Feb 03, 2025 Planning and Zoning

[00:00:02]

RECORDING IN PROGRESS. THE UNITED STATES OF AMERICA AND TO THE REPUBLIC FOR WHICH IT STANDS.

[CALL TO ORDER]

THANK YOU. WELCOME TO THE FEBRUARY 3RD MEETING OF THE PLANO PLANNING AND ZONING COMMISSION.

WE DO HAVE THREE COMMISSIONERS ABSENT TONIGHT.

COMMISSIONER TONG, COMMISSIONER OLLEY, AND COMMISSIONER BRONSKY ARE ALL OUT ON PERSONAL FOR PERSONAL REASONS.

SO BUT WE DO STILL HAVE A QUORUM. SO CONSENT AGENDA.

[CONSENT AGENDA]

ITEMS MAY BE REMOVED FROM THIS AGENDA FOR INDIVIDUAL CONSIDERATION BY COMMISSIONERS OR STAFF.

WE DO HAVE A REQUEST TO REMOVE ITEM I FROM THE CONSENT AGENDA.

ARE THERE ANY OTHER ITEMS THAT THE COMMISSION WOULD LIKE TO REMOVE? COMMISSIONER BROUNOFF.

MR. CHAIRMAN, I'D LIKE TO MOVE THAT WE APPROVE THE CONSENT AGENDA AS RECOMMENDED BY STAFF.

WITH THE EXCEPTION OF ITEM I. COMMISSIONER LINGENFELTER.

I SECOND THAT. ANY COMMENTS ON THE MOTION? PLEASE VOTE.

IT PASSES 5 TO 0. ALL RIGHT. WE'LL TAKE UP ITEM I.

THAT'S A SEPARATE ITEM. ITEM I. PRELIMINARY SITE PLAN.

[i. (DS) Preliminary Site Plan: Haggard Farm Almanac Addition, Block A, Lots 2 & 4 – Assembly hall, restaurant, retail, winery, and vehicle parking lot on two lots on 19.8 acres located on the north side of Pinehaven Drive, 2,220 feet west of Spring Creek Parkway. Zoned Planned Development-51-Retail/General Office. Project #PSP2024-015. Applicants: Acres of Sunshine, LTD and AOS Land, LLC. (Administrative consideration)]

ASSEMBLY HALL. RESTAURANT. RETAIL WINERY AND VEHICLE PARKING LOT ON TWO LOTS ON 19.8 ACRES LOCATED ON THE NORTH SIDE OF PINEHAVEN DRIVE, 2220 FT WEST OF SPRING CREEK PARKWAY. ZONED PLAN DEVELOPMENT.

51 RETAIL GENERAL OFFICE APPLICANTS ARE ACRES OF SUNSHINE LTD AND AOS LAND, LLC.

THIS ITEM IS FOR ADMINISTRATIVE CONSIDERATION.

GOOD EVENING, COMMISSIONERS. DONNA SEPULVADO, LEAD PLANNER WITH THE PLANNING DEPARTMENT. THE APPLICANT IS REQUESTING TO TABLE THIS ITEM DUE TO SOME FINANCING ISSUES. I'M HAPPY TO ANSWER ANY QUESTIONS.

COMMISSIONERS. ANY QUESTIONS FOR STAFF? DO WE HAVE ANY SPEAKERS REGISTERED ON THIS ITEM? THERE ARE NONE, ACTUALLY, SIR ITEM I, THE APPLICANT IS ONLINE VIA ZOOM.

MADDIE PRITCHARD. COMMISSIONER, DOES ANYBODY HAVE A QUESTION FOR THE APPLICANT? NO. OKAY. COMMISSIONER BROUNOFF. MR. CHAIRMAN, I MOVE THAT ITEM I BE TABLED INDEFINITELY.

AND COMMISSIONER LINGENFELTER, WAS THAT YOU? YES.

I'LL SECOND. COMMISSIONER ALALI. DID YOU HAVE SOMETHING? OKAY. ALL RIGHT. WE HAVE A MOTION AND A SECOND.

PLEASE VOTE. THAT PASSES 5 TO 0.

ALL RIGHT. ITEMS FOR INDIVIDUAL CONSIDERATION.

[1. (JK) Public Hearing – Preliminary Replat: Park Blvd. Estates West School Site No. 2, Block A, Lot 1R – Public school on one lot on 64.7 acres located at the northeast corner of Independence Parkway and Park Boulevard. Zoned Single-Family Residence-9. Project #PR2024-043. Tabled January 21, 2025. Applicant: Plano Independent School District. (Administrative consideration)]

PUBLIC HEARING ITEMS, UNLESS INSTRUCTED OTHERWISE BY THE CHAIR, SPEAKERS WILL BE CALLED IN THE ORDER REGISTRATIONS ARE RECEIVED.

APPLICANTS ARE LIMITED TO A TOTAL OF 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.

AGENDA ITEM NUMBER ONE IS A PUBLIC HEARING FOR A PRELIMINARY REPLAT FOR PARK BOULEVARD ESTATES WEST SCHOOL SITE NO.

02, BLOCK A, LOT 1R PUBLIC SCHOOL ON ONE LOT ON 64.7 ACRES.

LOCATED AT THE NORTHEAST CORNER OF INDEPENDENCE PARKWAY AND PARK BOULEVARD.

ZONED SINGLE FAMILY RESIDENCE NINE. APPLICANT IS PLANO INDEPENDENT SCHOOL DISTRICT.

THIS ITEM WAS TABLED ON JANUARY 21ST, 2025 AND IS FOR ADMINISTRATIVE CONSIDERATION.

GOOD EVENING COMMISSIONERS. MY NAME IS JOHN KIM, PLANNER WITH THE PLANNING DEPARTMENT. PLANO TV.

[00:05:04]

I'M AVAILABLE FOR ANY QUESTIONS. COMMISSIONERS.

ANY QUESTIONS FOR STAFF? NOT SEEING ANY. I'LL OPEN THE PUBLIC HEARING.

DO WE HAVE ANY REGISTERED SPEAKERS ON THIS ITEM? ALL RIGHT. I'LL CLOSE THE PUBLIC HEARING. THANK YOU.

COMMISSIONER LINGENFELTER. I MOVE THAT WE APPROVE THIS ITEM NUMBER ONE, AS RECOMMENDED BY STAFF.

COMMISSIONER BENDER. I SECOND THE MOTION. ALL RIGHT.

WE HAVE A MOTION BY COMMISSIONER LINGENFELTER, SECONDED BY COMMISSIONER BENDER.

PLEASE VOTE.

MOTION PASSES 5 TO 0. AGENDA ITEM NUMBER TWO IS A PUBLIC HEARING

[2. (JK) Public Hearing – Preliminary Replat: Park Blvd. Estates West School Site No. 2, Block A, Lot 2R – Public school on one lot on 11.9 acres located at the southeast corner of Independence Parkway and Parkhaven Drive. Zoned Single-Family Residence-9. Project #PR2024-044. Tabled January 21, 2025. Applicant: Plano Independent School District. (Administrative consideration)]

02, BLOCK A, LOT 2R PUBLIC SCHOOL ON ONE LOT ON 11.9 ACRES, LOCATED AT THE SOUTHEAST CORNER OF INDEPENDENCE PARKWAY AND PARKHAVEN DRIVE.

ZONED SINGLE-FAMILY RESIDENCE NINE. APPLICANT IS PLANO INDEPENDENT SCHOOL DISTRICT.

THIS ITEM WAS TABLED ON JANUARY 21ST, 2025 AND IS FOR ADMINISTRATIVE CONSIDERATION.

MR. KIM, YOU PROBABLY OUGHT TO JUST STAY UP THERE FOR A LITTLE WHILE. YEAH. [LAUGHTER] OKAY.

JUST TO CLARIFY, WE ARE ON ITEM TWO. I THINK THE SLIDES WERE MESSED UP.

THIS ITEM IS RECOMMENDED FOR APPROVAL, SUBJECT TO ADDITIONS AND ALTERATIONS TO THE ENGINEERING PLANS, AS REQUIRED BY THE ENGINEERING DEPARTMENT AND APPROVAL OF REVISED SITE PLAN #RSP2024-063 AND APPROVAL OF REVISED LANDSCAPE PLAN #ROP2024-045. I'M AVAILABLE FOR QUESTIONS.

ANY QUESTIONS FOR STAFF? COMMISSIONERS? WE'LL OPEN THE PUBLIC HEARING.

DO WE HAVE ANY REGISTERED SPEAKERS ON THIS ITEM? THERE ARE NONE.

ALL RIGHT. CLOSE THE PUBLIC HEARING. COMMISSIONERS.

COMMISSIONER ALALI. I'LL MOVE TO APPROVE AGENDA ITEM NUMBER TWO, AS PRESENTED.

YEAH. OH, LIKE AS RECOMMENDED BY STAFF, AS RECOMMENDED BY STAFF COMMISSIONER BENDER.

I SECOND THE MOTION. ALL RIGHT. ANY OTHER DISCUSSION? PLEASE VOTE. MOTION PASSES 5 TO 0.

MIC] AGENDA ITEM NUMBER THREE IS A PUBLIC HEARING FOR A REPLAT FOR PARK BOULEVARD

[3. (JK) Public Hearing – Replat: Park Blvd. Estates West School Site No. 2, Block B, Lot 1R – Vehicle parking lot on one lot on 3.0 acres located at the southeast corner of Parkhaven Drive and Wildcat Way. Zoned Single-Family Residence-9. Project #R2024-051. Tabled on January 21, 2025. Applicant: Plano Independent School District. (Administrative consideration)]

LOCATED AT THE SOUTHEAST CORNER OF PARKHAVEN DRIVE AND WILDCAT WAY.

ZONED SINGLE- FAMILY RESIDENCE-9. THE APPLICANT IS PLANO INDEPENDENT SCHOOL DISTRICT.

THIS ITEM WAS TABLED ON JANUARY 21ST, 2025 AND IS FOR ADMINISTRATIVE CONSIDERATION.

THANK YOU, MR. KIM. THE ITEM IS RECOMMENDED FOR APPROVAL AS SUBMITTED.

COMMISSIONERS. I'M AVAILABLE FOR QUESTIONS. COMMISSIONERS. ANY QUESTIONS FOR STAFF? NOBODY? OKAY, I'LL OPEN THE PUBLIC HEARING. DO WE HAVE ANY REGISTERED SPEAKERS ON THIS ITEM? THERE ARE NO SPEAKERS. OKAY. THANK YOU. I'LL CLOSE THE PUBLIC HEARING. COMMISSIONER LINGENFELTER.

I MOVE THAT WE APPROVE ITEM NUMBER THREE, AS RECOMMENDED BY STAFF.

COMMISSIONER BENDER. I SECOND THE MOTION. ALL RIGHT.

WE HAVE A MOTION BY COMMISSIONER LINGENFELTER. SECONDED BY COMMISSIONER BENDER.

ALL PLEASE VOTE. MOTION PASSES 5 TO 0. CHRISTY, I'VE BEEN WATCHING AUCTIONEERS ON TV, SO I'M HOPING TO KEEP UP.

WOULD YOU LIKE ME TO READ 4A AND B TOGETHER? READ 4A AND 4B TOGETHER, PLEASE.

[ Items 4A. & 4B.]

A REQUEST TO AMEND PLAN DEVELOPMENT 71 REGIONAL COMMERCIAL TO INCLUDE DEVELOPMENT STANDARDS FOR SINGLE-FAMILY RESIDENCES AND MODIFIED STANDARDS FOR PHASING OPEN SPACE AND OTHER RELATED STANDARDS.

ON 89.1 ACRES LOCATED ON THE WEST SIDE OF THE DALLAS NORTH TOLLWAY.

305FT NORTH OF PARK BOULEVARD, LOCATED WITHIN.

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570 FOR AUTOMOBILE LEASING AND RENTING. THIS ITEM WAS TABLED ON NOVEMBER 4TH, 2024, DECEMBER 6TH, 2024 AND JANUARY 6TH, 2025. PETITIONERS ARE CENTENNIAL WATERFALL WILLOW BEND LLC, THE NEIMAN MARCUS GROUP LLC, MACY'S RETAIL HOLDINGS LLC, AND DILLARD'S INC.

THIS ITEM IS FOR LEGISLATIVE CONSIDERATION. AGENDA ITEM NUMBER 4B IS A REVISED CONCEPT PLAN FOR THE SHOPS AT WILLOW BEND BLOCK 1, LOTS 1R, 3, 5, 6R, 1X-3X, AND 13-77. REGIONAL MALL, RETAIL, PROFESSIONAL, GENERAL, ADMINISTRATIVE OFFICE.

EIGHT MULTIFAMILY RESIDENCE UNITS. 907 MID-RISE RESIDENTIAL UNITS, 50 LOT, CORRECTION 50 SINGLE FAMILY RESIDENCE ATTACHED UNITS. OPEN SPACE, HOTEL AND VEHICLE PARKING LOT ON 72 LOTS ON 76.2 ACRES. LOCATED ON THE WEST SIDE OF THE DALLAS NORTH TOLLWAY.

305FT NORTH OF PARK BOULEVARD. ZONED PLANNED DEVELOPMENT 71 REGIONAL COMMERCIAL WITH SPECIFIC USE PERMIT NO.

570 FOR AUTOMOBILE LEASING, RENTING, AND LOCATED WITHIN THE DALLAS NORTH TOLLWAY OVERLAY DISTRICT.

APPLICANTS CENTENNIAL WATERFALL WILLOW BEND LLC.

THE NEIMAN MARCUS GROUP, LLC. MACY'S RETAIL HOLDINGS LLC AND DILLARD'S INC..

THIS ITEM IS FOR ADMINISTRATIVE CONSIDERATION PENDING ITEM NUMBER FOUR.

A. THANK YOU VERY MUCH. GOOD EVENING, COMMISSION.

MOLLY CORYELL, SENIOR PLANNER WITH THE PLANNING DEPARTMENT. AND THE PURPOSE OF THIS ITEM IS TO CONSIDER AN AMENDMENT TO PD-71, IN ORDER TO MODIFY DEVELOPMENT STANDARDS AND ADD ADDITIONAL ALLOWED USES.

THE SUBJECT PROPERTY IS THE EXISTING WILLOW BEND MALL, WHICH WAS REZONED TO A PLANNED DEVELOPMENT, A PLANNED DEVELOPMENT DISTRICT, IN FEBRUARY 2024 TO ALLOW FOR A MIXED USE DEVELOPMENT WITH 965 RESIDENTIAL UNITS, A HOTEL, ADDITIONAL RETAIL AND OFFICE SPACE. THE APPLICANT IS NOW REQUESTING TO AMEND THE PLANNED DEVELOPMENT TO MODIFY STANDARDS RELATED TO PHASING AND OPEN SPACE, AS WELL AS ADD SINGLE-FAMILY RESIDENCES AS PART OF THE TOTAL NUMBER OF ALLOWED RESIDENTIAL UNITS.

HERE IS THE ASSOCIATED ZONING EXHIBIT AS WELL AS THE ASSOCIATED REVISED OPEN SPACE PLAN, WHICH WILL BE ADOPTED AS PART OF THE PLAN DEVELOPMENT IF APPROVED.

AND HERE IS THE ASSOCIATED REVISED CONCEPT PLAN, WHICH IS THE ASSOCIATED ITEM 4B TO THE ZONING CASE ON THE AGENDA.

THE PREVIOUSLY APPROVED PLAN INCLUDED PRESERVING THE SOUTHERN PORTION OF THE EXISTING MALL, AND THEN ADDING ADDITIONAL USES TO CREATE A MIXED USE DEVELOPMENT.

SO THIS WAS THE PREVIOUS PROJECT SCOPE WITH THIS PROPOSAL.

THE APPLICANT IS AMENDING UPDATING THE PROJECT SCOPE TO CHANGE SOME OF THESE PLAN ELEMENTS.

THIS INCLUDES PRESERVING THE NORTHERN PORTION OF THE MALL INSTEAD OF THE SOUTHERN PORTION, WHICH YOU CAN SEE IN THIS GRAPHIC HERE. ALLOWING SINGLE-FAMILY ATTACHED AS WELL AS DETACHED USES AND REDUCING THE LARGEST AREA OF CONTIGUOUS OPEN SPACE FROM TWO ACRES TO ONE AND A HALF ACRES.

THEY'RE ALSO RECONFIGURING THE OPEN SPACE PLAN AND THE INTERNAL STREET NETWORK AS A RESULT OF THE REDESIGN.

HOWEVER, THE PLAN HAS NOT CHANGED TO THE TOTAL MAXIMUM NUMBER OF UNITS, WHICH IS 965.

THAT PART OF THE PLAN HAS NOT CHANGED. ADDITIONALLY, THE REQUIRED MINIMUM AMOUNT OF OPEN SPACE IS THE SAME AT TEN ACRES, AND THE INCLUSION OF THE HOTEL ALONG THE DALLAS NORTH TOLLWAY IS STILL A PART OF THE PLAN, AND THERE IS STILL A CREATION OF NEW OPEN SPACE TO BE DEVELOPED WITH RESIDENTIAL USES AS A PART OF THEIR PHASING.

PREVIOUSLY, A MID-RISE RESIDENTIAL BUILDING WITH ABOUT 304 UNITS WAS SHOWN AT THE CORNER OF CHAPEL HILL AND PLANO PARKWAY.

THE REVISED CONCEPT PLAN NOW SHOWS 50 SINGLE-FAMILY ATTACHED UNITS AT THIS LOCATION.

THE SINGLE-FAMILY ATTACHED DEVELOPMENT WILL GENERALLY FOLLOW THE UMU STANDARDS FOR SINGLE FAMILY ATTACHED DEVELOPMENT, WITH THE MODIFICATION OF ALLOWING ALL UNITS TO HAVE FRONTAGE FROM MEWS STREETS EXCLUSIVELY.

TYPICALLY UMU STANDARDS REQUIRE THAT SINGLE FAMILY ATTACHED DEVELOPMENTS ONLY HAVE A MAXIMUM 50% OF UNITS, ONLY HAVING FRONTAGE FROM A MEWS STREET, IN ORDER TO ACCOMMODATE FOR MORE ON STREET PARKING.

AS A PART OF THE MEWS STREET DESIGN. ON STREET PARKING ISN'T TYPICALLY AN ELEMENT OF THAT.

HOWEVER, THE APPLICANT IS SHOWING EIGHT INTERNAL ON STREET PARKING AND LOADING SPACES IN THE DEVELOPMENT.

I HIGHLIGHTED IT IN THOSE GREEN RECTANGLES ON THE SCREEN.

AND ADDITIONAL ON STREET PARKING ALONG THE QUASI-PUBLIC STREET NETWORK IS AVAILABLE WITHIN 600FT OF THE DEVELOPMENT AS WELL.

[00:15:09]

THESE STANDARDS WERE MODELED AFTER PD-65, WHICH IS THE VILLAS AT LEGACY WEST.

AND IF THIS IS INCLUDED ALONG WITH THE SFA, AS I'VE MENTIONED, THESE ARE ALL A PART OF THE ALREADY APPROVED 965 UNITS.

SO THE NUMBER OF UNITS IS NOT INCREASING AS A RESULT OF THESE USES BEING ADDED.

FOR OPEN SPACE. THE TOTAL OPEN SPACE ACREAGE REQUIRED HAS NOT CHANGED, WHICH IS A MINIMUM OF TEN ACRES.

THE PREVIOUSLY APPROVED PLAN REQUIRED AT LEAST ONE OPEN SPACE AREA BE TWO CONTIGUOUS ACRES, WHICH WAS THE INTERIOR OPEN SPACE LOCATED IN THE SOUTHERN PORTION OF THE MALL.

THE REDESIGN HAS IMPACTED THE INTERIOR OPEN SPACE, AND SO THE LARGEST CONTIGUOUS OPEN SPACE AREA IS BEING REDUCED TO 1.5 ACRES.

AS A RESULT OF THE REDESIGN. AND AS A REMINDER, THE PHASING AND THE OPEN SPACE PLAN WILL BE ADOPTED AS A PART OF THE PLAN DEVELOPMENT. FOR PARKING 208 ON STREET PARKING SPACES ARE BEING PROPOSED AS PART OF THE QUASI PUBLIC STREET NETWORK, WHICH YOU CAN SEE IN PINK.

ADDITIONALLY, THE PD INCLUDES STIPULATIONS REQUIRING THAT ONLY ON STREET PARKING.

THESE 208 SPACES, THE ONLY USE THAT THEY CAN BE DEDICATED TO IS SINGLE-FAMILY USES, SO THAT PARKING CAN'T BE CREDITED TO ANY OTHER USE TO MEET THEIR PARKING RATIOS. ADDITIONALLY, THERE IS A STIPULATION THAT REQUIRES THAT VISITOR PARKING HAS TO BE WITHIN 600FT OF A UNIT.

