JANUARY 16, 2024 PLANNG AND ZONING COMMISSION PLANNING AND ZONING COMMISSION JANUARY 16, 2024 >> Chair Downs: JANUARY 16 AT 7:10 WE WILL COME TO ORDER. IF YOU WOULD, PLEASE RISE AND JOIN ME IN THE PLEDGE OF ALLEGIANCE. [PLEDGE OF ALLEGIANCE] >> COMMENTS OF PUBLIC INTEREST THIS PORTION OF THE MEETING IS TO ALLOW UP TO THREE MINUTES PE SPEAKER WITH 30 TOTAL MINUTES ON ITEMS OF INTEREST OR CONCERN AND NOT ON ITEMS THAT ARE ON TH CURRENT AGENDA. THE PLANNING AND ZONING COMMISSION MAY NOT DISCUSS THESE ITEMS, BUT MAY RESPOND WITH FACTUAL OR POLICY THE PLANNING AND ZONING COMMISSION MAY CHOOSE TO PLACE THE ITEM ON A FUTURE AGENDA. THE PRESIDINOFFICER MAY MODIFY THESE TIMES AS DEEMED NECESSARY. >> Chair Downs: THANK YOU. DO WE HAVE ANY SPEAKERS ON THIS ITEM? >> NO, WE DO NOT. >> Chair Downs: THANK YOU. MOVE TO CONSENT. >> CONSENT AGENDA. THE CONSENT AGENDA WILL BE ACTED UPON IN ONE MOTION AND CONTAINS ITEMS WHICH ARE ROUTINE AND TYPICALLY NONCONTROVERSIAL. ITEMS MAY BE REMOVED FROM THIS AGENDA FOR INDIVIDUAL CONSIDERATION BY COMMISSIONERS OR STAFF. >> Chair Downs: WOULD ANYONE LIKE TO REMOVE AN ITEM FROM THE CONSENT AGENDA? COENTGENDA AS SUBMITTED. >> SECOND. >> Chair Downs: I HAVE A MOTION BY COMMISSIONER BRONSKY WITH A SECOND BY COMMISSIONER RATLIFF TO APPROVE THE CONSENT AGENDA. PLEASE VOTE. CONSENT AGENDA CARRIES 8-0. PUBLIC HEARING ITEMS. >> ITEMS FOR INDIVIDUAL CONSID PUBLIC HEARING ITEMS. UNLESS INSTRUCTED OTHERWISE BY THE CHAIR, SPEAKERS WILL BE CALLED IN THE ORDER REGISTRATIONS ARE 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 MODIF THESE TIMES AS DEEMED NECESSARY ADMINISTRATIVE CONSIDERATION ITEMS MUST BE APPROVED IF THEY MEET CITY DEVELOPMENT REGULATIO LEGISLATIVE CONSIDERATION ITEMS ARE MORE DISCRETIONARY, EXCEPT AS CONSTRAINED BY LEGAL CONSIDE AGENDA ITEM NO. 1. PUBLIC HEARING - REPLAT AND REVISED SITE PLAN: PLANO CGREGATN OF JEHOVAH'S WNESSES ADDITION, BLOCK 1,OT 1 - RELIGIOUS FACILITY ON ONE LOT ON 2.0 ACRES LOCATED ON THE NORTH SIDE OF 18TH STREET, 1,18 FEET EAST OF SHILOH ROAD. ZONED SINGLE-FAMILY RESIDENCE-6 APPLICANT: OAK PARK CONGREGATIO OF JEHOVAH'S WITNESSES. THIS IS FOR LEGISLATIVE CONSIDERATIO. >> GOOD EVENING, COMMISSIONER. MY NAME IS DONNA SEPULVEDA, SENIOR PLANNER WITH THE PLANNING DEPARTMENT. THE PURPOSE FOR THIS REPLAT AND REVISED SITE PLAN IS TO REDEVELOP A RELIGIOUS FACILITY. THE SLIDE ON THE SCREEN SHOWS AN AERIAL IMAGE OF THE PROPERTY. THE SITE CONTAINS AN EXISTING RELIGIOUS FACILITY BUILDING. THE APPLICANT IS PROPOSING TO DEMO THE EXISTING STRUCTURE AND CONSTRUCT A NEW FACILITY IN THE SAME LOCATION. A REPLAT WAS SUBMITTED TO MODIFY THE DRAINAGE AND FLOODWAY EASEMENT. AND A REVISED SITE PLAN WAS SUBMITTED TO SHOW THE REDEVELOPMENT AND RELATED SITE IMPROVEMENTS. THE APPLICANT IS REQUESTING TWO VARIANCES. FIRST IS A VARIANCE TO HAVE ONE POINT OF ACCESS AND THE SECOND VARIANCE IS FOR ONE DUMPSTER. THE APPLICANT IS REQUESTING THE P&Z TO GRANT A VARIANCE TO ALLOW FOR ONE POINT OF ACCESS. THE SITE HAS BEEN OPERATING WITH ONE POINT OF ACCESS TO 18th STREET, AS SHOWN IN YELLOW ON THE SCREEN. A SECOND POINT CANNOT BE OBTAINED BECAUSE THE PROPERTY IS SURROUNDED BY A RESIDENTIAL ALLEY. THE ORDINANCE ALLOWS THE COMMISSION TO APPROVE A LOT HAVING ONE POINT OF ACCESS IF IT IS DETERMINED THE SECOND POINT OF ACCESS CANNOT BE OBTAINED AND FIRE SAFETY AND TRAFFIC IS SUFFICIENT. FIRE AND TRAFFIC HAVE REVIEWED THE SITE PLAN AND HAVE APPROVED IT WITH ONE POINT OF ACCESS. THE SECOND VARIANCE WILL BE REQUESTED TO THE BOARD OF ADJUSTMENT. THE ZONING ORDINANCE REQUIRES A MINIMUM OF TWO SOLID WASTE CONTAINERS TO BE PROVIDED PER LOT. AS PART OF THE REDEVELOPMENT, THE APPLICANT IS ADDING A SINGLE DUMPSTER AS SHOWN IN ORANGE ON THE SCREEN. A SECOND DUMPSTER CANNOT REASONABLY BE PROVIDED DUE TO THE SITE BEING HEAVILY ENCUMBERED BY A DRAINAGE AND FLOODPLAIN EASEMENTS SHOWN ON THE SCREEN. THE SITE CURRENTLY DOES NOT HAVE ANY DUMPSTERS. AND THE ENGINEERING DEPARTMENT TYPICALLY DOES NOT ALLOW DUMPSTERS TO BE PLACED WITHIN THE DRAINAGE AND FLOODPLAIN EASEMENT. HOWEVER THE ENGINEERING DEPARTMENT MADE AN EXCEPTION FOR ONE DUMPSTER BECAUSE IT IS NOT AN ENCLOSED AREA AND NOT AN INHABITABLE STRUCTURE. APPROVAL OF THE REVISED SITE PLAN AS RECOMMENDED WILL ALLOW THE APPLICANT TO PROCEED WITH THE VARIANCE REQUEST. IF THE BOARD OF ADJUSTMENT DENIES THE REQUEST, THE REQUESTED VARIANCE, THE APPLICANT WILL NEED TO PROVIDE TWO SOLID WASTE CONTAINERS. AND THE REPLAT AND REVISED SITE PLAN IS RECOMMENDED FOR APPROVAL AS SHOWN ON THE SCREEN AND IN THE PACKET. I'M HAPPY TO ANSWER ANY UESTIONS. >> Chair Downs: THANK YOU VERY MUCH. I HAVE A QUESTION, BECAUSE THEY'RE GOING TO GO THROUGH THE VARIANCE PROCESS. SO IT SAYS THEY WILL HAVE TO ADD A SECOND SOLID WASTE CONTAINER. HAVE THEY ALLOWED FOR THAT? WHAT CHANGES WOULD IT REQUIRE TO THE SITEF THEY HAD TO ADD A SECOND ONE? >> THEY COULD POTENTIALLY RECONFIGURE SOME PARKING TO ADD ONE, ALTHOUGH IT WOULD LIKELY BE WITHIN THE DRAINAGE AND FLOODPLAIN EASEMENT AND THE ENGINEERING DEPARTMENT WOULD HAVE TO REVIEW THAT AGAIN. ANOTHER OPTION, THEY WOULD HAVE TO MAKE THEIR BUILDINGS SMALLER. >> Chair Downs: OKAY. THANK YOU. MR. OLLEY. >> Olley: QUICK QUESTION. THE CURRENT BUILDING HAS ONE POINT OF ACCESS CURRENTLY, SO THIS IS JUST THEM ASKING TO MAINTAIN THE SINGLE POINT OF ACCESS DUE TO THE LAYOUT OF THE PROPERTY, YEAH? >> THAT'S CORRECT. >> Olley: HOW THE TRASH PICK UP, THE SOLID WASTE, WHAT DO THEY USE CURRENTLY? IS IT A CART? >> THEY CURRENTLY DO NOT HAVE DUMPSTERS ON SITE. AS PART OF THE REDEVELOPMENT PROCESS THEY WERE ABLE TO ADD ONE DUMPSTER IN THE REQUEST FOR THE VARIANCE. >> Olley: WHAT SERVED THE OLD BUILDING PRIOR TO THIS? >> THAT WOULD BE A GOOD QUESTION FOR THE APPLICANT. >> Olley: THANK YOU. >> Chair Downs: MR. BROUNOFF, I THINK IS NEXT. MR. OLLEY, THANK YOU. >> Brounoff: THANK YOU, MR. CHAIRMAN. I JUST HAVE A QUESTION. WOULD A MOTION TO APPROVE HAVE TO INCLUDE WITHIN THE LANGUAGE OF THE MOTION THE TWO FINDINGS THAT THE STAFF IS SAYING THAT WE WOULD HAVE TO MAKE? THE SECOND POINT OF ACCESS CANNOT BE OBTAINED AND TRAFFIC SAFETY AND FIRE PROTECTION ARE SUFFICIENT. >> Chair Downs: MOTION CAN REFERENCE STAFF'S RECOMMENDATION. >> Brounoff: OKAY. THK YOU. >> Chair Downs: COMMISSIONER TONG. >> Tong: THANK YOU, MR. CHAIRMAN. MY QUESTION TO THE STAFF IS SO THIS REQUEST IS RECOMMENDED FOR APPROVAL SUBJECT TO US DETERMINING WHETHER THE TRAFFIC SAFETY AND FIRE PROTECTION ARE SUFFICIENT. IS THAT CORRECT? >> YES, FOR THE ONE POINT OF ACCESS. >> Tong: DO YOU HAVE AN ENGINEER OR FIRE, I GUESS FIRE DEPARTMENT ANALYSIS ON THE SITE WHETHER THIS IS SUFFICIENT OR NOT? >> YES. AS PART OF THE REVIEW PROCESS, IT IS SENT TO THE FIRE DEPAMENT C ENGINEERS TO REVIEW. AND THEY FOUND THIS LAYOUT ACCEPTABLE AND DID NOT SEE ANY FIRE CONCERNS. >> Tong: SO FOR US TO DETERMINE WHETHER THIS IS SUFFICIENT OR NOT, WE NEED TO SEE THAT REPORT. DID YOU INCLUDE THAT IN THE REPORT? >> IF THERE WERE FIRE OR TRAFFIC CONCERNS, IT WOULD BE STATED IN THE REPORT. BUT THEY DON'T HAVE ANY. IT WAS APPROVED BY THEM. AN FURTHER QUESTIONS? IF N, I WILL OPEN THE PUBLIC HEARING. DO WE HAVE ANY SPEAKERS ON THIS ITEM? >> THE APPLICANT IS AVAILABLE TO ANSWER ANY QUESTIONS FROM THE COMMISSION. >> Chair Downs: DO WE HAVE A QUESTION FOR THE APPLICANT? OKAY. SO IF THE APPLICANT WOULD COME FORWARD. >> CAN WE HAVE JASON PAYNE AND ROGERIO ALMEDA. >> Chair Downs: STATE YOUR NAME AND ADDRESS. >> JASON PAYNE. I'M AT 85 [INDISCERNIBLE] FORT WORTH, TEXAS. >> Chair Downs: YOU MAY BE ABLE TO ANSWER HIS QUESTION. >> Olley: CURRENTLY HOW DO YOU SERVICE YOUR TRASH RIGHT NOW? IS IT A CART? A DUMPSTER? >> IT'S A CART. JUST A FEW CONTAINERS THAT WE TAKE OUT ONCE A WEEK. WE HAVE THREE OF THEM. >> Olley: TAKE OUT ONCE A WEEK AND LEAVE IT? >> YEAH, FOR PICKUP. THERE'S NO DUMPSTER PAD BUT THERE IS TRASH PICKUP. >> Olley: THANK YOU. >> Chair Downs: THANK YOU. ANY OTHER QUESTIONS FOR THE APPLICANT? OKAY. THANK YOU VERY MUCH. DO WE HAVE ANY OTHER SPEAKERS? >> NO, WE DO NOT. >> Chair Downs: ALL RIGHT. THANK YOU. I'LL CLOSE THE PUBLIC HEARING. CONFINE THE DISCUSSION TO THE COMMISSION. >> MR. CHAIRMAN, I MAKE A MOTION THAT WE APPROVE THE -- THAT WE APPROVE THE REPLAT AS SUBMITTED, AS RECOMMENDED BY STAFF. I'M AUMIN WE NEED SEPARATE TIONS ON THE TWO ASPECTS OF THIS. >> Chair Downs: WE'LL DO IT AS TWO. I HAVE A MOTION TO APPROVE THE REPLAT ON ITEM 1. I HAVE A SECOND -- MOTION BY COMMISSIONER BROUNOFF. A SECOND BY COMMISSIONER OLLEY TO APPROVE ITEM 1 REPLAT. PLEASE VOTE ON THAT. THAT ITEM CARRIES 8-0. >> MR. CHAIRMAN, I MOVE THAT WE APPROVE THE SITE PLAN AS RECOMMENDED BY STAFF WITH THE CONDITION OF THE BOARD OF ADJUSTMENT GRANTING APPROVAL OF VARIANCE TO ALLOW ONE SOLID WASTE CONTAINER. >> Chair Downs: DID HE SAY REVISED? HIS MOTION CONCERNED THE REVISED SITE PLAN. WE HAVE A SECOND BY COMMISSIONER OLLEY. IT MUST BE THE WEATHER OUT. WE'RE ALL STUMBLING AROUND UP HERE. ALL RIGHT. SO WE HAVE A MOTION BY COMMISSIONER BROUNOFF WITH A SECOND BY COMMISSIONER OLLEY TO APPROVE THE REVISED SITE PLAN PER STAFF RECOMMENDATION. PLEASE VOTE. THAT ITEM CARRIES 8-0. MY CHARGING CORD DIDN'T EVEN WORK. EVERYBODY'S HEADED SOUTH. ITEM 2. >> AGENDA ITEM NO. 2. PUBLIC HEARING - REPLAT: 544 STORE ADDITION, BLOCK A, LOT 1R - CONVENIENCE STORE, FUEL STATION, RETAIL, AND RESTAURANT ON ONE LOT ON 4.6 ACRES LOCATED ON THE SOUTH SIDE OF 14TH STREET, 630 FEET WEST OF PARK VISTA ROAD. ZONED LIGHT INDUSTR APPLICANT: AJNISHA INVESTMENT, THIS IS FOR ADMINISTRATIVE CONS. >> GOOD ENING, MR. CHAIR, MEMBERS OF THE COMMISSION. I'M RAHA POULADI, THE PLANNER& WITH THE PLANNING DEPARTMENT. STAFF RECOMMENDS APPROVAL OF THE REPLAT. I'M HAPPY TO ANSWER ANY QUESTIONS YOU MIGHT HAVE. >> Chair Downs: THANK YOU. ANY TECHNICAL QUESTION FOR STAFF ON THIS ITEM? THANK YOU VERY MUCH. I'LL OPEN THE PUBLIC HEARING. DO WE HAVE ANY SPEAKERS ON THIS ITEM? >> NO, WE DO NOT. >> Chair Downs: THANK YOU. I WILL CLOSE THE PUBLIC HEARING. CONFINE THE DISCUSSION TO THE COMMISSION. MR. BRONSKY. >> Bronsky: I MOVE WE APPROVE AGENDA ITEM 2 AS RECOMMENDED BY STAFF. >> SECOND. >> Chair Downs: I HAVE A MOTI BY COMMISSIONER BRONSKY WITH A SECD BY COMMISSIONER TONG TO APPROVE ITEM 2 AS RECOMMENDED BY STAFF. PLEASE VOTE. ITEM CARRIES 8-0. ITEM 3. >> AGENDA ITEM NO. 3. PUBLIC HEARING - REPLAT: COLLIN CREEK SINGLE FAMILY, BLOCKS A-L AND COLLIN CREEK, BLOCK M, LOT 1-402 SINGLE-FAMILY RESIDENCE LOTS, 25 COMMON AREA LOTS, AND VACANT LOT ON 100.0 ACRES LOCATED ON THE EAST SIDE OF ALM DRIVE, 550 FEET NORTH OF PLANO ZONED URBAN MIXED-USE-3 APPLICANTS: ASHTON DALLAS RESIDENTIAL, BRIGHTLAND HOMES, MATTAMY HOMES, MM CCM 48M, LLC, AND VM FUND I, LLC. THIS IS FOR ADMINISTRATIVE CONSIDERATIO. >> THIS ITEM IS RECOMMENDED FOR APPROVAL AS SUBMITTED. I'M HAPPY TO ANSWER ANY QUESTIONS. ANY TECHNICAL QUESTIONS FOR STAFF ON THIS ITEM? MR. OLLEY. >> Olley: JUST ONE. THERE'S A COMMEHAT SAYS THE EXISTING BOUNDARIES HAVE CAUSED DELAYS IN ISSUING BUILDING PERMITS FOR THE HOMES. CAN YOU EXPAND ON THAT A LITTLE? WHAT ABOUT THE EXISTING BOUNDARIES HAVE DELAYED BUILDING PERMITS? >> THEY DIDN'T HAVE ACCURATE FLOOR PLANS, ORIGINALLY, SO THEY CONFLICT WITH THE LOCATION OF THE HOMES. AND THE APPLICANT IS ALSO HERE TO FURTHER EXPAND ON THAT. >> Olley: CAN I ASK THE APPLICANT A QUESTION? >> Chair Downs: GO AHEAD, MR. BELL. >> YEAH, THE EASEMENTS THAT ARE PROVIDED ON THE REPLAT ARE ACTUALLY IN THE INCORRECT LOCATION SO IT CAUSED CONFLICT WITH THEIR BUILDING PLANS. THEY HAD THE OPTION TO SHRINK THE EASEMENTS OR REMOVE THEM. THEY CHOSE TO JUST REMOVE THEM TO AVOID CONFLICT ALL TOGETHER. >> Olley: YOU DON'T REQUIRE THE EASEMENTS? THANK YOU. >> Chair Downs: MR. OLLEY, YOU STILL HAVE A QUESTION OR NO? VERY GOOD. NO MORE QUESTIONS? I'LL OPEN THE PUBLIC HEARING. DO WE HAVE ANY SPEAKERS ON THIS ITEM? >> NO, WEO NOT. >> Chair Downs: THANK YOU. HEARING.SE THE PUBLIC- >> Bronsky: I MOVE WE APPROVE AGENDA ITEM 3 AS RECOMMENDED BY STAFF. >> SECOND. >> Chair Downs: I HAVE A MOTION BY COMMISSIONER BRONSKY WITH A SECOND BY COMMISSIONER OLLEY TO APPROVE ITEM 3 AS RECOMMENDED BY STAFF. PLEASE VOTE. THAT ITEM CARRIES 8-0. ITEM 4. >> AGENDA ITEM NO. 4.UBLI HEARIT AND REVISED SITE PLAN: PARKWAY TRANSFER STATION ADDITION, BLOCK 1, LOT 1R - EXTENSION OF APPROVAL FOR A PRELIMINARY REPLAT AND REVISED SITE PLAN FOR A UTILITY SERVICE YARD ON ONE LOT ON 8.4 ACRES LOCATED ON THE WEST SIDE OF PLANO PARKWAY, 345 FEET SOUTH OF COMMERCE DRIVE. ZONED LIGHT INDUSTRIAL-1 AND LOCATED WITHIN THE 190 TOLLWAY/PLANO PARKWAY OVERLAY DISTRICT. APPLICANT: NORTH TEXAS MUNICIPA WATER DISTRICT. THIS IS FOR LEG. >> GOOD EVENING, COMMISSIONERS. I'M PARKER McDOWELL, PLANNINGER WITH THE PLANNING DEPARTMENT. THISS AEQUESTOR AN EXTENSION OF THE PRELIMINARY REPLAT AND REVISED SITE PLAN. THIS IS THE PRELIMINARY REPLAT. THIS IS THE SITE PLAN. THERE ARE SOME CRITERIAS THAT NEED TO BE MET AND I WILL NOW RUN THROUGH IT ON THIS ITEM. THE REASON FOR THE LAPSE, AUTHORIZATION TO OPERATE THE TRANSFER STATION WAS GIVEN BY THE TEXAS COMMISSION ON ENVIRONMENTAL QUALITY IN JUNE 2023 AND FURTHER DELAYS WERE EXPERIENCED UNTIL NOVEMBER 2023. THE APPLICANT IS SEEKING AN EXTENSION BECAUSE OF DELAYS OF E STATE APPROVAL PROCESS. FOR THE ABILITY OF THE PROPERTY OWNER TO COMPLY WITH ANY CONDITIONS ATTACHED TO THE ORIGINAL APPROVAL, THERE WERE [INDISCERNIBLE] AND FINALLY THE NEWLY ADOPTED REGULATIONS WILL APPLY TO THE PLAN. NO REGULATIONS OR CHANGES WERE APPLICABLE TO THIS DEVELOPMENT. WITH THAT, STAFF RECOMMENDS APPROVAL OF THE EXTENSION REQUEST . I'M HAPPY TO ANSWER ANY QUESTIONS. >> Chair Downs: THANK YOU SO MUCH. QUESTIONS FOR STAFF ON THIS ITEM? THANK YOU. I'LL OPEN THE PUBLIC HEARING. DO WE HAVE ANY SPEAKERS ON ITEM 4? >> THE APPLICANT IS AVAILABLE TO ANSWER QUESTIONS FROM THE COMMISSION. >> Chair Downs: DOES ANYONE HAVE A QUESTION FOR THE APPLICANT? SEEING NONE, I'LL CLOSE THE PUBLIC HEARING. MR. BRONSKY. >> Bronsky: I MOVE THAT WE APPROVE THE EXTENSION AS REQUESTED AND RECOMMENDED BY STAFF. >> SECOND. >> Chair Downs: I HAVE A MOTION BY COMMISSIONER BRONSKY WITH A SECOND BY COMMISSIONER RATLIFF TO APPROVE ITEM 4 PER STAFF'S RECOMMENDATION. PLEASE VOTE. THAT ITEM IS APPROVED 8-0. >> AGENDA ITEM NO. 5. PUBLIC HEARING - PRELIMINARY REPLAT: THE CANAL ON PRESTON ADDITION, BLOCK A, LOTS 11R AND 12R - RET ADMINISTRATIVE OFFICE, RESTAURANT, AND VETERINARY CLINIC ON LOT 11R AND RETAIL ON LOT 12R ON 2.3 ACRES LOCATED AT THE SOUTHEAST CORNER OF MCDERMOTT ROAD AND ANGELS DRIVE ZONED PLANNED DEVELOPMENT-20- M APPLICANT: AKSHAYA REALTY, LLC AND MANTRA REALTY, LLC. THIS IS FOR ADMINISTRATIVE CONSIDERA. >> THIS ITEM IS RECOMMENDED FOR APPROVAL SUBJECT TO ADDITIONS AND/OR ALTERATIONS TO THE ENGINEERING PLANS AS REQUIRED BY THE ENGINEERING DEPARTMENT. HAPPY TO ANSWER ANY QUESTIONS. >> Chair Downs: THANK YOU. ANY QUESTIONS FOR STAFF ON THIS ITEM? SEEING NONE, JUST DOUBLE CHECKING. I CAN SEE THERE'S NONE THERE BUT SOMETIMES THERE'S THIS LITTLE HAND WAVE. OKAY. THANK YOU. I'LL OPEN THE PUBLIC HEARING. >> WE DO NOT HAVE ANY SPEAKERS. >> Chair Downs: ALL RIGHT. THANK YOU. CLOSE THEUBLIC HEARING. >> I MOVE WE APPROVE AGENDA ITEM NO. 5 AS RECOMMENDED BY STAFF. >> Chair Downs: THANK YOU. I HAVE A MOTION -- OKAY. I HAVE A MOTION BY OUR PROFESSIONAL MOTION MAKER, MR. BRONSKY, TO APPROVE ITEM 5, WITH A SECOND BY COMMISSIONER OLLEY. PLEASE VOTE. ITEM 5 CARRIES 8-0. >> Lisle: I'M RECUSING MYSELF FROM ITEM 6. >> Chair Downs: THANK YOU. >> AGENDA ITEM NO. 6. PUBLIC HEARING - PRELIMINARY REPLAT: TRG J PLACE ADDITION, BLOCK A, LOT 1- 325 MULTIFAMILY RESIDENCE UNITS ON ONE LOT ON 4.8 ACRES LOCATED ON THE WEST SIDE OF J PLACE, 110 FEET NORTH OF STATE HIGHWAY 190. ZONED PLANNED DEVELOPMENT-57- CORRIDOR COMMERCIAL AND LOCATED WITHIN THE 190 TOLLWAY/PLANO PARKWAY OVERLAY DISTRICT. APPLICANTS: SMITH-LISLE HOLDINGS, AND NUMERO UNO, LTD. THIS IS FOR ADMINISTRATIVE CONS. >> THIS ITEM IS RECOMMENDED FOR APPROVAL SUBJECT TO THE ADDITIONS AND/OR ALTERATIONS TO THE ENGINEERING PLANS AS REQUIRED BY THE ENGINEERING DEPARTMENT. AND I'M HAPPY TO ANSWER ANY QUESTIONS. >> Chair Downs: THANK YOU. ANY QUESTIONS FOR STAFF ON THIS ITEM? SEEING NONE, THANK YOU. I'LL OPEN THE PUBLIC HEARING. DO WE HAVE ANY SPEAKERS ON THIS ITEM? >> NO, WE DO NOT. >> Chair Downs: THANK YOU. I WILL CLOSE THE PUBLIC HEARING. >> I MOVE WE APPROVE AGENDA ITEM NO. 6 AS RECOMMENDED BY STAFF. >> Chair Downs: I HAVE A MOTION BY COMMISSIONER BRONSKY WITH A SECOND BY COMMISSIONER OLLEY TO APPROVE ITEM 