NOVEMBER 15, 2021. >> Downs: THANK YOU FOR JOINING US TONIGHT. PLEASE RISE AND JOIN ME IN E PLEDGE OF LEGIANCE. [PLEDGE OF ALLEGIANCE] >> COMMENTS OF PUBLIC INTEREST THIS PORTION OF THE MEETING IS TO ALLOW UP TO FIVE MINUTES PER SPEAKER WITH 30 TOTAL MINUTES ON ITEMS OF INTEREST OR CONCERN AND NOT ON ITEMS THAT ARE ON THE CURRENT AGENDA. THE PLANNING AN COMMISSION MAY NOT DISCUSS THES ITEMS, BUT MAY RESPOND WITH FACTUAL OR POLICY INFORMATION. THE PLANNING AND ZONING COMMISSION MAY CHOOSE TO PLACE THE ITEM ON A FUTURE AGENDA. THE PRESIDING OFFICER MAY MODIFY THESE TIMES AS DEEMED NECESSARY. >> Downs: DO WE HAVE ANY SPEAKERS ON THIS? >> WE DO NOT. >> Downs: THANK YOU. WE'LL MOVE ON TO THE CONSENT AGENDA PLEASE. >> CONSENT AGENDA. THE CONSENT AGENDA WILL BE ACTED UPON IN ONE MOTION AND CONTAINS ITEMS WHICH ARE ROUTINE AND TYPICALLY NONCO ITEMS MAY BE REMOVED FROM THIS AGENDA FOR INDIDUAL CONSIDERATION BY COMMISSIONERS, STAFF, OR ANY CITIZEN. CITIZENS ARE LIMITED TO TWO ITEMS AND DISCUSSION TIME OF THREE MINUTE THE PRESIDING OFFICER MAY MODIF THESE TIMES AS DEEMED NECESSARY. >> Downs: THANK YOU. DO WE HAVE ANYONE WHO WANTS TO PULL AN ITEM? SEEING NONE, I'LL ENTERTAIN A MOTION. >> I MAKE A MOTION THAT WE APPROVE THE CONSENT AGENDA. >> SECOND. >> Downs: SO WE HAVE A MOTION BY COMMISSIONER HORNE TO APPROVE THE CONSENT AGENDA WITH A SECOND BY COMMISSIONER BRONSKY. PLEASE VOTE. ONE MORE, COMMISSIONER TONG. THANK YOU. AND THAT ITEM CARRIES 8-0. GOT TO HAMMER THE BUTTON SOMETIMES. THAT'S ALL RIGHT. THANK YOU. BEFORE WE GO TO ITEMS FOR INDIVIDUAL CONSIDERATION, NICE TO SEE EVERYONE COME OUT TONIGHT. I APOLOGIZE. WE RAN A LITTLE LONG IN EXECUTIVE SESSION. I APPRECIATEOUR PATIENCE. APPRECIATE THE PEOPLE WHO HAVE SIED U AT THIS MOMENT WE HAVE 16 SPEAKERS ON ITEM 1A. WITH THAT IN MIND WE'LL STICK TO THE THREE MINUTES PER SPEAKER AND 15 MINUTES FOR THE APPLICANT. AND WE WILL MOVE ON TO THE PUBLIC HEARING ITEMS AND I'LL LET YOU ANNOUNCE THAT. ALSO, WE'RE GOING TO BE PRESENTING ITEM 1A AND 1B SO IF YOU SIGNED UP TO SPEAK FOR 1A AND 1B, YOU'LL SPEAK ONE TIME, BASICALLY. >> ITEMS FOR INDIVIDUAL CONSID ARE LIMITED TO 15 MINUTES OF NT PRESENTATION TIME WITH A FIVE-MINUTE REBUTTAL, IF NEEDED REMAINING SPEAKERS ARE LIMITED TO 30 TOTAL MINUTES OF TESTIMON TIME, WITH THREE MINUTES ASSIGNED PER SPEAKER. THE PRESIDING OFFICER MAY MODIFY THESE TIMES AS DEEMED NECESSARY AGENDA ITEM NO. 1A. AND 1B WILL BE PRESENTED TOGETHER. AGENDA ITEM NO. 1A. PUBLIC HEARING: ZONING CASE 2020-032 - REQUEST TO REZONE 142.5 ACRES LOCATED AT THE SOUTHEAST CORNER D PARKWOOD BOULEVARD FROM PLANNED MULTIFAMILY RESIDENCE2, PLANNED OFFICE, AND COMMERCIAL EMPLOYMENT TO PLANNED DEVELOPME ZONED PLANNED DEVELOPMENT-242- MULTIFAMILY RESIDENCE-2, PLANNE OFFICE, AND COMMERCIAL EMPLOYME AGENDA ITEM NO. 1B. CONCEPT PLAN: HAGGARDARM CCRC ADDITIONBLOCKS A-D MULTIFAMILY RESIDENCE, HOTEL, RETAIL, PROFE ADMINISTRATIVE OFFICE, HEALTH/FITNESS CENTER, RESTAURANT, ASSISTED LIVING FACILITY, PARK AND OPEN SPACE O EIGHT LOTS ON 142.5 ACRES LOCATED AT THE SOUTHEAST CORNER OF SPRING CREEK PARKWAY AND PARKWOOD BOULEVARD. ZONED PLANNED DEVELOPMENT 242-MULTIFAMILY RESIDENCE-2, PLANNED DEVELOPMENT-243- RETAIL/GENERAL OFFICE, AND COMMERCIAL EMPLOYMENT. APPLICANT: HAGGARD ENTERPRISES LIMITED, LTD. AND ACRES OF SUNSHINE LTD. >> GOOD EVENING, COMMISSION. I'M ERIC HILL, SENIOR PLANNING MANAGER. I KNOW IT'S BEEN A WHILE SINCE WE DISCUSSED THIS CASE AND THERE ARE SOME NEW COMMISSIONERS SO I THOUGHT IT WOULD BE HELPFUL TO REALLY REVIEW THE FULL INFORMATION AND REFRESH THOSE WHO HAVE ALSO BEEN ON THE COMMISSION PREVIOUSLY. SO THIS REQUEST WAS SUBMITTED UNDER THE INTERIM COMPREHENSIVE PLAN. THE CURRENT ZONING IS SPLIT BETWEEN THREE ZONING DISTRICTS WITH THE MAJORITY OF THE PROPERTY EXISTING WITHIN PLANNED DEVELOPMENT 243 RETAIL GENERAL OFFICE. THE PROPERTY IS SURROUNDED BY COMMERCIAL ZONING WITH THE EXCEPTION OF AVIGNON TO THE SOUTH, WINDHAVEN PARK AND THE REMAINDER OF PLANNED DEVELOPMENT 242 MULTIFAMILY RESIDENCE 2. IT ALLOWS 1.6 MILLION SQUARE FEET OF RETAIL AND OFFICE AND 180 UNITS. PLUS THE OFFICE 2 DISTRICT ALLOWS LARGELY UNLIMITED HEIGHT AND THE ALLOWANCE OF INSTITUTIONAL USES BY RIGHT SUCH AS THE FOREFRONT RETIREMENT HOUSING DEVELOPMENT SOUTH. THE PRIMARY FOCUS OF THIS REQUEST CENTERS ON THE APPLICANT'S VISION OF CREATING A FARM TO TABLE-FOCUSED RETAIL AND ENTERTAINMENT CENTER HONORING THE SITE'S AGRICULTURAL HERITAGE. TO THIS END THE ZONING INTRODUCES A CONCEPT OF VILLAGE RETAIL AND COMMITS TO 10,000 SQUARE FEET OF THIS SMALL-SCALE RETAIL IN THE INITIAL PHASE ALONG WITH 100,000 SQUARE FEET OF COMMERCIAL USES. THE AGRICULTURAL-BASED RETAIL CONCEPT IS SUSTAINED BY TWO PRIMARY EMTS. THE PUBLIC PARKLANT THAT PROVIDES A CONTEXT FOR THE DEVELOPMENT. AND RESIDENTIAL COMPONENT THAT SUSTAINS ACTIVITY ON THE SITE. THE UNIQUE RETAIL AMENITY IS TO DESIGED TO ATTRACT ADDITIONAL COMMERCIAL DEVELOPMENT SUCH AS OFFICE BUILDINGS AND A HOTEL TO THE SITE. THE PROPERTY IS CURRENTLY VACANT AND IS ADJACENT TO VACANT LAND AND COMMERCIAL AND RESIDENTIAL USES ACROSS SPRING CREEK PARKWAY. ALONG THE SOUTHERN BORDER IS THE AVIGNOWINDVEN BDIVION AND WINDHAVEN MEADOWS PARK. THE APPLICANT IS PROPOSING TO DIVIDE THE PROPERTY INTO FOUR TRACTS CONSISTENT WITH THE CONCEPT PLAN AND THE PROPOSED MIX OF USES. THIS IS THE ZONING EXHIBIT WHICH SHOWS THOSE TRACTS. THIS ALSO SHOWS AN EXTENSION OF PINE CREST WHICH WOULD CONNECT SPRING BREAK PARKWAY TO PARKWOOD BOULEVARD THROUGH TRACTS ONE, TWO, AND THREE. CONCEPT PLAN, WHICH IS ITEM 1B, INCLUDES A MIX OF MULTIFAMILY, OFFICE, AND HOTEL WITHIN TRACT TRACT 2 INCLUDES MULTIFAMILY, OFFICE, AND PARKLAND . TRACT 3 INCLUDES OFFICE AND RETIREMENT HOUSING USES AND TRACT 4 IS SET A I SIDE FOR A FUTURE SINGLE-FAMILY RESIDENTIAL ATTACHED DEVELOPMENT . THIS REQUEST WAS REVIEWED FOR ANALYSIS WITH THE INTERIM COMPREHENSIVE PLAN. THE REQUEST IS IN THE LOW INTENSITY OFFICE DESIGNATION. IT IS AN OFFICE-FOCUSED DESTINATION WITH HEIGHTS TYPICALLY LESS THAN FOUR STORIES ANDLOOR TO AREA RATIOS LESS THAN .4 TO 1. WHILE THIS PROPOSAL ALLOWS A MAXIMUM FLOOR TO AREA RATIO OF .5 TO 1 OVERALL WITH SOME EXCEPTIONS FOR FIVE-STORY BUILDINGS THE REQUEST IS GENERALLY ALIGNED WITH THE HEIGHT AND INTENSITY OF THE LAO DESIGNATION. WHILE THE ZONING COULD ALLOW MORE INTENSITY THE PLAN DEMONSTRATES THE INTENT TO BUILD SOMETHING WITHIN THE MAXIMUM LIMITATIONS AND IT IS RARE THAT A PROPERTY DEVELOPS AT ITS MAXIMUM ZONING ALLOWANCE. SOME LOTS ARE PROPOSED AT A MEDIUM INTENSITY BUT THE OVERALL PROPERTY WILLEMAIN IN TH LOW TO MEDIUM-INTENSITY RANGE. AS PROPOSED, THIS IS A SUBURBAN LAND USE CONCEPT CONSISTENT WITH THE LAO DEFINITION. IT PROVIDES A COHESIVE DEVELOPMENT PATTERN SO IT WAS FOUND NOT TO ADVERSELY IMPACT THE LAND USE PATTERN FOR THE SURROUNDING AREA. IT IS IN CONFORMANCE WITH THE LAND USE POLICIES IN THE HOUSING TRENDS REPORT AND IS PARTIALLY IN COMPLIANCE WITH THE HOUSING POLICY DENSITY STATEMENT. THERE'S ALSO SUPPORT FOR THIS PLAN MAPND THE PARKS MASTER PLAN. SO I'LL QUICKLY GO THROUGH SOME SPECIFICS REGARDING THE REQUEST INCLUDING SOME UPDATES FROM THE PREVIOUS MEETINGS . THE APPLICANT IS PROPOSING THE USES, WHICH ARE BROKEN DOWN IN THE SLIDE BEFORE YOU, SO AGAIN SINGLE-FAMILY IN TRACT 4, MULTIFAMILY IN TWO DEVELOPMENTS, MAXIMUM OF 700 UNITS IN TRACTS 1 AND 2 WITH SOME RESTRICTIONS ON SETBACKS AND HEIGHT FOR THOSE USES AS WELL AS OTHER REQUIREMENTS. FOR NON-RESIDENTIAL USES THE APPLICANT IS PROPOSING THE VILLAGE RETAIL CONCEPT, WHICH WE DISCUSSED. WITH THIS REQUEST AND SINCE THE OCTOBER 18th MEETING, THEY'RE REMOVING FOOD TRUCK PARK AS A REQUESTED USE. WINERY