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[00:00:01]

OKAY,

[CALL TO ORDER]

THANK YOU FOR COMING THIS EVENING.

JOINING US FOR THIS EVENING, THE MARCH 20TH PLANNING AND ZONING COMMISSION MEETING.

WOULD YOU PLEASE RISE AND JOIN ME IN THE PLEDGE OF ALLEGIANCE? 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 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 PLAN PRESIDING OFFICER MAY MODIFY THESE TIMES AS DEEMED NECESSARY.

WE HAVE ANY SPEAKERS ON THIS ITEM? NO, WE DO NOT.

THANK YOU.

LET'S

[CONSENT AGENDA]

MOVE YOUR CONSENT.

CONSENT AGENDA.

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.

WHAT ANYONE LIKE TO PULL AN ITEM FROM THE CONSENT AGENDA? SEEING NONE, I'LL I MOVE.

WE APPROVE THE CONSENT AGENDA AS SUBMITTED.

SECOND.

I HAVE A MOTION BY COMMISSIONER BROSKY WITH THE SECOND BY COMMISSIONER RATLIFF TO APPROVE THE CONSENT AGENDA.

PLEASE VOTE THAT ITEM CARRIES BY VOTE OF SIX TO ZERO FOR THE RECORD.

NOTE THAT, UH, COMMISSIONER TONG WAS UNABLE TO JOIN US THIS EVENING.

WE HOPE SHE'S RECOVERING WELL FROM HER, UM, HEALTH ISSUE.

AND THEN WE ARE STILL SHORT ONE COMMISSIONER, BUT WE EXPECT TO HAVE THAT REMEDIED BY APRIL 3RD.

SO, ALL

[Items 1A & 1B]

RIGHT, LET'S MOVE ON TO, UH, ITEM ONE A 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 A 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 MEET CITY DEVELOPMENT REGULATIONS.

LEGISLATIVE CONSIDERATION ITEMS ARE MORE DISCRETIONARY EXCEPT AS CONSTRAINED BY LEGAL CONSIDERATIONS.

IF IT PLEASES THE COMMISSION, I WILL READ BOTH A ONE A AND ONE B TOGETHER.

PLEASE DO AGENDA ITEM NUMBER ONE, A PUBLIC HEARING ZONING CASE 2022 DASH 18.

REQUEST TO REZONE 5.2 ACRES LOCATED ON THE WEST SIDE OF JAY PLACE, 111 FEET NORTH OF STATE HIGHWAY ONE 90 FROM LIGHT COMMERCIAL TO PLAN DEVELOPMENT CORRIDOR COMMERCIAL AND TO RESCIND SPECIFIC USE PERMITS NUMBER 5 25 AND 5 29 FOR CONTRACT CONSTRUCTION NUMBER 25, 26 AND 5 28 FOR AUTO STORAGE.

AND NUMBER 5 27 AND FIVE 30 FOR USED CAR DEALER PETITIONERS ARE JAN MARTIN GRAPE LYNN PROPERTIES, L L C H A A S H, LUCAS INVESTMENTS, L L C NUMER UNO LIMITED AND SMITH LYLE HOLDINGS LIMITED.

THIS IS FOR LEGISLATIVE CONSIDERATION.

AGENDA ITEM NUMBER ONE B IS THE CONCEPT PLAN.

T R G J PLACE EDITION BLOCK A LOT ONE 307 MULTI-FAMILY RESIDENCE UNITS ON ONE LOT ON 4.8 ACRES LOCATED ON THE WEST SIDE OF J PLACE, 111 FEET NORTH OF STATE HIGHWAY ONE 90.

ZONED LIGHT COMMERCIAL WITH SPECIFIC USE PERMITS NUMBER 5 25 AND 5 29 FOR CONTRACT CONSTRUCTION NUMBER 5 26 AND 5 28 FOR AUTO STORAGE.

AND NUMBER 5 27 AND FIVE 30 FOR USED CAR DEALER.

AND LOCATED WITHIN THE ONE 90 TOLLWAY PLANO PARKWAY OVERLAY DISTRICT.

APPLICANTS ARE THE SAME INDIVIDUALS AS, UH, NAMED PREVIOUSLY.

THIS IS FOR ADMINISTRATIVE CONSIDERATION.

GOOD EVENING, MR. CHAIR MEMBERS THE OF THE COMMISSION.

I'M ELITE PLANNER, UM, WITH THE PLANNING DEPARTMENT.

AS MENTIONED, THIS REQUEST IS TO REZONE FROM LIGHT COMMERCIAL TO CORRIDOR COMMERCIAL, UH, PLAN DEVELOPMENT WITH CORRIDOR COMMERCIAL, UH, BASE ZONING.

UH, THE APPLICANT IS REQUESTING TO REZONE, UM, TO, UH, UH, PLAN DEVELOPMENT TO ALLOW FOR MULTI-FAMILY RESIDENTS IN THIS, UM, AREA.

[00:05:04]

AS YOU CAN SEE, UM, ON THIS AERIAL MAP, UM, THE PROPERTY, UM, HAS, IS ADJACENT TO THE, UM, MAJOR VEHICLE REPAIR TO THE NORTH AND, UM, THE NORTHERN PROPERTY IS ZONED, UH, LIGHT COMMERCIAL AS WELL.

AND ALSO TO THE EAST OF THE PROPERTY, UM, IS CURRENTLY, UM, USED AS HOTEL AND IT'S ZONED LIGHT COMMERCIAL AS WELL.

THE VACANT LAND TO THE SOUTH IS ZONED, UM, LIGHT COMMERCIAL AS WELL AND TO THE WEST.

UM, THE PROPERTY IS PLANNED DEVELOPMENT WITH CORRIDOR COMMERCIAL THE SAME AS THE REQUEST.

THIS IS THE ZONING EXHIBIT SHOWING THE BOUNDARY OF THE PETITION.

TO GIVE YOU A HISTORY ON THIS SUBJECT PROPERTY.

ORIGINALLY A ZONING CASE WAS SUBMITTED UNDER THE INTERIM COMPREHENSIVE PLAN IN 2021 AND, UM, THE APPLICANT WITHDREW THE ZONING CASE.

THE COMP PLAN ANALYSIS, UM, ACCORDING TO THE COMP, UH, COMPREHENSIVE PLAN, FUTURE LAND USE MAP AND DASHBOARD, THE SUBJECT PROPERTY IS DESIGNATED DOWNTOWN, UM, CORRIDOR AND, UM, THE DOWNTOWN CORRIDOR FUTURE LAND USE CATEGORY ENVISIONS REDEVELOPMENT OF THE AREA TO PROVIDE A WELCOMING AND ATTRACTIVE GATEWAY TO DOWNTOWN THAT SUPPORTS THE TRANSFORMATION OF THE LARGER AREA INTO THE CIVIC AND CULTURAL HEART OF THE CITY.

THE COMPLAN ANALYSIS LISTS SEVERAL POLICIES, POLICIES AS IT IS LISTED ON THE SCREEN IN GENERAL, UM, THE DESCRIPTION AND PRIORITIES, UM, OF THE, UH, REGARDING TO THE DESCRIPTION AND PRIORITIES OF THE, UH, FUTURE LAND USE MAP AND DASHBOARD OF THE COMPREHENSIVE PLAN THIS PROPOSAL MEETS, UM, THIS PROPOSAL DOESN'T MEET THE MIX OF USES AND THIS PROPOSAL, UH, PARTIALLY MEETS THE CHARACTER DEFINING ELEMENTS OF THE COMPREHENSIVE PLAN AND DASHBOARD WHEN IT COMES TO THIRD FIRM.

UM, PLAN MAP.

UM, THIS PROPOSAL MEETS PLUS, UH, IT MEETS THE BICYCLE TRANSPORTATION PLAN MAP.

IT MEETS THE, UH, PARKS MASTER PLAN MAP, BUT IS IT DOES NOT MEET THE, UH, EXPRESSWAY CORRIDOR ENVIRONMENTAL HEALTH MAP.

AS FOR THE REDEVELOPMENT AND REGIONAL TRANSPORTATION CORRIDOR POLICY, THIS PROPOSAL DOES NOT MEET THE REQUIREMENT.

THIS REQUEST ALSO DOES NOT MEET THE, DEPENDING ON THE DIRECTION OF THE, UM, COMMISSION.

UM, THIS PROPERTY, THIS PROPOSAL MAY MEET TRANSLATE ORIENTED DEVELOPMENT POLICY.

AS FOR RGM ACTION ONE AND R GM ACTION EIGHT.

THIS PROPOSAL DOES NOT MEET AND ALSO R GM ACTION ONE TRIGGERS FINDING POLICY.

AS FOR THE DOWNTOWN VISION AND STRATEGY UPDATE, UM, THIS ALSO REQUIRES THE DIRECTION FROM COMMISSION.

AS FOR MULTI-FAMILY RESIDENTIAL UNITS, THE PROPOSED, UM, ZONING CHANGE PROPOSED A 325 UNITS, AND THE REQUEST IS NOT IN CONFORMANCE WITH THE SIGNIFICANT PORTION OF THE COMPREHENSIVE PLAN.

THE SURROUNDING SURROUNDING ZONING ON THE NORTHEAST AND SOUTH SIDES ARE INCOMPATIBLE WITH THE RESIDENTIAL LIVING.

APPROXIMATELY THREE HUN 3000 TOTAL UNITS HAVE BEEN BUILT OR ARE PENDING CONSTRUCTION IN THE DART CORRIDOR.

AS FOR THE ACCESS TO DART THE WALKING DISTANCE TO THE CLOSEST DART STATION, WHICH IS GOING TO BE IN THE CITY LINE, IS APPROXIMATELY 1000 FEET.

FUTURE RESIDENT RESIDENTS WILL BE ABLE TO ACCESS THE PEDESTRIAN CONNECTION CROSSWALK FROM THE WESTERNMOST POINT OF THE PROPERTY AND THROUGH A PROPOSED TRAIL CONNECTION THAT IS PART OF THE PLANT DEVELOPMENT.

THE SUBJECT PROPERTY IS ALSO LOCATED IN E H

[00:10:01]

A TWO, THE EXPRESSWAY CORRIDOR ENVIRONMENTAL HEALTH STUDY NOTES THAT THE PARTICULATE MATTER CONCENTRATION IS SIGNIFICANTLY HIGHER WITHIN 330 FEET OF MAJOR HIGHWAYS, AND CONCENTRATION OF SOME AIR POLLUTANT DE DECREASES BY OVER 50% WITHIN THE FIRST HUNDRED, 250 METERS FROM THE EDGE OF THE ROADWAY.

THE SOUTHERN EDGE OF THE PROPERTY UNDER CONSTRUCT, UH, UNDER CONSIDERATION IS WITHIN 140 AND 210 FEET OF THE EDGE OF STATE HIGHWAY ONE 90, WHICH IS LESS THAN 330 TO 490 FEET.

