE'S LESS DISRUPTION TO THE OVERALL DEVELOPMENT. YOU DON'T FINISH THE APARTMENTS, YOU KNOW, A YEAR PRIOR TO FINISHING THE OFFICE. AND THEN ALL OF THOSE RESIDENTS HAVE TO LIVE THROUGH THE CONSTRUCTION OF THAT. SO THERE ARE A LOT OF COMPONENTS ABOUT TYING IT TO SOME FURTHER STAGE OF DEVELOPMENT. UH, AND WHAT WE'RE OF THE OPINION OF IS IT'S SUCH A SIGNIFICANT INVESTMENT FOR US TO JUST GET TO THE BUILDING PERMIT STAGE, THAT THAT'S SHOWING OUR GOOD FAITH EFFORT TO BE ABLE TO BUILD THAT. OTHERWISE WE'RE OUT. THAT, I MEAN, IT'S, IT'S MILLIONS ON PROJECTS LIKE THIS, UM, TO BE ABLE TO GET TO THAT STAGE. DOESN'T IT SEEM IRONIC THAT YOUR BASE ZONING DISTRICT THAT YOU'RE BUILDING UNDER IS CORRIDOR COMMERCIAL AND THERE MAY NOT, WE MAY NOT WIND UP WITH ANY COMMERCIAL IN A COMMUNITY IN A, UH, CORRIDOR COMMERCIAL DISTRICT. AGAIN, THAT'S OBVIOUSLY NOT OUR INTENTION WHATSOEVER. WE THINK WE ARE TAKING A BIG STEP AT PROVIDING THIS, WHAT WE THINK IS A HUGE AMENITY TO THE AREA AND HAVING THIS PLAZA GREEN AREA. YEP. UM, I, YES, I UNDERSTAND YOUR POINT. UM, ALL WE CAN DO IS ACT IN GOOD FAITH FOR WHAT WE KNOW THAT WE CAN GET DONE AND WHAT WE CAN EXECUTE ON. AND SO THAT'S KIND OF WHERE WE ARE. I UNDERSTAND. I'M NOT QUESTIONING YOUR INTENTION. YEP. I'M QUESTIONING AS, AS AS CIRCUMSTANCES DEVELOP. IT MAY NOT HAPPEN. IT MAY BE CONTRARY TO YOUR INTENTION, BUT IT STILL MAY NOT HAPPEN. YEP. OKAY. UH, ON ANOTHER SUBJECT, WHAT ARE YOU, WHAT DOES THE PLAN PROVIDE FOR NOISE MITIGATION FOR THE OUTDOOR AREAS IN THE, UH, 65 DECIBEL ZONE? UH, THERE'S A, A SETBACK ASSOCIATED WITH THAT AREA. THE VAST MAJORITY OF THAT IS OUT IS IN EH ONE, SO OUTSIDE THAT CONTOUR LINE. UM, AND THEN WE'RE WE COMMITTED TO PUTTING THE, I FORGET WHAT THE EXACT LANGUAGE IS, THE TREE SCREEN THAT GETS UP TO A CERTAIN HEIGHT, I THINK WITHIN TWO YEARS. I DON'T KNOW THE EXACT LANGUAGE I TALKING. DID YOUR STUDY ADDRESS THE MITIGATION OF THE OUTDOOR AREAS IF THE COMMERCIAL IS NOT BUILT? I DON'T KNOW THE ANSWER TO THAT. UH, CHRISTINE, CAN YOU SHED SOME LIGHT ON THAT? ASK THE QUESTION AGAIN? YES. OH, DOES HIS PROPOSAL OR THE, THE STUDY THAT HE SUBMITTED ADDRESS THE QUESTION OF WHETHER OR NOT THERE WOULD BE SUFFICIENT NOISE MITIGATION IN THE, IN THE, THE EHA ONE DISTRICT IF THE COMMERCIAL IS NOT BUILT? I'M TALKING ABOUT OUTDOOR AREAS, RIGHT. UM, I'M GOING TO HAVE TO SAY THAT, THAT I AM NOT A HUNDRED PERCENT CERTAIN ON THAT. I HAVE NOT LOOKED AT IT THAT CLOSELY IN THE LAST COUPLE OF WEEKS. UM, MY UNDERSTANDING WAS IN LOOKING AT IT WAS THAT IT, UH, IT DID INCLUDE THE [01:20:01] COMMERCIAL, BUT I, I COULD BE MISTAKEN ON THAT. SO, UM, THAT, THAT WAS MY UNDERSTANDING THOUGH, WHENEVER WE DID OUR ANALYSIS. OKAY. IS THE WHOLE OF THE RESIDENTIAL AREA WITHIN THE EHA ONE DISTRICT? IT IS. AND THAT MEANS THAT IT WOULD BE SUBJECT TO NOISE LEVELS BETWEEN 65 AND SE AND BELOW 75 DECIBELS? THAT IS CORRECT. OUR POLICY IS THAT, UH, WE'RE LOOKING FOR PEOPLE TO MEET THE 65 THROUGH MITIGATION. SO THE SETBACKS WOULD NOT TAKE THEM OUT OF THE 65 DECIBEL ZONE THEN, WOULD IT? IT WOULD NOT. OKAY. THANK YOU. COMMISSIONER KERRY? YEAH, JUST A COUPLE QUICK THINGS. UM, WHAT YOU ESTIMATE YOUR TIME, ASSUME THIS GOES FOR, JUST ROUGHLY, IT'S BIT OF A CRYSTAL BALL SAYS COMPLETE PHASE ONE. WHAT'S ? YEAH, SO IF WE'RE APPROVED, IT'S ABOUT A, A 12 MONTH TIMEFRAME TO GET THROUGH CONSTRUCTION DOCUMENTATION, CD WORK, ACTUALLY DRAWING OUT AND DESIGNING THE BUILDINGS. UH, AND THEN YOU'D BREAK GROUND AND IT'S ABOUT A TWO YEAR BUILD. UM, SO IT'S, IT'S ABOUT, I GUESS IF IT WERE APPROVED TODAY ABOUT A THREE YEAR TIMEFRAME FROM BEING BUILT. GREAT. THANKS. YEP. UM, I, I THINK I HEARD YOU SAY THAT YOU GOT REPORTS THAT THERE WAS AN UNDERSUPPLY LONG-TERM OF MULTI-FAMILY OR SOME KIND OF HOUSING AS THIS AREA. DID I HEAR THAT CORRECTLY? YEAH. UH, THE, UH, THE STUDY THAT WE HAD COMMISSIONED BY THE CONCORD GROUP WHO'S A NATIONALLY RECOGNIZED, UM, FIRM TO DO, UM, ANALYSIS LIKE THIS, UH, PROJECTED, AND AGAIN, THEY TAKE INTO POPULATION GROWTH AND ALL KINDS OF VARIABLES. THEY HAVE A BIG MODEL THAT'S ALL DONE IN A REPORT, AND THAT SHOWED, UH, IN OUR, WHAT THEY CALL A CMA, WHICH IS A COMPETITIVE MARKET AREA, WHICH FOR US, UH, I BELIEVE INCLUDES EAST PLANO, CENTRAL PLANO, AND RICHARDSON SUBMARKETS. SO THAT'S THE KIND OF AREA, AN UNDERSUPPLY OF 3,400 UNITS, UH, OVER THE NEXT FIVE YEARS. AND THAT TAKES INTO ACCOUNT, I ASSUME, THE UNITS THAT ARE ALREADY APPROVED AND NOT BUILT? THAT'S CORRECT. IS THAT OKAY. UM, AND I THINK YOU SAID THE OCCUPANCY OF CITYLINE, I THINK YOU SAID WAS 90%. DID I HEAR THAT RIGHT? UH, I WAS REFERRING TO THE AURA ONE 90, UH, APARTMENT COMPLEX DIRECTLY ACROSS THE STREET FROM US APARTMENTS. DO, DO YOU, DO YOU KNOW THE, UH, OCCUPANCY OF CITY LINE, THE LAST I SPOKE TO AN OWNER THERE, THEY SAID THEY WERE DOING WELL FROM AN OCCUPANCY PERSPECTIVE, BUT I DON'T, AS SOMEONE THAT'S GONNA BUILD ONE OF THESE, WHAT DO YOU THINK THAT WOULD BE THEN? WELL, DOING WELL IS NORTH OF A 95% OCCUPANCY. OKAY, COOL. YEP. YEP. I'VE BEEN AN INVESTOR IN SOME MULTI-FAMILY, SORRY, WITH YOU, . UM, SO, UM, THAT'LL BE DOING REAL WELL. SO, UM, WHERE DO YOU ANTICIPATE IN TERMS OF PRICING YOUR MULTI-FAMILY UNITS TO FALL INTO AND YOUR TOWN HOMES? WHAT, WHAT DO YOU EXPECT? YEAH, WE THINK IT'S B THE, FROM A, UM, FROM A MULTI-FAMILY PERSPECTIVE, WE ANTICIPATE IT BEING A PREMIUM TO THE AURA ONE 90, UH, DIRECTLY ACROSS, UH, THE STREET FROM US. WE WOULD OBVIOUSLY BE SIGNIFICANTLY NEWER FROM 'EM AT THAT POINT WITH A DIFFERENT SET OF FINISHES, UM, AND BUILD OUT AGAIN. WE'VE ALSO ALSO SET DESIGN STANDARDS KIND OF ABOVE AND BEYOND WHAT, WHAT THEIRS WERE. UM, SO WE SEE US PRICED, UM, ABOVE THEM, UH, FROM A MULTI-FAMILY PERSPECTIVE, UH, FROM A FOR SALE PERSPECTIVE, UH, I'M NOT SURE I CAN GIVE YOU A GREAT ANSWER ON KIND OF WHAT THE, THE, THE SINGLE FAMILY MARKET IS A BIT CRAZY RIGHT NOW. AND SO IT IT'S A LOT OF MOVING PARTS. I'D HATE TO . I'D HATE TO GIVE YOU A NUMBER ON THAT. THAT'S, THAT, THAT'S, THAT'S FAIR ENOUGH. UM, YOU, UM, WITH, WITH THE TENANTS OR THE, UM, PEOPLE ARE GONNA LIVE HERE, THEY'RE PROBABLY GONNA HAVE TO SHOP SOMEWHERE ELSE IT LOOKS LIKE, RIGHT? I MEAN, THERE'S, AT THIS POINT THERE'S NOT SHOPPING IN PLANO THAT'S REALLY PROXIMATE. SO THO THOSE SHOPPERS ARE PROBABLY GONNA GO SOMEWHERE ELSE. WOULD YOU AGREE? YES. WE SEE IT AS ANY OTHER NEIGHBORHOOD WHERE PEOPLE HA HAVE TO GET IN THEIR CARS AND GO SHOPPING. D DOES SOMEBODY HERE HAVE THE ABILITY TO TAKE THE JUST UNDER ONE MILE WALK TO WHOLE FOODS AND BRING THEIR STUFF BACK? YES. I DON'T KNOW THAT THAT'S GONNA BE FOR LIKE YOUR WEEKLY SHOPPING RUN NECESSARILY. UM, WE ALSO DO A LOT OF PROGRAMMING, UM, INTERNALLY, UH, TO OUR APARTMENT BUILDINGS FROM A, UM, MAIL STORAGE PERSPECTIVE. UM, AS FAR AS, UM, LIKE COOLER, REFRIGERATED TYPE OF STORAGE FOR, UH, YOU KNOW, DELIVERIES OF, UH, GROCERIES IS BECOMING MORE AND MORE POPULAR, AT LEAST IN MY FAMILY. IT IS. UM, AND SO WE'VE STARTED PROACTIVELY PROVIDING SPACES FOR THAT WITHIN OUR APARTMENT COMPLEXES. SO FROM A GROCERY, LIKE EVERY DAY, UM, YOU KNOW, WE CAN SEE THAT BEING A LARGER AND LARGER COMPONENT. YEAH. THAT, THAT, THAT'S SMART. THAT'S SMART. UM, WHAT TYPE OF HOTEL DO YOU ANTICIPATE ULTIMATELY, ASSUMING IT GETS BUILT? WHAT DO YOU IT'S PROB IT'S PROBABLY MOSTLY LIKE A HOMEWOOD SUITES TYPE OF, OF HOTEL. UM, WE DON'T SEE THIS BEING A SUPER HIGH-END HOTEL NECESSARILY. IT'S PROBABLY MORE SERVING, UH, THE BUSINESSES AROUND [01:25:01] HERE, WHETHER THAT'S ON OUR PROPERTY, UM, ACROSS AT CITYLINE. UH, AGAIN, PEOPLE BEING ABLE TO FLY IN THE DFW, HOPEFULLY SOMEDAY HOPPING ON SILVER LINE, BEING ABLE TO BE RIGHT HERE AND, AND NOT NEED TO RUN ACROSS. AND, AND MY GUESS IS YOU'VE AN, YOU ANTICIPATE THAT THERE WOULD BE DEMAND FOR THAT. IT'S, THERE'S NOT A THAT'S RIGHT. YOU SPEAK, YOU SPEAK TO IT. OBVIOUSLY TODAY, WE, WE DON'T THINK THERE'S ENOUGH DEMAND TO GO BUILD IT TODAY, OTHERWISE WE'D SAY WE'RE BUILDING THAT RIGHT AWAY. LET US GO BUILD OUR WHOLE PROJECT. AND, AND THAT LEADS TO PROBABLY MY LAST QUESTION HERE. AND THAT IS, YOU KNOW, WE SPEAK AND I THINK WE GET IT. THERE'S, I THINK THERE WERE YOUR WORDS A GLUT, UM, AND THERE'S UNDERPERFORMING COMMERCIAL IN THE AREA. SO MY QUESTION IS THIS, RIGHT? SO YOU'RE MAKING, YOU'VE GOT A PRETTY SUBSTANTIAL INVESTMENT HERE. YEP. YOU'RE GONNA MAKE THE, UH, MOVE TO GET THE PERMITS FOR THE OFFICE SPACE AT THIS POINT, I GUESS, OR AT LEAST PUT THAT IN PROCESS, RIGHT? WE PUT THAT IN PROCESS, WE'D FOCUS ON WHAT'S, WHAT'S YOUR BEST ESTIMATE OF WHEN YOU ACTUALLY BUILT THAT? AGAIN, , THIS IS A WEIRD ECONOMIC TIME RIGHT NOW. I MEAN, YOU COULD SEE IN THE LETTERS, UH, THAT OF SUPPORT THAT WE GOT FROM OUR ADJACENT OFFICE OWNERS. LIKE IT'S TOUGH OUT THERE FROM AN OFFICE PERSPECTIVE, WORK FROM HOME'S BECOMING MORE AND MORE OF A THING. UM, AGAIN, I CAN GO INTO OUR ALTERNATIVE SLIDES, UH, IF YOU WISH, BUT, UM, THIS IS THE MOST AMOUNT OF VACANCY IN DFW SINCE THE 1980S. UM, UH, AND, AND NOT NO END IN SIGHT AT THE MOMENT. WOULD YOU AGREE? WHAT'S THAT? THERE'S NOT AN END IN SIGHT AT THE MOMENT. WE DON'T THINK SO. WHAT, WHERE WE THINK THAT THIS PROPERTY CAN OUTPERFORM, IF YOU WILL, UM, IS EXACTLY WHAT I WENT THROUGH WITH WHAT DO YOU DO TO CREATE DEMAND HERE? YOU PROVIDE SOMETHING SO UNIQUE THAT IT ISN'T ANYWHERE ELSE. WHERE ELSE IS THERE? 125,000 SQUARE FOOT OFFICE BUILDING THAT EFFECTIVELY HAS THEIR OWN PARK RIGHT OUT IN FRONT OF IT. RIGHT? RIGHT. UH, BEING ABLE TO BRING AMENITIES, LIKE FOOD TRUCKS INTO THAT PARK, YOU KNOW, WE'VE PROGRAMMED STUFF LIKE THAT TO BE ABLE TO MAKE IT BE SUCCESSFUL SO THAT, UH, AND AT THE TIME THAT JOBS START COMING BACK AND, AND, AND OFFICE OCCUPANCY STARTS GOING UP, WE CAN BE THE ONES THAT TAKE ADVANTAGE OF THAT INSTEAD OF THEM OTHERWISE GOING SOUTH INTO RICHARDSON. RIGHT. UM, AND THAT WAS OUR GOAL IN OKAY, IN CREATING THIS. AND, AND, AND SO, UM, BECAUSE THAT IS UNKNOWN, I GUESS, YOU KNOW, AND COMMISSIONER BONAFOS KIND OF HITTING AROUND AT THIS, I MEAN, THERE'S REAL, THERE, THERE'S NO GOOD ESTIMATE OF WHEN PHASE TWO OF THIS WILL GET BUILT. I THINK WE ALL WOULD AGREE WITH THAT. SO MY FINAL QUESTION, I I, I'M ALMOST SHORT, IS THIS, UM, IF THIS HOTEL AND THIS COMMERCIAL PROPERTY ULTIMATELY BECOME UNFEASIBLE FOR YOU, UM, DOES THAT PUT ANY FINANCIAL STRAIN ON YOUR, ON, ON THE REST OF THIS PROJECT? NOT THE WAY THAT WE'RE FINANCED TODAY. SO OWNING THE LAND IS VERY DIFFERENT THAN ONCE YOU GO VERTICAL ON IT. SO THE, THE FINANCING FOR THE VERTICAL CONSTRUCTION OF PHASE ONE WILL BE SEPARATED FROM EFFECTIVELY THE OWNERSHIP OF THE REST OF THE PARCELS. WE WOULD REMAIN ON AN OWNERSHIP PERSPECTIVE, BUT THE BANK ISN'T NECESSARILY HAVE A LOAN ON THE EXCESS LAND PARCELS THAT WOULD PROVIDE STRAIN ON IT. GREAT. UM, SO NOT AS MUCH, AND IT'S OUR, OF OUR OPINION, AND AGAIN, OF THE OPINION OF, OF ALL OF THE NEIGHBORS THAT WE SPOKE TO, THAT EVEN A PHASE ONE KICKSTART TO THIS TOTALLY TRANSFORMS THIS NEIGHBORHOOD, RIGHT. BEING ABLE TO, AT A MINIMUM HAVE, UH, A, AGAIN, A 1.4 ACRE PLAZA GREEN AT THE CENTER THAT THE OFFICE USERS WHO ARE, THEY'RE STRUGGLING RIGHT NOW, THEY'RE, THAT'S A NEW AMENITY FOR THEIR PROJECT. UM, THE APARTMENT OWNERS ACROSS THE STREET MENTIONED THAT WOULD BE A HUGE AMENITY FOR THEIR FOLKS, REGARDLESS OF IF PHASE TWO EVER COMES. NOT THAT, OBVIOUSLY WE WANT THAT TO HAPPEN. HEY, I REALLY APPRECIATE THAT. THANK YOU COMMISSIONER BROSKI. UH, I HAD, UH, TWO FOLLOW UP QUESTIONS. MM-HMM. , UH, I REALLY LIKED YOUR FIRST STATEMENT WHEN YOU FIRST STARTED. YOU TALKED ABOUT BRINGING THE COMMUNITY TOGETHER. UM, CAN YOU DESCRIBE TO ME WHAT THE CONVERSATIONS YOU HAD WITH THE RESIDENTS THAT ACTUALLY LIVE CLOSEST TO YOUR APARTMENT, TO YOUR DEVELOPMENT? SO WE SPOKE WITH THE OWNERS OF THAT PROPERTY. SO THE ONLY RESIDENTS AROUND US ARE THE APARTMENTS. MM-HMM. , WE SPOKE TO THE OWNER, UH, THE OWNERSHIP GROUP OF THAT AND THEIR, THE ASSET MANAGEMENT ASSOCIATED WITH THAT TO GET A FEEL THROUGH THEM. SO JUST TO BE CLEAR, WE DIDN'T SPEAK DIRECTLY WITH SOMEBODY LIVING IN ONE OF THOSE UNITS. SO AS WE'RE TALKING ABOUT YOUR CONVERSATIONS WITH THE TENANTS AND THE RESIDENTS, YOU REALLY DIDN'T TALK TO THE RESIDENTS THAT ARE LIVING THERE. CORRECT. WE DIDN'T TALK TO THE RESIDENTIAL RESIDENCE OF THE APARTMENT COMPLEX. UH, SECOND THING, I REALLY APPRECIATE SOME OF YOUR ALTERNATIVES, AND I KNOW WE'VE HAD SOME COMMENTS AND SUGGESTIONS. UM, I'M REALLY CONFUSED BECAUSE I REMEMBER BEFORE WE'VE HAD DIALOGUE ABOUT FOCUSING ON THE ITEM THAT'S BEFORE US, RATHER THAN TRYING TO, UH, FIX THINGS FROM THE DIAS. UM, UH, I GUESS I'M JUST A LITTLE CONFUSED WHY WE ARE OFFERING ALTERNATIVES, BUT, UM, [01:30:01] MY LAST QUESTION WAS THE TIMEFRAME. UM, AND THAT WAS REALLY ANSWERED BY COMMISSIONER KERRY ALREADY. UM, SO I THINK THAT'S ALL I HAD WAS JUST THOSE TWO COMMENTS. COMMISSIONER RATLIFF. THANK YOU CHAIRMAN. UM, COUPLE OF FOLLOW UP QUESTIONS. YOU SAID, YOU SAID THE APARTMENTS YOU THOUGHT WAS A THREE-YEAR PROJECT FROM THE TIME YOU GET IT DESIGNED, PERMITTED IN TWO YEARS TO BUILD IT, IS THAT, UH, ONE YEAR TO DESIGN TWO YEARS TO BUILD THREE YEARS TOTAL FROM THE TIME WHERE WE WOULD BE APPROVED. AND WHAT IS THE, WHAT IS THE TIMELINE ON THE OFFICE FOR CORN SHIELD AGAIN? OH, ONCE, ONCE WE PULL PERMITS ON IT, EFFECTIVELY, IT'S A SIMILAR TIMEFRAME. IT'S ABOUT A TWO YEARS FROM THE DAY THAT YOU PULL THOSE PERMITS. IT'S TYPICALLY A LITTLE BIT LONGER, UM, TO DESIGN THAT BUILDING. SO 12 TO 15 MONTHS MAYBE IN THAT DESIGN, UM, PHASE, UH, AND THEN A ROUGHLY A TWO YEAR BUILD FOR A, A BUILDING OF THIS SIZE. SO FOR THE PHASE TWO APARTMENTS AND THE COMMERCIAL BUILDING, THE TIMELINES ARE SIMILAR. THEY'RE SIMILAR BUT STAGGERED. SO WHAT WE BELIEVE, JUST TO BE CLEAR, IS THAT WE NEED TO CREATE THE SENSE OF PLACE FIRST SO THAT THE COMMUNITY, BOTH THE FINANCING COMMUNITY, THE TENANT COMMUNITY, TO BE ABLE TO BREAK GROUND ON THE COMMERCIAL COMPONENT, WE NEED TO SHOW WHAT THIS CAN BE ABOVE AND BEYOND PICTURES. IT JUST DOESN'T WORK IN TODAY'S MARKET. AND SO WHAT WE'RE SAYING IS LET US BUILD THIS FIRST PHASE THAT WE THINK STANDING ON ITS OWN IS BENEFICIAL TO THIS AREA. AND THEN THAT GIVES US A FIGHTING SHOT TO BE ABLE TO HAVE A CHANCE TO BRING ECONOMIC ACTIVITY TO THIS AREA, NOT ONLY ON OUR PROPERTY, BUT AGAIN FOR THE SURROUNDING NEIGHBORS. THAT'S, THAT'S OUR GOAL IN THIS. OKAY. BUT I GUESS THAT'S MY FOLLOW UP QUESTION, IS THAT, WITH THAT PREMISE, IF I CONCEDE TO YOUR PREMISE YEP. UH, PHASE TWO, WHICH IS YOUR PHASE TWO APARTMENTS, IF THAT TIMELINE IS VERY SIMILAR TO THE TIMELINE FOR THE BUILD, FOR THE COMMERCIAL BUILDING YEP. AND YOU COMMITTED TO HAVE PERMITS IN HAND PRIOR TO THE START OF CONSTRUCTION OF THE PHASE TWO APARTMENTS, IS THERE ANY REASON WHY YOU WOULDN'T AGREE TO TIE THE COS TOGETHER INSTEAD OF THE PERMITS FOR PHASE TWO? FOR PHASE TWO AND THE COMMERCIAL BUILDING? RIGHT. SO THAT GOES BACK INTO, UH, MY DISCUSSION WITH THE OTHER COMMISSIONER, WHICH IS ONCE YOU START TYING THOSE TOGETHER TO COS IT MAKES THEM EXTREMELY DIFFICULT TO PRACTICALLY BUILD BOTH GET FROM A FINANCING PERSPECTIVE AND FROM A DELIVERY PERSPECTIVE. SO WHAT WE'VE FOUND HAS BEEN MOST SUCCESSFUL TO US, AND OBVIOUSLY WHAT