IS ALSO A PROPOSED USE AND THERE ARE CERTAIN USES THAT THEY ARE PROHIBITING WITH THIS REQUEST. REGARDING HEIGHT, AGAIN, THE GENERAL OFFICE DISTRICT HAS A GENEROUS HEIGHT ALLOWANCE AND THE APPLICANT IS LIMITING THE HEIGHT OF THE USES AS SHOWN HERE. AN UPDATE SINCE THE LAST MEETING IS A CHANGE TO THE RESTRICTION IN THE MIDDLE OF THIS SLIDE. PREVIOUSLY IT SHOWED HEL LIMITED TIVE STORIES AND 70 FEET. THE APPLICANT REMOVED THIS SPECIFIC NOTATION FOR HOTEL AND HAS DECIDED INSTEAD TO APPLY IT TO HOTEL AS WELL AS ALL OTHER USES NOT SPECIFICALLY LISTED WITHIN THE PLANNED DEVELOPMENT DISTRICT. SO THIS WOULD BE A BROADER APPLICATION OF THAT RESTRICTION. ALSO, THEY HAVE AGREED TO LIMIT PARKING GARAGES TO THE HEIGHT OF THE ADJACENT BUILDING OR 45 FEET, WHICHEVER IS LESS. THAT'S AN UPDATE SINCE OCTOBER 18. AND THERE'S AN EXEMPTION FROM RESIDENTIAL HOUSING. THIS WAS UPDATED AFTER THE SEPTEMBER MEENG. IT'S REALLY NOT FOR THE RESTRICTION APPLYING TO TRACT 4, THEIR FUTURE SINGLE-FAMILY DEVELOPMENT SO THAT WOULD NOT APPLY TO THE AVIGNON WINDHAVEN SUBDIVISION. REGARDING FLOOR AREA RATIO, CURRENTLY THE PROPERTY IS ZONED TO ALLOW FOR 1.6 MILLION SQUARE FEET OF DEVELOPMENT AND THIS IS EXCLUDING THE CE AND MULTIFAMILY PROPERTIES. THE APPLICANT IS PROPOSING A .5 TO 1 FAR WITH SOME EXCEPTIONS AND IS ALSO PROPOSING A SQUARE FOOTAGE CAP TO PROVIDE SOME ASSURANCES TO THE COMMUNITY REGARDING THE OVERALL DENSITY. I'LL DISCUSS THAT IN A SECOND. THIS IS THE PROPOSED MAXIMUM SQUARE FOOTAGE CAP. THE INFORMATION IN BLUE IS SINCE THE OCTOBER MEETING. THEY'VE REDUCED THE CAP BY 100,000 SQUARE FEET WITH THIS CURRENT REQUEST. THE REQUEST ALSO INCLUDES PHASING REQUIREMENTS, WHICH COMMIT TO A SIGNIFICANT AMOUNT OF NON-RESIDENTIAL DEVELOPMENT AND OPEN SPACE AMENITIES IN EACH THEY MADE WAS T CONFIRM THAT THE 100,000 SQUARE FEET OF COMMERCIAL IN PHASE ONE WOULD APPLY TO THAT INITIAL TRACT, TRACT 1. REGARDING OPEN SPACE, THIS PROPOSED OPEN SPACE IS CONSISTENT WITH THE RECOMMENDATIONS OF THE PARK MASTER PLAN AND THE APPLICANT IS PROVIDING TRAILS THROUGH THE DEVELOPMENT AND A BRIDGE TO CONNECT TO THE FLOODPLAIN TO CREATE PEDESTRIAN CONNECTIONS. JUST A COUPLE MORE UPDATES TO NOTE. THERE IS A PROPOSAL TO PROHIBIT VARIS USES SINCE SEPTEMBER 20. THAT INCLUDED REMOVING RETIREMENT HOUSING FROM TRACTS 1 AND 2. GARAGE SCREENING WAS ENHANCED AND INCLUDED SCREENING ALONG THE TYPE D THOROUGHFARE WITH A 30-FOOT BERM AS WELL AS EVERGREEN LANDSCAPING AND ADDITIONAL TREES TO SCREEN THE GARAGES. AND A FUTURE CROSSWALK IS PROPOSED WITHIN THE TYPE D THOROUGHFARE. THAT WOULD BE CONSISTENT WITH THE DESIGN SHOWN BEFORE YOU AND THAT'S BEEN DISCUSSED WITH THE CITY'S ENGINEERING DEPARTMENT. WOULD BE ARTICULATED WITH SPECIFIC PAVING MATERIALS, SIGNAGE, AND INCLUDE A PEDESTRIAN REFUGE AREA FOR THE MEDIAN. SOME ADDITIONAL UPDATES SINCE THE LAST MEETING. THEY REDUCED THE SQUARE FOOTAG CAP AS WELL AS MADE SOME CHANGES TO PARKING GARAGES, REMOVED THE FOOD TRUCK PARK USE AS WELL AS OTHER THINGS. THERE'S AN ADDITION THAT I WANTED TO NOTE. WE DID CONFIRM WITH RON SMITH, DIRECTOR OF PARKS AND RECREATION, THE INFORMATION ABOUT THE NEIGHBORHOOD PARK LOCATION. SO THAT LOCATION OF THAT NEIGHBORHOOD PARK IS SUPPORTED BH BEEN PRESENTED TO THE PARKS PLANNING BOARD. SO THAT'S THE UPDATE ON THAT PIECE OF INFORMATION. AND OVERALL THIS REQUEST WILL CREATE A NEW PLANNED DEVELOPMENT DISTRICT TO IMPLEMENT THE DEVELOPMENT CONCEPT THAT WOULD ALIGN THE ZONING MORE CLOSELY WITH THE CURRENT MARKET. WHILE THERE'S AN INCREASE IN DEVELOPMENT DENSITY THE REQUIRED PHASING OPEN SPACE AND OTHER LIMITATIONS RESULT IN IMPROVED DEVELOPMENT STANDARDS COMPARED TO THE CURRENT ZONING. STAFF RECOMMENDS APPROVAL FOR 1A AND 1B BASED ON THESE IMPROVEMENTS AND ALIGNMENT WITH THE COMPREHENSIVE PLAN POLICIES. SO WE DID RECEIVE QUITE A NUMBER OF RESPONSES. THESE RESPONSES THAT WE'RE PRESENTING TO YOU TONIGHT ARE MAPPED FOR WHAT WE RECEIVED UP UNTIL NOON ON FRIDAY FOR OFFICIAL RESPONSES WITHIN 200 FEET, WE RECEIVED FIVE IN SUPPORT, FIVE IN OPPOSITION. TOTAL RESPONSES, WE RECEIVED 76 IN SUPPORT, ONE NEUTRAL, 271 IN OPPOSITION. AND THERE WERE 136 DUPLICATE RESPONSE I DID WANT TO SAY THAT, AGAIN, WE RECEIVED A LOT OF RESPONSES FOR THIS CASE AS WELL AS THE NEXT CASE SO WE ARE STILL WORKING THROUGH SOME OF THAT INFORMATION. WE RECEIVED A NUMBER OF RESPONSES OVER THE WEEKEND WHICH WERE NOT INCLUDED IN THESE NUMBERS AND IN THE MAPS BUT WE'LL INCLUDE THAT INFORMATION. WE ALSO RECEIVED SOME INFORMATION THAT SOME OF THE RESPONSES MAY NEED TO BE UPDATED FROM OPPOSITION TO SUPPORT. WE HAVEN'T REVIEWED THOSE SITUATIONS YET. WE WILL LOOK AT THOSE AS WELL. THERE WERE ALSO SOME RESPONSES THAT DUE TO A TECHNOLOGICAL ISSUE,HOSE WERE NOT POSTED TO THE WEBSITE BUT THEY ARE MAPPED ON THIS SLIDE. YOU DID RECEIVE THOSE RESPONSES DURING THE PRELIMINARY OPEN MEETING AND, AGAIN, THOSE RESPONSES ARE MAPPED. SO I'LL BE HAPPY TO ANSWER ANY QUESTIONS YOU MAY HAVE. THE APPLICANT IS ALSO HERE AND HAS A PRESENTATION TO MAKE. >> Downs: COMMISSIONER. >> ERIC, WOULD YOU ELABORATE A LITTLE ON PAGE 3 OF YOUR STAFF REPORT, ITEM C. THERE WERE SOME CHANGES MADE TO THE PARKING GARAGE FACADE OR CONCESSIONS BY THE DEVELOPER. CAN YOU GO THROUGH THOSE REAL QUICK? >> SURE. SO PARKING GARAGES, SO THIS IS, IF YOU'RE LOOKING AT YOUR STAFF REPORT IT'S PAGE 24, 26. I'M LOOKING AT THE PLANNED DEVELOPMENT DISTRICT. IT HAS A NUMBER OF STANDARDS FOR PARKING GARAGES. TALKING ABOUT FACADES, WHICH ARE VISIBLE FROM STREETS. THEY HAVE TO HAVE ARCHITECTURALLY INTEGRATED FACADES COMPATIBLE WITH THE BUILDINGSHEYERVE, H SOME DETAIL ON THAT AND THAT INCLUDES THE HEIGHT LIMITATION OF 45 FEET OR CONSISTENT WITH THE BUILDING THAT IT SERVES. AND THEN THE OTHER ITEM THAT WAS UPDATED WAS ITEM C, WHICH DISCUSSES LIMITING OPENINGS ON THE UPPER LEVELS OF THE BUILDING TO 50% OF THE FACADE AND DESIGNED IN A MANNER TO SCREEN THE VEHICLES SUBSTANTIALLY. ANY OPENING SHALL BE NO LARGER THAN THE DIMENSION OF A TYPICAL WINDOW ON THE FACADE. IT'S SOME MORE DETAIL REGARDING THOSE FACADES AND HOWHEY'RE INNDEDO RLLY SCREEN THE VEHICLES. SO THAT'S WHAT THAT REQUEST IS. >> GREAT. THANK YOU FOR CLARIFYING THAT FOR ME. >> Downs: ANY OTHER QUESTIONS FOR STAFF? MR. BRONSKY. >> Bronsky: SO I'VE GOT A -- BEING NEW I'VE GOT A CLARITY QUESTION RELATED TO THE TRAFFIC IMPACT ANALYSIS. CAN YOU JUST GIVE ME AN OVERVIEW ON PAGE 14 WHEN YOU TALK ABOUT THE APPLICANT PROVIDED A TRAFFIC IMPACT ANALYSIS WHICH THE GINEERING DEPARTMENT HAS REVIEWED. >> SURE. SO THE APPLICANT DOES PROVIDE A TIA, WHICH IS A TECHNICAL DOCUMENT THAT THE ENGINEERING DEPARTMENT DOES REVIEW. AND IT LOOKS AT THE TRIP GENERATION INFORMATION. AND POSES RECOMMENDATIONS TO HELP MITIGATE THE TRAFFIC GENERATED BY THIS DEVELOPMENT. SO TYPICALLY IMPROVEMENTS THAT YOU'LL SEE INCLUDE ACCESS POINTS, MEDIAN OPENINGS, THINGS OF THAT SUCH. IN ADDITION TO THE TIA, WE REVIEWED THE TRIP COUNTS. THIS INFORMATION IS FROM THE INSTITUTE OFRAFF ENGINEERS DATA AND WE PROVIDE BASICALLY EXISTING POTENTIAL DEVELOPMENT, WHAT COULD HAPPEN ON SITE AND THEN ALSO WE ANALYZED THE PROPOSED DEVELOPMENT AND COMPARED THE TWO. LOOKING AT PEAK TRAFFIC, ONE HOUR IN THE MORNING AND IN THE AFTERNOON AND THEN THOSE CALCULATIONS ARE COMPARED TO GIVE THE ANALYSIS. >> Bronsky: THANK YOU. >> QUICK QUESTION, ERIC. ON POLICY 3, I THINK IT'S ON PAGE 12. THE REQUIREMENT TO DISTRIBUTE HIGH-DENSITY HOUSING, 1500 SQUARE FEET. WHAT'S THE DRIVER OF THAT AND IF THIS IS NOT IN CONFORMANCE WHAT WOULD BE THE LEEWAY YOU GUYS ARE PROPOSING? >> SURE, I THINK THIS POLICY WAS REALLY INSTITUTED TO, AGAIN, SEPARATE THOSE TYPES OF DEVELOPMENTS WITH MORE THAN 500 UNITS, KIND