THE SUBJECT SIDE IS LOCATED WITHIN THAT AREA, AND THE ASSOCIATED CONCEPT PLAN SHOWS A PARKING STRUCTURE BETWEEN THE EXPRESSWAY AND THE TWO RESIDENTIAL BUILDING TO ACT AS A NOISE BARRIER RESULTING IN AN OUTDOOR NOISE LEVEL OF UP TO 74 DBA FOR THE SOUTH BUILDING AND UP TO 65 D B A ON THE NORTHERN BUILDING.

THE PLAN DEVELOPMENT STIPULATION REQUIRES THE APPLICANT TO PROVIDE NOISE READING FOR ALL THE UNITS TO SHOW A NOISE LEVEL OF LESS THAN 45 D B A.

THIS INDOOR TARGET IS CONSISTENT WITH THE INTENT OF THE GUIDELINES, BUT THE MITIGATION DOES NOT ACHIEVE THE TARGET FOR OUTDOOR NOISE LEVEL.

THE E H A SITE ANALYSIS CONFIRMS THAT THERE IS NO REASONABLY FEASIBLE MITIGATION THAT COULD ACHIEVE TO TARGET MAXIMUM OUTDOOR NOISE LEVEL OF 65 D DBA FOR THE SOUTH BUILDING.

ACCORDING TO THE PLAN DEVELOPMENT STIPULATION, UM, 10 TO 20%, UM, REQUIRED OPEN SPACE, UM, IS EXPECTED FROM THIS DEVELOPMENT AND ALSO, UM, THE APPLICANT REQUIRES TO PROVIDE, UM, A MINIMUM OF 50 FOOT SETBACK FROM THE NORTHERN PROPERTY LINE, WHICH IS CURRENTLY A MAJOR VEHICLE REPAIR.

AND ALSO THE APPLICANT AGREED TO, UH, PROVIDE A SEVEN FOOT PEDESTRIAN WALK ALONG JAY PLACE, ALONG WITH STREET TREES AND ON STREET PARKING TO GIVE, UH, AN URBAN LOOK.

AND ALSO THE APPLICANT IS PROVIDING TRAIL CONNECTION TO THE, UM, CURRENT TRAIL AND ALSO, UM, THEY ARE GOING TO PROVIDE LANDSCAPE OFFERS ON ALL THREE SIDES, NORTHERN, SOUTHERN, AND WESTERN.

THERE ARE ALSO FLOOR AREA RATIO REQUIREMENTS, UNIT SIZE RESTRICTIONS, AND, UH, SCREENING REQUIREMENTS LISTED IN THE PLANT DEVELOPMENT.

AS FOR THE RESPONSES, WE DIDN'T RECEIVE A SIGNED LETTER, UM, WITH INDEED 200 FEET BUFFER OF THE ZONING PETITION, BUT WE RECEIVE ONE UNIQUE RESPONSE AND ONE DUPLICATE RESPONSE WITHIN THE AREA OF REQUEST AS IT IS SHOWN IN THE EXHIBIT.

IN TOTAL, WE RECEIVE FOUR UNIQUE RESPONSES WITH TWO DUPLICATE RESPONSES AND TWO RESPONSE OUTSIDE THE CITY.

UM, THE CITY LIMITS.

AS FOR THE SUMMARY OVERALL, THE PD DISTRICT IS DESIGNATED TO INCLUDE STANDARDS WHICH WILL ALLOW FOR MULTI-FAMILY RESI RESIDENTIAL DEVELOPMENT TO OCCUR CONSISTENT WITH THE COMPANION CONCEPT PLAN.

DAMI NUMEROUS COMPREHENSIVE PLAN OBJECTIVES SUCH AS MODIFYING THE BUILDING DESIGN TO MITIGATE THE NOISE AND AIR POLLUTION WHERE POSSIBLE, APPLYING THE PROPOSED STREET SECTION ALONG JAY PLACE AND PROVIDING TRAIL CONNECTION AS NOTED IN THE PLAN DEVELOPMENT STIPULATION.

AS FOR HIS ZONING CASE RECOMMENDATION, DUE TO THE LACK OF CONFORMANCE WITH THE R G M ONE, THIS REQUEST IS DISFAVOR UNDER THE COMPREHENSIVE PLAN AND WILL WILL REQUIRE A JUSTIFICATION OF FINDINGS BY THE PLANNING AND ZONING COMMISSION.

THE PLANNING AND ZONING COMMISSION MAY OCCASIONALLY ALLOW PROPOSALS THAT DO NOT STRICTLY CONFORM TO THE STANDARD

[00:15:01]

ABOVE, AS NOTED IN THE FINDING FORM.

AS FOR THE CONCEPT PLAN, DUE TO THE RECOMMENDATION FOR DENIAL OF THE ZONING CASE, STAFF RECOMMENDS DENIAL OF THE COUNSEL PLAN.

I BELIEVE THE APPLICANT IS AVAILABLE TO ANSWER ANY QUESTIONS AND, UH, HAVE A, THEY HAVE A PRESENTATION AND I'M HAPPY TO ANSWER ANY QUESTIONS YOU MIGHT HAVE.

QUESTIONS FOR STAFF? OH, HERE WE GO.

MR. BRONSKI.

I'M GONNA TRY TO PAY ATTENTION TO THE SPEAKER BUTTON.

DOES.

THANK YOU VERY MUCH FOR THE THOROUGH PRESENTATION.

UH, MY FIRST QUESTION ACTUALLY IS FOR MR. BELL.

UM, MICHAEL, COULD YOU EXPLAIN TO US WHY WHEN WE'RE LOOKING AT THE, UH, DOWNTOWN AREA, THERE ARE CERTAIN SINGLE FAMILY HOME AREAS THAT ARE EXCLUDED FROM THE CALCULATION? SURE.

THERE ARE ACTUALLY FOUR NEIGHBORHOODS, HAGGARD DOUGLAS VINDO AND THE HAGGARD EDITION ONE IS ON THE EDGE, SO IT'S NOT EASY TO SEE.

UM, THOSE ARE HISTORIC, GENERALLY HISTORIC NEIGHBORHOODS, AND THE IDEA BEHIND TAKING THEM OUT OF DOWNTOWN CORRIDORS AND PUTTING THEM INTO NEIGHBORHOODS WAS TO EMPHASIZE THAT THESE ARE HISTORIC, THEY'RE WORTHY OF PRESERVATION IN THEIR CURRENT FORM AND NOT APPROPRIATE FOR THE TYPE OF INTENSITY AND DENSITY THAT ARE ALLOWED WITHIN THE DOWNTOWN CORRIDORS DASHBOARD.

OKAY.

AND, UH, ONE FOLLOW UP.

THE NINE HOMES THAT WE RECENTLY APPROVED ARE IN THAT GENERAL AREA.

WERE THOSE INCLUDED IN THAT AS WELL ON 11TH STREET OR SOMEWHERE? UH, I BELIEVE THOSE ARE IN, I HAVE TO DOUBLE CHECK.

I BELIEVE THOSE ARE IN THE NEIGHBORHOODS ASSOCIATED WITH BENDO, BUT I CAN DOUBLE CHECK.

OKAY.

THANK YOU VERY MUCH FOR THAT.

UM, MY SECOND QUESTION IS, UM, YOU MENTIONED ON ONE OF THE SLIDES WHEN YOU COVERED THE FOUR AREAS AROUND THIS PROPERTY THAT THE SOUTH, UM, PROPERTY DIRECTLY BELOW THIS WAS INCOMPATIBLE WITH RESIDENTIAL LIVING BECAUSE IT'S DESIGNED AS LIGHT COMMERCIAL.

CAN WE REALISTICALLY EXPECT TO SEE LIGHT COMMERCIAL DEVELOPED ON THAT PROPERTY THE WAY THAT IT'S STRUCTURED WITH, UM, THE DRAINAGE RUNNING THROUGH IT? UM, GREAT.

AS YOU MENTIONED, THERE IS A DRAINAGE EASEMENT ON THE EASTERN PORTION OF THAT PROPERTY, AND, UM, WE HAD STAFF HAS, UM, CONTEMPLATED ABOUT THE POS POTENTIAL REDEVELOPMENT IN THE FUTURE.

WE ENCOURAGE THE APPLICANT TO REACH OUT, UH, TO THE PROPERTY OWNER TO INCORPORATE THAT SECTION, UH, WITHIN THIS REQUEST, BUT, UH, I BELIEVE THEY CAN, UM, FURTHER EXPLAIN THAT, BUT, UH, I BELIEVE THEY WERE NOT ABLE TO SECURE THAT PROPERTY.

UM, HOWEVER, UM, DE DEPENDING ON THE USE IN THE FUTURE, UM, IT MAY BE, UH, DEVELOPABLE DEPENDING, SO THEY WOULDN'T BE ABLE TO BUILD SOMETHING ON THEIR STAFF THINKS THAT, UM, BASED ON THE REQUIRED SETBACK, UM, IT IS POSSIBLE.

OKAY.

UH, THAT'S ALL I HAVE FOR RIGHT NOW.

THANK YOU, MR. MR. BRUNSKI.

I HAVE AN ANSWER TO YOUR QUESTION.

UM, I ACTUALLY MISSPOKE.

IT IS PART OF THE DOWNTOWN CORRIDOR IS THAT ACTUALLY FOLLOWS THE BOUNDARY.

IT'S RIGHT ON THE EDGE AND THOSE ARE ACCOUNTED IN THE CALCULATIONS FOR THE MIXED PIECES FOR THIS.

OKAY.

THAT'S, THAT'S KIND OF WHAT I WAS THINKING, SO THANK YOU.

FOLLOW FOLLOWING UP WITH THAT.

OKAY.

I BELIEVE NEXT WOULD BE MR. O COMMISSIONER O.

UH, QUICK QUESTION.

THE, I BELIEVE IT'S, IT'S THE BUILDING, UH, THE DEVELOPMENT TO THE WEST IS ALREADY PD, UH, CORRIDOR COMMERCIAL.

DOES THAT FALL WITHIN THE EHA? ANY OF THE HHA ZONES, UM, DESIGNATIONS THAT PROPERTY, UH, WAS APPROVED PRIOR TO THE E HHA DESIGNATION.

OKAY.

UH, REGARDING THE EHA DESIGNATION, UH, KNOW WE ALWAYS TALK ABOUT NOISE AND NOISE MITIGATION, BUT THERE'S A PARTICULATE MATTER, UM, COMPONENT TO THAT, UH, UH, THE, UH, RULES CONCERNING THAT JUST ON INDOOR PARTICULATE MATTER OR DOES THAT COVER THE OUTDOOR SPACES? SO A POOL OR THE, UM, OPEN GROUND? DOES THE PARTICULATE MATTER MITIGATION HAVE, DO WE HAVE, DOES, ARE THERE RULES THAT GOVERN THE OUTDOOR SPACES OR IF YOU SOLVE FOR THE INDOOR YOU, YOU'VE SOLVED FOR, UH, ANY EHA CONSIDERATIONS IN THAT? IN THAT, AS FAR AS I UNDERSTAND, UM, THE, UM, AIR POLLUTION AND NOISE POLLUTION, BOTH, UM, THERE ARE CONSIDERATION FOR BOTH INDOOR AND OUTDOOR.