6 AS RECOMMENDED BY STAFF. PLEASE VOTE. THAT ITEM CARRIES 7-0 WITH ONE CONFLICTED OUT. MR. LISLE RECUSED HIMSELF ON THIS ITEM. >> AGENDA ITEM NO. 7. PUBLIC HEARING - REVISED PRELIMINARY REPLAT AND REVISED SITE PLAN: HUFFINES PLANO PROPERTIES ADDITION, BLOCK A, LOTS 1-3 - NEW AND USED VEHICLE DEALER ON THREE LOTS ON 10.9 ACRES LOCATED AT THE NORTHWEST CORNER OF PLANO PARKWAY AND COI LOCATED WITHIN THE 190 1 AND - TOLLWAY/PLANO PARKWAY OVERLAY D APPLICANT: HUFFINES PLANO PROPERTIES, LP. THIS IS FOR LEG. >> THE PURPOSE OF THE REVISED PRELIMINARY REPLAT AND REVISED SITE PLAN IS TO MODIFY GATES FOR THE DEALERSHIP AND THE PROPOSED NEW VEHICLE DEALERSHIP TO BE ALLOWED OVER AN ACCESS EASEMENT . A PRELIMINARY REPLAT WAS SUBMITTED TO CREATE THREE LOTS AND MODIFY EASEMENTS. A REVISED SITE PLAN WAS SUBMITTED FOR SITE MODIFICATIONS TO THE EXISTING DEVELOPMENT. THE SUBJECT PROPERTY WAS ORIGINALLY DEVELOPED WITH TWO VEHICLE DEALERSHIPS ON TWO LOTS. HUFFINES PLANO AND HUFFINES PLANO SUPERSTORE. THE DEVELOPMENT IS SHOWN ON SCREEN HIGHLIGHTED IN BLUE. TWO GATES EXIST ON SITE TODAY. ONE IN THE NORTHEASTERN DRIVE OFF COIT ROAD AND ONE ON THE SOUTHERN DRIVE OFF OF PLANO PARKWAY. IN 2023 THESE PLANS WERE APPROVED TO SUBDIVIDE THE SUBJECT PROPERTY INTO THREE LOTS WITH THE TWO EXISTING DEALERSHIPS AND THEN A NEW PROPOSED DEALERSHIP. THESE PLANS ALSO INCLUDE A NEW DRIVEWAY ACCESS ALONG COIT ROAD WITH AN ACCESS EASEMENT PROVIDING CONNECTIVITY BETWEEN ALL THREE LOTS. THE APPLICANT OPTED TO REMOVE GATES FROM THE SITE PLAN TO OBTAIN CONSTRUCTION PERMITS AND RETURNED LATER TO REQUEST& THE VARIANCE FOR THE GATES. WITH CONSTRUCTIONOW UNDERWAY THE PURPOSE OF THE REVISED PRELIMINARY REPLAT AND REVISED SITE PLAN IS CONSIDER A VARIANCE TO ALLOW ACCESS EASEMENTS SERVING THE PROPERTY TO BE GATED. THIS VARIANCE REQUEST WILL ALLOW THE ACCESS EASEMENTS TO BE GATED WITH THE CONDITIONS THAT THE GATES REMAIN OPEN DURING BUSINESS HOURS AND ALL THREE LOTS REMAIN UNDER THE SAME OWNERSHIP. PLANO FIRE RESCUE AND ENGINEERING DEPARTMENT HAVE REVIEWED THE PLANS AND ARE SUPPORTIVE OF THE VARIANCE WITH THE CONDITIONS THAT THE GATES BE LEFT OPEN DURING BUSINESS HOURS AND THE PROPERTY REMAINS UNDER THE SAME OWNERSHIP. THIS REQUEST IS RECOMMENDED FOR APPROVAL SUBJECT TO THE FOLLOWING CONDITIONS. GATES PLACED AT THE DRIVEWAY ENTRANCE FOR LOTS 1, 2, AND 3 SHALL BE OPENED AND CLOSED AT THE SAME TIME AND REMAIN OPEN FOR ALL BUSINESS HOURS AND THAT A CHANGE IN THE OWNERSHIP OF ANY OF THE LOTS INVALIDATES THE VARIANCE REQUEST AT THE DRIVEWAY ENTRANCES. I'M HAPPY TO ANSWER ANY QUESTIONS. >> Chair Downs: MR. BROUNOFF. >> Brounoff: THANK YOU, MR. CHAIRMAN. SUPPOSE THERE'S A FIRE AFTER HOURS OR ON A SUNDAY. HOW WOULD THE FIRE DEPARTMENT GAIN ACCESS TO THE PROPERTY IF THE GATES ARE CLOSED? THE GATES WILL BE EQUIPPED WITH LOCK BOXES THAT WILL ALLOW THE FIRE DEPARTMENT INTO THE PROPERTY. >> Brounoff: SHOULD THAT BE ONE OF THE CONDITIONS TO APPROVAL OF THE ZONING? >> I BELIEVE THAT IS -- IT IS MARKED ON THE PLAN. IT IS STANDARD PROCEDURE THAT ANY GATES THAT CROSS FIRE LANES ARE EQUIPPED WITH FIRE BOXES. >> Brounoff: IT IS ON THE ASSUMPTION PLAN. >> Chair Downs: MR. RATLIFF. >> Ratliff: YOU SAID IT TWO DIFFERENT WAYS AND IT'S PRESENTED DIFFERENTLY ON YOUR SLIDE. A CHANGEF OWNERSHIP ON ANY LOTS ARE OWNED BY THE SAME OWNER? TWO VERY DIFFERENT THINGS. >> SO RIGHT NOW I BELIEVE IF IT EVER CHANGES FROM -- LET ME CLARIFY. IF IT CHANGES FROM THE ONE OWNER THAT IT IS TODAY, THE RAY HUFFINES PROPERTY LAND TRUST, THEN IT WOULD INVALIDATE THE VARIANCE. >> Ratliff: SO IF THERE'S A NEW OWNERSHIP THAT STILL OWNS ALL THREE, IT WOULD INVALIDATE THE VARIANCE? >> I BELIEVE WITH THE WAY IT'S >> Ratli: A THE OWNER ISCT. OKAY WITH THAT? >> YES. AND THE OWNER IS HERE TO ANSWER ANY QUESTIONS ABOUT THAT AS WELL. >> Ratliff: THANK YOU. >> Chair Downs: VERY GOOD. MR. BRONSKY. >> Bronsky: I HAVE A -- I THINK IT'S SIMPLE. SIMPLE QUESTION. THE DEALERSHIP IS REFERRED TO AS HUFFINES PLANO PRE-OWNED SUPERSTORE. THAT'S NOT THE -- THAT'S JUST A TERM THEY'RE USING THERE, RIGHT? THAT'S NOT RELATED, AS IT IS IN OUR ZONING ORDINANCE? >> CORRECT. THAT'S THE BUSINESS NAME. THAT'S THE PROPERTY SITE PLAN. >> Bronsky: I UNDERSTAND. I JUST WANTED TO CLARIFY, IN REFERENCING THAT, THEY'RE NOT REFERENCING OUR ZONING ORDINANCE. >> THE ZONING ORDINANCE IS USED VEHICLE DEALERSHIP. >> Bronsky: THAT'S ALL I NEEDED. THANK YOU. >> Chair Downs: COMMISSIONER CARY. >> Cary: YEAH, PARKER, A SIMPLE QUESTION. HOW MANY GATES WILL THIS ENTAIL? IT SAYS FOR ALL LOTS BUT HOW MANY TOTAL GATES WOULD THAT BE? >> IT WOULD BE THREE GATES. ONE FOR EACH LOT. >> Cary: THANK YOU. >> Chair Downs: COMMISSIONER LISLE. >> Lisle: IT SEEMS TO ME THAT ONE OF THE REASONS FOR PONTIALLY STAFF SUPPORTG THE VARIANCE IS BECAUSE ALL THE LOTS ARE OWNED BY THE SAME OWNER. IS THAT CORRECT? >> THAT IS CORRECT. >> Lisle: THEN IF ALL THREE OF THE LOTS GET SOLD TO THE SAME OWNER, WHY WOULD THAT INVALIDATE IT? I UNDERSTAND THAT'S WHAT THE LANGUAGE SAYS. YOU HAVE QUOTED IT CORRECTLY BUT IT SEEMS TO ME AS LONG AS ALL THREE LOTS ARE OWNED BY THE SAME OWNER, THAT IT SHOULDN'T INVALIDATE THE VARIANCE. >> I DON'T BELIEVE THAT CONVERSATION HAS REALLY COME UP FROM THE APPLICANTS. WHAT THEY HAVE TOLD US IS THEY PLAN TO HOLD ON TO THE PROPERTY. >> Lisle: THEY'RE NOT WORRIED ABOUT IT? >> YEAH. I BELIEVE THE PROPERTY TO THE AERIALIGHT NOW, IS ALSO OWNED BY THE SAME PROPERTY OWNER. SO THEY OWN PRETTY MUCH ALL THE DEALERSHIPS FROM PLANO ROAD AND COIT GOING NORTH. >> Lisle: IF THEY'RE NOT WORRIED ABOUT IT, I WON'T BE EITHER. SORRY. >> Chair Downs: OKAY. NO MORE QUESTIONS FOR STAFF. THANK YOU. >> THANK YOU. >> Chair Downs: I'LL OPEN THE PUBLIC HEARING. DO WE HAVE ANY SPEAKERS ON IT? >> YES, WE HAVE THE APPLICANT, DON PASHALL. >> THANK YOU, MR. CHAIRMAN. I'M GOING TO TRY TO BE BRIEF. YOU'RE GOING TO NOT GET THE PRIVILEGE OF HEARING MY PRESENTATION, BECAUSE IT'S PRETTY MUCH BEEN COVERED AND THERE'S NO POINT IN COVERING THE SAME GROUND. I AM GOING TO TRY TO ADDRESS THE QUESTIONS I HEARD. I WOULD LIKE TO MAKE SURE WE ARE CLEAR AS TO WHERE WE'RE GOING. ONE OF THE QUESTIONS HAD TO DO WITH THE SPECIFICS THAT WAS JUST ASKED RELATIVE TO COULD THE VARIANCE CONTINUE IF A PURCHASER TOOK ALL THREE LOTS. WE WOULD BE HAPPY WITH THAT. IT'S NOT THE WAY WE ACTUALLY WRE IT. WE DID NOT ANTICIPATE THAT PARTICULAR ISSUE AS BEING A BIG MATTER. A SECOND MATTER, FROM MY EXPERIENCES IN LOCAL GOVERNMENT, TYPICALLY WHEN THAT KIND OF COMMITMENT IS MADE, IT'S THE OWNER, IN THIS PARTICULAR CASE, IT'S THE HUFFINES CHILDREN'S TRUST THAT OWNS THE LAND. IT'S RAY HUFFINES AUTO DEALERSHIPS THAT OWNS AND OPERATES ALL THE FACILITIES AND RUNS THE DEALERSHIPS. THOSE COMMITMENTS THAT WE'RE TALKING ABOUT ARE BEING MADE BY THOSE TWO ENTITIES. WE COULD NOT MAINTN THAT COMMITMENT IF SOMEONE ELSE OWNED IT. WE ASSUMED AT THAT POINT THAT THEY WOULD COME IN, IF SOMEBODY BOUGHT ALL THREE OF THEM, AND ASKED THAT THAT VARIANCE BE CONTINUED AND PUT THEIR OWN NAME ON THE COMMITMENT. THAT'S THE LEGAL INTERPRETATION THAT I WOULD GIVE YOU THAT SEEMS TO MAKE SENSE, TO MAKE SURE YOU HAVE SOMEONE, IF THEY VIOLATE THAT ORDINANCE OR THE PROVISION OF THE VARIANCE, THAT YOU CAN DO SOMETHING ABOUT IT. AND YOU CAN, WHEN THE OWNER IS MAKING THAT COMMITMENT. SECOND -- THERE W A SECOND QUESTION. LET ME -- IF YOU COULD REPEAT THAT, I WILL ANSWER THAT ONE TO THE BEST OF MY ABILITY. >> THE STAFF TOOK CARE OF IT. MY QUESTION WAS THE ZONING ORDINANCE CALLS OUT SPECIFIC TERMS SUPERSTORE. SO THAT WASN'T -- I JUST WANTED TO CLARIFY. [MULTIPLE VOICES] >> AS I RECALL. YEAH, WE BASICALLY WORKED WITH -- ACTUALLY, WE STARTED WITH THE STAFF. WHEN WE REALIZED MIDWAY THROUGH THE HYUNDAI PROJECT, BEFORE WE HAVE EVER HAD A BUILDING PERMIT, WE JUST THOUGHT WE WERE GOING TO BE DOING THAT . THEN GENESIS CAME IN AND WANTED US TO BUILD A NEW FACILITY. THEY WILL NOT ALLOW TWO DEALERSHIPS IN THE AME BUILDING. THEY WANT THE GENESIS BRAND TO HAVE ITS OWN FACILITY. IT'S CONSIDERED A PREMIUM AND IT WILL BE A VERY NICE FACILITY. AND MR. HUFFINES SAID, YEAH, WE CAN DO THAT AND SAID, DON, CAN YOU FIGURE OUT THIS? THAT'S WHAT WE HAVE BEEN TRYING TO DO IS WORK IT OUT. WE STARTED WITH THE STAFF. WE SPENT LITERATELY MONTHS AND MONTHS. BECAUSE OF THE OLD THAT HAD BEEN THERE AND THEY HAD NOT BEEN UPDATED IN A LONG TIME, I CAN'T EVEN TELL YOU HOW OLD THOSE PLATS WERE. A GOOD EXAMPLE, IN THE SOUTHWEST CORNER AT COIT AND PLANO PARKWAY, THERE'S A PIECE OF PROPERTY THAT HUFFINES ACQUIRED FROM THE CITY OF PLANO ABOUT 30 YEARS AGO, I THINK, WHEN PLANO ABANDONED THE FLYOVER FOR COIT ROAD. THEY HAD PROPERTY THEY DIDN'T NEED, HUFFINES TOOK IT OFF THEIR HANDS AND BOUGHT IT. 'SEVER BEEN PART OF THE PLAT. AS I CAME IN AND WAS VISITING WITH THE STAFF THEY SAID THERE'S A LOT OF REALLY OLD STUFF AND SOME OF THESE THINGS LOOK LIKE THEY'VE BEEN CHANGED OVER TIME. MINOR CHANGES THAT WERE ALLOWED, RIGHT OR WRONG. NOT EVEN ADDRESSING THAT. WE LOOKED AT IT AND I AGREED. EVERY TIME WE GO IN FOR A PROJECT IN THE FUTURE, THERE'S GOING TO BE A QUESTION. WHY IS THIS STUFF NOT CORRECT? AND MR. HUFFINES AGREED WE COULD SPEND THE MONEY, UPDATE THE PLATS, MAKE IT ALL CORRECT, AND BRING THEM ALL TOGETHER WITH THE FIRE LANES AND ALL T STU. AND SO WE'VE DONE THOSE THINGS. THAT'S WHY WE'RE IN HERE. THEN WE GOT TO THIS POINT AND FIGURED OUT THAT THIS PARTICULAR ISSUE REQUIRES P&Z TO APPROVE THE VARIANCE FOR THE GATE ISSUE. AND IF YOU WOULD LIKE TO SEE THE WAY THOSE WORK, WE COULD DO THAT. BUT WE TRIED TO STRUCTURE IT VERY WELL. WE'VE PUT IN, AT ALL THREE ENTRANCES, UNUSUALLY WIDE ENTRANCES WITH A MEDIAN ON PART OF IT. BUT TO MAKE IT WIDE ENOUGH, BECAUSE IT'S NOT THE TYPICAL DEPTH YOU WOULD LIKE. JUST COULDN'TCHIEVE IT THE OLD PROPERTY. THE ONE ON COIT FEET IS 90 FEET DEEP INSTEAD OF 60. THE OTHER TWO ON PLANO PARKWAY IS 90 FEET. THE OTHER TWO ON COIT, HYUNDAI AND GENESIS, ARE ONLY 46. YOU JUST CAN'T GET ANYMORE AND STILL MAINTAIN THE TURNING RADIUS FOR THE FIRE DEPARTMENT. WE MADE THEM EXTRA WIDE SO THERE'S TWO LANES IN AND TWO LANES OUT. WE THINK WE MET THE INTENT OF THE ORDINANCE AND THAT'S THE VARIANCE THAT YOU'RE ASKED TO ADDRESS TONIGHT. I HOPE THAT ARESSES THAT TO YOUR SATISFACTION. MR. HUFFINES IS A VERY GOOD OPERATOR. HE'S AN EXCELLENT OPERATOR AND A VERY NICE GUY AND A PROUD CITIZEN OF PLANO. HE IS NOT A POLITICAL PERSON AT ALL. HE ASKED OUR OPINIONS ON THINGS AND AS LONG AS THEY'RE RATIONAL AND WE CAN TELL HIM WHY IT'S A GOOD INVESTMENT, HE SAYS YES. THAT'S THE KIND OF PERSON I LIKE WORKING FOR, YOU KNOW? THEY DON'T CONTEST THINGS THAT ARE A PROBLEM. I WILL TL YOU YOU MIGHT HAVE PROBLEMS WITH SOME DEALERS WITH THIS KIND OF CHANGE THAT WE'RE MAKING, WITH THAT COMMITMENT. MANY AUTOMOBILE DEALERSHIPS CHANGE OWNERSHIP, MANAGEMENT AND EVERYTHING SOMEWHAT FREQUENTLY. HUFFINES IS NOT THE NORM. NOT ONLY IS HUFFINES KNOWN FOR SERVICE TO THE CUSTOMER BUT THEY ALSO HAVE DEALERSHIPS THAT HAVE KIND OF A UNIQUE LEGACY OF BEING ONE OF THE OLDEST FAMILY-OWNED AUTO DEALERSHIPS IN TEXAS. >> Chair Downs: THANK YOU. >> I ASKED THIS QUESTION ABOUT SELLING, HE SAID WE DON'T SELL DEALERSHIPS. >> Chair Downs: ALL RIGHT. IS THERE ANY MORE QUESTIONS? I JUST WANT TO MAKE SURE WE HAD THE QUESTIONS ANSWERED. WE HAD TWO. >> I THINK THAT'S IT. WE'RE GOING TO BE 100 YEARS OLD NEXT YEAR. WE PLAN TO BE 200 YEARS SOME DAY AND WE HOPE Y'ALL COME AS PART OF THE CELEBRATION. >> CHAIR, CAN WE HAVE HIM STATE HIS NAME AND ADDRESS. >> Chair Downs: NAME AND ADDRESS. >> MINE? DON PASSCAL, 904 PARKWOOD COURT McKINNEY TEXAS. IF WE HAD IT MY WAY WE WOULD HAVE OUR HEADQUARTERS IN McKINNEY. >> Chair Downs: I WILL CLOSE THE PUBLIC HEARING. WE DON'T HAVE ANY OTHER SPEAKERS. MR. BRONSKY. >> Bronsky: I MOVE THAT WE APPROVE AGENDA ITEM NO. 7 AS RECOMMENDED BY STAFF. I JUST WANT TO SAY THANKS TO THE HUFFINES FAMILY FOR THEIR GREAT EQU QUALITY AND FOR BEING TERRIFIC CITIZENS. >> Chair Downs: WE HAVE A MOTION BY COMMISSIONER BRONSKY WITH A SECOND BY COMMISSIONER CARY TO APPROVE ITEM PLEASE VOTE. THAT ITEM CARRIES 8-0. >> [OFF MIC] >> Chair Downs: THANK YOU. THANK YOU VERY MUCH. EVERYONE ELSE HERE IS FOR ITEM 8. APPRECIATE YOUR PATIENCE. WE KNEW IF WE HAD EVERYONE ELSE WAITING WHILE WE WENT THROUGH YOURS, THEY WOULD FALL ASLEEP AND IT WOULD NOT BE A OD LK FOR ANY OF US. WE THOUGHT WE WOULD MOVE THESE QUICKLY OUT OF THE WAY AND IT KIND OF WORKED. ITEM 8A AND 8B. >> YES, I'LL READ BOTH. AGENDA ITEM NO. 8A. PUBLIC HEARING: ZONING CASE 2023-005 - REQUEST TO REZONE FROM REGIONAL COMMERCIAL TO PLANNED COMMERCIAL AND TO RESCIND SPECIFIC USE PERMITS NO. 56, 434, 444, AND 448 FOR PRIVATE CLUB ON 89.1 ACRES LOCATED ON THWEST SIDE THE DALLA NORTH TOWAY, 305 FEE NORTH OF PARK BOULEVARD. ZONED REGIONAL COMMERCIAL WITH SPECIFIC USE PERMITS NO. 56, 434, 444, AND 448 FOR PRIVATE CLUB AND NO. 570 FOR AUTOMOBILE LEASING/RENTING AND LOCATED WITHIN THE DALLAS NORTH TOLLWAY OVERLAY DISTRICT. THIS WAS TABLED ON DECEMBER 4, 2023. PETITIONER: CENTENNIAL WATERFA WILLOW BEND, LLC, THE NEIMAN MAUS GROUP, LLC, MACY'S RETAIL HOLDINGSLLC, AND DILLARD'S, INC THIS IS FOR LEGISLATIVE CONSIDE. ACCOMPANYING THE ITEM IS A PUBLIC HEARING CONCEPT PLAN. THE SHOPS AT WILLOW BEND, BLOC 1, LOTS 1R, 3, 5, 6R, AND 13-21 - REGIONAL MALL, RETAIL, ADMINISTRATIVE OFFICE, MULTI-FAMILY RESIDENCE UNITS, MID-RISE RESIDENTIAL, OPEN SPACE, HOTEL, AND VEHICLE PARKING LOT ON 13 LOTS ON 76.2 ACRES LOCATED ON THE WEST SIDE OF THE DALLAS NORTH TOLLWAY, 305 FEET NORTH OF PARK BOULEVAR APPLICANT: CENTENNIAL WATERFALL WILLOW BEND, LLC. THIS IS FOR ADMINISTRATIVE CONS. >> THANK YOU, MS. BRIDGES. THE APPLICANT IS REQUESTING TO REZONE FROM REGIONAL COMMERCIAL TO PLANNED DEVELOPMENT REGIONAL COMMERCIAL TO ALLOW PARTIAL REDEVELOPMENT OF THE SHOPS AT WILLOW BEND MALL. THIS REQUEST WOULD ALLOW THE APPLICANT TO INCLUDE PROPOSED USES SUCH AS HOTEL, OFFICE, RETAIL MID-RISE INDEPENDENT LIVING, AND MULTIFAMILY REYNOLDS UNITS. RESIDENCE UNITS. THE PROPERTIES ON THE NORTH, SOUTH, AND EAST ARE GENERALLY ZONED REGIONAL COMMERCIAL AND THERE ARE DEVELOPED WITH COMMERCIAL USES AND MULTIFAMILY TO THE NORTH. ON THE WEST, THE PROPERTY IS ZONED PLANNED DEVELOPMENT 112 RETAIL AND, AGAIN, IT'S DEVELOPED AS COMMERCIAL. THE CONCEPT PLAN IS A SEPARATE ITEM, AS MS. BDGES READ, TO BE CONSIDERED AS PART OF AGENDA ITEM NO. B. THE OPEN SPACE PLAN IS INCLUDED WITH THIS ZONING REQUEST AND WILL BE ADOPTED WITH ORDINANCE IF APPROVED. TO GIVE YOU AN OVERVIEW, THE APPLICANT INTENDS TO DEMOLISH 530,000 SQUARE FEET OF THE EXISTING SHOPPING MALL SHOWN IN YELLOW. THE REMAINING 400,000 SQUARE FEET OF THE MALWILL B REINED IN ADDITN TO THREE STORES, SMALLER RETAIL BUILDINGS, THE DISTRICT RESTAURANT AREA, AND THREE PARKING STRUCTURES. THE SCOPE OF NEW DEVELOPMENT WILL INCLUDE 18-STORY HOTEL SHOWN IN BLUE . SEVEN-STORY OFFICE BUILDING SHOWN IN PURPLE. ONE TO TWO-STORY RETAIL SHOWN IN RED. FIVE-STORY MID-RISE RESIDENTIAL AND THREE-STORY MULTIFAMILY SHOWN IN ORANGE. A QUASI PUBLIC STREET AND AN EN SPACE. IN THE FOLLOWING SLIDES WE WILL BRIEFLY TOUCH ON SOME OF THE ISSUES SUCH AS HOUSING, BUILDING HEIGHT AND SETBACKS, DESIGN STANDARDS, STREET AND STREETSCAPE, OPEN SPACE AMENITIES INFRASTRUCTURE CAPACITY, CONFORMANCE TO THE COMPREHENSIVE PLAN. THE APPLICANT IS PROPOSING 957 MID-RISE AND INDEPENDENT LIVING UNITS AND 40 MULTIFAMILY UNITS N EXCEEDING 965 UNITS IN TOTAL. ALL UNITS TO BE LOCATED OUTSIDE OF ENVIRONMENTAL HEALTH AREAS 1 AND 2. SINGLE-FAMILY RESIDENCE UNITS WAS RECOMMENDED BY STAFF TO ACHIEVE HOUSING MIX REQUIREMENT OF THE COMPREHENSIVE PLAN. HOWEVER, THE APPLICANT IS WILLING TO PROVIDE 40 SINGLE-FAMILY-LOOKING MULTIFAMILY INSTEAD. THE EXHIBIT BEFORE YOU SHOWS ENVIRONMENTAL HEALTH AREA 1 AND 2 IELATION TO THIS SITE. EXISTING REGIONAL COMMERCIAL ZONING ALLOWS UP TO 20-STORY BUILDINGS. THIS PROPOSAL LIMITS 20-STORY BUILDINGS TO 725 BUFFER AREA FROM DALLAS PARKWAY AND THE REMAINDER OF THE DEVELOPMENT WILL BE LIMITED TO FIVE-STORY BUILDINGS. ALSO, THIS DEVELOPMENT IS REQUIRED TO ACQUIRE FAA PERMIT IN ORDER TO BE ABLE TO DEVELOP. THERE ARE VARIABLE SETBACK STIPULATIONS REGARDING THIS DEVELOPMENT. AS SHOWN ON THIS EXHIBIT, LOTS FRONTING PUBLIC RIGHT OF WAY WILL HAVE 50 FEE FRONT YARD SETBACK SHOWN IN PINK. ON LOT 13, A 40-FOOT SETBACK IS REQUIRED, WHICH IS SHOWN IN BLUE. ON LOT 17, WHICH WILL BE THE HOTEL LOT, A 30-FOOT SETBACK IS REQUIRED. ALL LOTS FRONTING QUASI-PUBLIC STREET AND FIRE LANE SHOWN IN GREEN WILL HAVE A 15-FOOT SETBACK, 75% OF THE