OF GIVE SOME SPACING SO THAT YOU'RE NOT CREATING A MORE CONCENTRATION OF THOSE TYPES OF DEVELOPMENTS IN PROXIMITY TO ONE ANOTHER SO IT HAS A RECOMMENDATION FOR 1500-FOOT SEPARATION BETWEEN THO. AS WE NOTED, THESE ARE APPROXIMATELY 530 FEET APART FOR 350-UNIT STRUCTURES. SO THAT IS THE GUIDANCE OF THE COMPREHENSIVE PLAN AND, YOU KNOW, IF THAT'S SOMETHING THAT THE COMMISSION HAS A CONCERN ABOUT, I CAN ASK THE APPLICANT IF THEY'RE WILLING TO SPACE THE DEVELOPMENT OUT FURTHER ON THE PROPERTY. BUT AS FAR AS THE GUIDANCE, I THINK THAT'S WHAT THE PLAN SAYS. AGAIN, WE HAVE NOTED IT'S NOT IN CONFORMANCE WITH THIS REQUEST BUT IT COULD BE UP TO THE APPLICANT IF THEY WISH TO MODIFY THEIR REQUEST TO COMPLY WITH THAT. >> Downs: COMMISSIONER HORNE. >> Horne: THANK YOU, ERIC. YOU MENTIONED EARLIER AS IT'S CURRENTLY ZONED. AND I MAY HAVE MISINTERPRETED WHAT YOU WERE SAYING BUT YOU WERE SAYING IT'S MORE INTENSE, MORE INTENSITY. YOU MENTIONED THAT. IF WE DON'T APPROVE THIS PETITION, BASICALLY HOW WOULD DENSITY BE AFFECTED? >> YES. SO WE DID LOOK AT THE -- LET ME PULL UP MYNFORMATION HERE. WE DID SOME ANALYSIS ON THE DENSITY, AND I'M TRYING TO FIND MY INFORMATION. BUT WHEN WE LOOKED AT THE SITE THERE'S AN FAR CAP OF .4 TO 1 OVERALL. AND THAT'S AGAIN FOR PD-243. THAT'S A LARGE PART OF THE DEVELOPMENT OR THE SUBJECT PROPERTY, IT'S NOT THE ENTIRE PORTION. THAT WOULD EQUATE TO APPROXIMATELY 1.6 MILLION SQUARE FEET OF DEVELOPMENT, AGAIN RETAIL, OFFICE FORM OF DEVELOPMENT. THE APPLICANT IS WANTING TO EXPAND THAT TO .5 TO 1 SO IT WOULD BE AN INCREASE FROM AN OVERALL FAR PERSPECTIVE. NOW, THE .4 TO 1 DOES NOT INCLUDE THE CE ZONED PROPERTY. THERE IS SOME ADDITIONAL AREA OUTSIDE OF THAT ZONING. YOU CAN SEE THE BLUE IN THE CENTER OF THE PAGE IS THE PD-243.4 TO 1 AND THERE'S NO ONE TO ONE CAP ON INDIVIDU PROPTIES SO IT ULD BE A BALANCE THROUGHOUT THE DEVELOPMENT. THE CE PORTION IN PINK ALONG SPRING CREEK DOES NOT HAVE THAT RESTRICTION SO IT WOULD JUST BE THE FAR BASE OF THE CE DISTRICT. THAT'S ALSO FOR THE CORNER OF SPRING CREEK AND WINDHAVEN. THERE'S SOME CE ZONING THERE. AND ALSO THERE'S THE EXISTING PD-242 MULTIFAMILY DEVELOPMENT WHICH IS 15-ACRE MAXIMUM DENSITY THERE. YOU ESSENTIALLY HAVE THESE PIECES THAT YOU'RE ACCUMULATING TOGETHER AND SO THE INTENSITY IS CAPPED AT .4 TO 1 BUT YOU HAVE SOME ADDITIONAL DEVELOPMENT RIGHTS WHICH YOU COULD CAPTURE WITH THOSE OTHER ZONING DISTRICTS. AND SO WHEN WE COMPARED THE TWO WE LOOKED AT -- THERE IS SOME ADDITIONAL ALLOWANCE HERE BECAUSE YOU'RE GOING TO A .5 TO 1, BUT IT ALSO CREATES SOME ADDITIONAL CERTAINTY FOR PROPERTY OWNERS SUCH AS YOU HAVE A HEIGHT RESTRICTION NOW WHICH IS APPLIED TO ALL USES. YOU HAVE SOME OPEN SPACE REQUIREMENTS. YOU HAVE THINGS LIE DESIGN AND SCREENING AND TNGS LIKE THAT SO THERE ARE SOME MORE PLANNED DEVELOPMENT STANDARDS WHICH WOULD BE MORE SPECIFIC TO THIS REQUEST AND MORE BENEFICIAL, I THINK, FOR DEVELOPMENT MOVING FORWARD. YES, THERE WOULD BE SOME EXPANSION IN FAR. >> DID I READ CORRECTLY FROM YOUR REPORT, IF WE DON'T GRANT 12-STORY OFFICE. >> THAT'S CORRECT. THE O 2 HAS AN UNLIMITED HEIGHT ALLOWANCE SO THERE ARE SOME RESTRICTION WHEN YOU GET CLOSE TO RESIDENTIAL AND PROPERTY LINES BUT, YES, YOU COULD DEFITELY DO A 12-ORY BUILDING. >> THANK YOU. >> Downs: MR. CARY. >> Cary: THE 2011 LAND USE MAP TALKS ABOUT LOW INTENSITY OFFICE AND BUILDINGS THAT ARE LESS THAN FOUR STORIES, WHICH WOULD BE THREE STORIES, IF MY MATH IS STILL GOOD. AND SO I'M CONFUSED BY A 12-STORY VERSUS A THREE STORY. COULD YOU HELP ME UNDERSTAND THAT? I BELIEVE THAT 2011 LAND USE IS GERMANE TO THIS ENTIRE PROPERTY, >>GAIN, YOU'RE TALKING ABOUT TWO DIFFERENT THINGS, I THINK, ZONING VERSUS THE COMPREHENSIVE PLAN FUTURE LAND USE DESIGNATION. YOU KNOW, THE DESIGNATION DOES TALK ABOUT FAR .4 TO 1 AND LESS THAN .4 TO 1 AND LESS THAN FOUR STORIES IN HEIGHT. THAT'S THE POLICY GUIDANCE FROM THAT SPECIFIC SENTENCE WITHIN THE LOW INTENSITY OFFICE DESIGNATION. BUT AS FAR AS THE DEVELOPMENT GOES, THEY DO HAVE DEVELOPMENT RIGHTS RIGHT NOW, THEY COULD CONSTRUCT A 12-STORY BUILDING BECAUSE THAT'S CONSISTENT WITH THE EXISTING ZONING ON THE PROPERTY. WE'RE TALKING ABOUT ZONG VERSUS THE POLICY GUIDANCE OF THE COMPREHENSIVE PLAN, SO THAT IS DIFFERENT. >> Downs: OTHER QUESTIONS FOR STAFF? MR. RATLIFF. >> Ratliff: WHEN WAS PD-243, THE ZONING, HOW OLD IS THAT CASE? >> 1982 THAT WAS ESTABLISHED. >> Ratliff: ALMOST 40 YEARS AGO. THANK YOU. >> Downs: WE'RE BEING THOROUGH TONIGHT. >> Olley: THERE'S A LINE IN YOUR PACKET ABOUT A 2014 CASE, I DON'T KNOW IF IT'S BY THE SAME APPLICANT THAT WAS WITHDRAWN. DO YOU HAVE ANY CONTEXT AS TO WHY THAT CASE DIDN'T GO THROUGH AT THE TIME? I DON'T KNOW IF IT'S GERMANE TO THIS. >> THE PREVIOUS ZONING REQUEST, I DON'T REMEMBER WHY IT WAS WITHDRAWN. I THINK THERE WAS A LOT OF QUESTIONS REGARDING THAT. ACTUALLY STAFF WAS KIND OF GOING BACK AND FORTH WITH THEM AT THE TIME TO GET A COHESIVE PLAN ON WHAT THEY WERE REQUESTING. SO THEY WERE, I THINK, JUST A NUMBER OF QUESTIONS FROM THE COMMUNITY AS WELL AS STAFF ABOUT THAT REQUEST AND AT SOME POINT THEY DECIDED TO WITHDRAW IT. >> Olley: IT WASN'T LIKE THEY WERE QUITE READY TO PUT IT FORWARD. IT DOESN'T SOUND LIKE. >> PROBABLY A GOOD QUESTION FOR THE PROPERTY OWNER TO ANSWER. >> Downs: COMMISSIONER STONE, YOU WERE NEXT. > >> Stone: YES, MR. HILL. ON PAGE 20, AMONG OTHER LOCATIONS, THE OPEN SPACE IS ENUMERATED. DO YOU HAVE ANY HEARTBURN ABOUT THE NINE-ACRE PARK BETWEEN TRACTS 1 AND 2, WHICH IS BASICALLY HIGHLY WOODED? I'M NOT SURE I WOULD CALL THAT OPEN. IT MAY BE UNUSED BUT I'M NOT SURE I WOULD CALL THAT OPEN SPACE. AND IS THERE CONCERN ABOUT THE TRAIL ON THE NORTHERN BORDER OF TRACT 3? IS THERE ADEQUATE ROOM FOR THAT? >> SO THE NINE-ACRE PARK WITHIN THE FLOODPLAIN, YES, I THINK THE QUESTION IS WOULD THAT BE USEFUL? I THINK THE QUESTION IS REALLY TO THE APPLICANT. I DON'T KNOW HOW MUCH, WHAT THE DRAINAGE SITUATION LOOKS LIKE OUT THERE. IF IT COULD BE IMPROVED AND HOW MUCH OF IT WOULD BE USABLE VERSUS AN AESTHETIC, TYPICALLY. WE DO HAVE -- USE OUR CREEKS AS OPEN SPACES REALLY JUST TO UTILIZE FOR VIEWS AND HAVE TRAILS BESIDE THEM. I DON'T HAVE A CONCERN ABOUT THEM USING THAT. WE'VE ALLOWED THIS SITUATION IN OTHER DEVELOPMENTS, THE HERITAGE CREEKSIDE DEVELOPMENT, AS AN EXAMPLE THEY HAVE USED THEIR CREEKS AND IMPROVED THOSE AND HAD THEIR RESTAURANTS AND OPEN SPACES BACK TO THOSE. AS FAR AS THE TRAIL GOES ANG TRACT 3, I THINK WE WOULD HAVE NO CONCERNS ABOUT THAT BEING DEVELOPED RIGHT NOW. I THINK THE CONCEPT PLAN SHOWS THAT AND IT COULD BE ACCOMPLISHED. >> Downs: COMMISSIONER BRONSKY, YOU SAID YOU HAD ANOTHER QUESTION? >> Bronsky: ERIC, I'VE BEEN READING THROUGH ALL OF THE STUFF THAT'S COME IN TO US AND ONE OF THE COMMENTS WAS MADE THAT THERE COULD BE SOME ISSUES WITH THE UMU ZONING AND THE SPECIFICS OF IT IN THIS PLAN. IS THAT -- WE'RE THERE? >> WELL, SO THE URBAN MIXED USE ZONING, IT'S A DIFFERENT ZONING DISTRICT ALTOGETHER SO WE'RE NOT COMPARING THIS WITH THAT REQUEST. I DON'T BELIEVE THERE'S ANY STANDARDS THEY'RE USING FROM THAT DISTRICT. THERE ARE SOME ITEMS WHICH MAY BE SIMILAR BUT, NO, WE'RE NOT REVIEWING THIS FOR COMPLIANCE WITH THAT ZONING DISTRICT. >> Downs: ANY OTHER QUESTIONS FOR STAFF? MR. HILL, BEFORE I LET YOU GO, I HAVE ONE, MAYBE TWO. JUST TO CLARIFY. RIGHT NOW, BY RIGHT, THEY COULD BUILD A 12-STORY OFFICE BUILDING THERE? >> THAT'S CORRECT. >> Downs: THEY COULD BUILD MORE THAN ONE. >> THAT'S CORRECT. >> Downs: AND ON A TRAFFIC IMPACT ANALYSIS, TYPICALLY THOSE TYPES OF DEVELOPMENTS CREATE MORE TRAFFIC THAN THE TYPE OF DEVELOPMENT BEING PROPOSED. >> THE USES THAT WE LOOK AT, WE TYPICALLY SEE MORE TRAFFIC GENERATION FROM COMMERCIAL USES LIKE OFFICE THAN RESIDENTIAL USES. THAT'S CORRECT. >> Downs: IN TERMS OF RESIDENTIAL, CALL IT RETIREMENT LIVING, ASSISD LIVING, INDEPENDENT VING, ET CETERA. WHAS SITE? >> THE CURRENT USE ALLOWANCE IS VERY BROAD. 