HOWEVER, UM,

[00:20:01]

I WOULD ASK MR. UH, GORDON ROCKER BE TO EXPLAIN ON THE, UM, CERTAIN REQUIRED TRISH THRESHOLD FOR AIR POLLUTION.

HI.

HI.

HELLO.

UH, JORDAN ROCKABEY, SENIOR PLANNER IN THE, UH, DEVELOPMENT SERVICES DEPARTMENT OF THE PLANNING DEPARTMENT.

UM, SO IT ANSWERED THE QUESTION ABOUT THE, UH, PARTICULATE MATTER.

UM, THE COMP PLAN DOESN'T HAVE A TARGET THRESHOLD FOR, UM, PARTICULATE MATTER.

AND WHAT IT DOES DIRECT IS, UM, FOR INTAKE VENTS TO BE LOCATED AS FAR AWAY FROM THE SOURCE OF POLLUTION.

SO IN THIS CASE, UM, ON THE NORTH SIDE OF THE BUILDINGS AWAY FROM, UH, THE, UM, HIGHWAY AS WELL AS, UM, THE ZONING TYPICALLY REQUIRES A, UH, LARGER LANDSCAPE EDGE, UM, ALONG THE SIDE OF THE SITE CLOSEST TO THE HIGHWAY, UM, TO HELP MITIGATE, UM, BOTH INDOOR AND OUTDOOR PARTICULATES.

OKAY.

BUT SO THE, THE ONLY MITIGATION WE HAVE FOR OUTDOOR PARTICULATES IS, SOUNDS LIKE IS MORE DISTANCE THE FURTHER AWAY YOU CAN GET AWAY FROM THE SOURCE? CORRECT.

THE, THE TWO WOULD BE THE NUMBER ONE DISTANCE FOR THE INTAKE VENTS TO HELP MITIGATE THE INDOOR, UM, PART LEVELS AND THEN HAVING THAT ADDITIONAL LANDSCAPING, UH, REQUIRED, UM, AS THAT KIND OF NATURAL, UM, ABSOLUTELY FILTER.

THANK YOU COMMISSION MORALE.

THANK YOU, CHAIRMAN.

UM, COUPLE OF QUESTIONS ABOUT RGM.

ONE, UM, LOOKING AT THE REASONS WHY WE'RE NOT COMPLYING WITH RGM.

ONE, JUST TO CLARIFY, ARE TWO PRIMARY REASONS.

ONE IS THE, THE MIX OF USES AND SECOND IS THE DENSITY.

IS THAT CORRECT? CORRECT.

OKAY.

SO ONE OF THE THINGS THAT'S KIND OF WOVEN THROUGH YOUR ENTIRE STAFF REPORT IS ABOUT A QUESTION ABOUT WHETHER OR NOT THIS IS A T O D OR NOT A T O D.

AND, AND SO IF WE INDEED FIND THAT THIS IS A T O D, DOES THE DENSITY QUESTION GO AWAY? CORRECT.

OKAY.

SO THEN WE'D BE DOWN TO A MIX OF USES.

QUESTION.

YES, SIR.

UM, SO LAST MEETING WE, WE HAD A CASE, UH, WHERE WE ACTUALLY LOOKED BEYOND THE BOUNDARIES OF THE PROPERTY TO CONSIDER MIX OF USES.

AND HAVE WE LOOKED CONSIDERED THAT AS A WAY TO LOOK AT THIS CASE AS WELL? NO, IT'S CLEARLY DEFINED IN THE, IN THE LADIES AND HOUSING INVENTORY THAT IT'S DEF IT'S LIMITED TO THE MIX ABUSES WITHIN THE DOWNTOWN CORRIDORS AREA BOUNDARY.

OKAY.

SO THIS IS A UNIQUE REQUIREMENT TO THE DOWNTOWN CORRIDORS AREA FOR THE MIX ABUSES QUESTION? WELL, THE SAME APPLIED TO THE FRY'S CASE.

IT WAS LI IT WAS COUNTING THE ENTIRE EXPRESSWAY CORRIDOR.

IT WAS THE APPLICANT WHO SUGGESTED, INCLUDING THE ENTIRE AREA AROUND, THAT WAS NOT A STAFF CALCULATION.

SO IN THIS CASE, IT'S THE SAME.

IT'S, IT'S ALL THE PROPERTIES WITHIN DOWNTOWN CALCULATED TOGETHER TO CALCULATE THAT MIX OF USES.

OKAY.

SO IT'S NOT ABOUT THE MIX OF USES ON THAT PARCEL.

WE'RE TALKING ABOUT THE OVERALL MIX OF USES IN THE DOWNTOWN CATEGORY, DOWNTOWN CORRIDOR.

OKAY.

THAT'S WHY I NEED A CLARIFICATION.

GREAT.

THANK YOU VERY MUCH.

UH, COMMISSIONER KERRY, I DON'T KNOW WHY COMMISSIONER O IS YOUR SPEAKER BUTTON STILL.

THANK YOU.

YEAH.

UH, FIRST OF ALL, THANKS FOR THE RIGOR ON THIS.

I THINK THAT, YOU KNOW, STAFF IS REALLY SORTING THROUGH THIS TO TRY TO GET THE RIGHT ANSWERS, ESPECIALLY AS IT LAYER LAYERS INTO THE COM UM, COMP PLAN.

SO, YOU KNOW, I APPLAUD YOU FOR THAT.

MY, MY QUESTION'S SIMPLE.

IT'S KIND OF, UM, PIGGYBACKING ON COMMISSIONER RATS AND IT HAS TO DO WITH RGM ONE AND, AND AS I READ IT, ONE OF THE ELEMENTS OF RGM ONE IS SUBSTANTIAL BENEFIT TO THE IMMEDIATE NEIGHBORS SURROUNDING COMMUNITY AND PUBLIC INTEREST.

AND SO ONE OF THE THINGS THAT WE SAID IS THAT THIS WOULD BE IN CONFLICT DUE TO R GM ONE, BUT AS I READ THIS, I THINK MAYBE THERE COULD BE A CASE THAT THERE MIGHT BE BENEFIT TO THE NEIGHBORS AND SURROUNDED COMMUNITY AND GENERAL PUBLIC.

AND SO MY QUESTION IS, UM, HOW DID YOU GUYS LOOK AT THAT WHEN YOU SAID THAT IT WAS DISFAVOR DUE TO THAT? RIGHT.

SO WHAT WE SIMPLY LOOK AT IS THE MIX OF USES THE BUILDING HEIGHT AND THE DENSITY.

THAT'S IT.

IF IT DOES NOT COMPLY WITH ONE OF THOSE THREE, IT'S DISFAVOR.

THE, THE DECISION TO DETERMINE WHETHER IT'S SUBSTANTIALLY BENEFICIAL TO THE NEIGHBORS FALLS TO THE PLANNING AND ZONING COMMISSION TO THE CITY COUNCIL.

WE AS STAFF DON'T MAKE A RECOMMENDATION ON THAT.

THANK YOU VERY MUCH, COMMISSIONER BRUNOS.

THANK YOU, MR. CHAIRMAN.

UM, I'M LOOKING AT THE LETTER WHICH APPEARS ON PAGE 1 48 OF OUR PACKET.

IT'S A LETTER FROM ADAM BROWN, ADDRESS TO CHRISTINA DAY, DIRECTOR OF PLANNING.

AND IT STARTS OUT BY SAYING I FIRST WANT TO THANK YOU AND THE PLANNING STAFF FOR YOUR TIME, EFFORT, AND VISION IN ASSISTING US WITH THIS APPLICATION.

OVER THE PAST YEAR, IN PARTICULAR, MR. ERIC HILL AND MS. RAJA P LOTTI HAVE BEEN INSTRUMENTAL IN CRAFTING A PROJECT THAT THE CITY OF PLANO CAN BE PROUD OF IN

[00:25:01]

A CORRIDOR THAT HAS BEEN IDENTIFIED FOR REDEVELOPMENT.

DID YOUR DEPARTMENT CRAFT THIS PROPOSAL? UM, I BELIEVE, UM, THERE NEEDS TO BE A LITTLE BIT OF CLARIFICATION.

OKAY.

WE, UM, THE INITIAL REQUEST WAS, UM, TO REZONE FROM LIKE, UH, COMMERCIAL TO BG DISTRICT.

HOWEVER, UM, WE TALKED TO THE APPLICANT AND, UM, THEY AGREED TO DO A PLAN DEVELOPMENT CORRIDOR COMMERCIAL SIMILAR TO THE PROPERTY TO THE WEST.

AND THEY AGREED TO, UH, ALMOST ALL OF THE DESIGN REQUIREMENTS AND, UM, OTHER, UM, DESIGN ELEMENTS.

UM, IN ORDER TO CHANGE THEIR REQUEST.

I THINK WHAT THEY MEANT WAS, UH, WE HELPED THEM WITH, UH, THE PLAN DEVELOPMENT REQUIREMENTS IN, UM, STIPULATIONS.

OKAY.

BUT YOU'RE STILL RECOMMEND, YOU WERE STILL, YOUR DEPARTMENT STILL DISFAVORS THE APPLICATION? UM, ACCORDING TO COMPREHENSIVE PLAN, RGM ONE AND R G M EIGHT, UM, THEY DON'T NEED, UM, CERTAIN PORTION OF THOSE.

THAT'S WHY WE ARE NOT ABLE TO, UM, FAVOR THIS PETITION.

OKAY.

NOW, AT OUR LAST MEETING WHEN WE WERE LOOKING AT THE FRY PROPERTY, UM, CHRISTINA DAY WAS SITTING IN ON OUR MEETING, THAT PARTICULAR MEETING, AND I ASKED HER SPECIFICALLY ABOUT THE DEVELOPMENT TO THE WEST AURA ONE 90 I THINK IT'S CALLED, AND HOW THAT GOT TO BE APPROVED GIVEN, YOU KNOW, THE ENVIRONMENTAL AND THE MIX OF USES IN DOWNTOWN CORRIDOR FACTORS THAT, THAT, THAT WE'RE LOOKING AT HERE.

AND I BELIEVE THE ANSWER I RECEIVED WAS THAT THE ORAL ONE 90 PROJECT WAS APPROVED UNDER A PREVIOUS COMPREHENSIVE PLAN, WHICH IS NO LONGER IN EFFECT UNDER, UM, LOOSER LESS RIGIDLY DEFINED STANDARDS THAT WERE IN EFFECT AT THAT TIME, BUT ARE NO LONGER IN EFFECT WITH THE CONCLUSION THAT IT WOULD NOT PROVIDE A PRECEDENT SUPPORTING A SIMILAR DEVELOPMENT.