WE'RE COMFORTABLE WITH IS WE'RE SHOWING ENOUGH OF A COMMITMENT AND INVESTMENT TO E TO GET TO THAT POINT, TO PULL THE PERMITS, PAY THE FEES ASSOCIATED WITH THAT, THAT IS OUR COMMITMENT, THAT WE'RE GONNA DO EVERYTHING WE CAN THEN TO MOVE THAT FORWARD. OTHERWISE WHY SPEND THE MONEY? RIGHT. SO THAT, THAT'S OUR, BUT YOU'RE RIGHT, LIKE THE, IT'S WHAT'S YOUR LEASE? CHICKEN IN THE EGG A LITTLE BIT. HOW MANY, HOW MANY UNITS ARE IN PHASE TWO? UH, I BELIEVE A, UH, 249. WHAT'S YOUR LEASE UP? UH, IT'S SOMEWHERE BETWEEN 20 AND 30 UNITS A MONTH. SO A YEAR, A LITTLE LESS THAN A YEAR. OKAY. I, I THINK THERE'S A COMPROMISE IN THERE SOMEWHERE. I DON'T KNOW WHAT IT IS. I'M NOT TRYING TO SOLVE IT HERE TONIGHT. YEAH. BUT, UM, I THINK THERE'S A COMPROMISE IN THERE SOMEWHERE TO DO SOMETHING OTHER THAN PERMIT. I THINK THE, I THINK THE PROBLEM IS A SKEPTICISM, I UNDERSTAND OF THE, OF THE COMMITMENT TO CONSTRUCT THE OFFICE BUILDING, NOT JUST PER I TOTALLY UNDERSTAND. WE HAVE THESE DISCUSSIONS A LOT. RIGHT. AND IT'S, IT'S A REALITY OF OUR BUSINESS TO BE ABLE TO GET SOMETHING OUT OF THE GROUND TOO. SO I'M NOT COMING IN HERE PROMISING YOU SOMETHING RIGHT. THAT I KNOW I CAN'T DELIVER. AND SO I I HEAR YOU. I UNDERSTAND THAT SKEPTICISM. UH, WE'VE NEVER DONE THAT. SO YOU CAN LOOK AT OUR TRACK RECORD, I GUESS, AND THAT, YOU KNOW, THAT GOES A LONG WAY I WOULD THINK. UM, BUT YOU KNOW, AGAIN, WE'RE COMMITTING TO WHAT WE KNOW WE CAN DO AND WHAT WE CAN PROVIDE THE CITY. SURE. COMMISSIONER TOM, THIS IS THE LAST QUICK QUESTION. MICROPHONE, PLEASE. SORRY. THANKS CHAIRMAN. UM, JUST THE LAST QUICK QUESTION, CLARIFICATION ON THE USE OF THAT GARAGE AND YOUR KIND OF PLAYING THERE. IS THAT THE GARAGE SPECIFICALLY FOR THE OFFICE BUILDING OR IS ALSO GONNA BE USED BY THE RESIDENTIAL? NO, THEY'RE SEPARATE. THEY'RE SEPARATE USES. SO I THINK YOU'RE TALKING ABOUT THE SOUTHERN MOST GARAGE, RIGHT? RIGHT. THAT IS, UH, JUST FOR THE OFFICE. JUST FOR, SO THAT'LL BE BILLED TOGETHER WITH THE OFFICE IF IT WERE GOING TO BE BILLED? THAT'S CORRECT. AND THE RESIDENTIAL APARTMENTS HAVE THEIR OWN GARAGE? THAT'S CORRECT. PROBABLY IN THE BUILDING. YEP. THEY'RE WHAT'S CONSIDERED A WRAP CONSTRUCTION. YEAH, WRAP CONSTRUCTION, A GARAGE AND THEN UNITS WRAPPED AROUND IT. GOT YOU. THANK YOU. WOW. NOBODY ELSE IS, NOBODY PUSHED THE BUTTON. THAT FOLLOW BRUNO. UM, HOLD [01:35:01] WHAT YOU GOT? WE HAVE A FOLLOW UP. GO AHEAD. OKAY. UM, JUST WHILE THE, THE APPLICANT IS STILL HERE, I HAVE A FOLLOW UP FOR COMMISSIONER BRUNO. WILL YOU ASK ME THAT QUESTION ABOUT THE H HM M H NOISE STUDY? UM, I THINK WHAT GAVE STAFF THE IMPRESSION THAT THE GARAGE AND THE OFFICE BUILDING WERE INCLUDED IS ON PAGE 19 AT SECTION SIX. IT STATES THAT THE MOST EFFECTIVE OUTDOOR NOISE MITIGATION HAS BEEN INTEGRATED INTO THE SITE DESIGN. THE SITE CONFIGURATION UTILIZES A SIX-STORY GARAGE AND A 64 FOOT TALL OFFICE BUILDING LOCATED ON THE SOUTHERN PART OF THE PROPERTY. AND THE SITE PLAN REDUCES NOISE CONDITIONS ON MOST OF THE SITE TO BELOW THE REQUIRED GUIDELINES. BUT, UH, THERE'S STILL SOME LOCATIONS THAT EXCEED THE NOISE THRESHOLD. SO THAT'S THE, THAT'S THE LANGUAGE THAT GAVE US THAT IMPRESSION. SO IS THAT, SO IS THAT BASED ON SOME, SOME, SOME KIND OF DATA? I CAN GIVE YOU WHAT I'VE BEEN TOLD, WHICH IS, UH, THE UPPERMOST UNITS OF THE MULTI-FAMILY IS ABOVE ALL OF THE COMMERCIAL STRUCTURES AND THEY'RE AT SIMILAR HEIGHT TO THE HIGHWAY, WHICH MEANS THAT THOSE ARE THE LOUDEST UNITS SET ON THE PROPERTY. AND SO WHAT H HM MMH SAID IS EVERYTHING BELOW THAT IS GONNA BE LEVELS BELOW THOSE, THOSE AT THE TOP, WHICH HAVE THE HIGHEST, AREN'T ABOVE THAT 75 DECIBEL RES, UH, UH, REQUIREMENT. AND SO IF WE APPLY OUR MITIGATIONS FOR EVERYTHING ELSE, THEN WE WOULD COMPLY. RIGHT. I THINK THAT MAYBE THE, WE'RE JUST TALKING PAST EACH OTHER ON THIS BECAUSE THE STANDARD IS 65 TO YOU MITIGATE BETWEEN 65 AND 75. SO ANYTHING ABOVE 65 REQUIRES MITIGATION. RIGHT. AND SO OUR MITIGATIONS FOR BEING ABOVE 65, FOR BEING BETWEEN THE 65 AND 75 ARE THE, THE, THE TWO ACTIONS OF NO BALCONY OR PATIOS OR OUTDOOR SPACE ALONG THE ENTIRE SOUTHERN FACADE OF THAT. AND THE MITIGATION OF, AND THIS KIND OF GOES INTO THE SAME COMMENTS ON THE TOWNHOMES OF WHY DIDN'T YOU STUDY THE THREE OTHER FLOORS? WELL, WE'RE THERE'S NO OUTDOOR SPACE IN THE OTHER FLOORS. AND SO IF WE'RE, IF WE'RE PROTECTING THE INTERIOR OF THE UNIT AND THERE'S NO OUTDOOR SPACE ON THOSE UNITS, THEN WE'VE REACHED THE MITIGATIONS NEEDED IN THAT 65 TO 75 LEVEL. IS MY, AGAIN, MY UNDERSTANDING, I I I'LL JUST STATE THAT THE, THE REPORT DOES STATE THAT THERE ARE SOME LOCATIONS THAT EXCEED THE 65 LEVEL EXTERIOR NOISE THRESHOLD, WHICH TRIGGER THOSE MITIGATIONS, WHICH IS WHAT WE APPLIED TO OUR PD STIPULATIONS. BECAUSE IF IT WAS BELOW 65, MY UNDERSTANDING IS THERE'S NO MITIGATIONS NEEDED. IS THAT RIGHT? AND THERE'S NO MITIGATIONS BELOW 65. I THINK THE CHALLENGE IS THAT THE PD LANGUAGE IS NOT CLEAR THAT IT, THE LOCATION WHERE IT STATES THAT NO BALCONIES WILL BE ON THE SOUTHERN FACADE IS PART OF A PARAGRAPH THAT REFERS TO, IT FOLLOWS A SENTENCE REFERENCING MULTIFAMILY. AND SO IT LOOKS LIKE IT'S ONLY REFERENCING MULTIFAMILY. A AGAIN, I I WISH I HAD THE PIGGY LANGUAGE IN FRONT OF ME, BUT LET'S, LET'S DO THIS. THERE'S OBVIOUSLY CONFUSION IN THIS ISSUE. YEAH. AND I'M NOT WILLING TO PUT THIS TO A VOTE IF WE CAN'T GET THIS STRAIGHT. AND SO IF YOU ARE NOT Y YOU'RE INTERPRETING IT ONE DIRECTION STAFF'S INTERPRETING IT IN ANOTHER DIRECTION, IT SOUNDS LIKE YOU GUYS NEED TO TALK MAYBE WITH THIS NOISE PERSON IN THE ROOM TO FIGURE THIS OUT. SO, OKAY, WE HAVE THE NOISE CONSULTANT, I BELIEVE ON THE LINE IF, IF, BUT, UM, IS I UNDERSTAND THAT, BUT LET ME, LET ME ASK THIS QUESTION OF STAFF. AND IN PARTICULAR MS. DAY SITTING RIGHT HERE, IS SOME COMMUNICATION FROM THE NOISE CONSULTANT AT THIS MEETING GOING TO CONVINCE YOU? OR ARE YOU GONNA FEEL COMFORTABLE SAYING, YES, THEY'RE MEETING THE REQUIREMENTS? OR ARE WE GONNA HAVE TO MAKE SUBSTANTIAL CHANGES TO THE PD DOCUMENT FOR US TO CONSIDER? I THINK WE NEED TO CHANGE THE PD LANGUAGE FOR STAFF TO BE COMFORTABLE WITH, WITH IT MEETING THE STANDARDS THAT ARE BEING EXPRESSED. OKAY. SO, SO THERE'S TWO OR THREE THINGS GOING ON HERE, AND I THINK I, I DON'T WANT US TO GO BACK AND FORTH ON THIS ISSUE. YEAH. I DON'T, AND I DON'T WANT US TO, RIGHT NOW, I GET A SENSE THIS ISN'T GOING YOUR DIRECTION WITH THIS KIND OF UNCERTAINTY. AND I, THE REASON I ASK STAFF ABOUT THEIR ABILITY OR WILLINGNESS TO SAY, YEAH, WE'RE GOOD WITH IT BASED ON A VIRTUAL PRESENTATION BY SOMEBODY. I WANNA GIVE YOU EVERY OPPORTUNITY TO SUCCEED. AND IT'S JUST NOT GONNA HAPPEN. I DON'T THINK TONIGHT, UM, THERE MIGHT BE A VARIETY OF OTHER REASONS THAT THIS ISN'T GONNA MOVE FORWARD, BUT IF THIS ISSUE ISN'T CLEAR FOR EVERYBODY HERE, IT, [01:40:01] IT'S NOT GONNA BE GOOD. YEP. UNDERST UNDERSTOOD. SO, UM, I'VE GOT A COUPLE OF QUESTIONS FOR YOU. SURE. AND THEN WE CAN KIND OF DECIDE WHERE WE WANNA GO FROM THERE. CHAIR DOWNS, I APOLOGIZE. WE DO HAVE ANOTHER REGISTERED SPEAKER FOR ITEM ONE. OKAY. THANK YOU. UM, THE PHASING, I GET IT RIGHT. NO DEMAND FOR OFFICE SPACE. WHY WOULD YOU GO BUILD AN OFFICE SPACE THAT'S GONNA SET EMPTY FOR WHO KNOWS HOW LONG? UM, I, YOU COULD BUILD A VERY UNIQUE OFFICE SPACE AND MAYBE YOU WOULD CANNIBALIZE PEOPLE FROM SOUTH OF ONE 90 OR SOMETHING LIKE THAT. BUT CERTAINLY THE FINANCING MAKES A LOT OF SENSE. RIGHT? RIGHT. NOW INTEREST RATES ARE GROWING UP, THEY'RE HIGH, WHATEVER, THREE YEARS FROM NOW, MAYBE YOU'RE IN A DIFFERENT ENVIRONMENT. THE FINANCING FOR THE TWO ARE GONNA BE COMPLETELY SEPARATE. PULL ALL THAT APART AND LET'S JUST FORGET ABOUT THAT. HOW YOU'RE GONNA PAY FOR, IT'S YOUR ISSUE. OUR ISSUE IS LAND USE. OKAY. AND WE HAVE A COMPREHENSIVE PLAN THAT SAYS PHASING IS IMPORTANT. AND SO WE'RE ALL KIND OF HUNG UP ON THE PHASING ISSUE. YOU'VE SAID, I'M GONNA BREAK THIS HOUSING INTO TWO SEPARATE PIECES AND I'M GONNA TIE THE HOUSING HALF OF IT ROUGHLY TO THE COMMERCIAL. WHY NOT DO THE COMMERCIAL IS PHASE TWO AND THE OTHER PART OF THE HOUSING IS PHASE THREE, BREAK IT INTO THREE PHASES, THEN YOU CAN'T DO THE THIRD PHASE WITH THE REST OF THE HOUSING UNTIL YOU'VE STARTED ACTUALLY DOING THE COMMERCIAL. THAT MIGHT BE THREE YEARS FROM NOW, IT MIGHT BE TWO YEARS FROM NOW. IT MIGHT BE IT'S 18 MONTHS, WHO KNOWS? BUT THAT MIGHT BE SOMETHING ELSE TO CONSIDER THAT ALL OF US WOULD THEN BE A LITTLE MORE COMFORTABLE WITH THAT. WE'RE NOT GONNA WIND UP WITH A WHOLE BUNCH OF HOUSING AND NO COMMERCIAL. SO JUST A THOUGHT. I SEE A FEW NODS, BUT I'M LOOKING FOR A SOLUTION AS, AS COMMISSIONER RAT, IF IT SAID TO HOW DO YOU TIE THIS TOGETHER, BUT FROM A FINANCING STANDPOINT, I UNDERSTAND YOU CAN'T TIE IT TO THE CO OF SOMETHING ELSE, RIGHT? YEP. SO THAT, THAT'S A THOUGHT. UM, I WOULD ASK AT THIS TIME, UM, WE HAVE ANOTHER SPEAKER. SO BEFORE WE CAN JUST GO ON AND TAKE A WHOLE LOT OF ACTION HERE. I'M SORRY, WHAT? WE'RE STILL IN THE, WE HAVE A I UNDERSTAND. I UNDERSTAND. SO, UM, BEFORE WE START TAKING ANY ACTION, UH, COMMISSIONER AIFF, YOU HAVE A COMMENT? WELL, I HAVE A QUESTION FOR STAFF. OKAY. SPEAK, UM, KIND OF A FOLLOW UP QUESTION FOR STAFF. AND I DON'T KNOW IF WE KNOW THE ANSWER TO THIS, AND SO MAYBE IT'S AN OPEN QUESTION THAT NEEDS TO BE ANSWERED. DOES IT MATTER PHASING WISE, IF IT'S THE COMMERCIAL OR THE HOTEL? DOES THAT MATTER FROM A MITIGATION STANDPOINT? HAS THAT BEEN LOOKED AT? AND I THINK IF IT HASN'T, IT SHOULD BE. IF IT HAS, I'D LIKE TO KNOW WHAT THAT ANSWER IS. WE CAN GET INTO MORE DETAIL ON THIS, BUT I THINK BASED ON THAT PARAGRAPH THAT I READ THAT SPECIFICALLY CITED THE OFFICE BUILDING IN THE PARKING GARAGE MM-HMM. , I WOULD SUGGEST THAT THAT IS NOT WHAT THE NOISE CONSULTANT CITED AS THE MITIGATING FACTOR. MM-HMM. . SO I THINK IF WE'RE GONNA TALK ABOUT IF WHAT YOU ARE CARING ABOUT IS MITIGATION AND WHAT YOU'RE CARING ABOUT IS THE OFFICE BUILDING THAT THE PHASING NEEDS TO BE EXPLICIT TO THAT LOCATION AND THOSE STRUCTURES. AND I THINK, I GUESS MY OPEN QUESTION IN MY MIND IS I UNDERSTAND THEIR CHALLENGES WITH OFFICE BUILDINGS IN THIS ECONOMY. WOULD THE POTENTIAL CONSTRUCTION OF THE HOTEL BE SUFFICIENT MITIGATION AS AN EITHER OR? AND, AND I THINK THAT'S, AND I I'M NOT SUGGESTING WE TRY TO ANSWER THAT HERE TONIGHT AS AN EITHER OR PHASE TWO. UM, THIS IS AN OPTION AND I THINK THAT THAT'S JUST, THAT'S A QUESTION I WOULD LIKE TO KNOW AN ANSWER TO. I THINK THAT'S A REASONABLE QUESTION. AND I THINK THEY'RE QUITE CLEAR, , WE'RE ALL CONCERNED ABOUT THE PHASING. THEY KNOW THAT THEY CAME IN AND ASKED US THIS KNOWING THAT THAT WAS GONNA BE AT THE TOP OF OUR LIST, WHAT YOU'RE GONNA BUILD ALL THIS HOUSING AND NO COMMERCIAL. BUT WE ALSO ARE ALL SMART ENOUGH TO REALIZE THAT, AND THAT THE CURRENT ECONOMIC ENVIRONMENT, JUST THROWING UP AN OFFICE BUILDING IS REAL EXPENSIVE IN ORDER TO BUILD A FEW APARTMENTS. SO I, I THINK WE JUST LOOKED FOR A DIFFERENT KIND OF SOLUTION THERE. UM, WE MAY HAVE MORE QUESTIONS FOR YOU, BUT I DO WANT TO GET TO WHOEVER THE OTHER SPEAKER IS ON ITEM ONE B. AND THEN I WANT US, WE CAN CLOSE THE PUBLIC HEARING, WE CAN HAVE SOME DIALOGUE. AND SO I HAVE MR. MIKE ARTIE. GOOD [01:45:01] EVENING. I'LL BE VERY BRIEF. WE ARE NEIGHBORS. UH, CAN YOU GIVE US YOUR, I KNOW SHE CALLED YOUR NAME, BUT PLEASE GIVE US YOUR NAME SURE. AND THE ADDRESS THAT YOU'RE REPRESENTING. I'M MIKE ORTIZ, AND OUR ADDRESS IS 7 0 1 TAYLOR DRIVE JUST NEXT TO PLANO DRIVE. PLANO PARKWAY. YES, MA'AM. SOME OF OUR PROPERTY IS ON PLANO PARKWAY AND WE MANAGE, UH, HAUNT HOUSE THERE. UM, AND I SUPPORT THEIR PLAN. I THINK THERE NEEDS TO BE MORE RESIDENTIAL THERE, AND THAT'S WHAT I WANT TO SAY. OKAY. THANK YOU. RIGHT? MM-HMM. , THANK YOU. OKAY. IS THERE ANYTHING SPECIFIC QUESTIONS IN THE PUBLIC HEARING SPOT FOR THE APPLICANT AT THIS POINT? I, I THINK, MIKE, YOU HAD YOUR BUTTON ON, BUT, OH, FOR CHRISTINA. OKAY. I'M GONNA CLOSE THE PUBLIC HEARING. THAT DOESN'T MEAN THAT WE WON'T HAVE ANOTHER QUESTION FOR YOU ONCE THAT'S CLOSED, BUT LET'S CLOSE THE PUBLIC HEARING AND GO AHEAD, MR. BRUNSKI, MS. DAY. UH, SHOULD WE BE ABLE TO FIGURE OUT A WAY TO RECONCILE THE, UM, EHA ISSUE? WILL ALL OF THE OTHER ISSUES STILL EXIST AND THE STAFF WOULD PROBABLY STILL BE IN THE SAME POSITION OF RECOMMENDING DENIAL FOR THIS? I THINK THE EHA IS AN IMPORTANT ISSUE. UM, BUT I DON'T THINK IT'S THE ONLY ISSUE. I THINK, UM, SOME OF THE OTHER COMPREHENSIVE PLAN ISSUES ARE IMPORTANT ON THE PHASING AND THE PERCENTAGES AND SO FORTH. SO, UM, I THINK WE'D REALLY HAVE TO WEIGH THAT PRETTY CLOSELY. I DON'T THINK WE'VE REALLY THOUGHT THROUGH EXACTLY HOW IT WOULD FULLY IMPACT. UM, SO IT WOULD HAVE A SIGNIFICANT IMPACT. AND TO BE CLEAR, THE STUDY THAT THEY'RE PRESENTING ON THE FIRST PAGE AFTER THE MAP, IT SAYS THE RESULTS OF THE ANALYSIS INDICATE FUTURE NOISE LEVELS AT THE BUILDING PLANNED FOR A SENSITIVE LAND USE RESIDENTIAL WILL NOT EXCEED 75, UH, NOT REFERENCING THE 65 THAT WE ARE AT MM-HMM. . BUT MY POINT IS I'M NOT REALLY SURE, EVEN IF FIGURING OUT THE ANSWER TO THE EHA STILL DOESN'T GET RID OF THE PHASING, DOESN'T REMOVE, UM, SEVERAL OF THE OTHER ISSUES THAT WE'VE GOT WITH THE ENTIRE PLAN. THANK YOU. OKAY. SO I AGREE THERE ARE STILL ISSUES WITH THE PLAN. UH, I I'M ACTUALLY GLAD THAT THIS MAP WAS LEFT UP. I DON'T KNOW IF THAT'S WHAT'S SHOWING UP THERE. IT LOOKS LIKE IT IS. UM, THE IDEA THAT WE LOOK AT THIS NOT IN THROUGH THE LENS OF THE 19.1 ACRES, BUT OF THIS CORNER, THIS, THIS KIND OF, THIS CORNER RIGHT HERE, I THINK IS VERY IMPORTANT BECAUSE WE'VE GOT APARTMENTS THERE ALREADY THAT ARE ISOLATED. UM, THEY BY THEMSELVES AREN'T ENOUGH TO DRIVE REVITALIZATION OF THESE AREAS. AND SO I THINK IT'S IMPORTANT THAT WE, WE REALLY LOOK AT THIS A LITTLE BIT MORE HOLISTICALLY IN TERMS OF HOW DO YOU APPROACH THIS CORNER OF GEORGE BUSH IN 75. UM, THERE'S NO OTHER GREEN SPACE. UM, THAT'S A, THAT'S A CHALLENGE OBVIOUSLY, UM, FOR THIS AREA. AND, AND SO HAVING THIS PARKED THERE, I THINK IS IMPORTANT. WE TEND TO DISCOUNT, WE'RE LOOKING AT THIS PHASING AS WELL. WE'RE BUILDING THESE RESIDENTIAL AREAS, BUT WE'RE NOT BUILDING ANY COMMERCIAL TO GO ALONG WITH THEM. BUT THERE'S ALREADY COMMERCIAL SITTING THERE. UM, IF YOU WERE TO STEP BACK AND SAY, WELL, THEY WERE GONNA GO AHEAD AND BUILD THAT BUILDING, THAT OFFICE BUILDING THAT'S DOWN ON THE BOTTOM LEFT THERE AND THE BUILDINGS THAT ARE ON THE UPPER LEFT AND, UH, AND, AND THIS RESIDENTIAL, WE WOULD SAY WE'RE PROBABLY FINE. SO I, I REALIZE THAT THE IDEA IS HERE, YOU'RE SUPPOSED TO LOOK AT A DEVELOPMENT THE WAY IT SITS CONTAINED, BUT THIS IS KIND OF A UNIQUE SPACE. THE OTHER THING ABOUT IT IS, YOU KNOW, IF THIS WAS IN A NEIGHBORHOOD AND THEY HAD A HUNDRED PERCENT SUPPORT OF THE NEIGHBORS AROUND THEM WOULD BE CHEERING THEM ON HERE BECAUSE THE NEIGHBORS ARE COMMERCIAL. WE'RE KIND OF LIKE, YEAH, OKAY. IT'S THE COMMERCIAL BUSINESS OWNER. IT'S IMPORTANT THAT THE NEIGHBORS AROUND THEM ARE HOPING THAT WHAT THIS DEVELOPMENT DOES IS REVITALIZE THEIR BUSINESS AND BRING VALUE TO THEIR PROPERTY. UM, SO I THINK THE, THE APPLICANTS HIT ON SOMETHING KEY, WHICH IS WE GOTTA DO SOMETHING TO JUMPSTART THIS. WE ALREADY KNOW THAT COMMERCIAL'S A PROBLEM. SO THE CHANCES THAT THIS