02 DISTRICT ALLOWS A NUMBER OF COMMERCIAL USES, YOU KNOW, MEDICAL OFFICE, RESEARCH AND DEVELOPMENT CENTER, YOU KNOW, RETAIL. ANYWAY, THERE'S A BROAD VARIETY OF COMMERCIAL USES IN BOTH DISTRICTS. RETAIL ALLOWS, AGAIN, RETAIL AND SERVICE USES, AUTOMOTIVE USES, THINGS LIKE THAT. SO, AGAIN, THERE'S GENEROUS ALLOWANCE FOR THE USE MIX WITHIN THIS EXISTING ZONING DISTRICT. >> Downs: OKAY. WE WERE GIVEN A -- I THINK EVERYBODY RECEIVED THIS -- VERY HELPFUL PIECE OF INFORMATION PRESENTED BY MR. BELL, OR PUT TOGETHER BY MR. BELL AND ONE OF THE THINGS THAT INTRIGUD ME WAS IT SAYS THAT INDEPENDENT LIVING FACILITIES WOULD BE ALLOWED IN TH AREA AT A RATE OF 45 TO AN ACRE. AND IF I START DOING MY MATH, THERE COULD BE, I DON'T KNOW, A COUPLE OF THOUSAND UNITS BUILT HERE BY RIGHT. DOES THAT SOUND RIGHT? >> THAT'S CORRECT. THE DENSITY IS MAXIMUM 45 UNITS TO THE ACRE. AGAIN, THEY HAVE TO COMPLY WITH THE FLOOR TO AREA RATIO MAXIMUMS BUT, YES, THEY COULD DEVELOP MANY RETIREMENT HOUSES. >> Downs: SO WE COULD HAVE RESIDENTIAL ON THIS, THE WAY IT SITS RIGHT NOW IN A GREATER NUMBER THAN IS BEING ASKED FOR. >> THAT'S CORRECT. >> Downs: I WAS JUST VERIFYING BECAUSE MY MATH IS MAYBE NOT EXACT. ALL RIGHT. ANY OTHER QUESTIONS FOR STAFF? WE GRILLED THEM PRETTY HARD. THERE WILL PROBABLY BE MORE A AFTER THE APPLICANT SPEAKS. OKAY. WE'LL OPEN THE PUBLIC HEARING. WOULD THE APPLICANT PLEASE ADDRESS THE COMMISSION? >> CLAY ROBY. >> GOOD EVENING, MY NAME IS CLAY ROBY. I'M JOINED THIS EVENING BY THE OWNER OF THE PROPERTY, RUTLEDGE HAGGARD. HE IS GOING TO BEGIN AND I'LL FOLLOW HIM TODAY. >> LADIES AND GENTLEMEN OF THE COUNCIL AND THE COMMISSION, THANK YOU FOR GIVING ME FIVE MINUTES TO JUST BRIEF YOU ON OUR FAMILY AND WHAT WE'VE DONE AND WHAT WE STAND FOR AND WHAT WE SEE HAPPENING IN THE FUTURE. AS PROBABLY MOST OF YOU KNOW THE HAGGARD FAMILY HAS BEEN AROUND HERE A LONG TIME. WEAME TO PLANO IN 1856 AND THIS LAND THAT WE'RE TALKING ABOUT DELOPGOW IS PA O THAT LAND THAT WAS SETTLED BY MY GREAT GREAT GRANDFATHER IN 1856 SO IT'S BEEN IN THE FAMILY A LONG, LONG TIME AND WE HAVE WAITED A LONG, LONG TIME TO GET A DEVELOPMENT THERE THAT WE THINK THE CITY OF PLANO WILL BE HAPPY WITH, THE RESIDENTS WILL BE HAPPY WITH, THAT WE'LL BE HAPPY WITH. WE WANT TO -- OUR GOAL IS TO HAVE A SIGNATURE DEVELOPMENT ALL OVER THE FARM. WE DON'T WANT ANYTHING THAT'S DETRIMENTAL TO ANYBODY. I KNOW YOU CAN'T PLEASE EVERYBODY. THERE'S ALWAYS SOMEBODY THAT SAYS I DON'T WANT MY HOUSE TO FACE NORTH OR I DON'T WANT MY HOUSE TO FACE SOUTH. DON'T WANT A WINDOW TRE, D'T WAN. WE'RE HERE TO PLEASE EVERYBODY THAT WE CAN. AND I THINK THE DEVELOPMENT WE'VE DONE IN THE PAST PROBABLY ILLUSTRATES WHAT OUR DESIRES ARE. A GOOD PORTION OF THE PEOPLE THAT ARE SITTING IN THE AUDIENCE BEHIND ME TONIGHT ARE ON LAND THAT WE DEVELOPED AND APPARENTLY THEY'RE HERE BECAUSE THEY LOVE WHAT WE DID. AND THAT'S WHAT WE PLAN TO DO IN THE FUTURE. WE THINK WE PUT TOGETHER A GOOD TEAM WITH STILLWATER AND THEIR GROUP. WE THINK THEY WORKED WELL WITH THE CITY OF PLANO AND I CAN ASSURE YOU THEY'VEEEN A PLEASURE FOR US T WORK WITH. WE'RE LOOKING FORWARD TO THE THINGS THAT THEY'RE PLANNING. I THINK THEY'RE UNIQUE TO THE AREA. I HEARD THE COMMENTS ASKED A FEW MINUTES AGO, YES, WE CAN GO DO A DEVELOPMENT THAT'S A LOT MORE DENSE AND A LOT MORE UNATTRACTIVE THAN WHAT THEY'RE PLANNING HERE BUT THAT'S NOT WHAT WE WANT. WE WANT SOMETHING THAT THE CITIZENS OF PLANO CAN USE AND I THINK WE'VE ILLUSTRATED IN THE PAST THAT WITH THE THINGS WE HAVE DEVELOPED AROUND THEM THAT THEY ENJOY EVERY DAY, THAT THAT'S WHAT THE FAMILY HAS DONE. SO I WOULD APPRECIATE YOUR CONSIDERATION TONIGHTO APPROVE THE STILLWATER GROUP AS THEY ME TO YOU WITH THEIR PRESENTATION AND I THINK WE'LL ALL BE PROUD OF WHAT WE SEE ON THE FARM WHEN IT'S FINISHED. THANK YOU. >> SO APPRECIATE THE TIME THIS EVENING. OBVIOUSLY THERE'S SOME FAMILIAR FACES HERE ON THE COMMISSION. THERE'S A FEW NEW FACES SO WE BROUGHT SOME MATERIAL WITH US THIS EVENING, SOME OF WHICH WE HAVE SHOWN IN THE PAST, SOME OF WHICH IS NEW INFORMATION. THOUGHT IT WOULD BE HELPFUL TO RUN THROUGH THE CONTEXT OF THE PROJECT SO EVERYBODY IS UP TO SPEED ON THE WORK THAT'S BEEN DONE TO DATE AND I'LL BE HAPPY TO ANSWER QUESTIONS TOWARDS THE END. BRIEFLY, STILLWATER CAPITAL, FOUNDED IN 2006. WE HAVE ABOUT 100 EMPLOYEES NOW, REGIONALLY BASED HERE IN NORTH TEXAS AND SOME PROJECTS IN THE SUNBELT STATES OF THE U.S. WE ARE KNOWN LOCALLY FOR OUR WORK WITH THE PGA OF AMERICA, JUST THE SCALE AND QUALITY OF PROJECTS WE DEVELOP. MY PARTNERS AND I LOCATED THE PGA FROM PALM BEACH, FLORIDA TO FRISCO TEXAS. WE'RE BUILDING A $500 MILLION PROJECT IN PARTNERSHIP WITH THE CITY OF FRISCO, PGA, AND OMNI HOTELS. WE'LL OPEN THE GOLF COURSES NEXT YEAR. THE HOTEL AND CLUBHOUSE IN '2323 GOLFING EVENTS PLANNED ON THAT PROPERTY. ADJACENT TO THAT WE HAVE ANOTHER 230-ACRE PROJECT THAT'S A MIXED USE DEVELOPED THAT WE REZONED IN THE CITY OF FRISCO EARLIER THIS YEAR. WE ARE NOW IN DESIGN AND ANTICIPATE STARTING OUR FIRST PHASE AT THE END OF THIS YEAR. SO VERY FAMILIAR WITH LARGE-SCALE MIXED-USE PROJECTS IN NORTHEXAS. I' GOING T SKIP TO THE CURRENT ZONING AND PROPERTY. THAT'S BEEN DISCUSSED IN THE STAFF REPORT. THANK YOU FOR THAT. HERE'S A RENDERING OF THE PROPERTY CONTEMPLATED AND PROPPED BY STILLWATER. WE HAVE BEEN WORKING WITH STAFF, THE NEIGHBORHOOD CONSTITUENTS, AND OUR CONSULTANT TEAM TO ENSURE THAT THE PD LANGUAGE, ESSENTIALLY AS WE VIEW IT, THE FRAMEWORK AND THE CONSTRAINTS AND GUIDANCE FOR THE PROPERTY TIES AS CLOSELY TO THIS RENDERING AS POSSIBLE TO ENSURE IT IS DEVELOPED AT OR ABOVE THE QUALITY WE PRESENTED. SO A FEW THINGS HERE JUST TO HELPRIENT FOLKS TOWARD THE THISS THE SITE PLAN AND PLAN VIEW. I'M GOING TO GO QUICKLY THROUGH SOME MAJOR ELEMENTS OF THE PROJECT SO YOU CAN UNDERSTAND IN A MORE THREE DIMENSIONAL FORM. SO FIRST I'M GOING TO START WITH THE ALMANAC. THIS LAND HAS BEEN IN THEIR FAMILY SINCE 1856. IT'S A LEGACY ASSET TO THE FAMILY AND IT IS VERY IMPORTANT TO THEM THAT IT IS DEVELOPED IN A WAY THAT IS RESPONSIBLE AND THOUGHTFUL. WHEN I FIRST HAD THE PRIVILEGE OF MEETING RUTLEDGE, ONE OF THE CONVERSATIONS WE HAD WAS HIM LIKE GROWING UPN THE FARM. WAS STORS OF WORKING THE LAND, PLAYING IN THE CREEK, HANGING OUT WITH HIS FAMILY, DOING THINGS AS PAR PART OF AN ENVIRONMENTAL. IT WAS IMPORTANT TO HIM, HIS FAMILY, AND IMPORTANT TO STILLWATER THAT THE HEARTBEAT, THE CORE DESIGN THEME OF OUR PROJECT KEPT WITH IT A CONSISTENT THEME AND THAT SO WE DEVISED A DESTINATION RESTAURANT EVENT PAVILION, FOOD AND BEVERAGE VENUE, LOW WE HAVE CALLED I THE ALMANAC. IT'S A BRANDED CONCEPT MY PARTNERS AND I FOUNDED SPECIFICALLY FOR THIS PROJECT TO ENSURE THE DEVELOPMENT SETS THE TONE FOR BOTH THE QUALITY AND EXPERIENCE WE'RE TRYING TO CREATE HERE ON THE PROPERTY. AT THE END OF THE DAY THE PROJECT IS STILL EARLY IN DESIGN BUT THIS GIVES YOU SOME CONTEXT FOR WHAT WE'RE TRYING TO BUILD. I'M GOING TO GO THROUGH SOME THESE VARIOUS COMPONENTS QUICKLY SO EVERYBODY HAS SOME CONTEXT HERE. THE HEADLINE VIEW, WHAT'S IMPORTANT TO COMMUNICATE, WE ARE A WEEK AND A HALF AWAY FROM THANKSGIVING. THIS IS THE TYPE OF PROPERTY THAT PEOPLE WANT TO USE WHEN THEY'RE MAKING MEMORIES THAT THEY'LL WANT TO HAVE FOR A LIFETIME, NOT TO BE TOO, YOU KNOW, KIND OF TONGUE-IN-CHEEK ABOUT IT. THE TIMES THAT WE SPEND WITH OUR FAMILIES, WITH OUR FRIENDS, WITH OUR LOVED ONES