THAT DOESN'T MEAN WE CAN'T APPROVE A SIMILAR DEVELOPMENT, BUT WE CAN'T LOOK TO THAT PROJECT AS, UM, PRECEDENT TO SUPPORT IT.

IS THAT ALSO YOUR UNDERSTANDING? I'M NOT SURE IF I UNDERSTAND THE QUESTION CORRECTLY.

SO COMMISSIONER BUR, I THINK YOU'RE, YOU'RE CORRECT.

MS. DAY WANTED TO BE CLEAR THAT THERE WAS A DIFFERENT COMPREHENSIVE PLAN IN PLACE AT THE TIME THAT THAT PREVIOUS CASE WENT FORWARD AND WAS APPROVED.

SO WE JUDGE EACH CASE UNDER THE COMPREHENSIVE PLAN, UH, UNDER WHICH IT'S, IT'S BEEN FILED UNDER.

SO WE DID NOT LOOK AT THAT PREVIOUS PLAN BASED UPON THIS REQUEST.

SO WE JUST VIEW IT UNDER THE CURRENT LENS OF, OKAY, WE REVIEWED THIS PLAN UNDER ITS ITS OWN SET OF MERITS AND NOT BASED ON WHAT HAPPENED TO THE WEST.

THAT'S CORRECT.

OKAY.

THAT'S CORRECT.

WE DO NOTE THAT THERE IS RESIDENTIAL PROXIMITY.

SO THAT'S, THAT'S SOMETHING THAT'S IN FAVOR OF THIS REQUEST.

WE'VE NOTED THAT IN OUR STAFF REPORT, AND AS, AS MS. PIATTI MENTIONED, YOU KNOW, ALL OF THE PLANS AND ZONING CASES THAT YOU SEE BEFORE US STAFF HAS HAD A HAND IN THOSE, UM, ESPECIALLY COMPLEX ZONING CASES LIKE THIS, WE HELP THE APPLICANT CRAFT THE LANGUAGE AND, YOU KNOW, PROPOSE, UH, DESIGN CHANGES, THINGS LIKE THAT REALLY TO HELP THEM, UH, DO BUSINESS THE WAY PLANO DOES AND GIVE THEM THE BEST OPPORTUNITY FOR SUCCESS.

OKAY.

UM, DO I ALSO UNDERSTAND THAT THE PROPERTY IMMEDIATELY TO THE NORTH OF THIS PARCEL IS AN ACTIVE AUTO REPAIR FACILITY? CORRECT.

IT'S A MAJOR VEHICLE REPAIR AND, UM, ACCORDING TO, UM, CURRENT STANDARDS FOR RESIDENTIAL ADJACENCY, UH, THERE SHOULD BE A MINIMUM OF 150, UM, SEPARATION BETWEEN, UM, THE BAY DOORS AND, UM, THE RESIDENTIAL UNITS.

BUT IF I'M NOT MISTAKEN, UM, WITH THE 50 FOOT SETBACK THERE WOULD BE, UH, CLOSE TO 85 FEET FROM THE BAY DOORS OF THOSE, UH, MAJOR VEHICLE REPAIR.

HOWEVER, WOULD THE, UH, PLANNED DEVELOPMENT ALLOWING FOR THESE RESIDENTIAL USES, UM, THAT WILL REMEDY THAT 100 AND FEET, 150 FEET RESIDENTIAL HGSS, UH, WOULD THE, THE UNITS IN THE NORTHERN MOST BUILDING LIKE HAVE WINDOWS OR BALCONIES OVERLOOKING THE AUTO REPAIR FACILITY? I THINK, UH, THE APPLICANT WOULD BE, UH, A BETTER RESOURCE TO ANSWER THOSE QUESTIONS.

OKAY.

UH, HOWEVER, UM, THE APPLICANT IS REQUIRED TO PROVIDE, UM, AN OPAQUE, UH, EVERGREEN LIVING SCREENING, UM, ON THE NORTHERN SIDE, UM, IN ADDITION TO AN A, A ROCK IRON FENCE.

UM, YEAH.

WOULD THE FENCE AND THE AND THE VEGETATION BE FIVE STORIES TALL? NO, IT WOULD BE A MINIMUM OF EIGHT FOOT TALL.

OKAY.

THANK YOU.

THAT'S ALL.

THANK YOU, MR. CHAIRMAN.

YEAH, THERE IS NO PROHIBITION FOR WINDOWS OR BALCONIES ON THAT FACADE, I BELIEVE.

IS THAT CORRECT? SPATE? THERE'S NO PROHIBITION TO WINDOWS OR BALCONIES? NO, IT'S NOT.

SO THE PROPERTY OWNER COULD DEVELOP IT.

UH, COMMISSIONER REIFF, THANK YOU.

JUST A FOLLOW UP QUESTION ON R

[00:30:01]

GMMA.

WE'VE ALREADY TALKED ABOUT THE MIX USES, SO I PRESUME THAT STANDARD IS THE SAME, BUT R GMMA ALSO IS ABOUT EHA TWO.

SO IS THAT THE PRIMARY REASON THAT R GMA IS COMING INTO PLAY IS BECAUSE THE EHA? I WOULD LET MR. BELL, SO R GMA APPLIES TO, IT SAYS RESIDENTIAL USE ISSUES SHOULD BE IN CONFORMANCE WITH THE FUTURE LAND USE DASHBOARDS, WHICH IT'S NOT BECAUSE OF MIX USES.

AND SECONDLY, THAT MULTI-FAMILY DEVELOPMENT SHOULD MEET A HOUSING DIVERSIFICATION OR ECONOMIC DEVELOPMENT STRATEGY OF THE CITY, SUCH AS TRANSIT-ORIENTED DEVELOPMENT.

SO THOSE TWO THINGS TOGETHER BOTH MUST BE MET TO COMPLY WITH R G M EIGHT.

SO IF WE, IF WE GO BACK TO MY ORIGINAL QUESTION ABOUT, IF WE SAY THAT WE, THAT, AND I'M NOT SPEAKING FOR THE COMMISSION, BUT IF WE GO ON THE ASSUMPTION THAT IT IS A T O D, DOES THAT MIX OF USES ANSWER CHANGE? NO, BECAUSE THEY WOULD STILL NOT BE COMPLIANT WITH MIX ABUSES.

THEY WOULD CHECK THE BOX FOR AN ECONOMIC DEVELOPMENT STRATEGY, BUT THE OTHER HALF OF THAT WOULD STILL NOT BE MET.

OKAY.

SO WE'RE THEN, WE'RE STILL BACK TO THE MIX OF USES IN THE EHA QUESTION? CORRECT.

OKAY.

AND IF I COULD OFFER A CLARIFICATION TO YOUR QUESTION EARLIER ABOUT R GM ONE, YOU HAD ASKED ABOUT THE SITE SPECIFICS ON FRY'S CASE, THERE'S A SEPARATE ACTION R GM FIVE THAT APPLIES TO MIXED USE PROJECTS, AND THAT IS ON A SITE BY SITE BASIS.

THAT DOES NOT APPLY IN THIS CASE BECAUSE IT'S STRAIGHT MULTI-FAMILY REQUEST.

IT'S NOT A MIXED USE DEVELOPMENT.

GOT IT.

THANK YOU.

UH, MR. BROSKY, UH, I HAVE ONE QUESTION ABOUT THE, UH, E H A, UH, INTAKE.

ARE, ARE THERE ANY INTAKE MITIGATIONS THAT COULD BE USED TO MITIGATE THE PARTICULATE INTAKE TO MEET THE EHA GUIDELINES? UM, SO, SO JUST TO, UH, CLARIFY, WE DON'T HAVE A SET STANDARD FOR, UM, LIKE PARTICULATE PARTS PER MILLION.

UM, WE SIMPLY, UH, REQUIRE THAT THAT INTAKE BE LOCATED AS FAR AWAY FROM THE SOURCE OF POLLUTION AS POSSIBLE.

UM, WHETHER OR NOT CERTAIN SCREENING COULD BE ADDED TO THAT FILTER, THAT'S SOMETHING THAT I DON'T HAVE EXPERTISE IN, UM, IF I'M UNDERSTANDING YOUR QUESTION CORRECTLY.

YEAH.

SO, UH, SO IT'S JUST A MATTER OF DISTANCE.

WE DON'T REALLY, I MEAN, IT ACTUALLY, THEY, THERE COULD BE MITIGATIONS THAT WOULD BE BETTER THAN DISTANCE, BUT WE JUST HAVEN'T, WE'RE JUST SAYING DISTANCE IS DISTANCE.

THAT'S CORRECT.

BECAUSE WE DON'T HAVE, UM, THAT TARGET, UH, PARTS PER MILLION TO HAVE A MEASUREMENT.

LIKE WE, WE DON'T HAVE A TARGET TO REDUCE PARTICULATES BY X PERCENT OR TO A CERTAIN LEVEL.

SO THE, THE BEST THING THAT WE, WE OFFER IS TO REQUIRE THAT THOSE INTAKES BE LOCATED AS FAR AWAY, UM, FROM THE SOURCE OF POLLUTION AS POSSIBLE.

OKAY.

WHETHER ADDITIONAL FILTERS ARE ADDED ON THAT BY THE DEVELOPER IS AT THEIR DISCRETION.

ALL RIGHT.

AND SO I HAVE ONE OTHER QUESTION RELATED TO THE SOUND AS WELL.

MM-HMM.

.

SO, UM, THERE'S A SNORING FAN PROBLEM IN MY FAMILY'S HOME.

AND, UM, ONE OF THE THINGS I NEVER THOUGHT WE WOULD DO, AND I'M NOT SAYING WHICH SIDE THAT FALLS ON, UM, ONE OF THE THINGS I NEVER THOUGHT WE WOULD DO IS WE ACTUALLY PURCHASED A BOWS, UM, SLEEP BUDS TO GO IN OUR EARS.

AND I WAS REALLY SURPRISED THAT RATHER THAN BEING ABLE TO, UM, SIMPLY DEADEN THE SOUND, IT ACTUALLY USES SOUND TO DEADEN ALL OF THE NOISE.

SO OUR, THE IDEA THAT, UH, THE E H A IS 74 OR, UH, SOME NUMBER, UH, ABOVE 45, UH, HAVE WE TAKEN INTO CONSIDERATION SOME OF THE IMPACTS THAT SOUND, UH, ESPECIALLY SIMILAR SOUNDS TO WHAT ROADWAYS WOULD PROVE TO ACTUALLY BE POSITIVE INTO DEADENING SOUND? UH, RATHER THAN JUST SAYING ALL SOUND IS BAD, ASSUMING I'M, UH, UNDERSTANDING THE QUESTION, RIGHTUM NO, WE HAVE NOT DONE THAT.