THE REQUIRED PARKING RATIO FOR SINGLE-FAMILY IS 2.25 SPACES PER UNIT, SO FOR EVERY FOUR UNITS, THAT'S ONE VISITOR PARKING SPACE. THIS SUBJECT PROPERTY IS WITHIN THE SUBURBAN ACTIVITY CENTERS' FUTURE LAND USE CATEGORY. AND ADDITIONALLY BECAUSE THE PROPOSED DEVELOPMENT IS GETTING CLOSER TO MEETING THE RECOMMENDATIONS OF THE SUBURBAN ACTIVITY CENTERS CATEGORY BASED ON THE CURRENTLY ADOPTED PD AND OPEN SPACE PLAN.

IT IS MEETING OR PARTIALLY MEETING ALL RELATED COMPREHENSIVE PLAN POLICIES.

HERE IS OUR RESPONSE MAP. WE RECEIVED TWO OFFICIAL RESPONSES IN SUPPORT WITHIN 200FT OF THE DEVELOPMENT.

THE TWO PROPERTIES ARE JUST CLIPPED BY THAT 200 FOOT BUFFER.

SO YOU CAN SEE THE INSET OF THOSE TWO PROPERTIES.

AND WHAT PORTION OF THEM ARE WITHIN THAT 200 FOOT BUFFER.

AND ADDITIONALLY WE RECEIVED THREE RESPONSES ONLINE.

ONE RESPONSE ONLINE. ALONG WITH THAT, THOSE TWO OFFICIAL RESPONSES.

SO THREE RESPONSES IN FAVOR. AND WE ALSO RECEIVED TEN OTHER LETTERS AND EMAILS WHICH ARE UNOFFICIAL RESPONSES.

STAFF IS RECOMMENDING APPROVAL FOR ITEM 4A AND FOR THE REVISED CONCEPT PLAN.

ITEM 4B WE'RE RECOMMENDING APPROVAL SUBJECT TO CITY COUNCIL APPROVAL OF THE ZONING CASE 2024-020.

THANK YOU SO MUCH FOR YOUR TIME COMMISSION, AND I'M AVAILABLE TO ANSWER ANY QUESTIONS. CAN YOU PULL BACK UP THE PARKING DEAL WHERE YOU HAD THE TWO GREEN SQUARES AND WALK US THROUGH THE PARKING CALCULATIONS FOR THE RESIDENTIAL ATTACHED, PLEASE? OF COURSE. SO FOR RESIDENTIAL ATTACHED OR DETACHED, THE PARKING RATIO REQUIRED IS THE SAME.

AND THAT IS 2.25 SPACES PER UNIT. SO THAT'S TWO GARAGE SPACES WHICH IS TYPICAL.

AND THEN ONE VISITOR SPACE PER FOUR UNITS. SO IN ORDER TO BE ABLE TO MEET THAT, ALL OF THE PARKING SPACES THAT CAN BE DEDICATED TO THAT USE ON A VIA A SITE PLAN SUBMITTAL, THEY HAVE TO HAVE TO BE WITHIN AT LEAST 600FT OF THAT UNIT.

SO THAT MEANS THAT IF THERE'S ON STREET PARKING IN THE QUASI-PUBLIC STREET NETWORK THAT'S OUTSIDE THAT 600 FOOT BOUNDARY OF A PROPOSED DEVELOPMENT, IF THEY WERE TO INCLUDE ANY SORT OF SINGLE-FAMILY DETACHED, SINGLE-FAMILY ATTACHED DEVELOPMENTS IN THE FUTURE THROUGH A REVISED CONCEPT PLAN AND A SITE PLAN SUBMITTAL WE WOULD HAVE TO FIND THAT THOSE ON STREET PARKING SPACES WERE AVAILABLE WITHIN THAT DISTANCE.

AND SO IS THE 600FT DISTANCE. IS THAT IN OUR ZONING ORDINANCE TODAY OR IS THAT JUST PROPOSED IN THIS PD? I BELIEVE, MIKE. IT'S NOT IN THE ORDINANCE, BUT I THINK IT'S

[00:20:08]

YES. OKAY. SO CAN YOU SHOW ME WHERE THOSE VISITOR PARKING SPACES ARE? YOU HAD THAT SITE PLAN THAT HAD THE TWO GREEN SQUARES ON IT.

YES. SO THAT WAS THE SPECIFIC TO THE SINGLE-FAMILY.

THAT IS CORRECT. DEVELOPMENT. THOSE ARE EIGHT SPACES RIGHT THERE.

INTERNAL TO THE SITE. AND THEN JUST SOUTH OF THAT DEVELOPMENT, IN FRONT OF THE PARKING GARAGE, THERE IS ADDITIONAL ON STREET PARKING AS PROPOSED IN THAT QUASI-PUBLIC STREET NETWORK.

AND BECAUSE THAT PARKING CAN'T BE COUNTED TOWARDS MEETING THE PARKING REQUIREMENT FOR ANY OTHER USE BESIDES SINGLE-FAMILY, THAT PARKING COULD BE USED TO MEET ANY PARKING REQUIREMENT FOR THAT SINGLE-FAMILY ATTACHED DEVELOPMENT.

OKAY. AND WHAT DO YOU KNOW ABOUT THE PARKING GARAGE THERE WITH THE BIG ZONE B IN THE MIDDLE OF IT? IS THAT AVAILABLE AS WELL? THAT WOULD HAVE TO BE ANSWERED BY THE APPLICANT.

I'M NOT SURE HOW THEY'RE GOING TO HANDLE THE PARKING GARAGE.

ALL RIGHT. THOSE ARE MY QUESTIONS. NOW I'M SURE I'LL HAVE MORE.

IS THAT SINGLE FAMILY ATTACHED THE STANDARD SFA DISTRICT ALSO HAS A 600 FOOT REQUIREMENT.

YES SFA DOES. OKAY. THANK YOU. ALL RIGHT. SO COMMISSIONERS QUESTIONS FOR STAFF, COMMISSIONER LINGENFELTER.

YES, WE GOT A LETTER FROM, FROM PISD, BUT I JUST IT DIDN'T REALLY SAY YAY OR NAY OR ANYTHING LIKE THAT.

IT JUST KIND OF GAVE US NUMBERS. AND IT DOES LOOK LIKE BRINKER AND RENNER MIGHT BE PUSHING THE LIMITS WITH 900 AND SOMETHING RESIDENTS BEING ADDED TO THE AREA. DID THEY WHEN DURING YOUR CONVERSATIONS WITH PISD, DID THEY SHOW ANY CONCERN WITH THEIR ELEMENTARY SCHOOL AND MIDDLE SCHOOL? NO, THEY DID NOT. OKAY. COMMISSIONER BROUNOFF.

THANK YOU, MR. CHAIRMAN. WHEN I DROVE BY THE PROPERTY OVER THE WEEKEND THERE WAS A BIG CROWD OUTSIDE OF MACY'S AND LOTS OF SIGNS ON THE ENTRANCEWAY INDICATING THAT EVERYTHING IN THE STORE WAS FOR SALE. IS MACY'S CLOSING? I BELIEVE THAT IS CORRECT. THE APPLICANT CAN ANSWER THAT QUESTION AS WELL. SO IN THIS PLAN, WHAT WOULD HAPPEN TO THE MACY'S BUILDING? SO AS A PART OF THE REVISED CONCEPT PLAN, THE SOUTHERN PORTION OF THE MALL, INCLUDING THE MACY'S IS GOING TO BE DEMOLISHED.

THE NORTHERN PORTION BASICALLY FROM NEIMAN'S UP TOWARDS DILLARD'S THAT PORTION OF THE MALL IS REMAINING, BUT I BELIEVE THE APPLICANT CAN GET IN SOME MORE SPECIFICS IF YOU WOULD LIKE THAT. ALSO, WHAT WOULD HAPPEN TO CRATE AND BARREL UNDER THIS PROPOSAL? NO CHANGE? NO CHANGE ACCORDING TO THE APPLICANT.

THANK YOU. AND THIS IS A QUESTION POSSIBLY FOR MR. BELL. I'M THINKING BACK TO WHEN WE CONSIDERED THE COLLIN CREEK MALL.

SPECIFICALLY, THEY CAME TO US WITH PROPOSALS FOR DIFFERENT DESIGN FEATURES FOR THE DIFFERENT AREAS OF THE RESIDENTIAL PORTION OF THAT OF THAT DEVELOPMENT, AND THEY WERE VERY CREATIVE AND DIFFERENT AND ATTRACTIVE.

CAN WE EXPECT TO HAVE SOMETHING PRESENTED TO US WITH RESPECT TO THE SINGLE FAMILY ATTACHED HERE? NO. SO COLLIN CREEK HAS WHAT WE CALL A PATTERN BOOK, I THINK THAT'S THE DOCUMENT YOU'RE REFERENCING THAT IS PART OF THEIR URBAN MIXED USE DESIGN REQUIREMENTS. SO THAT'S NOT REQUIRED HERE.

OKAY. NOW, THE REASON I SAY THAT IS, I MEAN, I RECOGNIZE THAT THIS IS A MORIBUND PROPERTY AND, YOU KNOW, SOMETHING NEEDS TO BE DONE TO IT. AND THE STAFF HAS ASSESSED THAT THIS PLAN IS EVEN COMES CLOSER TO MEETING THE REQUIREMENTS OF THE SUBURBAN ACTIVITY CENTER OF FUTURE LAND USE MAP THAN THE EXISTING PLAN DOES.

BUT WITH RESPECT TO THE SINGLE FAMILY ATTACHED, I'M LOOKING AT IT AND I SEE A BUNCH OF PARALLEL BUILDINGS WITH NARROW MEWS BETWEEN THEM, YOU KNOW, AND I'VE, SEEN SIMILAR ARRANGEMENT IN ANOTHER PROJECT THAT CREATED SOMETHING OF A CANYON EFFECT.

AND I WAS HOPING FOR SOMETHING THAT MIGHT SPRUCE IT UP A BIT, YOU KNOW.

NO. A FEW YEARS BACK, THE LEGISLATURE PASSED SOME LAWS ABOUT WHAT CITIES CAN REGULATE IN TERMS OF ARCHITECTURAL MATERIALS.

AND SO THE CITY HAS TAKEN THE APPROACH THAT THOSE ARCHITECTURAL REGULATIONS ARE BEYOND THE PURVIEW OF THE CITY, UNLESS THEY'RE VOLUNTARILY, VOLUNTARILY REQUESTED BY THE PROPERTY OWNER.

OKAY. I MAY SPEAK TO THE APPLICANT ABOUT THAT.

OKAY. THANK YOU. ALL RIGHT. COMMISSIONER ALALI.

I HAVE A COUPLE QUESTIONS. SO, DO WE HAVE AN IDEA WHERE'S THE CLOSEST SCHOOL TO THIS DEVELOPMENT? ELEMENTARY SCHOOL. IS THERE, LIKE, A DISTANCE THAT, YOU KNOW, LIKE THE.

[00:25:07]

THAT QUESTION IS BETTER SUITED FOR PISD, I BELIEVE.

BUT NO, THERE'S NO STANDARD DISTANCE. OKAY. AND YOU LIKE MY OTHER QUESTION IS WAS THERE ANY TRAFFIC STUDY FOR THAT CORNER BEING DONE? BECAUSE YOU LIKE TO ME, IT'S VERY CLOSE.

YOU KNOW, LIKE THOSE STREETS. IT IS IN THE CORNER WITH THOSE.

THERE WAS A TRAFFIC IMPACT ANALYSIS PREPARED WITH THE ORIGINAL SUBMITTAL, AS WELL AS THIS ONE THAT PROVIDED A NUMBER OF MITIGATIONS THAT WERE REQUIRED, BUT THOSE WERE INTERNALLY MOSTLY ABOUT INTERNAL OR CONNECTIVITY FROM THE PERIMETER STREET SYSTEM INTO THIS PROPERTY.

THERE WAS NOT A STUDY DONE SPECIFICALLY FOR THE WORKINGS OF THE SINGLE FAMILY MEW STREET SYSTEM.

ARE YOU GOING TO REQUIRE THIS KIND OF STUDY? IT'S TYPICALLY NOT REQUIRED FOR THIS SMALL SCALE DEVELOPMENT.

THE TRAFFIC IMPACT IS MORE SO ABOUT HOW DOES THIS DEVELOPMENT IMPACT THE CITY'S STREET SYSTEM AROUND IT, NOT THE INTERNAL STREET SYSTEM. WELL DONE ANY OTHER QUESTIONS FOR STAFF? NONE. OKAY. I'LL OPEN THE PUBLIC HEARING.

I BELIEVE THE APPLICANT IS HERE IF THEY HAVE A PRESENTATION.

THANK YOU, MR. CHAIR, COMMISSION. MY NAME IS BILL DAHLSTROM, 2323 ROSS AVENUE.

THANK YOU FOR ALLOWING US TO COME BACK. A LOT OF WORK HAS BEEN PUT INTO THIS PROJECT SINCE OUR APPROVAL, WHICH WAS 965 UNITS FOR THE MID-RISE RESIDENTIAL.

SO IF YOU RECALL, WE CAME BACK, WE WANTED TO DO ATTACHED SINGLE FAMILY.

SO WE TOOK THAT POD OVER IN THAT I'LL CALL IT THE SOUTHWEST CORNER.

AND WE WERE PROPOSING 50 TOWNHOME UNITS AS OPPOSED TO 300 MID-RISE RESIDENTIAL.

SO AFTER WE DID THAT, THEN WE DECIDED, WELL, IT MIGHT MAKE SENSE TO COME BACK WITH A DETACHED DEVELOPMENT OR DETACHED RESIDENTIAL.

SO WE DID THAT, AND THAT'S WHY WE HAD TO POSTPONE IT A COUPLE TIMES AND APPRECIATE YOUR PATIENCE WITH US ON THAT.

SO WE ARE HERE TONIGHT REQUESTING APPROVAL WITH THE ABILITY TO DO THOSE TOWNHOMES WHERE WE HAD 300 UNITS AND THE ABILITY TO DO THE DETACHED SINGLE FAMILY AS WELL. BUT A COUPLE THINGS I WOULD LIKE TO POINT OUT ON THE INTERNAL PARKING ON THE TOWNHOMES.

WE ACTUALLY HAVE 11 SPACES SHOWN ON THAT PLAN THAT WAS ON THE SCREEN.

WE HAD SIX SPACES ALONG THE THE STREET. WE'RE ABLE TO PUT IN THREE MORE PARKING SPACES.

WE CAN ADD ADDITIONAL PARKING SPACES THERE. I KNOW THAT WAS A CONCERN RAISED.

AND AGAIN, AS FAR AS THE 600FT, I BELIEVE THAT'S A STANDARD MIC IN THE CITY.

SO AT THIS POINT, YOU KNOW, WE FEEL GOOD ABOUT THE DEVELOPMENT.

WE FEEL GOOD ABOUT WHERE IT'S HEADED. APPRECIATE YOUR YOUR PATIENCE AND YOUR, CONSIDERATION.

WITH ME TONIGHT, MICHAEL PLATT AND STEVE LEVIN.

STEVE IS THE CEO OF CENTENNIAL. I'M GOING TO TURN THE PODIUM OVER TO MIKE.

MICHAEL PLATT TO MAKE A PRESENTATION AS TO WHAT WE SEE, WHAT OUR VISION IS.

THANK YOU. THANK YOU BILL. GOOD EVENING EVERYONE.

THANK YOU FOR TAKING SOME TIME TO HEAR OUR ZONING CASE THIS EVENING.

WE ARE VERY EXCITED ABOUT THIS PROPERTY. WE'VE OWNED IT NOW FOR ALMOST A COUPLE OF YEARS.

WE HAVE BEEN HARD AT WORK ON IT EVERY MOMENT IN THAT WINDOW OF TIME.

YES. WE'VE ACTUALLY WE'RE VERY EXCITED AT OUR SUCCESS AT ACHIEVING A ZONING CHANGE ALMOST A YEAR AGO TO THIS DAY.

OF COURSE. COMMISSIONER BROUNOFF, TO YOUR QUESTION VERY SHORTLY ON THE HEELS OF THAT SUCCESSFUL ZONING CHANGE, WE RECEIVED A CALL FROM MACY'S TO SAY THEY WERE, IN FACT, GOING TO CLOSE THEIR STORE. AND WE HAD, IF YOU CAN PICTURE THAT PRIOR SCHEME, WE WERE SAVING THE OR PRESERVING THE SOUTHERN PORTION OF THE SHOPPING CENTER BETWEEN MACY'S AND NEIMAN MARCUS.

AND ULTIMATELY, ONCE WE LEARN NEWS OF MACY'S CLOSING THEIR STORE REALLY CAUSED US TO PAUSE.

CANDIDLY, I WOULD HAVE LIKED TO HAVE THAT INFORMATION SIX MONTHS PRIOR.

WE WOULD HAVE CHANGED OUR PLAN AND BEEN ABLE TO DO THIS ONE TIME. BUT BY THE SAME TOKEN, BETTER TO HAVE IT THAN SIX MONTHS LATER WHEN WE WERE ACTUALLY WELL UNDERWAY WITH IMPLEMENTING THAT PLAN. SO IT DID GIVE US REASON TO SORT OF PAUSE AND KIND OF RETHINK OUR STRATEGY.

AND I THINK YOU'LL SEE AN UPDATED PLAN HERE THAT I HOPE MAKES A LOT OF SENSE IN SENSE IN THAT CONTEXT.

[00:30:04]

AND I THINK WHAT WE SAID LAST TIME HERE AND IS STILL TRUE TODAY, WE ARE VERY MARKET DRIVEN.

WE ARE REALLY TRYING TO NOT FORCE SOMETHING THROUGH HERE THAT STEVEN WANTS OR THAT I WANT BUT WHAT IS RIGHT FOR THIS COMMUNITY, WHAT IS RIGHT FOR THIS MARKET, WHAT IS RIGHT FOR THIS TIME AND THIS PLACE? AND SO, YOU KNOW, FOR US, WHILE I LOVE PRETTY PICTURES LIKE THE ONE YOU SEE ON THE SCREEN TODAY, THEY'RE REALLY WORTH JUST ABOUT THE PAPER THEY'RE PRINTED ON.

WE WANT TO SEE SOMETHING REALLY HAPPEN HERE AT THIS ASSET.

THE ASSET DESERVES IT. THE COMMUNITY DESERVES IT, AND WE NEED TO BE ABLE TO PUT SOMETHING ON THAT PAGE AND COME THROUGH THIS COMMISSION AND ULTIMATELY THROUGH CITY COUNCIL THAT WE BELIEVE IN AND THAT WE CAN EXECUTE UPON. AND I THINK THAT'S WHAT WE'RE HERE TRYING TO DO TONIGHT. SO IF I COULD JUST FOR A MINUTE, YOU CAN SEE I GO THROUGH THIS VERY QUICKLY. AND I APOLOGIZE FOR THOSE OF YOU WHO HAVE HEARD A LITTLE BIT OF THIS SPIEL THE LAST TIME AROUND.

I KNOW THERE ARE A COUPLE OF NEW MEMBERS, SO I'LL GO QUICKLY.

BUT WE'VE GOT A REALLY BEST IN CLASS TEAM, REALLY A GREAT PLATFORM THAT WE'RE VERY PROUD OF WITHIN CENTENNIAL.

JUST LOST MY SCREEN. BUT OKAY. THIS IS REALLY WHILE IT'S PROBABLY THE LEAST DYNAMIC SLIDE, IT ACTUALLY HAS A LOT OF MEAT TO IT. SO IF YOU WOULD INDULGE ME FOR JUST 90S, I'LL WALK THROUGH THIS SLIDE.

IT REALLY SPEAKS TO YESTERDAY'S SUBURBAN MALL, WHICH, CANDIDLY, IS WHAT THE SHOPS AT WILLOW BEND IS, AND REALLY WHAT WE THINK OF AS A DYNAMIC, MIXED USE DESTINATION IN THE FUTURE.

AND REALLY, WHAT'S CAUSED THAT TO REALLY CHANGE.

AS YOU CAN SEE THERE ON THE UPPER LEFT PROJECT ANCHORS, THAT'S A BIG PART OF THE REASON WHY WE'RE HERE TONIGHT, RIGHT? WE HAD THREE ORIGINALLY THE SITE HAD FIVE, IF YOU RECALL, A DAY BACK TO WHEN SAKS FIFTH AVENUE AND LORD AND TAYLOR WERE ON SITE AS WELL.

THOSE TWO ANCHORS HAVE LONG SINCE CLOSED. AND WITH THE PENDING CLOSURE OF MACY'S HERE IN JUST A LITTLE A SHORT LITTLE WHILE YOU KNOW, WE REALLY NEED TO KIND OF RE, YOU KNOW, REIMAGINE WHAT THIS ASSET NEEDS TO BE.

AND IT'S NOT AS ANCHOR CENTRIC AND ANCHOR RELIANT.

THE ONLY THING ON THIS SLIDE THAT DOESN'T CHANGE IS THE SIZE OF THE PARCEL. RIGHT. WE'RE NOT NEEDING TO ANNEX MORE REAL ESTATE OR GIVING ANY BACK.