BUILDING FACE MUST BE WITHIN THE 15-FOOT SETBACK OF THE EDGE OF QUASI-PUBLIC STREET FOR EASEMENTS. PD STIPULATIONS INCLUDE BUILDING DESIGN STANDARDS TO ENCOURAGE DESIRABLE DEVELOPMENT ITEMS. THOSE ARE INCLUDED AS BUILDING ARTICULATION AND DESIGN, WRAPD P, GLAZING BALCONIES AND BUILDING SETBACKS, WHICH WE JUST DISCUSSED. THE APPLICANT IS PROPOSING A NEW INTERNAL STREET NETWORK, WHICH WILL BE CONSTRUCTED FOR TYPE G MIXED-USE DESIGNS. SOME OF THESE STANDARDS ARE STREET TREES, SEVEN-FOOT SIDEWALKS, AND ON-STREET PARKING. PD STIPULATION ALSO REQUIRES TEN ACRES OF THE OPEN SPA, OF WHICH SEVEN ACRES IS REQUIRED TO BE PUBLICLY AVAILABLE. HOWEVER, THE OPEN SPACE PLAN IS SHOWING 10.2 ACRES. A TOTAL OF OPEN SPACE AND 1.68 ACRES IS PRIVATE AND 8.52 ACRES IS PUBLIC. OPEN SPACE CONSTRUCTION IS TIED TO THE PHASING OF THIS DEVELOPMENT AND CERTIFICATE OF OCCUPANCY OF PHASE 1 IS CONTINGENT UPON CONSTRUCTION OF OPEN SPACE C-1, HIGHLIGHTED IN YELLOW. AND OPEN SPACE B-1, WHICH IS HIGHLIGHTED IN PURPLE, NEEDS TO BE CONSTRUCTED BEFORE CERTIFICATE OF OCCUPANCY OF LOTS 19 AND 20 OR LOT 15 IS ISSUED. THE REMAINDER OF OPEN SPACE PLAN WILL BE CONSTRUCTED PRIOR TO ISSUANCE OF C.O.s FOR THE REMAINDER OF UNITS. IN REGARDS TO INFRASTRUCTURE CAPACITY SUBSTANTIAL ADDITIONAL OFF-SITE WASTEWATER IS REQUIRED BASED ON THE INCREASE IN SEWER DEMAND WITH THIS PROPOSAL. BASED ON TRAFFIC IMPACT ANALYSIS RESULT, THE FOLLOWING IMPROVEMENTS TO THE SURROUNDING ROADWAY NETWORK WILL BE REQUIRED. A CONSTRUCTION OF EASTBOUND RIGHT-TURN LANE FROM CHAPEL HILL BOULEVARD TO SERVE MALL ROAD C. CONSTRUCTION OF AN EASTBOUND RIGHT-TURN LANE FROM CHAPEL HILL BOULEVARD TO SERVE NORTH DRE. CONSTRUCTION OF A WESTBOUND LEFT-TURN LANE FROM CHAPEL HILL BOULEVARD TO SERVE NORTH DRIVE. THE SUBJECT PROPERTY IS LOCATED WITHIN SUBURBAN ACTIVITY CENTERS OF THE FUTURE LAND USE MAP. THE APPLICANT IS PROPOSING TO REDUCE THE SIZE OF THE EXISTING REGIONAL MALL IN AN EFFORT TO TRANSITION TO DESTINATION SHOPPING AND ENTERTAINMENT CENTER. HOWEVER, THIS REQUEST COULDN'T COMPLY WITH THE FOLLOWING ITEMS NOTED ON THE COMPREHENSIVE PLAN. ITEMS SUCH AS MIX OF USES, DENSITY, OPEN SPACE, RGM5 AND RGM-8. THIS TABLE SUMMARIZES COMPLIANCE OF THIS REZONING REQUEST TO THE COMPREHENSIVE PLAN POLICIES. TO SUM IT UP, SINCE THE PROPOSED REZONING DOESN'TEET THE RECOMMENDED HOUSING MIX AND DENSITY NOTED IN RGM-1, FINDINGS WILL BE REQUIRED TO APPROVE THE REQUEST. WE DID NOT RECEIVE AN ADDITIONAL SIGNED LETTER WITHIN 200 FEET BUFFER OF THIS REZONING REQUEST. HOWEVER, WE RECEIVED 36 UNIQUE RESPONSES, OF WHICH 16 IN FAVOR, 46 WERE IN OPPOSITION, AND ONE NEUTRAL RESPONSE. FOR THE RECOMMENDATION FOR THE ZONING CASE, STAFF RECOMMENDS -- THIS REQUEST IS DISFAVORED UNDER THE COMPREHENSIVE PLAN. THE PLANNING AND ZONING COMMISSION MAY OCCASIONALLY ALLOW PROPOSALS THAT DO NOT STRICTLY CONFORM TO THE STANDARDS IF THE REQUEST IS FOUND CONSISTENT WITH THE GUIDING PRINCIPLES OF THE COMPREHENSIVE PLAN AND SUBSTANTIALLY BENEFICIAL TO THE IMMEDIATE NEIGHBORS, SURROUNDING COMMUNITY, AND GENERAL PUBLIC INTEREST. AND FOR THE CONCEPT PLAN, RECOMMEND THAT THE PLANNING AND ZONING COMMISSION TAKES ACTION CONSISTENT WITH ZONING CASE 2023-005. THE APPLICANT IS HERE AND THEY HAVE A PRESENTATION. I'M HAPPY TO ANSWER ANY QUESTIONS YOU MIGHT HAVE. >> Chair Downs: THANK YOU, MS. POULADI. COMMISSIONER RATLIFF. >> Ratliff: THANK YOU, MS. POULADI, THAT WAS A VERY THOROUGH REPORT. IT WAS A LONG READ. THANK YOU FOR THE DETAILED ANALYSIS. A COUPLE OF JUST GENERAL QUESTIONS. I NOTICED IN THE PD LANGUAGE, WE ADDED INDEPENDE LIVING FACILITY. BUT I DIDN'T SEE ANYWHERE IN THERE WHERE THERE WAS A PROPOSED ONE. ARE THEY JUST LEAVING THEIR OPTION OPEN OR IS THAT A QUESTION FOR THE APPLICANT? >> THAT IS CORRECT. CURRENTLY THE INDEPENDENT LIVING FACILITY IS NOT SHOWN ON THE CONCEPT PLAN BUT THE APPLICANT IS ALLOWED TO HAVE IT IF THEY CHOOSE TO. >> Ratliff: OKAY. SO WHEN I LOOK ALSO AT PAGE -- I GUESS IT'S 5 OF YOUR REPORT, 99 IN OUR PACKET. LAND USE-RELATED POLICIES. ONE OF OUR LAND USE-RELATED POLICIES IS ABOUT REVITALIZATION OF RETAIL AND I KNOW THAT'S SPECIFICALLY TARGETED TO THE FOUR CORNERS ISSUES BUT IT SEEMS TO APPLY TO THIS AS WELL. IS THERE A REASON WHY WE'RE NOT APPLYING IT TO THIS CASE? >> IT'S EXACTLY FOR THE REASONS YOU MENTIONED. THAT POLICY IS DESIGNED FOR THE FOUR CORNER RETAIL. HOWEVER, WE DID CONSIDER THE REDEVELOPMENT OF REGIONAL TRANSPORTATION CORRIDORS, WHICH IS MORE APPLICABLE IN THIS CASE BECAUSE IT'S ALONG THE DALLAS NORTH TOLLWAY. >> Ratliff: THAT WOULD ALSO, ABOUT SPECIAL NEEDS HOUSING, IF WE'RE PUTTING IN INDEPENDENT LIVING FALITI AS AN E SPECIAL NEEDS HOUSING LAND USE POLICIES NOT BE INCLUDED AS WELL? >> YEAH. THAT'S A GOOD POINT, AN OVERSIGHT ON OUR PART. BUT, YES, BECAUSE IT WAS NOT INCLUDED IN THE CONCEPT PLAN, WE DIDN'T INCLUDE IT IN THE ANALYSIS. YES, THAT WOULD FURTHER HELP THE SPECIAL NEEDS HOUSING POLICY. >> Ratliff: AND THEN LAST, YOU HAD A SLIDE THAT WAS ABOUT RGM5. CAN YOU GO BACK TO YOUR SLIDE ABOUT RGM5? THERE IT IS. RGM 5-A, IF I READ THE PACKET CORRECTLY, THIS PROPOSAL DOES MEET 5-A, AND 5-B CORRECT? >> THAT IS CORRECT. BUT IT DOESN'T MEET RGM5-C. >> Chan: PARTIALLY MEETS, BECAUSE OF THE DENSITY QUESTION RIGHT. >> 5C IS ABOUT PROVIDING KEY DESIGN FEATURES, PRIOR TO ANY RESIDENTIAL PHASES, THEY'RE PROVIDING IT WITH EACH PHASE BUT NOT PRIOR T ALL PHASES. >> Chair Downs: THAT'S WHY IT'S PARTIALLY. I WANTED TO MAKE SURE I WAS CLEAR, THE WAY I READ THE PACKET, WHAT YOU'RE SAYING IT ALSO PARTIALLY MEETS 5C, WE'RE TALKING ABOUT RGM1 ARE THE ISSUE THAT ARE SIGNIFICANT IN THIS CASE, IS THAT CORRECT? >> THAT'S CORRECT. >> Chair Downs: LAST BUT NOT LEAST, HELP ME WITH SOME MATH. RESIDENTIAL DENSITY, IS THAT CALCULATED BY LOT OR HOW ARE WE DOING THAT WITH THE MIXED USE, ARE WE LOOKING AT H THEY SET ON THEIR PARTICULAR LOT OR IS THAT CALCULATED AS THE OVERALL PART OF THE DEVELOPMENT? >> THE PURPOSES OF THE COMPREHENSIVE PLAN, IT IS SLIGHTLY DIFFERENT THAN WHAT THE ZONING ORDINANCE DEFINES AS DENSITY, THE COMPREHENSIVE PLAN LIMITS IT TO THE AREA ATTRIBUTABLE TO THAT USE, SO IN THIS CASE, WE'RE TAKING EVERYTHING -- EVEN THOUGH IT MAY NOT BE A LOT, IT IS THE AREA BOND THAT EFFECTIVELY CREATES A LOT THROUGH THE STREET SYSTEM, SO EVERYTHING THAT'S SECTION INSIDE OF THE STREET BOUNDARIES IS CALCULATED IN DENSITY.MINATOR FOR THEIR .>> Chair Downs: SO BY THAT DEFINITION, EVERY MIXED USE PROPERTY IS GOING TO HAVE A DENSITY ISSUE? >> NO, WHEN GOING THROUGH THE COMPREHENSIVE PLAN PROCESS, IT WAS BROUGHT UP IF YOU HAVE A LARGE FLOODPLAIN ON THE SITE, THEN YOU MIGHT GET ACTUALLY FAIRLY DENSE BUILDING PRODUCT, BUT THE DENSITY WILL COUNT VERY LOW, BECAUSE OF ALL OF THE SPACE THAT CAN COUNT, SO THE COMMITTEE THOUGHT IT WOULD BE BEST TO LIMIT THAT TO THE AREA ATTRIBUTED TO THAT BUILDING, BUT IT WOULD BE APPLES TO APPLES, WE'RE TALKING ABOUT BUILDING FORM AND HEIGHT AND INTENSITY, AS OPPOSED TO A NSIT THA CAN INCLUDE OTHER VARIABLES IN THEIR DENOMINATOR. >> Chair Downs: OKAY. I THINK I'M FOLLOWING THAT. ALL RIGHT. I THINK THAT IS ALL I HAVE RIGHT NOW. THANK YOU VERY MUCH. COMCOMMISSIONER BRONSKY. >> Bronsky: ONE QUESTION. PAGE 14, WE TALK ABOUT MAXIMUM HOUSING SCENARIOS FOR THIS PARTICULAR AREA, WILLOW BEND MALL AREA, IN THE CALCULATION WE TALK FOR THE NEW HOUSING UNITS, 140 DETACHED, 417 ATTACHED SINGLE FAMILY UNITS, AND 834 MULTI-FAMILY, ARE THOSE NUMBERS ACCURATE CURRENTLY, OR HAVE ANY OF THOSE NUMBERS CHANGED AS IT RELATES TO THE CALCULATION FOR MAXIMUM HOUSING? THAT WAS A HYPOTHETICAL ACADEMIC EXERCISE RUN FOR THE PURPOSES OF PREPARING THE COMPREHENSIVE PLAN, THE COMPREHENSIVE PLAN KNOWS THOSE ARE NOT TO BE USED IN ANY ANALYSIS. THEY ARE REALLY JUST AN EDUCATIONAL PIECE TO EXPLAIN HOW THE COMPREHENSIVE PLAN MIX OF USES WLD WORK IN PRACTICE, ASSUMING CERTAIN VARIABLES. >> >> Chair Downs: OKAY. SO -- ALL RIGHT, THANK YOU. >> COMMISSIONER OLLEY. >> Olley: TO QUICK QUESTIONS, THE CAPACITY ENHANCEMENTS CAUSED BY TRAFFIC AND ADDITIONAL SEWER COST FOR THOSE -- WHO PAYS FOR IT? >> DO WE HAVE ENGINEERING STAFF. MR. CALEB THORNHILL,O HAVE DIRECTOR OF ENGINEERING IN THE AUDIENCE, I WILL ANSWER THAT IS SOMETHING THAT WILL BE ASSESSED WITH THE NEXT ROUND. THERE HAS TO BE A STUDY DONE TO DETERMINE EXACTLY WHAT THE EXTENT AND SIZE INCREASED OF WASTEWATER IS NEEDED, AND THEN THROUGH THAT PROCESS CERTAIN VARIABLE -- THEY'RE ALLOWED UNDER EXISTING ZONING TO BUILD MORE INTENSE THAN WHAT'S ON SITE, COMPARE THAT TO WHAT IS PROPOSED IN THE CONCEPT PLAN, ALL OF THOSE IN THE WASH TO SEE WHAT THE BALANCE IS, AND THEN THERE'S AN ISSUE OF REQUIREMENTS THAT WE CAN'T REQUIRE MORE THANHO THE DEVELOPMENT OF THE SITE, WE CAN'T ANSWER THAT QUESTION TODAY, THAT GETS WORKED OUT THROUGH THE NEGOTIATION OF THE -- IN THE RESULT OF THE STUDY. >> THAT'S FAIR. THAT'S FAIR. THANK YOU. SECOND QUESTION, I THINK COMMISSIONER TOUCHED ON IT, IF WE BRING IN THE SPECIAL NEEDS HOUSING AS I -- AN OPTION IN THE FUTURE, DOES THAT HELP OR HURT THE -- THAT MIX OF USE OF HOUSING THAT WE TRY AND AIEVEN OUR COMPREHENSIVE PLAN, DOES IT HELP THIS PARTICULAR... THE DIVERSITY OF HOUSING THAT IS A PART OF OUR GUIDENESSING PRINCIPLES ESSENTIALLY. >> .>> IT DOES. THERE'S A VERY MINIMUM QUANTITY OF MID RISE HOUSING, I DON'T HAVE THE EXACT PERCENTAGE, I THINK IT'S IN THE INGISAL DIGITS, IT WOULD PROVIDE ADDITIONAL VARIETY IN HOUSING AS A GENERAL GOAL. IT DOESN'T MEET THE MIX OF USES VARIETY THAT IS ECIFIC TO THE URBAN ACTIVITY CENTER, THOUGH. THEY'RE TWO DIFFERENT QUESTIONS. >> Olley: THANK YOU. >> Chair Downs: M MR. BROUNHOFF. >> BRUNEHOFF: YOU MENTIONED THEY'RE PROPOSING 40 UNITS OF TOWN HOME LIKE MULTI-FAMILY UNITS LIMITED TO THREE STORIES TALL. I WAS UNABLE TO LOCATE THAT PARTICULAR POLICE OF THE DEVELOPMENT ON THE DRAWINGS THAT WE HAVE. WOULD YOU TL ME ERE THAT WOULD BE LOCATED? >> SURE, THEY'RE LOCATED ON LOT 15. THERE'S A -- >> IS LOT 15 THE FAR WESTERN CORNER OF THE PROJECT? >> CORRECT. SO IF YOU LOOK AT THE B SHAPED BUILDING, THERE IS A RECTANGLE NEXT TO IT ON THE WEST SIDE. >> BRUNEHOFF: ON THE WEST SIDE. I'M LOOKING -- HAS IT BEEN MISLABELED? [ INDISTINCT CHATTER ] YEAH. [ MULTIPLE VOICES ] >> I SEE IT'S ADJACENT TO THE PARKING GARAGE, IS THAT ACCURATE. >> QUICK CLARIFICATION. >> I SEE IT, THANK YOU. >> QUICK CLARIFICATION OP THAT, THE STAFF AND THE APPLICANT WORKED THROUGH PROVIDING SINGLE FAMILY OPONS ULTIMATELY DETERMINED THATASN'T FEASIBLE. THERE ARE EHA CONCERNS TO CONSIDER AS WELL. WHAT THEY PROPOSED IS TO CREATE THIS MULTI-FAMILY TO APPEARS TO LOOK LIKE SINGLE FAMILY FROM THE OUTSIDE, THEY WON'T BE SUB DIVIDED IN THE INDIVIDUAL LOTS. IT WILL BE OPERATED LIKE A MULTI-FAMILY WITHIN A SINGLE BUILDING, BUT IT WILL LOOK LIKE SINGLE FAMILY FROM THE STREET. I JUST WANT TO MAKE SURE TO CLARIFY THAT THE ZONING DOES ALLOW THREE FOUR STORY IN THIS LOCATION, THEY'RE SHOWING THREE IN THE CONCEPT PLAN, BUT IT COULD GO UP TO THE FOUR. >> DID YOU HAVE DISCUSSIONS WITH THE APPLICANT ABO THE POSSIBILY OF ONE OF THE BUILDINGS THAT IS CURRENTLY -- ONE OF THE FIVE STORY BUILDINGS FOR MULTI-FAMILY BEING IN A SORT OF A -- PERHAPS A CONDO CONFIGURATION WITH OWNER OCCUPIED UNITS RATHER THAN RENTED UNITS? >> WE DID NOT DISCUSS THAT FROM A ZONING PERSPECTIVE, THEY'RE TREATED EXACTLY THE SAME. IT WOULD BE A GOOD QUESTION FOR THE APPLICANT. >> OKAY, THANK YOU. >> Chair Downs: MR. LONG? >> LONG: HOW MUCH MULTI-FAMILY ISUPPOED B THE COMP PLAN BY RIGHT OF THE SITE. >> DEPENDING ON HOUSING MIX. >> THE MIX OF USES THE BASED ON A FULL SUBURBAN ACTIVITY CENTER WHICH INCLUDES THE MALL SITE AND OTHER ADJACENT SITES. UP TO NO MORE THAN 60% OF THE UNITS SHOULD BE MULTI-FAMILY. THE OTHER 40% SHOULD COME FROM ATTACHED OR DETACHED SINGLE PRODUCT IN THAT AREA. THIS WOULD BE 100% MULTI-FAMILY, WHICH IS NOT SUPPORTED BY THE COMPREHENSIVE PLAN. IT DEPENDS ON HOW MUCH SINGLE FAMILY IS PROSED T OFFSET IT. SHOULD BE NO MORE THAN 60% OF WHATEVER THAT TOTAL BALANCE IS. >> HOW BIG IS THAT EQUATION. >> YOU SHOULD SHOW THE COMPREHENSIVE PLAN MAP, IT'S EVERYWHERE THAT'S SHOWN AS ACTIVITY CENTER. THE OTHER WAY, MR. POLLADI. HERE YOU GO. EVERYTHING IN THAT SA AREA IS FACTORED INTO THAT, AND THERE'S CURRENTLY ZERO HOUSING UNITS IN THIS AREA. WHAT DETERMINES -- OH, I GUESS THE COMP PLAN CREATED THAT AREA. >> CORRECT. >> SO THAT'S THE AREA THAT THE EQUATION IS DONE IN? >> CORRECT. >> DID YOU KNOW ANY REASON AS TO WHY THAT MAP WAS DRAWN THAT WAY? >> IT WAS PROPOSED THROUGH THE COMPREHENSIVE PLAN REVIEW PROCESS, DISCUSSED BY THE COMMITTEE AND PLANNING AND ZONING COMMISSION AND I CAN'T SAY THAT EVERY SINGLE LINE ON THAT WAS ANALYZED THOROUGHLY, BUT THAT'S -- THAT'S GENERALLY WHERE IT LANDED. IT'S VERY CLOSE TO I THINK WHAT HAS HISTORICALLY BEEN SHOWN FOR THE BOUND BOUNDARIES F THAT AREA, IN THE OLD COMPREHENSIVE PLAN. >> IT JUST GOT ADOPTED, POTENTIALLY? >> MOST LIKELY, YES. >> ONE MORE QUESTION. HOW DID THE CITY'S OBJECTIVES -- HOW ARE THEY DIFFERENT FOR THE REDEVELOPMENT VERSUS THE COLLIN CREEK REDEVELOPMENT? >> IN WHAT TERMS? >> I MEAN, IN TERMS OF REDEVELOPMENT, HOW DOES -- DO THE CITY'S OBJECTIVES SEE THESE SITES THE SAME OR DIFFERENTLY? >> COLLIN CREEK WAS ADOPTED UNDER A DIFFERENT COMPREHENSIVE PLAN IF I'M NOT -- >> THAT'S TRUE, IT WAS, BUT EACH UNDER TODAY'S COMPREHENSIVE PLAN, THEY'RE TWO DIFFERENT CATEGORIES, SO THE WILLOW BEND MALL IS MEANT TO BE SLIGHTLY SMALLER SCALE, THEN THE COLLIN CREEK IS URBAN ACTIVITY CENTER, WHICH IS MUCH HIGHER, MUCH MORE INTENSE. YOUR SHOPS AT LEGACY IS ALSO IN THE URBAN ACTIVITY CENTER, THOSE TWO AREAS ARE INTENDED TO BE OUR HIGHEST MIXED USE INTENSITY AREAS. >> SO THE COMP PLAN MAKES -- DIFFERENTIATES BETWEEN COLLIN CREEK MALL, SO ARE THERE OTHER EXAMPLES LIKE COLLIN CREEK MALL OR IS COLLIN CREEK MALL A ONE-OFF. >> IT DOESN'T LIST -- IT DOESN'T CITE SPECIFICALLY THESE ARE THE POLICIES FOR COLLIN CREEK MALL, THESE ARE THE POLICIES FOR WILLOW BEND MALL, IT TALKS ABOUT THE FACILITIES FOR FUTURE LAND USE CATEGORIES, THEY'RE DIFFERENT CATEGORIES THEY HAVE DIFFERENT RECOMMENDATIONS FOR ALL OF THEM. THE COLLIN CREEK MALL AREA, AND THEN THE LEGACY AREA, THE SUBURBAN ACTIVITY CENTER APPLIES TO WILLOW BEND MALL, APPLIES TO PARK AND PRESTON, APPLIES TO BREE CON SQUARE, I BELIEVE. JUST DIFFERENT AREAS HAVE DIFFERENT LEVELS OF INTENSITY THAT ARE SUPPORTED. THESE SUBURBAN ACTIVITIES ARE UP TO FIVE STORIES, VERSUS URBAN ACTIVITY CENTERS WHICH WOULD BE 20 STORIES. ACTIVITY IS 120 I BELIEVE. DIFFERENT LEVELS OF INTENSITY ARE SUPPORTED IN EACH AREA. >> SO A BETTER COMPARISON WOULD BE THE WILLOW BEND MALL SITE TO ONE OF THE SITES OF LEGACY WHETHER IT'S EAST OR WEST? >> NO, THE SUBURBAN ACTIVITY CENTER IS MEANT TO BE LESS INTENSE THAN THOSE AREAS PER THE -- >> I'M SORRY, DID I MISUNDERSTAND IS LEGACY WEST NOT ONE OF THE THINGS YOU JUST MENTIONED. >> IT'S WITHIN THE URBAN ACTIVITY CENTER WHICH IS THE MORE INTENSE CATEGORY. >> GIVE ME ANXAMP OF THE LESS INTENSE THAT IS SIMILAR TO THIS. >> THE SAME DESIGNATIONS ON THE MAP ARE PARK AND PRESTON, ALTHOUGH I DON'T THINK THAT IS THAT INTENSITY. BEACON SQUARE IS PROBABLY THE OTHER -- AGAIN FIVE STORY PRODUCTS. THAT'S PROBABLY THE BEST COMPARABLE DEVELOPMENT. I CAN'T SAY SPECIFICALLY TO EVERY CRITERIA IN THE COMPREHENSIVE PLAN, BUT GENERALLY SPEAKING. >> ONE MORE QUESTN. BLOCK 13, IS THAT PARKED IN LOT 6R? >> NO. >> IS THERE PARKING ON -- THAT GOES WITH LOT 13? >> SORRY, COULD YOU PLEASE REPEAT YOUR QUESTION? >> MY RECOLLECTION IS THAT LOT 6R IS A BIG GARAGE. >> SO WE HAVE LOT 13 WHICH IS ON THE FAR WESTERN CORNER OF THE DEVELOPMENT. AND THEN WE HAVE A BIGGER LOT THAT KIND OF CAPTURES MOST OF THE ANCHOR SOURCE. >> LET ME RESTATE MY QUESTION. I UNDERSTAND -- MY UNDERSTANDING IS THAT LOT 13 IS MULTI-FAMILY. >> IT IS. >> PREDOMINANTLY. AND IS THE PARK -- WHERE IS THE PARKING F -- IF YOU RENT ONE OF THOSE MULTI-FAMILY UNITS, WHERE DO YOU PARK? >> PARKING STRUCTURE IS WITHIN THAT BUILDING, SO YOU WILL SEE IN LOT 13, THAT IS THE ONE ON THE CORNER FOR THOSE LOOKING AT THE MAP, THE LEFT SIDE OF THE PAGE, THE TWO -- >> OH, I'M SORRY, THE RECTANGLE IN THE MIDDLE -- OKAY, I DON'T KNOW HOW I MISSED THAT NOTE, BUT THERE IT IS. THANK YOU. >> Chair Downs: COMMISSIONER? >> Cary: I SEE THIS IS GOING TO RESCIND THE SUPs AND ALLOW PRIVATE CLUBS BY RIGHT. >> CORRECT. >> Cary: I'M JUST CURIOUS AROUND THE THINKING ON THE PRIVATE CLUBS BY RIGHT, WHY THAT'S IMPORTANT AND WHAT EFFECT IT MIGHT HAVE ON SURROUNDING BUSINESSES THAT AREN'T PART OF THIS NEW DEVELOPMENT. WAS THERE