THING'S GONNA GET TORN DOWN AND TURNED INTO A BIG OFFICE PARK IS SLIM TO NONE ANYTIME SOON. COULD BE A LONG TIME FROM NOW. THE OTHER THING THAT I'M ENVISIONING IS THAT PLANT HILL PARKWAY CROSSES OVER 75 AND [01:50:01] NOW YOU'RE AT COLIN CREEK AND IT'S GONNA HAVE A TON OF RETAIL, DINING, A LOT OF OTHER OPTIONS. AND WHAT'S BEEN TALKED ABOUT FOR YEARS AT THE CITY IS AS PART OF THE COLLIN CREEK DEVELOPMENT, IS A TROLLEY THAT BASICALLY RUNS, UM, DOWN 15TH AROUND THROUGH COLLIN CREEK UP PLAINO PARKWAY TO AVENUE K AND DOWN AVENUE K, WHICH WILL SOON BE DEVELOPED ALL THE WAY TO DOWNTOWN. SO YOU'RE GONNA HAVE A LITTLE TROLLEY SYSTEM DOWN THERE, WHICH I THINK WILL PROVIDE A TON OF OPPORTUNITY FOR ANYBODY LIVING IN THIS AREA TO EXPERIENCE A LOT OF DIFFERENT TYPES OF ENJOYMENT. SO I REC, I RECOGNIZE THE CHALLENGES WITH THE COMPREHENSIVE PLAN AND WHAT IT'S REQUIRING, BUT WHEN I LOOK AT IT OVERALL AS PART OF A, A BIGGER ZONE HERE, WE HAVE TO DO SOMETHING. AND I DON'T THINK THIS IS NECESSARILY A BAD IDEA. I LIKE THE FACT THAT THEY WENT FROM A MUCH HIGHER DENSITY DEVELOPMENT TO ONE THAT CONTAINS SOME OWNER OCCUPIED, UH, THE TOWNHOMES. THEY'LL BE UNIQUE, THEY'LL HAVE SOME CHALLENGES. BUT WE ALSO KNOW WE DON'T HAVE ENOUGH RESIDENTIAL IN THIS CITY. HOME BUILDERS ARE NOT BUILDING ENOUGH HOUSES IN THE COUNTRY. UM, SO I, I THINK THE IDEA THAT, OR A ONE 90 IS 90 PLUS PERCENT RENTED AND THEY ARE RIGHT UP AGAINST THE HIGHWAY, THESE ARE GONNA BE EVEN NICER AND NOT AS CLOSE. THEY'RE NOT GONNA HAVE ANY TROUBLE SELLING ANY OF THESE UNITS, AND THEY'RE NOT GONNA HAVE ANY TROUBLE RENTING THE, THE, THE MULTIFAMILY WHEN IT GETS RENTED. SO I SEE FAR MORE POSITIVES TO THIS DEVELOPMENT. WE HAVE TO RESOLVE THE NOISE ISSUE THROUGH MITIGATION EFFORTS. UM, I UNDERSTOOD, AND AS I MENTIONED, UH, MS. DAY, I THINK WHERE THAT MISCOMMUNICATION TOOK PLACE THERE, I THINK IT CAN BE RESOLVED. UM, I DO AGREE. AND ALTHOUGH, UH, TO COMMISSIONER BRODSKY'S POINT, I, I DON'T WANT THIS TO FEEL LIKE WE'RE DESIGNING FROM THE DIAS, BUT WHAT I'M, UH, AND, AND WHAT COMMISSIONER RATLIFF HAD PROPOSED WAS SOME FORM OF LIVING SCREEN OR SOMETHING THAT'S TEMPORARY ALONG THAT SOUTHERN LINE, JUST TO MAKE IT A LITTLE NICER ENVIRONMENT UNTIL SUCH TIME AS YOU GET THE STRUCTURES IN PLACE, ONCE THE STRUCTURES GO UP, YOU HAVE A WHOLE NOTHER LIST OF ISSUES BECAUSE THAT ONE ROW IS GONNA BE LOOKING RIGHT AT A PARKING GARAGE. WHAT ARE YOU GONNA DO TO MAKE THAT NICE? RIGHT? SO THERE'S SOME QUESTIONS STILL TO BE ANSWERED THERE, BUT OVERALL, I SEE THIS IS A VERY POSITIVE OPPORTUNITY FOR THIS ENTIRE CORNER. SO THERE'S SOME ISSUES TO BE RESOLVED. I DO THINK THE PHASING AND THE IDEA OF MAYBE DOING PHASE TWO, COMMERCIAL, PHASE THREE, THE REMAINING OF THE RESIDENTIAL, THAT GIVES YOU AN INCENTIVE TO LOOK FOR A GOOD TENANT FOR THAT COMMERCIAL AREA. UH, AND MAYBE GET THAT STARTED SOONER RATHER THAN LATER. SO THOSE ARE MY THOUGHTS IN KNOWING THAT WE HAVE SOME DIALOGUE. UH, ULTIMATELY MY GOAL HERE IS GONNA BE TO, TO MOVE TO TABLE THIS. UM, CAN WE TABLE THIS TO THE 20TH OR DO WE HAVE ENOUGH TIME FOR NOTICE OR WHAT'S THE, THE THOUGHT PROCESS THERE? OR IS STAFF COMFORTABLE THAT YOU CAN GET THE ANSWERS YOU NEED IN TIME TO CHANGE THE PD LANGUAGE SO THAT WE CAN NOTICE FOR THE 20TH? I THINK YOU, THERE'S NO NOTICE ISSUE BECAUSE WE'RE CONTINUING THE HEARING ESSENTIALLY TO THAT DATE. UM, I THINK THE QUESTION, UH, WHAT I'D REALLY LIKE TO DO IS COME BACK TO IT TO HEAR WHAT THE COMMISSION HAS TO SAY, AND THEN WE COULD PROBABLY KIND OF AT THE END OF THE DISCUSSION GIVE YOU A BETTER IDEA OF, BASED ON THE FEEDBACK, HOW MUCH TIME WE THINK IT'S GONNA TAKE. OKAY. SO I GUESS THE QUESTION IS WE'RE THERE'S A WHOLE LOT OF SPEAKER LIGHTS ON, SO I'VE GOTTA GET USED TO LOOKING AT THIS BOARD, CUZ I TEND TO WANT TO JUST LOOK AROUND AND SEE WHO'S KIND OF DOING THIS , UH, PICK ME, PICK ME. UH, COMMISSIONER BRUNO. THANK YOU MR. CHAIRMAN. UH, YOUR COMMENT SEEMED TO DESCRIBE THIS, UH, PROPOSAL AS A DIAMOND IN THE ROUGH. UM, I AGREE. I WOULD LIKE TO SEE IT LESS ROUGH. I THINK THAT, UM, UM, TABLING THIS WOULD BE THE BEST WAY TO ACCOMPLISH THIS. I THINK I WOULD LIKE TO GIVE THE APPLICANT THE OPPORTUNITY TO MEET WITH THE STAFF AND THE CONSULTANT IF NECESSARY AND SEE WHAT COMPROMISES THEY MIGHT COME TO THAT COULD ALLOW US TO MOVE FORWARD WITH THIS. UM, IN THAT VEIN, I THINK YOUR PROPOSAL AND MR. RAT'S PROPOSAL AS TO THE PHASING ARE WORTH CONSIDERING. I THINK THOSE ARE POSITIVE, UH, SUGGESTIONS. SO BASED ON THAT, I'D BE WILLING TO MOVE THAT WE TABLE THIS TO WHATEVER DATE CHRISTINA MAY COME UP WITH. ALL RIGHT. LET'S, LET'S GO THROUGH THE REST OF THE COMMENTS AND THEN WE'LL SEE. WE'LL LET SOMEBODY MAKE A MOTION. AND BOY, THE LIGHTS ARE GOING ON ALL OVER THE PLACE. COMMISSIONER OFF, I'M STRUCK BY THE, THE SUMMARY. SO THIS REQUEST IS TO RESUME FROM CORRIDOR COMMERCIAL TO PLAN DEVELOPMENT CORRIDOR COMMERCIAL. AND THIS THIRD SENTENCE, UM, BY STAFF SAID, THIS REQUEST WILL [01:55:01] AID IN THE CITY'S GOAL OF A DEVELOPMENT. THEY'RE RIGHT UNDER IT. CAUSE THE PROPOSAL DOES NOT HAVE THE ADEQUATE ZONING STANDARDS TO ENSURE THAT, UH, THE CITY'S GOAL OF REDEVELOPMENT IS GIVEN THAT A LOT OF THIS PROPOSAL IS UNCLEAR BASED ON ECONOMIC CONDITIONS, BLAH, BLAH, BLAH, YOU KNOW, ON SOME UNCERTAINTY AND WHAT HAVE YOU. I WOULD LOVE AS MUCH CONCRETE CLARITY IN THE PROPOSED ZONING STANDARDS, UH, TO FEEL COMFORTABLE TO, TO EVEN MOVE FORWARD. SO, UM, I'M ALIGNED. I THINK IT'S A, A GOOD SOLVE, GOOD SOLVE, UM, FOR, FOR THAT, UM, PIECE OF LAND. UM, WHAT TO PRO WELL TO PROTECT PLANO OF THE FUTURE AS MUCH CLARITY AS POSSIBLE IN THOSE ONLY STANDARDS IS REQUIRED. OKAY. UH, COMMISSIONER RATLIFF. THANK YOU, CHAIRMAN. UM, I WANT TO ECHO SOME OF THE COMMENTS YOU SAID ABOUT TREATING THIS AS A LARGER AREA. I, I COMPLETELY AGREE THAT THAT IS KIND OF THE WAY I WAS LOOKING AT THIS, BUT TO ELABORATE ON THAT POINT A LITTLE BIT, UM, I REALIZE IT'S NOT IN PLANO, BUT THE CITY LINE DEVELOPMENT HAS ANCHORED THIS INTERSECTION AND THEN WE'VE GOT THE OTHER ANCHOR AT COLLIN CREEK AND THIS, I SEE THIS AS MUCH AS A BRIDGE BETWEEN THOSE TWO MM-HMM. , UM, AND, AND TURNING THAT INTO ONE, I I'M GONNA CALL IT A COHESIVE DEVELOPMENT, BUT AT LEAST A CONNECTED MM-HMM. DEVELOPMENT. UM, THE OTHER THING THAT IN MY MIND IS VERY POSITIVE ABOUT THIS, AND I'VE ALREADY SAID THIS ONCE, BUT IT BEARS REPEATING, IS THAT IF WE'RE GOING TO TRY TO DO TRANSIT ORIENTED DEVELOPMENT, THERE IS NO BETTER PLACE TO DO IT THAN WALKING DISTANCE FROM A DART STATION THAT HAS THREE LINES OR WILL SHORTLY HAVE THREE LINES. AND THE THE PEDESTRIAN CONNECTIVITY IS, IS BETTER THAN MOST DOWN THERE. UM, WHAT, AS A DOWNTOWN RESIDENT, WHAT I LIKE IS THEY CAN WALK DOWN THERE AND GET ON THE TRAIN AND COME DOWNTOWN AND HELP OUR DOWNTOWN BUSINESSES THRIVE AS WELL. MM-HMM. MUCH LIKE OUR DOWNTOWN RESIDENTS COMMUTE TO CITY LINE TODAY. AND SO I SEE THAT BEING BENEFICIAL TO THE DOWNTOWN AREA AND THE COLLIN CREEK AREA, HAVING THIS ADDITIONAL POPULATION DENSITY. AND THE THE OTHER THING THAT I THINK HAS GONE UNSAID IS THAT I THINK ONE OF THE, UH, RESERVATIONS THAT WE OFTEN HAVE ABOUT MULTI-FAMILY IS ADJACENCY TO ANY SINGLE FAMILY AREAS. THERE IS NONE OF THAT ISSUE HERE. THERE'S NO SINGLE FAMILY WITHIN, UH, PROBABLY A MILE OF HERE. AND, UM, AND SO THERE'S NOT A RESIDENTIAL ADJACENCY ISSUE THAT I CAN EVEN IMAGINE. UM, THIS IS AS A RESULT, I I, WHEN WE LOOK AT THE OPPORTUNITIES FOR REDEVELOPMENT AND UNDEVELOPED LAND WITHIN OUR CITY, IF THERE'S ANY PLACE THAT WE SHOULD CONSIDER ADDITIONAL MULTIFAMILY, THAT SEEMS LIKE THE IDEAL OPPORTUNITY. SO I THINK WE CAN WORK THROUGH, OR I HOPE THAT THE STAFF AND THE DEVELOPER CAN WORK THROUGH OUR PHASING CONCERNS AND OUR MITIGATION CONCERNS BECAUSE I THINK THERE'S A LOT OF REAL POSITIVES ABOUT THIS. I JUST THINK WE'VE GOTTA FIGURE OUT THOSE DETAILS TO GET US WHERE WE CAN BE COMFORTABLE KNOWING THAT BOTH IN THE SHORT TERM AND IN THE LONG TERM, THAT IT'S A QUALITY PLACE TO LIVE FOR THE RESIDENTS THAT ARE GONNA MOVE THERE. SO, UH, I LOOK FORWARD TO HOW YOU SOLVE THOSE PROBLEMS. COMMISSIONER DECARIA? YEAH, A LOT, LOT OF GOOD COMMENTS HAVE BEEN MADE AND A LOT OF GOOD QUESTIONS ASKED. UM, YOU KNOW, THIS IS AN IMPORTANT PIECE OF PROPERTY TO OUR CITY AND, UM, WHILE I GUESS THERE WAS A COMMENT MADE THAT MAYBE THIS IS A CHALLENGING PIECE OF PROPERTY TO GET TO, BUT UM, IT ALSO SITS AT THE INTERSECTION OF SOME VERY, VERY VIBRANT ROADS. AND SO THAT MAKES THIS A REALLY IMPORTANT PIECE OF PROPERTY. AND I, UH, GO BACK TO THE LAST TIME SOMETHING VERY SIMILAR CAME IN HERE AND, UM, THERE WAS SOME, I THOUGHT SOME GOOD QUESTIONS ASKED AND, AND IT GOT PUSHED OFF, UM, BECAUSE IT WAS BELIEVED THAT THERE MIGHT BE A BETTER TURE USE FOR THIS PROPERTY THAN A LOT OF MULTI-FAMILY. AND SO, YOU KNOW, THAT WAS THE LAST TIME THAT SOMETHING SIMILAR CAME IN. UM, YOU KNOW, UM, THIS POSSIBLY COULD JUMPSTART THE AREA, BUT, BUT I WOULD SUGGEST THAT COLIN CREEK IS PROBABLY THE REAL JUMPSTART OF THE WHOLE AREA. AND, UM, YOU KNOW, THERE ARE A LOT OF LOOSE ENDS. WELL, THERE'S A LOT OF POSITIVES IN THIS. I MEAN, ALL OF US LOOK AT THE GREEN SPACE AND GO, WOW, THAT'S, THAT'S GREAT. AND, YOU KNOW, YOU CERTAINLY COULD MAKE A CASE THAT MORE DENSITY HERE WILL PROVIDE MORE, MORE ENERGY TO THIS AREA, AND IT'S PROBABLY TRUE. UM, [02:00:01] BUT, BUT I THINK CONCRETE WILL JUMPSTART THIS AND THERE'S A LOT OF WORK TO BE DONE THERE YET AND A LOT OF UNKNOWN. AND SO, UH, WE'VE GOT AN ESTIMATE THAT THERE'S A LOT MORE HOUSING THAT, UH, DEMAND FOR THAT HERE. YOU KNOW, I, I GUESS WE'LL FIND THAT OUT ONCE CONCRETE GETS BUILT, HERITAGE GETS BUILT AND THOSE THINGS GET BUILT. UM, BUT YOU KNOW, THE COMMENT FREQUENTLY GETS MADE THAT WE NEED MORE HOUSING. UM, AND, AND A LOT OF PEOPLE BELIEVE THAT'S TRUE AND, AND SOME PLANO CITIZENS DON'T AGREE WITH THAT. THEY THINK WE HAVE ENOUGH CITIZENS HERE. AND, BUT MY QUESTION IS NOT TAKING EITHER SIDE OF THAT IS DO WE NEED MORE HIGH END MULTI-FAMILY HOUSING? BECAUSE THAT'S WHAT THIS IS, THIS IS HIGH END AT THE HIGHEST END MULTI-FAMILY HOUSING. AND IN THIS COMMISSION, A LOT OF TIMES IT'S NOT WHAT WE'RE TALKING ABOUT WHEN WE'RE TALKING ABOUT NEEDING MORE HOUSING. YOU KNOW, I HEAR EMPLOYMENT, HOUSING, AFFORDABLE HOUSING, I DON'T HEAR HIGH END, UH, YOU KNOW, MULTI-FAMILY HOUSING. OKAY. SO, YOU KNOW, UM, AND I, YOU KNOW, I DON'T KNOW THAT I HAVE A CONCLUSION TO THAT, BUT I THINK IT'S WORTH US CONSIDERING. UM, AND THEN THERE'S SOME OTHER THINGS THAT, THAT, ON THIS PARTICULAR PROJECT THAT CAUSED ME TO PAUSE AND, YOU KNOW, I THINK THERE'S A LOT OF GOOD DESIGN ELEMENTS IN HERE. ONE OF THE THINGS I LOOK AT, AND IT'S LIKE, GOSH, THE, AND IT'S NOT FOR ME TO DECIDE NECESSARILY THE PEOPLE THAT WOULD ULTIMATELY BUY THESE WOULD, BUT WOULD I WANNA LIVE IN THE CANYON BETWEEN THESE TWO HIGH RISES AND THESE TOWN HOMES? AND I THINK COMMISSIONER TONG MENTIONED THAT. SO THERE SEEMS TO MAYBE BE SOME ADDITIONAL DESIGN AND I WONDER, UM, ARE THE TOWNHOMES PUT THERE KIND OF AS A PLACATION TO THIS COMMISSION? AND, AND IF THAT'S THE CASE, SHOULD WE REALLY EVEN WORRY ABOUT THAT? OR SHOULD WE GO, HEY GUYS, LET'S LISTEN, WE'RE KIND OF MESSING AROUND HERE AND MAYBE WE DON'T NEED THOSE SINGLE FAMILY HOMES. I DON'T KNOW. BUT I THINK MY BIGGEST CONCERN IS THE PHASING AND THE TIMING AND THE GLUT OF COMMERCIAL AND THE FACT THAT WE HAVE NO IDEA WHAT'S GONNA HAPPEN. AND MY FEAR IS DOWN THE ROAD, WHAT IS GONNA HAPPEN IS THAT WE WON'T HAVE 501 APARTMENTS HERE. WE'LL HAVE A THOUSAND APARTMENTS HERE, BECAUSE THAT'S GONNA BE THE BEST USE OF THIS LAND. BECAUSE I DON'T THINK WE HAVE ANY IDEA WHAT'S REALLY GONNA HAPPEN. AND, AND I, BY THE WAY, I'M NOT THROWING ASPERSIONS AT THESE GENTLEMEN'S, UM, INTENTIONS BECAUSE I THINK THEY CAME IN HERE VERY WELL INTENTIONED AND, AND THEY EXPECT TO DO WHAT THEY'RE, THEY SAID THEY'RE GONNA DO, BUT NONE OF US KNOW IF THAT'S REALLY GONNA HAPPEN. AND SO THOSE ARE MY CONCERNS AND I THINK THERE'S A LOT OF LOOSE ENDS TO TIE UP. AND SO FOR THAT, I, YOU KNOW, I FULLY SUPPORT TABLING THIS TO SEE IF WE CAN WORK THROUGH MORE THINGS. BUT IT IS AN IMPORTANT PIECE OF PRO PROPERTY. AND I THINK THESE GUYS ARE TRYING TO, YOU KNOW, THEY'VE DONE SOME INTERESTING THINGS, SO I JUST DON'T WANT TO THROW STONES, BUT I THINK THERE'S IMPORTANT QUESTIONS THAT NEED TO BE ASKED. SO THAT'S MY 2 CENTS. COMMISSIONER TOM, UM, I AGREE WITH, UM, MR. ART COMMISSIONERS ALREADY SAID THAT, UM, THIS ITEM IS VERY IMPORTANT TO US, TO THE COMMISSION, TO THE CITY OF PLANO. IT'S A, A GREAT LOCATION. UNFORTUNATELY, IT SUFFERS, UM, VERY POOR ACCESSIBILITY. SO THAT'S WHY I THINK ONE OF THE REASONS WHY THE, THE RETAIL, THE OFFICE, EVEN THE HOTEL MAY NOT SURVIVE AT ALL, EVEN IF WE BUILD IT, BECAUSE THERE'S NO WAY TO GET TO IT. IT LOOKS GREAT. UH, IT'S VERY HARD TO GET TO IT. SO THE RESIDENTIAL PIECE IS VERY CRUCIAL FOR THIS WHOLE AREA TO BE REVITALIZED, TO BE USEFUL IN SOME FORM AND FASHION. SO WE NEED TO HAVE RESIDENTIALS THERE. SHOULD WE HAVE HIGH END RESIDENTIAL MULTI-FAMILY OR SINGLE FAMILY? UH, OUR, OUR PLAN DEVELOPMENT OR OUR, UM, KIND OF, UH, COMPRESSED, UH, COMPREHENSIVE PLAN DICTATES THAT. RIGHT? SO WHAT KIND OF THINGS, WHAT KIND OF USE WE CAN DO WITH THAT LAND? I THINK FOR THIS PARTICULAR PROJECT, WE MAY HAVE TO BE A LITTLE BIT MORE CREATIVE AS A, A WHOLE, AS A COMMISSION, AS A PLANNING AND, UH, AND ZONING. WE MAY HAVE TO BE A LITTLE BIT MORE CREATIVE. UM, I'M NOT SURE IF HAVING THE FACES IS THE SOLUTION HERE, BECAUSE NO MATTER WHAT I, I'M THINKING THAT EVEN IF THEY SAY WE HAVE PHASE ONE, PHASE TWO, PHASE THREE, WE ARE GONNA BUILD OFFICE, WE'RE GONNA BE AT HOTEL. PERSONALLY, I THINK THOSE ARE JUST PLACEHOLDERS JUST TO GET THROUGH THE PERMISSION TO BUILD THE APARTMENTS THEY MAY NEVER GET BILLED. UH, I TOTALLY AGREE WITH THE STAFF MEMBERS. UM, KIND OF A FEELING ABOUT THIS BECAUSE IT JUST, IT DOESN'T MAKE SENSE TO HAVE ANYTHING THERE. SO IS THERE ANY ROOM OR ANY CHANCE THAT IN OUR KIND OF PLAN THAT WE CAN WORK IN SOME MAYBE SMALLER PERCENTAGE OF COMMERCIAL WITHIN THE, [02:05:02] UM, THE CURRENT PHASE ONE AREA? YOU KNOW, IN THE E HS, SORRY, E HA ONE AREA, INSTEAD OF HAVING ANYTHING REQUIRED, A EHA TWO AREA. I MEAN, HAVING A GREEN LAND IS GREAT. I THINK THAT'S A GREAT IDEA. BUT STILL, I THINK THAT'S JUST A PLACEHOLDER THERE. THINK ABOUT ALL THE PLACES WE'VE BEEN TO. IF WE HAVE HOUSES THAT HAS A BIG BACKYARD, BUT IT'S A HIGHWAY BEHIND IT, WOULD YOU GO INTO THAT BACKYARD? ARE YOU GOING TO STAND IN THAT GREEN SPACE TO TALK TO ANYONE WHEN THERE'S HIGHWAY THEIR CARS FLYING ABOVE YOUR HEADS? I THINK THAT'S JUST A GREAT IDEA. IT'S NOT REALISTIC. UM, SO IS THERE A REQUIREMENTS, SO THIS, THIS IS A QUESTION TO OUR STAFF MEMBER. SO I HEARD THE TOWN HOMES ARE KIND OF A REQUIRED, OR THEY HAVE TO BUILD SOMETHING LIKE THAT TO MEET THE REQUIREMENTS THERE. IS IT POSSIBLE THAT IF WE TURN SOME OF THOSE, I'M JUST COMING UP WITH THE IDEA, TRYING TO MAKE THIS WORK, IS IT POSSIBLE TO TURN THOSE INTO CERTAIN PERCENTAGE OF COMMERCIAL SO THAT WE CAN SHOOT OR FIT INTO THE COMPREHENSIVE PLAN? UM, I MEAN THEY'RE, I KNOW , COMMISSIONER BROSKI SAID, I'M JUST TRYING TO THROW SOME IDEAS OUT THERE