WE JUST NEED TO REDEPLOY THAT REAL ESTATE IN A WAY THAT IS MORE RELEVANT AND MORE APPROPRIATE FOR TODAY'S CONSUMER, TODAY'S RETAILER, AND HONESTLY, FOR THE PLANO COMMUNITY AT LARGE.

AGAIN, I WON'T READ THROUGH ALL THIS, BUT CONSUMER SHOPPING SPENDING PREFERENCES CHANGE VERY MUCH.

OBVIOUSLY, MALLS OF YESTERYEAR WERE BUILT TO TO REALLY HOUSE SOFT GOODS AND ACCESSORIES WITH A LITTLE BIT OF FOOD.

TODAY THAT THAT RATIO IS FLIPPED DRAMATICALLY AND IT'S MUCH MORE ABOUT FOOD AND BEVERAGE, EXPERIENTIAL ENTERTAINMENT, SOME RETAIL ACCESSORIES. BUT REALLY THE THE SPLIT HAS CHANGED DRAMATICALLY.

AND ALSO, THE MOST SUCCESSFUL SHOPPING CENTERS AROUND THE COUNTRY ARE WHAT WE CALL MIXED USE.

RIGHT? THEY REALLY LAYER IN USES THAT AREN'T JUST A PURE PLAY RETAIL LIKE WILLOW BEND HAS BEEN FOR ITS 20 PLUS YEARS OF EXISTENCE, AND REALLY LAYERING IN A RESIDENT WHO'S THERE TO REALLY BRING LIFE TO THE CENTER AND SORT OF THOSE NON SHOPPING HOURS AN OFFICE ENVIRONMENT THAT BRINGS A WORKER THERE THREE, FOUR, HOPEFULLY FIVE TIMES A WEEK.

REALLY, YOU KNOW, FEEDING THE GYMS THAT WE HAVE ON SITE, THE RESTAURANTS, THE RETAILERS, ETC.

AND THEN BRINGING IN OBVIOUSLY HOTELS AND OTHER USES THAT REALLY COMPLEMENT ONE ANOTHER. IT'S NOT ABOUT USES THAT COMPETE WITH ONE ANOTHER, BUT REALLY THINGS THAT ARE SYNERGISTIC AND COMPLEMENTARY.

I MENTIONED THE CHANGE IN THE SPLIT IN TERMS OF ACCESSORIES VERSUS DINING AND ENTERTAINMENT.

YOU CAN SEE ON THAT SLIDE UNDER MERCHANDIZING, IT HAS TRULY FLIPPED.

AND QUITE FRANKLY, WE'RE EVEN SEEING SOME THAT ARE EVEN HIGHER THAN THAT IN TERMS OF DINING AND ENTERTAINMENT.

AND LASTLY, YOU SEE A DRAMATIC CHANGE IN THE AMOUNT OF SQUARE FOOTAGE THAT'S A PRODUCT OF A NUMBER OF NUMBER OF THINGS.

CONSOLIDATIONS, RETAILERS REALIZING THAT THEY DON'T NEED 17 OUTLETS IN A MARKET, THEY CAN GET AWAY WITH 4 OR 6.

AND REALLY JUST A REFOCUSING OF THOSE EFFORTS IN TERMS OF THEIR REAL ESTATE.

SO THE NEED FOR, IN THIS CASE, 1 MILLION AND A HALF SQUARE FEET IS REALLY DIFFICULT.

AND FOR THOSE OF YOU, COMMISSIONER BROUNOFF, WHO WAS THERE EARLIER OVER THE WEEKEND, YOU CAN SEE THIS MALL IS OBVIOUSLY IS IS A CHALLENGE TO TENANT. WE HAVE NO SHORTAGE OF LEASING MEETINGS AROUND OUR COMPANY AND REALLY SPEAK TO, YOU KNOW, WHAT WE SEE AS THE RIGHT VISION, THE RIGHT TRACTION FOR THE LEASING.

AND REALLY, IF THERE'S ANY ONE CONSISTENT THEME, IT'S LESS RIGHT.

WE JUST NEED LESS SMALL SHOP REAL ESTATE. SO TAKING THAT REAL ESTATE AND REDEPLOYING IT IN A WAY THAT IS MORE RELEVANT TO TODAY'S CONSUMER, TO TODAY'S RETAILER, TO TODAY'S PLANO COMMUNITY, THAT'S REALLY THE TASK THAT WE HAVE AT HAND.

YOU KNOW, I WON'T GO THROUGH THIS. YOU KNOW, WE'VE GOT THE GREAT THING WE DO HAVE ABOUT WILLOW BEND IS IT IS A BEAUTIFUL ASSET, I THINK MR. LEVIN AND I WOULD BOTH AGREE IT'S ONE OF, IF NOT THE NICEST ASSET WE HAVE IN OUR PORTFOLIO TODAY.

JUST FROM A PURE AESTHETIC STANDPOINT. IT IS A BEAUTIFUL, PRETTY MALL.

[00:35:03]

EVEN THAT SAID, WE'VE GOT GREAT RETAILERS THERE.

WE'RE HAPPY TO HAVE NEIMAN MARCUS AND CRATE AND EQUINOX AND DILLARD'S AND SOME GREAT RESTAURATEURS AND NTPA, GREAT, GREAT RETAILERS AND GREAT TENANTS ON WHICH WE CAN BUILD A NEW FOUND OR BUILD A NEW PROJECT.

THEY FORM A GREAT FOUNDATION, BUT UNFORTUNATELY, AS THEY STAND TODAY, NOT ENOUGH IN THEIR OWN RIGHT.

SO HERE'S THE SHOPPING MALL TODAY, THE THREE DEPARTMENT STORES THAT ARE CURRENTLY TRADING, AS WE MENTIONED EARLIER MACY'S WILL SOON BE CLOSING THEIR DOORS.

I'M HAPPY TO REPORT THAT WE ARE NOW THE OWNERS OF THAT OF THAT PARCEL.

WE WERE ABLE TO ABLE TO ACQUIRE THAT. THAT IS PART AND PARCEL TO OUR REDEVELOPMENT EFFORTS.

WE HAVE SEEN AROUND THE COUNTRY IN THESE REDEVELOPMENTS, WHERE A THIRD PARTY ENTITY HAS COME IN AND ACQUIRED A BOX LIKE THAT, IT BECOMES VERY CHALLENGING TO DEAL WITH A NEW OWNER WHO, QUITE FRANKLY, YOU KNOW MY TERM NO ONE ELSE'S, BUT ENDS UP KIND OF BEING THERE FOR HOLD UP VALUE.

THEY TEND TO SORT OF EXTORT, YOU KNOW, WOULD BE DEVELOPER AND REALLY TRY TO MAKE DIFFICULT REDEVELOPMENT.

SO WE'RE HAPPY TO HAVE GOTTEN CONTROL OF THAT REAL ESTATE AND HAVE REALLY FOLDED IT INTO OUR VISION.

AND I THINK YOU'LL SEE IT'S BEEN A GREAT ADDITION.

SO THIS IS THE PLAN THAT WE ACTUALLY ENTITLED ABOUT ONE YEAR AGO.

AND AGAIN TO THE POINT I MADE EARLIER. YOU KNOW, WE WERE REALLY LOOKING AT RIGHTSIZING THE REAL ESTATE.

IF YOU CAN PICTURE THAT SLIDE I MENTIONED ABOUT REALLY DROPPING FROM 1,000,000.5FT² TO BETWEEN 6 AND 800,000.

WE WERE TAKING THE NORTHERN HALF OF THE SHOPPING CENTER BETWEEN NEIMAN MARCUS AND DILLARD'S, AND REDEPLOYING THAT REAL ESTATE AND MAINTAINING THE SOUTHERN PORTION OF IT.

FORTUNATELY OR UNFORTUNATELY, WE DIDN'T START WITH THAT BEFORE WE GOT THE PHONE CALL FROM MACY'S AND AGAIN, HAD TO SORT OF PIVOT.

AND ULTIMATELY, WHAT YOU SEE NOW IS A NEW PLAN THAT REALLY STARTS TO SAY, OKAY, LET'S TAKE THAT INFORMATION AND UNDERSTAND WHAT THE MARKET HAS TO OFFER.

WHERE IS THE MARKET TODAY? YOU KNOW, 12 MONTHS LATER AND WHERE DO WE SEE IT HEADED? AND THIS IS THE PLAN THAT I THINK WE'VE REALLY COME UP WITH THAT SPEAKS, I THINK, TO WHAT WE BELIEVE IS HIGHEST AND BEST USE FOR THIS REAL ESTATE.

SO MAINTAINING A SMALLER FOOTPRINT OF THE ENCLOSED SHOPPING CENTER, REALLY GIVING OUR EXISTING RESTAURANT DISTRICT THE CHANCE TO BE SUCCESSFUL IN THE NEAR TERM. SO WE REALLY KIND OF CREATED A LITTLE BIT OF A BUFFER THERE.

SO THERE WAS LESS DISRUPTION IN THAT AREA WHILE WE'RE GOING THROUGH AND REDEVELOPING THE KIND OF MORE SOUTHERN OR WESTERN PORTIONS OF THE SITE.

AND THEN REALLY STITCHING THIS ASSET INTO ITS COMMUNITY.

TODAY, A REGIONAL SHOPPING CENTER. AND THIS ONE NO DIFFERENT, IS REALLY A SORT OF AN INSULAR CONSTRUCT, RIGHT? IT'S AN ENCLOSED SHOPPING CENTER. IT'S SURROUNDED BY A SEA OF PARKING.

THERE'S A RING ROAD THAT EFFECTIVELY FUNCTIONS AS A MOAT AROUND THE PARCEL, AND IT REALLY DOESN'T REALLY ENGAGE AND ENCOURAGE EXPLORATION AND DISCOVERY.

I THINK WHAT YOU'RE SEEING ON THE PAGE TODAY IS SOMETHING THAT IS STITCHED INTO ITS COMMUNITY.

IT DOES CREATE GREAT PEOPLE SPACES, GREAT WALKABILITY, GREAT SYNERGY.

IT RIGHT SIZES THAT RETAIL COMPONENT TAKES THAT PRIOR RETAIL SPACE AND REDEPLOYS IT IN A WAY THAT IS MORE RELEVANT.

WE ARE ADDING SOME HIGH STREET OUTDOOR RETAIL WE DON'T HAVE TODAY.

THE AFOREMENTIONED RESIDENTIAL COMPONENTS IN VARIOUS CAPACITIES, WHETHER THEY BE MID-RISE, RESIDENTIAL, SINGLE FAMILY ATTACHED OR SINGLE FAMILY DETACHED IN VARIOUS, YOU KNOW, VARIOUS CONFIGURATIONS.

AND THEN REALLY SUPPORTING A GREAT VIBRANT WORKSPACE AND OFFICE SPACE AND OPPORTUNITY FOR THE OPPORTUNITY FOR HOSPITALITY AND LAYERING IT AND CONNECTING ALL THAT TOGETHER WITH GREAT PEOPLE SPACES.

PLACEMAKING IS AT THE HEART OF HEART OF EVERYTHING CENTENNIAL DOES. WE BELIEVE IT IS A DIFFERENCE MAKER.

WE REALLY WANT TO CREATE VIBRANT PLACES WHERE PEOPLE CAN EXPLORE AND FEEL AT HOME AND CREATE MEMORIES AND WANT TO COME BACK TIME AND TIME AGAIN.

AND I THINK THAT'S WHAT I HOPE YOU SEE ON THE PAGE HERE TODAY.

HERE'S A LITTLE RENDERING THAT I THINK MAYBE SHOWS THE DREAM A LITTLE BIT MORE CLEARLY, THAT MULTIFAMILY PHASE ON THE LEFT IS WHERE THERE'S A MACY'S BOX THAT SITS TODAY. I CAN'T REMEMBER THE COMMISSIONER ASKED A QUESTION ABOUT CRATE AND BARREL.

YOU CAN SEE CRATE AND BARREL THERE, FRONT AND CENTER, ALONG WITH A GREAT RETAILER AND EQUINOX, AND THE ABILITY TO ADD KIND OF ONE MORE KIND OF LIKE MINDED SPACE AS WE ALIGN OUR ROADS WITH THE EXISTING ROAD NETWORK AND BRING IN THAT NEW CENTRAL GREEN SPACE THAT BECOMES REALLY THE HEART OF THE 50 YARD LINE OF THIS, PROPERTY.

THIS IS A NEW GREEN SPACE YOU SEE CLEARLY THERE NEIMAN MARCUS, A REALLY KEY ANCHOR FOR US.

THE NEW FRONT DOOR ON THE SHOPPING CENTER, THE REDUCED FOOTPRINT SHOPPING CENTER, A GREAT OPPORTUNITY FOR THE KIND OF HIGH STREET RETAIL AND THOSE KIND OF OUTDOOR CAFES AND PEOPLE SPACES, PLACES FOR PEOPLE TO CONGREGATE, TO SHOP, TO EXERCISE, TO JUST RELAX AND HOPEFULLY ENJOY THEMSELVES HERE IN WHAT WE THINK IS A REALLY GREAT PROPERTY. AND THEN LASTLY, I THINK THE LAST IMAGE I HAVE IN HERE AND THEN I'LL KIND OF STOP.

[00:40:06]

WE ENVISION GREAT NEW BRANDING, GREAT STREETSCAPES.

YOU SEE GREAT SIDEWALKS AND WALKABILITY. ON THE LEFT THERE IS A COMMUNITY DOG PARK, A DOG PARK NOT INTENDED JUST FOR USERS OF, YOU KNOW, ON THIS SITE, BUT REALLY FOR THE COMMUNITY AT LARGE.

SO A GREAT PLACE TO KIND OF MEET AND GREET AND, AND REALLY KIND OF COME AND ENJOY AND EXPERIENCE WHAT THE NEW WILLOW BEND HAS TO OFFER.

SO QUICK WALK THROUGH. I THINK THAT IS MY LAST SLIDE.

OH, NO. I'M SORRY, BUT I HAVE ONE MORE. JUST A LITTLE BIT OF BRANDING.

OH ONE RENDERING. THIS IS THE EXISTING RESTAURANT DISTRICT.

THIS IS SOMETHING WE HAVE OUR LEASING TEAM FOCUSED ON EVERY DAY.

CANDIDLY, WE'RE ACTUALLY REVIEWING DEALS. JUST LAST WEEK, YOU KNOW, WE'VE HAD A GREAT INFRASTRUCTURE HERE FOR QUITE SOME TIME.

IT'S NOT BEEN GIVEN THE ATTENTION AND THE SUCCESS THAT IT DESERVES. SO THIS HAS REALLY BECOME A RENEWED EFFORT.

AND WITH THIS NEW PLAN, WE FEEL LIKE WE'VE ARMED OUR LEASING TEAM WITH THE ABILITY TO BRING IN SOME VIBRANCY HERE AND REALLY HELP SUPPORT THOSE RESTAURATEURS WHO ARE ON SITE AND REALLY THRIVE IN THE CRITICAL MASS AND THE ENVIRONMENT THAT I THINK YOU SEE ON THE PAGE THERE.

THE LAST SLIDE IS JUST A LOOK AT SOME BRANDING.

AGAIN, THIS IS JUST HERE MORE TO REALLY TALK ABOUT OR JUST SORT OF ILLUSTRATE THE THE DEPTHS TO WHICH WE REALLY LOOK AT AS WE TALK ABOUT REDEVELOPMENTS AND REALLY TALKING ABOUT BRANDING HERE. YOU KNOW, WILLOW BEND IS A BRAND THAT IS NOT JUST THIS SHOPS, BUT IT'S, YOU KNOW, KIND OF THE ENTIRE KIND OF SUB AREA. AND WE FEEL LIKE WE WANT TO KIND OF PIVOT FROM THAT A LITTLE BIT.

BUT BUT RESPECT THE HISTORY. SO YOU SEE WE'VE KIND OF COME UP WITH THIS, THIS NEW LOGO, THIS NEW MARK CALLED THE BEND.

WE'RE PLAYING WITH A VERY FASHION FORWARD COLOR PALETTE AND LOOKING AT THINGS LIKE ADVERTISING, LEASING BROCHURES AND EVEN THERE ON THE BOTTOM RIGHT, YOU KNOW WHAT? WHAT KIND OF BARRICADE GRAPHICS CAN WE PUT ON DURING CONSTRUCTION? SO EVERYTHING NO. NO DETAIL IS TOO SMALL. EVERYTHING IS IMPORTANT.

THANK YOU VERY MUCH. THAT IS, I HOPE. YES. MY LAST SLIDE.

THANK YOU VERY MUCH. THAT WAS. TIMING WAS VERY GOOD. THANK YOU.

I'M HAPPY TO ANSWER ANY QUESTIONS. THANK YOU.

I'LL START THE FIRST OF ALL, STILL VERY IMPRESSED WITH THE PROJECT.

IT'S EQUALLY AS IMPRESSIVE AS THE FIRST TIME WE SAW IT.

SO EXCITED ABOUT THE OPPORTUNITY. EXCITED TO HAVE Y'ALL REDEVELOP THIS ASSET AND BRING IT BACK TO LIFE.

SO THANK YOU. BUT DO HAVE A COUPLE OF QUESTIONS FOR YOU THAT I'D LIKE TO KIND OF KIND OF WALK THROUGH JUST.

AND THEN I'LL TURN IT OVER TO THE REST OF THE COMMISSION. THE SINGLE FAMILY ATTACHED.

CONCERNED ABOUT PARKING? YES. SO IN LOOKING AT IT, I UNDERSTAND THAT 2.25 SPOTS PER UNIT IN THIS PARTICULAR CASE, THE TWO ARE ALL IN ENCLOSED GARAGES. BUT THE VISITOR PARKING AND OVERFLOW PARKING HAS BEEN A PROBLEM IN THESE NEIGHBORHOODS.

THAT HAS BEEN A CONCERN BY MULTIPLE COMMISSIONERS AND THE STAFF AS WELL.

SO I KNOW WE HAVE TEN SITES, TEN SPOTS ON SITE.

WE HAVE AN ADDITIONAL SIX ON THE ADJACENT STREET.

BUT TALK TO ME ABOUT THE PARKING GARAGE ADJACENT, WHICH I KNOW IS RIGHT ACROSS THE STREET.

THE RESTRICTIONS ON THAT. WOULD SOMEBODY HAVING A SUPER BOWL PARTY, COULD FRIENDS AND NEIGHBORS PARK THERE? WHAT IS THE OPPORTUNITY? WHAT IS THE ACCESS TO THAT GARAGE LOOK LIKE LONG TERM? YEAH. PERFECT. SO JUST A JUST A MINOR CLARIFICATION.

WE DO HAVE 11 ON SITE WITHIN THAT PARCEL AND SIX ACROSS THE STREET.

SO THERE ARE ACTUALLY 17 THAT PARKS AT A 2.34 TODAY.

SO WE WERE CAREFUL TO BE IN EXCESS OF THE 2.25 THAT WAS REQUIRED OR WAS RECOMMENDED.

BUT YES, THERE IS. YOU CAN SEE A NORTH OF 1000 SPACE PARKING GARAGE IMMEDIATELY ADJACENT TO THIS SITE.

YOU KNOW, THERE'S THE WAY THAT THESE SHOPPING CENTERS WORK.

WE ACTUALLY CAN'T EARMARK ANY PARKING FOR ANY SINGLE USE, WHETHER THAT BE A RESIDENTIAL USE, A RETAIL USE, YOU KNOW, JUST IT'S NOT THE WAY THINGS WORK NOW.

WHEN WE BUILD SOMETHING NEW, WE CAN DO THAT. SO THAT'S WHY YOU SEE PARKING DECKS IN TH E, IN THE MID-RISE RESIDENTIAL AND OBVIOUSLY GARAGES IN THE SINGLE FAMILY PRODUCT ARE OBVIOUSLY NOT UP FOR DEBATE. BUT ABSOLUTELY ANYONE WHO IF THERE'S A I MEAN THIS WOULD BE THE BEST PLACE TO HOST A SUPER BOWL PARTY IF YOU HAD 20 GUESTS COMING OVER.

I MEAN, THAT CAN BE TOUGH TO FIND IN A RESIDENTIAL PARKING STREET. BUT HERE WE DO HAVE 1000 SPACE PARKING GARAGE THAT WOULD BE OPEN TO THAT FOR THAT USER.

IT'S NOT SOMETHING THAT WE DEDICATE, BUT IT IS AVAILABLE PARKING ON SITE AND IS ALLOWABLE.

BUT FOR ANY USER HERE AGAIN, THE ONLY EXAMPLE I WOULD GIVE YOU IS, YOU KNOW, WE HAVE PLENTY OF RETAILERS WHO ASK FOR DEDICATED PARKING.

CAN I PUT UP SOME SIGNS AND SAY, YOU KNOW, EQUINOX PARKING ONLY OR NEIMAN'S PARKING ONLY? AND THE REA DOESN'T EVEN ALLOW US TO DO THAT.

THOSE PARKING STALLS, THE STALL RIGHT IN FRONT OF NEIMAN'S FRONT DOOR, IS AVAILABLE TO CRATE AND BARREL,

[00:45:05]

IT'S JUST THERE'S IT'S A CROSS EASEMENT AGREEMENT.