UH, WHAT THE, UM, EHA GUIDELINES STATE IS THAT THE OUTDOOR NOISE, UM, BE NO GREATER THAN 65, UH, DB D B A L D N.

SO IT DOES NOT ACCOUNT FOR, UM, NOISE LEVELS ON THE INTERIOR OF THE UNIT, JUST ON THE, UM, OUTSIDE.

NO, NO, NO.

SO MY QUESTION WAS, UM, WELL, LET ME SEE IF I CAN PHRASE THIS DIFFERENTLY ON MY STREET.

IF SOMEBODY COMES DOWN MY STREET BLOWING A HORN REALLY LOUDLY MM-HMM.

HAVING A SOUND LEVEL THAT WOULD BE A NEUTRAL KIND OF SOUND MAY ACTUALLY BE A NET POSITIVE TO MY HOME BECAUSE OF THE EXTERIOR NOISE GOING ON.

WE'VE NEVER LOOKED AT WHAT THE IMPACT ACTUALLY COULD BE ON A POSITIVE SIDE FOR A HOMEOWNER LIVING IN A RESIDENCE WITH A DBA ABOVE 45 IS, I GUESS MY QUESTION.

OKAY.

YEAH.

SO THE, UM, THE EHA GUIDELINES DON'T HAVE THAT AMOUNT OF NUANCE

[00:35:01]

WRITTEN INTO THEM.

I WOULD NEED TO LOOK BACK AT THE CONSULTANT'S REPORT FROM, IS IT 2021 THAT WAS USED IN PREPARING THOSE GUIDELINES TO SEE IF THAT PARTICULAR ISSUE WAS SOMETHING THAT THEY CONSIDERED IN THEIR RECOMMENDATIONS.

OKAY.

I WAS JUST CURIOUS.

THANK YOU FOR THAT.

SOUNDS TO ME MORE LIKE A MITIGATION ISSUE, WHICH I WOULD LEAVE TO THE DEVELOPERS TO DO THE RESEARCH AND GO, BY THE WAY, WE'VE DISCOVERED, AND TO YOUR POINT, A, A 90 DEGREE FREQUENCY SEPARATION FROM THE AMBIENT NOISE WILL ELIMINATE NOISE OR REDUCE THE OVERALL TOTAL NOISE.

SO ANYWAY, THANK YOU.

ANYTHING ELSE? NO, MR. ALI, PLEASE.

UM, QUICK FOLLOW UP AND BACK TO THE EHA, TO THE PARTICULATE MATTER.

UM, THE ADJACENCY STANDARD TO THE MOTOR VEHICLE REPAIR YOU MENTIONED, UM, JUST FOR MY EDUCATION, WHY THAT ONE 50 IS, DOES PARTICULATE OR EXHAUST FROM THAT KIND OF BUSINESS COME INTO THE REASON WHY WE REQUIRE THAT SETBACK? OR IS IT JUST MORE OF A VISUAL, UH, YOU KNOW, WE DON'T WANT OUR CHILDREN SEEING EXHAUST, UM, RANDOM CARS OR WHATEVER? YEAH, SO FOR THAT, UM, THAT 50 FOOT SETBACK THAT THE, UM, APPLICANT HAS BEEN REQUESTED TO PROVIDE ON THE NORTH PROPERTY LINE, SO THEY SET BACK BETWEEN THE BUILDING AND THAT, UH, MAJOR AUTO REPAIR, UH, THAT DOESN'T COME FROM OUR E H A STANDARDS, THAT COMES FROM OUR RESIDENTIAL ADJACENCY STANDARDS.

UM, AS, UH, MS. PATE MENTIONED, WE TYPICALLY, IF IT WAS THE REVERSE HAPPENING AND A AUTO REPAIR PLACE WAS CHOOSING TO LOCATE NEAR RESIDENCES, WE WOULD REQUIRE 150 FOOT SETBACK.

SO THE 50 FOOT IS JUST, UH, SOMETHING EXTRA THAT THEY'RE ABLE TO SQUEEZE IN TO KIND OF MITIGATE, UM, THEIR PROXIMITY TO THE EXISTING, UM, BUSINESS.

AND IT'S MORE SO A NOISE AND NUISANCE NOT, UM, NOT SPECIFIC TO, UH, PARTICULATES.

OKAY, THANK YOU.

I DON'T SEE ANY MORE SPEAKER BUTTONS ON, UH, I HAD A COUPLE OF QUESTIONS, BUT I THINK THEY'VE BEEN PRETTY WELL COVERED AND, UH, WE MIGHT CIRCLE BACK TO 'EM CUZ I THINK THEY'RE ALSO SOMEWHAT RELATED TO WHAT WE MIGHT HEAR FROM THE APPLICANTS.

SO, UM, NOTHING ELSE FOR STAFF CURRENTLY.

OKAY.

THANK YOU VERY MUCH.

I'LL OPEN THE PUBLIC'S HEARING AND I'M ASSUMING THE APPLICANT WANTS TO ADDRESS THIS.

YES, WE HAVE THREE REPRESENTATIVES, ADAM BROWN, JIM LAKE, AND CONNOR OSBERG.

THANK YOU.

SO WHOEVER WANTS TO GO FIRST AND HIT THE SLIDE FOUR HERE TO GO TO MINE OR, OH, PERFECT.

THERE YOU GO.

UH, GOOD EVENING.

UH, ADAM BROWN, UH, WITH INTRINSIC RESIDENTIAL GROUP.

UH, I'M HERE ON BEHALF OF THE, THE DEVELOPER.

UH, AS, AS, AS RAHA MENTIONED, UH, YOU KNOW, THE SITE'S LOCATED, YOU KNOW, THE SOUTHERN PORTION OF PLANO, UH, AND IT'S AS ASSEMBLAGE, UH, SO IT'S MULTI, IT'S THREE, CURRENTLY THREE, UH, DIFFERENT USES.

UH, SO WE'VE WORKED WITH THE OWNERS OVER THE COURSE OF A YEAR PLUS TO ASSEMBLE THE SITE, GET EVERYBODY ON THE SAME PAGE.

AND AS RAJA MENTIONED, WE FIRST CAME, CAME IN AS BG, UH, AS A PROJECT TO THE NORTH OF US IS THE TOLL BROTHERS PROJECT.

AND AFTER SPEAKING WITH THEM, UH, WE FELT THE RIGHT THING TO DO WITH STEP BACK AND TRY TO COMPLY WITH AS MANY THINGS AS WE COULD.

OBVIOUSLY THERE'S ISSUES THAT WE CAN'T, THERE'S SOME, SOME DISCUSSIONS THAT WE'LL HAVE LATER ABOUT TODS AND DENSITIES AND THOSE KIND OF THINGS.

BUT, YOU KNOW, SIDEWALKS, SETBACKS RIGHT AWAY, DEDICATIONS, ALL THOSE THINGS THAT WE REALLY WORKED WITH THE PLANNING STAFF TO CHECK THOSE BOXES AS, AS MUCH AS WE COULD.

SO JUST KIND OF WANTED TO SET THAT BACKGROUND BEFORE WE GOT IN, UH, TO THE PRESENTATION.

UH, SO THE NEXT SLIDE IS JUST TO TELL US A LITTLE BIT ABOUT HURIN IS, UH, WE STARTED THE COMPANY ABOUT 12 YEARS AGO.

UH, WE'RE BASED HERE IN DALLAS.

UH, I HANDLED TEXAS.

WE'VE DONE ABOUT 7,000 UNITS IN THE METROPLEX, SO VERY ACTIVE.

UH, YOU KNOW, THIS IS OUR BACKYARD, UH, WE'LL TALK ABOUT LATER.

WE, WE ACTUALLY DID THE PROJECT NEXT DOOR, UH, ONE 90 THAT EVERYBODY'S FAMILIAR WITH.

UH, SO WE HAVE HISTORY IN THE AREA AND KNOW THE SITE VERY WELL.

UH, NEXT SLIDE IS JUST A FEW OF OUR PROJECTS.

THIS ONE'S IN GRAPEVINE.

UH, WE WORKED WITH THEM, UH, IT WAS ALSO A REZONE, IT'S IN THEIR DOWNTOWN CORRIDOR OFF MAIN STREET.

UH, VERY SUCCESSFUL PROJECT IN THE SIMILAR SITUATION.

UH, THE, THE NEXT SLIDE HERE ON THE LEFT, UH, IS IN DOWNTOWN LEWISVILLE, UH, UH, AGAIN, UH, IN THE DOWNTOWN CORRIDOR.

WE WORKED WITH THE CITY, ACTUALLY PURCHASED THE SITE FROM THE CITY.

UH, IT'S NEXT TO A MASS TRANSIT STOP AS WELL.

UH, AND THEN THE ONE ON THE RIGHT, IT'S A PROJECT IN, ON MAIN STREET, JUST NORTH OF DOWNTOWN MANSFIELD.

AGAIN, A REZONE THAT WE WORKED WITH THE CITY, UH, ON, ON THAT ONE.

UH, THE NEXT PROJECT IS THE ONE THAT WE'VE BEEN SPEAKING OF, OR ONE 90, THE ONE JUST ON THE OTHER SIDE OF THE DART

[00:40:01]

TRACKS.

SO THIS IS A SIMILAR SITUATION AS THE ONE WE ARE ON.

UH, THERE'S MULTIPLE EASEMENTS, HEIGHT RESTRICTIONS.

THE GEOMETRY OF THE SITE REALLY AFFORDED ITSELF TO A MULTI-FAMILY SITE.

WE'LL TALK ABOUT SOME OF THOSE ISSUES AS WE'VE MOVED FORWARD ON, ON OUR PARTICULAR SITE.

UH, SO AS WE, AS WE LOOK AT THE SITE, KIND OF, WE STEP BACK A EARLY, UH, HOW TO, HOW TO ADDRESS THE SITE.

YOU CAN SEE JUST NORTH OF CITY LINE, UH, YOU CAN SEE THE YELLOW BOX THERE.

UH, WE'RE 0.2 MILES FROM, UH, THE A STOP, WHICH WOULD BE CONSIDERED T O D UH, THERE.

AND OBVIOUSLY WE'RE JUST, THERE'S A NEW STOP NORTH, UH, ON 12TH STREET AS WELL.

BUT YOU CAN SEE ONE 90 KIND OF FLANKING THE SITE ON THE WEST, THE NEW HOTEL ON THE EAST.

AND, YOU KNOW, REALLY THE WAY WE, WE SEE THIS, YOU KNOW, FROM A AERIAL PERSPECTIVE IS, YOU KNOW, REALLY HIGH DENSITY USES REALLY, IN OUR OPINION, KIND OF BELONGED PLANO, PARKWAY AVENUE, K 75, REALLY WHERE THE, THE HIGHER DENSITY OFFICE, YOU KNOW, WE REALLY SEE THIS AREA SIMILAR TO ONE 90.