TRYING TO MAKE IT WORK. CUZ I THINK THIS IS A IMPORTANT CORNER THERE TO KIND OF, UH, YOU KNOW, MAKE SOME USE OUT OF IT. AND I THINK THE, THE APPLICANTS HAS DONE A LOT OF WORK TO TRY TO MAKE IT WORK. IS THERE ANYTHING WE CAN DO TO MAKE IT HAPPEN? SO I FULLY SUPPORT THE, UM, SUGGESTION TO TABLE THIS, BUT HOW LONG I, I'M THINKING I'M SEEKING FOR STAFF'S SUGGESTIONS CUZ IT MAY REQUIRE, YOU KNOW, SOME WORK FROM THE APPLICANT, MAYBE THE THEY'VE GOT APPLICANT IS WILLING OR NOT WILLING THAT, THAT'S ANOTHER QUESTION, . SO THAT'S JUST, THAT'S MY 2 CENTS COMMISSION A BROSKI. I, I'M GONNA START WITH A STATEMENT GOING BACK TO, UM, I'M REALLY STRUGGLING WITH THE IDEA THAT WE CONTINUE TO TRY TO, UH, REWORK A, A PLAN FROM THE DIAS. UH, I, IT'S GREAT. UH, WE HAD COMMENTS ABOUT GOOD SOLUTIONS, UH, A LOT OF, UH, THIS OR A LOT OF THAT REAL POSITIVES. BUT WHEN WE CREATED THE COMPREHENSIVE PLAN, UM, AS A MATTER OF FACT, THE LETTER THAT, UM, MR. WOLF SUBMITTED TALKING ABOUT THE COMPREHENSIVE PLAN SAID THROUGH EACH OF THE STEPS OF THE PROCESS, WE BELIEVE THE DEVELOPMENT PLAN HAS GOTTEN BETTER AND BETTER AND NOW BEST REPRESENTS THE NEEDS OF THIS PARTICULAR NEIGHBORHOOD IN PLANO. AND BEST COMP COMPLETES THE EXISTING MIXED USE T O D NATURE OF THE AREA. THE IDEA THAT WE'RE GONNA FILL OUT FINDINGS, FORMS, THE ENVISIONMENT OF THAT WASN'T SOMETHING THAT WAS GOOD, WASN'T SOMETHING THAT WAS, UH, HAD A LOT OF POSITIVES, BUT IT WAS SOMETHING THAT HAD A WOW FACTOR THAT WE SAID, YES, THIS ABSOLUTELY MAKES SENSE, BUT WE CONTINUED TO TRY TO FIND WAYS TO MAKE THIS FIT. UM, THE APPLICANT HIMSELF, IF, IF HE'S WILLING TO STAND BY HIS WORDS AND IF HE BELIEVES SO MUCH IN THIS COMPREHENSIVE PLAN AS HE SAID HE DOES, THEN I'D BE HAPPY TO HAVE THIS TABLED SO THAT HE CAN THEN MAKE THE ENTIRE THING IN CONFORMANCE OF THE PLAN. UH, IF IT IS REALLY, UH, THE BEST REPRESENTATION OF THE NEEDS OF THIS PARTICULAR NEIGHBORHOOD, UH, I GLADLY SUPPORT IT. BUT I'M REALLY STRUGGLING WITH EVERYTHING ELSE THAT WE'RE TRYING TO REWORK THIS RIGHT HERE FROM THE DIAS. CUZ I, I DON'T THINK, I MEAN, I RESPECT EACH OF YOU. I'M NOT SURE THAT THE TIME AND ENERGY THAT STAFF AND THE APPLICANT HAS ALREADY PUT IN, UM, THAT WE'RE GIVING THEM A DUE BY CONTINUING TO TRY TO REMANUFACTURE THIS FROM THE DYES. JUST MY THOUGHT. OKAY. HAVE YOU HEARD ENOUGH ? SO FROM A TIMING STANDPOINT, DO WE SHOOT FOR THE 20TH OR DO WE HAVE ALREADY, I KNOW TWO OR THREE ZONING CASES ON THAT MEETING, ALTHOUGH WE'VE KIND OF TALKED THIS ONE TO DEATH, HONESTLY, WE'RE EITHER GONNA COME BACK WITH INFORMATION THAT ANSWERS OUR QUESTIONS AND GIVES US WHAT WE NEED TO MAKE A DECISION OR, UH, I'M KINDA LIKE MR. BROSKY, IF, IF WE WENT THROUGH ANOTHER TWO HOURS AND 10 MINUTES OF DISCUSSION ON THIS PROJECT AFTER TONIGHT, I, I IT'S PROBABLY NOT A GOOD FIT. SO, [02:10:03] WELL, I THINK THERE'S DEFINITELY A NEED TO CHANGE THE STANDARDS. UM, AND I THINK WE NEED TO TALK WITH THE APPLICANT ABOUT WHETHER THEY'RE, AND HOW MUCH THEY'RE WILLING TO CHANGE THE DESIGN BASED ON THE COMMENTS HERE TONIGHT. SO I WOULD SUGGEST THAT WE TABLE IT, YOU KNOW, AT LEAST UNTIL APRIL 3RD, IF NOT APRIL 17TH, BECAUSE WE, WE JUST CAN'T GET MEETINGS IN AND GET STUFF TURNED AROUND I THINK ON THE 20TH. BUT IF WE TABLE IT TO THE THIRD, IT MAY BE THAT WE NEED TO TABLE IT FURTHER. IF THERE ARE CHANGES THAT WE KEEP WORKING THROUGH ON THE DESIGN, UM, BUT THAT AT LEAST GIVES THE APPLICANT A GOOD OPPORTUNITY TO MAKE SOME TEXT CHANGES, KIND OF A MINIMAL OPTION. AND IF THERE WE NEED MORE TIME, WE MAY BE ASKING FOR IT. SO, UM, FIRST OFF, AS WAS MENTIONED A COUPLE OF TIMES, THIS IS A VERY IMPORTANT PIECE OF PROPERTY, SO I WAS A LITTLE TONGUE IN CHEEK WITH THAT. WE'VE TALKED ABOUT IT FOR TWO HOURS. IF WE HAVE TO TALK ABOUT THIS FOR ANOTHER 15 HOURS, OVER SIX MEETINGS TO GET IT RIGHT, I THINK IT'S WORTH IT. YEAH, I THINK WHAT'S HERE IS SO CLOSE TO BEING AN EXCELLENT SOLUTION FOR THIS, THAT I DON'T WANT TO THROW THIS AWAY AND START OVER. SO I'M HAPPY TO HAVE IT COME BACK A COUPLE OF TIMES WITH US TWEAKING IT UNTIL THE DEVELOPER'S WILLING TO DO WHAT THEY NEED TO DO FOR US TO BE HAPPY THAT WE HAVE A PROJECT THAT IS WORTHY OF, OF SITTING IN THAT, IN THAT LOCATION. SO THAT BEING SAID, UM, I SAID YOU WEREN'T COMPLETELY OFF THE HOOK . UM, CAN I SUGGEST THAT WE JUST GO TO THE 17TH OF APRIL TO GIVE YOU PLENTY OF TIME? IT'S THE 17TH SUNDAY, IS IT? OKAY. I HAVE TO ASK YOU THOUGH, ARE YOU COMFORTABLE WITH APRIL 17TH? UH, SO FIRST OF ALL, I WANT TO THANK YOU GUYS FOR RECOGNIZING HOW IMPORTANT A PIECE THIS IS. WE OBVIOUSLY THINK THAT AS WELL WE'VE BEEN DOING IN THIS PROCESS FOR THREE YEARS, TRYING TO GET IT RIGHT AND SO YEAH, HOPEFULLY THAT'S RECOGNIZED BY THE CITY THAT THIS IS NOT SOMETHING THAT WE CAME IN AND SAID, THIS IS WHAT WE WANT TO DO. IF YOU DON'T LIKE IT, WE'RE OUTTA HERE. SO THIS IS SOMETHING THAT WE BELIEVE IN. JUST AS IMPORTANT AS IT SOUNDS LIKE ALL OF YOU DO. UM, I LIKE, UH, CHAIR DOWN'S BELIEVES WE'RE CLOSE. MAYBE SOME OF YOU DO OR DON'T. UM, AGAIN, WE'VE GONE THROUGH, UH, YOU KNOW, DOZENS OF ITERATIONS OF THIS THING, SO I WOULD HATE TO START OVER AGAIN. UM, WHERE, UH, I THINK THERE ARE CERTAIN ASPECTS OF THIS THAT I DO THINK THAT WE CAN COLLECTIVELY COME TO SOLUTIONS ON E H A I THINK PHASING SOME OF THE PROTECTIONS OF STUFF LIKE THAT. IF, IF THE COMMISSION THINKS THAT IT'S A MUCH BIGGER REDESIGN OF THE PROPERTY, THEN I WOULD PROBABLY SAY IT MAY NOT BE WORTH IT. BUT IF WE THINK THAT IT'S, UM, SOME OF THESE SMALLER ISSUES, THEN AGAIN, WE'VE BEEN AT THIS FOR THREE YEARS, WE'RE NOT GONNA, UH, LET IT GO BY THE WAYSIDE, UH, FOR A COUPLE WEEKS. SO I GUESS WHAT MY REQUEST WOULD BE IF, UM, IF WE SHOOT MAYBE FOR THAT, AND AGAIN, THIS IS MORE TO CHRISTINA AND STAFF, LIKE MAYBE WE CAN, I THINK WE'RE CLOSE ON SOME OF THIS STUFF. I THINK GETTING EVERYBODY ON THE PHONE CALL CAN HELP IN A, IN A LOT OF WAYS, UM, THAT MAYBE WE CAN SHOOT FOR THAT, UH, APRIL 3RD, I BELIEVE. UM, THE EARLIER ONE, IF, IF WE CAN'T GET THERE IN TIME FOR STAFF REASONS OR WHATEVER AND WE PUSH IT ONE LATER, AGAIN, WE OWN THIS PROPERTY AND IT COSTS US EVERY MONEY EVERY MONTH TO OWN IT. AND SO, YOU KNOW, AS A, UH, FIDUCIARY, WE WANT TO MOVE AS QUICKLY AS WE CAN. UM, SO THAT'S KIND OF, I THINK WHAT MY POSITION WOULD BE. BUT I, BUT WE, WE WANT TO GET, WE THINK THIS WOULD BE REALLY, AGAIN, WE'VE SPOKEN A LOT TO A LOT OF OUR NEIGHBORS TO GET TO THIS POINT. I THINK WE'VE MADE MASSIVE CHANGES FROM WHERE WE'VE COME. SO I THINK WE'RE CLOSE. UM, AND SO I GUESS IF Y'ALL THINK THE SAME, THEN I'D BE IN FAVOR OF THAT. SO ARE IS STAFF OKAY WITH APRIL 3RD? YES, I THINK THAT'S FINE. WE DO APRIL 3RD, SO, AND, AND THERE'S SOMETHING THAT WAS, UH, I'M GONNA MAKE A MOTION TO TABLE THIS TO APRIL 3RD. OKAY. AND I HAVE A SECOND BY COMMISSIONER BRUNO. NOW DISCUSSION A VOTE YES. WE'RE GONNA TABLE THIS TO APRIL 3RD. AND THAT'S BECAUSE YOU BELIEVE THAT WITH A FEW MINOR TWEAKS WE CAN GET THERE. A VOTE NO WOULD MEAN [02:15:01] I I DON'T, THEY COULD SPEND THE NEXT SIX MONTHS AND WE'RE PROBABLY NOT GONNA GET THERE OR I DON'T WANT TO DESIGN THIS THING FROM THE DIOCESE. SO POINT YEAH, I I I WOULD LIKE US TO DELAY IT A LITTLE BIT LONGER AND I'LL TELL YOU WHY. ONE OF THE REASONS WE'VE DELAYED OUR NEXT MEETING TO IS, IS BECAUSE WE'VE GOT SPRING BREAK AND THINGS COMING ON. AND I WOULD, I WOULD HATE TO COME BACK AND IF WE DIDN'T GIVE THESE GUYS EVERYONE ENOUGH TIME TO REALLY GIVE THIS THE FULL ATTENTION BECAUSE I DON'T THINK ANY OF US WANT TO KEEP GOING AROUND AND AROUND AND THESE GENTLEMEN THINK THEY'RE CLOSE. AND SO I I WOULD STRONGLY REQUEST THAT WE GIVE THEM A COUPLE MORE WEEKS TO THE 17TH AND REALLY BRING THIS IN HERE AND LET EVERYBODY DO THEIR JOB AND TRY TO BRING IT IN ONE MORE TIME AND SEE IF WE CAN GET THERE. BECAUSE I THINK THERE ARE A LOT OF POSITIVES TO WHAT THEY'RE DOING. I THINK THERE'S A LOT OF QUESTIONS, BUT THAT'S MY SUGGESTION. COMMISSIONER ROW, UH, GOOD CLIENT ON SPRING BREAK. I ALMOST FORGOT ABOUT THAT AS A FATHER. I DON'T KNOW HOW I DID UM, , BUT TO THE SENTIMENT THAT WAS FOR ME, I'M CLOSE. I JUST NEED THE PURIFICATION OF THOSE STANDARDS. I NEED TO SEE HOW BEST WE CAN PROTECT THE CITY AND HOLD THE DEVELOPER AS CLOSE TO STANDARDS THAT CONFORM TO THE COMPREHENSIVE PLAN AS POSSIBLE. OKAY. NOT TRYING TO DESIGN THE PROJECT OR WHATEVER YOU, I JUST NEED TO SAY THE STANDARDS. OKAY. SO I WAS JUST GONNA ADD I HADN'T THOUGHT ABOUT SPRING BREAK AS WELL. OH, SO THAT'S A, THAT'S A FAIR POINT. SO IF THAT'S, I TOTALLY UNDERSTAND THAT BOTH FROM OUR PERSPECTIVE AND FROM STAFFS AND YOUR GUYS' PERSPECTIVE FROM A REVIEW. UH, AND THAT WOULD BE OKAY WITH US COMMISSIONER, BRO, CAN YOU, UH, IN THE PRESENTATION THEY MADE IT VERY CLEAR THAT THEY WERE, UH, NINE AND ONE THIRDS OF THE WAY TO BEING IN CONFORMANCE WITH THE PLAN THAT THEY SAY BEST REPRESENTS THE NEEDS OF THIS PARTICULAR NEIGHBORHOOD. UH, SO, UH, IF THEY CAN COME THE OTHER TWO THIRDS OF THE WAY, UH, AND I THINK IT'S CONCEIVABLE AND I'D LOVE TO SEE IT BECAUSE I REALLY WOULD LIKE TO SEE AN EXCELLENT PLAN. AND I THINK THIS IS A VERY IMPORTANT, UH, PIECE OF PROPERTY WITHIN THE CITY. AND I EVEN THINK THE CITY STAFF MAKES THE COMMENT, UH, AS TO WHY ONE OF THE REASONS THEY WERE OPPOSING IT WAS THERE MIGHT BE A BETTER USE WHEN, UH, A TIME IN THE FUTURE DOES COME. AND SO, UM, I'D LIKE TO SEE 'EM, BUT I DO BELIEVE WE NEED TO AT LEAST GIVE 'EM TO THE 17TH BECAUSE I THINK I'D LIKE TO SEE THEM COME THE OTHER TWO THIRDS OF THE WAY AND, UH, BE IN CONFORMANCE WITH THE PLAN THAT, UH, THEY BELIEVE BEST FITS THIS AREA. GO FOR NINE AND TWO THIRDS. OKAY, SO I AM GOING TO RESCIND MY MOTION. DO WE NEED A SECOND ON THE RESCISSION? I DON'T THINK SO. OKAY. AND I WILL CHANGE MY MOTION AND REVISE MY MOTION TO BE TABLED THIS TILL APRIL 17TH. OH, SECOND. AND I HAVE A SECOND BY COMMISSIONER CAREY. SO ARE WE READY TO VOTE? VOTE. OKAY. WE ARE TABLED ON THIS ITEM UNTIL APRIL 17TH. THAT'S FOR ITEM ONE A. I WOULD MAKE A MOTION OR MOVE. MY WIFE'S GONNA YELL AT ME IF I DON'T SAY IT RIGHT. I MOVE. WE TABLE ITEM ONE B UNTIL APRIL 17TH SECOND. AND I HAVE A SECOND BY COMMISSIONER BROSKY, PLEASE VOTE NOT. ITEM CARRIES SEVEN TO ZERO. THANK YOU GENTLEMEN. THANK YOU. [2. (PM) Public Hearing - Replat, Revised Site Plan, & Concept Plan: Van Tuyl Addition, Block 1, Lots 1 & 2 - Major vehicle repair on Lot 1 and professional/general administrative office on Lot 2 on 13.1 acres located at the southeast corner of Lexington Drive and Premier Drive. Zoned Corridor Commercial. Projects #R2022-034, #RSP2022-066, and #CP2022-017. Applicant: VTC Plano Rental Properties, LLC (Administrative consideration)] AGENDA ITEM NUMBER TWO, PUBLIC HEARING FOR REPLAT REVISED SITE PLAN AND CONCEPT PLAN. BANTU EDITION BLOCK ONE, LOTS ONE AND TWO. MAJOR VEHICLE REPAIR ON LOT ONE AND PROFESSIONAL GENERAL ADMINISTRATIVE OFFICE ON LOT TWO ON 13.1 ACRES LOCATED AT THE SOUTHEAST CORNER OF LEXINGTON DRIVE AND PREMIER DRIVE ZONE CORRIDOR COMMERCIAL APPLICANT VTC PLANO RENTAL PROPERTIES, LLC. GOOD AFTERNOON COMMISSIONERS. I'M PARK MCDOWELL PLANNER WITH THE PLANNING DEPARTMENT. STAFF RECOMMENDS THIS ITEM FOR APPROVAL AS SUBMITTED. I'M HAPPY TO ANSWER ANY QUESTIONS. THANK YOU. DO WE HAVE ANY QUESTIONS FOR STAFF ON THIS ITEM? EVERYBODY'S STILL HERE. ? YES. MR. BROSKY IS DOZING OFF OVER YOU? ALL RIGHT. SEEING NONE. THANK YOU SIR. I'LL OPEN THE PUBLIC HEARING. DO WE HAVE ANY SPEAKERS ON THIS SIDE? WE DO NOT. ALL RIGHT. THANK YOU ALL PUBLIC HEARING CONFINED DISCUSSION TO THE COMMISSION. I MOVE WE UH, OH, SORRY. UM, I MOVE THAT WE APPROVE [02:20:01] THIS AS SUBMITTED. THANK YOU. I HAVE A MOTION BY COMMISSIONER BROSKY WITH A SECOND BY COMMISSIONER BOFF. PLEASE VOTE ON ITEM TWO, NOT ITEM CARRIE. SEVEN ZERO. THANK YOU FOR ANYBODY ELSE THAT WAS SITTING AROUND FOR THOSE FIRST TWO HOURS. THANK YOU. APPRECIATE YOUR PATIENCE. APPRECIATE [3. (PM) Public Hearing - Preliminary Replat & Revised Site Plan: Middlekauff Central Addition, Block A, Lot 1R - New and used vehicle dealer and minor vehicle repair on one lot on 4.0 acres located at the northwest corner of Ruisseau Drive and U.S. Highway 75. Zoned Corridor Commercial with Specific Use Permits No. 303 for Used Car Dealer, No. 304 for Automobile Leasing and Renting, and No. 338 for Truck Leasing. Projects #PR2022-034 and #RSP2022-065. Applicant: 3401 N Central Expy, LLC (Administrative consideration)] YOUR HONOR. AGENDA ITEM NUMBER THREE, IT'S PUBLIC HEARING FOR A PRELIMINARY REPLAT AND REVISED SITE PLAN. MIDDLE COST CENTRAL EDITION BLOCK A LOT ONE R NEW AND USED VEHICLE DEALER AND MINOR VEHICLE REPAIR ON ONE LOT ON 4.0 ACRES LOCATED AT THE NORTHWEST CORNER OF RIZZO DRIVE IN US HIGHWAY 75 ZONED CORRIDOR COMMERCIAL WITH SPECIFIC USE PERMITS. NUMBER 303 FOR USED CAR DEALER NUMBER 304 FOR AUTOMOBILE LEASING AND RENTING. AND NUMBER 338 FOR TRUCK LEASING APPLICANT 34 0 1 NORTH CENTRAL EXPRESSWAY LLC. STEPH RECOMMENDS THE PRELIMINARY REPLAT FOR APPROVAL SUBJECT TO ADDITIONS IN OUR ALTERATIONS TO THE ENGINEERING PLANT AS REQUIRED BY THE ENGINEERING DEPARTMENT AND FOR THE REVISED SITE PLAN STAFF RECOMMEND TO THE ITEM FOR APPROVAL AS SUBMITTED. I'M HAPPY TO ANSWER ANY QUESTIONS. THANK YOU. DO WE HAVE ANY QUESTIONS FOR STAFF ON THIS ITEM? COMMISSIONER BRUNOS, THIS PROPERTY IS THE CENTRAL KEY MICROPHONE PLEASE. THIS PROPERTY IS THE CENTRAL KEY OF AUTO DEALERSHIP, IS THAT CORRECT? THAT IS CORRECT. WHAT ARE THEY PROPOSING TO DO? UH, THEY'RE PROPOSING TO DEMOLISH THE SITE AND REBUILD IT AS A NEW BUILDING. IT'S STILL GONNA BE THE, THE, UH, NEW AND USED CAR DEALERSHIPS, BUT WITH A NEW BUILDING. OKAY. ALL RIGHT. ALL RIGHT. ANY MORE QUESTIONS FOR STAFF? SEEING NONE, THANK YOU VERY MUCH. THANK YOU. I'LL OPEN THE PUBLIC HEARING. DO WE HAVE ANY OTHER SPEAKERS ON THIS ITEM? WE DO NOT. THANK YOU. I'LL CLOSE THE HEARING FINE. DISCUSSION OF THE COMMISSION. COMMISSIONER RATLIFF. I MOVE. WE APPROVE THE PRELIMINARY REPA SUBJECT TO APPROVAL OF ADDITION AND ALTERATIONS, UH, REQUIRED BY THE ENGINEERING DEPARTMENT AND THE REVISED SITE PLAN AS SUBMITTED. SECOND. THANK YOU. I HAVE A MOTION BY COMMISSIONER RATLIFF WITH A SECOND BY COMMISSIONER BROSKY TO APPROVE ITEM THREE, PLEASE VOTE NOT. ITEM CARRY. SEVEN TO ZERO. THANK YOU. [4. (DS) Public Hearing - Preliminary Replat: Lakeside Market Phase 1, Block A, Lots 1R, 5R, & 6R - Retail and restaurant on Lot 1R, restaurant with drive-through on Lot 5R, and vacant lot on 22.0 acres located at the northwest corner of Preston Road and Lorimar Drive. Zoned Planned Development-447-Retail/Multifamily Residence-2 with Specific Use Permits No. 423 for Private Club and No. 567 for Winery and located within the Preston Road Overlay District. Project #PR2022-037. Applicant: Whitestone Lakeside Market, LLC (Administrative consideration)] AGENDA ITEM NUMBER FOUR IS A PUBLIC HEARING FOR A PRELIMINARY REPLA LAKESIDE MARKET. PHASE ONE BLOCK A LOTS ONE R FIVE R AND SIX R RETAIL AND RESTAURANT ON LOT ONE R RESTAURANT AND DRIVE THROUGH AND LOT FIVE R AND VACANT LOT ON 22.0 ACRES. LOCATED AT THE NORTHWEST CORNER OF PRESTON ROAD IN LAURA MARR DRIVE, ZONED PLANNED DEVELOPMENT 447 RETAIL MULTI-FAMILY RESIDENCE TWO