AND, YOU KNOW, ANY USER ON THIS SITE HAS THE ABILITY TO PARK IN ANY SITE, ANY, AVAILABLE PARKING SPACE.

OKAY. SO JUST TO MAKE SURE I'M CLEAR, SO THAT PARKING GARAGE IS PART OF A CROSS PARKING AGREEMENT THAT APPLIES TO THE ENTIRE PROPERTY.

IT DOES APPLY TO THE PROPERTY. THERE IS AN REA, A RECIPROCAL EASEMENT AGREEMENT THAT COVERS THIS.

89.1 ACRES. AND YOU KNOW, THAT'S WHAT WE ARE ARE BOUND TO FOR ANY USE WE BRING TO THE SITE.

IT CONTROLS PARKING. IT CONTROLS MAINTENANCE, SECURITY, UPKEEP, YOU KNOW, ALL LANDSCAPING.

THERE'S A WHOLE A WHOLE SWATH OF ISSUES THAT THAT COVERS.

AND THAT'S HOW WE, YOU KNOW, WE WILL MAINTAIN THE GREEN SPACES, FOR INSTANCE, YOU KNOW, THERE'S NO YOU KNOW, ALL THOSE ALL THOSE COMMON AREA USES AND SPACES ARE CLARIFIED IN TERMS OF, YOU KNOW, THEIR USABILITY AND WHO'S THERE TO MAINTAIN THEM WITHIN THAT DOCUMENT. OKAY. SO I'M GOING TO GIVE YOU A HYPOTHETICAL THAT'S REALLY NOT A HYPOTHETICAL BECAUSE I USED TO LIVE IN A NEIGHBORHOOD LIKE THIS. SOME OF THE RESIDENTS ARE GOING TO HAVE THREE CARS. THEY JUST ARE, OR THEY'RE GOING TO HAVE A HALF A GARAGE FULL OF STUFF AND TWO CARS AND NOT BE ABLE TO GET THEIR CARS IN THEIR GARAGE OR GET ALL THEIR CARS IN THEIR GARAGE, AND THEY NEED OVERFLOW PARKING. IS THERE A SCENARIO BY WHICH THEY COULDN'T USE ON A DAY IN AND DAY OUT BASIS THAT PARKING GARAGE FOR THAT OVERFLOW PARKING? YOU KNOW, WE HAVE WE ARE DOING THIS AROUND THE COUNTRY AND I KNOW WE ARE TRYING TO CONTROL WHERE PEOPLE PARK.

BUT I MEAN, I DON'T I KNOW WE'VE HAD SOME ISSUES IN CHICAGO WHERE WE'VE HAD TO SORT OF GET PEOPLE TO MOVE THEIR CARS PERIODICALLY, JUST LIKE YOU WOULD IF YOU PARKED YOUR CAR ON A STREET AND LEAVE IT THERE FOREVER. AND IT'S GOT A FLAT TIRE.

IT'S BEEN SITTING THERE FOR A COUPLE OF WEEKS, OR OUR SECURITY TEAM IS GOING TO KIND OF FLAG THAT AND, YOU KNOW, KIND OF ASK YOU TO MOVE ALONG OR DO SOMETHING ABOUT IT. BUT IN GENERAL, NO.

THE SPACES ARE AVAILABLE FOR PARKING OVERNIGHT PARKING IS ALLOWED, ESPECIALLY IF WE NOW HAVE RESIDENTS ON SITE OR HOTEL GUESTS ON SITE.

WE'RE FULLY EXPECTING, IN FACT, ENCOURAGE AND WANT OVERNIGHT PARKING.

SO IT'S NOT A MATTER OF, YOU KNOW, YOU'RE GOING TO HAVE TO MOVE YOUR CAR ALONG.

LIKE I SAID, IF YOU'RE THERE FOR SOME EXTENDED PERIOD OF TIME AND IT LOOKS LIKE THE CAR IS NOT BEING WELL CARED FOR, OR, YOU KNOW, YOU MAY GET A LITTLE NOTE ON THERE, BUT, YOU KNOW, THAT'S REALLY JUST TO MAKE IT A SAFE AND COMFORTABLE SPACE FOR ALL.

SURE. IF WE'VE GOT AN INOPERABLE CAR ON THE STREET THAT'S AN ISSUE, TOO. SO. OKAY.

ALL RIGHT. LET ME TURN IT OVER TO THE REST OF THE COMMISSION, SEE IF THEY HAVE QUESTIONS FOR YOU.

COMMISSIONER LINGENFELTER, THAT WAS. THANK YOU.

COMMISSIONER RATLIFF, THAT WAS ACTUALLY ONE OF MY BIG QUESTIONS WAS THE PARKING. AND YOU'VE ANSWERED THAT WELL AND RELIEVED SOME OF MY CONCERNS.

ANOTHER THING I HAD WAS SO IS THIS SELF-MANAGED? IS THIS YOU GUYS, YOU KEEP TALKING ABOUT LEASING TEAM AND STUFF? ARE YOU SELF MANAGING THIS AND WHAT ARE YOUR PLANS AS FAR AS DO YOU HAVE LIKE A EVENT CENTER TYPE THINGS.

HOW DO YOU DRAW. HOW ARE YOU DRAWING IN THE COMMUNITY INTO THIS? I KNOW THAT YOU'RE POPULATING IT, BUT YOU'RE GOING TO NEED TO REALLY BRING IN THE COMMUNITY.

WHAT ARE SOME OF THE PLANS AND THOUGHTS THAT YOU HAVE? IT LOOKS LIKE YOU HAVE AN EVENT CENTER KIND OF THING IN THAT AREA, BUT I WAS CURIOUS. WE DO.

YES. SO WE ARE VERY PROUD OF OUR PLATFORM. IT'S A VERY VERTICALLY INTEGRATED PLATFORM.

WE HAVE REALLY ALL DISCIPLINES IN-HOUSE. WE ACTUALLY DON'T THIRD PARTY ANYTHING.

SO WE HAVE OUR LEASING TEAM, OUR EVENTS TEAM, PROPERTY MANAGEMENT TEAMS, LEASING TEAMS. I'M ON THE DEVELOPMENT TEAM. SO THAT IS ALL UNDER OUR SHINGLE.

AND WE WILL ABSOLUTELY YOU KNOW, LEVERAGE THAT PLATFORM TO DRIVE EVENTS IN THAT GREEN SPACE.

IT'S A BIG SOURCE OF OF ACTIVITY FOR US AND WHAT WE DO FOR OUR RETAILERS.

SO EVEN TODAY, THE SHOPPING CENTER, YOU KNOW, THERE ARE EVENTS, I'M SURE YOU'VE BEEN TO, GYMNASTICS EVENTS OR BANDS AND, YOU KNOW, THEIR LOCAL COMMUNITY EVENTS THAT THEY HOST IN THE NEIMAN MARCUS COURT AND DOWN TO MACY'S AND DILLARD'S.

YOU KNOW, THE ACTUALLY THE CENTER TEAM IS CLAMORING FOR A GREAT OUTDOOR SPACE AND ACTUALLY A SPACE OF GREAT OF GREATER SCALE WHERE THEY CAN DO THINGS LIKE MOVIES IN THE PARK AND CONCERTS IN THE PARK AND FARMERS MARKETS AND FESTIVALS AND ALL THOSE THINGS WILL BE HANDLED BY OUR INTERNAL AND OUR MALL PROPERTY TEAMS, BOTH AT THE CORPORATE AND AT THE PROPERTY LEVEL.

AND AGAIN, A GREAT SOURCE OF OF PRIDE FOR US AND REALLY PUTTING ON GREAT, GREAT EVENTS.

GREAT, GREAT. YEAH. BECAUSE COMPANY I WORK FOR, WE HAVE WE HAVE A MALL IN FORT WORTH CALLED LA GRAN PLAZA.

AND YOU MIGHT BE FAMILIAR WITH SOME OF THAT REALLY SUCCESSFUL MALL, ONE OF THE MOST SUCCESSFUL IN THE COUNTRY RIGHT NOW BECAUSE.

AND BUT THEY CATER TO THE DEMOGRAPHICS AND THEY DO EVENTS EVERY, EVERY WEEKEND.

AND, YOU KNOW, CONCERTS AND MEET THE PUBLIC, WHOEVER, YOU KNOW, A CELEBRITY OR WHATEVER.

SURE. AND I WAS JUST CURIOUS IF YOU WERE GOING TO KIND OF TAKE THAT APPROACH AND BRING THE PLANO COMMUNITY IN AND TRY TO PULL THEM INTO THIS SPACE THAT HAS

[00:50:01]

AND YOU CAN SEE WE EVEN SHOWED A KIND OF A READER BOARD THERE ON NEIMAN MARCUS THAT WILL OFFER OPPORTUNITIES FOR MOVIES IN THE PARK, AND THERE WILL BE NO SHORTAGE OF EVENTS IN THIS SPACE.

I THINK WE CAN'T BUILD THIS FAST ENOUGH FOR OUR PROPERTY AND OUR EVENTS TEAMS. THAT'S GOOD TO HEAR. COMMISSIONER BROUNOFF. THANK YOU, MR. CHAIRMAN. HANG ON, DID I? THERE YOU GO. OKAY.

I'M SORRY. BUTTONS GEE, IT USED TO BE SO SIMPLE.

[LAUGHTER] WHEN THIS CASE CAME TO US A YEAR AGO.

AT THAT TIME, THERE WAS A REQUEST BY A LOCAL CHILDREN'S THEATER GROUP NOT TO BE MOVED OUT OF THE MALL OR NOT TO HAVE THEIR SPACE DEMOLISHED AROUND THEM.

AND YOU WORKED OUT AN AGREEMENT WITH THEM, WHICH WE WERE HAPPY TO SEE. IS THAT AGREEMENT STILL IN PLACE WITH THIS NEW PROPOSAL? IT IS INDEED, IN FACT, THEIR SPACE IN THIS THAT LARGE SPACE NEAR DILLARD'S AND NEAR THE THE PARKING DECK KIND OF ON THE NORTH PART OF THE SITE IS THAT SPACE AND THAT SPACE IN THIS PLAN, I'M HAPPY TO REPORT, REMAINS INTACT.

SO WE ACTUALLY DON'T EVEN HAVE TO DISRUPT THEIR OPERATIONS AT ALL.

THEY ARE BUSINESS AS USUAL AND CAN ENJOY SEEING ALL THE ACTIVITY AROUND THEM AND HOPEFULLY THE INCREASED TRAFFIC AND VIBRANCY THAT COMES ALONG WITH IT.

BUT THEY ARE UNIMPEDED FROM, THEIR COURSE OF BUSINESS FOR AS LONG AS THEY'RE WILLING TO STAY AND BE A PART OF OUR FAMILY.

OKAY, GOOD. I MEAN, I RECOGNIZE THAT THIS PROPERTY, THE ORIGINAL MALL, IS IN NEED OF MAJOR REDEVELOPMENT, WHICH YOUR COMPANY IS PROVIDING, AND THAT'S A GOOD THING.

THE ONLY COMMENT I WOULD MAKE AND PLEASE TAKE THIS ONLY AS A COMMENT.

OKAY? THIS IS NOT SOMETHING THAT I WOULD THINK OF PUTTING IN A MOTION BECAUSE I'M ADVISED THAT WE CAN'T.

NOT YET. OKAY. SO I WON'T AND IT'S NOT SOMETHING I'M RAISING TO THE LEVEL OF A REQUIREMENT, BUT IT IS PERHAPS A SUGGESTION AND A PERSONAL HOPE.

OKAY. THAT WITH RESPECT TO THE SINGLE FAMILY ATTACHED PORTION OF THIS OF THIS PROJECT, IT WOULD BE IN THE INTEREST OF YOUR COMPANY AND THE INTEREST OF THE RESIDENTS WHO LIVE IN THOSE UNITS AND IN THE INTEREST OF THE PROPERTY AS A WHOLE, THAT YOU PUT YOUR DESIGNERS TO WORK MAKING THIS AS AS ESTHETICALLY AS ATTRACTIVE AS POSSIBLE.

AND I WILL LEAVE IT THERE AS A HOPE AND LEAVE IT TO YOU TO DO WHAT YOU THINK IS BEST.

BUT I HEAR YOU LOUD AND CLEAR. AND WE SHARE THE SAME HOPE.

OKAY. THANK YOU. THAT'S ALL. THANK YOU, COMMISSIONER BENDER.

THANK YOU. THANK YOU. CHAIRMAN. FIRST OF ALL, THANK YOU SO MUCH FOR ALL THE HARD WORK THAT YOU HAVE PUT IN, BECAUSE OUR COMMUNITY NEEDS THIS REDEVELOPMENT, AND WE'RE EXCITED ABOUT THIS REDEVELOPMENT.

AND YOU KNOW, WHEN YOU THINK ABOUT REDEVELOPMENT AND PLANO, FOR SOME THAT HAVE BEEN AROUND FOR A WHILE, THEY'RE LIKE REALLY REDEVELOPMENT. BUT THAT'S THE FUTURE.

AND WHEN I THINK ABOUT REDEVELOPMENT, ESPECIALLY WITH, YOU KNOW, THE BEND RIGHT THAT YOU'RE CALLING IT, IT'S I THINK ABOUT THOUGHTFUL REDEVELOPMENT. AND THOSE OF US HERE, YOU KNOW, LIVE IN PLANO AND WE LIVE HERE WE'VE LIVED HERE FOR A LONG TIME. SO HAVING LIVED IN THE VILLAS AT LEGACY WEST FOR SIX AND A HALF YEARS, I WAS THE FIRST TO SIGN A CONTRACT THERE.

SO I HAVE SOME EXPERIENCE LIVING IN A DENSE URBAN ENVIRONMENT LIKE THAT.

AND AS THE COMMISSIONER ALLUDED TO, THERE IS WHAT'S ON PAPER.

AND THEN THERE'S REALITY. AND REALITY IS BEING ABLE TO GET A FIRE TRUCK DOWN THE STREET, AN EMS UNIT DOWN THE STREET CLOSE.

WHAT YOU FIND IS THE REGULATIONS HAVE CHANGED WHERE THERE'S GOING TO BE A FIRE LINE THAT'S STRIPED, WHICH IS WHICH IS GREAT FOR ENFORCEMENT. BUT WHAT YOU FIND IS RESIDENTS PARK IN THE BACK OF THEIR GARAGE PARALLEL TO THE HOUSE.

THINGS LIKE THAT. SO AS YOU TALKED, IT'S GOING TO REQUIRE QUITE A BIT OF POLICING.

BECAUSE WHEN THOSE THINGS OCCUR, WHEN YOU THINK ABOUT CONSTRUCTION THAT'S OCCURRING AND SUBCONTRACTORS PARKING LARGE TRUCKS AND MAKING LARGE DELIVERIES, IT'S IMPOSSIBLE TO GET AROUND A DEVELOPMENT LIKE THAT.

AND SO I WOULD SUGGEST, AS COMMISSIONER BROUNOFF HAS SAID, THAT IT IS VERY DIFFICULT WHEN YOU LIVE IN AN ENVIRONMENT LIKE THAT WHERE THERE COULD BE NEED FOR AND THERE HAS BEEN. RIGHT.

EMS FIRE TRUCKS, THINGS LIKE THAT TO GET THROUGH.

[00:55:02]

NOT JUST TWO THAT FIT IN THE GARAGE OR 2.25. RIGHT.

SO IT DOESN'T WORK EXACTLY LIKE THAT. SO I THINK IF THERE'S SOMETHING THAT YOU CAN DO TO ALLOW.

I UNDERSTAND THE ECONOMICS, BUT WE UNDERSTAND THAT.

BUT I WOULD TELL YOU THAT IN OTHER DEVELOPMENTS I'VE SEEN PEOPLE HAVE LEFT BECAUSE OF THOSE ENVIRONMENTS.

SO WHEN YOU THINK ABOUT THE BRANDING AND YOU THINK ABOUT THE VALUE, THAT'S SOMETHING FROM A DEVELOPMENT STANDPOINT YOU SHOULD THINK ABOUT.

SO WITH THAT, I APPRECIATE YOUR, HARD WORK, BUT I WOULD ASK YOU TO LOOK AT ANYTHING THAT YOU CAN DO TO ADD MORE PARKING AND CERTAINLY POLICE THAT AS IT'S BEING DEVELOPED, IT'LL MAKE EVERYBODY'S LIFE NICER.

GREAT. THANK YOU FOR YOUR COMMENTS. THANK YOU. COMMISSIONERS.

OTHER QUESTIONS FOR THE APPLICANT. NOBODY. ALL RIGHT.

DO WE HAVE ANY OTHER SPEAKERS ON THIS ITEM? THANK YOU VERY MUCH FOR YOUR TIME. THANK YOU. APPRECIATE IT .

STAY CLOSE. WE MAY HAVE MORE FOR YOU. SOUNDS GOOD. THANK YOU. THERE WERE THREE REGISTERED SPEAKERS.

ALL THREE ARE APPLICANTS. OKAY. WE ALSO HAVE THREE REGISTERED OPINIONS FOR BOTH ITEMS AND SUPPORT.

OKAY. ALL RIGHT. SO NOBODY ELSE FROM YOUR TEAM.

ALL RIGHT. WELL, THEN I'LL CLOSE THE PUBLIC HEARING, RESTRICT COMMENTS TO THE COMMISSION.

I'LL LEAD OFF BY SAYING THAT I AM PROBABLY ONE OF THE BIGGEST DOUBTERS ABOUT PARKING, BECAUSE I, LIKE COMMISSIONER BENDER, LIVED IN A COMMUNITY THAT WAS VERY DENSE LIKE THIS.

AND WE HAD A LOT OF PARKING CHALLENGES AND EMERGENCY ACCESS CHALLENGES.

WE'VE ADDRESSED THE EMERGENCY ACCESS CHALLENGES WITH STRIPED FIRE LANES, WHICH IS A HUGE IMPROVEMENT. AND I KNOW THEY HAVE MET THE REQUIREMENTS OF THE 2.25 ON SITE. AND WHILE I NORMALLY WOULDN'T BE COMFORTABLE WITH THAT, I'LL BE HONEST WITH YOU, THE FACT THAT THERE IS A PARKING GARAGE ADJACENT THAT IS IN AN REA GIVES ME SOME COMFORT TO THAT.

AND SO THE THE CHALLENGE THERE IS THAT THAT'S NOT PART OF THE ZONING ORDINANCE, BUT IT IS PART OF THE SITE PLAN. SO IF IN THE FUTURE THE PLANS EVER CHANGE TO ELIMINATE THAT PARKING DECK AND BUILD ANOTHER BUILDING OF SOME SORT, WE WOULD STILL HAVE. CORRECT ME IF I'M WRONG, MR. BELL. WE WOULD STILL HAVE AN OPPORTUNITY TO REVIEW HOW IF IF THAT GARAGE WENT AWAY, WHAT WAS GOING TO GO IN ITS PLACE AND HAVE A CHANCE TO READDRESS THIS PARKING ISSUE IF THAT WERE TO HAPPEN AT SOME POINT IN THE FUTURE, IS THAT CORRECT? THAT'S CORRECT. IT WOULD REQUIRE A SITE PLAN TO DEMOLISH THAT STRUCTURE AND REPLACE IT WITH OTHER PARKING, AND YOU'D GET A CHANCE TO EVALUATE THE PARKING AT THAT TIME. OKAY. AND THE FACT THAT IT IS OPEN AND AVAILABLE, AND FRANKLY, IT ACTUALLY HELPS MY COMFORT LEVEL, KNOWING THAT SOMEBODY WILL BE POLICING IT. SO THERE AREN'T A BUNCH OF CARS PARKED THERE LONG TERM, OR SOMEBODY LEAVES A BOAT THERE FOR SIX MONTHS OR SOMETHING. THAT ACTUALLY GIVES ME MORE COMFORT, NOT LESS. SO THANK YOU FOR ADDRESSING MY CONCERNS, BECAUSE THAT THAT IS A MAJOR ISSUE FOR THOSE VERY DENSE RESIDENTIAL AREAS. WITH THAT SAID, A PLUS FIRST CLASS. EXCITED ABOUT THE PROJECT OVERALL.

I THOUGHT I LIKED THE FIRST ONE. I THINK I LIKED THIS ONE BETTER ACTUALLY.

SO I THINK THE EXTRA TIME HAS ACTUALLY PRODUCED A BETTER PRODUCT.

SO I DO WANT TO COMPLIMENT YOU ON THAT. AND WITH THAT SAID, I'M GOING TO OPEN IT UP TO OTHER COMMISSIONERS, COMMISSIONER LINGENFELTER. I'D JUST LIKE TO BASICALLY JUST AGREE WITH EVERYTHING YOU SAID THERE.

IT LOOKS GREAT. IT'S IN LINE WITH WHAT CITY COUNCIL 'S VISION IS WITH THE BIG TEN BEING ONE OF THE ITEMS IN THE BIG TEN.

AND I THINK I'M GOING TO GO AHEAD AND MAKE A MOTION TO APPROVE THIS, AS RECOMMENDED BY STAFF.