ARE REALLY SPECIAL. THIS TYPE OF VENUE, THERE'S NOTHING LIKE IT IN NORTH TEXAS. FRANKLY IT'S HARD TO FIND ANYTHING LIKE THIS ANYWHERE THAT HAS THIS LEVEL OF THOUGHTFULNESS IS A LOW DENSITY DESIGN IN THE HEARTBEAT OF A MIXED-USE DEVELOPMENT. THIS IS SOME INSPIRATION IMAGERY. THIS IS THE ARRIVAL EXPERIENCE, AS WE HAVE CONTEMPLATED IN THE PLAN. AS YOU CAN SEE HERE A SERIF BUILDINGS. THE ARCHITECT IS TO DISGUISE NEW ARCHITECTURE AS BEING OLD. JUST RE-PURPOSED TO BE USED FOR THIS RESTAURANT AND EVENT VENUE. SPENT A LOT OF TIME WORKING WITH OUR DESIGN TEAM TO ENSURE WE HAD THE ELEMENTS OF THE PROJECT THAT WOULD BOLSTER THAT VIEWPOINT. IS VERY CENTRAL TO OUR DESIGN IT HERE. IT HEADS DOWN INTO A POND, THAT'S AN ACTIVE POND OUTSIDE OF THE FLOODPLAIN BUT A PLACE WHERE PEOPLE COULD JUMP? IN A BOAT, FISH. THE RESTAURANT BUILDING IS A PRIMARY VENUE FOR THE PROPERTY. THIS IS A LARGE-VOLUME INDOOR/OUTDOOR SPACE. VERY MUCH INTENDED TO BE A UNIQUE STRUCTURE, NOT A TRADITIONAL RESTAURANT BUILDING. WE HAVE SEVERAL OUTDOOR PAVILIONS PLANNED. THESE ARE OPEN-AIR SPACES, NOT NECESSARILY PART OF ANY PARTICULAR PROGRAM FOR THE PROJECT BUT JUST PLACES FOR PEOPLE TO SPEND TIME, MAYBE TAKE A CUP OF COFFEE, SIT DOWN AFTER A WALK. THERE'S A SERIES OF HIKE AND BIKE TRAILS THROUGHOUT THE DEVELOPMENT. OFTENTIMES RUNNING BY THESE BUILDINGS. THESE ARE JUST PLACES FOR PEOPLE TO ENJOY SOME TIME. WE ARE PLANNING ON MAKING THINGS AT THE PROPERTY TO THE EXTENT POSSIBLE. THAT INCLUDES NOT ONLY FOOD ITEMS GROWN IN THE FARM ELEMENTS BUT DISTILLERY AND BREWERY COMPONENTS SO WE MAKE AS MUCH AS POSSIBLE ON SITE. THE WHOLE CONCEPT OF A FARM TO TABLE RESTAURANT IS TAKEN QUITE . THIS IS T BUILDIN UPGAINST THE POND. THIS IS SOMETHING USED FOR SMALLER EVENTS. WE HAVE A LARGER-EVENT VENUE BUT THIS IS A SMALL-EVENT VENUE OVERLOOKING THE POND THAT WE WILL BE BUILDING. IT MIGHT BE OPEN TO THE PUBLIC CERTAIN DAYS. MIGHT BE RESERVATION SOME DAYS BUT JUST ANOTHER FEATURE FOR THE PROPERTY. WE DO HAVE A LARGE EVENT BARN PLANNED. THIS IS, YOU KNOW, AN 8,000 TO 10,000-FOOT VENUE CONTEMPLATED. NOT FOCUSED TOWARD MAJOR CORPORATE EVENTS BUT MORE NEIGHBORHOOD EVENTS. WEDDINGS, BIRTHY PARTIES, CELEBRATIONS LIKE THAT ARE APPROPRIATE HERE THAT OUTSIDE THE CONTEXT OF A LARGE CORPORATE BALLROOM AND A LARGE HOTEL THIS IS MORE OF A COMMUNITY EVENT CENTER. WE ALSO HAVE A SERIES OF OUTDOOR EVENT LAWNS. THESE ARE INTENDED TO BE PRE-FUNCTION AND KIND OF AFTER-PARTY AREAS WHERE PEOPLE CAN CONGREGATE. THEN WE PLANNED A GREENHOUSE ON THE BACK SIDE. IT IS CURRENTLY PLANNED TO BE A HYDROPONIC GREENHOUSE WITH THE INTENT TO GROW AS MUCH AS WE POSSIBLY CAN FOR USE ON THE FARM. RUNNING QUICKLY THROUGH SOME OF E PROPERTY, WE HAVE A SERIE OF OTHE USE OBVIOUSLY IN THE MIXED-USE PLAN, ONE OF THEM HERE IS THE OFFICE BUILDING. THIS IS INTENDED TO BE A THREE TO FOUR-STORY OFFICE. THIS WILL BE THE FIRST PHASE OF& OUR OFFICE DEVELOPMENT WHICH SITS ADJACENT TO THE ALMANAC. YOU CAN SEE THE DESIGN CONSISTENT WITH THE THEME. YOU'LL SEE A LOT OF THAT AS I MOVE THROUGH THESE SLIDES. WE DO HAVE SOME RESIDENTIAL PLANNED IN THIS AREA HERE AS PART OF OUR ACTIVATING ELEMENT TO ENSURE THAT THE PROPERTY DOESN'T GO DARK WHEN THERE AREN'T PEOPLE AT THE RESTAURANT OR PEOPLE IN THE OFFICE BUILDING THIS IS PART OF A KEY ACTIVATION PLANOR MIXED-USE DEVELOPMENT. ALSO CONTEMPLATED TO MAX OUT AS FOUR STORIES IN ACCORDANCE WITH THE LANGUAGE IN THE PD. THERE IS ONLY ONE OF THESE ALLOWED ON THE WEST SIDE OF THE CREEK AND COMES WITH A SIGNIFICANT AMOUNT OF COMMERCIAL DEVELOPMENT HAS TO BE DONE BEFORE THIS PROPERTY CAN BE BUILT. WE'VE PLANNED A BOUTIQUE HOTEL ADJACENT TO THE ALMANAC. THIS WILL BE A NON-BRANDED LEISURE, LIKE I SAID BOUTIQUE PROPERTY. NOT LIKELY TO BE A BRANDED HOTEL. WE'VE DONE A LOT OF HOTEL PARTNERSHIPS AT STILLWATER. SOME OF THOSE ARE WITH THE LARGER BRANDS, THE MARRIOTTS AND OMNIS, THIS IS INTENDED TO BE MORE OF A BOUTIQUE BRAND, SMALL IN SCALE, SET ASIDE FOR PEOPLE THAT MAYBE HAVE AN EVENT AT THE EVENT VENUE OR MAY BE COMING TO TOWN FOR A FEW DAYS AND DON'T WANT TO STAY IN A LARGER CORPORATE HOTEL. HERE'S SOME INSPIRATION IMAGERY FOR THE LOOK AND FEEL OF WHAT WE'RE TARGETING HERE. THE LANGUAGE IS REFLECTIVE OF THIS STYLE OF DEVELOPMENT. SO LOW ON THE FAR, LOW ON THE BUILDING HEIGHT, VERY MUCH INTENDED TO BE A SMALL-SCALE BOUTIQUE HOTEL ENVIRONMENT. WE HAVE A RETAIL VILLA THAT WE PLANNED VACANT TO THE ALMANAC. TL BOUTIQUE RETAILERS. HOPEFULLY LOCALLY SOURCED. WE'RE VERY KEEN ON THAT FOR THIS PROJECT IF WE CAN FIND THE RIGHT RETAILERS. THESE ARE NOT RETAIL STRIP CENTERS. THESE ARE SMALL WALKABLE RETAIL POD, WE CALL THEM JEWEL BOX BUILDINGS WHERE YOU WOULD HAVE MAYBE A COFFEE SHOP, MAYBE AN ICE CREAM PLACE, SOMETHING OF THAT NATURE, JUST IN A MEANDERING WALKWAY TYPE OF ENVIRONMENT. UNIQUE FOR THE CITY OF PLANO. SOMETHING WE'RE EXCITED ABOUT AS A PLACE TO GO BEFORE O AFTER DINN, AER WORK IF YOU'RE WALKING YOUR DOG IN THE NEIGHBORHOOD. IT'S COME UP ABOUT THE IMPACT OF THIS PROJECT RELATIVE TO THE NEIGHBORHOOD SO WE'VE DONE A LOT OF STUDIES IN ADDITION TO THE TRAFFIC IMPACT ANALYSIS AND OUR ARCHITECTURE PLANS AND CIVIL PLANS AND CONCEPT PLANS WE HAVE DONE A HANDFUL OF RENDERINGS HIGHLIGHTING THE SCALE OF THE DEVELOPMENT AND KIND OF AN ACCURATE SCALE RELATIVE TO THE RESIDENTIAL DEVELOPMENT. THE EDGE OF THE BUILDABLE PROPERTY LINE IS ABOUT 375 FEET AWAY FROM THE BACK PROPERTY LINE AT AVIGNON. I HAVE A NUMBER OF FOLKS HERE FROM AVIGNON THAT WE'VE BEEN MEETG WITH CONSISTENTLY ABOUT THIS VIEW ANGLE HERE TO ENSURE THAT IT'S DONE IN A THOUGHTFUL WAY AND IS PROTECTIVE OF THEIR PROPERTY VIEWS FROM THEIR PROPERTY. BUT IT'S A SIGNIFICANT DISTANCE AWAY. 375 FEET IS APPROXIMATELY THE LENGTH OF A FOOTBALL FIELD PLUS TWO END ZONES. IT'S A SIZABLE DISTANCE FROM THE RESIDENTIAL NEIGHBORHOOD TO THE PROPERTY. AS WAS MENTIONED IN THE STAFF REPORT, THANK YOU, ERIC FOR& THAT, WE HAVE A SERIES OF INSPIRATION IMAGERY HERE TO ENSURE THAT THE DESIGN FOR OUR GARAGES IS ACCEPTABLE TO THE NEIGHBORHOOD RESIDENTS AND TO THE COMMUNITY AND TO OUR PROJECT. AT THE END OF THE DAY THE SHORT STY I THESE GARAGES ARE INTENDED TO REFLECT THE ARCHITECTURE OF THE BUILDINGS. SOSO FACADE MATERIALS, WINDOW OPENINGS, JUST THE LOOK AND FEEL WILL BE TIED TOGETHER TO ENSURE THAT A GARAGE DOESN'T LOOK LIKE A GARAGE. WE'VE ALSO DONE A COUPLE OF RENDERIGS HERE TO SHOW THE PROPERTY AND PLAN ADJACENT TO THE RESIDENTIAL. ON THE LEFT-HAND SIDE YOU CAN SEE AN EXISTING HOUSE. TWO-STORY HOUSE. YOU CAN SEE THE SETBACKS FOR THE ENCORE AND THE POWER LINE EASEMES AND OUR PROPERTY AND OUR PROPOSED SCALE OF THOSE BUILDINGS, AS MENTIONED EARLIER, IS MAXED OUT AT THE HEIGHT OF THE BUILDINGS ARE 45 FEET. THAT'S SHOWN AS A FOUR-STORY GARAGE THERE WHICH WOULD BE THE MAXIMUM ALLOWABLE FOR A PROPERTY THAT ABUTS THE TYPE D THOROUGHFARE. BETWEEN THE POWER LINE EASEMENT AND OUR PROPERTY YOU'LL SEE MULTIPLE LAYERS OF LANDSCAPING IMPROVEMENTS THERE. THERE'S A LANDSCAPE BUFFER ON THE OTHER SIDE OF THE SIDEWALK. WE'VE ALSO PROPOSED A BERM, A ABT TEN-FOOT KIND OF GROWNE IN HEIGHT FOR THAT TO ENSURE JUST A VISUAL SCREEN FOR THE NEIGHBORHOOD AND FOR THOSE DRIVING ON THE TYPE D THOROUGHFARE AND SOME ADDITIONAL SHADE TREES AND ORNAMENTAL TREES GUIDED AROUND 35-FOOT MINIMUMS BETWEEN THE RIGHT OF WAY SPACE BETWEEN OUR PROJECT AND THE TYPE D THOROUGHFARE. A LOT GOING ON HERE TO ENSURE THAT VISUALLY IT'S A WELL-PROTECTED VIEW CORRIDOR FROM SOUTH LOOKING NORTH. >> MR. ROBY, YOU HAVE ONE MINUTE LEFT. >> THIS IS A RENDEREMAGE. AS CLOSE AS WE COULD GET IT TO THE EXISTING RESIDENTIAL AND OUR PROPOSED PROJECT IS CONTEMPLATED IN OUR PD. THE MOST NOTABLE