WITH SPECIFIC USE PERMITS NUMBER 423 FOR PRIVATE CLUB AND NUMBER 567 FOR WINERY AND LOCATED WITHIN THE PRESTON ROAD OVERLAY DISTRICT. APPLICANT WHITESTONE LAKESIDE MARKET L L C STAFF RECOMMENDS THIS ITEM FOR APPROVAL, SUBJECT TO ADDITIONS, INTER ALTERATIONS TO THE ENGINEERING PLANS AS REQUIRED BY THE ENGINEERING DEPARTMENT. I'M HAPPY TO ANSWER ANY QUESTIONS THAT ARE ALREADY. THANK YOU. ANY QUESTIONS FOR STAFF ON SIDE? THANK YOU VERY MUCH. SEEING NONE ALL OPEN PUBLIC HEARING. DO WE HAVE ANY SPEAKERS ON THIS ITEM? WE DO NOT. THANK YOU. CLOSED PUBLIC HEARING. FINE DISCUSSIONS. COMMISSIONER ROWLEY, I'M MR. MEMBER HOW TO DO THIS. UH, MR. CHAIRMAN, I MOVE THAT WE APPROVE AGENDA ITEM NUMBER FOUR, UH, SUBJECT TO ADDITIONS AND OR ALTERATIONS TO THE ENGINEERING PLANS AS REQUIRED BY THE ENGINEERING DEPARTMENT. SECOND, A MOTION BY COMMISSIONER ALI WITH A SECOND BY COMMISSIONER BROSKY TO APPROVE ITEM FOUR, PLEASE VOTE THAT ITEM CARRIES SEVEN TO ZERO. UH, BEFORE WE MOVE INTO THE NON-PUBLIC HEARING ITEMS, DOES ANYONE NEED A BREAK? NINE 30. JUST WE'D LIKE A BREAK. OKAY, WE'RE GONNA RECESS FOR FIVE MINUTES AND THEN WE'LL COME BACK INTO A REGULAR SESSION. OKAY, MOVING [5. (PM) Discussion and Action - Facade Plan: Cigna Point Addition, Block A, Lot 2 - Professional/general administrative office on one lot on 5.6 acres located on the east side of the Dallas North Tollway, 1,539 feet north of Plano Parkway. Zoned Planned Development-200-Regional Employment and located within the Dallas North Tollway Overlay District. Project #FAP2022-050. Applicant: Scarborough Parkway II, LP] RIGHT ALONG. NON-PUBLIC HEARING ITEMS, NUMBER FIVE, AGENDA ITEM, I'M SORRY, NON-PUBLIC HEARING ITEMS. THE PRESIDING OFFICER WILL PERMIT LIMITED PUBLIC COMMENT FOR ITEMS ON THE AGENDA NOT POSTED FOR A PUBLIC HEARING. THE PRESIDING OFFICER WILL ESTABLISH TIME LIMITS BASED UPON THE NUMBER OF SPEAKER REQUESTS, LENGTH OF THE AGENDA, AND TO ENSURE MEETING EFFICIENCY AND MAY INCLUDE A TOTAL TIME LIMIT AGENDA ITEM NUMBER FIVE, DISCUSSION AND ACTION FACADE PLAN. CIGNA POINT ADDITION BLOCK A LOT TWO, PROFESSIONAL GENERAL ADMINISTRATIVE OFFICE ON ONE LOT ON 5.6 ACRES LOCATED ON THE EAST SIDE OF THE DALLAS NORTH TOLLWAY 1,539 FEET NORTH OF PLANO PARKWAY ZONE PLAN DEVELOPMENT, 200 REGIONAL EMPLOYMENT AND LOCATED WITHIN THE DALLAS NORTH TOLLWAY OVERLAY DIS OVERLAY DISTRICT APPLICANT SCARBOROUGH [02:25:01] PARKWAY TWO LP. THE PURPOSE OF THIS REQUEST IS TO INCREASE THE PERMITTED PERCENTAGE OF AN ALTERNATE CONCRETE MASONRY MATERIAL AS THE PRIMARY EXTERIOR MATERIAL FOR THE PROPOSED OFFICE BUILDING AND GARAGE ON THE SLOT. THE SUBJECT PROPERTY IS ZONED REGIONAL EMPLOYMENT. THE REGIONAL REGIONAL EMPLOYMENT ZONING DISTRICT REQUIRES AT LEAST 80% OF ANY EXPOSED WALL, EXCUSE ME, OF MAIN BUILDINGS TO CONSIST OF GLASS, NATIVE STONE, CLAY, FIRE, BRICK OR TILE, OR A COMBINATION OF THESE MATERIALS. THE REMAINING 20% MAY CONSIST OF ANY ALTERNATE BUILDING MATERIAL PERMISSIBLE UNDER THE ADOPTED BUILDING CODE. THE PLANNING AND ZONING COMMISSION HAS A DISCRETION, EXCUSE ME, TO ALLOW OTHER FINISHES AND MATERIALS IF PERMITTED BY THE ADOPTED BUILDING AND FIRE CODES. THE BUILDING MATERIALS REQUIRED WITHIN THE RE DISTRICT ARE TENDED TO ENSURE THE USE OF HIGH QUALITY DURABLE MATERIALS ALONG THE DALLAS NORTH TOLLWAY CORRIDOR TO CREATE WELLES DESIRED AND ATTRACTIVE ARCHITECTURE. THIS THIS VERY REQUEST IS FOR THE OFFICE BUILDING AND GARAGE ON LOT TWO. ON THE SCREEN IS A PORTION OF THE SOUTHERN ELEVATION OF THE OFFICE BUILDING. THIS IS THE OTHER PORTION OF THE SOUTHERN ELEVATION OF THE OFFICE BUILDING. THIS SCREEN SHOWS THE NORTH ELEVATION OR A PORTION OF THE NORTH ELEVATION. THIS IS THE OTHER PORTION AND THIS SCREEN SHOWS THE EAST AND WEST ELEVATION OF THE OFFICE BUILDING. THE APPLICANT IS REQUESTING TO USE AN ALTERNATE PRIMARY MATERIAL THAT IS NOT IN COMPLIANCE WITH THE RD ZONING DISTRICT. INSTEAD OF CLAY FIRE BRICK, THE APPLICANT IS REQUESTING TO USE A CONCRETE MATERIAL FOR THE OFFICE BUILDING. THE APPLICANT IS REQUESTING A 19% VARIANCE ON THE NORTH ELEVATION, NO VARIANCE ON THE WEST ELEVATION, A 15% VARIANCE ON THE SOUTH ELEVATION AND A 38% VARIANCE ON THE EAST ELEVATION. ON THIS SCREEN IS THE NORTH AND SOUTH ELEVATION OF THE PARKING GARAGE. AND THIS IS THE WEST AND EAST ELEVATION FOR THE PARKING GARAGE. THE APPLICANT IS REQUESTING AN 80% VARIANT ON ALL ELEVATIONS BUILDING MATERIAL PREFERENCES AND TECHNOLOGIES CHANGE OVER TIME AND CITY STRIVES TO BE RESPONSIBLE WHERE APPROPRIATE, ALLOWING FOR INNOVATION AND ADJUSTMENTS. ALTERNATIVE MATERIALS CAN BE OR MAY BE APPROPRIATE IN INSTANCES WHERE A SIGNIFICANT ARCHITECTURAL BENEFIT CAN BE CREATED. HOWEVER, STAFF DOES NOT BELIEVE THIS REQUEST WILL BE IN THE BEST INTEREST OF ACHIEVING THE DISTRICT'S STATED GOALS. THE ALREADY BUILDING MATERIAL STAND, EXCUSE ME. MATERIALS STANDARDS WERE ESTABLISHED IN 1996 AND HAVE SINCE BEEN INTERVIEWED BY STAFF MULTIPLE TIMES IN 2011 TO ALLOW METAL. IN 2016, THE MATERIAL PERCENTAGE OF GLASS NATIVE STONE, CLAY, FIRE, BRICK OR TILE WERE INCREASED FROM 75 TO 80%. AND IN 2019 THE STANDARDS WERE EXAMINED WITH THE IMPACT OF HB 24 39. THIS, THE APPLICANT'S REQUEST DOES NOT CONSTITUTE ENHANCEMENTS IN INNOVATIONS OR AESTHETICS, BUT ARE DESIRED FOR SITE DESIGN AND CONSTRUCTION PURPOSES. THIS BUILDING IS VISIBLE FROM THE DALLAS NORTH TOLLWAY AND ADJACENT NEIGHBORHOOD TO THE EAST. THIS MAJOR MATERIAL, THIS MAJOR DEVELOPMENT, WILL DEFINE THE APPEARANCE OF THE CORRIDOR FOR YEARS. THE CONCRETE MATERIAL REQUESTED ARE NOT CONSISTENT WITH THE GOALS OF THE RE DISTRICT, THEREFORE THE DEVELOPMENT SHOULD BE CONSTRUCTED WITH THE REQUIRED MATERIALS. STAFF RECOMMENDS DENIAL OF THE REQUEST AND I'M HAPPY TO ANSWER ANY QUESTIONS. AND THE APPLICANT IS ALSO HERE AND HAS A PRESENTATION. QUESTIONS FOR STAFF COMMISSIONER BROSKY? I DO. UH, SO THIS IS LOCATED, UH, ON THE DALLAS NORTH HALLWAY JUST SOUTH OF PARK. AND UH, SO I, I SEE NEXT DOOR TO IT IS, UH, HOSHI SUSHI WINE BAR. THERE'S AN EXXON GAS STATION DOWN THE STREET, ACROSS THE STREET, ACROSS THE NORTH DALLAS TOLLWAY IS A, UH, DISCOUNT TIRE, A COSTCO AND A U-HAUL MOVING. UM, THE REFERENCE TO THE STAFF MAKES TO, UH, HB 24 39. CAN YOU GO INTO SOME DETAIL AND EXPLAIN TO ME THE IMPORTANCE OF WHERE WE FIND AN EXEMPTION FOR THAT? YES. SO IT WAS DETERMINED THAT THE RA DISTRICT IS AN ARCHITECTURAL AND CULTURAL DISTRICT, INTENT DISTRICT INTENDED TO PROVIDE FOR OFFICE AND LIMITED MANUFACTURING USES AND HIGH VISIBILITY LOCATIONS, WHICH ARE REGIONAL CULTURAL AND ARCHITECTURAL IMPORTANCE TO THE COMMUNITY DUE TO ITS SIGNIFICANCE IN GENERATING ECONOMIC INVESTMENTS. THESE ARE CONSISTENT WITH THE REGIONAL STATUS OF CERTAIN TOLL WAYS AND EXPRESS WAYS SERVING PLANO AND SURROUNDING COMMUNITIES. AND THIS IS PULLED FROM THE, UH, RA ZONING DISTRICT? CORRECT. SO YOU'RE SAYING THAT WE'RE [02:30:01] GOING TO, WE'RE WE'RE EXEMPT FROM HB 24 39 FOR REASONS OF HISTORICAL YES. CULTURAL AND HISTORICAL AND OR ARCHITECTURAL AND CULTURAL DISTRICTS. CAN YOU EXPLAIN TO ME THE CULTURAL SIGNIFICANCE OF COSTCO? THE WINE BAR AND DISCOUNT TIRE. SO THIS WOULD BE FOR DEVELOPMENTS GOING FORWARD, WE'RE LOOKING TO CREATE A VERY ARCHITECTURALLY PLEASING NEW DEVELOPMENTS SUCH AS THESE OFFICE. CUZ THERE ARE QUITE A BIT OF UNDEVELOPED LAND ON FROM THIS SITE AND SOUTH TO THE, UM, I FORGET WHERE IT'S AT. LET'S JUST A LITTLE POINT OF REFERENCE. I, I RECALL THESE DISCUSSIONS AND AT, AT ONE POINT WE HAD CERTAIN DESIGN STANDARDS AND ACTUALLY HB 2 34, WHATEVER CAME THROUGH AND WE HAD TO REVISE IN ORDER TO COMPLY. BUT BY THAT TIME, A LOT OF THE BUILDINGS THAT ARE ON THERE WERE ALREADY EXISTED. SURE. AND WE CAN'T GO BACK. CORRECT. ALL WE COULD DO WAS SAY MOVING FORWARD AND THERE WAS A LOT OF DISCUSSION AROUND THE LOOPHOLE, WHICH WAS CULTURAL AND HISTORIC SIGNIFICANCE. UM, I STRUGGLE WITH THE IDEA THAT AN OFFICE BUILDING HAS HISTORICAL SIGNIFICANCE. , THERE WAS A LOT OF DIFFERENT DISCUSSIONS AROUND HOW DO YOU FIND, DEFINE A DISTRICT SO THAT YOU CAN HAVE MORE CONTROL OVER IT. AND I I CAN DEFINITELY APPRECIATE THAT. I MEAN, PART OF THE REASON I HAVE TOLD MY WIFE MULTIPLE TIMES, I REALLY APPRECIATE THE OPPORTUNITY THAT THE CITY HAS ALLOWED ME TO SERVE HERE. IS, UH, I GET THAT. I THINK THAT'S VERY IMPORTANT. I'M, I HAVE FRIENDS IN HOUSTON. UH, I CAN'T SAY I'M A GREAT FAN, BUT I'M VERY HAPPY WE HAVE ZONING HERE THAT, THAT'S RIGHT. UH, ALLOWS US TO HAVE THOSE CONTROLS AND I CERTAINLY DON'T WANT SOMETHING SLOVENLY THROWN UP. I JUST WANNA MAKE SURE THAT WE'RE VERY CAREFUL BECAUSE THIS, THIS IS REALLY PUSHING THE EDGE TO ME, UH, TO, TO SAY AN OFFICE BUILDING HAS HISTORICAL SIGNIFICANCE. UH, OR I MEAN, OR TO GO DOWN THE LINE TO SAY WE CAN CONTROL FACADES BECAUSE IT'S ARCHITECTURALLY SIGNIFICANT NEXT TO A GAS STATION AND DOWN THE STREET FROM A BAR. UM, LET'S LET GO AHEAD. SURE. IF YOU'D LIKE ME TO CONTRIBUTE ON THIS. THERE, THERE ARE TWO DIFFERENT ZONING DISTRICTS UP AND DOWN THE DALLAS, NORTH TOLLWAY, REGIONAL COMMERCIAL AND REGIONAL EMPLOYMENT. REGIONAL COMMERCIAL IS, THOSE ARE SHOPPING CENTERS. THAT'S WHERE COSTCO IS. THAT'S WHERE A LOT OF THE THINGS YOU'RE REFERENCING ARE AS FAR AS ALL THE RETAIL CENTERS. UM, REGIONAL EMPLOYMENT IS THE OFFICE COMPONENT. AND SO I THINK THE CITY MADE THIS DECISION BACK IN 1996 A LOT THERE. WHILE THERE WERE QUITE A, THERE WAS QUITE A BIT OF DEVELOPMENT IN THE TOLLWAY. THERE IS A SUBSTANTIAL AMOUNT THAT'S HAPPENED SINCE THAT TIME. AND SO I THINK FOR CON ARCHITECTURAL CONTINUITY, THERE'S A DISTINCT DIFFERENCE WHEN YOU ENTER A COMMUNITY, ESPECIALLY IN A CORRIDOR WHERE IT'S SO INCREDIBLY VISIBLE. THE IDEA OF CREATING THESE MATERIAL STANDARDS WAS WE ARE GOING TO, YOU'RE GONNA KNOW WHEN YOU'RE IN PLANO MM-HMM. , RIGHT? YOU CROSS INTO PLANO. YOU CAN TELL A DIFFERENCE ARCHITECTURALLY IN WHAT'S HAPPENING HERE VERSUS WHAT'S HAPPENING IN OTHER COMMUNITIES. AND SO I THINK THAT'S THE INTENT THAT YOU'RE CREATING A, A CULTURAL ARCHITECTURAL DISTRICT. NOW, WHETHER THAT'S HISTORICAL TODAY OR NOT IS A QUESTION, BUT I THINK THE, THE IDEA IS YOU HAVE TO START WHILE YOU'RE BUILDING THE BUILDINGS TO CREATE THE CONSISTENCY THAT GIVES YOU THAT VISUAL IMPACT. AND THAT WAS THE PURPOSE BEHIND THE DISTRICT. AND SO, UM, THAT, THAT'S THE HISTORY I HAD TO OFFER. SO YEAH, MY, AND MY CONCERN IS, I GUESS THAT WE DON'T, UH, DENY THIS AND, UH, PER NOT PERMIT THEM ONLY TO FIND OUT WE END UP IN TROUBLE WITH HB 30 24, 39 BECAUSE WE HAVE REALLY WORKED TO GO AROUND, UH, IT THROUGH, AS YOU MENTIONED, A LOOPHOLE. UM, AND THAT'S MY BIGGEST CONCERN IS I DON'T, I DON'T WANNA SEE THE CITY END UP, UM, BEING IN VIOLATION OF STATE, STATE LAW BECAUSE WE'RE TRYING, TRYING TO SKIRT SOMETHING. THAT'S ALL. I DON'T THINK THAT WOULD BE THE CASE HERE. BUT, UM, YOU, YOU MAY HAVE MORE INFORMATION IN RESPONSE TO HIS QUESTION. I DON'T KNOW. I, IT'S, AS MS. DAYE MENTIONED, UM, WHEN THIS WAS LOOKED AT THAT IT WAS DETERMINED THAT THIS IS THE ARCHITECTURALLY AND CULTURALLY SIGNIFICANT CORRIDOR IN TO PLANO MM-HMM. AND ALLOWED US TO REGULATE THAT. YEAH, THAT'S, I'M OKAY COMMISSIONER TO, UNLESS QUESTION. YEAH, JUST KEEP KEEPS THE QUESTIONS AND THEN WE WILL THEN WE'LL, WE'LL GO AHEAD IF YOU HAVE A QUESTION. GO AHEAD. YES. MY QUESTION IS REGARDING THE LOCATION OF THIS BUILDING. UH, I UNDERSTAND THAT IT IS IN THE CORRIDOR KIND OF A, I GUESS RELATED TO THE [02:35:01] SOUTH SOUTHERN BOUNDARY AND THE NORTHERN BOUNDARY OF THE CITY ALONG THE NORTH DALLAS NORTH HALLWAY. UM, BUT HAVE YOU OR HAS ANYONE FROM OUR STAFF MEMBER HAS GONE ON THE HALLWAY TO LOOK AT THE BUILDING? BECAUSE I FEEL LIKE THAT AREA, THE, THE DO YOU HIGHWAY IS ON A BRIDGE AND THE BUILDING IS KIND OF LOW. IT IT, IT'S NOT THAT VISIBLE THOUGH. CUZ I FEEL LIKE EVERY TIME I GO, GO AROUND THAT CORNER IN THEY, IN ORDER TO SEE THAT BUILDING, I HAVE TO GO UNDER THE BRIDGE AND MAKE A U-TURN TO SEE IT. IF I'M ON THE BRIDGE GOING OVER, I PROBABLY WOULDN'T EVEN SEE IT. YEAH. I HAVEN'T HAD A CHANCE TO GO OUT THERE YET TO DO A SITE VISIT FOR THIS ONE. BUT I KNOW THAT, UM, JUST RESEARCHING OTHER PROPERTIES AROUND IT THAT THE, UM, THE CIGNA BUILDING TO THE NORTH OF THIS PROPERTY, THEY DEVELOPED IT AS, I BELIEVE IT'S THE FIRST FLOOR HAS THAT NATIVE STONE, UH, KIND OF COAT AROUND IT. AND THEN THE REST IS OTHER MATERIALS, UHHUH . BUT I CAN'T SPEAK TO SEE HOW VISIBLE THAT FIRST FLOOR IS FROM THE D N T. SO IN OUR, UM, REQUIREMENTS, IS THERE ANYTHING RELATED TO THE VISIBILITY ITSELF INSTEAD OF JUST THE LOCATION ALONG THE HIGHWAY? I THINK THAT THE, UM, THERE'S NOT EXPLICITLY, I THINK THERE'S TWO, THE VISIBILITY OF THE CORRIDOR WITH REGARD TO THE REGULATIONS REALLY ALSO RELATES TO THE NARROWNESS OF THE CORRIDOR BECAUSE FROM PARKWOOD ON ONE SIDE AND YOU KNOW, EITHER PLANO PARKWAY IN THIS AREA, UM, YOU KNOW, IT CHANGES THIS, YOU GO MOVE NORTH. BUT THERE, THESE ARE REALLY FAIRLY NARROW PIECES OF PROPERTY. SO YOU'VE GOT RIGHT OF WAY ON BOTH SIDES. SO THE TOLLWAY ACCESS ROAD PARKWOOD, AND THEN THE ELEVATED DALLAS NORTH TOLLWAY, UM, THERE'S JUST A LOT OF OPPORTUNITY FOR VIEW SHED. OKAY, THANK YOU. OTHER QUESTIONS? THERE'S POINTING OH POINT THERE. , I THOUGHT YOU WERE POINTING AT COMMISSIONER BRUNO. I WENT OF COURSE HE'S GOT A QUESTION. OH NO HE DOESN'T. COMMISSIONER CARRIE. THANK YOU. UM, SO THE WEST FACE OF THIS LOOKS LIKE IT'S ALL GLASS. IS THAT, IS THAT CORRECT? THAT IS CORRECT. THAT DO, DO WE HAVE ANY CONCERNS WITH GLARE OFF OF THAT, ESPECIALLY LATER IN THE DAY, TO ALL OF THAT TRAFFIC ON THE WEST SIDE? BECAUSE SOMETIMES I FIND THAT WITH SOME BUILDINGS THAT ARE ALL GLASS. AND SO DO WE HAVE ANY CONCERNS? ARE THERE ANY, YOU KNOW, REMEDIES FOR THAT OR WHAT ARE WE, I BELIEVE IT'S IN THE, UH, THE BUILDING CODE THAT THEY DO HAVE THAT CERTAIN PERCENTAGE OF A REFLECTION THAT HAS TO BE MET WITH THAT. AND UM, I CAN DOUBLE CHECK AND THE APPLICANT IS HERE AND THEY CAN HAVE PUT MORE DETAILS ON IF THEY HAVE THAT EXACT NUMBER. OKAY. SO THERE WILL PROBABLY IS SOME KIND OF MITIGATION TO KEEP IT FROM YEAH. BLINDING EVERYBODY DRIVING DOWN THE FREEWAY. OKAY, GREAT. THANK YOU. IS THERE ANY WAY THAT WE COULD, UH, WELL, NOT US, BUT UH, HAVE YOU GONE WITH THE APPLICANT ENOUGH TO GET ANY FURTHER ON THIS WITH THEM? UH, YES. WE'VE MET WITH THEM A COUPLE TIMES JUST TO KIND OF OUTLINE WHAT THEIR ALREADY DISTRICT, WHAT THE GUARD, UH, THEIR REQUIREMENTS ARE AND THE KIND OF GOALS OF IT. WE'VE HAD MEETINGS WITH THEM AND ALSO BACK AND FORTH WITH REVIEW THAT THIS IS THE MATERIAL PERCENTAGES IS REALLY THE LAST PIECE OF THIS FACADE PLAN. BECAUSE I KNOW THE, MY CONCERN FOR THE 24 39 DOES ALLOW FOR VOLUNTARY, UM, UH, A VOLUNTARY RELATIONSHIP FOR IT. AND THAT'S, I'M THINKING MAYBE WE COULD JUST FIND THE WAY FOR THEM TO BE SATISFIED VOLUNTARILY FOR IT. YEAH, WE HAVE HAD MEETINGS AND WE GOT TO THE POINT WHERE WE RECOMMENDED THEY REQUEST THIS VARIANCE JUST TO GET THE FINAL DETERMINATION FROM THE COMMISSION. I WAS CORRECT. COMMISSION, BRUNO DOES HAVE A QUESTION. , I DID WANT TO DISAPPOINT YOU. THANK YOU. UM, THE PARKING GARAGE HAS A CERTAIN AMOUNT OF, UM, WHAT THEY CALL PATTERNED CONCRETE. MM-HMM. IS THAT WHERE THEY, THEY LIKE STAMP THE WET CONCRETE BEFORE IT CURES TO CREATE A FACADE