4A CORRECT. FOR 4A YES. OKAY. OKAY. OR CAN I.

DO I DO IT? WHY DON'T YOU HANG ON JUST A SECOND? I THINK WE MAY HAVE SOME OTHER COMMISSIONERS THAT WANT TO MAKE A COMMENT.

I'LL COME BACK TO YOU TO ALLOW YOU TO MAKE THE MOTION. COMMISSIONER ALALI.

WELL I AGREE, LIKE THE PROJECT LOOKS VERY BEAUTIFUL.

THE RENDERINGS AND THE VISION FOR THE SPACE AND I THINK IT WAS NEEDED FOR THIS MALL SPECIFICALLY.

BUT I STILL, YOU KNOW, LIKE HAVE A RESERVATION ON THE RESIDENTIAL ON THAT CORNER.

I THINK IT'S LIKE THE MEWS IDEAS AND YOU KNOW LIKE THE NARROW STREETS AND THE DENSITY THERE.

I LIKE I DON'T THINK IT'S VERY APPROPRIATE FOR THIS KIND OF SITE, SO I JUST WANTED TO PUT MY OPINION OUT THERE. THANK YOU. COMMISSIONERS. OTHER COMMENTS.

[01:00:06]

YOU KNOW, THE DEVELOPMENTS LIKE THIS TODAY ARE REALLY WHERE THINGS ARE GOING.

AND I THINK IT'S THE, YOU KNOW, WE LIKE TO REFER TO IT AS LIVE, WORK AND PLAY CLOSE.

AND SO I THINK THAT'S VERY IMPORTANT. AND I CAN TELL YOU, DESPITE THE PARKING ISSUES, LIVING IN A DENSE URBAN ENVIRONMENT LIKE THAT WHERE YOU CAN WALK TO A STARBUCKS OR WALK TO A RESTAURANT, THINGS LIKE THAT ARE PRETTY CONVENIENT.

YOU KNOW, THIS DEVELOPMENT EVEN THOUGH IT'S BEING CONVERTED YOU KNOW, THE SCHOOLS ARE VERY CLOSE.

THE FEEDER PATTERN IS VERY GOOD. SO VERY, VERY STRONG.

SO YOU KNOW, IT'S AN INCREDIBLE DEVELOPMENT. IT'S A LOT OF WORK.

IT TAKES YEARS TO GET THIS DONE. SO I CAN APPRECIATE ALL THE WORK AND EFFORT.

AND YOU KNOW, AS YOU KNOW, WE HAVE SEEN THESE BEFORE WITH THIS SITE.

SO OVER A PERIOD OF TIME. SO YOU KNOW, I AS A RESIDENT, I WOULD LOVE TO SEE THIS HAPPEN AND MOVE ALONG.

SO THANK YOU VERY MUCH FOR YOUR HARD WORK. AND I THINK THE MIXTURE OF HOUSING TYPES IS REALLY IMPORTANT.

AND UNFORTUNATELY, IT'S EXPENSIVE LAND. RIGHT? SO THAT'S JUST THE WAY IT IS. BUT THANK THANK YOU.

ALL RIGHT. COMMISSIONER LINGENFELTER, BACK TO YOU.

ALL RIGHT. I MAKE THAT SAME MOTION THAT WE RECOMMEND APPROVAL FOR 4A AS RECOMMENDED BY STAFF.

UNLESS I CAN DO BOTH, WE'RE NOT DOING THEM TOGETHER.

WE NEED TO DO THEM ONE AT A TIME. THAT'S WHAT I THOUGHT. YEAH. COMMISSIONER BENDER. I WOULD SECOND THE MOTION.

ALL RIGHT. ANY OTHER DISCUSSION? COMMISSION. ALL RIGHT.

PLEASE VOTE. THAT MOTION PASSES 4 TO 1. ALRIGHT.

ITEM 4 B. COMMISSION. WHAT'S YOUR PLEASURE? COMMISSIONER BROUNOFF. THANK YOU, MR. CHAIRMAN.

I MOVE THAT WE APPROVE ITEM 4 B AS RECOMMENDED BY STAFF, SUBJECT TO THE CITY COUNCIL APPROVING ITEM 4 A.

COMMISSIONER LINGENFELTER. I'LL SECOND. COMMISSIONER BENDER, DID YOU HAVE A COMMENT? I WILL SECOND. YUP. ANOTHER SECOND. OKAY. ALL RIGHT.

WE HAVE A MOTION AND A SECOND. ANY OTHER DISCUSSION? ANYBODY? OKAY. PLEASE VOTE. MOTION PASSES, 4 TO 1. THANK YOU.

GENTLEMEN, WE APPRECIATE ALL YOUR WORK ON THIS.

WE'RE LOOKING FORWARD TO THE GRAND OPENING. WE ARE TOO.

THANK YOU. THANK YOU. OH. IT'S OKAY. GOOD. THANK YOU.

THANK YOU. ALL RIGHT. ITEM 5 A. WOULD YOU LIKE ME TO READ 5A AND 5B TOGETHER, PLEASE.

[ Items 5A. & 5B.]

COMMERCIAL EMPLOYMENT ON 10.9 ACRES LOCATED AT THE NORTHEAST CORNER OF SPRING CREEK PARKWAY AND COMMUNICATIONS PARKWAY.

ZONED COMMERCIAL EMPLOYMENT AND WITHIN THE DALLAS NORTH TOLLWAY OVERLAY DISTRICT.

PETITIONERS ARE BC FAMILY PARTNERS, LP AND BACCUS FAMILY PARTNERSHIP LP.

THIS ITEM IS FOR LEGISLATIVE CONSIDERATION. AGENDA ITEM NUMBER B5B IS A CONCEPT PLAN FOR ARABELLA ADDITION.

BLOCK A, LOTS 1-16 AND 1X THROUGH 3X, BLOCKS B, BLOCKS 1 THROUGH 11 AND 1X AND BLOCKS C LOTS 1 THROUGH 6 AND 1X. THIS IS FOR 33 SINGLE FAMILY RESIDENTS, DETACHED LOTS AND FIVE COMMON AREA LOTS ON 8.6 ACRES LOCATED AT THE NORTHEAST CORNER OF SPRING CREEK PARKWAY AND COMMUNICATIONS PARKWAY.

ZONED COMMERCIAL EMPLOYMENT AND LOCATED WITHIN THE DALLAS NORTH TOLLWAY OVERLAY DISTRICT.

APPLICANT'S BACCUS FAMILY PARTNERSHIP LP AND BC FAMILY PARTNERSHIP LP.

THIS ITEM IS FOR ADMINISTRATIVE CONSIDERATION PENDING AGENDA ITEM NUMBER 5A.

ALL RIGHT. THANK YOU. THANK YOU. THANK YOU. ALL RIGHT.

SO THE SUBJECT PROPERTY IS LOCATED AT THE NORTHEAST CORNER OF SPRING CREEK PARKWAY AND COMMUNICATIONS PARKWAY.

IT IS CURRENTLY UNDEVELOPED. HERE IS THE ASSOCIATED CONCEPT PLAN ITEM 5 B AND YOU'LL SEE THAT THERE ARE 33 SINGLE FAMILY

[01:05:05]

SINGLE FAMILY 6. SO THE PROPERTY IS LOCATED IN THE LEGACY BUSINESS AREA AND IS ADJACENT TO THE DALLAS NORTH TOLLWAY CORRIDOR.

THE LEGACY BUSINESS AREA INCLUDES ALL CE AND CENTRAL BUSINESS ONE ZONING SOUTH OF THE SAM RAYBURN TOLLWAY AND THE DALLAS NORTH TOLLWAY INTERSECTION. COMMERCIAL EMPLOYMENT ZONING IS SPECIFICALLY DESIGNED FOR THE LEGACY BUSINESS AREA AND FOCUSES ON CORPORATE HEADQUARTERS RESEARCH FACILITIES IN A CAMPUS LIKE SETTING. BOTH SIDES OF THE DNT CORRIDOR SOUTH OF SPRING CREEK PARKWAY ARE PRIMARILY ZONED REGIONAL EMPLOYMENT AND REGIONAL COMMERCIAL, WHICH DO NOT PERMIT SINGLE FAMILY USES. COMMUNICATIONS PARKWAY AND PARKWOOD BOULEVARD HAVE HISTORICALLY PROVIDED A CONSISTENT DIVIDING LINE BETWEEN THE COMMERCIAL CORRIDOR AND ADJACENT NEIGHBORHOODS. THE REQUEST IS INCONSISTENT WITH THE WELL ESTABLISHED ZONING PATTERNS IN ZONING DISTRICTS IN THIS AREA.

THE SUBJECT PROPERTY IS LOCATED WITHIN THE EMPLOYMENT CENTERS CATEGORY OF THE FUTURE LAND USE MAP.

THE EMPLOYMENT CENTERS CATEGORY PRIMARY USES INCLUDE CORPORATE OFFICES, MEDICAL CENTERS, EDUCATIONAL FACILITIES, TECHNOLOGY CENTERS, AND RESEARCH FACILITIES. RESIDENTIAL USES ARE NOT APPROPRIATE WITHIN THESE CENTERS.

IN ORDER TO ENSURE THE CITY'S ABILITY TO ATTRACT AND MAINTAIN EMPLOYMENT GENERATING USES.

THE PRIORITY IS TO MAINTAIN LAND FOR EMPLOYMENT GENERATING USES.

THE REQUEST IS ALSO NOT CONSISTENT WITH THE GOALS OF THE UNDEVELOPED LAND POLICY.

THE UNDEVELOPED LAND POLICY PRIORITIZES BUSINESS OFFERING BUSINESSES OFFERING SKILLED EMPLOYMENT.

NEW HOUSING IN THE AREA WILL ONLY BE CONSIDERED APPROPRIATE WHERE IT IS CONSISTENT WITH THE FUTURE LAND USE MAP AND OTHER RELATED COMPREHENSIVE PLAN PRIORITIES. THE PROPOSED REQUEST FOR SINGLE FAMILY DOES NOT RESERVE UNDEVELOPED LAND FOR HIGH QUALITY EMPLOYMENT, AND IS THEREFORE INCONSISTENT WITH THIS POLICY.

TO THE NORTH OF THE SUBJECT PROPERTY IS A FOUR STORY INDEPENDENT LIVING FACILITY THAT IS NEARING COMPLETION, AND TO THE EAST THERE IS AN APPROVED CONCEPT PLAN FOR TWO 22 STORY INDEPENDENT LIVING FACILITIES WITH A FOUR STORY AND FIVE STORY PARKING GARAGE.

A PART OF ONE OF THE 22 STORY TOWERS, THE NORTH ONE IS PROPOSED WITHIN 100FT, WHILE THE WHOLE SITE IS WITHIN 400FT OF THE RESIDENTIAL OR THE SUBJECT PROPERTY DISTRICT.

AS A RESULT, FUTURE RESIDENTS MAY SUFFER FROM NEGATIVE EFFECTS OF LIGHTING, NOISE, AND SHADOWS FROM THE ADJACENT BUILDINGS.

THE PLANS FOR ADJACENT PROPERTIES WERE ORIGINATED PRIOR TO A RECENT ORDINANCE AMENDMENT THAT NO LONGER PERMITS NEW INDEPENDENT LIVING FACILITIES WITHIN THE CE DISTRICT.

WITHIN THE ZONING ORDINANCE, THERE ARE SEVERAL SECTIONS THAT PROVIDE SEPARATION, SCREENING, AND OTHER PROTECTIONS FOR NEIGHBORHOODS ADJACENT TO COMMERCIAL DEVELOPMENTS.

IN THE CITY DISTRICT WHEN A NON RESIDENTIAL USE IS ADJACENT TO A RESIDENTIAL DISTRICT.

BUILDINGS MUST MEET SETBACKS WITH DIFFERENT PROPOSED BUILDING HEIGHTS. WITH THE PROPOSED 22 STORY BUILDINGS THE CE DISTRICT WOULD TYPICALLY REQUIRE THESE BUILDINGS TO BE LOCATED MORE THAN 800FT AWAY FROM THE DISTRICT BOUNDARY.

BECAUSE THIS WILL REMAIN AS A CE DISTRICT. THESE PROTECTIONS WILL NOT BE APPLICABLE AND THEY WILL NOT PROTECT THE USES.

IN ARTICLE 13 IT PROVIDES ADDITIONAL PROTECTIONS FOR RESIDENTIAL DISTRICTS ADJACENT TO NON RESIDENTIAL BUILDINGS.

BASED ON THIS SETBACK REQUIREMENT, THE PROPOSED TOWERS WOULD NEED TO BE LOCATED A MINIMUM OF 475FT AWAY FROM THE RESIDENTIAL DISTRICT.

AND ON THE SCREEN IS THE FORMULA THAT IS IN THE ZONING ORDINANCE.

SO THE APPLICANT IS REQUESTING A PD STIPULATION STATING THIS ZONING WILL NOT BE CONSIDERED A RESIDENTIAL DISTRICT OR ZONING DISTRICT, THEREBY EXEMPTING THE ADJACENT SITES FROM THE SETBACKS REQUIREMENTS.

AS A RESULT OF THESE EXEMPTIONS, THE SINGLE FAMILY HOMES WILL NOT BE PROVIDED THE SAME PROTECTIONS TYPICALLY AFFORDED TO OTHER STANDARD NEIGHBORHOODS.

TWO ACCESS POINTS ARE PROPOSED. ONE IS ALONG SPRING CREEK PARKWAY AND ONE IS ALONG COMMUNICATIONS PARKWAY.

[01:10:04]

THERE IS A HOODED MEDIAN HOODED LEFT MEDIAN DIRECTLY IN FRONT OF THEM, SO THEY CAN ONLY TURN RIGHT OUTSIDE RIGHT OUT OF THE NEIGHBORHOOD.

AND SO THAT WILL ONLY BE THE TWO ACCESS POINTS, AND THERE WILL BE NO CROSS ACCESS WITH THIS DEVELOPMENT WITH THIS PROPOSED USE.

IF ON THE FIGURE TO THE RIGHT IF THE COMMERCIAL IF THE PROPERTY IS DEVELOPED AS A COMMERCIAL USE, THERE WILL EXPAND OPPORTUNITIES FOR MORE CROSS ACCESS.

AS SHOWN HERE, THIS IS JUST A POTENTIAL MOCKUP THAT SHOWS, YOU KNOW, THAT A POTENTIAL CROSS ACCESS IS POSSIBLE WITH COMMERCIAL USES.

AND YOU CAN SEE IT CONNECTS BOTH PROPERTIES TO THE NORTH AND TO THE EAST, AND IT PROVIDES GREATER MEDIAN ACCESS FOR THE SUBJECT PROPERTY.

AND SO THEREFORE THERE'S MORE CONNECTIVITY AND LESS ACCESS CHALLENGES.

THERE ARE OTHER ELEMENTS TO CONSIDER WITH THIS REQUEST.

THE DRIVEWAY SPACING ALONG SPRING CREEK ROAD IS PROPOSED TO BE REDUCED FROM 235FT TO 145FT.

ALSO, TYPICALLY, NONRESIDENTIAL DISTRICTS MUST BUILD SCREENING WALLS WHEN ADJACENT TO RESIDENTIAL ZONES OR RESIDENTIAL DISTRICTS.

THE APPLICANT IS PROPOSING TO BUILD EIGHT FOOT MASONRY WALLS ALONG THE NORTHERN AND EASTERN BOUNDARIES, AND THESE WILL BE THE ONES ADJACENT TO THE INDEPENDENT LIVING FACILITIES.

AND SCREENING IS ALSO REQUIRED ALONG THE THOROUGHFARES AND IS PROPOSED ON THE CONCEPT PLAN.

THERE IS ALSO A REQUEST TO NOT REQUIRE A PRIMARY ENTRANCE IN THE SUBDIVISION, AS REQUIRED BY THE SUBDIVISION ORDINANCE.

SO HERE ARE THE PROPOSED PLAN DEVELOPMENT STIPULATIONS.

SO WE CAN REFER TO THEM WITH QUESTIONS. IN ESSENCE, THE PURPOSE OF THE REZONING IS TO ALLOW THE BUILDING OF RESIDENTIAL LOTS IN ACCORDANCE WITH SINGLE FAMILY SIX STANDARDS, WITHOUT CHANGING THE BASE ZONING.

THIS WILL NOT PROVIDE THE PROTECTIONS TYPICALLY SEEN FOR RESIDENTIAL USES, AND THE PURPOSE DOES NOT APPEAR TO BE CONSISTENT WITH THE PURPOSES OF PLANNED DEVELOPMENTS. THE REQUEST IS INCONSISTENT WITH THE PRIORITIES OF THE COMPREHENSIVE PLAN.

WE RECEIVED ONE OFFICIAL LETTER THAT IS SHOWING NEUTRAL.

AND AS OF FRIDAY AT NOON WE RECEIVED A TOTAL OF THREE RESPONSES.

BUT SINCE THEN WE HAVE UPDATED WITH 11 TOTAL RESPONSES RECEIVED, INCLUDING THE OFFICIAL LETTER.

TEN OF THEM ARE IN SUPPORT, AND THEY ARE THEY WERE INCLUDED IN THE PACKET YOU RECEIVE AT THE POM MEETING.

AND SO IN SUMMARY, THE REQUEST IS INCONSISTENT WITH THE COMPREHENSIVE PLAN.

IT GOES AGAINST THE WELL ESTABLISHED LAND USE PATTERNS WITHIN THE LEGACY BUSINESS AREA AND THE DALLAS NORTH TOLLWAY CORRIDOR, AND IT DOES NOT SUPPORT THE SINGLE FAMILY RESIDENCE DEVELOPMENT.

EXCUSE ME. BECAUSE OF THE PD STIPULATIONS, THE TYPICAL RESIDENTIAL PROTECTIONS WILL NOT BE PROVIDED FOR THIS SUBJECT PROPERTY.

THERE ARE SOME ACCESS AND DESIGN ISSUES, JUST LESS CONNECTIVITY TO THE SITE COMPARED TO COMMERCIAL USES.

AND THEN THE PROPOSAL WAS NOT CONSISTENT WITH PURPOSES OF A PLANNED DEVELOPMENT.

SO THE RECOMMENDATION FOR ITEM 5 A IS RECOMMENDED FOR DENIAL FOR THE FINDINGS POLICY.

THIS REQUEST MUST BE FOUND CONSISTENT WITH THE GUIDING PRINCIPLES OF THE COMPREHENSIVE PLAN AND SUBSTANTIALLY BENEFICIAL TO THE IMMEDIATE NEIGHBORS, SURROUNDING COMMUNITY AND GENERAL PUBLIC INTEREST.

IF THE COMMISSION WISHES TO RECOMMEND APPROVAL TO THE CITY COUNCIL , ITEM 5 B FOR THE CONCEPT PLAN IS RECOMMENDED THE COMMISSION TAKE ACTION CONSISTENT WITH AGENDA ITEM NUMBER 5A. IF APPROVED BY THE COMMISSION, STAFF RECOMMENDS THE APPROVAL BE SUBJECT TO CITY COUNCIL APPROVAL OF ZONING CASE 2024-027. AND I'M AVAILABLE FOR ANY QUESTIONS.

THANK YOU. THE APPLICANT IS ALSO HERE WITH THE PRESENTATION AS WELL.

ONE QUESTION REAL QUICK. CAN YOU GO BACK TO THE PLAN THAT SHOWS THE ADJACENT DEVELOPMENTS, PLEASE? I DIDN'T WRITE DOWN YOUR SLIDE NUMBER, I APOLOGIZE.

THERE IT IS. RIGHT THERE. DO WE KNOW OR DO WE HAVE ANY KNOWLEDGE ABOUT WHAT'S HAPPENING WEST OF COMMUNICATIONS? HAS THERE BEEN ANYTHING APPROVED ON THE WEST SIDE OF COMMUNICATIONS THERE? NOT AT THIS TIME.

[01:15:01]

THERE IS A, I THINK, A SCHOOL. THERE IS AN OFFICE, BUT THERE IS ALSO UNDEVELOPED PORTIONS.

SO IT'S STILL KIND OF MIXED THAT, AT THAT POINT.

AND ANYTHING PENDING THERE AT THIS TIME OR ANYTHING THAT'S IN PROCESS.

NO, IT'S JUST UNDEVELOPED PADS THAT HAVE NOT YET COME IN FOR DEVELOPMENT. I THINK THE LEXUS IS A LITTLE BIT FURTHER TO THE EAST, CLOSER TO THE TOLLWAY. OKAY. I CAN'T REMEMBER HOW FAR BACK IT WENT, AND I DIDN'T GET A CHANCE TO DRIVE UP THERE, SO. OKAY.

COMMISSION QUESTIONS FOR THE STAFF. COMMISSIONER LINGENFELTER. SO THAT SCHOOLS THAT THAT CHALLENGE SCHOOL OR ISN'T THAT WHAT THAT ONE'S CALLED, I THINK YEAH. I DON'T REMEMBER THE EXACT NAME, BUT I BELIEVE IT WAS, BUT.