DISCUSSION -- WHAT IS THE STRATEGY AROUND THIS PARTICULAR MOVE? >> CURRENTLY, THEY HAVE I BELIEVE THREE OR FOUR SUPs FOR PRIVATE CLUBS, AND WE ADDED THAT STIPULATION THAT WE RECENTLY ADOPTED AS PART OF SUP56; HOWEVER, WITH THE DEMOLITION OF CONSIDERABLE SECTION OF THE MALL, I PERSONALLY DOUBT THAT THEY WOULD BE MORE PUBLIC PRIVATE CLUBS, MORE THAN THOSE SUPs, BUT OBVIOUSLY IT IS ALLOWED BY RIGHT. >> I GUESS THAT WOULD BE INTERESTING, MAYBE A QUESTION FOR THE APPLICANT, BUT I THINK THE PLAN HERE IS TO REALLY TURN THIS INTO A LITTLE BIT MORE OF AN ENTERTAINMENT, AND THERE MIGHT ACTUALLY BE MORE PRIVATE CLUBS, I THINK IT MIGHT BE DIFFERENT THAN WHAT YOU JUST SAID BASED ON TALKING TO THESE GUYS. >> I'M SORRY. BUT PRIVATE CLUBS ARE PERMITTED BY RIGHT WITHIN OUR UMU, AND OUR GOVERNMENT DISTRICT, WHICH ARE THE ACTIVITY ENTERTAINMENT CENTERS, THE IDEA THIS WOULD BECOME AN ENTERTAINMENT CENTER, THIS WOULD BE APPROPRIATE -- >> WHICH LEADS TO MY NEXT QUESTION, THEN, SO THERE WOULD BE NO LIMIT TO THE NUMBER OF PRIVATE CLUBS THAT COULD BE IN THIS FACILITY? I'M JUST TRYING TO MAKE SURE I UNDERSTAND. >> THAT'S CORRECT, SUBJECT TO OTH SEPATION REQUIREMENTS OF THE CODE OF ORDINANCES, WE HAVE SEPARATIONS FROM SCHOOLS THINGS LIKE THAT, THAT HAVE TO BE CONSIDERED. I DON'T KNOW IF THEY APPLY TO THE ADJACENT SITES, SOMETHING WE WOULD LOOK AT, IF THERE WERE ANY LIMITATIONS BASED ON THAT, IT WOULD NOT BE ALLOWED. >> OKAY, THANK YOU. >> Chair Downs: ANOTHER QUESTION OR -- OKAY. >> THE LIMITATION REQUIREMENTS THAT YOU'RE TLKING ABOUT, THAT IS LIKE A SCHOOL OR A CHURCH, THAT SORT OF THING, RIGHT? >> THAT'S CORRECT. >> SO WE DON'T EXPECT THAT OR CHURCHES OR ANYTHING THAT'S GOING TO LIMIT A PRIVATE CLUB WITHIN THIS DEVELOPMENT? >> NOT WITHIN THE SITE, BUT IT WOULD ALSO APPLY TO ADJACENT PROPERTIES, WHICH COULD DEVELOP WITH SCHOOLS, CHURCHES CERTAINLY. >> BUT IF THEY GO FIRST, AND THEN A SCHOOL COMES IN, IT'S NOT GOING TO APPLY RETROACTIVELY. >> THAT'S RIGHT, IT WOULD BE -- WHEN A PRIVATE CLUB IS PROPOSED, WE LOOK AT WHAT IS ON THE GROUND AT THAT TIME -- >> RIGHT. >> THANK YOU. >> COULD YOU -- COULD YOU -- WOW, MR. RATLIFF? >> Ratliff: I TOLD YOU I MIGHT HAVE AN EXTRA QUESTION AT THE END. >> Chair Downs: I HAVE SOME TOO, BUT I WAS GOING TO DEFER TO YOU. >> Ratliff: ONE FOLLOW-UP QUESTION, LOOKING AT YOUR REPORT UNDER MIX OF USES, THE LAND USE MIX RIGHT NOW LIKE YOU SAID, THERE'S ZERO HOUSING THERE, PROVIDING HOUSING ACTUALLY MOVES US CLOSER TO THE DESIRED MIX OF USES CORRECT? AND AL EMPLOYMENT, THIS MOVES US CLOSER TO THE DESIRED MIX OF USES FOR RETAIL OFFICE INDUSTRIAL, ET CETERA, THAN IT IS TODAY, SO ACHIEVING -- THIS WOULD CLEAVE THE GOALS OF THE MASTER PLAN. THE ONE IT DOESN'T ACHIEVE IS THE MIX OF HOUSING, AM I READING THAT ALL CORRECTLY? >> THAT'S CORRECT. THERE'S AN EMPLOYMENT MIX, OVERALL LAND USE MIX, AND HOUSING MIX, IT DOES NOT COMPLY WITH THE HOUSING MIX WHICH IS THE BREAKUP OF DETACHED SINGLE FAMILY, DETACHED MULTI-FAMILYSES. >> AS FARS THE ADDITION OF HOUSING THAT IS MOVING US CLOSER TO THE LAND USE, THE PLAN THAT WAS DESIRED. >> THAT'S CORRECT. >> OKAY. THAT WAS IT, THANK YOU. >> MR. BRONSKY, I THINK YOU WERE UP THERE, SO GO AHEAD. >> Bronsky: I JUST HAD -- I'M NOT SURE HOW TO -- MY QUESTION IS BECAUSE RELIGIOUS FACILITIES ARE ALLOWED TO BE IN ANY ZONING AREA, THERE COULD BE RELIGIOUS FACILITIES IN THIS AT SOME POINT, IS THAT CORRECT? >> CERTAINLY COULD BE, YES? >> Bronsky: ALL RIGHT, THAT'S ALL. THANK YOU. >> Chair Downs: WOULD YOU GO TO PAGE 61, FORWARD FOUR PAGES. OKAY. IT SAYS ON HERE EARLIER IN YOUR PRESENTATION, YOU SAID ALL THE RESIDENTIAL WAS OUTSIDE EHA ONE AND TWO. AND RIGHT HERE IT SAYS SINGLE FAMILY WAS RECOMMENDED, EHA AREA WAS A CONCERN. SO CAN YOU CLARIFY THAT FOR ME? ARE YOU SAYING THAT IFT YOU WENT SINGLE FAMILY, THEN EHA WAS A CONCERN, BUT BECAUSE THEY'RE NOT DOING SINGLE FAMILY, IT'S NOT A CONCERN. >> ESSENTIALLY THEY'RE NOT ABLE TO PUT ANY RESIDENTIAL IN THE AREA THAT IS WITHIN THAT EHA, SO THAT WILL PUT A CONSTRAINT ON THE APPLICANT. >> THE APPLICANT HAD PROPOSED AT ONE POINT ALLOWING SINGLE FAMILY AT ANOTHER PART OF THE PROPERTY, AND THAT WAS WITHIN THE EHA AND WOULD HAVE REQUIRED THE STUDY, THEY ELECTED TO TAKE THAT OUT. >> OKAY. NEXT, YOU MENTIONED THAT THE CURRENT ZONING BY RIGHT COULD BE 20 STORY OFFICE BUILDINGS AND ON THE SITE, RIGHT? >> THAT IS TRUE; HOWEVER, BASED ON THE PROXIMITY TO RESIDENTIAL, THERE IS SOME TRICKLE DOWN HEIGHTS AS WELL, SO -- BUT OUR CE CURRENTLY ALLOWS UP TO 20 STORIES, WITH THOSE RESIDENTIAL CONSIDERATIONS. >> Chair Downs: OKAY, CAN YOU GO TO PAGE 67? I THOUGHT EARLIER ON YOU HAD SAID THAT THERE WERE CONCERNS ABOUT THE OPEN SPACE, OR MEETING THE OPEN SPACE REQUIREMENTS, BUT IT APPEARS THAT THE PLAN DOES, SO THEY ADDRESS THE CONCERNS, IS THAT WHAT YOU -- >> COMPREHENSIVE PLAN REQUIRES BETWEEN 15 TO 20% OF OPEN SPACE; HOWEVER, THE APPLICANT IS PROVIDING 13%. >> Chair Downs: OKAY, BUT REQUIREMENT SAYS 10 ACRES OF OPEN SPACE. >> IN THE PREVIOUS PUBLICATION, WE HAVE TEN ACRES OPEN -- >> Chair Downs: OKAY, I UNDERSTAND. >> COMPANION OPEN SPACE PLAN PROVIDES MORE THAN WHAT IS REQUIRED IN THIS STIPULATION. >> Chair Downs: OKAY, THANK YOU, AND THEN LAST QUESTION WOULD BE IF WE WANTED TO ADD -- THE APPLICANT ADDED FOR OR ASKED FOR THE INCLUSION OF INDEPENDENT LIVING AS A CLASSIFICATION. IF WE DECIDE WE WANT THIS PROJECT, BUT WE WANT TO INCLUDE SPECIAL NEEDS HOUSING AS ALSO AN ADDITION, THAT IS SOMETHING WE CAN DO HERE, IS STAFF OKAY ADDING THAT AS AN ALLOWED USE OR IS THERE A PROBLEM WITH THAT? >> YES, I THINK IT'S IN YOUR DISCRETION TO DO SO. WE WOULD PROBABLY -- IF YOU WANTED TO MAKE SURE THAT IT WAS PROVIDED -- >> Chair Downs: I'M NOT REQUIRING IT. I'M JUST SAYING IF WE WANTED -- IS THERE A REASON FOR US TO ADD THAT DEFINITION OR DESCRIPTION IF WE WANT TO GIVE THEM THE FLEXIBILITY? I'M NOT SAYING IT'S REQUIRED. >> IT'S ALREADY BUILT IN. >> Chair Downs: IT'S ALREADY BUILT IN, SO THERE IS NO NEED FOR US -- >> THAT'S RIGHT. >> Chair Downs: OKAY. VERY GOOD. I THINK WE'RE DONE FOR QUESTIONS FOR STAFF, I'M GOING TO ON THE PUBLIC HEARIN THE APPLICANT HAS FIFTEEN MINUTES, AND THEN WE HAVE I THINK 17 SPEAKERS, UNLESS SOME OF YOU HAVE DECIDED NOT TO SPEAK. THAT'S ALMOST AN HOUR IF I GIVE YOU THREE MINUTES EACH, SO WE'LL PROBABLY CHOP THAT TO A COUPLE OF MINUTES, IN PARTICULAR IF YOU'RE GOING TO SAY SOMETHING SOMEBODY HAS ALREADY SAID, YOU COULD SAY DITTO OR SOMETHING, THEN AFTER EVERYONE ELSE WAS SPOKEN, THE APPLICANT WOULD HAVE ADDITIONAL FIVE MINUTES IF THEY WANTED TO RESPOND TO SOME OF THE COMMENTS DURING THE PUBLIC -- OER PUBLIC COMMENTS. SO LET'S BRING THE APPLICANT DOWN AND HEAR WHAT THEY -- >> YES, WE HAVE MICHAEL PLAT, WHITNEY LIVINGSTON, AND STEVE LIVEN. >> GOOD EVENING. >> GOOD EVENING. >> APOLOGIZE. >> Chair Downs: APOLOGIZING FOR PUTTING GLASSES ON. >> WELL, I THOUGHT I COULD SEE BUT I CAN'T. >> Chair Downs: OKAY. >> THANK YOU, MY NAME IS STEVEN LIVEN, I'M CE OF -- OF CENTENNIAL, THIS IS WHITNEY LIVINGSTON, THE PRESIDENT OF CENTENNIAL, AND MIGHTAL PLAT, THE EXECUTIVE VICE PRESIDENT OF CENTENNIAL. THANK YOU. I NEED SOMEONE TO DIRECT THE SLIDES. AGAIN, THANK YOU AGAIN FOR THE OPPORTUNITY TO COME BEFORE YOU AND PRESENT THIS PLAN AND THE VISION THAT WE HAVE FOR SHOPS AT WILLOW BEND. FIRS I WANT TO SAY I APPRECIATE VERY MUCH ALL THE WORK THAT THE CITY STAFF HAS DONE OVER THE LAST MANY, MANY, MANY MONTHS TO HELP US CRAFT THIS PLAN AND THIS VISION, AND ALL THE EFFORT THAT HAS GONE INTO IT IN ORDER FOR US TO BE HERE TONIGHT TO BE ABLE TO PRESENT THIS PLAN. I -- I THINK THAT WHAT I WOULD -- THE MESSAGE THAT I WOULD LIKE TO CONVEY, AND I -- I HOPEFULLY CAN BE VERY SUINCTT DNG THIS, BUT A FEW THINGS THAT I THINK ARE VERY IMPORTANT THAT I HOPE WILL COME ACROSS THROUGHOUT THIS ENTIRE PROCESS. FIRST OF ALL, I'M BORN AND RAISED IN DALLAS. OUR COMPANY IS BASED IN DALLAS. THIS PROJECT TO US IS ONE OF A DREAM, A PASSION, A DESIRE TO DO SOMETHING THAT WE DO THAT WE LOVE TO DO, THAT WE HOPE WILL BRING SOMETHING TO THE COMMUNITY OF PLANO THAT DOESN'T EXIST TODAY. SOMETHING THAT WE'VE DONE IN OTHER COMMUNITIES ACROSS THE COUNTRY IS. WE ARE A RETAIL REAL ESTATE COMPANY. WE BOUGHT THIS PROJECT. I GREW UP IN THE RETAIL BUSINESS. MY FAMILY WAS IN THE RETAIL BUSINESS IN DALLAS - FORT WORTH. WE ARE RETAIL REAL ESTATE COMPANY. WE BOUGHT THIS BECAUSE IT'S A RETAIL PROJECT. AND WE ARE TRYING AS HARD AS WE CAN TO FIX IT AND MAINTAIN IT AS MUCH OF A RETAIL PROJECT AS WE POSSIBLY CAN. HONESTLY, I DON'T THINK ANYONE THAT WOULD COME UP HERE NEXT CAN DO THAT. I THINK WE HAVE A SHOT AT DOING THAT TODAY. AND THAT'S WHAT THIS WHOLE PLAN IS ABOUT. IT IS TO MAINTAIN AS MUCH OF THE EXISTING SHOPS OF WILLOW BEND THAT WE CAN POSSIBLY MAINTAIN AND DELIVER IT IN A WAY THAT WORKS FOR THE NEXT 50 YEARS THAT IS ENGAGING, EXCITING, A FABRIC OF THE COMMUNITY, AND THAT DELIVERS AN EXPERIENCE THAT IT DOESN'T DELIVER TODAY, AND CAN'T DELIVER UNDER ITS CURRENT SITUATION. IF -- TO MEET SOME OF THE CONDITIONS, WE JUST HAVE TO TEAR MORE OF THE MALL DOWN. EVENTUALLY, TO GET SINGLE FAMILY HOMES OR TO GET MORE OPEN SPACE, WE JUST HAVE TO TEAR MORE OF THE MALL DOWN. WE HAVE TO KEEP TEARING IT DOWN UNTIL THE MALL IS GONE. WE HAVE TRIED TO WORK TO CREATE WHAT THE CITY WANTS AND TO MEET WHAT THE CITY CONDITIONS ARE, BUT MAINTAIN ABOUT 800,000 SQUARE FEET OF RETAIL SPACE. AND WE SAY RETAIL, IT'S FOOD AND BEVERAGE, IT'S SHOPPING, IT'S ENTERTAINMENT. IT IS HEALTH, WELLNESS, BEAUTY. IT IS ALL OF THE REASONS THAT PEOPLE LEAVE THEIR HOUSE TO GO OUT AND TO GO SOMEWHERE. AND TO CREATE AN ENVIRONMENT WITH OPEN SPACE, ACTIVATED PARKS AND AN ENVIRONMENT THAT IS WHERE PEOPLE WANT TO GO AND SPEND TIME. THE INTRODUCTION OF RESIDENTIAL, OFFICE AND HOTEL IS DONE SOLELY FOR THE BENEFIT OF THE SHOPS, THE RESTAURANTS THEEALTH WENESS AND BEAUTY, AND EVERYTHING THAT IS EXISTING. 800,000 FEET OF RETAIL WILL NOT BE BUILT AGAIN. NO ONE WILL BUILD THAT ON A PIECE OF LAND. DOESN'T MAKE ANY SENSE TODAY. YOU WILL BUILD 200,000 FEET, AND 200,000 FEET IS JUST AN AMENITY FOR ALL OF THE RESIDENTIAL AND ALL THE OFFICE AND EVERYTHING ELSE. YOU HAVE TO BUILD WAY MORE OF THAT. HERE WE WANT WAY MORE RETAIL, AND THE APPROPRIATE AMOUNT OF THE ALTERNATIVE USES, BUT THEY ARE THERE T SUPPORT THE 800,000 FEET OF RETAIL. IT MAKES IT A SEVEN DAY A WEEK, 18 HOUR A DAY ENVIRONMENT FOR THE RESTAURANTS, FOR THE SHOPS, THAT'S WHAT THEY NEED TO SURVIVE AND BE VIABLE TODAY. THAT'S WHY 100% SHOPPING VENUE LIKE THE SHOPS AT WILLOW BEND UNFORTUNATELY IS TOO BIG, ISN'T SUCCESSFUL, BECAUSE IT'S THREE DAYS A WEEK. THURSDAY NIGHT, FRIDAY, SATURDAY, IS WHAT A SHOPPING VENUE CREATES, AND SO WE'RE GOING TO PRESENT WHAT OUR VISION IS, BUT I -- I JUST WANT TO REITERATE AS FIRMLY AS I CAN THAT WE'VE HEARD EVERYTHING THE CITY HAS SAID. WE HAVE REALLY TRIED TO WORK VERY COMPLIMENTARY WITH THE CITY AND THE REQUIREMENTS. WE'RE DOING THIS AROUND THE COUNTRY. WE KNOW WHAT IS SUCCESSFUL. WE KNOW WHAT WORKS. AND WE ARE HERE TO MAINTAIN THIS PPERTY AND ITS FORM THAT IS VIABLE. WE DON'T WANT IT TO BE TORN DOWN. IT SHOULD NOT BE TORN DOWN. IT WOULD BE INCREDIBLY DISAPPOINTING TO HAVE THIS PROJECT GO AWAY. IT IS VIABLE AND WE'RE TRYING TO MAINTAIN IT THAT WAY, AND THAT IS THE PRESENCE UNDER WHICH WE HAVE DEVELOPED THIS PLAN, AND WE BELIEVE THIS PLAN CREATES A UNIQUE PROJECT, UNIQUE TO THE CITY OF DALLAS, UNIQUE TO THE CITY OF PLANO, AND SOMETHING THAT DOESN'T EXIST IN THE DFW AREA, AND SOMETHING THAT I THINK WILL ENRICH THE CITY OF PLANO FOR THE NEXT 20, 30, 40 YEARS. THANK YOU VERY MUCH FOR THE TIME. AGAIN, WE APPRECIATE ALL OF YOU BEING HERE AND LISTENING TO OUR PRESENTATION. >> THANKS, STEPHEN. AS STEPHEN MENTIONED, I'M WHITNEY LIVINGSTON, PRESIDENT OF CENTENNIAL. I'M GOING TO RUN THROUGH A QUICK OVERVIEW OF OUR COANY AS WELL AS WE WHAT EVE SEEN HAPPENING IN THE MAY CROW MARKET OF RETAIL, AND THEN THE CURRENT STATE OF THE MALL BEFORE TURNING IT OVER TO MICHAEL TO TALK ABOUT THE DESIGNS. SO AS STEVEN MENTIONED, OUR COMPANY WAS FOUNDED IN 1997. WHAT IS MOST IMPORTANT TO KNOW ABOUT CENTENNIAL IS WE PROVIDE OURSELVES IN BEING A LONG-TERM HOLDER OF THE ASSETS THAT WE OWN AS WELL AS CREATING DOMINANT RETAIL CENTRIC DESTINATIONS ACROSS THE COUNTRY. WE ARE FULLY INTEGRATED SERVICES PLATFORM THAT EMPLOYS OVER 340 PEOPLE NATIONALLY WITH OVER 75 INDIVIDUALS BASED HERE IN THE DALLAS METROPLEX. WE ARE A COMPANY THAT WAS ESTABLISHED -- THAT ESTABLISHED AND HAS NURTURED OVER TIME WHAT WE CALL A PEOPLE AND PROPERTY FIRST CULTURE THAT HELPS US PRIORITIZE HOW WE EMPLOY OUR PEOPLE AND HOW WE OPERATE OUR ASSETS. TODAY, OUR PORTFOLIO CONSISTS OF 35 PROPERTIES AND 15 STATES WITH NEARLY 25 MILLION SQUARE FEET ACROSS THE COUNTRY I 65% OF THOSE PROPERTIES ARE ENCLOSED MALLS. CENTENNIAL AND OUR PARTNERS ACQUIRED THE SHOPS AT WILLOW BEND IN MAY OF 2022, AND OVER THE LAST 20 MONTHS HAVE BEEN FOCUSED ON HOW WE REVITALIZE THIS PROJECT AND DELIVER A RELEVANT RETAIL DOMINANT DESTINATION AND EXPERIENCE FOR THE FUTURE. AS -- BEFORE WE DIG INTO WILLOW BEND SPECIFICALLY, I WOULD LIKE TO TAKE A MOMENT AND SHARE MORE INFORMATION THE MAL INDUSTRY AND ITS REVOLUTION OVER THE LAST TEN YEARS. MALLS WERE GENERALLY BUILT WITH A VERY SPECIFIC FORMULA. THEY WERE DEVELOPED ON LARGE PARCELS OF LAND, ANCHORED BY 3 TO 5 DEPARTMENT STORES AND WERE CONNECTED UNDER ONE ROOF BY SMALL SHOP RETAIL STORES GENERALLY APPAREL AND ACCESSORY STORES, AND IN THIS FORMAT, THEY COULD BE AS LARGE AS 1.5 MILLION SQUARE FEET. VERY SIMILAR TO THE SHOPS AT WILLOW BEND. OVER THE LAST TEN YEARS, THE INDUSTRY HAS EXPERIENCED THE RISE OF eCOMMERCE, THE DEMISE OF THE DEPARTMENT STORE, AS WELL AS SMALL SHOP TENANT BANKRUPTCIES. THESE TRENDS HAVE SIGNIFICANTLY CONTRIBUTED TO INCREASED VACANCY AND THE DECLINE OF MALL SALES ACROSS THE COUNTRY. ADDITIONALLY, THERE'S BEEN A MAJOR CHANGE IN CONSUMER PREFERENCES AS STEVEN MENTIONED, AND THEIR INTERESTS. CONSUMERS TODAY ARE LOOKING FOR MUCH MORE THAN JUST APPAREL SHOPPING. THEY ARE LOOKING FOR EXPERIENCE, WHICH INCLUDES, AS STEVEN SAID, DINING, ENTERTAINMENT HEALTH WELLNESS BEAUTY LIFESTYLE SERVICE, FITNESS, AS WELL AS APPAREL, ALL OF WHICH CAN BE COMPLIMENTED BY VIBRANT GREEN SPACES, ART, MUSIC, AND JUST -- AND HIGHLY VIBRANCY. THE MALLS BUILT FOR YESTER YEAR ARE SIMPLY TOO BIG AND CONTAIND BY THEIR STYLE INFRASTRUCTURE TO DELIVER TO THE NEEDS AND WANTS OF CONSUMERS TODAY. THAT SAID, SOME HAVE A BRIGHT FUTURE. THOSE WELL LOCATED IN COMMUNITIES LIKE THE CITY OF PLANO AND WITH STEWARDS LIKE CENTENNIAL, WHO HAVE EXPERIENCE AND ARE CAPABLE OF REIMAGINING AND DELIVERING A PROJECT RELEVANT TO ATTRACTING TODAY AND TOMORROW'S CONSUMERS AND TENANTS WILL NOT ONLY SURVIVE, BUT THEY WILL THRIVE FOR THE FUTURE. THE SHOPS AT WILLOW BEND TODAY IN 2020, HAS LOST OVER 28 NATIONAL RETAILERS, SINCE 2020. THE PROJECT IS 1.5 MILLION SQUARE FEET WHICH IS TOO BIG, AS STEVEN MENTIONED, AND AS EXPERIENCED A STEADY DECLINE IN OCCUPANCY, SALES, AND TAX REVENUE TO THE CITY OF PLANO. THIS JUST GIVES YOU AN EXAMPLE OF THE TENANTS THAT I MENTIONED THAT HAVE LEFT THE CENTER SINCE 2020. AS YOU WILL SEE, 40 -- THE PROJECT TODAY IS OCCUPIED AT 75%E PROJECT TODAY OF THE TENANTS HAVE A LEASE OVER 1 YEAR. THAT CREATES INCREDIBLE RISK TO THE PROJECT AND TO THE CITY OF PLANO IF NOTHING IS DONE. WHILE WE SEE -- MANY SEE THIS AS THE DEM MIZE OF A PROJECT, CENTENNIAL SEES THIS AS THE OPPORTUNITY FOR THE FUTURE. THE OPPORTUNITY TO CREATE A VIBRANT, FULLY INTEGRATED, 7 DAY A WEEK, 18 HOUR A DAY COMMUNITY HUB OF TERTAINMEN DINING, HEALTH WELLNESS BEAUTY FITNESS, AND APPAREL AND ACCESSORIES FOR THE CITY OF PLANO FOR THE FUTURE. OVER THE LAST YEAR, WE HAVE BEEN ON A LISTENING TOUR TO UNDERSTAND WHAT THIS COMMUNITY NEEDS AND WANTS, AND I'LL TURN IT OVER TO MICHAEL PLAT TO SHARE MORE ABOUT THAT COMMUNITY OUTREACH. >> THANK YOU -- >> SIR, YOU HAVE 2 MINUTES AND 30 SECONDS. >> AWESOME. >> WE'LL BE A LITTLE FLEXIBLE. >> SO ON THE SCREEN HERE TODAY, JUST A LITTLE EXAMPLE OF THE LISTENING TOUR THAT WHITNEY MENTIONED. WE REACHED OUT TO THE HOA GROUPS SURROUNDING THE PROPERTY, WE HOSTED A COMMUNITY OPEN HOUSE ON THE PROPERTY IN THE SUMMER, EARLY FALL, AND THEN WE SPENT THE MONTH OF DECEMBER IN THE COMMUNITY ROOM, ACTUALLY, WHITNEY AND I SPENT QUITE A NUMBER OF HOURS THERE MEETING SOME GREAT PEOPLE IN THE COMMUNITY, HEARING THEIR FEEDBACK, REALLY SORT OF UNDERSTANDING REALLY TELLING THE STORY ABOUT NOT JUST WHAT WE WANT TO DO, BUT WHY, WHAT YOU HEARD FROM STEVEN AND WHITNEY