THAT KIND OF LOOKS LIKE BRICKS FROM MY UNDER, FROM MY CONVERSATIONS WITH THE APPLICANT. THAT IS CORRECT. THAT I'M NOT SURE THE EXACT PROCESS, BUT IT IS SUPPOSED TO SIMULATE THAT BRICK OR PATTERNED BOOK AND THEY ARE HERE CAN PROVIDE MORE INFORMATION ON THE EXACT PROCESS AND, UH, HOW THAT'S DONE WELL. WHAT IS THE STAFF'S POSITION ON THE AESTHETIC AND VISUAL APPEAL OF THE STAMPED CONCRETE THAT APPROXIMATES THE APPEARANCE OF BRICK AS OPPOSED TO USING ACTUAL BRICK? I WOULD HAVE TO DEFER TO MS. DAY OR MR. HILL, BUT I KNOW AS FAR AS AS MATERIAL PERCENTAGE GOES, WE VIEW THAT AS JUST CONCRETE MATERIAL. RIGHT. IT, IT DOESN'T MEET THE ORDINANCE IN ANY WAY. IT'S, WE CONSIDER IT CONCRETE. SO I I DON'T THINK THERE'S A VALUE FROM THE, FROM, AT LEAST IN THIS CASE, UH, IT'S NOT CONTRIBUTING TO THE MEETING THE REQUIREMENTS. OKAY. I'M [02:40:01] JUST WONDERING IF IT, IF IT LOOKS AS GOOD AS BRICK OR NOT. RIGHT. AT LEAST AS FAR AS MY LOOK IN MY REVIEW OF THE FACADE ITSELF, IT DIDN'T, IT DIDN'T APPEAR TO ME TO BE BRICK. OKAY. AND MY UNDERSTANDING IS WE HAVE A PRESENTATION FROM THE CORRECT. YES. OKAY. COMMISSIONER RATTLES. THANK YOU CHAIRMAN. UM, THIS IS A PROCEDURAL QUESTION. I'M NOT SURE EVEN WHO TO ASK THIS TO. UM, IS THIS KIND OF A ALL OR NOTHING BUILDING AND PARKING GARAGE OR IS, COULD THERE BE DIFFERENT STANDARDS APPLIED TO THEM DEPENDING UPON THE SITE PLAN? I THINK THE COMMISSION HAS THE DISCRETION TO GRANT VARIANCES A AS YOU WILL. SO YOU COULD, YOU KNOW, APPROVE, APPROVE IN PART, YOU KNOW, TABLE DENY ALL THE OPTIONS ARE ON THE TABLE. OKAY, THANK YOU. OKAY, I THINK WE'RE DONE. THANK YOU. AND NOW IF, UM, WE WANTED TO HEAR FROM THE APPLICANT, THANK YOU FOR YOUR PATIENCE, SIR. YOU'VE BEEN HERE A LONG TIME. SO ARE YOU, UM, I'M MARK GILWORTH. I'M WITH M D W STUDIO, WE'RE THE ARCHITECTS ON THE PROJECT AND I HAVE A VERY BRIEF PRESENTATION HERE. UM, JUST TRYING TO GET ON OUR GOOD SIDE , THAT'LL PROBABLY WORK , YOU KNOW, THE DIAGRAMS THAT WE DID TO DEMONSTRATE THE PERCENTAGES OF THE MATERIAL AND SO FORTH DON'T REALLY COMMUNICATE THE, THE CHARACTER OF THE BUILDING. UM, SO I HAVE A VERY FEW SLIDES TO, TO REALLY SHOW THAT AND I'D LIKE TO TALK ABOUT WHAT WE'RE THINKING ABOUT FROM AN OVERALL POINT OF VIEW, UH, ABOUT THE DESIGN. AND SO THIS IS, THIS IS A VIEW, UH, LOOKING AT THE MAIN ENTRANCE AND BASICALLY THE BIG IDEA OF THE, THE DESIGN IS THAT IT IT IS, IT IS A STRONG BUT VERY SIMPLE CONCRETE, UH, FRAME THAT PRESENTS AND ARTICULATES, UM, LARGE AREAS OF GLASS. AND THE GLASS IS, UH, I CAN'T REMEMBER WHO ASKED THE QUESTION ABOUT THE REFLECTIVITY, BUT THE GLASS IS, IS BELOW 20%, UH, EXTERIOR REFLECTANCE. SO IT MEETS, IT MEETS THE CODE AND IT'S, IT'S ACTUALLY QUITE TRANSPARENT, BUT IT, IT HAS A BLUE TENT TO IT AND IT, AND WHEN IT PICKS UP THE SKY, IT'S EVEN EVEN MORE. SO WE LIKE THE SIMPLE WHITE GRID BECAUSE IT REALLY, IT REALLY, UH, ACCENTUATES AND, AND, UH, THE, UH, THE PRESENCE OF THE, OF THE GLASS. THE GLASS IS AN ARTICULATED CURTAIN WALL WITH A VARIETY OF DIFFERENT MULLIONS. UM, TO GIVE IT SOME TEXTURE. YOU'LL SEE THE, THE GRAY AREAS, UH, ON THE SPAND ROLLS, THAT'S REALLY NOT THAT GRAY. WHAT THAT IS IS THAT'S SORT OF A FLUTE LIKE YOU USED TO SEE IN, IN, UH, IN A VERTICAL COLUMN DESIGN THAT IS, THAT IS CAST NOR THE CONCRETE IS CAST OVER THAT. AND SO THAT IMPRINT IS THERE. SO YOU GET A LITTLE ARTICULATION, WHICH HELPS US WITH THE PROPORTIONS OF THAT SPANDREL. UM, AND IT, IT HAS, IT, UH, IT HAS SHADOWS WHEN THE SUN HITS IT, RIGHT? BUT IT WOULD BE THE SAME WHITE AS THE REST OF THE CONCRETE. UM, AND WE, WE ALSO LIKE THE WAY THAT THE FRAME CAN BE PULLED OUT FROM THE BUILDING AND LET THE GLASS RETURN AS IT, AS IT IS DOING HERE AT THESE BALCONIES. IT HELPS TO ARTICULATE AND EMPHASIZE THE ENTRANCE. UM, SEE, I'LL GO TO THE NEXT ONE. OOPS, RIGHT HERE. THIS IS JUST ANOTHER VIEW LOOKING FROM THE EAST BACK TO THE WEST OF THE, THE WHOLE FACADE. ONE OF THE THINGS WE HAVE DONE IS INSTEAD OF JUST LETTING THIS BE, UH, JUST A CONTINUOUS GRID OF CONCRETE, WE HAVE BROKEN THE BUILDING IN HALF AND OFFSET IT SO THAT THAT HELPS TO CREATE THIS SENSE OF, OF ARRIVAL AND PLACE. AND THEN THIS IS THE, THE SOUTH SIDE, WHICH IS THE SIDE THAT HAS MOST OF THE, OF THE SURFACE PARKING. UM, ON THE NORTH SIDE WE'RE UP CLOSER TO THE PROPERTY LINE. THERE'S JUST ONE ROAD AND SOME PARKING. SO THIS IS THE PRIMARY ENTRANCE END TO THE BUILDING. AND THIS IS THEN LOOKING AT THE, THE WEST ENTRANCE WHERE WE HAVE THIS PIECE OF CURTAIN WALL, WHICH IS ARTICULATED BY PULLING IT OUT, UH, AND LETTING THE SPACE GO AROUND IT. UH, THE EYEBROW GO ACROSS. AND IT SEEMED TO US THAT THIS SORT OF GESTURE ON THE COMMERCIAL SIDE OF THE PROPERTY FACING THE TOLLWAY, UH, WOULD BE A REALLY IMPORTANT, UH, SIGNATURE PIECE. AND AGAIN, EVEN THOUGH THIS IS, THIS IS A SECONDARY ENTRANCE, UM, ON THIS, [02:45:01] THIS SOUTH SIDE, YOU CAN STILL SEE HOW THE OFFSET OF THE BUILDING HELPS TO CREATE THAT SENSE OF PRESENCE, THAT SENSE OF ARRIVAL. AND THEN WE ARE PLANNING QUITE, UH, THIS, THIS IS ACTUALLY SORT OF AN OLDER RENDERING OF THE LANDSCAPE WHICH HAS BEEN DEVELOPED MORE. BUT, UH, THERE IS A 15 FOOT WIDE, UH, CONCOURSE THAT RUNS UNDER THE BUILDING, CONNECTING UNDERCOVER, THE PARKING GARAGE TO THE ENTRANCE OF THE, OF THE OFFICE. UM, BUT THEN ALL OF THIS IS ENVISIONED AS BEING ACTIVE OUTSIDE LANDSCAPED AREA WHERE PEOPLE CAN BREAK OUT, UM, AND SIT AND TAKE PHONE CALLS. AND IT'S BEEN DEVELOPED A LOT MORE SO THAT THERE ARE TABLES AND CHAIRS BACK UNDER THE, UNDER THE CANOPY AND PLACES TO HAVE INFORMAL MEETINGS AND SO FORTH. AND THEN THIS IS AN IMAGE OF, OF THE GARAGE. IT, HE SORT OF SEPARATE FROM THE, THE, UH, UH, THE OFFICE BUILDING. WE DID THIS QUICKLY JUST TO DEMONSTRATE THIS, THIS, UM, MASONRY IMPRINTED, IT'S ACTUALLY ACTUALLY THE, THE CONCRETE IS CAST OVER TO CREATE THIS, THIS WOULD NOT BE OUR PREFERENCE. WE'RE JUST TRYING TO DO THIS RATHER THAN JUST HAVING, YOU KNOW, SOME RANDOM BRICK OR OR STONE OR TILE ON THE BUILDING THERE. UH, IF, IF TEXTURE WAS WHAT WAS, WAS DESIRED, WE, WE REALLY THINK THAT THE, IF THE GARAGE IS SIMPLE AND IS REALLY WELL DONE, QUITE PRECAST, ONE THING IT DOES WITH THE WHITE FRAME OF THE OFFICE BUILDING, IT TIES THOSE TWO BUILDINGS TOGETHER. SO ONE'S NOT QUITE SO UTILITARIAN. THIS DOES NOT SHOW THE CANOPY. IT WOULD BE, I CAN'T POINT HERE, BUT THIS, THIS ENTRANCE ON THE WEST END, THAT'S THE PEDESTRIAN ENTRANCE AND THERE'S A CANOPY OVER IT. UM, PLACE WHERE I'VE DONE, UH, A GARAGE LIKE THIS FAIRLY RECENTLY, WHICH WAS ALL WHITE, UH, PRECAST HERE IN PLANO WAS, UH, AT, AT ONE, UH, LEGACY WEST, WHICH IS, UH, RIGHT ACROSS FROM TOYOTA ON ON LEGACY RIGHT AT AT 1 21. UM, THAT WAS SOME BEST WHITE PRECAST I'VE EVER SEEN. AND WE ARE ARE PLANNING TO USE THE SAME, SAME CONTRACTOR ON THIS. AND IT TIES VERY WELL TO THE BUILDING. IN FACT, IT, THERE IS ALSO A PEDESTRIAN, YOU KNOW, CANOPY CONNECTION AND A SECOND LEVEL WALKWAY ACROSS THERE. SO OUR, OUR PREFERENCE WOULD BE TO KEEP THE CONCRETE, CONCRETE BOTH ON THE FRAME SIMPLE AND ON THE GARAGE AS WELL. AND, AND, UH, LET THE GLASS AND THE LANDSCAPE STAND APART FROM THAT RATHER THAN TRYING TO APPLY MATERIALS THAT DON'T ADD FUNCTION TO THE FRAME OR TO THE GARAGE, UM, WOULD BE LESS DURABLE. UM, AND ONE OTHER NICE THING ABOUT THIS, THIS CAST FRAME, AND IT'S NOT A SOLID, SOLID WALL OF CONCRETE WITH, YOU KNOW, PUNCHED OPENINGS. WE'VE STRETCHED THE LAST TO THE STRUCTURAL LIMITS THAT WE CAN DO, UH, WITHOUT HAVING A SEPARATE STRUCTURE. BUT THE NICE THING ABOUT IT IS IT IS BOTH STRUCTURE AND EXTERIOR, UH, FINISH, UH, AT THE, AT THE SAME TIME, WHICH IS A VERY EFFICIENT WAY TO DO IT. AND NOT, I DON'T JUST MEAN FROM A COST POINT OF VIEW, BUT I MEAN IN TERMS OF MATERIALS USED, YOU KNOW, CARBON CREATED, UH, EMBODIED CARBON. I MEAN IT'S, IT, IT IS A MORE, IT IS, IT IS VERY PURPOSEFUL AND FUNCTIONAL AND IT STILL IS A VERY STRONG THING ARCHITECTURALLY IN, IN MY OPINION. AND THE WAY, ESPECIALLY THE WAY IT MAKES THE GLASS STAND OFF AND THE LANDSCAPE AND IT IN THE LANDSCAPE, IT ENHANCES THOSE THINGS. AND THEN MY ONLY OTHER SLIDES YOU'VE ALREADY SEEN THAT THIS IS JUST ANOTHER VIEW WITH WITHOUT THE LANDSCAPE THAT IS IN, WILL BE IN THE FOREGROUND AND THE, THE, UH, UH, DETENTION, DETENTION POND AND THERE'S LAND, THERE'S, THERE ARE TREES ALL ALONG THE GARAGE. AGAIN, WE WERE QUICKLY TRYING TO DEMONSTRATE THIS, THIS IS WHAT YOU WOULD HAVE IF YOU, IF WE USED EITHER BRICK, EITHER INSET BRICK OR, OR CONCRETE MADE TO LOOK LIKE, UH, A BRICK, A BRICK PATTERN. AGAIN, OUR PREFERENCE WOULD HAVE IT JUST BE THE PRECAST. AND THEN I WILL SKIP THESE BECAUSE THESE ARE VERY SIMILAR TO THE SAME THING THAT THAT, UM, THAT STAFF SHOWED THE NUMBERS ARE SLIGHTLY DIFFERENT, [02:50:01] BUT BY FRACTIONS OF THE PERCENTAGE AND THEN THE GARAGE WITH THE TEXTURED EXPANDS. SO ANYWAY, THAT'S, THAT'S ALL OF YOUR TIME THAT I WILL TAKE. WE'RE, WHAT WE'RE ASKING FOR, WE'RE HOPING IS THAT YOU CAN SEE THAT, THAT ADDING THESE OTHER MATERIALS, WHETHER IT'S TILE OR PIECES OF, OF STONE, LITTLE BITS OF BRICK OR WHATEVER, BECAUSE THIS IS GETTING US TO ALMO. I MEAN OUR, OUR, YOU KNOW, PERCENTAGES ARE NOT THAT FAR OFF. WE'VE GOT A LOT OF GLASS ON HERE AND IN FACT ON THE WEST END OF COURSE WE'RE OVER 80, 80%. BUT, UM, WE DON'T THINK AESTHETICALLY IT WOULD EN ENHANCE THE PROJECT TO JUST ADD SOME OF THESE SIMPLY BECAUSE THEY WERE LISTED. UM, WE THINK IT'S BETTER TO HAVE IT BE A MORE DIRECT AND SIMPLE EXPRESSION AND WE'RE ASKING FOR YOU TO HELP TO AGREE WITH THIS OBVIOUSLY. SO I THINK THERE'LL BE SEVERAL QUESTIONS. UH, I'LL START OUT WITH ONE JUST SO THAT I'M, I'M TRYING TO UNDERSTAND, MAKE SURE I'M UNDERSTANDING. SO THE, THE EXPANSES ABOVE THE GLASS HERE ON THE FRONT YOU SAID WERE FLUTED, BUT IT'S A CAST IN IT'S HORIZONTAL CAST IN WITH LIKE A, A FOAM OR SOMETHING ON THE INSIDE OF THE FORM THAT GIVES IT THE FLUTED LOOK. WELL, IT, IT, IT IS, IT IS A METAL LINER THAT GIVES IT THE FLUTED LOOK, BUT THE STRUCTURE GOES RIGHT BEHIND IT. IN OTHER WORDS, THIS IS NOT A PIECE THAT GOES UP THERE, IT'S ALL CONCRETE. I UNDERSTAND IT'S CAST, IT'S ALL CAST IN CAST CONCRETE. AND THEN ON THE GARAGE THOUGH, YOU SAID YOU WERE USING A BRICK PATTERN. WHY NOT JUST USE THE SAME PATTERN ON THE GARAGE? WE CAN DO THAT, UH, UM, FOR CONSISTENCY PURPOSES. YEAH, NO, I'D BE HAPPY, HAPPY TO DO THAT. OKAY. I MEAN IF, IF YOU, IF YOU WANTED TO DO THAT, I, WE THOUGHT THERE WAS A SPECIFIC REQUEST TO, TO MAKE IT LOOK BRICK LIKE. AND UM, AND THEN WE FOUND OUT AT THE END THAT THAT THAT THE FORM LINER IS NOT ACCEPTABLE. SO OKAY. THEN WE THEN WHAT WE WOULD BE DOING IS, IS THIN BRICK, YOU KNOW, ADHERED TO THE CON UNDERSTAND CONCRETE, WHICH WILL NOT, WILL NOT HAVE AS LONG A LIFE. IT'S JUST, I UNDERSTAND THAT. AND NOW THIS BUILDING'S GOING RIGHT NEXT TO THE OTHER CIGNA BUILDING AND IT HAS A SIMILAR APPROACH WITH THE WHITE CONCRETE AND STUFF, BUT IT HAS A, LOOKS LIKE A BRICK FIRST STORY OR SOMETHING. WHICH BUILDING IS THIS? CORRECT. WHICH BUILDING? YOU'RE GONNA BE RIGHT NEXT TO THE, THE CIGNA BUILDING. WELL, WE'RE ACROSS A VERY LARGE PARKING LOT AND THERE'S NOT QUITE WHITE CONCRETE, I DON'T THINK. I THINK IT'S SORT OF A TAN WITH A TANNED BRICK KIND OF. I JUST WAS TRYING TO, IN MY HEAD, VISION THESE TWO BUILDINGS SIDE BY SIDE. AND WHEN WE THINK ABOUT HAVING AN ARCHITECTURAL CONSISTENCY OR SOMETHING LIKE THAT THROUGH HERE, I WAS JUST TRYING TO GO, WELL IS IT, YOU KNOW, WHAT, WHAT, WHAT MIGHT, MIGHT THAT LOOK LIKE? SO, UM, I THINK YOU'VE ANSWERED MY QUESTION, WHICH WAS THE REASON YOU WENT BRICK ON THE, ON THE GARAGE WAS THAT YOU THOUGHT, UH, IT IT FOR AT WHATEVER POINT THAT THAT WAS AN ATTEMPT TO MEET THE STANDARD, BUT IT'S BECAUSE IT'S JUST A CAST MOLD. IT'S, IT'S NOT THE SAME. SO, UM, ALRIGHT. COMMISSIONER BROSKY, UH, I, I ACTUALLY HAD, MY FIRST QUESTION WAS ABOUT, UH, THE PARKING GARAGE. UH, I I I AGREE WITH, UH, CHAIR DOWNS ON THAT. ABSOLUTELY. I PERSONALLY THINK THAT THIS DOES, UH, THIS IS QUITE A STUNNING BUILDING AND UH, I BELIEVE THAT THERE, UH, I THINK IT WOULD BE AN INCREDIBLE WAY FOR, UH, PLANO TO BE SHOWN OFF FOR SOMEBODY COMING THROUGH. AND SO, UH, MY ONE QUESTION WAS TO CHRISTINA, YOU REFERENCED, UH, UH, USING THIS SAME MATERIAL IN PLANO AT 1 21 AND AND LEGACY. AND LEGACY IS, DID THEY NOT NEED AN EXEMPTION FOR THAT? UH, THAT'S, THAT'S, THAT'S NOT UNDER THE RE UM, DIFFERENT ZONING. OH, OKAY. OVERLAY. IT'S NOT UNDER THE, THE REGIONAL EMPLOYMENT EMPLOYMENT, BUT WHEN I, WHEN I ENVISIONED SOMETHING THAT WOULD BE CULTURALLY OR ARCHITECTURALLY SIGNIFICANT, CERTAINLY THAT AREA IS SOMETHING THAT WE WOULD NOT WANNA SKIMP ON IN ANY WAY, SHAPE OR FORM. AND I THINK IF IT'S GOOD ENOUGH FOR THAT AREA, UH, COMING INTO PLANO, IT SEEMS TO ME THAT GRANTING THE EXEMPTION HERE OR UM, ALLOWING THIS TO GO THROUGH MAKES MORE SENSE TO ME. UH, THE FACADE ON THE PARKING GARAGE, IT DOESN'T REALLY APPEAL, BUT I'M HOPING THAT YOU GUYS ARE GONNA DO SOME WORK ON THAT. AND THIS WAS, AS YOU DESCRIBED, SOMETHING YOU JUST PUT TOGETHER. BUT, UM, PUTTING THE, WHAT I THINK IS A BEAUTIFUL GLASS BUILDING NEXT TO THIS, WHAT [02:55:01] YOU'VE PROVIDED AS THE PARKING GARAGE I'VE STRUGGLED WITH. BUT OUTSIDE OF THAT, I THINK EVERYTHING ELSE IS GREAT IN MY AND I, THAT THAT WAS AN ERROR AND JUDGMENT ON MY PART BECAUSE THAT GARAGE IS, IS, UH, UH, WE WERE JUST TRYING TO SHOW THIS IS, THIS IS THE AREA THAT WE WOULD DO IT IN, BUT, BUT THE, THE GARAGE AND I'M HAPPY TO, TO PROVIDE SUPPLEMENTALLY RENDERINGS OF THE GARAGE THAT WE HAVE DONE THAT ALSO EMBRACE THE LANDSCAPE AROUND IT. I MEAN THE GARAGE IS, IS A SIMPLE THING, BUT IT'S IT'S COMPLETELY SURROUNDED BY LANDSCAPE. YEAH. AND, AND THAT, THAT WOULD BE MUCH MORE APPEALING. I'VE, I'VE SEEN WHERE WE'VE PUT GARAGES UP IN PLANO THAT I NOT BEEN HAPPY WITH. UM, AND SO I LOOK FORWARD TO SOMETHING THAT IS, UM, JUST AS SIGNIFICANT AS YOUR BUILDING IS. THANK COMMISSIONER RATTLED. THANK YOU CHAIRMAN. UM, COUPLE OF QUESTIONS JUST CAUSE I WANT TO UNDERSTAND THE SITE PLAN. IF I'M READING YOUR ELEVATIONS RIGHT, THE BUILDING IS ON THE TOLLWAY SIDE OF THE PROPERTY WITH THE PARKING GARAGE TO THE EAST OF IT. IS THAT CORRECT? YES. THAT, THAT WE, WE ORGANIZED IT SO THAT THAT, UM, THE END OF THE GARAGE, WHICH IS, IS ONLY GRADE PLUS TWO LEVELS, UH, IS, IS 157 FEET FROM THE PROPERTY LINE OF THE RESIDENCE IS ACROSS, ACROSS THE ACROSS, UH, AT PARKWOOD, ACROSS PARKWOOD. AND IT'S, IT'S A VERY LOW PROFILE. AND THEN THE, THE OFFICE BUILDING STARTS 460 FEET AWAY FROM THE RESIDENCE. SO WE'VE, WE'VE PUSHED THE HIGHER BUILDING TOWARDS THE TOLLWAY, UM, AND THE GARAGE BACK TOWARDS, TOWARDS THE, UH, AND, AND, AND OF THE, OF THE 157 FEET, WE HAVE A 65 FOOT LANDSCAPE SET BACK ON OUR SIDE OF PARKWOOD. SO FROM A VISIBILITY STANDPOINT, WHEN I'M RUNNING DOWN THE TOLLWAY, WHAT I'M REALLY GONNA SEE IS THE BUILDING, NOT NECESSARILY THE PARKING GARAGE BEHIND IT. ABSOLUTELY. OKAY. IT'S, IT'S, IT'S A VERY LOT. UM, AND SO, UH, AND ALSO ONE OF THE THINGS THAT WE WERE DOING WITH THE ARCHITECTURE, WE FELT BE BECAUSE BECAUSE IT IS A UNIQUE SITE FROM A VISIBILITY POINT OF VIEW, YOU HAVE ELEVATED VIEWS, YOU HAVE LOWER VIEWS. I MEAN, YOU, YOU SEE IT BRIEFLY, YOU'RE, YOU'RE DRIVING QUICKLY IF, IF