I'VE BEEN GOING BACK AND FORTH AFTER GOING THROUGH THIS OVER THE WEEKEND AND I KNOW YOU MENTIONED CONNECTIVITY, BUT IT DOES LOOK LIKE THEY COULD POTENTIALLY CONNECT UP NORTH, RIGHT WHERE I GOT THAT PLAN RIGHT THERE.

IT DOESN'T NECESSARILY HAVE TO GO THROUGH THE SITE. THEY COULD ACTUALLY CONNECT THAT NORTHWEST AND THEN THE EAST COULD CONNECT WHERE THEY DO A JOINT WHERE THEY DO A BUT AT THE TOP RIGHT. IS THAT BECAUSE IT LOOKS LIKE IT'S JUST PARKING LOT. SO THERE COULD BE A POTENTIAL CONNECTION, BUT IT MAY BE HARD TO TRANSITION FROM BECAUSE WE NEED A STREET LIKE A STREET LAYOUT FOR THIS SUBJECT PROPERTY FOR HOMES TO BE DEVELOPED ON.

BUT THEN IN THE OTHER SIDE IS JUST THE FIRE LANE.

SO I THINK THERE MAY BE SOME CHALLENGES CONNECTING THOSE TWO TOGETHER.

BUT OKAY. AND IT SOUNDS LIKE THE DEVELOPER IS IS OR THE APPLICANT IS ASKED IS ASKING AND TAKING ON A LOT OF THE COSTS OF LIKE THE SCREENING WALLS AND A LOT OF THE TYPICAL THINGS THAT MANY TIMES GET THROWN ONTO THE ADJOINING PROPERTIES.

SO THAT'S A GOOD THING. BUT ONE OF THE THINGS I WAS TRYING TO FIGURE OUT IS I WAS TRYING TO FOLLOW THE THOUGHT PATTERN, WHAT THEY'RE DOING. HOW DO WE KEEP IT? SOUNDS LIKE THEY'RE KEEPING IT FROM BEING A RESTRICTION ON THE ADJOINING PROPERTIES.

YOU KNOW, WHERE YOU KNOW WHERE THE WHAT WOULD CARRY A TYPICAL RESIDENTIAL USE? HOW IS THAT TOTALLY BEING MAINTAINED AND KEEPING MAKING IT SO THAT THOSE TALL BUILDINGS CAN BE BUILT AND DIFFERENT THINGS WITHOUT ANY RESTRICTIONS ON THEM? RIGHT. SO THERE ARE TWO SETS OF SETBACKS.

THE BASE CE HAS BASED ON RESIDENTIAL ZONING THOSE WOULD NOT APPLY HERE BECAUSE THE REQUEST IS TO MAINTAIN CE SO IT WOULD BECOME A NON RESIDENT IT WOULD MAINTAIN ITS NON RESIDENTIAL ZONING. THE SECOND SET OF SETBACKS IS BASED ON RESIDENTIAL DISTRICT WHICH IS USE OR ZONING.

IN THIS CASE THOSE PROPERTIES TO THE NORTH IS ALREADY BEING BUILT.

SO THEY HAVE RIGHTS. THE PROPERTY TO THE EAST HAS A CONCEPT PLAN WHICH THEIR VESTED IN THAT PLAN.

BUT IF THAT EXPIRES, OR SHOULD SOMETHING ELSE HAPPEN THEN THAT NOT GET BUILT, THEN THESE SETBACKS WOULD TYPICALLY HAVE APPLIED IN THAT CASE.

YEAH, THAT'S WHAT I WAS WORRIED ABOUT THAT. RIGHT. WITH THIS ZONING, THEY'RE SAYING, OKAY, WE'RE JUST GOING TO WAIVE THOSE REQUIREMENTS AND SAY THIS WILL NOT BE CONSIDERED A RESIDENTIAL DISTRICT. THEREFORE IT DOESN'T AFFECT THE PROPERTY TO THE EAST.

SHOULD THOSE PLANS EXPIRE. SO THEY'RE JUST TAKING ON THE RISKS OF THE RESIDENTS THAT THEY'RE BUILDING FOR THAT THEY'RE GOING TO HAVE THOSE PROBLEMATIC SITUATIONS AS NEIGHBORS THAT YOU WOULDN'T TYPICALLY WANT NEXT TO A RESIDENT, BASICALLY RIGHT THERE.

THE STANDARDS THAT WE WOULD TYPICALLY AFFORD TO A RESIDENTIAL NEIGHBORHOOD WOULD NOT BE APPLIED IN THIS CASE. YEAH. COMMISSIONER BENDER.

THANK YOU, CHAIRMAN. MR. KIM THE BEST THAT I CAN REMEMBER, YOU HAVE PARKWOOD THAT RUNS PARALLEL TO THE TOLLWAY ON THE EAST SIDE. AND THEN YOU HAVE COMMUNICATIONS THAT RUNS PARALLEL TO THE TOLLWAY ON THE WEST SIDE OF THE TOLLWAY. AND THE BEST THAT I CAN REMEMBER, ALL THE WAY FROM WILLOW BEND MALL ALL THE WAY TO 121 ON THE EAST SIDE OF COMMUNICATIONS.

THERE IS NO SINGLE FAMILY HOUSING AND SAME AS ON PARKWOOD.

IF YOU LOOK AT PARKWOOD, THE BEST THAT I CAN RECALL ON THE WEST SIDE OF PARKWOOD, THERE WAS NO SINGLE FAMILY HOUSING. AND YOU KNOW, THAT'S REALLY MEANT FROM MY QUESTION AND MY PERSPECTIVE IS REALLY ABOUT LAND USE.

IS THIS THE RIGHT LAND USE? SO WHEN YOU THINK ABOUT THAT, THOSE BUFFERS ALONG THE TOLLWAY THERE IS CURRENTLY AND HASN'T HISTORICALLY BEEN ANY DEVELOPMENT. IS THAT CORRECT AS FAR AS YOU'RE CONCERNED? YES, THAT IS CORRECT. BUT I WOULD LIKE TO ADD THAT THERE ARE SOME SINGLE FAMILY UNITS WITHIN MIXED USE AREAS, SUCH AS LEGACY WEST, THAT HAVE DIFFERENT STANDARDS THAT THEY ARE BUILT WITH IN ACCORDANCE WITH MIXED USE STANDARDS.

AND SO THERE'S DIFFERENT DEVELOPMENT STANDARDS THAN A TRADITIONAL SINGLE FAMILY.

SIX. EXACTLY. VERY DIFFERENT ENVIRONMENT. RIGHT.

[01:20:02]

IF YOU COULD INTRODUCE YOURSELF. THANK YOU. THANK YOU.

GOOD EVENING. MY NAME IS JERRY SYLO WITH JBI PARTNERS, 2121 MIDWAY ROAD IN CARROLLTON.

WE DO REPRESENT THE APPLICANT THIS EVENING. WE APPRECIATE EVERYBODY'S TIME, OBVIOUSLY. AND THANK YOU FOR LETTING US BE HERE TONIGHT.

WHAT WE ARE PROPOSING IS A 33 LOT NEIGHBORHOOD OF SINGLE FAMILY DETACHED HOMES ON ABOUT EIGHT AND A HALF ACRES AT THE NORTHEAST CORNER OF SPRING CREEK PARKWAY AND COMMUNICATIONS PARKWAY. WE ARE PROPOSING THE SINGLE FAMILY SIX DEVELOPMENT STANDARDS.

SO THAT WOULD BE A 6000 SQUARE FOOT LOT MINIMUM AND A 55 FOOT WIDE LOT MINIMUM.

THESE ARE ALL PROPOSED FOR SALE HOMES. THEY WILL ALL BE FRONT ENTRY WITH A TWO CAR GARAGE AND A TWO CAR DRIVEWAY.

THE HOUSES WILL BE SET BACK PER TYPICAL STANDARD SF 6 DEVELOPMENT STANDARDS.

WHAT I DO WANT TO MAKE CLEAR RIGHT UP AT THE FRONT END IS THIS IS NOT A SPECULATIVE NEIGHBORHOOD.

THERE IS A BUILDER THAT INTENDS TO BUILD THESE 33 HOMES.

THEY ARE VERY AWARE OF THE SITUATION. THEY ARE VERY AWARE OF THE LOCATION.

THEY ARE VERY AWARE OF THEIR CUSTOMER BASE AND DO NOT HAVE A PROBLEM WITH BEING A NEIGHBORHOOD THIS CLOSE TO THE DALLAS NORTH TOLLWAY.

AND IN FACT, YOU KNOW, THE HOME BUILDER IS STARSIDE CUSTOM BUILDERS.

THEY BUILD IN THE PRESERVE UP IN FRISCO, WHICH IS THE PGA COMPLEX.

AND THEY'VE ALSO BUILT HOMES IN NORMANDY ESTATES, WHICH IS JUST TO THE WEST OF HERE. THEY ARE PROPOSING HOMES PRICED IN THE LETTER WE PROVIDED TO YOU, BALLPARK 2.5 MILLION TO $2.8 MILLION FOR THESE HOMES.

THESE ARE REPRESENTATIVE EXAMPLES OF WHAT THOSE HOMES WOULD LOOK LIKE.

THEY ARE SINCE THEY ARE ON THE SF 6 LOTS, THEY WOULD BE CONSIDERED THE VILLA HOMES THAT THEY HAVE.

THEY HAVE A MUCH LARGER HOME PRODUCT THAT THEY'RE BUILDING UP IN FRISCO RIGHT NOW WITH THE PGA FACILITY.

JUST A FEW MORE EXAMPLES OF THE HOMES THAT ARE BEING BUILT.

SOME QUESTIONS THAT ALWAYS COME UP WITH THIS. AND IT WAS SORT OF INTERESTING IN THE PREVIOUS CASE THAT A LOT OF VERY SIMILAR ITEMS WITH RESPECT TO LOCATION TRANSITION, THINGS OF THAT NATURE, REALLY WHAT'S HAPPENING ACROSS THE MARKET.

AND I THINK PLANO HAS EXPERIENCED A FAIR AMOUNT OF IT.

RICHARDSON'S EXPERIENCED IT. THERE IS NOT THE FEAR FROM A LOT OF PEOPLE TO BE CLOSER TO HIGHER INTENSITY DEVELOPMENT.

WITH ALL OF THE GROWTH IN THE DALLAS FORT WORTH MARKET, PEOPLE COMING IN FROM OTHER PARTS OF THE COUNTRY. BE IT THE EAST COAST, BOSTON, NEW YORK, BE IT THE WEST COAST, LOS ANGELES, WHEREVER.

AND THE TYPICAL NORTH DALLAS PATTERN OF SUBURBIA SEGREGATED BY OFFICE, WHICH IS THEN SEGREGATED BY INDUSTRIAL AND ALL USING SIX LANE DIVIDED ROADS TO SEPARATE US, ALL IN HIGHWAYS.

A LOT OF THESE FOLKS, THEY DON'T NEED THAT. THEY DON'T WANT THAT.

THEY WANT TO BE CLOSE PROXIMITY TO THE ACTIVITY.

THEY WANT TO BE CLOSE PROXIMITY TO THEIR OFFICE OR TO RETAIL.

I THINK, AS WAS MENTIONED IN THE PREVIOUS CASE, BEING ABLE TO WALK TO THE COFFEE SHOP IN THE MORNING VERSUS HAVING TO GET IN YOUR CAR AND DRIVE THERE. THAT'S WHAT THIS MARKET IS. THAT'S WHAT THESE THE PEOPLE THAT WOULD BE INTERESTED IN BUYING THESE HOMES, THAT'S THAT DEMOGRAPHIC. THEY'RE NOT AFRAID OF THE HEIGHT.

THEY'RE NOT AFRAID OF THE RETAIL. THEY'RE NOT AFRAID OF THE MULTIFAMILY.

AND THAT'S AND THAT SHOWS UP IN A NUMBER OF PLACES THROUGHOUT THE METROPLEX.

YOU KNOW, THE VILLAS AT LEGACY WEST IS A VERY OBVIOUS ONE.

TOWNHOMES ON THE SHOPS OF LEGACY ON THE EAST SIDE OF THE TOLLWAY, EXACT SAME THING.

THE TOWNHOMES WERE FULLY INTEGRATED INTO THE DEVELOPMENT. DOWN IN RICHARDSON, I DON'T KNOW IF YOU KNOW IF YOU KNOW THE PALISADES OFFICE DEVELOPMENT, WHICH IS BASICALLY GALATYN PARKWAY AND 75 IMMEDIATELY ACROSS THE STREET FROM THAT IS THE PALISADES RESIDENTIAL DISTRICT WHICH IS ACROSS THE STREET.

THE PALISADES IS A 16 STORY OFFICE BUILDING. AND THEY HAD NO PROBLEM SELLING THOSE HOMES.

ONCE AGAIN, IT'S A CERTAIN DEMOGRAPHIC CITY LINE, WHICH IS THE STATE FARM FACILITY DOWN IN RICHARDSON.

SAME THING. THEY HAVE THREE STORY SINGLE FAMILY DETACHED ACROSS THE STREET FROM THAT DEVELOPMENT.

AND THAT IS JUST WHO THEY ARE. AND THEY DON'T THEY ARE NOT AS FOCUSED ON THE NONRESIDENTIAL.

AND I THINK A BIG PART OF THAT, WHETHER IT'S RICHARDSON, FRISCO, PLANO, I THINK A BIG PART OF THAT IS A TESTAMENT TO THE CITY ITSELF, TO THE STAFF, TO THE COMMISSION, TO THE COUNCIL, BECAUSE THOSE ARE THE PEOPLE THAT ARE LIVING IN THOSE NEIGHBORHOODS.

[01:25:06]

THERE IS A LOT LESS OF THAT IN THE WORLD TODAY BECAUSE OF THE QUALITY THAT'S BEING BUILT IN THESE CITIES.

A LOT OF THE STAFF'S REPORT HAS TO DO WITH COMMERCIAL EMPLOYMENT. THIS IS THE PURPOSE OF THE COMMERCIAL EMPLOYMENT DISTRICT THAT'S IN THE CITY ZONING ORDINANCE PROVIDE INTEGRATED DEVELOPMENT, MAJOR FOCUS, CORPORATE OFFICES, RESEARCH FACILITIES IN A CAMPUS LIKE SETTING THAT IS TEXTBOOK FOR THE OLD LEGACY BUSINESS PARK, EDS, JCPENNEY, THE LARGE OFFICE COMPLEXES WITH A LOT OF GREEN SPACE THAT WAS VERY PROMINENT IN THE 80S AND THE EARLY 90S.

DEVELOPMENT HAS TRANSITIONED FROM THAT, BOTH FROM A COMMERCIAL STANDPOINT AS WELL AS A RESIDENTIAL STANDPOINT TO A MUCH MORE OF AS WE TALKED EARLIER TODAY, MUCH MORE OF A MIXED USE DEVELOPMENT PATTERN AND THE TOLLWAY IN PLANO IS A PRIME EXAMPLE OF THAT, WHERE IT'S MUCH MORE CONSOLIDATED. THERE'S NOT AS MUCH OPEN SPACE, BUT THERE IS SOME, BUT IT'S MUCH MORE INTEGRATED IN USES.

AND SO TO FOCUS ON THE COMMERCIAL EMPLOYMENT DISTRICT AND THE COMMERCIAL EMPLOYMENT POLICY AND THE COMMERCIAL EMPLOYMENT LAND USE IN THE COMPREHENSIVE PLAN, I THINK TURNS YOUR BACK ON THE WAY DEVELOPMENT IS GOING.

THE DEVELOPMENT IS EVOLVING TO SOMETHING DIFFERENT THAN WHAT IT WAS WHEN THE ORIGINAL VISION OF COMMERCIAL EMPLOYMENT WAS CREATED.

THE AREA IS BECOMING MUCH MORE IN THIS AREA TO THE QUESTIONS THAT WERE RAISED BY THE COMMISSIONERS WITH REGARDS TO BUILDING IN THIS CORRIDOR.

IF YOU RECALL FROM ITS PAGE 16 OF THE STAFF'S REPORT, BUT IT WAS ONE OF THE SLIDES THAT JOHN HAD UP THAT SHOWED THE LEGACY BUSINESS DISTRICT AND SHOWED WHERE THIS PROPERTY WAS. WE WERE AT THE FAR SOUTH END OF THAT DISTRICT ACROSS THE CATTY CORNER ACROSS THE INTERSECTION FROM ON SPRING CREEK PARKWAY AND COMMUNICATIONS IS THE WOLF CREEK NEIGHBORHOOD. IT'S THE PROPERTY, ZONED APARTMENTS, BUT IT'S DEVELOPED AS SINGLE FAMILY.

THE PROPERTY IMMEDIATELY TO THE SOUTH OF US IS ZONED FOR REGIONAL EMPLOYMENT.

IT'S NOT COMMERCIAL. IT'S PRIMARILY DEVELOPED AS OFFICE OR WE HEARD AS A SCHOOL, A MUCH LOWER IMPACT TYPE USES.

SO THE HIGHER INTENSITY USES ARE CLOSER TO THE TOLLWAY AND THEN THE LOWER TRANSITION USES ARE GOING TOWARDS THE WEST.

THE PLAZA AT SPRING CREEK, AS WAS MENTIONED, HAS A MULTIFAMILY COMPONENT.

THE INDEPENDENT LIVING FACILITY NORTH OF US FOUR STORY MID-RISE APARTMENTS, BECAUSE THAT'S REALLY WHAT IT IS.

IT'S A MID-RISE APARTMENT DEVELOPMENT IS IMMEDIATELY TO THE NORTH OF US.

SO THOSE USES ARE TRANSITIONING INTENSITY AS YOU GO FURTHER TO THE WEST, WHICH IS OLD SCHOOL PLANNING 101, WHERE YOU HAVE THE INTENSE USES ALONG THE HIGHWAY CORRIDOR AND YOU TRANSITION TO LOWER INTENSITY USES BY THE SINGLE FAMILY DEVELOPMENT, WHICH IS IN ESSENCE WHAT WE ARE PROPOSING. THIS IS THE CONCEPT PLAN THAT WAS APPROVED, THE REVISED ONE FOR THE PLAZA AT SPRING CREEK BACK IN NOVEMBER OF LAST YEAR THEY'RE PROPOSING 520 SENIOR APARTMENTS, 191,000FT² OF RETAIL AND RESTAURANT, AND 90,000FT² OF OFFICE. AND I DON'T KNOW ANYBODY THAT WOULD BE OPPOSED TO THIS DEVELOPMENT.

EVERYBODY HOPES THIS DEVELOPMENT IS EXTREMELY SUCCESSFUL. AND AT THE LOCATION THAT IT IS, YOU LOOK AT HOW IT WAS PROPOSED, AND IT IS EXACTLY WHAT I'M TALKING ABOUT IN TERMS OF HOW DEVELOPMENT HAS EVOLVED IN THE PLANO AREA, WHERE YOU HAVE A MIX OF RETAIL AND RESIDENTIAL.

AND WHAT IS GOING ON WHEN YOU HAVE THIS TYPE OF DEVELOPMENT, BECAUSE OBVIOUSLY IT'S A HUGE FINANCIAL COMMITMENT, THEY HAVE TO REALLY CONSOLIDATE THAT ACTIVITY.

THEY HAVE TO REALLY CONSOLIDATE THAT ENERGY INTERIOR TO THE SITE.

SO WHAT THEY'VE DONE BY DOING THAT IS THEY'VE TURNED THEIR BACKS TO THEIR NEIGHBORS.

SO THE PROPERTY TO THE NORTH, WHICH IS VACANT, HAS MULTI-STORY PARKING STRUCTURES NEXT TO THEM.

ARABELLA, WHICH IS WHAT WE ARE PROPOSING, WHICH IS TO THE WEST, HAS MULTI-STORY PARKING STRUCTURES NEXT TO THAT.

SO THEY REALLY TURN THEIR BACK TO OUR NEIGHBORS, THEIR NEIGHBORS. AND SO THE TWO ASTERISKS AT THE TOP ARE THE CONNECTIONS TO THE NORTH PROPERTY WHICH ARE MAIN BOULEVARDS, MAIN DRIVEWAYS THAT GO NORTH SOUTH THROUGH THE PLAZA PROPERTY AND THE ARABELLA DRIVEWAY, WHICH IS BEHIND THE PARKING GARAGE AND NOT A DIRECT LINK AT ALL TO ANYTHING THAT'S BEING PROPOSED IN THE PLAZA AT SPRING CREEK.

THIS IS A LITTLE CLOSER SHOT OF THAT WHOLE AREA WITH ARABELLA IN THERE, AS YOU CAN SEE, THE DRIVEWAY TO THE PLAZA IT'S AT THE BACK END BEHIND

[01:30:03]

IT'S NOT LINED UP WITH THE DRIVEWAY THAT RUNS EAST WEST JUST TO THE SOUTH.