IT'S REALLY AN INTERIOR SITE, YOU KNOW, THERE'S NOT GREAT ACCESS FOR RETAIL.

IT'S HIDDEN.

UH, YOU KNOW, WE REALLY, LIKE I SAID, WE, WE KNOW THE AREA WE'RE VERY, WE'RE STILL OWNERSHIP OF ONE 90.

HAD NO ISSUES WITH IT.

SO WE FELT IT WAS A RIGHT PLACE TO DO A PHASE TWO.

YOU KNOW, WE REZONED THAT BACK IN 2014, BEEN SUCCESSFUL, YOU KNOW, OBVIOUSLY THE EHA, WHAT WEREN'T ISSUES THEN? UH, WE HAVEN'T HAD ANY ISSUES.

WE DIDN'T DO ANY MITIGATION AT THE TIME CUZ WE WEREN'T REQUIRED, BUT THERE'S BEEN NO ISSUES, YOU KNOW, SINCE WE BUILT THAT IN 2016.

UH, THE NEXT SITE IS A LITTLE BIT CLOSER IN TO THE SITE, SO YOU CAN SEE IT AIR EARLIER AS, AS I THINK SOMEBODY MIGHT HAVE ASKED TO THE SOUTH OF US, YOU KNOW, THERE'S A DRAINAGE DITCH THROUGH THERE, SO IT'S REALLY PRETTY HARD TO DEVELOP.

NOT THAT IT COULDN'T ONE DAY THE HOTEL OWNS THAT SITE, SO THERE IS POTENTIAL THAT WE COULD WORK WITH THEM, BUT, YOU KNOW, THAT'S REALLY PROBABLY GONNA BE A GREEN SPACE, UH, AT LEAST FOR THE FORESEEABLE FUTURE.

AND AS YOU CAN SEE, UH, TO THE NORTH, THERE'S THREE DIFFERENT TRACKS ALL OPEN STORES TODAY.

UH, AND THEN THERE'S A BIG EASEMENT RIGHT TO THE MIDDLE.

SO THAT'S REALLY A CHALLENGE OF THE SITE TO DEVELOP.

UH, YOU KNOW, THERE'S NO DIRECT ACCESS EXCEPT FOR OFF THE, THE SIDE STREET.

SO AGAIN, UH, IT, IT'S A SOMEWHAT OF A BURIED SITE, WHICH WE FEEL IS REALLY, UH, YOU KNOW, BETTER SUITED FOR RESIDENTIAL.

WE CAN ADDRESS THE EASEMENT WITH MULTIPLE MA MULTIPLE BUILDINGS, UH, AND IT REALLY JUST CLEANS UP THE SOUTHERN GATEWAY TO, TO PLANO.

UH, YOU CAN SEE HERE, THIS IS OUR SITE MA PLAN OVERLAID ON THAT AERIAL.

UH, YOU KNOW, A LOT OF THE THINGS THAT DRAW ADDRESS, WE'VE GOT THE, THE 10 FOOT LANDSCAPE BUFFER TO THE SOUTH TO THE NORTH.

WE'VE GOT A TRAIL EXTENSION THERE, UH, THAT MEETS THE EXISTING HIKE AND BIKE TRAIL IN THE SOUTHWEST CORNER.

OUR GARAGE IS ON THE SOUTH.

WE HAVE NO BALCONIES ON THE SOUTH FACING, UH, ON THE SOUTH BUILDING SOUTH OF THE EASEMENT EXCEPT FOR THE UNITS THAT FACE THE NORTH COURTYARD.

UH, SO REALLY AS FAR AS THE MITIGATION FACTORS THAT, THAT ARE STIPULATED IN THE PD, UH, WE'RE DEDICATING RIGHT AWAY FOR FUTURE EXPANSION OF THE ADJACENT ROAD WITH PARALLEL PARKING, SEVEN FOOT SIDEWALK, AND REALLY JUST CREATING A WALKABILITY FACTOR FROM THE, THE DART STATION TO THE SOUTH.

I MEAN, WE BELIEVE PEOPLE WILL WALK TO THE SOUTH WITH ALSO A WALK TO THE NORTH TO THOSE TRAIN STOPS THAT ARE REALLY, YOU KNOW, ABOUT A 10 OR A 15 MINUTE WALK.

UH, SO WE, YOU KNOW, WE FEEL LIKE BOTH ACCESS POINTS ARE, ARE, ARE CRITICAL AND REALLY A GREAT RESIDENTIAL, UH, FEEL.

THESE ARE JUST SOME OF THE DESIGN FEATURES OF THE ACTUAL APARTMENT COMPLEX AND WE BUILD HIGH END TOP OF THE MARKET, UH, PRODUCT, I MEAN IN ONE AND TWO BEDROOMS. SO IT'S A SIMILAR PRODUCT MIX TO THE ONE 90, SIMILAR, SIMILAR, UH, YOU KNOW, FINISH LEVEL.

AND AGAIN, JUST SOME OF THE EXTRAS IN THE PD THAT, THAT WE HAVE BOTH MENTIONED, UH, IN OUR PRESENTATIONS.

AND REALLY MY LAST, UH, SLIDE HERE BEFORE CONNOR SPEAKS A LITTLE BIT MORE IN DEPTH ABOUT SOME OF THE FACTORS OF THE COMP PLAN AND DENSITY.

YOU KNOW, WHILE WE FEEL THAT, UH, REDEVELOPMENT IS, YOU KNOW, IT'S, IT'S SUPPORTED HERE IN OUR OPINION, YOU KNOW, NO ADJACENT SINGLE FAMILY RESIDENCES, TRANSIT ORIENTED, YOU KNOW, WE'VE MENTIONED CLOSE TO TWO MULTIPLE STOPS, UH, YOU KNOW, THE SOUTHERN GATEWAY, IT REALLY CLEANS UP, UH, REALLY THAT ENTRY POINT.

UH, AND THE SITE CONSTRAINTS, YOU KNOW, AS WE MENTIONED EASEMENT.

SO IT'S, YOU KNOW, IT'S A HARD SITE AND THOSE ARE USUALLY BEST FIT FOR MULTIFAMILY AND AGAIN, IT ASSEMBLAGE.

AND THEN, AND THEN, UH, YOU KNOW, WE'RE LOCAL.

WE KNOW THE AREA, WE BUILT THE DEAL NEXT DOOR, SO WE HAVE ALL THE FACTS THERE.

SO CONNOR, IF YOU WANNA KIND OF TAKE US TO THE NEXT SLIDE HERE.

HI THERE.

CONNOR OSBORN, INTRINSIC AS WELL.

JUST WANTED TO, UH, SPEND SOME TIME WITH THE COMP PLAN.

UM, ITEMS, OH, SORRY.

[00:45:01]

THERE WE GO.

SO, UM, THANK YOU FOR THE TIME.

JUST WANTED TO SAY, UM, WE WORK IN A LOT OF CITIES ACROSS THE METROPLEX, AND AS I'VE GOTTEN REALLY FAMILIAR WITH THE COMP PLAN OVER THE PAST YEAR, UM, I JUST WANTED TO THANK THE, THE EFFORT YOU GUYS PUT INTO, UM, WELL THE, THE DETAIL AND THE CARE IS REALLY EVIDENT AND FROM THE, THE COMMITTEE'S, UM, WHAT THEY DID LESS THAN TWO YEARS AGO, I BELIEVE.

UM, THAT BEING SAID, THE PLAN ITSELF STATES MANY TIMES IT IS TO BE A BROAD GUIDING TOOL, NOT A PRESCRIPTION FOR INDIVIDUAL UNIQUE SITES.

I LISTENED TO TO, UH, A DECEMBER, 2022 PZ MEETING WHERE CHAIRMAN DOWNS SAID AT THE END THAT THE COMP PLAN IS A GUIDE FOR THE FUTURE DEVELOPMENT OF THE CITY.

AND JUST LIKE MANY COMP PLANS BEFORE, IT WILL CONTINUOUSLY BE UNDER REVISION.

SO YOU ALL HAVE, UM, BEEN PLACED ON P Z BECAUSE OF YOUR WISDOM AND GUIDANCE IN THE CITY OF THESE MATTERS.

THE PLAN, UH, EMPOWERS YOU ALL TO ADAPT ITS HIGH LEVEL GUIDANCE TO UNIQUE SCENARIOS FOR INDIVIDUAL SITES.

AT THAT SAME DECEMBER MEETING, CHAIRMAN DOWNS CLOSED BY REMINDING COMMISSION THAT YOU ALL HAVE TO FIGURE OUT WHAT MAKES SENSE AND THAT IN THESE T O D AREAS THAT WILL LIKELY MEAN MORE MULTI-FAMILY, EVEN IF IT SOMETIMES FLIES IN THE FACE OF THE DASHBOARDS.

SO, UM, REALLY WE'VE GOT FOUR, FOUR, ITS THAT RAHA HIGHLIGHTED FOR US.

UM, R GM ONE, WHICH IS THE MIX OF USES THE MULTI-FAMILY DASHBOARDS ALREADY AT 90%.

SO IT'S NOT ALLOWING MORE MULTI-FAMILY.

TWO, THE DENSITIES ABOVE THE 50 UNITS PER ACRE, WHICH CAN BE CLEANED UP IF IT'S, IF IT'S DETERMINED.

T O D THREE, THE DOWNTOWN VISION AND STRATEGY UPDATE ALREADY HAS 2000 UNITS, EVEN THOUGH, UM, WELL SUGGEST 2000 UNITS EVEN THOUGH WE, UH, WE HAVE 3000 ON THE GROUND SINCE 1999 START DATE.

AND THEN THE FOURTH ISSUE IS REALLY THE EHA.

WE'RE IN EHA AS WE'VE DISCUSSED IN DETAIL.

UM, SO ADDRESSING THE FIRST ONE, WHICH IS THE MIX OF USE IS ALREADY BEING AT 90%.

UM, WE WOULD, WE WOULD ASK YOU GUYS TO, UM, I MEAN THE COMP THE, THE DOWNTOWN CORRIDOR IS THE, THE AREA IN THE COMP PLAN THAT, UM, CONTEMPLATES THE MOST MULTI-FAMILY INTENSITY, NOWHERE ELSE, UH, CONTEMPLATES 90%.

SO THIS IS A PLACE THAT'S GOING TO GET MOSTLY MULTI-FAMILY FROM OUR PERSPECTIVE AS DEVELOPERS, UM, IT'S VERY HARD TO BUILD SINGLE FAMILY IN A ALREADY DEVELOPED PLACE.

SINGLE FAMILY NEEDS IT'S LOW DENSITY, SO IT NEEDS LOW LAND PRICES.

AND LOW LAND PRICES ARE HARD TO COME BY WHEN YOU HAVE CASH FLOWING INDUSTRIAL BUILDINGS LIKE, LIKE OUR EXISTING, UM, OWNERS.