YOU'RE IN SOME OF THOSE, THOSE PLACES. BUT, UM, UH, BUT THESE ARE SORT OF BIG MOVES, STRUCTURAL MOVES AND THE BIG PIECE OF GLASS. SO IT'S NOT LITTLE BITTY THINGS TO SEE IT, IT'S, IT'S A, IT'S A BIG OBJECT AND A BIG IMAGE THAT YOU SEE THAT, THAT YOU PERCEIVE QUICKLY AS YOU'RE DRIVING ON THE TOLLWAY. SO TO FOCUS ON THE BUILDING, CAUSE I THINK THAT'S WHAT MOST PEOPLE ARE GONNA SEE. UM, THIS STRIKES ME LIKE SOME BUILDINGS I'M SEEING IN OTHER PARTS THAT ARE GOING UP IN DALLAS FORT WORTH THAT ARE MULTI-STORY TILT WALL. IS THIS A MULTI-STORY TILT WALL PRODUCT? YES, YES IT IS. IT'S A, IT'S HEAVIER TILT WALL. IT'S, IT'S 11 AND A HALF INCHES THICK, WHICH IS UNUSUAL. UH, BUT THAT WAS SO THAT WE COULD GET THE EXPANSE OF THE, UH, OF, OF THE WINDOWS THAT WE WANTED AND THE HEIGHT THAT WE WANTED. AND THEN OF COURSE THE TOP FLOOR IS, IS NOT, IT'S JUST GLASS ALL THE WAY AROUND. YEAH. AND I THINK, UH, YOU KNOW, NOT TO COMPARE YOU TO OTHER PROJECTS, BUT THERE'S A LOT OF SIMILAR BUILDINGS GOING UP IN CYPRESS WATERS AND YOU KNOW, SOME OTHER AREAS OF TOWN. I KNOW, YOU KNOW, WHICH ONES I'M TALKING ABOUT. YEAH. SO, UM, AND, AND A LOT OF THEM ARE ATTRACTIVE. UM, MY CONCERN, UM, IS THE PRECEDENT THAT WE SET IN THE RE DISTRICT THAT WE, AND I, AND I'M, I'M STRUGGLING WITH THAT A LITTLE BIT CAUSE I DO THINK IT'S AN ATTRACTIVE BUILDING, BUT I AM WORRIED ABOUT, UM, PAINTED TILT WALL JUST AS A LONG-TERM, YOU KNOW, ISSUE. I THINK ONE OF THE REASONS FOR THE STANDARD IS TO HAVE A TIMELESS PRODUCT THAT WILL WEAR MASONRY IS FOREVER. YOU KNOW, MO USUALLY, UM, PAINTED TILT WALL IS NOT, UH, YOU KNOW, IF IF PAINT IT ONCE, YOU'RE GONNA HAVE TO REPAINT IT. UM, YEAH. BUT IF IT'S, IF IT'S A GOOD ALAST MERIC PAINT, IT WILL LAST LONGER THAN I WILL BE AROUND. I CAN TELL YOU. WELL, DITTO. BUT IT WON'T LAST. YEAH, IT WON'T LAST AS LONG AS A BRICK . WELL, SO THAT'S, AND THAT'S WHAT I'M STRUGGLING WITH. UH, I DO LIKE YOUR ARCHITECTURE. I THINK IT'S WELL DONE. I THINK IT WOULD BE WELL DONE TO SEE FROM THE FREEWAY. I, I AM STRUGGLING A LITTLE WITH THE, WITH THE PAINTED TILT WALL PRODUCT, AND SO, UM, I, I, I SURE DO WISH YOU HAD A, AT LEAST A MASONRY FIRST FLOOR. UM, I, I'M NOT AS CONCERNED ABOUT THE PARKING GARAGE. I THINK THAT THAT'S, THAT CAN BE FINE AS ESPECIALLY A TWO LEVEL. I'M NOT AS WORRIED ABOUT THAT. UM, BUT I'M STRUGGLING WITH THE BUILDING, SO THAT'S WHY I NEEDED THOSE QUESTIONS ANSWERED. IS THERE, IS THERE A, UH, THIN PRODUCT THAT YOU CONSIDERED TO USE HERE? A, A, A TILE, A LARGE FORMAT, THIN BRICK OR ANYTHING THAT, THAT WOULD MEET YOUR ARCHITECTURAL GOAL? [03:00:01] IF, IF, IF WE TOLD YOU NO, WHAT WOULD, WHAT WOULD YOUR SOLUTION BE? WELL, UM, THE FIN BRICK, WE COULD OBVIOUSLY MAKE WORK AND THE TILE, WE COULD MAKE WORK, BUT THOSE WILL NOT HAVE THE DURABILITY EVEN OF THE ELASTIC MERIC, YOU KNOW, UH, CONCRETE. THEY WILL BE, IT WILL BE SUBJECT TO FREEZE, FREEZE, THAW, YOU KNOW, CYCLES. WATER WILL GET BEHIND IT. AND ANYTIME YOU SEE, UH, WHETHER IT'S THIN STONE OR THIN TILE OR THIN BRICK THAT IS ADHERED, EVENTUALLY IT WILL BEGIN, YOU KNOW, TO POP OFF AND IT'LL BE A, A MAINTENANCE ISSUE. UM, TO USE REAL BRICK AROUND THIS THEN MEANS, YOU KNOW, THAT WE HAVE A WHOLE NOTHER FRAME, STRUCTURAL FRAME INSIDE, AND THEN YOU WRAP THAT AROUND. AND I, YOU KNOW, I WORKED WITH BRICK A LOT. I'VE, I'VE, UH, UH, I DID THE EXPANSION OF NORTH PARK, UH, IN 2006. AND, UM, WHEN I, I FIRST CAME TO DALLAS, I WORKED ON THE OLD NORTH NORTH PARK, AND I CAN TELL YOU THEY, THEY SPEND YEAR AFTER YEAR A LOT OF MONEY TRYING TO CLEAN BRICK, TRYING TO REGROUT IT POINT AND GROUT IT. I MEAN, IN THE COMMERCIAL SETTING, I DON'T BELIEVE IT'S AS DURABLE AS, AS THE CONCRETE. IT'S MY HUMBLE OPINION, BUT IT'S JUST WHAT MY EXPERIENCE HAS BEEN. SO, UH, SO BACK TO MY ORIGINAL QUESTION, IS THERE A PRODUCT YOU CONSIDERED IF, IF WE TOLD YOU NO, WHAT? DO YOU HAVE A POTENTIAL SOLUTION OR NO, I MEAN, I THINK WHAT I THINK WHAT WE WOULD DO IS WHAT, UM, AND I'M GONNA GO BACK TO THOSE KIND OF AWFUL SLIDES OF THE GARAGE FOR JUST A MINUTE. WELL, AND YOU CAN'T REALLY SEE THIS. UM, WELL, WHAT IS DONE HERE IS, IS THAT WE HAVE, WHETHER WE, WHETHER WE SET THE THIN BRICK IN AND AS OPPOSED TO, YOU KNOW, CASTING, UH, YOU KNOW, CONCRETE AND PERHAPS PUT SOME SORT OF A CAPPED, UH, YOU KNOW, STONE ON IT. BUT WE, WE WILL PUSH IT IN AND THEN LEAVE, LEAVE A BIT OF THE, THE, UH, CONCRETE THAT'S EXPRESSED LIKE A SLAB MM-HMM. SO THAT IT DOESN'T LOOK LIKE BRICKS JUST HANGING THERE BEING A LONG BEAM. I MEAN, BRICK DOESN'T WANT TO BE A BEAM. UM, AND, BUT IT, IT GIVES US, UM, IT GIVES US A BETTER LOOK IN TERMS OF THAT. AND SO IF, IF WE HAD TO DO THAT, UH, WE'D DO SOMETHING LIKE THAT. JUST FYI, THIN BRICK WOULD NOT BE ALLOWED. IF YOU RECALL, WE HAD TO DO A VARIANCE RECENTLY FOR THIN BRICK. WELL, THAT'S RIGHT. ON ANOTHER, ON ANOTHER, I FORGOT ABOUT THAT. OH, SO, OKAY. THIS IS, THIS WOULD'VE TO BE BRICK, BRICK. I MEAN, YOU CAN GET CLAY FIRED BRICK, THIN BRICK, BUT YEAH. BUT THEN BRICK'S GOT PROBLEMS. YEAH. OKAY. WELL THAT, THAT ANSWERS MY QUESTIONS RIGHT NOW. THANK YOU. IS THERE, I DON'T SEE ANY OTHER HANDS UP OR ANY OTHER DEALS, SO I GUESS THERE'S NO MORE QUESTIONS FOR YOU AT THIS POINT. SO REALLY IT'S KIND OF UP TO US TO, IS THERE ANYONE ELSE HERE THAT WANTS TO SPEAK ON THIS ITEM? IT'S NOT A PUBLIC HEARING. OKAY. THANK YOU. UM, I, I, I'LL GO FIRST. I, I, IT'S A, IT'S A BEAUTIFUL BUILDING. UM, I KIND OF SAID THE SAME THING BEFORE WITH, UM, WITH THE, WITH THE OTHER PROJECT THAT CAME TO US FOR VARIANCE IS THAT I THINK, UH, I'M NOT UP TO DATE ON ALL THE MATERIALS THAT ARE OUT THERE FOR US TO USE. AND AS HE SAID, THIS PAINT EVIDENTLY LASTS OLD FENCE. I, I LOOK ABOUT AS OLD AS YOU ARE. I'M NOT SURE SAYING IT'S GONNA LAST AS LONGER THAN YOU'LL BE AROUND IS A LONG TIME. YOU KNOW, JUST SAYING IT IS A LONG TIME. UM, YOU KNOW, NO OFFENSE, THOSE THINGS ARE WARRANTIED FOR, FOR 20, 25 YEARS. OKAY. SO IT'S A 2025 YEAR PRODUCT. OKAY. SO I'M TRYING TO THINK OF, OF BRICK BUILDINGS THAT AFTER 20 YEARS DON'T HAVE CRACKS IN THE MORTAR AND STUFF LIKE THAT. SO I, I TEND TO BE A LITTLE MORE LENIENT. I, I, I STRUGGLE WITH, WITH TOO MUCH RESTRICTION. WE'RE BEING PRESENTED WITH A PROJECT THAT LOOKS BEAUTIFUL AND I DON'T THINK WOULD HAVE ANY ISSUE WITH SOMEBODY COMING INTO TOWN. AND THAT'S WHAT THEY'RE GONNA SEE. UH, I DON'T THINK I HAVE AN ISSUE WITH THAT. THERE'S NOTHING SO OUTLANDISH THAT IT WOULD STAND OUT IN A BAD WAY AGAINST ALMOST ANYTHING ELSE THAT CAME THROUGH. SO I, I, I TEND TO BE IN FAVOR OF GRANTING THE VARIANCE PERSONALLY. THAT'S WHERE I STAND ON THIS. I DON'T ANYONE ELSE? COMMISSIONER KERRY? OH, NOW WE GOT ALL KINDS OF LIGHTS ON. WE NEED A BELL . I CAN'T KEEP LOOKING AT, WE CAN GO BACK TO JUST CALLING OUT ALL THE TIME IN THIS. I COULD JUST DO THAT COMMISSION, PERRY. THANK YOU, SIR. UM, I, I'M, I'M WITH YOU COMMISSIONER DOWNS ON THIS END, AND I, I THINK COMMISSIONER RATLIFF, UM, DOES RAISE A GOOD POINT THAT WE SHOULD BE THOUGHTFUL ABOUT WHAT, IF ANY, PRECEDENT WE'RE SETTING AND WHAT THE RAMIFICATIONS, BUT THAT MIGHT BE. AND I, I THINK THERE'S WISDOM THERE. WITH THAT SAID, I PERSONALLY FIND THIS A STRIKING [03:05:01] BUILDING AND I ALSO, UH, BELIEVE THAT FROM, YOU KNOW, A LONGEVITY POINT OF VIEW AND THE OTHER THINGS THAT IT, IT MAKES SENSE TO ME AND SO, UM, YOU KNOW, IN A NUTSHELL, I'M, I THINK I'M FOR THIS, AND OH, BY THE WAY, THE THINGS, YOU KNOW, YOU SAID CHAIRMAN DOWNS, IS THAT, UM, THERE'S, YOU KNOW, I, I THINK, AND I THINK WE'RE WORKING ON THEM, BUT SOME OF, SOME OF OUR, UM, CURRENT STANDARDS ARE MAYBE A LITTLE DATED. AND SO TO, YOU KNOW, TO MAYBE JUDGE A BUILDING LIKE THIS THROUGH, THROUGH THAT, THAT LENS, UM, I, I DON'T THINK, I DON'T THINK I'M IN FAVOR OF THAT. SO I, I LIKE THIS PROJECT COMMISSIONER BRUNHOFF IS NEXT. THANK YOU, MR. CHAIRMAN. UM, I DON'T WANT TO BE PICKY. OKAY. THAT, THAT IS NOT MY INTENTION. UM, FOR EXAMPLE, THE LITTLE METAL STRIPS, YOU KNOW, THE, THE SCREENING AROUND THE ROOF, THE STRIPS ACROSS THE TOP OF THE WINDOWS FINE, YOU KNOW, THEY SERVE A PURPOSE AND, AND THEY'RE NOT MAJOR. UM, ALSO, THE EAST FACADE OF THIS BUILDING IS EFFECTIVELY SCREENED BY THE PARKING GARAGE, AS IS THE WEST SIDE OF THE PARKING GARAGE IS SCREENED BY THE BUILDING. OKAY. SO WHAT WE'RE LOOKING AT, ESSENTIALLY ARE THE NORTH AND SOUTH SIDES OF THE BUILDING, AND THE OTHER THREE SIDES OF THE PARKING GARAGE. I AGREE THAT THIS IS A VERY NICE, ATTRACTIVE LOOKING BUILDING AS HE'S DESCRIBED IT, AS WE'VE SEEN IN THE, IN THE RENDERINGS, IF IT WERE MOVED OUT OF THE, UH, REGIONAL EMPLOYMENT DISTRICT TO SOME OTHER LOCATION IN THE CITY, I COULD BE VERY HAPPY WITH IT. MY ONLY CONCERN IS THAT THIS IS, SINCE I'VE BEEN ON THE COMMISSION, THIS IS THE SECOND CASE WE'VE HEARD IN WHICH SOMEONE IS SEEKING A VARIANCE FROM THE, UM, THE ARCHITECTURAL MATERIALS ORDINANCE. OUR FIRST CASE WAS A SUPERMARKET THAT WANTED TO USE BASICALLY CINDER BLOCKS INSTEAD OF BRICKS. WE GRANTED THAT VARIANCE. THIS APPLICANT WANTS TO USE CONCRETE INSTEAD OF FROM THE LISTED MATERIALS. AND I'M CONCERNED THAT WE'RE IN THE PROCESS OF THROWING AWAY THE ORDINANCE BECAUSE I CAN SEE FUTURE APPLICANTS JUST LINING UP, JUST WAITING TO COME TO US TO ASK, TO BUILD WITH SOMETHING ELSE. AND IF WE KEEP GRANTING VARIANCES, WE'RE NOT GONNA HAVE AN ORDINANCE LEFT. I MEAN, WE'RE, WE'RE IN THE PROCESS OF KILLING IT. SO, YES, THIS IS A BEAUTIFUL BUILDING, BUT I'M, I'M JUST CONCERNED ABOUT THE PRECEDENT EFFECT GOING FORWARD. UH, COMMISSIONER BROSKI, UH, I AGREE WITH, UH, WITH YOU CHAIR DOWNS ON THIS. I THINK, UH, AS I SAID, I THINK SOMETHING, UH, OF THIS QUALITY, UM, WOULD BE A, A, A STRIKING ENTRANCE FOR PLANO. I, I DON'T KNOW AS MUCH AS, UM, COMMISSIONER RATCLIFF AS IT RELATES TO THE, THE TILT WALL AND THINGS OF THAT NATURE, BUT EVERYTHING THAT I'VE SEEN, UM, I DEFINITELY THINK WE SHOULD GRANT THE VARIANCE. AND TO COMMISSIONER BRUNO'S POINT, UM, I THINK HB 24 39 HAS DONE QUITE A BIT TO THAT ALREADY. UM, I STRUGGLED WITH THE, UM, GROCERY STORE AND, UH, WHAT WE DID THERE. UM, TO ME, I SEE A SIGNIFICANT DIFFERENCE BETWEEN, UH, WHAT IS HERE, UH, AND WHAT WE SAW THERE. UM, AND FRANKLY, WHAT THE BIGGEST DIFFERENCE, I THINK, FOR SOME PEOPLE WAS THEY ACTUALLY GOT TO TOUCH WHAT WAS BROUGHT IN. UH, I WAS FRANKLY REALLY SURPRISED THAT WE BOUGHT A SALES PRESENTATION ON A TYPE OF MATERIAL. UH, BUT I DEFINITELY, I LIKE THIS AND I'M GONNA VOTE FOR IT, UH, FOR ITS ACCEPTANCE, NOT FOR THE DE COMMISSIONER ALI DECLINE. THINK SIMILAR TO, UH, COMMISSIONER BROSKY. I SEE A LITTLE BIT OF DIFFERENCE BETWEEN THIS AND THE, UH, THE GROCERY STORE JUST FROM, UH, THE IMPACT TO FOLKS LIVING AROUND IT. UM, IF I'M NOT MISTAKEN, THE CLOSEST RESIDENTIAL, UM, DWELLING TO THIS SHOULD BE FAR ENOUGH THAT YOU CAN'T REALLY SEE WHAT GONNA SEE, YOU KNOW, WHAT IS, WHAT, WHAT HAS BEEN BUILT. UM, I'M TRYING TO REMEMBER THE SIG, THE CURRENT SIGNAL BUILDING. UM, THE ONLY THING I CAN THINK OF IS THIS IS AN ENHANCEMENT TO THAT MAKES IT LOOK, UH, LOOK BETTER. UM, BUT COMMISSIONER BRUNO'S, UH, THANKS, MIKE. THERE YOU GO. YEAH. THIS IS AN ENHANCEMENT TO THAT. UH, COMMISSIONER BRUNO'S POINT IS WELL TAKEN. IF WE ARE GETTING, IT FEELS LIKE EVERYTHING'S COMING AS A VARIANCE OR AN EXCEPTION, THAT PERHAPS WE NEED TO LOOK AT THE, THE BASELINE ORDINANCE AND UPDATE IT TO, AS MUCH AS POSSIBLE, BRING IT TO ACCOMMODATE, UM, THE RE THE REALITY OF THE PRESENT. SO, [03:10:01] UM, YEAH, I, I, I, I PROBABLY AM IN FAVOR OF GRANTING AN EXCEPTION TO THIS. UM, OKAY. COMMISSIONER RILEY. THANK YOU, CHAIRMAN. I, I THINK I JUST, I SAID HERE, CONTEMPLATING THE PRECEDENT WE'RE SETTING MM-HMM. AND TRYING NOT TO SET A PRECEDENT THAT OPENS THE DOOR FOR, UM, JUST A, A SLUR, A SLEW OF TILT WALL BUILDINGS. AND, AND THAT'S, THAT'S MY STRUGGLE. SO, BUT I THINK I REALLY DO LOVE THE ARCHITECTURE. I THINK IT'S FABULOUS. UM, AND WHAT MAKES IT GREAT IS THE ARTICULATION THAT'S IN THE BUILDING. IT'S NOT YOUR STANDARD RECTANGLE. AND, AND I REALLY LIKE THAT, BUT I THINK WHAT I REALLY LIKE ABOUT IT, AND THAT'S, I WAS JUST DOING SOME QUICK MATH, IS THAT THE TWO FACADES THAT YOU'RE REALLY GONNA SEE, MOST PEOPLE ARE GONNA SEE RUNNING DOWN THE TOLLWAY, ARE GONNA BE THE SOUTH FACADE AND THE WEST FACADE. MM-HMM. , BECAUSE THAT'S THE PEOPLE HEADED NORTH ON THE TOLLWAY. THAT'S WHAT THEY'RE GONNA SEE. SOUTH FACADE HAS 73% GLASS AND METAL. MM-HMM. , THE WEST FACADE HAS 98% GLASS AND METAL MM-HMM. . SO WE'RE REALLY NOT TALKING ABOUT THAT MUCH SURFACE AREA. RIGHT. AND I THINK IF, IF ANOTHER BUILDING COMES IN WITH SIMILAR PROPORTIONS, I PROBABLY WOULD FEEL THE SAME WAY. IF IT COMES IN WITH 60% CONCRETE AND 40% GLASS, I'M PROBABLY NOT GONNA FEEL THE SAME WAY. RIGHT. AND SO, I, I THINK WHAT, WHAT GIVES ME SOME PAUSE AND, AND ALLOWING A DEVIATION FROM THE STANDARD AND SETTING OF PRECEDENT IS IT'S NOT REALLY SETTING A PRECEDENT. CAUSE IF SOMEBODY WANTS TO COME IN WITH A BUILDING THAT'S 98% GLASS ON ONE FACADE AND 73 ON THE OTHER, AND THE REST OF IT'S CONCRETE, I PROBABLY CONSIDER IT AGAIN. YEAH. SO WITH THAT SAID, UH, I'M, YOU TALKED ME INTO IT. I'LL BE HONEST. I, I I, I LOVE THE ARCHITECTURE. I JUST WAS TRYING TO FIGURE OUT THE PRECEDENT. SO, UM, I, UH, I'M IN FAVOR. THANK YOU. COMMISSIONER PALM. I JUST WANNA SAY THAT, YEAH, I AGREE WITH, UH, COMMISSIONER, UH, CHAIRMAN DOWNS. AND ALSO I PULL, AS WE'RE TALKING, I PULL UP THE PICTURES OF A LEGACY WEST ARE KIND OF A MODEL PROJECTS ON THE TOLLWAY. AND I UNDERSTAND THERE ARE A LOT OF RETAIL INSTEAD OF THE, I DON'T KNOW IF IT'S NOT CONSIDERED AN EMPLOYMENT CENTER, BUT IT'S CONSIDERED RETAIL. BUT THERE ARE A LOT OF OFFICE OFFICES THERE TOO. SO I THINK AT LEAST FROM THIS RENDERING, IT LOOKS GREAT. IT LOOKS BETTER THAN WHAT THE, UH, GOOGLE MAP LOOKS, THE LEGACY WEST BUILDING LOOKS. SO I'M IN FAVOR OF THIS, AND I TOTALLY, UH, I APPRECIATE WHAT COMMISSIONER RELATIVE JUST DID THE CALCULATION AND THAT KIND OF SUPPORTS, UH, MY OPINION TOO. SO I'M, UH, IN FAVOR OF THIS. OKAY. SO WOULD SOMEONE LIKE TO, I MOVE. WE APPROVE THE VARIANCE. SECOND. SO I HAVE A MOTION BY COMMISSIONER BRONSKI WITH A SECOND BY COMMISSIONER CAREY TO APPROVE THE VARIANCE. PLEASE VOTE. AND THAT ITEM CARRIES SIX TO ONE. THANK YOU. THANK YOU. THANK YOU VERY MUCH. BEAUTIFUL BUILDING ITEM [6. (EH) Discussion and Action: Consideration of portions of the Collin Creek Pattern Book/Design Guidelines for Urban Mixed-Use-3. Applicant: Centurion American Development Group] SIX. AGENDA ITEM NUMBER SIX, DISCUSSION AND ACTION. CONSIDERATION OF PORTIONS OF THE COLLIN CREEK PATTERN BOOK DESIGN GUIDELINES FOR URBAN MIXED USE THREE. APPLICANT CENTURION AMERICAN DEVELOPMENT GROUP, URBAN MIX USE THREE, UMU THREE WAS INITIALLY APPROVED BY THE CITY IN 2018 AND WAS AMENDED IN 2020 AND 2021. AS PART OF THE ZONING REQUEST. THE APPLICANT PROPOSED A VISION FOR THE SITE REDEVELOPMENT THAT INCLUDES PRELIMINARY DESIGN ELEMENTS FOR THE PROPERTY. ADDITIONAL TIME AND STUDY WERE NEEDED TO DETERMINE THE PRECISE DESIGN STANDARDS TO BE UTILIZED THROUGH THE ZONING PROCESS. DUE TO THE SIZE AND SIGNIFICANCE OF THE SUBJECT PROPERTY, THE CITY ADOPTED A REQUIREMENT TO ALLOW THE PLANNING AND ZONING COMMISSION TO APPROVE A PATTERN