MY OPINION THAT IS A DRIVEWAY THAT WAS REQUIRED BY THE ORDINANCE THAT THE APPLICANT PUT IN, BECAUSE HE WAS REQUIRED TO PUT IT IN. I DO NOT BELIEVE THE DRIVEWAY WAS INTENDED TO BE USED AS AN INTERCONNECTIVITY WITH VEHICLES. THAT IS NOT SAYING THAT THAT IS BAD.

THAT IS SAYING THAT THE DEVELOPER HAD A REASON TO DO IT.

IT MEANT THAT HE THERE WAS A MECHANISM TO MEET THE CODE.

THE CODE WAS MET AND THE DEVELOPMENT PLANS WERE APPROVED.

AND AS WE SAID, WE HOPE THAT'S SUCCESSFUL. ARABELLA TO THE NORTH IS SOMEWHAT SIMILAR.

IT'S A FOUR STORY APARTMENT BUILDING. THEY ARE REQUIRED TO.

THEY WERE REQUIRED TO PROVIDE THE INTERCONNECTIVITY.

BUT WHAT ENDS UP HAPPENING WITH THIS CORNER AND THAT'S WHAT WE'RE FOCUSED ON NOW, IS THIS CORNER, THE DEVELOPMENT THAT'S TAKING PLACE AROUND THIS PIECE OF PROPERTY, FOR ALL INTENTS AND PURPOSES, FOR LACK OF A BETTER, BEATS UP THE ABILITY TO HAVE INTEGRATED DEVELOPMENT WITH ITS NEIGHBORS, WHICH IS THE PURPOSE OF THE DISTRICT, WHICH IS THE COMP PLAN PURPOSE, WHICH IS EVERYTHING REGARDING CORPORATE EMPLOYMENT.

ARABELLA IS A GATED NEIGHBORHOOD. IT'S A GATED APARTMENT COMPLEX.

THAT DRIVEWAY CONNECTS TO COMMUNICATIONS PARKWAY, AND WE ARE ALREADY PROPOSING A STREET TO COMMUNICATIONS TO BALLPARK 250FT SOUTH OF THAT.

THAT'S NOT PROVIDING US ANY ADDITIONAL ACCESS.

THIS PROPERTY CANNOT BE ACCESSED TO THROUGH THE APARTMENTS, TO THE VACANT PROPERTY THAT WILL ULTIMATELY DEVELOP TO THE NORTHEAST.

THIS PROPERTY, IF IT WAS DEVELOPED AS COMMERCIAL, THAT DRIVEWAY WOULD BE AT THE BACK END OF A COMMERCIAL DEVELOPMENT THAT MOST USERS WOULD NOT USE. IT WOULD GO INTO THE PARKING STRUCTURE.

AND EVEN THOUGH THERE WERE OPPORTUNITIES FOR THE PLAZA CONCEPT PLAN HAS A DRIVER RUNNING ALONG ITS ENTIRE WEST PROPERTY LINE.

AMPLE OPPORTUNITY TO PROVIDE LOCATIONS FOR THESE CROSS ACCESS POINTS IN DIFFERENT LOCATIONS, YET THAT'S WHERE IT WAS PROPOSED. SO THIS PROPERTY, FOR ALL INTENTS AND PURPOSES, DOESN'T REALLY HAVE GOOD VEHICULAR ACCESS TO THE EAST.

IT TECHNICALLY IT DOES HAVE IT. IT MEETS THE CODE.

BUT FROM A PRACTICAL STANDPOINT, IN OUR OPINION IT REALLY DOES NOT.

SO WE BELIEVE THAT THESE TWO DEVELOPMENTS, AND THIS IS IN OUR COVER LETTER THAT WE PROVIDED, WE TALKED ABOUT OUTSIDE INFLUENCES. WE BELIEVE THESE INFLUENCES HAVE IMPACTED THE ABILITY TO ACTUALLY DEVELOP THIS PROPERTY PER WHAT THE ZONING IS, OR PER WHAT THE COMPREHENSIVE PLAN PROPOSES FOR IT.

SO WE HAVE THE PLAZA, WHICH HAS 190 PLUS OR MINUS 1000FT² OF RETAIL RESTAURANTS PLANNED FOR 90,000FT² OF OFFICE RESIDENTIAL. IN OUR OPINION, THIS THE PROPERTY THAT ARABELLA IS ON IS NOT COMPETITIVE FROM A RETAIL PERSPECTIVE. IF YOU WERE GOING TO HAVE GOING TO HAVE RETAIL DEVELOPMENT IN THIS AREA AND YOU WERE A TENANT, YOU WERE A USER, YOU WERE A RESTAURANT TRYING TO FIND A LOCATION TO GO, 99% OF THE POPULATION IS GOING TO GO TO THE PLAZA, WHICH ISOLATES THIS. AND YOU MAY GET A PAD SITE OUT HERE FOR FAST FOOD.

YOU MAY GET A PAD SITE FOR A GAS STATION. WHAT THAT'S GOING TO DO IS THAT'S GOING TO EAT UP ABOUT AN ACRE AND A HALF ALONG THE FRONTAGE, AND IT'S GOING TO LEAVE THAT BACK PROPERTY VACANT.

IT'S NOT GOING TO DEVELOP INTO A COHESIVE FAST FOOD COURTYARD FOOD HALL OVERLAY LIKE IN LEGACY WEST.

FROM A RETAIL STANDPOINT, WE DON'T THINK THIS PROPERTY IS REALLY MARKETABLE AND VIABLE FOR RETAIL DEVELOPMENT BASED ON OTHER ZONING THAT IS IN PLACE.

FROM AN OFFICE DEVELOPMENT STANDPOINT EIGHT AND A HALF ACRES, IN MY OPINION, IS TOO SMALL TO BE A CORPORATE CAMPUS.

IT'S TOO SMALL TO BE RESEARCH FACILITIES. WHAT ENDS UP HAPPENING IS YOU END UP HUFFMAN OFFICE PARK, WHICH IS JUST IMMEDIATELY NORTH OF NORTH OF ARABELLA. AND PLANO YOU SEE THIS ALL ALONG PARK ROAD AND COMMUNICATIONS THEY ARE BASICALLY OFFICE CONDOS, LITTLE, LITTLE SHOPS. PEOPLE NEED AN OFFICE. VERY VIABLE, VERY GOOD, VERY USABLE.

AND WE WOULD BELIEVE THAT IF THIS PROPERTY DEVELOPS THAT OFFICE, IT WOULD DEVELOP IN A VERY SIMILAR MANNER.

HUFFMAN PARK A LITTLE OVER FIVE ACRES. THE VALUATION PER COUNTY APPRAISAL DISTRICT IS $26.8 MILLION.

SO BASICALLY A BUCK 15, A BUCK 16 A SQUARE FOOT, WHICH IS NOTHING TO COMPLAIN ABOUT.

OUR PROPOSALS WITH HOMES STARTING AT 2.5 MILLION ON EIGHT AND A HALF ACRES, IS ESTIMATED VALUE OF $82.5 MILLION, WHICH IS APPROXIMATELY $220 A SQUARE FOOT. FROM A HIGHEST AND BEST USE VIABILITY STANDPOINT WE TRULY BELIEVE OUR PROPOSED NEIGHBORHOOD WITH OUR BUILDER THAT IS LOCKED INTO WANTING TO BUILD HERE, FULLY AWARE OF WHAT OF WHAT THE PLANS ARE.

THEY INTEND TO, I KNOW THERE WAS A CONCERN FROM STAFF.

[01:35:01]

YOU'RE NOT GOING TO HIDE IT. YOU'RE IN TROUBLE IF YOU DO SO WE BELIEVE THE VALUE OF OUR PROPERTY AS AN $82 MILLION SINGLE FAMILY NEIGHBORHOOD WITH ONLY 33 LOTS, IS BETTER SUITED FOR THIS LOCATION. IT SERVES AS A TRANSITION FOR THE NEIGHBORHOOD TO THE WEST.

IT SERVES AS A MORE VIABLE, NOT ANOTHER OFFICE CONDO PARK TO FILL UP SPACES AS YOU GO ALONG.

I PUT THIS SLIDE UP REAL QUICK TOWARDS THE END FOR A SPECIFIC REASON.

WRAP IT UP A LITTLE BIT. JUST WRAP IT UP FOR US.

YES, SIR. YEAH, A LITTLE BACKGROUND. LIVED IN CARROLLTON FOR 30 YEARS.

OVER THAT TIME, I'VE BEEN ON THE PLANNING AND ZONING COMMISSION A LITTLE OVER NINE YEARS. BACK IN 2002, PLANO RICHARDSON CARROLLTON DEVELOPED THIS RETAIL STUDY, THE TRI-CITY RETAIL STUDY FOR UNDERDEVELOPED OR UNUSED HARD CORNERS. THERE WAS A THERE WERE A LOT OF HARD CORNERS ALL THROUGHOUT ALL THREE CITIES TRYING TO FIGURE OUT WHAT TO DO WITH THEM.

BASICALLY WHAT THE STUDY CAME OUT WITH AND SAID, A NUMBER OF REASONS CAUSED THIS SPECULATION.

SOMEBODY BUY IT FOR RETAIL AND NEVER DEVELOP.

PEOPLE WHO OWN LARGER SINGLE FAMILY AREAS WERE TRYING TO ALLOW FOR RETAIL AT THE CORNER TO PROVIDE SERVICE USES FOR THEM, OR, AS WE'RE SAYING WITH OUR PROPOSAL, IS UNINTENDED CONSEQUENCES OF THESE ADJACENT DEVELOPMENTS SORT OF BLOCKED OUT THESE SITES TO BE ABLE TO DEVELOP AS COMMERCIAL AND RETAIL. WE BELIEVE IF I BELIEVE, IF A 2032 PLAN IS DONE, IF A 2032 STUDY IS DONE AND THIS PROPERTY IS STILL ZONED COMMERCIAL EMPLOYMENT WITHOUT ANY OTHER THINGS GOING ON TO IT, IT WILL BE ONE OF THESE CORNERS THAT'S IN THAT INTERSECTION.

THAT WRAPS UP MY PRESENTATION FOR THE ZONING, IF I MAY TALK ABOUT THE CONCEPT PLAN, BECAUSE THAT WAS SORT OF FOLDED IN.

OR IF YOU WANT ME TO WAIT FOR THAT, I'M MORE THAN HAPPY TO. YEAH. WHY DON'T WE YEAH, I'LL GIVE YOU A COUPLE MORE MINUTES.

YES, SIR. YEAH.

YOU. OKAY. REGARDING THE WAIVERS WE'RE ASKING FOR A FEW THINGS BECAUSE THEY'RE VERY SITE SPECIFIC TO WHAT HAS IMPACTED US ON THE PERIMETERS. WE ARE ASKING FOR THE STREET DESIGN WAIVERS IN TERMS OF NOT HAVING A PRIMARY ENTRANCE TO THE NEIGHBORHOOD.

THE IMAGE, THE AERIAL TO THE EAST OF OUR CONCEPT PLAN IS KINGSGATE, WHICH IS AT THE FAR WEST END OF TOWN.

WHEN THE SUBDIVISION ORDINANCES ARE WRITTEN, THEY'RE WRITTEN, GENERALLY SPEAKING. AND SO LARGER DEVELOPMENTS IS TO HANDLE THE VOLUME OF TRAFFIC THAT THESE THAT THESE SINGLE FAMILY NEIGHBORHOODS CREATE.

YOU NEED TO HAVE SOME LARGER AREAS, SOME LARGER INTERSECTIONS TO HANDLE THAT VOLUME OF TRAFFIC. AND THAT'S WHAT THIS DIVIDED ENTRY DOES. AND AS YOU CAN SEE DOWN AT THE FAR SOUTH END THEY HAVE A LARGE DIVIDED ENTRY. THAT ENTRY TAKES UP AN 80 FOOT RIGHT OF WAY VERSUS THE 50 FOOT RIGHT OF WAY THAT'S NORMALLY INVOLVED WITH THE LOCAL STREET.

WE DON'T THINK THAT VOLUME OF TRAFFIC IS GOING TO TAKE PLACE IN OUR NEIGHBORHOOD.

SO WE ARE ASKING FOR THAT WAIVER. WE ARE ALSO ASKING FOR THE WAIVER GOING ONLY HAVING 30FT OF PAVING FOR THAT FIRST LEG OF THE INTERSECTION OF THOSE ENTRANCES. SO WE HIT THAT FIRST STREET. THE CITY REQUIRES THE CITY REQUIRE EVERY STREET OUT THERE TO HAVE 31FT OF PAVING VERSUS 26, WHICH IS THE CITY STANDARD OF THE SIX. AND THEN ONCE AGAIN, THAT THAT EXTRA PAVING ALLOWS FOR TO HANDLE THAT TRAFFIC VOLUME.

WE THINK IF THE STREETS ARE 30FT WIDE VERSUS 26FT WIDE, THAT'S GOING TO ENCOURAGE PEOPLE TO BYPASS THE INTERSECTION AT SPRING CREEK AND COMMUNICATIONS IF THERE'S RED LIGHTS TO CUT THROUGH THE NEIGHBORHOOD, WHICH WE DON'T THINK IS A BENEFIT TO OUR RESIDENTS. THE LAST THING HAS TO DO WITH THE DRIVEWAY SPACING TO THE FOR THE DRIVEWAY TO THE EAST OF US FROM THE PLAZA'S DEVELOPMENT.

IF WE MET THE SPACING REQUIREMENT THAT THE CITY HAS FOR DRIVEWAY SPACING OUR DRIVE, OUR DRIVEWAY WOULD BE LOCATED BASICALLY AT THE WEST END OF LOT ONE. JUST TO THE WEST OF THE ENTRY STREET.

THAT WEST PROPERTY LINE WOULD BE THE WEST PROPERTY LINE OF OUR STREET. WHAT THAT DOES IS THAT DOES NOT GIVE ME 125 FOOT INTERSECTION OFFSET FROM THE CONTINUATION OF THAT STREET TO THE NORTH. SO I COME IN AND THEN I, PER THE CITY'S CODE, I HAVE TO HAVE 125FT BEFORE I CAN HIT ANOTHER NORTH SOUTH STREET.

SETTING THAT TO MEET THE DRIVEWAY SPACING STANDARDS. I CAN'T DO THAT.

IF I OFFSET THAT TO KEEP GOING FURTHER TO THE WEST AND OFFSET THAT STREET 125FT, WHAT I END UP DOING IS THAT ENTRY STREET ENDS UP BEING IN LOT TWO AND THREE, WHICH STARTS GOING INTO THE RIGHT TURN LANE OF COMMUNICATIONS PARKWAY.

SO NOW THAT'S EVEN THAT, IMPACT THAT'S IN MY OPINION THAT'S A GLOBAL IMPACT VERSUS AN INTERNAL IMPACT.

SO WE HAVE PROPOSED TO LEAVE THE STREET WHERE IT IS.

OUR TRAFFIC VOLUMES ARE SO SMALL. WE HAVE 14 LOTS ON ONE STREET, 19 LOTS ON THE OTHER STREET.

[01:40:06]

AND WITH THAT, I WILL STOP TALKING, SIR. ALL RIGHT.

THANK YOU. COMMISSIONERS, QUESTIONS FOR THE APPLICANT.

COMMISSIONER BROUNOFF. THANK YOU. IF, AS YOU SAY A COMMERCIAL EMPLOYMENT TYPE OF DEVELOPMENT WOULD NOT BE APPROPRIATE OR VIABLE IN THIS SPACE, WHY ARE YOU RETAINING COMMERCIAL EMPLOYMENT AS THE BASE ZONING OF YOUR PLANNED DEVELOPMENT? THANK YOU. BECAUSE WHILE ALL INTENTIONS ARE GOOD, EVERYTHING IS A RISK.

AND OUR CLIENT HAS COMMITTED TO THE PROPERTY OWNER TO NOT TO NEGATIVELY IMPACT THE PROPERTY IF FOR SOME REASON, THE DEAL BUSTS. IF THE BUILDER WALKS AND WE CAN'T FIND ANOTHER BUILDER.

IF FOR WHATEVER REASON SOMETHING HAPPENS WITH THE DEVELOPER AND IT DOESN'T, THE DEAL DOESN'T GO THROUGH.

WE DON'T WANT TO ZONE THE PROPERTY FOR SF6 AND THEN GIVE THE PROPERTY OWNER EIGHT AND A HALF ACRES ZONED SF6 THAT HE THAT HE MAY NOT BE ABLE TO MARKET TO SOMEBODY.

SO WE FELT THIS WAS THE BEST WAY TO MINIMIZE HIS EXPOSURE AND STILL PROVIDE US THE OPPORTUNITY TO DO THE NEIGHBORHOOD AS WE'RE PROPOSING.

OKAY. BUT YOU UNDERSTAND, WE'RE ASKED TO EVALUATE A PROPOSAL FOR HOMES, NOT A PROPOSAL FOR A COMMERCIAL EMPLOYMENT USE.

YES, SIR. WE DON'T HAVE A CONCEPT PLAN FOR ANY SORT OF COMMERCIAL EMPLOYMENT USE IN FRONT OF US.

CORRECT, SIR. BECAUSE WE WE BELIEVE THAT THE SINGLE FAMILY NEIGHBORHOOD IS THE BEST USE FOR THE PROPERTY.

AND IF WHAT YOU'RE SAYING IS TRUE, THAT IT'S NOT VIABLE, WHAT WOULD BE THE POINT OF MAINTAINING THE COMMERCIAL EMPLOYMENT BASE ZONING IF YOU CAN'T DO IT? I MEAN, BECAUSE THAT'S WHAT THE PROPERTY OWNER HAS ON HIS PROPERTY TODAY, THAT IS THAT IS NOT OUR DECISION.

THE PROPERTY OWNER CURRENTLY OWNS THE PROPERTY EIGHT AND A HALF ACRES BECAUSE OF MARIPOSA, BECAUSE OF THE PLAZA. THOSE DEVELOPMENTS, IN OUR OPINION HAVE IMPACTED THIS PROPERTY.

THE PROPERTY OWNER STILL OWNS IT. IT'S STILL ZONED FOR C E AT THIS STAGE OF THE GAME, HE DOES NOT HAVE AN OPTION.

HE DOES NOT HAVE AN OPTION TO DEVELOP IT COMMERCIALLY.

BUT NOBODY WANTS TO GIVE AWAY THEIR COMMERCIAL ZONING.

WELL, I MEAN, ON THE ONE HAND, YOU'RE KEEPING YOUR OPTIONS OPEN FOR A COMMERCIAL EMPLOYMENT DEVELOPMENT.

ON THE OTHER HAND, YOU'RE SAYING CAN'T DO IT.

THE OTHER PROPERTIES HAVE IMPACTED THIS PROPERTY TO THE POINT THAT THAT'S NOT THAT'S NOT REALLY FEASIBLE. I DON'T I CAN'T RESOLVE THE CONFLICT IN MY OWN MIND.

I'M SORRY. YOU HAVE A COLLEAGUE THERE WHO WANTS TO SPEAK.

INTRODUCE YOURSELF, IF YOU WOULD, PLEASE. YEAH, I SIGNED UP TO SPEAK.

BRIAN ROBERTSON. I'M THE DEVELOPER, PURCHASER FOR THE PROPERTY WITH ROBERTSON COMPANIES, 5700 GRANITE PARKWAY HERE IN PLANO.

JUST TO ELABORATE A COUPLE THINGS ON WHAT MR. SYLO SAID. SO WE DO HAVE THE PROPERTY OWNER HERE TODAY.

HE OWNS A LITTLE OVER 60 ACRES AROUND US. HE HAS SOLD OFF SOME TO THE CURRENT OWNER OF THE PLAZA THAT CURRENTLY HAS CE ZONING. WE WORKED WITH THE SURROUNDING PROPERTY OWNERS, INCLUDING MARIPOSA, WHICH WE GOT SUPPORT FOR OUR USE GIVEN THEIR 55 AND OLDER ACTIVE ADULT COMMUNITY.

WE ALSO HAVE SUPPORT FROM THE SELLER BECAUSE HE INTENDS TO DEVELOP NOT ONLY TO THE WEST ON THE WEST SIDE, BUT NORTHEAST OF OUR SITE, WHICH IS DUE NORTH OF THE PLAZA.

WE HAVE AN AGREEMENT THAT BECAUSE OUR CURRENT PROPERTY CANNOT BE MORE THAN TWO STORIES, BECAUSE WE HAVE EXISTING ZONING ON THE SOUTHWEST CORNER, WHICH IS WOLF CREEK ESTATES, THAT IS ONE OF THE MAIN REASONS WHY HE WANTS TO SELL THIS PROPERTY OFF.

BUT HE WANTS TO BE INTIMATELY INVOLVED BECAUSE IT'S A LEGACY.

IT'S A FAMILY LEGACY WITH HIM OWNING ALL THE PROPERTIES THE BACCUS FAMILY, WHICH YOU ALL KNOW HERE IN PLANO.