THING HERE IS THE POWER LINES, NOT OUR PROJECT. ANOTHER VIEW FROM THE OTHER SIDE. THIS IS FROM THE EASTERN EDGE LOOKING WEST. A LITTLE BIT OF A BIRD'S EYE VIEW. YOU CAN SEE THE OPEN SPACE REQUIRED IS A PART OF THE ENCORE AND POWER LINE EASEMENTS. YOU CAN'T BUILD ANYTHING THERE BUT A SIGNIFICANT AMOUNT OF GREEN SPACE, BERMS, AND BUFFERS BETWEEN THE TYPE D THOROUGHFARE AND OUR PROPERTY. QUICKLY, THERE'S SOME ADDITIONAL PROPERTY ON THE EAST SIDE. THIS IS A THREE-ACRE NEIGHBORHOOD PARK. THERE'S A Z CROSSING THAT WE HAVE BEEN WORKING WITH CITY STAFF TO ENSURE SAFE PEDESTRIAN CROSSING FROM AVIGNON INTO THE NEIGHBORHOOD. WE HAVE A RESTAURANT BUILDING THAT WE PLAN ON THIS SIDE AS WELL. SOME LOW-STORY OFFICE. WE DO HAVE SOME TOWNHOMES PLANNED IN THE SOUTHEAST CORNER OF THE PROPERTY. A SERIES OF DETAILED EFFORTS FROM THE TIME THAT WE STARTED THIS PROPERTY OVER A YEAR AGO TO TODAY TO ENSURE THAT THE ULTIMATE LANGUAGE IN THE PD AND OUR CONCEPT PLAN IS SOMETHING EVERYBODY CAN BE PROUD OF. >> MR. ROBY, YOU HAVE EXHAUSTED YOUR TIME. >> THANK YOU FOR YOUR TIME. >> Downs: THANK YOU. TYPICALLY RIGHT ABOUT HERE I WOULD SAY DO WE HAVE QUESTIONS FOR THE APPLICANT BUT I THINK, BECAUSE WE'RE GOING TO HAVE QUITE A BIT OF THE PUBLIC SPEAK AND HE'S GOING TO HAVE A FEW MINUTES, I THINK I WOULD WAIT UNTIL WE HAVE HEARD EVERYBODY AND THEN WE CAN HAVE OUR DISCUSSION WITH THE APPLICANT AND ASK QUESTIONS AT THAT TIME. SO, WITH THAT IN MIND, THANK YOU SIR. I APPRECIATE THAT. AND HOW MANY SPEAKERS DO WE HAVE? >> WE HAVE A TOTAL OF 17. >> Downs: 17. SO BEFORE WE GET STARTED WITH THE PUBLIC, BECAUSE I WAS MENTIONED EARLIER WE MIGHT NEED A LITTLE RESTROOM BREAK. WE'RE GOING TO TAKE ABOUT FIVE MINUTES AND THEN WHEN WE GET BACK, WE'LL HEAR FROM THE SPEAKERS. OKAY? SO WE'RE GOING TO TAKE ABOUT FIVE MINUTES. [ SHORT BREAK] >> THAT TOOK SIX MINUTES. THE RESTROOMS WERE A LITTLE DENSE -- CROWDED FOR A MOMENT. [ LAUGHING ] >> Chair Downs: EVERYBODY WATER.ATELY STARTS DRINKING MORE WHEN YOUR NAME IS CALLED WE'RE GOING TO CALL OUT MAYBE FIVE NAMES AT A TIME. JUST COME DOWN FRONT. LET'S GET EVERYONE DOWN FRONT. IT'LL ALL MOVE QUICKER FOR EVERYBODY, WITH 17 WE'RE GOING TO GO AHEAD AND LET THREE MINUTES PER SPEAKER. THAT'S 51 MINUTES. IT WILL GO MUCH FASTER IF YOU'RE DOWN FRONT AND GO FROM THERE. SO, LET'S GET STARTED. WAY TO THE PODIUM. WHILE HE'S GOING FORWARD, I NEED JIM, COLLEEN AGUILAR, NEMESH SHAW, AND MICHAEL TURNER AND CHARLES GALETTE. >> Chair Downs: THANK YOU FOR COMING DOWN FRONT. IT WILL HELP EVERYTHING MOVE QUICKER. STATE YOUR NAME AND ADDRESS AS YOU START SPEAKING, PLEASE. >> GOOD EVENING, STEVE LEVINE, 6212 JACQUELINE DRIVE HERE IN PLANO. WELCOME, NEW COMMISSIONERS. I REALLY APPRECIATE YOUR SERVICE. THIS IS NOT AN EASY JOB. IT PAINS ME FOR MOE PLANO THAT I NEED TO PREFACE A DISCLAIMER TO PREEMPT WHAT HAS BEEN INSINUATED ONLINE. I DO NOT EXPECT TO RECEIVE COMPENSATION FROM THE LANDOWNER, THE DEVELOPER, OR OTHERS IN RETURN FOR MY COMMENTS IN FAVOR OF THIS DEVELOPMENT. I AM HERE TODAY REPRESENTING THE AVIGNON WIND HAVEN HOA BOARD THAT I SERVE ON AND ITS HOMEOWNERS. WE ENTHUSIASTICALLY ENDORSE THE STILLWATER HAGGARD DEVELOPMENT. THE 217 HOMES OF AVIGNON ARE THE ONLY NEIGHBORHOOD DIRECTLY ADJACENT TO THIS PROPOSED DEVELOPMENT. IN THE PAST FEW MONTHS, WE'VE UNDERTAKEN A THREE-STEP PROCESS TO ASSURE OUR NEIGHBORHOOD AND PLANO WILL BE WELL-SERVED BY THIS DEVELOPMENT. FIRST, WE'VE EDUCATED OURSELF AND OUR RESIDENTS BY STUDYING THE DEVELOPER SUBMISSIONS. WE'VE MET WITH THEM ON THREE SEPARATE OCCASIONS TO DISCUSS OUR AREAS OF CONCERN, WHICH INCLUDED THE SAFE ACCESS TO THE NEIGHBORHOOD PARK AND THE ARCHITECTURAL LOOK OF THE PARKING GARAGES, AS THEY WILL BE SEEN FROM OUR NORTHERN WALL. SECOND, WE WORKED TOWARDS SATISFACTION AND COLLABORATION WITH STILLWATER TO FIND SOLUTIONS THAT WOULD MEET OUR NEEDS AND MAINTAIN THE ECONOMIC VIABILITY OF THE PROPOSED NEW NEIGHBOR. THE STILLWATER FOLKS HAVE BEEN MORE THAN FLEXIBLE AND ACCOMMODATING TO OUR CONCERNS AND WISHES. MOST OF THE HOMEOWNERS WHO WILL SEE THESE GARAGES OUT THEIR BACK DOOR BELIEVE THAT WH THE BERM, THE FOLIAGE AND AN EXPENSIVE WRAP, THIS IS THE MOST ATTRACTIVE DESIGN THAT THEY COULD EXPECT TO REPLACE THE OPEN FIELDS OF THE FARM. THIRD, WE ADVO ADVOCATED FOR THE APPROVAL OF THIS DEVELOPMENT THROUGH SOCIAL MEDIA, TELEPHONE, PERSONAL CONTACT WITH OUR AVIGNON RESIDENTS, AND HELPED THEM TO CHANGE THE PERCEPTION OF THIS PROPOSAL FROM ONE OF DISTASTE AND CONCERN TO ONE OF IN FAVOR. IN NEARLY EVE SINGLE CASE WERE AN AVIGNON RESIDENT VOICED OPPOSITION, WE HAVE REVERSED THAT AND SWITCHED TO IN-FAVOR STATUS ON THIS DEVELOPMENT. >> SIR, YOU HAVE 30 SECONDS. >> FURTHER, WE SPREAD THE WORD TO OVER A THOUSAND OTHER CITIZENS THROUGHOUT PLANO WITH DETAILED DESCRIPTIONS AND A RATIONALE FOR THIS DEVELOPMENT, THE BROCHURE THAT WE CREATED WAS ALSO DISTRIBUTED TO YOU. THIS HAS CULMINATED IN THE PAST WEEK WITH OVER 100 LETTERS IN FAVOR OF THIS DEVELOPMENT FROM OUR RESIDENTS AND THOSE IN THE CITY. WE ASK THAT YOU BRING THIS UNIQUE PLACE TO PLANO. >> Chair Downs: THANK YOU. NEXT SPEAKER. >> NEXT IS JIM. >> JIM DELAVUE, JOHNS WOOD DRIVE IN WIND HAVEN FARM NEIGHBORHOOD. AND I'M OPPOSED TO THIS ZONING REQUEST. THE AREA IS DESIGNATED FOR COMMERCIAL DEVELOPMENT FOR OFFICES AND I BELIEVE IT SHOULD REMAIN SO. THE PLAN IS NOT CONSISTENT WITH THE NEW COMPREHENSIVE PLAN, NOR WAS IT CONSISTENT WITH THE INTERIM PLAN UNDER WHICH IT WAS FILED. IT WOULD BE CONTORTED LOGITECH O STATE THE PLAN COULD BE SUPPORTED UNDER THE INTERIM COMPREHENSIVE PLAN. THE FLOOR TO AREA RATIO WAS A MAX OF .4 TO 1. THE INTERIM PLAN IS LOW-INTENSITY OFFICE. THAT WAS DEFINED AS OFFICE DEVELOPMENT SERVING LOCAL NEEDS AND HEIGHTS THAT ARE TYPICALLY LESS THAN FOUR STORIES WITH FLOOR-TO-AREA RATIOS OF .4:1 OR LESS. SO, THE EXPECTATION WAS THAT THE BUILDINGS IN PD243 WOULD BE THREE STORIES OR LESS, YET THIS REZONING CASE COMBINED BY ZONING WOULD RULT IN TEN BUILDINGS OF FOUR TO FIVE STORIES IN PD243. ALSO, INCLUDING ZONING CASE 2021-23 WOULD RESULT IN A COMBINED FLOOR-TO-AREA RATIO OF .53:1, 35% MORE SQUARE FOOTAGE THAN ALLOWED. AND I WANT TO ADDRESS THE COMMENT THAT YOU COULD BUILD A 12-STORY BUILDING. THIS IS A MISLEADING STATEMENT THAT'S BEEN MADE BY DEVELOPERS TIME AND AGAIN AND I HATE TO SEE CITY SFF REPEATING IT. TECHNICALLY YOU COULD. BUT GUESS WHAT? A 12-STORY BUILDING, YOU CAN ONLY USE 3.3% OF THE LAND FOR THE BUILDING AND STAY UNDER .4:1. SO I WOULD SAY, SHOW ME ANYWHERE WHERE SOMEONE WITH .4:1 HAS BUILT A 12-STORY BUILDING. THEY WOULDN'T. IT'S NOT ECONOMIC. [ CLEARING THROAT ] OF COURSE THE PROPOSAL ALSO ALLOWS 2 AGE-RESTRICTED APARTMENTS AND 700 REGULAR APARTMENTS THA WERE NOT ALLOWED . ADD THIS TO THE FACT THAT HAGGARD ALREADY HAS THE RIGHT ACROSS THE STREET TO BUILD AT LEAST 1.4 MILLION SQUARE FEET OF APARTMENTS AT PARKWOOD AND SPRING CREEK. THAT WAS -- >> SIR, YOU HAVE 30 SECONDS. >> A ZONING CHANGE MADE IN 2014 LONG AFTER I PURCHASED MY HOME. THE 1.4 MILLION SQUARE FEET WOULD EASILY ACCOMMODATE 1300 ADDITIONAL APARTMENTS. THAT MAKES THE TOTAL FUTURE APARTMENTS 2,224. AND ALL OF THESE FOUR WOULD VIOLATE THE SEPARATION OF 1500 FEET APART IN UNITS 500 OR MORE. SO THIS COMES ACROSS -- >> SIR, YOUR TIME IS OVER. >> AS IS OUR COMPREHENSIVE PLAN. >> Chair Downs: THANK YOU. NEXT SPEAKER. [ APPLAUSE ] >> COLLCOLLEEN AGUILERA. >> IS THIS GOING TO SHOW? >> Chair Downs: CAN YOU TAKE A LOOK AT THE OVERHEAD? THANK YOU. >> HI, COLLEEN EPSTEIN. THE DEVELOPER IS REQUIRED TO PAY FOR THE TYPE D4 LANE THOROUGHFARE NEEDED TO CUT THROUGH HIS PROPOSAL RIGHT HERE. WHEN ASKED ABOUT THAT, HE SAID THEY DO NOT PLAN TO CONSTRUCT