SO IT REALLY MULTI-FAMILY IS WHAT YOU'RE GOING TO CONTINUE TO SEE IN THE DOWNTOWN CORRIDOR BECAUSE IT ADDS DENSITY AND WE CAN AFFORD TO, UM, TEAR DOWN THOSE OLDER USES AND ADD DENSITY.

THE SECOND ITEM, UM, AS YOU GUYS HAVE ALREADY DISCUSSED, THE COMP PLAN'S NOT CLEAR ABOUT WHAT T O D REALLY IS AS IT RELATES TO A RICHARDSON STOP, EVEN THOUGH IT'S, IT'S WITHIN ONE QUARTER MILE OF A LOT OF LAND IN PLANO.

SO I'D ASK, UH, COMMISSION TO CLARIFY FOR STAFF THAT THIS INDEED IS A T OD SITE BECAUSE IT'S 0.2 MILES WALKING DISTANCE FROM THE CITY LINE BUSH STATION.

UM, I MEAN, THE FACT ON THE GROUND IS PEOPLE ARE ALREADY WALKING FROM OUR PROJECT NEXT DOOR TO THE BUSH CITY LINE STATION EVERY DAY TO GO TO WORK.

SO I THINK, I THINK CLEARLY INTERPRETING THAT FOR STAFF WOULD BE VERY HELPFUL FOR THEM FROM YOU GUYS.

THE THIRD ISSUE, UM, REALLY COMES FROM THE DOWNTOWN VISION AND STRATEGY UPDATE, WHICH IS A SEPARATE DOCUMENT.

FIRST STARTED IN 1999, IT IDENTIFIED A THOUSAND UNITS TO BE DESIRED AROUND THE DOWNTOWN PLANO STATION.

IN 2013, IT WAS UPDATED TO EXPAND THAT VISION TO THE FOUR STATION, STARTING AT CITYLINE, UP TO PARKER ROAD AND EXPANDED THE GOAL OF 2000 UNITS.

THE QUESTION FOR COMMISSION, UM, TO STAFF AND AND US IS, IS THAT 2000 UNITS, IS THAT A, IS THAT A HARD CAP OR IS IT A GOAL FOR, FOR THE REVITALATION REVITALIZATION OF DOWNTOWN? I READ IT AS A GOAL, UM, AS A WAY OF ADDING RESIDENTS AND DENSITY TO DOWNTOWN TO MAKE IT A CON, A VERY FLOURISHING PLACE.

UM, BUT THAT'S, THAT'S FOR COMMISSION TO DECIDE.

AND THEN LASTLY ON THAT, UM, IN THE DECEMBER MEETING, I THINK YOU GUYS HAVE STARTED TO STUDY REZONINGS AROUND SOME OF THESE STATIONS, UH, DRIVEN BY THE SILVER LINE.

SO I THINK THAT, UM, THERE COULD BE OPPORTUNITY TO MAYBE RENDER THIS 1999, UH, TARGET, PERHAPS OBSOLETE GOING FORWARD, BUT THAT'S OBVIOUSLY IN THE WORKS.

AND THEN THE FOURTH ONE IS EHA.

WE'VE TALKED ABOUT ITS LOCATION IN EHA TWO, WHICH, UM, WHICH IS NOT RECOMMENDED, BUT WE'VE, WE'VE WORKED CLOSELY WITH STAFF TO, UH, POSITION OUR GARAGE ALONG THE HIGHWAY, UM, YOU KNOW, ADD HEAVY DUTY AIR, AIR FILTRATION, WHICH HELPS WITH THE PARTICULATES.

WE'RE ADDING A MERV EIGHT FILTER, WHICH IS A MUCH HIGHER GRADE FILTER THAN YOU NORMALLY SEE ON A MAR ON AN APARTMENT BUILDING.

AND THEN, UH, WE'VE PLACED ALL OF OUR DUCKS ON THE NORTH SIDE OF THE FREEWAY, UH, THEN, SORRY, WHICH,

[00:50:01]

UM, IS A RECOMMENDATION FROM STAFF.

AND THEN, UM, YOU KNOW, WE LEARNED FROM LEASING UP OUR PROJECT IS AURA ONE 90, THAT SOME OF THOSE UNITS, UH, THAT HAVE, THAT ARE CLOSEST TO THE FREEWAY BUT ARE ALSO CLOSEST TO DART ACTUALLY LEASED UP VERY QUICKLY AND WERE DESIRABLE FROM RESIDENTS BECAUSE OF THE CLOSER WALKING ACCESS TO DART.

SO IT'S, IT'S, UM, IT'S NOT SOMETHING THAT WE FOUND THAT THE MARKET, UH, NECESSARILY CARED ABOUT, UM, BEING CLOSE TO THE HIGHWAY AND CLOSE TO THE HIGHWAY AND HAVING HIGHER LEVELS OF NOISE.

SIR, YOU HAVE ABOUT TWO MINUTES LEFT.

YEAH, THANK YOU.

UM, THIS IS, THIS SLIDE ADDRESSES RGM ONE, WHICH IS WHY MAKE FINDINGS TO SUPPORT US.

UM, THE FIRST, THE RGM ONE REQUIRES YOU TO LOOK THROUGH TWO LENSES.

THE FIRST BEING IS IT CONSISTENT WITH THE GUIDING PRINCIPLES OF THE COMPREHENSIVE PLAN, UM, WHICH IS PLANET TODAY, PLANET 2050 AND PLANET TOGETHER, WHICH WE FEEL OUR PROPOSAL MEETS ALL THOSE.

AND THEN TWO, WHICH HAS BEEN DISCUSSED, IT IS SUBSTANTIALLY BENEFICIAL TO THE IMMEDIATE NEIGHBORHOODS SURROUNDING COMMUNITY AND GENERAL PUBLIC INTEREST.

TO THAT.

WE'VE GOT SUPPORT LETTERS FROM OUR TWO IMMEDIATE NEIGHBORS, OUR HOTEL AND THE CURRENT OWNERS OF OR ONE 90.

AND THEN AS FAR AS THE SURROUNDING COMMUNITY AND THE GENERAL PUBLIC, THIS IS GONNA ADD A LOT MORE HOUSING OPTIONS FOR PEOPLE INSIDE THE DOWN FOR PEOPLE WHO WANT TO LIVE IN THE DOWNTOWN CORRIDOR.

AND IT BRINGS MORE VIBRANCY THAN THE NEIGHBORHOOD, UM, AS WELL AS FOR THE GENERAL PUBLIC.

THIS, THIS, UH, UNDOUBTEDLY CLEANS UP A LOT OF THE MORE UNDESIRABLE USES THAT ARE CURRENTLY AT PLANO SOUTHERN GATEWAY BY, UH, UH, GETTING RID OF RESCINDING SIX, UH, INDIVIDUAL SPECIAL USE PERMITS THAT DO NOT ALIGN WITH THE CITY'S GOAL FOR THIS CORRIDOR.

SO HERE'S THE TWO SUPPORT LETTERS FROM THE HOTEL OWNER AND THE CURRENT OWNER OF, OR ONE 90.

THAT'S, UM, THIS CONCLUDES OUR PRESENTATION.

WE THANK YOU FOR LISTENING AND ASK YOU GUYS TO PARTNER WITH US TO EXECUTE THE COMP PLAN'S VISION FOR MORE ACCESSIBLE, WALKABLE, AND UNIFIED DOWNTOWN CORRIDOR, WHICH IS STRAIGHT FROM THE COMP POINT.

WE FEEL THE CHANGE HAS TO START SOMEWHERE.

WHY NOT THE, AT THE CITY OF SOUTHERN GATEWAY TAKE ANY QUESTIONS YOU GUYS HAVE.

THANK YOU.

UM, I THINK BEFORE WE GO TO THE QUESTIONS THERE, THAT MIGHT MAKE MORE SENSE TO, HOW MANY SPEAKERS DO WE HAVE ON THIS ADDITIONAL? WE ONLY HAVE ONE, UH, WE HAVE ONE INDIVIDUAL THAT WAS UNABLE TO ATTEND, BUT HE WANTED TO SPEAK IN SUPPORT.

SO WHY DON'T WE GO AHEAD AND HAVE THAT PERSON AND IF THEY'RE IN SUPPORT, WE PROBABLY DON'T NEED A REBUTTAL.

AND THEN WE'LL GO TO QUESTIONS FOR THE APPLICANT.

I NEED TO CALL AMANDA LAKE.

OKAY.

OKAY.

ARE YOU AN APPLICANT OR A RESIDENT? IF YOU'RE PART OF THE APPLICANT, THEN I WOULD SAY WE'RE GOOD AND WE'LL JUST, WE'LL MOVE ON TO QUESTIONS THEN.

INTERESTINGLY ENOUGH, I DON'T SEE ANYBODY WITH A QUESTION FOR, FOR, FOR THE APPLICANT UP HERE, IF THAT'S OKAY.

BOOM, BOOM, BOOM, BOOM.

HERE WE GO.

ALL RIGHT, SO, UH, YEAH, IF YOU WANT TO COME BACK UP, COMMISSIONER RATLIFF, YOU HAVE UH, QUESTIONS? SORRY, CHAIRMAN FILLED QUESTIONS AT THE SAME TIME? YEAH, NO, THAT'S FINE.

OKAY, THAT'S FINE.

UM, FIRST OF ALL, THANKS VERY THOROUGH PRESENTATION.

UH, APPRECIATE THE WORK YOU'VE DONE WITH THE STAFF TO HAVE SOMETHING UH, TO BRING FORWARD TO US.

I THINK IT'S VERY WELL THOUGHT OUT.

UH, ONE OF MY QUESTIONS IS BECAUSE YOU WERE PART OF THE PROPERTY NEXT DOOR, UH, YOU, YOU MENTIONED THAT SOME OF THOSE UNITS LEASE FASTER.

UH, WHAT'S YOUR EXPERIENCE ON, ARE THOSE LOWER PRICED UNITS? ARE THEY MARKET PRICE? ARE YOU SEEING, WHAT ARE YOU SEEING AS FAR AS SUPPLY AND DEMAND OF THE UNITS THAT POTENTIALLY HAVE THE HIGHER NOISE VERSUS THE ONES ON THE OTHER SIDE? YEAH, I MEAN, JUST FOR A LITTLE BIT MORE HISTORY, I MEAN, I WAS ACTUALLY THE ONE THAT WENT THROUGH THE ZONING PROCESS IN 2014.

SO I PRESENTED TO P AND Z AND CITY COUNCIL AT THAT TIME.

SO I WAS ACTUALLY THE PHYSICAL GUY THAT DEVELOPED IT, NOT SOMEBODY THAT'S JUST TALKING ABOUT IT.

BUT YEAH, THO THOSE UNITS THAT ARE CLOSER TO THE CLOSER TO THE FREEWAY ARE NOT DISCOUNTED.