EARLIER IN THE PRESENTATION. THE PLAN TODAY AS IT SITS, FAIRLY FAMILIAR WITH THIS, RIGHT ON THE TOLLWAY, JUST NORTH OF THE GEORGE BUSH TOLLWAY, FABULOUS PIECE OF REAL ESTATE, IT HAS MORPHED, ALREADY IN ITS PRIOR OWNERSHIP WITH SACK'S DEMISE AND LORD AND TAYLOR DEM DEM MIZE, THAT CREATE AND BARREL, IN THE CASE OF LORD AND TAYLOR, THE ADDITION OF OF CRAYOLA, SPEAKS TO THE DINING WEALTH WELLNESS THAT YOU HEARD STEVEN AND WHITNEY SPEAK OF EARLIER. WHO HAS NOT BEEN ARESS IS MACY'S ON TO DILLARD'S THIS PLAN ADDRESSES THAT IN A WAY THAT IS RELEVANT, MAKE THIS RELEVANT FOR THE NEXT 20 TO 30 YEARS. THIS SLIDE TALKS ABOUT WHAT WE LOOK TO -- DEMOLISH OR WHAT WE CALL RIGHT SIZE THE REAL ESTATE, BASED ON CURRENT TRENDS IN THE INDUSTRY, AND WE WOULD TAKE THAT REAL ESTATE AND REDEPLOY IT IN A WAY THAT IS MUCH MORE VIBRANT, MUCH MORE RELEVANT, MUCH FOR SYNERGISTIC TO THE WAY PEOPLE SHOP, TO CONSUMER TRENDS, REALLY IS A GREAT HEARDHITN MENTIONED.Y AS YOU I APOLOGIZE FOR GOING QUICK WILL, I SEE I'M AT 30 SECONDS HERE. >> Chair Downs: THAT'S OKAY. >> THE PLANS YOU SEE, THE YELLOW COLOR IS RESIDENTIAL, WE'VE KEPT THAT OUTSIDE THE EHA LINE AS YOU HEARD MENTIONED BY PLANNING STAFF. THE GREAT OUTDOOR SHOPPING STREET, I'M GOING TO CONTINUE TALKING AND PRESSING BUTTONS, A GREAT SORT OF EYE LEVEL VIEW HERE, HIGH LIAM MEN ADVERTISED GROUND PLANE, COMPLIMENT THE INCREASED RETAIL WITH EXTERIOR FACING HIGH STREET RETAIL. THE MIX OF UTSAS WITH RESIDENTIAL, THE OFFICE BUILDING A LITTLE BIT FURTHERMORE IN THE BACKGROUND. THIS IS A LOOK FROM THE EXISTING RESTAURANT DISTRICT, WE'VE GOT SOME GREAT TENANTS, MEXICAN BAR COMPANY, WHISTLE PRICHS LOOKING TO COMPLIMENT THEM WITH OTHER DINING AND CUISINE OPTIONS THAT ARE NOT THERE CURRENTLY, SOME OF THE VACANT SPACE, AND ON THE END CAP THERE, YOU SEE THE HOTEL ALONG THE TOLL WAY, 23 SECONDS, A LOOK BACK STDI WIT OUR BACK TO THE TOLLWAY LOOKING INTO THE PROJECT, AGAIN, A GREAT AMENITY THAT IS STARTING TO REALLY GEL HERE, WE CAN ENHANCE IT AND MAKE IT EVEN BETTER, YOU SEE THE OFFICE BULDING FULLY INTEGRATED, HIGHLY AM MEN ADVERTISED OPPORTUNITY THERE, THE AND FINALLY A LOOK DOWN THAT NEW SHOPPING STREET TOWARD DILLARD'S WHAT IS THE CENTER COURT OF KNEE MAN'S TODAY, MORE VACANCY THAN ANY OF US WOULD LIKE, GREAT OUTDOOR DINING WALKABLE INTEGRATED, VERY VIBRANT PLACE TO REALLY CREATE MEMORIES. A LITTLE LOOK AT THE NEW FRONT DOOR, THIS WOULD BE AT THE CENTER COURT FOR WHERE KNEE MAN'S IS TODAY, THE MALL BECOMES RIGHT SIZE, THE OUTDOOR PORTION, LOOKING BACK TOWARD THE ENCLOSED PORTION, GREAT NEW FRONT DOOR FOR WILLOW BEND, HOST EVENTS, CONCERT IN THE PARK, FESTIVALS, ET CETERA, THERE, ALL SORTS OF GREAT OPPORTUNITIES TO HI HIGHLIAMENITIZE THAT GREEN SPACE, THAT IS A VIDEO THAT PLAYS, APOLOGIZE FOR GOING OVER, THIS SUMS IT ALL UP, EVERYTHING YOU JUST HEARD, REALLY PLAYING WITH SOME BRANDING IDEAS. [ ♪ MUSIC PLAYING ♪ ] THERE'S THE NEW FRONT DOOR, THE GREEN SPACE RIGHT AT THE FRONT DOOR, THAT GREAT SHOPPING STREET, OFFICE BUILDING IN THE FEGROUND, MULL FAMILY IN THE BACKGROUND RESTAURANT DISTRICT THERE ON THE LEFT. KIND OF SLIDE DOWN HERE INTO THE -- INTO THE SHOPPING STREET. THIS IS REALLY WHAT WILLOW BEND DOESN'T OFFER TODAY AND WHAT THE CONSUMER DESIRES REALLY LEAN TOWARD, SO THE OUTDOOR SHOPPING STREET, OPPORTUNITY TO BRING IN RETAILERS WE COULD NOT BRING IN IN ITS CURRENT FORM, REALLY COMPLIMENTING AN EXISTING PARTS OF WILLOW BEND WITH NEW AND CREATING SOMETHING HERE THAT IS VERY SPECIAL, VERY UNIQUE, AND I THINK SOMETHING THAT PLANO WOULD BE VERY PROUD OF. THERE'S THAT NEW FRONT DOOR. LITTLE CONNECTION FROM THE SHOPPING STREET OUT TO THE EXISTING RESTAURANT DISTRICT. AND ULTIMATELY SOMETHING WE HOPE THE COMMUNITY OF PLA WOULD Y PROUD OF AND I CERTAINLY KNOW THAT OUR COMPANY WOULD BE VERY PROUD TO CREATE THIS AND BE IN PARTNERSHIP WITH THE CITY OF PLANO FOR A PROPERTY LIKE THE NEW WILLOW BEND. THANK YOU VERY MUCH. AND THANK YOU FOR INDULGING ME FOR A FEW EXTRA MINUTES. >> Chair Downs: OKAY. THAT WAS NICE QUICK -- YOU'RE VERY EFFICIENT. HE'S GOT PREPARED LEASES THERE WITH SIGN FOR EVERYBODY WHO WANTS TO RENT A SPACE, HEEFINITELY LOOKS READY TO GO. SO WHAT WE'RE GOING TO DO IS WE'RE GOING TO BRING OUR OTHER SPEAKERS UP, ONCE WE GET THROUGH WITH THE SPEAKER, WE'LL HAVE THE APPLICANT COME BACK UP, THEY'LL HAVE A CHANCE TO RESPOND TO ANY COMMITMENTS THAT ARE MADE, AND THEN WE CAN ASK OUR QUESTIONS, OKAY? EVERYBODY GOOD WITH THAT? VERY GOOD. AS SHE CALLS YOUR NAME, IF YOU'RE READY TO SPEAK OR YOU'RE ON THE LIST OF SPEAKERS, PLEASE COME DOWN TO THE FRONT SO WE CAN MOVE QUICKLY THROUGH, KEEP YOUR COMMENTS TO A COUPLE OF MINUTES, WE'LL TRY TO RUN THROUGH THEM ALL AS QUICKLY AS WE CAN. IT'S ALREADY 83. SOME PEOPLE ARE PROBABLY GOING -- . >> WE THINK SOME HAVE CHOSEN NOT TO SPEAK, I WILL KEEP THOSE NAMES UNTIL THE END. WE'LL KEEP THE ONES REGISTERED. FRST I NEED DARRELL RODENBA, ANDREW, AND DR. TIM TIM DR. TIDWELL. THANK YOU. >> GOOD EVENING. >> Chair Downs: NAME AND ADDRESS. >> GOOD EVENING. GOOD EVENING TO THE NORABLE MEMBERS OF THE PLANO PLANNING AND ZONING COMMISSION. THANK YOU FOR YOUR SERVICE TO THE CITIZENS OF PLANO, AND THANK YOU FOR YOUR VERY DETAILED EFFORT IN EXAMINING THIS ISSUE. I'M A PROUD RESIDENT OF PLANO LIVING AT 3208 OAK HOLLOW PLANO TEXAS. I SERVE AS A VOLUNTEER IN MY CASE FOR -- AS CHIEF ECHIEFEXECUTIVE OFFICER OF THE LARGEST NONPROFIT. (READING) I SPEAK ON BEHALF OF HER AND THAT OF ELEVEN,000 YOUTH WHO PARTICIPATED ANNUALLY IN OUR PROGRAM LAST YEAR, 100,000 PATRONS WHO ATTEND OUR SHOWS, THE 300,000 VISITS THAT CAME TO THE SHOPS OF WILLOW BEND LAST YEAR, AND THE DEDICATED MEMBERS OF OUR BOARD OF DIRECTORS AND THOUSANDS OF MEMBERS AND VOLUNTEERS WHO GIVE THEIR TIME AND ENERGY TO OUR CAUSE, OUR 25 MEMBER GOVERNING BOARD OF DIRECTORS HAS AUTHORIZED ME TO EXPRESS OUR COLLECTIVE SUPPORT FOR ITEMS 8 (A), AND 8 (B), AND ASK FOR YOUR APPROVAL OF THE REZONING REQUEST FOR THE SHOPS AT WILLOW BEND MALL, FROM THE OUTSET, A STAUNCH ADVOCATE PARTICULARLY WITH REGARDS TO THE SHOPS AT WILLOW BEND MALL, WE'VE SEEN THE PROPOSED CHANGES AS A PIVOTAL STEP TOWARD THE BRIGHTER FUTURE FOR PLANO. I'M PLEASED TO LET YOU KNOW AFTER CAREFUL DELIBERATION AND MANY HOURS OF COLLABORATIVE WORK WITH OUR FRIENDS AT CENTENNIAL, WE'VE REACHED AN AGREEMENT TO MAKE THE SHOPS THE HOME OF THE NORTH TEXAS PERFORMING ARTS FOR THE NEXT DECADE KEEPING THE LARGEST YOUTH THEATER IN THE COUNTRY AT HOME IN ITS HOME HERE IN PLANO WITH YOUR APPROVAL OF THIS REZONING REQUEST. AND MAKING THIS DECISION, WE BELIEVE WE ARE DOING WHAT IS BEST FOR NTPA, WHAT IS BEST FOR THIS PROPERTY, AND WHAT IS BEST FOR THE CITY OF PLANO. THE COMPROMISE WE STRUCK DOES COME WITH SOME CHALLENGES AND SOME COST, WE'RE GOING TO BE GOING THROUGH DISRUPTIVE RECONSTRUCTION AND WE WILL BE MOVED AS PART OF THE RECONSTRUCTION YOU JUST HEARD ABOUT. WE'LL BE SEEKING SUPPLEMENTAL FUNDING TO AFFORD OPERATING COSTS IN IS NEW FACILIT AND WE MAY BE SHOULDERING THE COST IN A MODEL WE'VE AGREED TO. THE BEST THING FOR THE CITY OF PLANO, THE BEST THINGS FOR THIS PROPERTY, THE LONG RUN THE BEST THING FOR THE NORTH TEXAS PERFORMING ARTS IS THAT WE STAND IN PROGRESS AND IN SUPPORT OF THIS EXCITING NEW COMMUNITY DEVELOPMENT. I'VE LIVED WITHIN A MILE OF THIS MALL SINCE IT OPENED 25 YEARS AGO, I'VE WITNESSED THE MALL'S EVOLUTION AND I CAN ATTEST TO THE CHALLENGES OF ITS CURRENT STRUCTURE. I'VE ALSO BEEN ON SITE ALMOST EVERY DAY FOR 7 YEARS, I CAN TELL YOU I'VE WATCHED THE TRAFFIC PATTERNS AND I BELIEVE THIS IS THE BEST USE FOR THIS PROPERTY. THANK YOU FOR YOUR SUPPORT OF THIS PROJECT. >> Chair Downs: THANK YOU. >> MR. (INDISCERNIBLE) MAKES HIS WAY TO THE PODIUM, IF WE CAN HAVE CYNTHIA PATTON, MEMERRILL EVANS COME DOWN. >> I HAVE THE PRIVILEGE OF CALLING PLANO MY HOME FOR THE PAST 16 YEARS CONSECUTIVELY, WHEN I ADD ON ANOTHER 11 STINT, TOTAL OF 27 YEARS IN PLANO, TWO DAUGHTERS GRADUATING PLANO, I MYSELF AM A GRADUATE OF PLANO HAVE HIGH, IN THE INTEREST OF YOUR TIME, I'M NOT GOING TO READ THROUGH ALL PREPARED REMARKS, I LIVE AT 5912 GENOA PARK, I'M VERY MUCH IN FAVOR OF THE PROPOSED REDEVELOPMENT. I THINK THAT IS VERY MUCH WHAT THE SHOPS AT WILLOW BEND NEEDS. A BIG CONRN IS THAT IT EVENTUALLY TURNS INTO WHAT COLLIN CREEK MALL USED TO BE, AND I WOULD ALSO LIKE TO SAY I'M VERY GRATEFUL TO THE APPLICANT FOR THE AGREEMENT THEY'VE REACHED WITH THE NORTH TEXAS PERFORMING ARTS TO KEEP THE ARTS HERE NEARBY. THANK YOU ALL VERY MUCH FOR YOUR TIME. >> Chair Downs: THANK YOU, SIR. >> MY NAME IS CYNTHIA PADEN, I LIVE AT 4016 SAHARA COURT, CARROLLTON TEXAS 75010. HONORABLE MEMBERS OF THE PLANO COMMISSION, I'M THE VICE CHAIRPERSON OF THE BOARD OF NORTH TEXAS PERFORMING ARTS OF FRISCO, I LIVE ABOUT THREE MILES AWAY FROM THE WILLOW BEND MALL, I COME BEFORE YOU TODAY TO REPRESENT NOT ONLY MYSELF, BUT ALSO THE NEARLY 1,000 FRISCO COMMUNITY MEMBERS WHO REGULARLY VISIT PLANO. WE ENGAGE DEEPLY WITH THE CULTURAL OFFERINGS OF THE WILLOW BEND CENTER OF THE ARTS LOCATED CURRENTLY WITHIN THE SHOPS AT WILLOW BEND. THIS YEAR ALONE WE ARE PROUD TO PRODUCE ALMOST 40 PRODUCTIONS IN THESE THEATERS ATTRACTING SIGNIFICANT PATRONAGE, THIS FACILITY IS A CULTURE ARTERY FOR OUR REGION DRAWING APPROXIMATELY 40,000 TICKETED PATRONS FROM FRISCO AND SURROUNDING AREAS TO PLANO. THESE VISITORS COME TO ENJOY SHOWS ON PLANO STAGES, SIGNIFICANTLY CONTRIBUTING TO THE CITY'S CULTURAL AND ECONOMIC VIBRANCY, FURTHERMORE, I SPEAK ON BEHALF OF MY COLLEAGUE, CHAIRPERSON OF THE BOARD OF DIRECTORS, FOR NTPA DALLAS, THEIR DALLAS OPERATIONS ALSO UTILIZE THE SPACE, ARE SET TO PRODUCE NEARLY 30 PRODUCTIONS IN 2024. THIS WILL BRING AN ADDITIONAL 30,000ATRO OM DALLAS AND BEYOND. FURTHER ENRICHING PLANO'S CULTURAL LANDSCAPE. THEY FREQUENT PLANO'S GROCERY STORES, GAS STATION, RESTAURANTS AND CONTRIBUTE TO THE LOCAL ECONOMY BY SPENDING THEIR TIME AND MONEY IN THE CITY. THE RIPPLE EFFECT IS A TESTAMENT TO INTERCONNECTEDNESS OF OUR COMMUNITIES AND THE CULTURE HUBS LIKE THE WILLOW BEND CENTER FOR THE ARTS. WE SUPPORT THIS REZONING. THANK YOU VERY MUCH. >> Chair Downs: THANK YOU. >> I'M A MEMBER OF THE PLANO P AND D COMMISSION, MY NAME IS MERYL EVANS, I'VE LIVED IN PLANO, 75093, SINCE 1996. I AS A PERSON WHO WAS BORN PROFOUNDLY DEAF, MY LIFE PURPOSE HAS BEEN TO ADVOCATE FOR DISABILITY, INCLUSION AND ACCESSIBILITY, I'M FORTUNATE TO DO THIS AS A VOLUNTEER AND PROFESSIONAL. TODAY I'M HERE TO REPRESENT NTPA'S THEATER PROGRAM,HE PROGRAM WAS A BEACON OF HOPE AND OPPORTUNITY, MAKING THEATER AN INCLUSIVE SPACE FOR INDIVIDUAL WHO DUE TO PHYSICAL, MENTAL, AND -- OR ECONOMIC CHALLENGE, MIGHT OTHERWISE NEVER EXPERIENCE A TRANSFORMATIVE POWER OF -- IT ALSO GIVES THEM A PLATFORM. I'M ALSO HERE TO ADVOCATE FOR OUR THEATER TROUP AWARD WINNING INITIATIVE I HAVE POSITIVELY IMPACTED THOUSANDS OF DISABLED KIDS AND ADULTS. THERAPEUTIC DRAMA, PROGRAM PRODUCTIVITY AND EMPLOYEABILITY AND INDIVIDUALS WITH DEVELOPMENTAL, COGNITIVE AND OTHER DISABILITIES. HOWEVER, I REP OUR DEAF THEATER, AN AWARD WINNING PROGRAM DEDICATED TO PROVIDING EQUAL ACCESS TO THE PERFORMING ARTS FOR THE DEAF COMMUNITY. WITH PRODUCTION FOR THE DEAF, BY THE DEAF, ALONG WITH ASL PERFORMANCES, CLASSIC WORKSHOPS, WE ARE BREAKING BARRIERS, INTRODUCING THE PERFORMING ARTS TO COMMUNITIES THAT HAVE LO. THE CENTER OF THE ARTS HOUSED WITHIN THE SHOPS AT WILLOW BEND IS MORE THAN JUST A VENUE. IT IS THE SYMBOL OF PLANO COMMUNITY TO INCLUDE -- PLANO IS THE HUB OF ACCESSIBILITY AND A SANCTUARY FOR THOSE WHO HAVE BEEN IMPOVERISHED ACROSS NORTH TEXAS. IT HELPS REMAIN THE TOP CITY IN TEXAS FOR PEOPLE WITH DIBILITIES. AND THAT IS THE PROFOUND IMPACT THIS PROGRAM HAS ON OUR COMMUNITY, A CULTURAL APPROVAL PROPOSED BY THE PETITIONERS AND NTPA. THESE VITAL PROGRAMS AND CONTINUES TO ELEVATE PLANO AS A CITY OF EXCELLENCE AND PREMIER DESTINATION, A PLACE WHERE DIVERSITY, INCLUSION AND THE ARTS MERGE TOGETHER. THANK YOU FOR YOUR CONSIDERATION AND YOUR ROLE IN SHAPING A MORE ACCESSIBLE INCLUSIVE AND DYNAMIC PLANO. AND FOR THOSE OF YOU WHO NEED CAPTIONS, I WILL GET BACK TO YOU. >> Chair Downs: THANK YOU SO MUCH. I'M SORRY I MADE YOU SQUEEZE THAT DOWN, BECAUSE THAT WASN'T EASY. >> AS MR. STURGIOS COMES TO THE PODIUM, I NEED BRIAN DUNN AND DAVE LOPEZ COME DOWN. >> THANK Y'ALL. MY NAME IS GEORGE STURGIOS. I ONLY A STEAKHOUSE AT WILLOW BEND. I KNOW TIME IS SHORT. I'LL MAKE IT QUICK. I'M IN STRONG SUPPORT OF THIS. MY PARTNER AND I FIRST SIGNED WITH STAR WOOD IN 2019 WITH A SIMILAR PLAN THAT NEVER HAPPENED. YOU KNOW, THAT DIDN'T WORK OUT. COVID HIT, ACTUALLY SHUT DOWN FOR NINE MONTHS NOT KNOWING IF I COULD EVER REOPEN. WHEN CENTENNIAL BOUGHT THIS. THE BEST THING THAT EVER HAPPENED. THEY'RE A LOCAL GROUP. VERY SUPPORTIVE. THEY'RE EASY TO TALK TO AND HELPFUL. THIS HAS TO HAPPEN. WE CAN'T HAVE ANOTHER VALLEY VIEW HERE IN PLANO. I NEED THIS FOR OUR BUSINESS. I EMPLOYEE 40 EMPLOYEES MYSELF, AS DO THE OTH THREE RESURANTS PROBABLY. THIS IS SOMETHING WE'VE BEEN WAITING FOR AND SOMETHING THAT NEEDS TO HAPPEN. YOU SAW THE VIDEO. WHY WOULD YOU NOT WANT THAT. PLEASE. I KNOW TIME IS SHORT, I'LL FINISH. I'M IN SUPPORT AND HOPEFULLY YOU GUYS AS WELL. >> Chair Downs: THANK YOU FOR YOUR COMMENTS. I THINK ONE OF THE BEST LUNCHES I'VE EVER HAD WAS AT YOUR RESTAURANT JUST SO YOU KNOW. >> THANK YOU. BRIAN DUNN FROM MEXICAN BAR COMPANY, 611 WEST PARK BOULEVARD. AGAIN, FOLLOWING GEORGE, WE'RE AN (INDISCERNIBLE) WHICH ARE IN FRONT OF YOU GUYS A FEW MONTHS AGO. AGAIN THE VIDEO IS FANTASTIC. CENTENNIAL IS A FANTASTIC GROUP. IT'S BEEN A LIFE SAVER FOR US, IT'S GIVEN US HOPE, THERE ON THE PROJECT LAST FIVE YEARS, YEAR DURING CONSTRUCTION WATCHING IT. LIVE UP IN ALLEN. YOU KNOW, SEEN WITH ITS VISION AND THEN THAT VISION FALL APART WITH STAR WOOD, AND THEN OBVIOUSLY WENT INTO RECEIVERSHIP, THAT STARTED THE FALL EVEN MORE, CENTENNIAL CE IN A YEAR AND A HALF AGO AND GAVE US ALL HOPE, AND WE'RE THERE BECAUSE OF THAT HOPE. WOULDN'T OTHERWISE BE THERE, IF IT WASN'T FOR CENTENNIAL COMING IN, THEIR VISION, WORKING WITH US, LISTENING TO US, LISTENING TO THE RESTAURANT OWNER OPERATOR, WE'RE SMALL, AS GEORGE MENTIONED, THE STEAKHOUSE, THE TOP FIVE, TOP STEAKHOUSE LAST FIVE OR SEVEN YEARS. WE'VE BEEN VOTED THE TOP MEXICAN IN PLANO. WE JUST GOT VOTED BEST RESTAURANT OPERATION IN PLANO. OBSERVER. UNIQUE CONCEPTS THERE,D HOPING THAT THEY'RE GOING TO CONTINUE THAT. PRETTY SURE THEY ARE. AS YOU CAN SEE FROM THAT DESIGN, PLANO -- WILLOW BEND OPENED THREE WEEKS BEFORE 9-11 AND NEVER RECOVERED. WHAT THIS AREA NEEDS. A BEAUTIFUL LOCATION. IT'S ON A GREAT HIGHWAY. GIVEN THE OPPORTUNITY TO DO IT. THE LOCAL, THEY'VE GOT PRIDE IN THIS PROJECT. YOU CAN FEEL IT, YOU CAN SEE IT IN THEIR WORK. I SUPPORT IT 100%. MY FAMILY SUPPORTS IT AND MY 47 EMPLOYEES SUPPORT. THANK YOU. >> Chair Downs: THANK YOU MUC >> GOOD EVENING. I'M DAVE LOPEZ, AND I'M A RESIDENT OF PLANO, AND I'VE WALKED WILLOW BEND FOR FIVE YEARS. I TAKE A WALK WILLOW BEND EVERY MORNING FOR FIVE YEARS. I LOVE WILLOW BEND MALL, AND I THINK THAT AS A FORMER RETAILER, I'M PART OF THE INITIAL NEIMAN MARCUS TEAM THAT OPENED WILLOW BEND. I DON'T KNOW HOW MANY OF YOU KNOW THIS, BUT WE CLOSED PRESTON WOOD MALL, AND WE OPENED UP IN WILLOW BEND AND I'M PART OF THE ORIGINAL NEIMAN MARS EXECUTIVE TEAM THAT SPEARHEADED THAT, AND I'M ALSO A FORMER RESTAURANT OWNER, AND I'M ALSO A CURRENT RESIDENT AND A CURRENT CONSUMER IN THE PLANO AREA, SO FROM THOSE VANTAGE POINTS, I SPEAK WITH A GREAT DEAL OF AUTHORITY AND LOVE FOR THIS PROJECT. MR. LIVEN MENTIONED, HE WANTS TO BUILD A PLACE WHERE PEOPLE WANT TO GO AND SPEND TIME. EXACTLY WHAT WE NEED IN PLANO. AND I WOULD ADD TO THAT, AND SPEND MONEY AS WELL. BECAUSE I THINK WE HAVE A EAT CONSUME BASE. AND WHITNEY MENTIONED REIMAGINING, AND I THINK THE IMAGINATION IS THE ONLY THING THAT KEEPS US FROM MAKING THIS HAPPEN, IT'S OUR IMAGINATION. I SEE A COMBINATION OF ALMOST NEWPORT BEACH. THERE'S A DEVELOPMENT THERE CALLED FASHION ISLAND, WHERE FASHION ISLAND MEETS THE WEST VILLAGE OF DALLAS, WHERE I HAD A RESTAURANT IN THE WEST VILLAGE, IT'S LIKE YOU'RE COMBINING THOSE TWO CONCEPTS AND THOSE TWO CONCEPTS LOTS OF PEOPLE WALKING, LOTS OF PEOPLE WATCHING, LOTS OF ENERGY. AND I THINK ENERGY AND INFUSING THAT ENERGY INTO THE WILLOW BEND AREA WOULD BE FANTASTIC FOR PLANO. I'M 100% SUPPORTIVE OF THIS AS A RESIDENT. I WILL BE A CONSUMER THERE. I WILL BE A CUSTOMER THERE. THANK YOU. >> Chair Downs: THANK YOU SO MUCH. >> I'LL READ THE REST OF YOUR NAMES, IF YOU'RE IN ATTENDANCE, IF YOU COULD RAISE