I. YET THEY PROMISE SCREENING TREES ALONG THE MEDIAN. HOW DOES THAT WORK? THE ZONING ORDINANCE SAYS THAT PARKS ARE REQUIRED TO HAVE ACSACCESS BY CAR WITH A ROAD WIH . THIS PROPOSAL DOES NOT APPEAR TO DO THAT. THE OPEN SPACE IN THE PROJECT IS UNDEVELOPPABLE LAND UNDER THE HIGH-VOLTAGE LINES AND INCLUDES THE CREEK AND FLOODPLAIN, NOT THE WONDERFUL AMENITY CLAIMED. ARTICLE 13 OF THE PLANNING AND ZONING ORDINANCE STATES UNUSABLE OPEN SPACE -- USABLE OPEN SPACE SHALL NOT INCLUDES RIGHTS OF WAYS, EASEMENTS FOR STREETS OR ALLEYS, DRAINAGE OR FLOODWAY FACILITIES. HOW IS HE CLAIMING THAT THIS LAND IS USABLE SPACE? THE THREAT THAT UNDER THE CURRENT ZONING A 12-STORY BUILDING COULD BE BUILT WOULD NOT BE LIKELY. THAT WOULD USE UP A ALL OF THE ALLOTTED FLOOR TO AREA RATIO. THE ZONING DOES NOT ALLOW FOR INDUSTRIAL. AND WITH THE MAXIMUM F.A.R. OF .4:1 YOU COULD NEVER BUILD THAT MUCH OFFICES. THERE IS NO STATED HEIGHT LIMIT, YOU WOULD NEVER BUILD ONE 12-STORYGESTORY BUILDING, BECAUU WOULD ALREADY BE AT MAXIMUM SQUARE FOOTAGE. THE CITY'S DEFINITION OF LOW-INTENSITY OFFICE SPACE SERVES LOCAL NEEDS AND HEIGHTS TYPICALLY LESS THAN FOUR STORIES WITH FLOOR-TO-AREA RATIOS OF LESS THAN 0.4:1. THIS REQUEST IGNORES THE FACT THAT THERE IS ALREADY APPROVED MULTIFAMILY ZONING ON THE SOUTHWEST CORNER OF PARKWOOD AND SPRING CREEK, ALSO OWNED BY THE CODEVELOPER HAGGARD ENTERPRISES, ACRES OF SUNSHINE THAT WOULD EASILY ACCOMMODATE 660 MULTIFAMILY UNITS AND BUILDINGS UP TO 12 STORIES. THAT PARCEL AT PARKWOOD WAS REZONED TO MULTIFAMILY AT HAGGARD'S REQUEST IN 2014 OTHER THE OBJECTIONS OF CITIZENS. SINCE IT HAS NOT BEEN UTILIZED, IF THIS REQUEST FOR CHANGE ON PD243 IS TO BE GRANTED -- >> YOU HAVE 30 SECONDS. >> HAGGARD SHOULD AGREE TO RESCIND THE ZONING FOR MULTIFAMILY. I URGE YOU TO DENY THIS REQUEST THANK YOU. >> Chair Downs: NEXT SPEAKER, AND WOULD YOU CALL THE NEXT TWO OR THREE PEOPLE. >> NEXT TO WAIT THEIR TURN IS LYDIA ORTEGA, PAT GREER AND ELLEN. >> Chair Downs: FOR COMING DOWN. GO AHEAD, SIR. THANK YOU. >> GOOD EVENING, MY NAME IS NEMESH, PRESIDENT OF THE WIND HAVEN HOA. I WOULD LIKE TO COMMENT ON THE OPPOSING LETTERS RECEIVED. NEARLY ALL PRIOR TO THE POSTING OF THE FINAL PLAN YOUILL VOTE ON TONIGHT THROUGH EMAIL, SOCIAL MEDIA, DOOR-TO-DOOR LEAFLETS AND OTHER MEANS, THE PLANO FUTURE COMMITTEE, A GROUP OF CITIZENS CENTERED IN THE SUBDIVISION, WAS AGAINST THIS DEVELOPMENT BEFORE STILLWATER HAD A CHANCE TO MAKE THEIR CASE FOR AN AMAZING ADDITION TO PLANO. THEY MADE THREE CLAIMS AMPLIFIED IN NEARLY ALL OF THE POSTING EMAILS, EACH CLAIM FALSE OR OUTDATED. FIRST, THEY'RE OPPOSED BECAUSE THE CURRENT ZONING IS ADEQUATE AND THESE CASES WOULD ALLOW FAR TOO MUCH HIGH-DENSITY DEVELOPMENT. AS NOTED TONIGHT, THE STILLWAR PLAN IS LESSENSE THAN COULD BE BUILT BY RIGHT. STILLWATER REDUCED FEDERAL APARO 700, AND TOWNHOMES, ELIMINATING HUNDREDS OF ADDITIONAL SENIOR UNITS. THIS IS FAR FROM HIGH-DENSITY DEVELOPMENT. PLANO NEEDS HOUSING FOR WORKERS AND EMPLOYEES HIRED BY BUSINESSES. APARTMENTS PRODUCE LESS TRAFFIC AT PEAK TIMES THAN COMPARABLE OFFICE SQUARE FOOTAGE. THEY CLAIMED IT WAS THEIR UNDERSTANDING THAT THE DEVELOPER HAD NOT INFORMED THE PUBLIC OF GIVEN THEARLY TIMING OF THIS CLAIM, IT IS NOT SURPRISING THAT STILLWATER WAS STILL DEVELOPING THEIR PLANS AND REACHING OUT TO THE PLANNING DEPARTMENT AND AREA RESIDENTS. THEY DID HAVE UNINTENTIONAL ERRORS. CHANGES WERE MADE. ALONG THE WAY, EACH WAS CORRECTED AS CALLED TO THEIR ATTENTION. THIS IS FAR FROM AN INTENTIONAL LACK OF PROPERLY INFORMING THE PUBLIC. FINALLY, THAT THIS WOULD EXACERBATE A CROWDED AREA. I'VE ALREADY NOTED THIS IS LESS DENSE DEVELOPMENT THAN COULD BE G CHANGES. FURTHER, THIS OR A SIMILAR DEVELOPMENT HAS BEEN EXPECTED BY OUR CITY FOR OVER 30 YEARS. INFRASTRUCTURE FOR WATER, SEWER, ELECTRICITY IS IN PLACE OR PLANNED FOR. WE ACKNOWLEDGE THERE ARE THOSE OPPOSED TO THIS DEVELOPMENT. HOWEVER, THE FINAL PROPOSAL IS BOTH ACCEPTABLE AND ENDORSED FOR APPROVAL BY OUR HOA AND MOST OF THE INTERESTED RESIDENTS, SO I URGE YOU TO APPROVE THIS PROPOSAL AND ADD THIS WALKABLE DEVELOPMENT TO THE LIST OF PLACES PLANO RES DEPARTMENTS CAN ENJOY. THANK YOU. >> Chair Downs: THANK YOU. >> NEXT IS MICHAEL TURNER. >> GOOD EVENING, I'M MIKE TURNER, I LIVE IN PLANO. I MOVED TO PLANO FROM CALIFORNIA BECAUSE I WAS LOOKING FOR A NICE SUBURBAN COMMUNITY, UNCROWDED, GOOD SCHOOLS, GOOD SERVICES, GOOD PEOPLE. SO, WHAT I FOUND SINCE I'VE BEEN IN PNOS IS QUITE CROWDED AND HEAVILY URBANIZED. AND THE SCHOOLS ARE NOT THAT GOOD. THE LOCAL SCHOOL DISTRICT IS IN THE 50TH PERCENTILE AND SINKING ANNUALLY, IN SPITE OF AN $800 MILLION BUDGET. NO DISRESPECT TO THE SUPERINTENDENT, IT SEEMS LIKE SHE'S A BUREAUCRAT STRUGGLING JUST TO KEEP UP WITH THE SERVICES AND EDUCATION FALLS EVERY YEAR. WHEN I HEAR THROUGH THE GRAPEVINE SHE SAYS THEY COULD HANDLE THE EXTRA CHILDREN IN THIS SCHOOL DISTRICT, THAT DOESN'T MEAN ANYTHING. IT MEANS THAT THEY CAN CONTINUE TO PROVIDE SUBSTANDARD, DECLINING UCATION THROUGHOST OF THE DISTRICT. AND THAT'S DETRIMENTAL TO THE ENTIRE COMMUNITY. THE OTHER THING THAT BOTHERS ME IS THERE'S A PATTERN OF CORRUPTION IN CITY GOVERNMENT. RECENTLY THERE WAS AN ETHICS ORDINANCE PASSED TO PREVENT DEVELOPERS FROM HAVING UNDUE INFLUENCE ON BOARDS AND ON THE CITY COUNCIL. AND AS SOON AS THE NEW CITY COUNCIL WAS ELECTED THEY TRIED TO REPEAL THAT ORDINANCE. PEOPLE WERE LIKE IN AN UP-ROAR. WHO'S AGAINST CORRUPTION? I RESPECT THE HAGGARDS AND WT THEY'VE DONE FOR T COMMUNITY. BUT HOW MUC IS ENOUGH? HOW MANY TENS OF MILLIONS IS ENOUGH? AND THEY COME UP HERE AND ANYBODY -- THE DEVELOPER, ANYBODY CAN GET A TRAFFIC STUDY THAT SAYS WHAT THEY WANT. THIS IS GOING TO CAUSE A LOT OF TRAFFIC, CROWDING, AND THERE'S PLENTY OF OTHER DEVELOPMENTS THEY HAVE. THEY DON'T NEED TO REZONE THIS. IT'S NOT CONSISTENT WITH THE FUTURE. SO THE OTHER THING THAT BOTHERS ME ABOUT IT IS THERE'S A COUPE , PEOPLE PUT IN WERE DONAS TO THE THE -- DONATORS TO THE CAMPAI. THAT'S WHAT WE WERE FIGHTING AGAINST. THE CITIZENS HAVE NOT WANTED THIS SINCE 2014. THEY HAVE NOT WANTED THIS PROJECT. THEY DON'T WANT IT. YOU KEEP REMAKING IT AND PUTTING LIPSTICK ON THE PIG AND WE STILL DON'T WANT IT BECAUSE WE DON'T WANT MORE CROWDING, WE DON'T WANT MORE HIGH-DENSITY HOUSING. SO YOU KEEP TWISTING IT AROUND. >> YOU HAVE 30 SECONDS. >> GREAT. I COULD GO ON FOR A WHILE T THE FACT OF THE MATTER IS THAT WHAT I REALLY WANT TO SAY IN CLOSING IS THE WORLD IS CHANGING. I'M AN ACTIVIST, FOR WHAT'S FAIR. THE HAGGARDS HAVE HAD ENOUGH DEVELOPMENT. THERE'S NOTHING WRONG WITH THIS DEVELOPMENT, IT JUST DOESN'T BELONG HERE. BUT THE WORLD IS CHANGING. I HAVE HUNDREDS OF PEOPLE ON EMAIL AND WHAT YOU DO, THE LIGHT WILL SHINE ON IT IN A WAY IT DIDN'T IN THE PAST. DO THE RIGHT THING AND DON'T CATER TO THE SPECIAL INTERESTS AGAINST THE PEOPLE. THANK YOU. [ APPLAUSE ] >> NEXT IS CHARLES GILLETTE. CHARLES GILLETTE? [ LAUGHING ] [ OFF MIC ] >> GOOD EVENING, COMMISSIONERS. MY NAME IS CHARLES GILLETTE. I RESIDE AT 2704 LANE IN PLANO, TEXAS. I HAVE BEEN A PLANO RESIDENT SINCE 1976. I CAME HERE WITH THE SEMICONDUCTOR REVOLUTION, AND I'M A NATIVE TEXAN, IF THAT MAKES ANY DIFFERENCE AT ALL TO ANYBODY. I'M HERE TO URGE YOU TO VOTE YES ON THE HAGGARD FARM WEST DEVELOPMENT, THE TOPIC WE ARE DISCUSSING. I LIKE THE CONCEPT AND MOST OF THE DETAILS. I AM A FARM BOY, VERY MUCH SIMILAR TO MR. HAGGARD. I'M AMAZED AT HOW CLOSE TOGETHER WE ARE, THOUGH WE ARE 500 MILES APART GROWING UP. OKAY. SO ME, THE DECIVELY IMPORTANT ELEMENT OF WHAT HAS BEEN PROPOS I WALKABILITY. FARM LIFE, YOU WALK. IF YOU WANT TO REINVENT THE FARM ATMOSPHERE, YOU'RE GOING TO HAVE TO WALK. THEY