BOOK DETAILING THE DESIGN ELEMENTS FOR THE DEVELOPMENT. THE PUR THE PURPOSE OF THIS APPROVAL IS TO VERIFY FURTHER TO THE PROCESS THAT THE INITIAL VISION OF THE REDEVELOPMENT REMAINS INTACT AND IS BEING FULFILLED AS DETAILS ARE AVAILABLE. THE BOOK, ONCE APPROVED GUIDES, CONSISTENT STANDARDS FOR THE DEVELOPMENT THROUGHOUT THE PROJECT, STAFF AND APPLICANT HAVE BEEN COLLABORATE COLLABORATING ON THE PATTERN BOOK SINCE 2019, WITH THE SIGNIFICANT SIZE OF THE SUBJECT PROPERTY, INCLUDING THE VARIOUS SITE PLANS. THE PATTERN BOOK HAS BEEN REVIEWED IN TWO PHASES. THE FIRST PHASE OF THE PATTERN BOOK WAS APPROVED LAST JULY, AND STAFF WA AND, AND THE STAFF REPORT WAS INCLUDED IN THE COMMISSIONER PACKET FOR THE BACKGROUND. THIS SECTION INCLUDES THE REMAIN YEAR OF THE SECTIONS AS SHOWN ON THE SLIDE. I'LL BRIEFLY WALK THROUGH THE NEW SECTIONS OF THIS PRESENTATION. THE URBAN CORE DISTRICTS FOCUSED ON THE COMMERCIAL AND MULTI-FAMILY RESIDENCE [03:15:01] DEVELOPMENTS. THIS PORTION OF THE PATTERN BOOK PROVIDES DETAILS IN REGARDING RETAIL BUILDINGS ASSOCIATED WITH THEIR REFURBISHED SMALL BUILDING, MULTI-FAMILY AND INDEPENDENT LIVING FACILITIES, DEVELOPMENTS, AND OFFICE AND HOSPITALITY DEVELOPMENTS. THE URBAN CORE PARKING SECTION PROVIDES INFORMATION REGARDING PUBLIC PARKING SITUATION, INCLUDING, INCLUDING GARAGES AND ON STREET PARKING SPACES. AS PART OF THIS EFFORT, THE DEVELOPER AND THE CITY WORKED WITH CONSULTANT TO IDENTIFY PARKING GARAGE FEATURES THAT WOULD BENEFIT PEDESTRIANS AND A MIXED USE ENVIRONMENT. THESE IMPROVEMENTS I INCLUDE ITEMS SUCH AS WAYFINDING, ARCHITECTURAL IMPROVEMENTS, INCLUDING HIGH CEILINGS AND MECHANICAL VENTING AND LIGHTING CONSIDERATIONS. BLOCK LANDSCAPING INFORMATION IS ALSO PROVIDED IN THIS SECTION. THERE ARE A VARIETY OF PUBLIC-PRIVATE, OPEN SPACES WITHIN THE DEVELOPMENT. THE PATTERN BOOK INCLUDES CONCEPTUAL INFORMATION TO HIGHLIGHT THESE SPACES. THIS IMAGE IS REPRESENTATIVE REPRESENTATIVE RENDERINGS OF THE PASEO WITH THE REFURBISHED SMALL BUILDING. THE CITY'S PARKS DEPARTMENT IS WORKING WITH THE DEVELOPER HAS GONE THROUGH THE PUBLIC PROCESS TO DESIGN THE PUBLIC PARKS. THE LAST SECTION OF THIS PHASE OF THE PATTERN BOOK IS FOCUSED ON STREETS AND AMENITIES, INCLUDING THIS SECTION ARE ELEMENTS, IDENTIFYING STREET TYPES, WAITING AND LOADING AREAS, AND TRAFFIC DIRECTIONAL ITEMS, PUBLIC SEATING, BIKE RACKS, AND OTHER AMENITIES ARE ALSO INCLUDED IN THIS CONSIDERATION. IF CHANGES OCCUR, OUR NEW SECTIONS ARE NECESSARY. THE PATTERN BOOK WILL BE BROUGHT BACK TO THE COMMISSION FOR FURTHER CONSIDERATION. AT THIS TIME, STAFF RECOMMENDS APPROVAL OF THE PRESENTED SECTIONS OF THE CONCRETE PATTERN BOOK. I'M HAPPY TO AN ANSWER ANY QUESTIONS YOU MIGHT HAVE, AND THE APPLICANT IS ALSO AVAILABLE TO ANSWER QUESTIONS. THANK YOU. I HAVE A QUESTION. UM, THIS PRESENTATION IS AMAZING. THE DEPTH, THE AMOUNT OF INFORMATION THAT'S IN HERE, UM, WAS THIS CREATED BY THE DEVELOPER OR BY STAFF? I BELIEVE IT WAS, UM, THE JOINT PROJECT. IS THAT CORRECT? THIS DAY? YEAH. I WANNA GIVE CREDIT TO THE ARCHITECTS FOR THE DEVELOPER. THEY'RE THE ONES WHO REALLY DID THE HEAVY LIFT ON THIS. WE GIVE THEM COMMENTS, BUT IT REALLY, THEY GET THE CREDIT. OKAY. AMAZING. UM, STUFF IN HERE AND, UM, A LITTLE DENSE. THERE'S A LOT OF INFORMATION THAT'S COVERED, BUT IF YOU READ THROUGH IT, I MEAN, I JUST GET EVEN MORE EXCITED ABOUT WHAT THIS PLACE IS GONNA BE WHEN IT GETS DONE. UH, IT CHECKS EVERY SINGLE BOX, SO KUDOS TO, TO WHOEVER PUT THIS TOGETHER AND, AND THE VISION THAT, THAT IT BROUGHT THIS TOGETHER. SO, UM, I SEE COMMISSIONER RATLIFF HAS A COMMENT. FIRST OF ALL, DITTO TO ALL THAT. UH, THIS IS AN INCREDIBLY HEAVY LIFT FOR THE TEAM, SO IT WAY MORE DETAILS THAN I CAN ABSORB. UM, AND WHEN I DID DRILL DOWN ON THE DETAILS, THEY WERE VERY WELL THOUGHT OUT. I HAD ONE QUESTION BECAUSE IT'S A GRAPHIC, BUT IT DOESN'T SEEM TO MATCH THE NARRATIVE. AND SO I WANT TO SEE IF IT'S JUST THE GRAPHIC THAT DOESN'T MATCH THE NARRATIVE. ON PAGE 36, THE BLOCK S MULTI-FAMILY BUILDING CONCEPTUAL DESIGN. I DON'T KNOW IF YOU HAVE THAT WHERE YOU COULD PUT THAT UP ON THE SCREEN. UM, AND IT MAY JUST BE THAT I CAN'T SEE THE DETAILED IN THE PICTURE. IT LOOKS LIKE THERE'S AN AWFUL LOT OF BROWN BRICK ON THAT ONE WALL. IS THERE, THEY'RE VARYING MATERIALS. THE NARRATIVE TALKS ABOUT VARYING MATERIALS VERTICALLY AND HORIZONTALLY. THE PICTURE DOESN'T SEEM TO PORTRAY THAT. AND SO I JUST WANNA MAKE SURE THAT THERE IS VARIATION BOTH VERTICALLY AND HORIZONTALLY IN THE MATERIALS. SO WE DON'T GET THIS MONOLITHIC LOOK THAT APPEARS IN THE PICTURE. I'LL HAVE TO DEFER TO MR. HILL OR MS. DAY AS THEY ARE THE ONES WHO'VE DONE MOST OF THE WORK ON THIS. AND I WOULD SAY THE, UH, THE ARCHITECT IS HERE, UM, MICHAEL ZIEK. AND SO I THINK THIS WOULD BE GREAT. I MEAN, HE'S BEEN DOING THE BUILDING DESIGN, SO I THINK THIS WOULD BE A FANTASTIC QUESTION FOR THE APPLICANT. SURE. AND THIS IS NOT A PUBLIC HEARING, BUT YOU'RE WELCOME PLEASE THE ARCHITECT. THAT WAS THE ONLY PERSON THAT HAD A QUESTION, SO WE'RE GONNA GO AHEAD AND DIRECT IT. OKAY. UM, MICHAEL ZISK BUSINESS ADDRESS IS 1800 VALLEY VIEW LANE, SUITE 400 AND FARMER'S BRANCH. UH, PERSONAL ADDRESS IS 36 25 SPARKLING LANE IN PLANO, SO ARCHITECT AND RESIDENT. UM, SO THE IMAGE, UH, THAT'S IN THE BOOK IS SOMETHING THAT WAS DEVELOPED MONTHS AGO. UM, WE HAVE THAT SAME BUILDING IN CONSTRUCTION DOCUMENT PHASE RIGHT NOW, UH, ACTUALLY PREPARING TO SUBMIT IT FOR, UM, PERMIT REVIEW AND CONSIDERATION. UM, THE BOOK ITSELF ESSENTIALLY [03:20:01] LEANS INTO THE CITY OF PLANO REQUIREMENTS FOR ALL THE ARCHITECTURE. UH, THERE'S SPECIFIC, UM, COMBINATIONS AND, AND, UH, I GUESS STYLES THAT REFLECT WHAT WE PRESENTED LAST YEAR IN THE SINGLE FAMILY, BUT MODIFIED TO BE MORE COMMERCIAL IN NATURE. UH, WE'VE GOT OFFICES, THE RETAIL AND THE MULTI-FAMILY, UH, AS WELL AS THE RESTAURANTS RIGHT IN THE MIDDLE OF THE SITE. UM, SO WHAT I CAN SAY IS THAT THERE IS VARIATION, BUT THERE ARE A LOT OF WOOD TONES AND STONE AND DARKER BRICK. AND AS WE ZOOMED OUT, I THINK IT GOT MUDDIED, ESPECIALLY WITH REGARD TO, UH, AN EIGHT AND A HALF BY 11, UM, IMAGE THAT, WELL, THAT'S THE SHEET OF PAPER AND THE IMAGES EVEN SMALLER. SO, UM, I'M HAPPY TO. SO IS IT, IS IT FAIR TO SAY, BECAUSE I, I, I SEEM TO READ THAT IN THE, IN THE NARRATIVE THAT A LONG RUNNING BLOCK OF MULTI-FAMILY, THERE WILL BE VERTICAL CHANGES IN MATERIALS. IT APPEARS THAT I CAN READ THAT INTO THE PICTURE, BUT I JUST WANNA MAKE SURE THAT THAT'S, IS INDEED THE INTENT. ABSOLUTELY. OKAY. YEP. AND THAT'S SO ALONG MAIN STREET WHERE OBVIOUSLY WE HAVE OUR OWN UU FOR THIS PROJECT, AND IT, IT IS URBAN IN NATURE. SO ALTHOUGH WE'RE PRETTY MUCH RIGHT UP TO THE PROPERTY LINE WITH, UM, SETBACKS AND, AND VARIATION THAT CONTOUR, UH, AGAINST THAT PARKING GARAGE THAT EVERYBODY IS, YOU KNOW, FAMILIAR WITH FROM DRIVING PAST IT, I'M SURE, UM, THE, THE MAIN STREET CURVES, IT ESSENTIALLY WHAT TURNS INTO A BOOMERANG SHAPE. UM, THERE'S A LOT OF STEPPING AS WE HIT EACH OF THOSE CORNERS FOR THE TWO S BLOCK, MULTIFAMILY BUILDINGS, UM, IT IN SOME CASES FOLLOWS THE STRUCTURE. IN OTHER CASES, IT JUST PROVIDES RELIEF, UH, FOR, UH, BALCONIES AND MATERIAL CHANGES FROM, YOU KNOW, UH, I THINK WE'VE GOT STONE DOWN AT THE LOWER LEVEL, UH, TO PROVIDE THAT SENSE OF, UH, WEIGHT AND, UH, PERMANENCE AS YOU GO UP. WE'VE GOT BRICK, UM, THE THREE STEP STUCCO, WHICH IS A CITY REQUIREMENT, UH, COMBINATION OF, YOU KNOW, GLASS AND BALCONY DOORS AND, UM, JUST EVERYTHING WOULD MATCH WHAT IS CURRENTLY REQUIRED BY THE CITY OF PLANO. OKAY. WHAT I CAN SAY. GREAT. JUST WANTED TO CLARIFY THAT OVERALL. OKAY. OUTSTANDING WORK. I'M, I'M THANK, I'M EXCITED TO SEE THE FINISHED PRODUCT. GREAT. COMMISSIONER TOM. UM, I ALSO HAD A SIMILAR QUESTION TO, UH, COMMISSIONER RILEY REGARDING THE, THE LOOKS AND COLORS OF THE BUILDING. SO ON PAGE 39, AND I'M NOT SURE IF THAT RENDERING MAYBE JUST HAS A SLIGHT COLOR THAT'S, THAT MAY BE EXACTLY SAME OR DIFFERENT FROM THE REAL PRODUCT THAT YOU'RE GONNA HAVE. FOR SOME REASON, TO ME, THAT BUILDING LOOKS LIKE AN OLD NEW YORK STYLE APARTMENT BUILDING. SO I DON'T KNOW IF THAT'S YOUR INTENT OR IS THAT'S JUST, UH, A, THE RENDERING JUST LOOKS OWED. UH, I JUST WONDER WHAT YOU'RE UM, OKAY, THINKING ABOUT THAT. IS THAT, IS THE BUILDING GONNA BE LOOKING JUST LIKE THAT OR, SO THAT, THAT IS THE, UH, OFFICE AND HOSPITALITY SHEET? UM, YES. AND WHAT WE WERE TRYING TO SHOW THERE IS JUST THAT THERE WOULD BE A DEPTH WITH REGARD TO THE FACADE OF THE BUILDING, UH, MATERIAL CHANGES, COLOR VARIATION, BUT THIS IS NOT THE DESIGN FOR ANY SPECIFIC PROJECT, UH, CURRENTLY ON SITE. IT'S JUST A REFERENCE POINT, UH, TO WHAT KIND OF MATERIAL, UH, THAT WALL THERE ON. SO THE, THE BROWN COLOR IS A BRICK. UM, AND THEN IT LOOKS LIKE THERE'S A, A METAL PANEL SYSTEM, OR IT COULD BE SOME SORT OF A, A PRECAST CLADDING, UH, WHICH IS GRAY THERE WITH THE SIGNAGE. UH, AND THEN WE'VE GOT ADDITIONAL BRICK AND STUCK WITH SURFACES BEYOND. BUT AGAIN, THAT'S, THAT'S A, A REFERENCE POINT. UM, YOU KNOW, THE ELEVATIONS ARE ALL PRELIMINARY. IT'S, IT'S VERY CLEARLY STATED THAT NONE OF THIS IS EXACTLY WHAT WOULD BE SUBMITTED. UH, WHEN IT COMES TIME FOR PERMIT REVIEW. UH, ULTIMATELY IT DOES BECOME, UH, YOU KNOW, THE BUILDING INSPECTION DEPARTMENT AND THE PERMIT REVIEW THAT WOULD VERIFY THAT WE'RE IN COMPLIANCE. UH, OTHERWISE I'LL BE BACK UP HERE AGAIN ASKING FOR A VARIANCE. SO, OKAY. SO IF WE APPROVE THIS TODAY, THIS PICTURE, I MEAN, THE ACTUAL PRODUCT MAY NOT LOOK LIKE THIS AT ALL, IS THAT RIGHT? OR NOT READING YOU WRONG? RIGHT. IT WILL NOT LOOK LIKE THIS EXACT IMAGE, BUT IT WILL HAVE A COMBINATION OF MATERIALS AND COLORS AND, UM, A DEPTH TO THE DESIGN AND FACADE THAT WE THINK ENHANCES THE EXPERIENCE AND MATCHES EXACTLY WHAT THE VISION IS FOR THE PROJECT. [03:25:02] AND THAT'LL BE SUBMITTED TO THE STAFF FOR ANOTHER REVIEW, UH, THAT WOULD BE SUBMITTED TO THE BUILDING INSPECTIONS DEPARTMENT. AND THERE WOULD LIKELY BE SOME COMMUNICATION TO ENSURE THAT WHAT WAS SUBMITTED MATCHES THE INTENT, UH, BASED ON THE DOZENS OF MEETINGS THAT WE'VE HAD WITH, UH, CHRISTINA AND ERIC AND THE REST OF THE, THE PLANNING DEPARTMENT. OKAY. THANK YOU. OKAY. I DON'T SEE ANY OTHER. OKAY. WELL, SO THANK YOU. MY TURN TO THANK CHRISTINA AND ERIC. THEY, UH, THEY PLAYED A MAJOR ROLE IN THIS AND THEY DEFINITELY, UM, HELPED BRING THIS TO THE LEVEL OF DEVELOPMENT THAT YOU SEE RIGHT NOW. SO THANK YOU. THANK YOU. A LOT OF TIME WENT INTO IT. GREAT JOB. I WANNA SAY I AGREE WITH EVERYBODY. I'M THRILLED. I HAD THE SAME QUESTION THAT, UH, COMMISSIONER RATLIFF ADAM ON PAGE 36. UH, I'M VERY EXCITED ABOUT THIS COMING FORWARD, AND SO I WANT TO MOVE THAT WE ACCEPT THIS AS SUBMITTED. I'LL SECOND. SO I HAVE A MOTION BY COMMISSIONER BROSKY WITH A SECOND BY COMMISSIONER ALI, DO YOU HAVE SOMETHING ELSE YOU WANT TO ADD? YEP. EVERYBODY ELSE SAID ALL THAT. OKAY. VERY GOOD. SO PLEASE VOTE. THAT CARRIES SEVEN ZERO. CONGRATULATIONS. GOOD WORK. THANK YOU. CAN'T WAIT FOR THIS THING TO GET BILLED. I KNOW WHO YOU'RE WORKING ON IT. LOT OF UNDERGROUND STUFF FIRST, RIGHT? YEAH, I'LL STAY. YOU'LL STAY . I'LL WAIT UNTIL THE END HEARING. OKAY. MOVING [7. (JA) Discussion and Action: Request to call a public hearing to update the Thoroughfare Standards Rules and Regulations and amend related sections of the Zoning Ordinance, Subdivision Ordinance, and Comprehensive Plan. Project #CPH2023-001. Applicant: City of Plano] ON. AGENDA ITEM NUMBER SEVEN, DISCUSSION AND ACTION. REQUEST TO CALL A PUBLIC HEARING FOR UPDATES TO DOCUMENTS RELATED TO THE UPDATE OF THE THOROUGH FAIR STANDARDS RULES AND REGULATIONS APPLICANT, CITY OF PLANO. GOOD EVENING COMMISSION. MY NAME IS JASON APRIL, SENIOR MOBILITY PLANNER WITH THE PLANNING DEPARTMENT. AS YOU'RE AWARE, THE CITY STAFF HAS BROUGHT MULTIPLE SECTIONS OF THE THOROUGH FAIR STANDARDS TO THE COMMISSION WITH A FOCUS ON SUPPORTING THE COMPREHENSIVE PLAN, INCORPORATING NATIONAL BEST PRACTICES, AND FOCUS ON SERVING THE CITIZENS OF PLANO. I THINK THE MOST IMPORTANT MESSAGE THAT I WANNA GET TO YOU TODAY IS THAT THE SECTIONS THAT WE HAVE PRESENTED OVER TIME SINCE OCTOBER AND ALL THE OTHER SECTIONS ARE AVAILABLE ON PLANO COMP PLANNED.ORG/STREETS. ALL THE SECTIONS ARE AVAILABLE NOW. UH, WE HAVE A PUBLIC OPEN HOUSE SCHEDULED TO DISCUSS THE DOWNTOWN STREETS PORTION THAT I BROUGHT TO THE COMMISSION. UM, I BELIEVE THAT WAS IN FEBRUARY, OR IT WAS LAST TIME. IT WAS A WHILE AGO. UM, AND THEN WE'RE COLLECTING PUBLIC COMMENTS, AND SO WE INVITE THE PUBLIC AND YOURSELVES TO GO TO THE WEBSITE AND VIEW THOSE SECTIONS. THANK YOU. UM, HAPPY TO ANSWER YOUR QUESTIONS. WE'RE AT THAT POINT WHERE WE NEED TO CALL A PUBLIC HEARING AND GET INPUT, BASICALLY, RIGHT? YES, THAT'S CORRECT. SO IT'S A, AN EXCITING TIME. SO IT'S A SIMPLE ASK FOR US TONIGHT. SOMEBODY WE NEED TO CALL A PUBLIC HEARING. I MOVE AND CALL A PUBLIC HEARING SECOND . THEY MIGHT NEED A LITTLE MORE DETAIL. I DON'T KNOW. IS THAT SUFFICIENT, CHRISTINA? I THINK THAT'S SUFFICIENT. THAT'S SUFFICIENT. I THINK EVERYBODY'S HIT THE END OF THEIR ROPE. OKAY, SO WE HAVE A MOTION BY COMMISSIONER BROSKY FOR THE SECOND BY COMMISSIONER RATLIFF WITH NO HESITATION AT ALL. TWO, CALL A PUBLIC HEARING DISCUSS OUR THOROUGHFARE STANDARDS, RULES AND REGULATIONS. PLEASE VOTE. EVERYONE'S REALLY EXCITED ABOUT THAT ONE. IT CARRIED SEVEN TO ZERO. UM, , THANK YOU EVERYBODY. 10 38 LONG NIGHT. FIRST TWO HOURS ON A VERY IMPORTANT DECISION THOUGH, SO IT WAS WORTH THE, WE, WE HAVE TO SPEND THE TIME TO DO IT. THANKS SO MUCH TO STAFF, YOU GUYS, YOUR SALARY. THIS IS LIKE, YOU'RE NOT GETTING OVERTIME FOR SITTING HERE. SO I'M, I'M REALLY IMPRESSED AND YOU'RE SHORTHANDED, SO CONGRATS ON, ON MAKING IT THROUGH THE EVENING. UM, DO WE HAVE ANYTHING ELSE? I GUESS ITEM SEVEN WOULD BE ITEMS FOR FUTURE AGENDA. YES, SIR. OH, . NOW THEY'RE YANKING MY CHAINS . NOW [8. (EH) Items for Future Agendas.] LOOK, ITEM SEVEN CARRIED SEVEN TO ZERO. OKAY. SO COMMISSIONER ALI, I'LL PUT ONE OUT THERE. UM, BACK TO THE EXCEPTIONS AND VARIANCES TO THE FACADE. I WONDER IF IT'S SOMETHING THAT COULD BE BROUGHT UP FOR US TO LOOK AT THAT ORDINANCE ON THE ARCH ARCHITECTURAL DESIGN. AND I, I, I THINK, UH, IT WOULD BE WORTHWHILE, UM, UH, I'VE MENTIONED TO MS. DAY THAT, UH, MAYBE I'D HAVE A CONVERSATION WITH HER AND ERIC ABOUT, AND JUST GATHER A LITTLE MORE INFORMATION THAT THEY COULD BRING TO US JUST AS A, LET'S GET A FINE TIMELINE ON THAT AND MAYBE A LITTLE MORE, BECAUSE I THINK IT WOULD BE HELPFUL TO EVERYONE HERE TO UNDERSTAND THAT EXCEPTION PROCESS THAT WE CARVED OUT FOR THE HOUSE BILL. I THINK A LITTLE EDUCATION WOULDN'T BE BAD FOR US, AND THEN AT THAT POINT, MAYBE WE DECIDE, YEAH, WE WANT TO DO, MAKE THIS A DISCUSSION TOPIC [03:30:01] FOR REVISION, BUT UNTIL THEN, MAYBE WE JUST NEED A LITTLE MORE EDUCATION. SO, SO WE WON'T PUT THAT ON THE AGENDA JUST YET. BUT, UH, ANYTHING ELSE? OKAY. I HOPE, I HOPE THE REST OF THE STAFF STAYS HEALTHY. YES, ME TOO. ALL RIGHT. WE ARE ADJOURNED AT 10 39. * This transcript was created by voice-to-text technology. The transcript has not been edited for errors or omissions, it is for reference only and is not the official minutes of the meeting.