YOUR HAND. TIM CARR? BRIAN SELKO? CHRISTOPHER MOSELY? RUTH ANNE KERN. JAMIE CO'TIL LOW? PAUL EVANS? THAT CONCLUDES OUR SPEAKER LIST. >> Chair Downs: WOW. OKAY. VERY GOOD. THERE WASN'T AS MANY AS I THOUGHT. OKAY. SO WAS THERE SOMEONE ELSE THAT WANTED TO SPEAK? NO? YES. OKAY. OKAY. I WAS LOOKING FOR ANYBODY AND THEN OF COURSE WANT TO ASK IF THERE'S ANYBODY THAT WANTS TO SPEAK. OKAY. SO I WOULD SAY TO THE APPLICANT YOU DON'T HAVE A LOT TO RESPOND TO THERE OTHER THAN THANK YOU. BUT THERE MAY BE SE QUESTIONS FROM THE COMMSION. THERE'S ONE QUESTION, TWO QUESTIONS. SO WHY DON'T WE DO THIS? I'M NOT SURE BUT I'M THINKING MOST OF THE QUESTIONS ARE GOING TO GO TO MICHAEL, PROBABLY. OR MAYBE CYNTHIA. MICHAEL, IF YOU WANTED TO COME DOWN. AND IF YOU GUYS WANTED TO MOVE DOWN TO THE BOTTOM ROW IN CASE THERE WAS A QUESTION WE NEEDED YOU FOR. BUT I'LL ASK COMMISSIONER RATLIFF TO GO FIRST. >> Ratliff: THANK YOU, CHAIRMAN. FIRST OF ALL, THANKS. GREAT PRESENTATION. THE FLY THROUGH REALLY HELPS VIALIZE, SO I APPRECIATE THAT. JUST ONE QUESTION -- WELL, I GUESS TWO QUESTIONS FROM ME. I ASKED THE STAFF THIS BUT I'M GOING TO ASK YOU THIS AS WELL. YOU INTENTIONALLY ADDED INDEPENDENT LIVING FACILITIES INTO THE PD LANGUAGE. IS IT Y'ALL'S INTENT THAT THERE WOULD BE INDEPENDENT LIVING AS PART OF THIS PROJECT OR ARE YOU JUST LEAVING YOUR OPTIONS OPEN? >> IN OTHER PROJECTS AROUND THE COUNTRY, WE HAVE LOOKED AT THAT AS A USE AND IT CAN BE A VERY COMPLEMENTARY USE. WE DON'T HAVE A USE AT THAT AT THE MOMENT BUT IT'S OPTIONALITY. >> Ratliff: I DIDN'T KNOW IF YOU HAD ANY DEFINITE PLANS OR NOT. SECONDLY, OBVIOUSLY THE DEMOLITION HAS TO HAPPEN FIRST BUT WHAT DOES PHASE 1 LOOK LIKE AND WHAT'S THE TIMING OF THAT? >> IT'S A GREAT QUESTION. IN OUR DREAM SCENARIO I WOULD LOVE TO BUILD THE CORE FIRST. THESE PROJECTS WORK THE BEST WHEN YOU START WITH THE CORE AND WORK OUT. THIS ONE, BECAUSE THERE IS AN EXISTING MALL THAT HAS BEEN IN PLACE WHERE THE CORE EXISTS TODAY, WE WOULD START LIKELY ON THAT HOTEL SITE AND THAT SITE NEAREST ON THEEST SE OF THE PROPERTY. THOSE WILL LIKELY BE WHERE WE WOULD START. WHAT WE WOULD SORT OF BE COMING VERTICALLY OUT OF THE GROUND WHILE WE'RE DEMOLISHING THAT NORTH WING OF THE SHOPPING CENTER AND THEN IMMEDIATELY ON THE HEELS, ONCE WE'VE GOT THE PAD SITES CREATED THERE IN THE CORE OF THE PROPERTY WE START GOING VERTICAL THERE. YOU START ON THE EAST AND WEST SIDES AND WORK YOUR WAY IN THE MIDDLE, SIMPLY BECAUSE OF EXISTING BUILDING INFRASTRUCTURE. >> WE WANT TO CREATE AN IMPACT AS SOON AS WE C. AND WE'VE LEARNED THIS IN OTHER PROJECTS AROUND THE COUNTRY. WHEN YOU START DOING SOMETHING IT BECOMES BELIEVABLE AND PEOPLE START TO REALIZE, OKAY, SOMETHING IS HAPPENING. SO THE CORE PROJECT OF REMOVING THE WING FROM DILLARD'S TO NEIMAN'S AND BUILDING THAT OUTDOOR SPACE AND ALL THAT IS THE TRANSFORMATIONAL PROJECT. THAT'S WHAT WE'D LOVE TO START FIRST. BUT THAT TAKES TIME TO DEMO AND DO THAT. SO WE WANT TO MAKE SURE WE'RE DOING SOMETHING. HOPEFULLY IT'S A HOTEL. MAYBE IT'S THE RESIDENTIAL BY NEIMAN'S -- I MEAN, BY MACY'S. BUT THE CORE PROJECT IS THE ONE WE WANT TO GET GOING ON AS FAST AS WE CAN. >> Ratliff: THANK YOU. APPRECIATE THE PRESENTATION. >> THANK YOU. >> Chair Downs: COMMISSIONER BRONSKY. >> Bronsky: THANK YOU SO MUCH FOR THE PRESENTATION. THE DESIGN THAT YOU HAVE HERE, THERE'S A SIMILAR ONE, I THINK IN AUSTIN? >> DOMAIN? >> Bronsky: YEAH, THE DOMAIN. CAN YOU JUST TELL ME A LITTLE BIT, HOW SUCCESSFUL IS THAT FOR THEM? >> ONE OF THE MOST SUCCESSFUL PROJECTS IN THE COUNTRY. >> Bronsky: AND THERE ARE A LOT OF PEOPLE MODELING AFTER THAT CORRECT? >> THE DOMAIN, IT IS ONE OF THE MOST SUCCESSFUL PROJECTS. IF YOU COULD DO ANYTHING LIKE THE DOMAIN, YOU WOULD CREATE ONE OF THE BEST PROJECTS IN THE COUNTRY. IT'S A SPECTACULAR PROJECT. AND THAT'S, YOU KNOW, OBVIOUSLY -- THAT WAS REALLY GROUND-UP DELOPNT. THEY CREATED G PROJECT GROUND UP. AND WHAT'S INTERESTING ABOUT THIS IS THIS DOES LEND ITSELF, THE VISION, TO SOMETHING SIMILAR TO THE DOMAIN. AND WE ONLY HOPE TO BE ABLE TO REPLICATE THE SUCCESS OF WHAT THE DOMAIN HAS CREATED. THEY'VE GOT THE HOTEL. THEY'VE GOT NEIMAN'S. THEY'VE GOT THE STREETS WITH OUTDOOR SHOPS. AND ALL OF THE THINGS THAT ARE SHOWN HERE, RESIDENTIAL, EVERYTHING IS THERE AND THAT IS A GREAT EXAMPLE. AND THERE'S, YOU KNOW, THE THING ABOUT THIS AND THE THING ABOUT THE DOMAIN, THESE ARE GOING TO BE THE BEST PROJECTS IN AMERICA. THERE'S NOT MANY OF THEM. THERE WON'T BE MANY OF THEM. YOU CAN'T DO THAT MANY OF THEM. DOMAIN IS ONE AND WE HOPE IT IS EQUALLY AS SUCCESSFUL AND DYNAMIC AS THE DOMAIN IS. >> Bronsky: MY NEXT QUESTION, MAYBE MR. PLATTE. YOU MENTIONED ALL THE OUTREACH YOU HAD DE AND ALL THE LISTENING. CAN YOU GIVE US A COUPLE OF EXAMPLES HOW YOU INCORPORATED WHAT YOU WERE HEARING FROM THE CITIZENS INTO THE PLAN? >> YEAH. THERE'S A COUPLE OF GREAT EXAMPLES. THE OPEN SPACE IS A GREAT EXAMPLE OF THAT. SO THE INCLUSION OF A DOG PARK THAT'S INTENDED NOT JUST FOR RESIDENTS WITHIN THE PD BUT REALLY SURROUNDING AREA. TO THAT END WE HAVE INCORPORATED A PEDESTRIAN CROSSWALK ALONG C CHAPEL HILL TO MAKE THAT MORE BIKE FRIENDLY CROSSG CHAPEL HILL. WE TALKED ABOUT THE ABILITY TO HOST EVENTS ALONG THAT CENTRAL STREET. SO ACTUALLY I DID HAVE AN OCCASION THE SECOND WEEK OF DECEMBER. I PARTICIPATED IN THE FARMERS MARKET THAT'S HELD BY THE MACY'S PARKING LOT EVERY SATURDAY MORNING AND WE SAT THERE AND THREE OR FOUR OF THE VENDORS THERE AND I TALKED ABOUT HOW GREAT IT WOULD BE TO HOST THIS FARMERS MARKET, NOT IN THE PARKING LOT BUT ALONG THAT CENTRAL SHOPPING STREET AND THE ABILITY TO CLOSE OFF THAT STREET AND HOST EVENTS ALONG THAT PAVED AREA WAS A GREAT IDEA. AND WE TALKED ABOUT ALL SORTS OF OTHER EVENTS WE WOULD INCLUDE IN THAT SHOPPING TH COMMUNITY HAS BEEN INCREDIBLE IN THE FEEDBACK, FROM THE FEEDBACK STANDPOINT. YOU KNOW, MOST PEOPLE WALK INTO A COMMUNITY ROOM AND REALLY TAKE THE TIME, NOT JUST WHAT, BUT THE WHY. THE SUBURBAN MALL VERSUS THE DOMINATE MIXED-USE DESTINATION. THEY REALLY START TO GET IT. IT'S BEEN AN INFORMATIVE LISTENING TOUR FOR ME. IT'S BEEN A GREAT IMPACT. >> Bronsky: MY LAST QUESTION, AT LEAST INITIALLY, I THINK IT'S FOR MS. POULADI. ONE OF THE BIGGEST CONCERNS THAT I READ THROUGH ALL OF THE CITIZENS' COMMENTS WAS ABOUT CONGESTION AND TRAFFIC. BUT FROM MY UNDERSTANDING THE CURRENT TRAFFIC COUNT FOR THE WAY THE MALL IS CURRENTLY DESIGNED, IS THAT -- IS THEIR DESIGN LESS OR MORE THAN WHAT ITS CURRENT CAPACITIES ARE DESIGNED FOR? >> AS IT WAS NOTED ON THE PRESENTATION, TRAFFIC IMPACT ANALYSIS REQUIRES THREE IMPROVEMENTS THAT WERE LISTED ON THE PRESENTATION. HOWEVER, ONE OF THE DESIRED IMPROVEMENTS THAT OUR TRAFFIC ENGINEERS REALLY WANT TO SEE WAS NOT PART OF THIS DEVELOPMENT. AND THAT IS EXPANSION OF SOUTHBOUND DALLAS PARKWAY, WHICH CANNOT HAPPEN WITH THIS DEVELOPMENT, AS THAT EXISTING RESTAURANT IS NOT PART OF THIS REQUEST. OTHER THAN THAT, EVERYTHING THAT WAS RECOMMENDED BY TIA CAN BE ACHIEVED, OTHER THAN THAT -- >> Bronsky: MY QUESTION IS THE TOTAL TRIP COUNTS. ARE THERE GOING TO BE MORE OR LESS TRIP COUNTS AS IT RELATED TO THE WAY THE MALL WAS ORIGINALLY DONE? >> IT WOULD BE MORE TRIP COUNTS. >> Bronsky: MORE TRIP COUNTS UNDER THEIR PROPOSAL. >> WE HAVE OUR TRAFFIC ENGINEER, IF YOU WOULD LIKE TO HEAR FROM HIM DIRECTLY. WE'RE HAPPY TO HAVE HIM COME UP AND ANSWER THAT QUESTION, IF HELPFUL. >> Bronsky: SURE. I'D LOVE TO HEAR. >> GOOD EVENING. I'M JAY HALTER. I'M AT 3102 SUMMERVILLE LANE IN CARROLLTON. IT SOUNDS LIKE THE QUESTION S, YOU KNOW, THE WAY YOU DESIGN A SITE, YOU'RE THINKING OF AN ORIGINAL ESTIMATION. SO YOU BUILD OUT YOUR DRIVEWAYS AND SUCH TO HANDLE A CERTAIN TRAFFIC COUNT. YOU KNOW, WHEN WE DO THOSE AT THE BEGINNINGF A SITE, WE'RE ASSUMING, YOU KNOW, THAT THE SI IS FULLY GENERATING. IN THAT SENSE, THE SITE WOULD HAVE BEEN BUILT TO SUPPORT FULLY-FUNCTIONAL, YOU KNOW, 1.5, 1.6 MILLION SQUARE FEET. THE FULLY-FUNCTIONAL RETAIL IS LARGER THAN THE TRIPS THAT WE'RE PROPOSING. WE ARE REDUCING ESSENTIALLY THE CAP OF TRIPS IS COMING DOWN FROM A THEORETICAL LEVEL. >> Bronsky: THAT IS WHAT I WAS TRYING TO GET AT. WAS THAT NUMBER GOING TO BE HIGHER OR LOWER BUT IN FACT IT'S GOING TO BE LOWER. >> THAT'S CORRECT. >> Bronsky: THANK YOU. >> I WANT TO CLARIFY. I THINK THE ANALYSIS, OUR GINEERING PARTMENT ASKED THEM TO GIVE TRAFFIC COUNTS BASED ON WHAT IS TODAY. THAT NUMBER IS INCREASING. >> Bronsky: BECAUSE THEY'RE NOT FULLY -- >> RIGHT. >> Bronsky: BUT IF THEY WERE, IN FACT, FULLY OPERATIONAL, THE WAY THE MALL WAS ORIGINALLY INTENDED -- >> THE NUMBERS IN THE REPORT ARE BASED ON EXISTING CONDITIONS. >> I CERTAINLY HOPE THAT IT'S MORE THAN IT IS TODAY. [LAUGHTER] IF IT IS WHAT IT IS TODAY, WE'RE IN TROUBLE. >> Bronsky: MY QUESTION WAS WHEN WE WERE DESIGNING THE MALL. >> IT'S LESS THAN WHAT IT WOULD BE IF THE MALL WAS FULLY FUNCTIONAL AND FULLY OPERATIONAL. PARTICULARLY WHAT YOU COULD BUILD, TWO MORE DEPARTMENT STORES, BUT IT'S LESS THAN WHAT WE ARE DOING WITH THIS PROJECT. AND IT'S ALSO DISTRIBUTED VERY DIFFERENTLY. IT'S NOT JUST THAT IT'S LESS. EVERYBODY'S NOT COMING AT THE SAME TIME AND LEAVING AT THE SAME TIME. IT'S DISTRIBUTED IN A WAY THAT IS REALLY LESSENS THE TRAFFIC BURDEN BECAUSE PEOPLE ARE LEAVING IN THE MORNING AND PEOPLE ARE COMING BACK AT NIGHT AND IT'S NOT JUST SHOPPING IN AND OUT ALL DAY LONG. >> Bronsky: THANK YOU VERY MUCH. >> SURE. >> Chair Downs: MR.LLEY >> OlleyU ANSWERED SOME OF THE QUESTIONS I HAD. I JUST WANTED TO RECOGNIZE MS. EVANS. THANK YOU FOR YOUR WORK IN THE ACCESSIBILITY SPACE. MY FAMILY THANKS YOU. JUST WANT TO REINFORCE A POINT. YOU OWN THE WHOLE SITE. IF YOU WANTED TO MEET THE MIX OF USE, THAT IS ONE THRESHOLD YOU'RE NOT QUITE MEETING HERE. TECHNICALLY YOU COULD DEMOLISH EVERYTHING AND BUILD YOUR SINGLE-FAMILY HOUSES AND WHATVE YOU BUT OIOUS THAT DOESN'T WORK WELL FOR THE CITY AND FOR YOUR PROJECT. >> CORRECT. IF WE JUST TORE THE MALL DOWN, WE OBVIOUSLY HAVE -- YOU CAN MEET, YOU KNOW, I THINK THAT'S -- THE WAY I LOOK AT IT IS WE HAVE COME CLOSE TO MEETING THE CITY'S REQUIREMENTS FOR THE SUBURBAN DISTRICT WITH 1,400,000 SQUARE FEET SITTING ON A PIECE OF PROPERTY. SO I LOOK AT IT AS WE'VE REALLY COME VERY CLOSE WITHOUT TEARING IT DOWN. WE DIDN'T BUY IT TO TEAR IT DOWN. AND I DON'T THINK THE CITY -- I THINK THAT WOULD BE TERRIBLE. >> Olley: RIGHT. >> FOR THE CITY TO HAVE TO HAVE THIS MALL TORN DOWN. BECAUSE ULTIMATELY YOU'LL BE TALKING ABOUT IT FOR TEN YEARS AND SOMEONE'S GOING TO WANT EITHER DATA CENTERS, DISTRIBUTION CENTERS, 5,000 APARTMENT UNITS. I MEAN, WHEN IT'S ALL VACANT LAND, NO ONE'S GOING TO PUT THERE WHAT IS THERE NOW. AND SO . WE CAN GET MUCH MORE GREEN SPACE IF WE KEEP TEARING DOWN YOU JUST HAVE TO TEAR THE WHOLE THING DOWN. AND THEN WE'RE NOT INTERESTED. THAT'S NOT -- THAT WAS NOT OUR REASONING. WE WANT TO MAINTAIN IT. IF WE COULD LEASE IT UP THE WAY IT EXISTS TODAY, WE WOULD BE LEASING IT UP. BUT THAT'S NOT -- THAT DOESN'T WORK. YOU CAN'T. SO YOU'RE VERY CORRECT. YOU HAVE TO TEAR MORE DOWN IN ORDER TO CREATE SOME OF T CONDITIONS -- THAT ONE CONDITION THAT WE CAN'T MEET. >> Olley: AGREED. THE ONLY REASON WHY I BRING THAT UP IS JUST TO REINFORCE THE FACT THAT IT'S INCLUDED IN THE SUBURBAN ACTIVITY, AND REGARDLESS OF HOW WE VOTE, WE CAN'T NECESSARILY, FROM A LAND USE PERSPECTIVE, COMPLETELY PREVENT MULTIFAMILY IN THIS SPACE. NOT THAT WE WANT TO. BUT JUST ENFORCE THAT YOU HE WORKED WITH THE CITY, ESSENTIALLY, TO COME UP WITH SOMETHING. I SUPPORT WHAT COMMISSIONER BRONSKY SAID IS GOOD. IT'S VERY GOOD. I LOST MY TRAIN OF THOUGHT ON THE SECOND QUESTION I WANTED TO ASK. OH CRAYOLA. THAT LOOKS LIKE A GARAGE NOW? >> WE DON'T KNOW. WE WOULD LOVE TO KEEP CRAYOLA BUT THE PROBLEM WE HAVE IS THAT TIME. IF WE DON'T GET GOING, WE ARE LOSING TENANTS WHO CAN'T WAIT FOR THE REDEVELOPMENT TO HAPPEN. AND SO PART OF WHAT THE 530,000 FEET BEING DEMOLISHED IS THE MOST THAT WE WOULD DEMOLISH, IF WE HAVE TO. WE'RE NOT REALLY LOOKING TO DEMOLISH THAT MUCH, IF WE CAN AVOID IT. AND CRAYOLA IS A TENANT WE WOULD LOVE TO HAVE. YOU KNOW, A THEATER IS THERE THAT WE WOULD LOVE TO REUSE, RATHER THAN JUST TEAR IT DOWN. BUT WE'VE GOT TO GET -- WE CAN'T LEASE THOSE SPACES NOW BECAUSE NO ONE -- WE DON'T HAVE A PATH FORWARD TO SELL TO THE TENANTS THAT WE'RE GOING TO BE ABLE TO RECREATE THIS PROJECT. AND SO UNTIL WE CAN, WE CAN'T. SO WE'VE SHOWN YOU THE MAXIMUM THAT WE ARE ASKING FOR APPROVAL TO DO. WE MAY NOT TEAR THE CRAYOLA BUILDING DOWN. IF WE CAN AVOID IT, WE DON'T REALLY WANT TO DO THAT. >> Olley: THANK YOU. >> Chair Downs: COMMISSIONER TONG. >> Tong: THANK YOU, MR. CHAIRMAN, AND THANK YOU FOR THE WHOLE PROJECT. I'M REALLY EXCITED TO HEAR THE PROJECT BECAUSE I LIVE JUST DOWN THE STREET FROM WILLOW BEND MALL. WE HAVE GONE THERE SO MANY TIMES. WE HAVE SEEN THE DOWNFALL OF THE RETAIL CENTER, LIKE WILLOW BEND MALL. AND IT IS CRUCIAL. IT IS VERY IMPORTANT FOR US TO DO SOMETHING TO REVITALIZE IT, TO BRING IT BACK TO LIFE, AND FOR THE RESIDENTS AND THE RETAILERS TO LIVE AND THRIVE THERE. SO I AM SUPPORTIVE TO THE PROJECT. HOWEVER, I DO HAVE MY CONCERNS. I HOPE THAT YOU UNDERSTAND THAT TOO THAT WE REPRESENT THE WHOLE CITY AS A COMMITTEE. TO THIS PARTICULAR PROJECT, IT'S GREAT WHAT YOU HAVE PRESENTED, WHICH YOU HAVE BROUGHT UP. BUT TO THE WHOLE CITY, WE KIND OF HAVE TO WORK WITH THE COMPREHENSIVE PLAN. I DON'T KNOW IF YOU UNDERSTAND THE WHOLE PURPOSE A T BACKGROUND OF THE COMPREHENSIVE PLAN. I THINK OUR JOB IS TO KEEP THE COMPREHENSIVE PLAN AS A WHOLE IN THE CITY. SO THE CHALLENGE THAT WE'RE FACING RIGHT NOW, I'M FACING TO MAKE A DECISION TODAY, IS TO KIND OF, YOU KNOW, HOW DO WE REDUCE THE GAP BETWEEN YOUR WONDERFUL PROJECT AND THE EFFICIENCY FROM THE COMPREHENSIVE PLAN, THE PART YOU DIDN'T MEETHE REQUIREMEN. THE. I THINK THE MAIN POINT FROM THE STAFF MEMBERS IS THE RESIDENTIAL COMPONENTS OF THE BUILDINGS. SO WHAT HAVE YOU DONE TO ANALYZE THE PROJECT TO COME TO THE CONCLUSION THAT ABSOLUTELY YOU CANNOT BUILD ANY RESIDENTIAL, EITHER ATTACHED OR DETACHED? I MEAN, THERE ARE LOTS O PROJECTE ATTACHED TO SINGLE-FAMILY RESIDENCE. THEY BRING A LOT OF RETURNS, RETURN ON INVESTMENT POINT OF VIEW. SO WHAT HAVE YOU DONE TO COME TO THE CONCLUSION THAT YOU ABSOLUTELY CANNOT DO ANYTHING THAT MEETS THAT GAP? >> WE HAVE ACTUALLY DONE QUITE A BIT. THE PLAN YOU SEE BEFORE YOU IS ONE OF PROBABLY 40 PLANS THAT CAME BEFORE IT. NOT THE LEAST OF WHICH WE DID LOOK AT, AS WAS MENTIONED EARLIER, SOME TOWNHOMES. WE ARE -- I JUST WOULD DRAW THE COMMISSION'S ATTENTION TO THE FACT THAT HALF THE SITE IS ENCUMBERED BY EHA GUIDELINES. I THINK 725 FEET WAS THE NUMBER -- MAYBE IT'S A LITTLE BIT LESS THAN THAT. YOU CAN SEE THE DASHLINE ON THE PLAN. THAT PRECLUDED WHERE WE COULD PUT RESIDENTIAL AT ALL. AND THEN IN CONJUNCTION WITH THAT, LOOKING AT KIND OF WHERE THINGS -- THERE WAS A SITE IN THE UPPER RIGHT CORNER. THAT'S THE VERY NTHEROST SITE WHERE WE LOOKED AT A GROUP OF TOWNHOMES. THAT FALLS WITHIN EHA-1 GUIDELINES -- SORRY. EHA-1 AREA. SO THERE ARE SOME RESTRAINTS THERE THAT PRECLUDED US FROM PUTTING RESIDENTIAL THERE. AND THEN TO USE -- I'M GOING TO PIGGYBACK ON MR. BELL'S REFERENCE TO A FLOODPLAIN. IN THE CASE OF OUR SITE, FROM A DENSITY STANDPOINT AND FROM A HOUSING STANDPOINT, THE MALL IS IN FACT OUR FLOODPLAIN. WE DON'T HAVE A GREENFIELD SITE. WE HAVE A PRETTY SIGNIFICANT SQUARE FEET.1.5 MILLN AND THAT REALLY SOR OF FORCED OUR HAND IN TERMS OF NOTHING ON THE EAST SIDE OF THE SITE. NOTHING REALLY ON THE SOUTHERN PART OF THE SITE AS WE REALLY ENDEAVOR TO KEEP AS MUCH OF THIS RETAIL CENTER AS WE COULD. AND BEING LEFT WITH A CENTRAL CORE WHERE IT DIDN'T MAKE SENSE TO HAVE SINGLE-FAMILY HOMES OR EVEN SINGLE-FAMILY ATTACHED HOMES IN AN ENVIRONMENT WHERE WE'RE TRYING TO CREATE THAT OUTDOOR SHOPPING STREET. THOSE TWO THINGS WERE REALLY IN CONFLICT WITH ONE ANOTHER. THERE WERE REALLY -- BECAUSE OF EXISTING EHA, AS YOU SEE THERE ON THE SITE. THE MALL ITSELF, THE DESIRE TO CREATE THIS RETAIL COMPONENT THAT IS NOT ON WILLOW BEND TODAY, WE WERE LIMITED IN WHERE WE COULD PLACE SOME UNITS OF THE TYPE YOU'RE TALKING ABOUT TO GET TO THAT 40% SINGLE-FAMILY. AND EVEN IF WE DID, WE ACTUALLY DID HAVE A TOKEN NUMBER ON THERE BEFORE. IT JUST DIDN'T MAKE SENSE. IT FELT LIKE AN AFTER THOUGHT, LIKE WE WERE TRYING TO FORCE IN A TOKEN NUMBER OF HOMES AND ULTIMATELY WE ENDED UP WORKING WITH STAFF WITH THIS TOWNHOME-ESQUE. IT WOULD CREATE A UNIQUE PRODUCT HERE THAT WOULD PERHAPS LOOK LIKE A SINGLE-FAMILY HOME WITHOUT ACTUALLY BEING ONE. WE