I MEAN THEY'RE ALL, IT'S THE SAME, YOU KNOW, IF THAT ONE BEDROOM IS THERE VERSUS THE OTHER ONE.

WE PUT PREMIUMS ON UNITS.

SO YOU KNOW, WHEN YOU GO THROUGH THE LEASING PROCESS, YOU KNOW, IF UNITS ARE MORE DESIRABLE THAN THOSE, WE ADD PREMIUMS. AND SO AS CONNOR MENTIONED, AS WE WENT THROUGH THAT PROCESS, WE SAW THAT THOSE UNITS, AGAIN FOR PROXIMITY, FOR THE RESIDENTS THAT ARE GOING TO CI CITY LINE, WERE WILLING TO PAY, YOU KNOW, IF THAT PREMIUM WAS 60 ON THE NORTH SIDE, MAYBE IT'S 75 ON THAT SIDE.

SO THAT WAS REALLY JUST A FUNCTION OF THE LEASING.

BUT THERE IS NO, YOU KNOW, FOR SPEED OF LEASING, WE DIDN'T DISCOUNT THOSE UNITS.

SO, YOU KNOW, WE'RE, WE GOT MORE RENT.

I DON'T KNOW IF, IF THAT ANSWERS YOUR QUESTION EXACTLY, BUT MAKE SURE I'M UNDERSTANDING.

[00:55:01]

SO YOU'RE SAYING THE PREMIUMS ON THE SOUTH SIDE UNITS ARE ACTUALLY HIGHER THAN THE PREMIUM? YEAH, NO PROXIMITY.

YEAH, THERE'S, THERE'S BEEN NO DISCOUNT.

I MEAN, YOU KNOW, THERE'S NO DISCOUNT, YOU KNOW, IN OURS BECAUSE AGAIN, WHEN YOU'RE TALKING ABOUT NOISE, WE HAVE TO ESTABLISH A 45 DB INSIDE THE UNIT.

SO IF YOU'RE LIVING IN THIS ENVIRONMENT, YOU'RE LIVING IN AN URBAN ENVIRONMENT, YOU'RE USED TO MORE NOISE OUTSIDE.

UH, SO WHEN YOU'RE IN YOUR UNIT, YOU'RE AT 45 DB, NO MATTER IF YOU'RE AN E HHA OR IF YOU'RE OUT, YOU KNOW, NORTH OF SALINA IN THE MIDDLE OF A FIELD.

UH, SO THERE THERE'S BEEN NO, THERE WAS, THERE'S NO NEGATIVE IMPACT, YOU KNOW, FROM THE SURROUNDING ENVIRONMENT CUZ YOU'RE LIVING IN AN URBAN SETTING IF, IF THAT MAKES SENSE.

YEAH.

SO THERE'S NOT BEEN ANY LEASING ISSUES WITH THIS.

THERE'S BEEN NO, NO ISSUES AND THE OCCUPANCY IS WHAT WOULD BE EXPECTED IN THE MARKET.

YEAH, 95%, WHICH IS, WHICH IS THE, YOU KNOW, WHICH IS THE STANDARD FOR OCCUPANCY.

I MEAN, NOBODY GETS UP TO A HUNDRED PERCENT.

SO I MEAN THAT'S, THAT'S WHERE YOU MAINTAIN IS IT 95%? IT'S BEEN THAT WAY SINCE, YOU KNOW, WE STARTED LEASE UP OR FINISHED LEASE UP BACK IN 2017.

SO DO Y'ALL HAVE ANY CIRCUMSTANTIAL EVIDENCE ABOUT THE FOLKS THAT LIVE THERE THAT ARE GOING TO THE TRAIN? ARE THEY WALK, THEY WALK, THEY'RE WORKING IN CITY LINE? ARE THEY TRAVELING NORTH INTO DOWNTOWN PLANO? ANY, ANY? I ACTUALLY LOOKED BACK AT THE, THE KIND OF THE DEMOGRAPHICS REPORT THAT WAS PART OF A STANDARD.

UM, AND IT WAS ACTUALLY SURPRISINGLY, YOU KNOW, DIVERSE, BUT A LOT OF PEOPLE EITHER WORKING IN CITY LINE, UM, NOT ALL AT STATE FARM, BUT UP AND DOWN THAT 75 CORRIDOR EITHER DRIVING THEIR CAR OR SOME TAKING THE TRAIN.

A COUPLE STOPS EITHER WAY.

BUT YOU KNOW, LIKE ALL OF OUR PROPERTIES, DIVERSE ARRAY OF, OF EMPLOYMENT, SO THE TRANSIT IS AN IMPORTANT PART OF IT.

SORRY, MIKE.

OKAY.

ALL RIGHT.

THANK YOU VERY MUCH, COMMISSIONER KERRY? YEAH, UM, THANKS FOR THE PRESENTATION.

MY, MY FIRST QUESTION'S ALREADY BEEN ANSWERED.

MICROPHONE, PLEASE.

I'M SORRY ABOUT THAT.

MY FIRST QUESTION'S ALREADY BEEN ANSWERED AND THAT WAS AROUND OCCUPANCY AT 95%, PRETTY SOLID.

UM, GIVE US AT A VERY HIGH LEVEL KIND OF WHAT YOU'RE PLANNING TO DO ON LANDSCAPE BUFFERS AROUND THIS.

YEAH, I THINK IT'S STIPULATED IN THE PD SO WRONG, CORRECT ME IF I'M WRONG, BUT I BELIEVE WE ESTABLISHED ON THE NORTH AND SOUTH END WE'VE GOT A 10 FOOT LANDSCAPE BUFFER WITH A GRAIN SCREEN.

I BELIEVE IT'S, IS IT SIX OR EIGHT FOOT MINIMUM? EIGHT FOOT MINIMUM, YOU KNOW, GREEN SCREEN.

SO THAT WOULD BE, YOU KNOW, A HIGHLY, YOU KNOW, I DON'T KNOW IF WE, I DON'T KNOW IF WE MENTIONED ACTUAL SPECIES, BUT UH, THERE WOULD BE A SOLID GREEN BARRIER ON THE NORTH AND SOUTH END AGAIN TO MITIGATE SOME OF THE POLLUTION, UH, FROM, FROM THOSE TWO UH, LOCATIONS.

AND I, I THINK IT WAS CONNOR MENTIONED THAT YOU'RE GONNA HAVE THE DUCKS ON THE NORTH END AND I THOUGHT IT WAS WONDERFUL YOU'D HAVE WATER FOLLOW UP THERE AND THEN I REALIZED HE WAS TALKING ABOUT OTHER THINGS.

I'M JUST KIDDING.

.

I'M KIDDING.

THANK YOU VERY MUCH.

WELCOME.

THANK YOU COMMISSIONER.

UH, CARRIE, ARE YOU ON TURN OFF YOURS.

WE'LL MOVE TO COMMISSIONER BROSKY.

UH, I HAD A QUICK QUESTION FOR MICHAEL BELL AND THEN I'VE GOT A QUESTION.

THE PROPERTY THAT I MEANT, THE 11 UNIT OR NINE UNITS THAT I MENTIONED, UH, A MINUTE AGO, WHEN DID WE PASS THAT? DO YOU REMEMBER? I WANNA SAY 2021.

2020.

I WAS ON THE COMMISSION CUZ I VOTED FOR IT.

I JUST WANTED TO MAKE SURE.

AND SO THOSE WERE NINE SINGLE FAMILY HOMES, CORRECT? I DON'T REMEMBER.

ERIC, DO YOU REMEMBER THAT WAS PRE-COM PLAN 2021? NO, THAT WAS CURRENT COMP PLAN ISH.

NINE 10.

YEAH.

AND WE CAN TELL YOU THE SECOND WHEN IT WAS.

BUT THOSE WERE IN THIS GENERAL AREA, CORRECT? YES, THEY WERE ON KAY AVENUE JUST BEFORE THE SOUTHERN COUPLE 10TH.

OKAY.

SO, UM, CONNOR, YOU MENTIONED THAT WE, UH, DON'T BUILD SINGLE FAMILY HOMES IN THIS KIND OF AN AREA.

UH, IN FACT WE JUST RECENTLY BUILT NINE SINGLE FAMILY HOMES.

UH, MY QUESTION EARLIER ABOUT INCLUDING THOSE SINGLE FAMILY HOMES INTO YOUR CALCULATION MM-HMM.

, IT'S NOT TO SAY IT'S NOT DOABLE AND IT'S NOT TO SAY THAT IT WOULD WORK ON THIS SITE, I JUST WANTED TO CLARIFY THAT, UH, THAT DOES HAPPEN AND UM, WHEN WE GET PEOPLE THAT ARE VERY CREATIVE, THAT CAN SOMETIMES BE THE CASE TO.

MY OTHER COMMENT WAS, I REALLY APPRECIATED ONE OF THE THINGS YOU SAID ABOUT THE COMPREHENSIVE PLAN BEING A BROAD TOOL BECAUSE UH, AS YOU PROBABLY PROBABLY KNOW, I SAT ON THE COMPREHENSIVE PLAN COMMISSION AND ONE OF THE THINGS I CONTINUE TO SAY, UH, AND AM EVALUATING YOUR UM, CASE IS I LOOK FORWARD TO THE DAY THAT THERE IS SOMETHING THAT ARRIVES, THAT MEETS THE THRESHOLD.

I BELIEVE THAT THERE IS NO ZONING NECESSARILY OFF THE TABLE IF IT'S SOMETHING THAT IS SPECIAL AND ALTHOUGH IT MIGHT NOT MEET THE EXACT NUMBERS THAT WE SET AS THE COMPREHENSIVE PLAN, WHETHER IT'S THE MIX OF USE, WHETHER IT'S THE DENSITY, UM, WHETHER

[01:00:01]

IT'S THE HEIGHTS, UM, AND I'M MISSING ONE.

BUT, UH, NEEDLESS TO SAY, UH, I DO BELIEVE THAT THE FINDINGS TOOL WAS A WAY FOR US TO SAY YES.

WE REALLY BELIEVE THAT UM, THERE IS CREATIVITY OUT THERE THAT DOES MEET, BE ABOVE AND BEYOND WHAT WE KNEW OR UNDERSTOOD AND WE SUPPORT AND ENDORSE IT.

SO I JUST WANTED TO MAKE THAT COMMENT.

THANK YOU.

COULD I, DID YOU TURN YOUR SPEAKER BUTTON OFF? LET ME SEE WHO'S NEXT.

COMMISSIONER OIE.

I'M GONNA SOUND LIKE I'M BIT THE DEAD HORSE.

I'M GOING BACK TO THE PARTICULATE MATTER AND THE POLLUTION AND WHAT HAVE YOU.

AND I UNDERSTAND WE DON'T HAVE A CAP THAT NEEDS TO BE MET AND WHAT HAVE YOU.

UM, AND MERVA IS DECENT.

I USE NUMBER 15 IN MY HOME, BUT MY DAUGHTER HAS