HE WANTS TO SEE THIS PROJECT COME TO FRUITION BY ADDING FUTURE HOMEOWNERS TO THE NEIGHBORHOOD, BECAUSE HE FEELS LIKE THE COMMERCIAL EMPLOYMENT DISTRICT AT THIS CORNER WITHOUT GOING HIGHER THAN TWO STORIES DOESN'T HAVE THE VALUE, SO WE'RE PAYING FOR THAT VALUE. HENCE THE TWO AND A HALF TO $2.8 MILLION HOMES.

AND THESE ARE LUXURY HOMES. ONE OTHER POINT I WANT TO JUST CORRECT, SINCE WE'RE ON THE RECORD STARSIDE HAD INTEREST.

STARSIDE IS A NEIGHBORHOOD NEXT TO HERE. WE ARE MIRRORING THEIR LUXURY VILLA.

[01:45:01]

SO I HOPE THAT ANSWERED SOME OF THE QUESTIONS ON WHY WE'RE MAINTAINING THE CE ZONING.

IF WE REZONE IT OR WE CALL IT A RESIDENTIAL DISTRICT, WE'RE AFFECTING THE HEIGHTS THAT ARE THE HEIGHT RESTRICTIONS THAT ARE IN PLACE BASED ON THAT RESIDENTIAL DISTRICT OR ZONING.

SO WE TRY TO COME UP WITH A SOLUTION WITH THE SURROUNDING PROPERTY OWNERS, AND WE FEEL LIKE WE'VE DONE THAT FROM A PD STANDPOINT.

AREN'T THOSE HEIGHT RESTRICTIONS FOR THE PURPOSE OF PROTECTING THE RESIDENTIAL PROPERTIES? THAT IS CORRECT. AND WE'RE WELL AND WE'RE WELL AWARE OF T HE POTENTIAL SURROUNDINGS AND THE SITE PLANS.

OUR BUILDERS ARE ACTUALLY WILLING AND WE'VE HAD VERY, VERY INTENSE CONVERSATIONS ON THIS BECAUSE OF THE LOCATION AND WHAT YOU HAVE AROUND HERE WITH THE THE DEMAND FOR HIGH END LUXURY REAL ESTATE, OR CALL IT A LOCK AND LEAVE BUYER IN THIS COMMERCIAL EMPLOYMENT DISTRICT OR THE HEADQUARTERS THAT ARE ALL UP THERE AT LEGACY WEST, WE REALLY FEEL LIKE THERE'S A DEMAND AT THIS PRICE POINT FOR A LOCK AND LEAVE BUYER THAT WANTS A REALLY NICE HOME, BUT DOESN'T WANT THE HALF ACRE LOT AND HAVE TO KEEP UP WITH.

AND SO WE ARE PUTTING A DISCLOSURE IN OUR SALES CONTRACTS.

WE'VE TALKED THAT VERY, VERY DEEPLY WITH THE BUILDER.

WE'RE GOING TO OBVIOUSLY TO PROMOTE THE NEIGHBORHOOD.

WE'RE GOING TO HAVE SITE PLANS EVERYWHERE. SO EVEN THOUGH THE PLAZA IS APPROVED TO THE EAST, DOESN'T MEAN THE PLAZA IS GOING TO BE THE PLAZA IN 3 TO 5 YEARS, BUT WE'RE GOING TO PROMOTE IT BECAUSE WE THINK IT'S A GREAT USE, AND WE'D LOVE TO SEE IT COME TO FRUITION, JUST LIKE YOU ALL.

OKAY. THANK YOU. ANY OTHER QUESTIONS, COMMISSIONERS? ANY OTHER QUESTIONS FOR THE APPLICANT? NOBODY.

NO OTHER LIGHTS. OKAY. I THINK WE'RE GOOD. THANK YOU VERY MUCH.

DO WE HAVE ANY OTHER REGISTERED SPEAKERS ON THIS ITEM? THE ONLY OTHER REGISTERED SPEAKERS ARE ALSO APPLICANTS.

OKAY. ANY OTHER COMMENTS? APPLICANTS. SINCE ALL Y'ALL ARE REGISTERED.

I JUST WANT TO BEFORE I CLOSE THE PUBLIC HEARING, IF YOU HAVE ANYTHING TO SAY.

ALL RIGHT. MY NAME IS MARK HESSE, AND I'M THE ATTORNEY FOR THE APPLICANT.

AND I'M ALSO A RESIDENT THAT LIVES RIGHT AROUND THE CORNER FROM THIS HOUSE IN NORMANDY ESTATES, AND THE ONLY THING I REALLY WANT TO SAY, AND THE ONE, THE ONE THING I'D LIKE TO STRESS IS I MOVED TO PLANO IN 1984.

I'VE BEEN HERE OVER 40 YEARS. I'VE WATCHED THIS CITY GROW.

I'VE WATCHED IT DEVELOP, AND I'VE WATCHED HOW THE HOUSING HAS CHANGED OVER THE YEARS.

AND I REMEMBER THE FIRST TIME I SAW A HOUSING DEVELOPMENT THAT DEVELOPED IN A NEIGHBORHOOD WHERE THERE WAS A LARGE WATER TOWER.

I THOUGHT TO MYSELF, WHO IN THE WORLD IS GOING TO BUY HOMES THAT ARE THAT CLOSE TO A WATER TOWER? AND THE REALITY OF THE SITUATION IS PEOPLE FIND WAYS TO ADAPT TO WHAT THE SURROUNDINGS ARE.

AND THAT'S WHY I THINK SOMETHING LIKE THIS WOULD BE VERY SUCCESSFUL, EVEN THOUGH THERE'S A IT STRIKES EVERYBODY AS UNUSUAL THAT YOU WOULD BE RIGHT NEXT TO A 22 STORY OFFICE BUILDING OR ASSISTED LIVING. BUT THE REALITY OF THE SITUATION AND PEOPLE DON'T REALLY CARE THAT MUCH ABOUT THAT AS MUCH AS THEY WANT TO BE CLOSE AND THEY WANT TO BE AROUND URBAN DEVELOPMENT. AND THAT'S REALLY KIND OF WHAT PLANO HAS HIT IN SOME OF THESE AREAS AROUND THE TOLLWAY.

SO THAT WAS THE ONLY THING THAT I WANTED TO SAY, AND I WANTED TO MAKE TO MAKE SURE THAT I WAS ON THE RECORD OF BEING IN SUPPORT OF THIS DEVELOPMENT. THANK YOU. GREAT. THANK YOU VERY MUCH. ALL RIGHT.

WITH THAT, I'LL CLOSE THE PUBLIC HEARING RESERVE COMMENTS TO THE COMMISSION.

COMMISSIONER BROUNOFF. THANK YOU, MR. CHAIRMAN.

I SUPPOSE YOU COULD SAY THAT ANY PROPOSED LAND USE IS POTENTIALLY GOOD IF IT'S IN THE RIGHT PLACE. NOT IF IT'S NOT IN THE RIGHT PLACE. I THINK THIS IS A PROPOSAL FOR BEAUTIFUL HOMES IN THE WRONG PLACE. THE REASON IT IS IN THE WRONG PLACE IS THAT WE HAVE A COMPREHENSIVE PLAN THAT WAS DEVELOPED AT GREAT PUBLIC EFFORT, OVERCOMING GREAT PUBLIC CONTROVERSY OVER A LONG PERIOD OF TIME BY MANY PEOPLE WHO COMBINE THEIR EFFORTS TO PRODUCE SOMETHING THAT THE PUBLIC COULD AGREE ON THAT DESIGNATED THIS PART OF THE CITY BASICALLY NORTH OF SPRING CREEK PARKWAY AND BETWEEN COMMUNICATIONS PARKWAY TO THE WEST AND PARKWOOD BOULEVARD ON THE EAST WITH THE FUTURE LAND USE CATEGORY OF EMPLOYMENT CENTER.

OKAY, WITH THE ZONING TO REFLECT THAT BEING THE COMMERCIAL EMPLOYMENT.

OKAY. THE COMPREHENSIVE PLAN SPECIFICALLY PROVIDES A RESIDENTIAL USES ARE NOT APPROPRIATE IN THIS AREA.

THIS AREA IS DESIGNED TO PROMOTE AND SUPPORT THE ECONOMIC LIFE AND FUTURE OF THE CITY BY PROVIDING A PLACE WHERE EMPLOYERS CAN

[01:50:10]

COMMISSIONER BRONSKY, WHO UNFORTUNATELY IS NOT WITH US THIS EVENING, I THINK SPOKE VERY ELOQUENTLY TO THAT POINT A FEW WEEKS AGO WHEN WE WERE CONSIDERING THE PROPOSED PARKS AT LEGACY DEVELOPMENT, WHICH IS THE OLD JCPENNEY CAMPUS.

IN MY VIEW, IT IS NECESSARY FOR US TO RESPECT THE COMPREHENSIVE PLAN.

WHAT IS PROPOSED HERE IS A MAJOR DEPARTURE FROM THE ASSUMPTIONS OF THE PLAN.

THIS IS NOT JUST A SINGLE, YOU KNOW, APARTMENT COMPLEX THAT MAY INCREASE THE PERCENTAGE OF MULTI-FAMILY HOUSING IN THE CITY FROM 21.2% TO 21.4%. THIS IS A MAJOR DEPARTURE FROM THE FUTURE LAND USE MAP, WHICH IMPACTS DIRECTLY ON THE POTENTIAL FOR ECONOMIC DEVELOPMENT BY BASICALLY DESTROYING THE HABITAT WHICH HAS BEEN RESERVED FOR ECONOMIC DEVELOPMENT.

THE BUILDINGS, THE 22 STORY BUILDINGS WHICH HAVE BEEN APPROVED TO THE EAST, AS THE STAFF HAS POINTED OUT, NEGATIVELY IMPACT THESE HOMES FROM THE STANDPOINT OF NOISE, LIGHT, SHADOW AND WHAT THE STAFF DIDN'T MENTION IS PRIVACY.

YOU'VE GOT PEOPLE AS HIGH AS 22 STORY'S UP, LOOKING DOWN ON A RESIDENTIAL AREA AND PEOPLE IN THEIR PRIVATE HOMES.

THESE ARE BEAUTIFUL HOMES. I YOU KNOW, I CAN'T VIEWED IN ISOLATION.

THESE ARE BEAUTIFUL HOMES, YOU KNOW, $2.5 MILLION HOMES LOCATED SOMEWHERE ELSE THEY WOULD BE AN ASSET TO THE CITY.

NOT HERE. NOT IN MY OPINION, NOT HERE. IT HAS BEEN POINTED OUT NOT ONLY TONIGHT, BUT IN OTHER CASES BEFORE US ABOUT, YOU KNOW, THERE'S A NEED FOR AN INCREASED, YOU KNOW, HOUSING DEVELOPMENT. I AGREE WITH THAT.

LET ME JUST RESPECTFULLY SUBMIT THAT 2, $2.5 MILLION HOMES PROBABLY DO NOT ADDRESS THE BULK OF THAT NEED.

SO WITH THAT I'M GOING TO BE AGAINST. THANK YOU.

COMMISSIONER BENDER. THANK YOU. THANK YOU, CHAIRMAN.

ALONG WITH COMMISSIONER BROUNOFF'S COMMENTS MY THOUGHT IS REALLY ABOUT LAND USE.

AND WHEN I THINK OF WHEN I LOOK AT THIS DEVELOPMENT AND I THINK ABOUT LAND USE AND I LOOK AT WHAT'S, AGAIN, YOU LOOK AT THE COMPREHENSIVE PLAN AND YOU LOOK AT WHAT'S BEEN DEVELOPED AND SO FORTH.

I JUST DON'T SEE THIS AS THE RIGHT LAND USE. SO THAT'S MY COMMENT.

THANK YOU. COMMISSIONER ALALI . I AGREE WITH WHATEVER WAS THE APPLICANT WAS SAYING ABOUT THE, LIKE, THE POTENTIAL FOR, YOU KNOW, LIKE MIXED USE AND PROXIMITY TO, YOU KNOW, LIKE SHOPPING, LIVING WITH SHOPPING. BUT WITH THIS DEVELOPMENT, YOU SEE THAT IT'S SECLUDED.

IT IS, YOU KNOW, LIKE IT'S FENCED OUT. THERE'S ONLY TWO WAYS TO GO OUT, YOU KNOW, LIKE IN AND OUT FROM THIS DEVELOPMENT.

I DON'T THINK IT HAS THE SAME, YOU KNOW, LIKE, VISION THAT THEY'RE ENVISIONING.

IT'S NOT GOING TO BE INTEGRATED IN THE SURROUNDING AREAS TO ME.

SO FOR THAT REASON, I DON'T THINK THAT IT'S THE RIGHT USE FOR THIS PIECE OF LAND.

THANK YOU. I THINK OUR ONE OF OUR PRIMARY CHARGES AS A PLANNING AND ZONING COMMISSION IS TO FOLLOW WHERE POSSIBLE, UNLESS WE SEE SIGNIFICANT DEVIATIONS, THE GUIDING PRINCIPLES OF THE COMPREHENSIVE PLAN.

AND WE ALL KNOW THE FINDINGS POLICY, WHICH IS IN ORDER FOR US TO DEVIATE FROM THE PLAN AND SIGN FINDINGS, WE HAVE TO FIND ONE OF SEVERAL THINGS. ONE, THAT WHATEVER IS PRESENTED IN FRONT OF US FITS THE GUIDING PRINCIPLES OF THE COMPREHENSIVE PLAN.

IT'S SUBSTANTIALLY BENEFICIAL TO THE IMMEDIATE NEIGHBORS, THE SURROUNDING COMMUNITY, AND THE GENERAL PUBLIC INTEREST.

AND IN ORDER TO OVERRIDE THE COMPREHENSIVE PLAN, WE NEED TO AS A COMMISSION FIND THOSE THINGS.

I BELIEVE THIS PRODUCT IS DESPERATELY NEEDED IN PLANO.

I DO BELIEVE THERE'S A MARKET FOR IT. I DO BELIEVE YOU HAVE, YOU WOULD SELL EVERY ONE OF THEM.

UNFORTUNATELY, I DO AGREE. AND UNFORTUNATELY FOR YOU, I DO AGREE WITH THE OTHER COMMISSIONERS THAT HAVE SPOKEN AND I DO NOT FIND THAT THIS PROJECT RISES TO THE LEVEL THAT WE CAN DISREGARD THE COMPREHENSIVE PLAN, THAT IT IS OUR DUTY TO IMPLEMENT AS BEST AS WE

[01:55:05]

I DO HAVE TO AGREE WITH COMMISSIONER BROUNOFF.

I THINK IT'S A GREAT PROJECT IN THE WRONG LOCATION.

SO THAT'S MY POSITION. COMMISSIONER LINGENFELTER ANY COMMENTS? YOU ARE THE ONLY ONE WHO HASN'T SPOKEN. SO SINCE WE'RE KIND OF SHORT HANDED TONIGHT. I THINK I'M VERY PRO DEVELOPMENT AND WANT TO SEE THE RESIDENTIAL. AS WE'VE TALKED AND I'VE LOOKED AT THIS AND GONE BACK AND FORTH FOR DAYS NOW SINCE, SINCE IT WAS SENT TO US, WE WERE ABLE TO LOOK AT IT.

BUT ULTIMATELY I HAVE TO AGREE. I MEAN, IT TAKES A LOT TO HAVE TO DEVIATE FROM THE COMPREHENSIVE PLAN FOR BECAUSE WE DO HAVE TO SIGN OUR LIVES AWAY IT FEELS LIKE WHEN WE DO DEVIATE, AND WE MUST JUSTIFY THAT.

AND I JUST DON'T THINK THIS WILL ALLOW ME TO IS ENOUGH FOR ME TO JUSTIFY THAT DEVIATION.

SO. ALL RIGHT. COMMISSION ANYBODY PREPARED TO MAKE A MOTION? COMMISSIONER BROUNOFF. MR. CHAIRMAN, I MOVE THAT ITEM 5A BE DENIED.

H AVE A SECOND FROM ANYBODY? COMMISSIONER BENDER? YES. I SECOND THE MOTION. ALL RIGHT. ANY OTHER DISCUSSION? ANYBODY, PLEASE. AND JUST TO BE CLEAR, A YEA VOTE IS TO DENY.

A NAY VOTE IS TO PURSUE ANOTHER MOTION. SO, ALL IN ALL, IN FAVOR OF THE MOTION TO DENY.

OKAY. OKAY. THE MOTION PASSES 5 TO 0.

SO THANK YOU, GENTLEMEN, FOR BEING WITH US TONIGHT.

WE NEED TO TAKE UP ITEM 5B. COMMISSIONER BENDER.

OH, I'M SORRY, I THOUGHT YOUR LIGHT WAS PROBABLY STILL LEFT ON FROM LAST TIME, I APOLOGIZE. COMMISSIONER BROUNOFF. OKAY, I MOVE THAT WE DENY ITEM 5B.

COMMISSIONER BENDER. YES, I WOULD SECOND THE MOTION.

ANY OTHER DISCUSSION FROM THE COMMISSION? ALL RIGHT, SO JUST TO BE CLEAR, AGAIN, THIS IS A MOTION TO DENY.

SO A YEA VOTE IS TO DENY. A NAY VOTE IS TO CONSIDER A SEPARATE MOTION.

ALL PLEASE VOTE. MOTION PASSES 5 TO 0. ITEM NUMBER SIX. NON PUBLIC HEARING ITEMS.

[6. (MC) Discussion and Action: Call for Public Hearing – Request to call a public hearing to amend Urban Mixed Use-1 on 156.3 acres located at the southeast corner of Plano Parkway and Custer Road. Project #CPH2025-001. Applicant: Jackson Walker, LLP. (Legislative consideration)]

THE PRESIDING OFFICER WILL ESTABLISH TIME LIMITS BASED UPON THE NUMBER OF SPEAKER REQUESTS, LENGTH OF THE AGENDA, AND TO ENSURE MEETING EFFICIENCY MAY INCLUDE A TOTAL TIME LIMIT.

AGENDA ITEM NUMBER SIX IS A REQUEST TO CALL A PUBLIC HEARING TO AMEND URBAN MIXED USE ONE ON 156.3 ACRES LOCATED AT THE SOUTHEAST CORNER OF PLANO PARKWAY AND CUSTER ROAD.

APPLICANT IS JACKSON WALKER LLP. THIS ITEM IS FOR LEGISLATIVE CONSIDERATION.

THANK YOU. COMMISSION THIS CALL FOR PUBLIC HEARING IS TO REQUEST THE APPLICANT WOULD LIKE TO AMEND THE UMU 1 HERITAGE CREEKSIDE DISTRICT. WE REQUIRE THESE CALLS FOR PUBLIC HEARING WHENEVER A DISTRICT.

IN THIS CASE UMU 1 , HAS MULTIPLE PROPERTY OWNERS.

HOWEVER, THE APPLICANT HAS STATED IN THE LETTER PROVIDED THAT THEY INTEND TO THIS UMU 1 AMENDMENT PROPOSED WILL ONLY IMPACT THE TRACTS OWNED BY RPC. DO YOU HAVE ANY QUESTIONS? I'D BE HAPPY TO ANSWER THEM. STAFF IS RECOMMENDING THAT THE COMMISSION CALL A PUBLIC HEARING ON THIS ITEM.

COMMISSIONERS, ANY QUESTIONS FOR STAFF? JUST TO REFRESH OUR MEMORIES, IF WE DON'T DO THIS, THEY HAVE TO GET WHAT PERCENTAGE OF THE OWNERS TO ALL AGREE? 100%. 100%. OKAY. SO LOOKING AT THE MAP, THERE'S A LOT OF PROPERTY OWNERS OUT THERE.

THAT'S CORRECT. OKAY. GREAT. THANK YOU VERY MUCH FOR THE CLARIFICATION.

ALL RIGHT. NO QUESTIONS FROM COMMISSION. ALL RIGHT.

DO WE HAVE ANY REGISTERED SPEAKERS ON THIS ITEM? I KNOW IT'S NOT A PUBLIC HEARING, BUT THERE ARE TWO REGISTERED SPEAKERS.

BOTH ARE APPLICANTS, BILL DAHLSTROM AND KAY ADKINS.

[02:00:04]

ANY QUESTIONS FOR THE APPLICANT? NOPE. SEEING NONE.

COMMISSION WHAT'S YOUR PLEASURE? COMMISSIONER LINGENFELTER.

I'D LIKE TO MOVE THAT WE APPROVE AND GRANT THE PUBLIC HEARING AS RECOMMENDED BY STAFF.

COMMISSIONER BROUNOFF. I SECOND THE MOTION. ALL RIGHT.

WE HAVE A MOTION AND A SECOND. ANY OTHER DISCUSSION? NOBODY.

PLEASE VOTE. PASSES 5 TO 0. THANK YOU, MR. DAHLSTROM, FOR HANGING OUT WITH US TONIGHT.

ALL RIGHT. COMMENTS OF PUBLIC INTEREST. THERE ARE NO REGISTERED SPEAKERS FOR COMMENTS OF PUBLIC INTEREST.

ALL RIGHT. WITH THAT, WE. THAT'S THE END OF THE AGENDA.

I WILL ADJOURN THE MEETING AT 8:01 P.M..

* This transcript was compiled from uncorrected Closed Captioning.