RECOGNIZE THAT DID NOT MEET THE STANDARD BUT THERE WAS A CONCERTED EFFORT TO DO SOMETHING TO ACKNOWLEDGE THAT MIX OF USES. IT'S REALLY NOT JUST MIX OF USES, IT'S THE HOUSING MIX OF USES THAT WE DON'T HAVE. >> Tong: IF WE WERE GOING TO SAY WE WILL GIVE YOU MORE TIME TO WORK ON IT, DO YOU THINK THERE'S ANY CHANCE YOU CAN ADD SOME COMPONENTS OF RESIDENTIAL UNITS THERE? >> I REALLY DON'T. AGN,T'S NOT SOMETHING WE ARRIVED AT EASILY, QUITE FRANKLY. >> IF WE COULD HAVE, WE WOULD BE HERE WITH THAT PLAN. UNFORTUNATELY, WE ARE OUT OF TIME. THE MALL IS OUT OF TIME. I HATE TO SAY THAT BUT IT'S OUT OF TIME AND WE DON'T HAVE THE LUXURY AND WE ARE GENUINELY -- WE DON'T WANT TO DO ANYTHING THAT'S NOT GOING TO BE SUCCESSFUL. THAT'S JUST NO. AND IF WE THOUGHT THERE WAS A WAY TO DO IT, WE WOULD HAVE DONE IT. BECAUSE IT WOULD BE MUCH EASIER TO HAVE WALKED IN HERE WITH SOMETHING THAT MET ALL THE CONDITIONS AND NOT HAVE TO ASK YOU TO APPROVE SOMETHING THAT DOESN'T MEET ALL THE CONDITIONS. SO WE WOULD MUCH RATHER HAVE DONE THAT. BUT WE CAN'T. AND IT GOES BACK TO MR. OLLEY'S COMMENT THAT SOMEBODY MAY BE ABLE TO DO THAT ONCE THEY TEAR THE ENTIRE MALL DOWN. AND MACY'S IS GONE AND YOU GOT TO GET RID OF MACY'S WHO OWNS THEIR OWN SITE. NEIMAN'S OWNS THEIRS AND DILLARD'S OWNS THEIRS. SOMEBODY WOULD HAVE TO BUY MACY'S, BUY NEIMAN'S, BUY DILLARD'S AND THAT'S THREE, FOUR, FIVE YEARS FROM NOW BEFORE ANYBODY CAN GET TO THE PROPERTY TO BE ABLE TO DESIGN IT EXACTLY LIKE THE COMREHENSIVE PLAN. IF IT WAS A PIECE OF LAND, 60 ACRES, YOU COULD DO THAT. I DON'T KNOW -- I'M NOT SURE THIS IS THE RIGHT PLACE FOR NGLE-FAMILY BUT EVEN IF IT WAS, YOU WOULD HAVE TO GET IT ALL OWNED IN ORDER TO REALLY -- BECAUSE YOU NEED MACY'S APPROVAL TO BUILD SINGLE-FAMILY HOMES. THEY DON'T WANT THEM THERE. NOBODY WANTS TO TAKE UP THAT MUCH SPACE. THESE RETAILERS DON'T WANT IT DOESN'T DO ANYTHING FOR THEM. IT DOESN'T HELP THE VIBRANCY, THE ENERGY. THEY ARE THE LIFE BLOOD OF THIS PROJECT AND IF WE DON'T HAVE A PLAN THAT THEY SUPPORT, WE HAVE NO PLAN. AND SO I UNDERSTAND, WE UNDERSTAND AND WE DON'T TAKE YOUR COMMENTS WITHOUT TREMENDOUS SINCERITY AND WE UNDERSTAND YOU REPRESENT THE COMMUNITY. BUT MY LAST COMMENT WOULD BE -- AND SOMETHING I'VE UNFORTUNATELY HAD TO USE A LOT THE LAST NUMBER OF YEARS IS THE SAYING DON'T LET PERFECT GET IN THE WAY OF VERY GOOD. AND I THINK THAT'S WHERE WE ARE. >> Tong: THANK YOU. I HAVE ANOTHER QUESTION REGARDING THE, I GUESS THE LOOK. IT'S A VERY IMPRESSIVE PRODUCT. I HAVE BEEN TO THE DOMAIN IN AUSTIN. I'VE BEEN THERE A COUPLE OF TIMES. I LOVED IT. IT WAS TOTALLY WORTH THE WAITING AND THE DRIVING AROUND TO FIND A SPOT TO GO IN THERE. I THINK THE KEY IS TO HAVE KILLER DINING EXPERIENCE THERE. A LOT OF PEOPLE GO THERE TO GO TO THAT SPECIFIC RESTAURANT OR GO THERE TO MEET WITH THEIR FRIENDS. AND I DIDN'T SEE ANY NAMES THAT MAKES ME EXCITED TO -- ON YOUR VIDEO. I DON'T KNOW IF THAT'S A CONCEPT PLAN. >> WE CAN'T PUT SOMEBODY'S NAME ON THERE, YOU KNOW, SO WE USED KIND OF GENERIC NAMES. BUT 100% AGREE WITH YOU. IT'S ABOUT FOOD, BEVERAGE, DINING, THAT EXPERIENCE. THAT IS WHAT PEOPLE REALLY GRAVITATE TO TODAY. THAT'S WHY -- WE COULD HAVE PUT A RESTAURANT OUT IN THE RESTAURANT DISTRICT BUT IT'S NOT THE RESTAURANT YOU WANT. WE WANT RESTAURANTS THAT WANT TO GO TO THE PLACE THAT WE'RE SHOWING YOU ON THE SCREEN. AND WE HAVE TO DO THAT. BUT COMPLETELY AGREE WITH YOU. I CAN ASSURE YOU THIS. THIS IS WHAT WE DO. THIS IS OUR EXPERTISE AND IF YOU ALLOW US, WE WILL MEET YOUR EXPECTATIONS WITH WHAT YOU WANT. >> Tong: THANK YOU. VERY GOOD. >> Chair Downs: MR. BROUNOFF. >> Brounoff: THANK YOU, MR. CHAIRMAN. FIRST OF ALL, I WANT TO CONGRATULATE YOU AND THE NORTH TEXAS PERFORMING ARTS GROUP FOR COMING TOGETHER AND REACHING AN AGREEMENT ABOUT THE FUTURE OF THE THEATER GROUP. FIRST OF ALL, BECAUSE I THINK IT'S ALWAYS GOOD WHEN PARTIES CAN GET TOGETHER AND VOLUNTARILY RESOLVE THEIR DIFFERENCES, BUT ALSO BECAUSE I DO APPRECIATE THE VALUE OF THE PERFORMING ARTS IN GENERAL ANDHE DRAMATIC ARTS IN PARTICULAR. IN THE PAST I HAVE BEEN INVOLVED IN A NUMBER OF PRODUCTIONS IN THIS AREA AND IT'S DEAR TO MY HEART FOR THAT REASON AND I'M GLAD Y'ALL WERE ABLE TO WORK THAT OUT. I HAVE A QUESTION ABOUT THE OFFICE BUILDING. WE HAD ANOTHER CASE, A ZONING CASE THAT WE HEARD LAST YEAR, WHICH INVOLVED A PROPOSAL FOR A MIXED-USE DEVELOPMENT WITH AN OFFICE BUILDING. THE APPLICANT IN THAT CASE WAS VERY EMPHATIC IN HIS PRESENTATION TO US THAT THE MARKET FOR OFFICE BUILDINGS RIGHT NOW IS VERY DEPRESSED IN THIS POST-COVID WORLD. I WAS WONDERING HOW YOU WERE PLANNING ON MAKING THE OFFICE BUILDING WORK. >> I THINK IT COMES DOWN TO THE PRODUCT WE'RE LOOKING TO BUILD HERE. ONE OF OUR PARTNERS IS HERE TONIGHT AND I HAVE HEARD HIM SAY, AND I'M GOING TO QUOTE HIM. WHAT THE OFFICE USER IS LOOKING FOR IS CALLED THE FLIGHT TO QUALITY. AND WHAT WE'RE BUILDING HERE IS HIGHLY WALKABLE. IT'S NOT THAT TRADITIONAL SUBURBAN OFFICE THAT'S IN A SEA OF PARKING. WHAT WE'RE BUILDING HERE IS A BOUTIQUE OFFICE BUILDING THAT SUPPORTED BY THE AMENITIES THAT ARE AROUND IT. IT BECOMES A GREAT PLACE TO GO OUT FOR LUNCH. YOU DON'T HAVE TO GET IN YOUR CAR AND DRIVE SOMEWHERE. YOU CAN GO OUT WITH YOUR FRIENDS FOR A DRINK AFTER WORK. YOU CAN COME IN AND GET A COFFEE IN THE MORNING FOR A MORNING BREAK. IT'S THAT HIGHLY AMENITIZED SYNERGISTIC PRODUCT THAT IS SEEING A STRONG VOLUME IN THE MARKET IN TERMS OF A LEASING VELOCITY. AGAIN, IT'S THE SAME ISSUE WE'RE HAVING WITH THE SHOPPING CENTER JUST WITH A DIFFERENT ASSET CLASS. THAT STANDALONE SINGLE-PURPOSE OFFICE BUILDING THAT REQUIRES A VEHICULAR ACCESS, THAT'S LESS SUCCESSFUL. WHAT WE'RE BUILDING HERE IS A PRODUCT THAT IS UNIQUE TO THIS MARKET AND WE FIRMLY BELIEVE IT WILL LEASE VERY WELL. >> YEAH, JUST TO REITERATE. AGAIN, WE'RE NOT THE OFFICE. WE HAVE AN OFFICE EXPERT THAT THK, AGAIN, IT IS -- AS HE SAYS. THIS IS PROBABLY THE BEST WALKABLE SITE IN ALL OF PLANO. AND THAT, GOING BACK TO THE DINING, WHERE PEOPLE WANT TO OFFICE, WHERE PEOPLE WANT TO LIVE IS WHERE YOU CAN WALK TO GREAT RESTAURANTS, GREAT CAFES, LISTEN TO MUSIC AND SIT OUTSIDE. LUNCH EVENING BAR DINNER ART WALKS. AND THAT'S WHAT THIS PROVIDES. AND THAT'S WHERE OFFICE IS MOST DESIRABLE. WE'RE NOT TRYING TO BUILD MASSIVE BUILDINGS. IT'S THE CULTURE OF WHAT WE WANT TO CREATE. BUT IT IS WITHIN THE ENVIRONMENT AND THE QUALITY OF THE BUILDING THAT SEPARATES THIS FROM JUST ANY OTHER BUILDING THAT YOU COULD GO OUT AND BUILD -- OR THAT YOU WOULD GO OUT AND BUILD. >> Brounoff: MY OTHER QUESTION IS I UNDERSTAND WHAT YOU JUST SAID ABOUT TRYING TO WORK RESIDENTIAL, SINGLE-FAMILY ATTACHED OR DETACHED INTO THE PROJECT IN THE 40 PREVIOUS VERSIONS OF THE PLAN AND SO FORTH. MY QUESTION IS WOULD IT BE FEASIBLE FOR YOU TO TAKE AT LEAST ONE OF THE PROPOSED BUILDINGS, AS YOU ARE CURRENTLY PROPOSING THEM, FOR RESIDENTIAL MULTIFAMILY BUILDINGS, AND MAKE THEM INTO CONDOS WHERE THE UNITS ARE SOLD RATHER THAN RENTED. AND THEN IDEALLY OCCUPIED BY THE OWNERS. IT WOULDN'T INVOLVE CHANGING ANY BUILDINGS OR LAYOUTS, NECESSARILY. >> YOU KNOW, THAT'S A MARKET-DRIVEN QUESTION. WE DON'T -- WHAT WE HAVE DONE ACROSS THE COUNTRY AND VERY SIMILAR PROJECTS HAS BEEN -- AND, AGAIN, THESE ARE REALLY QUALITY RESIDENCES. THESE ARE BUILT REALLY QUALITY BUT THE RENTAL HAS BEEN THE PRODUCT TYPE THAT HAS BEEN IN DEMAND, THAT WORKS. IF THERE WAS THE DEMAND FOR CONDOS -- THERE'S A LITTLE BIT OF A PROBLEM WITH CONDOS IN THE SENSE THAT PEOPLE BUY THEM AND THEN THEY RENT THEM OUT TO OTHER PEOPLE. AND YOU KIND OF GET A DIFFERENT CULTURE THAN YOU WANT AND YOU'VE GOT TO REALLY GET INTO THE HOMEOWNERS' ASSOCIATION. AND IT'S A PRODUCT TYPE THAT KIND OF IS ITS OWN BEAST. AND IT'S NOT AS PREVALENT I AN ENVIRONMENT LIKE THIS BECAUSE OF THE DIFFERENT ISSUES THAT IT DOES HAVE. AND YOU HAVE TO HAVE REALLY TIGHT CONTROLS OVER THAT, RENTING IT OUT AND PEOPLE DON'T FOLLOW THOSE RULES VERY MUCH. THEY BUY THEM FOR INVESTMENT AND THEY RENT THEM AND THEN YOU HAVE PEOPLE LIVING NEXT DOOR THAT DOESN'T OWN THE PROJECT AND ALL THAT. SO I WOULDN'T SAY ABSOLUTELY NOT, WE WOULDN'T DO IT, BUT IT'S NOT WHAT WE BELIEVE TODAY IS THE PRODUCT THAT REALLY DELIVERS THE EXPERIENCE. OUR OVERARCHING CONCERN IS DOING THIS RIGHT SO THAT THE -- OBVIOUSLY EVERYTHING WE INVEST MAKES SENSE, FROM A FINANCIAL STANDPOINT, AND WHAT THE CITY OF PLANO GETS IS A PROJECT THAT IS DOMAIN-LIKE. THAT IS SUCCESSFUL THAT EVERYBODY GOES TO AND IT LIVES ON FOR YEARS AND YEARS AND YEARS. AND THERE IS KIND OF A WAY IN WHICH YOU CAN TRY TO BRING THAT TOGETHER AND THINGS THAT MAKE IT WORK WL. AND SO IT'S NOT OUT OF THE QUESTION, IT'S JUST NOT SOMETHING THAT -- I MEAN, IT'S NOT LIKE WE WON'T DO IT BUT RIGHT THIS MINUTE I WOULDN'T WANT TO SAY TO YOU WE'RE ABSOLUTELY DOING IT. BUT IT'S NOT SOMETHING THAT WE WOULDN'T CONSIDER IF WE THOUGHT IT WORKS. I DON'T KNOW IF I ANSWERED THE QUESTION. >> Brounoff: LET ME SAY IN CONCLUSION I THOUGHT YOUR PRESENTATION, ESPECIALLY THE VIDEO, WERE VERY IMPRESSIVE AND I APPRECIATE YOUR EFFORT IN BRINGING IT TO US. THANK YOU. >> Chair Downs: COMMISSIONER CARY. >> Cary: THE PARKING THAT'S GOING TO BE LEFT OVER. HOW MUCH SURFACE PARKING WILL BE LEFT OVER AND HOW MUCH OF THE PARKING WILL BE IN GARAGES, GOING FORWARD? JUST KIND OF A BALLPARK. >> IT IS A PHASED PLAN. THAT NUMBER CHANGES OVER TIME. AS WE START PHASING -- AND QUITE FRANKLY IT'S THAT LAST PHASE. THE MAIN SURFACE PARKING AREA IS CURRENTLY KIND OF OUTDOOR OF THE FOOD COURT ENTRANCE, WHERE THAT PORTE COCHERE IS. THAT'S LATTER PHASES. THAT COMES IN WHEN WE BUILD THAT CORE RESIDENTIAL PROPERTY AND THEN WE ADD THE OPEN SPACE. >> Cary: IS IT FAIR TO SAY MOST OF THE PARKING HERE WILL BE IN GARAGES? >> ON THE WEST SIDE, YES. BUT THE SOUTH SIDE IS UNTOUCHED. SO FROM MACY'S AROUND TO EQUINOX, THAT FIELD IS UNTOUCHED. AND ALL AROUND DILLARD'S ON THE NORTH SIDE IS UNTOUCHED SURFACE PARKING. IT'S REALLY JUSTHE WEST SID SURFACE LOTS THAT ARE IMPACTED. >> Cary: THANK YOU. YOU'RE ADVOCATING A CROSSOVER AT CHAPEL HILL, RIGHT? WHAT IS THAT GOING TO BE LIKE? THAT'S A BUSY STREET AND IT WILL BECOME BUSIER. ARE YOU PLANNING A LIGHT THERE? IS THERE A PASSOVER? ARE YOU GUYS GOING TO DIG A TUNNEL? WHAT ARE WE DOING? >> WE NEED TO DESIGN IT IN THE PD STIPULATION THAT WE WOULD WORK WITH PLANO ENGINEERS TO REALLY CO-DESIGN THAT AND MAKE SURE IT WAS SOMETHING THAT WAS SAFE. OBVIOUSLY MOST IMPORTANTLY THAT IT'S SAFE. BUT IT WAS INTENDED TO EASE PEDESTRIAN AND BICYCLE ACCS FROM TORTH INTO THE PROPER, TO BE ABLE TO TAKE ADVANTAGE OF THE AMENITIES THAT WE OFFER. IT WOULD NOT BE A TUNNEL OR A BRIDGE. IT WOULD BE AT GRADE BUT IT'S CALLED THE TABLE INTERSECTION. IT'S ALMOST LIKE A BIG SPEED BUMP THAT REALLY PRIORITIZES PEDESTRIAN AND CAUSES VEHICULAR TRAFFIC TO SLOW DOWN. >> Cary: THANK YOU. AT A HIGH LEVEL, WHAT CAN WE EXPECT THE TIMELINE OF THIS TO LOOK LIKE FROM START TO KIND OF COMPLETION? WHAT ARE YOU GUYS LOOKING AT? I'M SURE THAT WILL DEPEND ON A VARIETY OF FACTORS BUT WHAT ARE WE LOOKING AT AS A CITY HERE? DISRUPTION WHILE THIS IS GOING ON. >> ASSUMING WE'RE SUCCESSFUL, YOU KNOW, WITH APPROVALS, WE WOULD SPEND THE REMAINDER OF 2024 DOING CONSTRUCTION DRAWINGS, DEMO DRAWINGS, AND SEEKING BUILDING PERMITS WITH THE GOAL OF STARTING CONSTRUCTION AS EARLY IN '25 AS POSSIBLE. THAT FIRST PHASE WOULD TAKE LIKELY ABOUT 26 MONTHS, ALONG THOSE LINES. SO NOW YOU'RE KIND OF MID-'27 FOR PHASE ONE. >> LET ME INTERJECT. >> SURE. >> THAT TRANSFORMS THE PROJECT. THAT REALLY IS THE DISRUPTIVE PART. BUT THAT TRANSFORMS THE PROJECT. AND BEING THE HOTEL, WHICH IS OUTSIDE OF THAT WHOLE ZONE, YOU KNOW, IS A DIFFERENT PROJECT THAT HAS, YOU KNOW, OBVIOUSLY IS NOT A DEVELOPMENT BUT IS NOT KIND OF IN THE CORE AFFECTING THE MALL AND AFFECTING KIND OF THE CORE OF THE PROJECT. THAT'S THE PART TO US THAT TRANSFORMS IT. THEN IF YOU'RE BUILDING RESIDENTIAL BY THE MACY'S SITE AND IF YOU'RE BUILDING THE HOTEL, YOU'VE GOT CONSTRUCTION GOING ON. BUT WE'VE GOT THAT GOING ON IN OUR PROJECTS AROUND THE COUNTRY. AND, I MEAN, WE'VE BEEN ABLE TO MANAGE THAT. THE MALLS HAVE BEEN ABLE TO CONTINUE OPERATING. YOU KNOW, YOU DO IT RIGHT, YOU KNOW, BUT IT'S THAT CORE PROJECT THAT IS THE PIECE THAT IS REALLY GOING TO, YOU KNOW, BE THE DISRUPTIVE PART. >> Cary: YEAH, THIS ISN'T THE FIRSTALL THAT'S GOT REMODELED. THERE'S A PROCESS TO IT. SO HOTEL. I THINK YOU'RE TARGETING A BOUTIQUE HOTEL. DO YOU HAVE ANY IDEA WHAT THAT MIGHT LOOK LIKE YET OR NOT? >> IN TERMS OF -- >> Cary: IN TERMS OF MAYBE WHO. WHAT ARE WE LOOKING AT THERE? IS IT -- I MEAN, WHAT CAN WE EXPECT? >> WE'RE JUST -- AGAIN, WE'RE GOING TO START -- WE TALKED TO HOTEL DEVELOPERS ACROSS THE COUNTRY ON PROJECTS SO WE'VE >> Cary: IS IT MORE HOLIDAY INN OR ZAZU? >> NO. IT'S ON THE OTHER END OF THE SPECTRUM FROM THE HOLIDAY INN. >> Cary: FAIR ENOUGH. >> NO DISRESPECT TO HOLIDAY INN. >> Cary: YOU WOULD BE SMARTER IF YOU SLEEP THERE, I HEARD. THAT'S ANOTHER ONE. >> WE WANT A VERY -- A VERY QUALITY, VERY UP-SCALE HOTEL HERE. THERE IS NOTHING, ONCE YOU LEAVE LBJ, UNTIL YOU GET OUT WHAT WE THINK A HOTEL HEREVERS SHOULD BE ABLE TO DELIVER. >> Cary: YEAH, I LIKE THE IDEA. THE ONLY THING, IN MY OPINION IN THE AREA, THAT MIGHT BE OF SCOPE OF WHAT YOU'RE TALKING ABOUT IS MAYBE THE RENAISSANCE UP AT LEGACY WEST. OTHER THAN THAT, WE'VE GOT GREAT HOTELS BUT NOTHING LIKE YOU'RE -- >> WE'RE NOT LOOKING AT A CONVENTION HOTEL. THE RENAISSANCE IS NICE BUT IT'S BIG AND HAS A LOT OF CONVENTION SPACE. WE WANT A LITTLE BIT MORE -- A LITTLE BIT MORE OF A BOUTIQUE,& UPSCALE FEEL, A LITTLE HIGHER FOOD AND BEVERAGE EXPERIENCE, BAR EXPERIENCE. JUST A DIFFERENT TYPE OF -- I MEAN, THAT IS A VERY NICE HOTEL. I AGREE. THAT'S PROBABLY THE ONE. BUT I THINK WE WANT TO DO SOMETHING A LITTLE DIFFERENT. >> Cary: YOU KNOW, TO ME ONE OF THE BIG THINGS HERE IS CAN YOU GUYS DO THIS AND WILL YOU DO W WHAT YOU SAY YOU'RE GOING TO DO. I DO KNOW YOU'RE CAPABLE OF DOING THIS. AND SO THEN ULTIMATELY WILL YOUO? THINK THAT'S AN IMPORTANT QUESTION WE NEED TO UNDERSTAND, BUT I KNOW THAT'S ALL IN PROCESS. BUT I'M CONFIDENT YOU GUYS WOULD DELIVER WHAT YOU SAY IT DELIVERS. THANK YOU, GUYS. >> THANK YOU. >> Chair Downs: COMMISSIONER RATLIFF. >> Ratliff: THANK YOU, CHAIRMAN. ONE FOLLOW-UP QUESTION -- AND YOU MAY NOT BE ABLE TO ANSWER THIS. PRETTY MUCH ALL OF YOUR GREEN SPACE IS ALONG YOUR CENTER SPINE ROAD OR IN LOTS 14 AND 21. AND I NOTICE Y'ALL DESIGNATED THOSE AS THEIR OWN LOTS IN YOUR DEVELOPMENT. AND I APPRECIATE THAT. MY QUESTION IS THAT ONE OTHE CHAD ONE OF THE REASONS THAT IT'S NOT FAVORED BY THE MASTER PLAN IS BECAUSE OF DENSITY. DID Y'ALL LOOK AT, IF YOU PUT THOSE LOTS INTO -- I DON'T KNOW, LOTS 15 AND 20. DID Y'ALL RUN NUMBERS TO SEE ABOUT HOW THAT AFFECTED THE DENSITY OF THE MULTIFAMILY, IF YOU INCLUDED THOSE MULTIFAMILY. IS THERE WAY TO GENDER MANDER LOT LINES TO MEET THE REQUIREMENTS? CROSSING, HAVING LOT LINES THAT CROSS RIGHT-OF-WAYS WAS CHALLENGING. >> Ratliff: I AGREE WITH WHY Y'ALL DID IT. DID YOU I RUN THE MATH? >> HAVE THE DOG PARK TO ONE AND HALF THE OTHER. YOU'RE CROSSING EASEMENTS AND RIGHTS OF WAYS AND THERE'S NOT A GOOD WAY TO CARVE THAT UP. WI MULTIFAMILY ON IT.SE LOT THAT'S WHY WE WORK WITH STAFF TO MAKE SURE WE DON'T GET A CERTIFICATE OF OCCUPANCY UNTIL WE BUILD THE OPEN SPACE. COLLECTIVELY IT FEELS LIKE IT'S ONE DEVELOPMENT EVEN THOUGH THEY ARE SEPARATE LOTS. >> Ratliff: DID YOU RUN THE MATH ON ALL THE MULTIFAMILY AND ALL THE OPEN SPACE TOGETHER TO HAVE A DENSITY NUMBER TO COMPARE THAT TO THE MASTER PLAN? >> ALL THE MULTIFAMILY -- >> Ratliff: ADDED THEM TOGETHER LIKE THEY WERE ON ONE LOT. DID Y'ALL LOOK AT THAT? I KNOW THAT'S AN AWFUL LOT OF QUTION >> WE DID LOOK AT IT AS SORT OF INDIVIDUAL LOTS, JUST BY VIRTUE OF WHAT WAS FEASIBLE. AND TRYING TO GET TO AN OVERALL TOTAL THAT WORKED ON BOTH FRONTS. I DIDN'T LOOK AT IT IN TERMS OF COMPARING IT ACROSS, YOU KNOW, KIND OF EASEMENTS OR ACROSS RIGHT-OF-WAYS. >> Ratliff: I COMPLETELY RESPECT YOU DIDN'T TRY TO GAME IT. I JUST DIDN'T KNOW IF Y'ALL RAN THE MATH. THAT WAS MY ONLY QUESTION. >> COULD WE HAVE GAINED IT? [ LAUGHTER ] >> Olley: I REMEMBER THE QUESTION I LOST MY TRAIN OF THOUT ON. YOUR PROPOSAL HAS 13.4% OPEN SPACE. I BELIEVE OPEN WITH 9.2% IS ACTIVE. CAN I TAKE THAT 9.2 AS A SUBSET OF THE 13.4? >> YES. IT'S NOT IN ADDITION TO. THE 13.4 IS THE TOTAL. >> Olley: THANK YOU. >> THANK YOU. >> Chair Downs: OKAY. THERE ARE NO MORE LIGHTS ON. THANK GOD. ALL RIGHT. TURN OFF ALL OF THEIR QUESTION BUTTONS. NO MORE QUESTION BUTTONS. [ LAUGHTER ] THANK YOU FOR BEING HERE, FOR BEING PATIENT. THANK YOU FOR REACHING OUT TO THE COMMUNITY AROUND YOU. THANK YOU FOR WORKING WITH YOUR TENANTS, WHO OBVIOUSLY ALL LOVE YOU. AND I THINK WHAT THEY ALL SEE IS A LIGHT AT THE END OF A TUNNEL IN A LOCATION THAT COULD VERY EASILY LOOK LIKE COLLIN CREEK MALL. THANK YOU FOR BEING HERE. I'M GOING TO CLOSE THE PUBLIC HEARING AND CONFINE THE DISCUSSION TO THE COMMISSION. MR. BROUNOFF, BEFORE YOU START, I'M JUST GOING TO SAY I THINK I KNOW WHERE SOME OF YOU LAND ON THIS QUESTION. BUT THIS COULD EASILY BE ANOTHER COLLIN CREEK MALL. IN MY MIND IT MAY HAVE A DIFFERENT NAME TO IT, SUBURBAN MIXED-USE DISTRICT, WHATEVER. TO ME IT LOOKS A LOT LIKE THAT. IT'S GOT RESIDENTIAL AGAINST IT. THIS ONE HAS MULTIFAMILY. THE OTHER ONE HAS SINGLE-FAMILY RESIDENCES. WE DIDN'T HAVE ANYBODY SHOW UP TO SPEAK AGAINST THIS THING SO I DON'T THINK THERE'S A LOT OF OPPOSITION IN CREATING A PROJECT, EVEN IF IT LOOKS PARTIALLY LIKE WHAT THEY SHOWED US THAT'S A BETTER ALTERNATIVE THAN WATCHING WHAT HAPPENS OVER THE NEXT TWO OR THREE YEARS IF WE DON'T TAKE SOMETHING HANDED TO US THAT LOOKS THIS GOOD. I'M CONCERNED ABOUT WHAT THAT SPACE WILL LOOK LIKE. LOTS OF BUZZERS LIT UP BUT I AM DEFINITELY IN FAVOR OF THIS PROJECT. MR. BROUNOFF. >> Brounoff: THANK YOU, MR. CHAIRMAN. MR. LEVIN SAID SOMETHING WHICH WAS PRETTY MUCH THE SAME THING THAT COMMISSIONER CARY AID IN A PREVIOUS MEETING. IF I CAN QUOTE YOU CORRECTLY, THE ENEMY OF THE GOOD IS THE PERFECT, I BELIEVE IS WHAT YOU SAID. >> PRETTY CLOSE. >> Brounoff: YOUR COMMENT WAS DIRECTED TO ME AT THE TIME. [LAUGHTER] ON FURTHER REFLECTION I AM FORCED TO ADMIT THAT YOU WERE RIGHT. AND SO WAS MR. LEVIN. THIS PROJECT, ON THE WHOLE, LOOKING AT IT BROADLY, TO ME IS AN OPPORTUNITY TO NOT ONLY SAVE BUT REVITALIZE WHAT WAS BUILT AS AND WAS ALWAYS INTENDED TO BE A MAJOR ASSET WITHIN THE CITY OF PLANO. AND WITH THIS PROJECT HAS THE POTENTIAL TO, AGAIN, BE A MAJOR ASSET IN THE CITY OF PLANO. SOMETHING THAT I WOULD HATE TO LOSE. FROM THE STANDPOINT OF THE GOOD BEING THE ENEMY OF THE PERFECT, I JUST WANT TO ADDRESS BRIEFLY THE ISSUES WITH THE COMPREHENSIVE PLAN. FIRST OF ALL, MIX OF USES. NO, IT DOES NOT HAVE A MIX OF RESIDENTIAL USES BUT IT DOES HAVE AN OVERALL MIX OF USES. THERE IS A MIXTURE OF RESIDENTIAL RETAIL RESTAURANT HOTEL OFFICE BUILDING -- I MAY HAVE LEFT SOMETHING OUT BUT THAT'S THE GIST OF IT. I THINK IT'S A SPLENDID MIX OF USES THAT WORK TOGETHER AND COMPLEMENT EACH OTHER. AND THEY'RE PUT TOGETHER IN A FORM THAT THE USES SUPPORT AND SUSTAIN EACH OTHER. AND, FOR THAT, I THINK I CAN OVERLOOK THE FACT THAT THERE IS NO SINGLE-FAMILY ATTACHED OR DETACHED. WITH RESPECT TO THE DENSITY ISSUE, FRANKLY I THINK THE COMPREHENSIVE PLAN LIMITS ON DENSITY WERE MADE WITH THE TRADITIONAL APARTMENT COMPLEX DESIGN IN MIND WHERE UNITS WERE BUILT IN TWO OR THREE-STORY BUILDINGS MAX THAT BUILD OUTWARD ON A CAMPUS-LIKE SETTING. WHEREAS IN THE CITY OF PLANO, WHERE WE ARE QUICK RUNNING OUT OF UNDEVELOPED LAND AND WE HAVE TO HOUSE PEOPLE, THERE IS A TREND OF BUILDING UP. WHEN YOU BUILD UP INSTEAD OF OUT, YOU ARE TECHNICALLY INCREASING THE DENSITY. I DON'T THINK THAT NECESSARILY MEANS THAT BUILDING UP IS BAD. YOU CAN BUILD QUALITY MULTIFAMILY GOING UP. THERE ARE OTHER AREAS IN THE CITY WHERE, YOU KNOW, FIVE-STORY MID-RISE APARTMENT BUILDINGS HAVE BEEN BUILT AND THEY LOOK GOOD AND THEY SERVE THEIR NEIGHBORHOODS. DOWNTOWN PLANO IS AN EXAMPLE. PRESTON ROA BETWEEN PLANO PARKWAY, YOU KNOW, THAT GENERAL AREA, IS ANOTHER EXAMPLE. I'M NOT AFRAID OF IT. I THINK THAT -- I'M NOT IN THE BUILDING BUSINESS. I NEVER HAVE BEEN BUT IT SEEMS TO ME THAT BUILDING UP REQUIRES ADDITIONAL EXPENSE AND DESIGN IN TERMS OF CONSTRUCTION. PROBABLY REQUIRES A STEEL FRAME RATHER THAN A WOODEN FRAME. IT REQUIRES ELEVATORS, CENTRAL AIR AND HEAT FOR THE WHOLE BUILDING. THINK IT PROBABLY REQUIRES A CONSIDERABLE INVESTMENT THAT, YOU KNOW, IS AN INCENTIVE TO BUILDERS TO BUILD A QUALITY PROJECT FROM THE GET-GO. SO I THINK WHAT THE CIT CITY OF PLANO IS TRANSITIONING FROM ITS FORMER EXISTENCE OF A BEDROOM COMMUNITY TO DALLAS TO A SUBURBAN EMPLOYMENT CENTER IN ITS OWN RIGHT, WITH ITS OWN ECONOMY, ITS OWN BUSINESSES AND WORKFORCE. AND BECAUSE OFHE CHANGING CHARACTER OF THEATURE OF THE CITY OF PLANO, I THINK WE'RE GOING TO BE SEEING AND NEEDING MORE OF THIS TYPE OF HOUSING CONSTRUCTION. I DON'T WANT TO SEE US GET MIRED IN A ROMANTIC VISION OF THE PAST THAT PREVENTS US FROM MOVING FORWARD AND EMBRACING THE CHANGE THAT IS INEVITABLE. IN SUMMARY, I WILL BE VOTING FOR THIS PROJECT. THANK YOU. >> Chair Downs: COMMISSIONER CARY -- EXCUSE ME. COMMISSIONER OLLEY, YOU'RE FIRST. >> Olley: THANK YOU, MR. CHAIRMAN. WE'LL KEEP IT SHORT. I'LL QUOTE STAFF'S REPORT. APPLICANT'S CONCEPT PLAN INCLUDES MANY DESIGN FEATURES AND AMENITIES THAT SUPPORT. HOWEVER, AS COMMISSIONER BROUNOFF JUST POINTED OUT, THERE ARE SOME INCONSISTENCIES THAT REQUIRE FINDINGS BUT WE HAVE TWO THRESHOLDS AS A COMMISSION THAT WE CAN USE TO ALLOW PROPOSALS THAT DON'T COME FROM STRICTLY THEUIDING PRINCIPLES. AND, I QUOTE, SUBSTANTIALLY BENEFICIAL TO THE IMMEDIATE NEIGHBORS. CHECK. SURROUNDING COMMUNITY. CHECK. AND GENERAL PUBLIC INTEREST. I THINK WE ALL AGREE THAT THIS IS IN THE GENERAL PUBLIC INTEREST. I'LL LEAVE SPACE FOR EVERYBODY ELSE TO TALK. I'LL PUT A MOTION ON THE FLOOR AND MOVE WE APPROVE AGENDA ITEM NO. 8A AS SUBMITTED. ALLOW FOR THE REST. >> Chair Downs: OKAY. SO WE HAVE A MOTION. I'D LIKE TO -- WE CAN CONTINUE THE DIALOGUE BUT SINCE I'VE GOT A MOTION, I'D LIKE TO KNOW IF WE HAVE A SECOND. >> Chair Downs: I HAVE FOUR SECONDS. [LAUGHTER] I THINK MR. RATLIFF PUSHED HIS BUTTON. ALL RIGHT. SO DO WE WANT TO CONTINUE WITH THE DIALOGUE? MR. CARY. >> Cary: SOME OF YOU KNOW -- I PROBABLY HAVE AS MUCH EXPERIENCE WITH A PROJECT LIKE THIS AS ANYONE. I HAVE THE DUBIOUS HONOR OF KNOWING MOST OF THE ENCLOSED MALLS IN THE UNITED STATES, BASED ON WHAT I USED TO DO. TO THAT END, THIS MALLCARE . ONCE MALLS END UP IN DECLINE, WE HAVE SEEN WHAT HAPPENS IN COLLIN CREEK. THIS IS A NOVEL PIECE OF PROPERTY HERE. JUST ABOUT ANYWHERE IN THE UNITED STATES WHERE IT SITS. THERE AREN'T A LOT OF PIECES OF PROPERTY LIKE THIS. IT'S A TREMENDOUS POTENTIAL RESOURCE FOR PLANO BUT IT'S NOT A GREAT RESOURCE TODAY. IT'S UNDERPERFORMING IN EVERY REGARD. THAT CREATES A CONUNDRUM. BECAUSE I KNOW THE MALLS AND WHAT THESE GUYS DO AND I KNOW WHAT THEY HAVE DONE IN SOME VERY GOOD PLACES. MY QUESTION WAS CAN THEY DO IT? YES, THEY HAVE DONE IT. IF WE APPROVE IT, WE'LL SEE. MY CONCERN IS WILL THEY COME CLOSE TO DOING WHAT THEY SAY THEY ARE AND I HAVE A CONCERN ABOUT THAT, ESPECIALLY WHEN WE'RE GOING TO VOTE FOR THIS MANY APARTMENTS, WHICH DOES INCREASE OUR DENSITY AND TRAFFIC HERE, FOR NOW. SO I HAVE A CONCERN ABOUT THAT IF THIS DOESN'T GET BUILT OUT THE WAY THAT THEY SAY. BUT I THINK THEY HAVE A TRACK RECORD OF DOING THAT. SO THAT'S A GOOD THING. AND I HAVE A GREAT FEAR THAT THEY'RE RIGHT. THAT THE TIMING IS CHALLENGING ON THIS AND IF PLANO DOESN'T MOVE AHEAD AND THIS FALLS INTO THE ABYSS, WE COULD HAVE A BIG PIECE OF PROPERTY OVER THERE THAT'S A REAL NIGHTMARE. OH, BY THE WAY, AS THESE GUYS SAID, THEY DON'T OWN EVERYTHING AND TRYING TO PUT THIS ALL TOGETHER AND GET IT DONE ISN'T VERY SIMPLE. I THINK ULTIMATELY, ONCE THIS IS DONE, IT BECOMES A REAL RESOURCE FOR OUR COMMUNITY. IT BECOMES A PLACE THAT MIGHT BE LIVE, WORK, PLAY -- WHICH I'M NOT A BIG BELIEVER IN BECAUSE I DON'T THINK MOST OF THEM WORK THAT WELL, FROM MY EXPERIENCE. I THINK THIS ONE MIGHT BUT IT CERTAINLY CAN BE A PLACE WHERE PLANO CONGREGATES AND REAY A GOODSSET FOR US. AND SO WHILE I HAVE CONCERNS ABOUT THESE APARTMENTS HERE, I WISH IT WERE DIFFERENT. WHAT I DO KNOW IS THEY'VE REDUCED THE NUMBER OF APARTMENTS BASED ON REQUESTS OF SEVERAL OF US FROM WHERE THEY ORIGINALLY WERE. SO THEY HAVE A BENT TOWARDS WORKING WITH STAFF AND WITH SOME OTHER PEOPLE THAT HAVE MADE SOME SUGGESTIONS. SO I'M IN FAVOR OF THIS, WITH THOSE CAVEAT, BECAUSE I THINK PLANO NEEDS THIS AND I'M WORRIED ABOUT THIS MALL. THOSE OF US THAT HAVE LIVED HERE A WHILE CONTINUE TO SEE IT DENIGRATE. IF NEIMAN MARCUS DECIDES TO PULL OUT, WHO KNOWS WHAT HAPPENS NEXT. A LOT OF THINGS I THINK CAN BE IMPORTANT HERE. I'M GOING TO BE FOR THIS. >> Chair Downs: MR. RATLIFF. >> Ratliff: THANK YOU, CHAIRMAN. I THINK I'VE ALREADY GONE ON RECORD SECONDING THE MOTION THAT I'M FOR THIS BUT I THINK IT'S IMPORTANT TO EXPLAIN MY LOGIC. THE TWO THINGS, THE WHOLE REASON THAT THIS IS NOT FAVORED I NUMR ONE, DENSITY IN HOUSING. WE TALKED ABOUT HOUSING MIX BUT THE DENSITY I THINK -- AND THE REASON I ASKED THE QUESTION I DID IS BECAUSE I THINK IT'S, BASED ON THE WAY IT'S CALCULATED IS CREATING THE PROBLEM. IF WE LOOKED AT THIS AS ONE LARGE PARCEL WITH DIFFERENT USES IN IT, I THINK WHAT WE WOULD FIND OUT IS DENSITY ISN'T A PROBLEM. WE DON'T HAVE A DENSITY PROBLEM UNDER THE MASTER PLAN. WE ARE PROBABLY CLOSE TO IN COMPLIANCE IF THE DENSITY WAS CALCULATED AS A GLOBAL QUESTION AS OPPOSED TO A SPECIFIC LOT BY LOT. THAT'S WHY THAT DOESN'T CONCERN ME. ALSO REFRESHING MY MEMORY ON THE FINDINGS FORM, JUST SOME THINGS THAT JUMP OUT TO ME ABOUT THE GUIDING PRINCIPLES OF PLANO TODAY, ENHANCE THE QUALITY OF LIFE IN THE NEAR TERM AND PROMOTE THE VIABILITY AND VIBRANCY OF EXISTING NEIGHBORHOODS. THOSE VERY CLEARLY MEET BOTH OF THOSE -- THIS PROJECT CLEARLY MEETS BOTH OF THOSE TESTS. GUIDING PRINCIPLE TWO, PLANO 2050, ENHANCE THE QUALITY OF LIFE, PREPARING FUTURE GENERATIONS OF RESIDENTS AND BUSINESSES, WHICH THIS VERY CLEARLY IS WORKING TOWARDS THAT GOAL. MATURE CITY WITH INNOVATIVEO A APPROACHES AND BEST PRACTICES. YOU COULD HAVE WRITTEN THESE PARAGRAPHS ABOUT THIS PROJECT, BUT THEY WERE WRITTEN AS A GLOBAL GOAL. SO THAT'S WHY THIS IS REALLY AN EASY DECISION FOR ME. BECAUSE I THINK IT'S TAKING, AS COMMISSIONER CARY SAID, AN UNDERPERFORMING ASSET THAT DOES NOT HAVE A BRIGHT FUTURE IN ITS CURRENT FORM AND REINVENTING IT TO ONE THAT WILL HAVE A VERY VIBRANT ROLE IN THE FUTURE OF PLANO MOVING FORWARD, AS IT'S DEVELOPED OVER THE NEXT THREE T FIVE YEARS BEFORE WE SEE A LOT OF THIS VISION COME TO LIFE. THAT'S WHY I'M VERY MUCH FOR THIS AND LOOKING FORWARD TO IT. SO, THANK YOU. >> Chair Downs: COMMISSIONER BRONSKY. >> Bronsky: ALL RIGHT. I'VE LOOKED AT -- I'VE MET WITH CENTENNIAL. I'VE LISTENED TO A LOT OF THE CITIZENS' INPUT. I'VE GOT TO ACKNOWLEDGE -- I THINK I DID THE MATH. ONE-FOURTH OF THE COMMITTEE THAT PUT THE COMPREHENSIVE PLAN TOGETHER IS IN OPPOSITION OF THIS. I FEEL LIKE I NEED TO EXPLAIN WHERE I'M COMING FROM. I UNDERSTAND THE CONCERN THAT THE CITIZENS HAVE ABOUT CONGESTION. I UNDERSTAND, THOUGH I DON'T COMPLETELY AGREE, THE CONCERNS THAT SOME RESIDENTS HAVE ABOUT MULTIFAMILY. BUT AS I LOOK AT THIS OPPORTUNITY THAT WE HAVE, I'VE BEEN TO THE DOMAIN. I'VE BEEN THERE SEVERAL TIMES AND I REALLY DO BELIEVE, AS I'VE MET WITH CENTENNIAL, THAT THEY CAN DELIVER ON WHAT THEY'RE TALKING ABOUT. I WANT PLANO TO BE THE VERY BEST THAT IT CAN BE FOR THE PEOPLE THAT LIVE HERE NOW AND FOR PLANO 2050, SO THAT MY CHILDREN AND GRANDCHILDREN HAVE AN EXPERIENCE OF PLANO LIKE I'VE HAD. AND AS I LOOK AT THE WILLOW BEND MALL, I THINK WE HAVE A TREMENDOUS OPPORTUNITY. AN OPPORTUNITY TO TAKE, AS GARY SAID, SOMETHING THAT'S NOT PERFORMING WELL AND TURN IT INTO A DESTINATION. FRANKLY, I BELIEVE BECAUSE OF THE AREA THAT WE'RE TALKING ABOUT HERE, I THINK IT COULD PERFORM BETTER THAN THE DOMAIN DOES, ESPECIALLY IF YOU GUYS HIT YOUR TARGETS AS IT RELATES TO SOME OF THE CHANGE THAT YOU'RE PUTTING IN HERE, AS WELL AS THE HOTEL AND THINGS LIKE THAT. SO AS I TAKE THIS ON A WHOLE, I DO DISAGREE STRONGLY WITH MR. BROUNOFF THAT THE COMPREHENSIVE PLAN IS A ROMANTIC VISION OF THE PAST. I DON'T AGREE WITH THAT. I BELIEVE THAT WE VERY SINCERELY DREAMT ABOUT WHAT COULD BE PLANO IN THE FUTURE. AND THE FINDINGS FORM WAS A VERY KEY ELEMENT OF ALLOWING THAT DREAM OF WHAT PLANO COULD LOOK LIKE TO HAVE AN OPPORTUNITY. I WILL BE SUPPORTING THIS BECAUSE I DO BELIEVE THAT 2050 AND PLANO TODAY AND PLANO TOGETHER ALL REPRESENT THE HEART OF WHAT YOU'RE TRYING TO DO, CENTENNIAL, AND I SINCERELY APPRECIATE IT. >> Chair Downs: COMMISSIONER TONG. >> Tong: THANK YOU, MR. CHAIRMAN. I HAVE A COUPLE OF QUESTIONS TO OUR STAFF MEMBERS, ACTUALLY, BEFORE I EXPRESS MY OPINION ON THIS. ONE IS THAT DO WE HAVE ANY REQUIREMENTS ON THE AESTHETICS, THE LOOKS OF THE BUILDING? IN MY MIND -- JUST LIKE THE BUILDING ON CUSTER OR LEGACY. IT LOOKED LIKE CONCENTRATION CAMPS. HOW DO WE CONTROL THAT FOR MULTIFAMILY BUILDINGS TO BE LOOKING GOOD AND FITTING THAT POSITION, THAT LOCATION OF THAT PRIME REAL ESTATE OF CITY OF PLANO? >> YEAH, SO WE DID WORK WITH THE APPLICANT, BASED ON THE RENDERINGS THAT YOU SAW TONIGHT, TO TRY AND CAPTURE AS MUCH AS WE CAN IN THE PD STIPULATIONS. YOU WILL SEE THERE ARE STIPULATIONS FOR BUILDING ARTICULATION, FOR MINIMUM GLAZING REQUIREMENTS, FOR FULL-SIZE BALCONIES ON THESE UNITS, AS WELL AS SOME OF TH SETBACK REQUIREMENTS TO MAKE SURE THAT THEY'RE BUILT CLO TO THE STREET. ALL THOSE TOGETHER WE FEEL COMFORTABLE IN GETTING A QUALITY BUILDING DESIGN. >> Tong: I REMEMBER WHEN WE ASKED THE COLORS OF THE OTHER BUILDING, THE ANSWER WE HAD GOT WAS WE CAN'T CONTROL THAT. SO I JUST WANT TO MAKE SURE THAT WE CAN CONTROL. THERE IS A WAY TO CONTROL THAT. >> YEAH. ARTICULATION, FOR EXAMPLE, WE HAVE BUILT INTO THE REQUIREMENTS. GLAZING IS NOT A MATERIAL. IT JUST A TYPE OF CONSTRUCTION. THE THINGS ARE BUI IN. THE WAY THE PARKING LOT OR PARKING STRUCTURES ARE DESIGNED, THEY HAVE TO BE WRAPPED OR BE COMPLEMENTARY TO THE BUILDINGS THEY SERVE. ALL THOSE HAVE BEEN WRITTEN INTO THE PD STIPULATIONS AND WE'RE COMFORTABLE THAT WE WOULD GET A QUALITY DESIGN. >> Tong: IS THERE A PROCESS OR A STEP IN THE BUILDING WHEN THEY'RE REALLY SOLIDIFYING THE DESIGN OR THE COLORS. IS THERE A STEP FOR US TO REVIEW THAT? >> IT'S A STAFF-LEVEL APPROVAL BUT IT'S A FACAD PLA THA THEY'LLE PLAN AND LANDSCAPE PLAN. >> Tong: IT WOULD BE JUST STAFF REVIEWING. IT WOULDN'T COME HERE? GOT YOU. THAT WAS MY FIRST QUESTION. AND THE SECOND QUESTION IS: IS THERE ANY WAY THAT WE CAN MONITOR THE PROCESS? BECAUSE I'M AFRAID THAT IT WILL TAKE A LONG TIME AND THAT RETAILERS OR THE SHOPS WILL HAVE TO LEAVE ANYWAY. BECAUSE IF THE CONSTRUCTION TAKES FIVE YEARS, THE SHOPS -- IT'S A MESS. THE SHOPS MAY HAVE TO LEAVE ANWAY. I JUST DON'T KNOW IF THERE'S A STRICTION OR A TIMELINE THAT, AS A CITY, WE CAN SAY WE APPROVE THIS. YOU GOT TO DO THIS AT THIS TIME. YOU GOT TO DO THIS AT THIS TIME SO THAT WE CAN ENSURE THAT PROJECT HAPPENS. >> NO, WE'VE NOT DONE IT IN THE PAST BUT WHAT YOU'LL SEE FROM THE COMMISSION MOVING FORWARD IS A SERIES OF PLATS OF PRELIMINARY SITE PLANS, LIKE WHAT YOU SEE WITH COLLIN CREEK. THAT'S THE OPPORTUNITY WHEN THE PLANNING AND ZONING COMMISSION CAN SEE THE LATEST -- OR IF ANY TIME YOU HAVE A QUESTION ABOUT WHERE THE PROJECT LANDS, WE CAN CERTAINLY BRING BAC A BRIEFING TO LET YOU KNOW WHAT THE STATUS IS BUT THERE HAS NOT BEEN A TIME LIMIT ESTABLISHED IN THE PAST. >> Tong: ALL RIGHT. OTHER THAN THOSE TWO QUESTIONS, AGAIN, I'M EXCITED TO SEE THIS PROJECT AND I REALLY APPRECIATE -- EVEN THOUGH I ASKED A LOT OF DIFFICULT QUESTIONS, BUT I'M IN FAVOR OF THE PROJECT. >> I WOULD LIKE TO CALL THE QUESTION. >> Chair Downs: THANK YOU. MR. ROBERT'S RULES. GOOD JOB. OKAY. WE HAVE A MOTION BY COMMISSIONER OLLEY WITH A SECOND BY COMMISSIONER RATLIFF TO APPROVE ITEM 8A. PLEASE VOTE. THAT CARRIES 8-0. SO THANK YOU, GUYS. CONGRATULATIONS. WE HAVE TO TAKE CARE OF SOME BUSINESS REAL QUICK ON OUR FINDINGS FORMS AND THEN WE WILL HAVE A VOTE ON 8B. FEEL FREE TO LEAVE OR STICK AROUND. USUALLY KIND OF ROUTINE BUT WE'RE FORCED TO DO THE FINDINGS FORMS BEFORE WE GO ON TO 8B. [FILLING OUT FINDINGS FORMS] >> I MOVE THAT WE APPROVE ITEM 8B AS RECOMMENDED BY STAFF. >> SECOND. [MULTIPLE VOICES] >> Chair Downs: I THINK WE SHOULD READ THAT INTO THE MOTION. WHAT YOU SAID IS RECOMMENDED BY STAFF. BUT I WOULD GO AHEAD AND STATE THE MOTION, SUBJECT TO COUNCIL'S APPROVAL. >> SUBJECT TO COUNCIL'S APPROVAL OF THE ZONING CASE. >> Chair Downs: YOU STILL SECOND? >> I STILL SECOND. >> Chair Downs: SO MOTION BY COMMISSIONER BRONSKY WITH A SECOND BY COMMISSIONER RATLIFF TO APPROVE ITEM 8B, SUBJECT TO COUNCIL'S AROVA OF THE NING CHANGE IN ITEM 8A. PLEASE VOTE. THAT CARRIES 8-0. THE LAST ITEM ON OUR AGENDA IS ITEMS FOR FUTURE AGENDAS. DO WE HAVE ANY ITEMS FOR FUTURE AGENDAS? OKAY. WE ARE ADJOURNED AT 10:08. [MEETING ADJOURNED]