HAVE A GOOD PLAN FOR WALKABILITY. I LIKE THAT. BUT WALKABILITY IS A VERY FRAGILE CONCEPT, VERY DIFFICULT TO CREATE FROM SCRATCH. IT IS FULL OF CONTRADICTIONS. THE KEYSTONE ELEMENT OF GOOD WALKABILITY IS CONTINUOUS ACCESS TO GOOD PUBLIC TRANSPORTATION. I SUPPOSE SHOD SAY FOR DISCLOSURE, I'M A MEMBER OF THE DALLAS AREA RAPID TRANSIT CITIZENS ADVISORY COMMITTEE. I'M SPEAKING HERE AS A PERSON, A CITIZEN ONLY, NOT AS A REPRESENTATIVE. I DO NOT SEE EVIDENCE IN THIS INFORMATION THAT THE DEVELOPER, THE CITY, OR ANYBODY HAS CONSULTED D.A.R.T. ON THE TRANSIT ASPECTS OF THIS DEVELOPMENT. IT MAY BE THERE AND I CAN'T SEE IT, BUT I DON'T SEE IT, SO THAT'S WHY I'M SPEAKING. IS DEVELOPMENT PROVIDES A PERFECT OPPORTUNITY TO CHANGE THE NATURE OF PUBLIC TRANSPORTATION WHILE IMPROVING THE DEVELOPMENT CONCEPT, I THINK. FIRST, IT PROVIDES A PERFECT OPPORTUNITY FOR DRIVERLESS ELECTRIC VEHICLES. I HAVE WORKED IN -- WITH A DEFENSE COMPANY HANGING SENSORS ON MILITARY VEHICLES. I KNOW THAT DRIVERLESS ELECTRIC VEHICLES ARE SAFE AND THEY'RE HERE. TECHNOLOGY IS NOT NEW. YOU NEED TO TAKE VANTAGE OF IT, INTEGRATE IT, AND BUILD IT IN FROM THE BEGINNING, NOT RETROFITTING AFTER. THANK YOU. SECOND, IT PROVIDES AN OPPORTUNITY TO REDEFINE PARKING GARAGE FUNCTIONS. THIRD, IT PROVIDES AN OPPORTUNITY TO CHANGE THE ARCHITECTURE OF PARKING GARAGES. I'M NOT GOING TO ELABORATE. THERE'S TWO OPTIONS THAT ARE DEFINITELY THERE. SO I ENCOURAGE THE COMMISSION TO APPROVE THE ZONING CHANGE. I AM AVAILABLE TO HELP PUT ACTIONS BEHIND MY WORDS. THANK YOU. [ APPLAUSE ] >> Chair Downs: NEXT IS LYDIA ORTEGA. AND WHILE SHE COMES TO THE PODIUM, CAN I HAVE KAWAJA, JOHN O'LEARY, DANA WALTERS AND DAVID BARCH. >> Chair Downs: COME ON DOWN. PLEASE COME DOWN TO THE FRONT. >> READY? OKAY. I WI. LYDIA ORTEGA, I'D LIKE YOO DO A THOUGHT EXPERIMENT WITH ME. IMAGINE THAT PLANO RESIDENTS COULD GET A CERTAIN NUMBER OF SIGNATURES ON A PETITION AND COME TO P&Z AND ASK THEM TO REZONE PROPERTY THAT IS UNDEVELOPED. THEY CAN REZONE IT TO REMAIN VACANT, AGRICULTURAL OR EVEN OPEN SPACE. CLEARLY, SUCH A PROPOSAL WOULD BE A TAKING OF THE RIGHTS OF THE LAND OWNER, MR. RUTLEDGE, WHO ACIRED THE RIGHT FOR OFFICE DEVELOPMENT OVER 50 YEARS AGO. AND THAT RIGHT HAS BEEN WELL-PROTECTED FOR 50 PLUS YEARS. BUT IT'S SIMILARLY A TAKING OF RESIDENTS' PROPERTY RIGHTS WHEN LANDOWNERS COME FORWARD AND ASK TO REZONE THEIR PROPERTY. WHEN WE GET MORE CONGESTION, STRAINED WATER AND SEWER CAPACITY AND OVERTAXED POLICE SERVICE, THIS REDUCES THE PROPERTY VALUE OF LIVING IN THE SINGLE-FAMY SUBURN COMMUNITY THAT MR. RUTLEDGE GREW UP IN. I'D LIKE TO ARGUE TO YOU THAT POPERTY RIGHTS ARE THE FUNCTION OF THIS PLANNING AND ZONING BOARD. IT IS NOT THE FUNCTION TO CHANGE ZONING TO INCREASE PROFIT. IF MARKET CONDITIONS DO NOT SUPPORT RETAL OR OFFICE, THEN DEVELOPERS AND LAND OWNERS CAN CONTINUE TO HOLD THE PROPERTY, AS MR. RUTLEDGE HAS, UNTIL CONDITIONS CHANGE, PERIOD. YOU KNOW, IF RESIDENTS CANNOT COUNT ON LONG-TERM CONSISTEN APPLICATION OF A PLANO DEVELOPMENT PLAN AND ADHERENCE TO ZONING PLANS, THEN WE MIGHT AS WELL INFORM PROSPECTIVE BUSINESSES AND NEW RESIDENTS THAT PLANO DOES NOT GUARANTEE PROPERTY RIGHTS. AND FOLKS, I HAVEN'T BEEN IN TEXAS FOR 50 PLUS YEARS, BUT I RECOGNIZED VERY QUICKLY THAT TEXANS TAKE THEIR PROPERTY RIGHTS SERIOUSLY. AND I ASK YOU TO THINK ABOUT THE IMPACT ON PROPERTY RIGHTS WHEN WE KEEP CHANGING THESE MODIFICATIONS. WHEN YOU BUY YOUR HOUSE, YOU DO YOUR DUE DILIGENCE AND LOOK TO E WHAT THE ZONING ON A NEIGHBORING PROPERTY, OR WHAT'S GOING TO HAPPEN TO THIS COMMUNITY THAT YOU JUST MOVED INTO. SO WHEN YOU CHANGE IT, YOU CHANGE MY WHOLE PLANS. I WOULD ASK YOU TO OPPOSE THESE PETITIONS. THANK YOU. [ APPLAUSE ] >> NEXT IS PAT GREER. >> GOOD EVENING. MY NAME IS PAT GREER, 301OMAR DRIVE. E RECENT PASSAGE OF THE COMPREHENSIVE PLAN COMES AT THE CONCLUSION OF A TWO YEAR LONG PROCESS, WITH THE EFFORTS OF A DEDICATED CROSS SECTION OF PLANO CONCERNED CITIZENS WHO ARRIVED AT THE CONSENT AGENDA THAT MANAGE -- CONSENSUS THAT MANAGES GROWTH AND CHANGE, THAT COMPLEMENTS THE CITY'S SUBURBAN CHARACTER AND RICH HISTORY. I'M AWARE OF THIS PROPOSED REZONING REQUEST, BEGAN SEVERAL MONTHS AGO PRIOR TO PASSAGE OF THAT PLAN. HOWEVER, CITY STAFF WAS AWARE AT THE TIME THA THERE WERE CHANGES PROPOSED AND TO BE VOTED ON. THE PLAN SUBMITTED BY THE APPLICANTS REQUESTS HIGHER DENSITY PARAMETERS FOR THE OFFICE BUILDINGS, WHICH ARE GOING TO BE FIVE STORIES. DUE TO THEIR LOCATION ALONG A SPECIFIC THOROUGHFARE, UNDER SPECIFICATIONS. AND THE HOTEL COULD BE AS MUCH AS FIVE. THIS IS SIGNIFICANT LATITUDE FOR THE APPLICANT AND GIVEN THE RIGHT, IF REZONED AS REQUESTED. THE REQUEST SUBMITTED PREVIOUSLY BY THE APPLICA REFLECTED FEWER STORIES, BUT THERE HAVE BEEN SEVERAL CHANGES AND VERSIONS OVER TIME. THE PROPOSAL TO ADD MULTIFAMILY HOUSING WITHIN THE SAME REZONING REQUEST, LOCATED VERY CLOSE TO THE OFFICE BUILDINGS AND PARKING GARAGES, REFLECTS TWO 350-UNIT BUILDINGS THEMSELVES AND THEY'RE FOUR STORIES HIGH. FROM MY PERSPECTIVE, THIS IS AN AFFRONT TO THE NEIGHBORS WHO LIVE IN AVIGNON, AS THEY WERE SOLD PROPERT FROM THIS SAME LAND OWNER AND THEY PAID HANDSOMELY FOR THEIR AFFLUENT COMMUNITY. THE PROJECT DOESN'T APPEAR TO ME TO REPRESENT A SUBURBAN CHARACTER, WHICH MANY OF OUR CITY COUNCIL MEMBERS RAN ON AND SUPPORT. BUT THE DENSITY AND CHARACTER OF A DENSE, BIG CITY. DENSITY HAS BEEN A DIVISIVE ISSUE IN OUR CITY FOR MANY YEARS. THIS PROPOSAL REPRESENTS ANOTHER DIVISIVE SHOT AT THE HOMEOWNERS . PLEASE DO NOT APPROVE THIS REQUESTED REZONING CHANGE. THANK YOU FOR YOUR CONSIDERATION. [ APPLAUSE ] >> NEXT IS ELLEN. >> Chair Downs: NEXT SPEAKER. >> MY NAME IS ELLEN, AND I LIVE AT PARKER AND INDEPENDENCE. I'M SORRY? OH. OKAY. I HAD SOME OF THE POINTS THAT SOME PEOPLE HAVE ALREADY MADE, SO I'M GOING TO NOT REPEAT THAT, AND I WANT TO TRY TO HIT SOME -- MAYBE JUST BULLET-TYPE POINTS OF ITEMS THAT SEEM TO CONTINUE TO BE IGNORED. I ALSO WANT TO START WITH A TERM CALLED SOCIAL ENGINEERING. WE ARE BEING SOLD AN IDEA, A CONCEPT. IT IS NOT REALITY. SOCIAL ENGINEERING IS THE TERM USED FOR A BROAD RGE OF MALICIOUS ACTIVITIES ACCOMPLISHED THROUGH HUMAN INTERACTIONS. IT USES PSYCHOLOGICAL MANIPULATION TO TRICK PEOPLE. I DON'T SAY THAT THEY'RE NOT GOING TO DO WHAT THEY SAY THEY'RE GOING TO DO, BUT THAT PLAN ALLOWS THEM THAT LEEWAY. SO FIRST, I AM GLAD TO HEAR THAT THEY HAVE MADE SOME IMPROVEMENTS AND I'M VERY PLEASED FOR AVIGNON RESIDENTS THAT THEY SEEM TO NOW BE OKAY WITH IT. I WOULD ALSO POINT OUT THAT WE ARE TALKG ABOUT THE CITY OF PLANO HERE AND ALL OF ITS CITIZENS, WHATEVER THAT CURRENT NUMBER IS. AVIGNON IS 217 HOMES. THEY ARE NOT THE DECIDING FACTOR. I DON'T KNOW HOW MANY OF YOU LIVE IN PLANO OR WORK IN PLANO, OR HAVE BUSINESSES IN PLANO. I DO THINK THAT'S VERY IMPORTANT. PLANO IS A SUBURB AND WE ALL WANT TO KEEP IT SUBURBAN. THE MORE MULTIFAMILY HOUSING WE HAVE, E MORE URBAN WE GET, THE MORE WE LOSE SOME OF OUR VALUES THAT THE CITIZENS WHO LIVE HERE COUNT ON, IT'S VERY CRITICAL THAT WE RETAIN OUR INTEGRITY -- THE INTEGRITY OF OUR CITY. I WOULD LIKE TO SAY THAT THE F.A.R. RATIO IS REALLY NOT WHAT IT APPEARS TO BE. I THINK THAT YOU GUYS MAY OR MAY NOT HAVE ALREADY LOOKED INTO THAT INOME DEPTH. AT ANY RATE -- >> YOU HAVE 30 SECONDS. >> THANK YOU. WE GOT TWO ITEMS COMBINED, WHICH ORIGINALLY SHOULD HAVE BEEN AND WERE -- WHICH WAS A BENEFIT TO THE DEVELOPER. AND YET TONIGHT, THEY COMBINED THEM, WHICH IS AGAIN A BENEFIT TO THE DEVELOPER. SO ORIGINALLY THEY GOT THE GET THE BENEFIT O THEGHT THEY COMBINATION OF THE SPEAKING TIME THAT IS TO THE DETRIMENT OF THE CITIZENS. >> YOU'VE REACHED YOUR 30 SECONDS. >> THANK YOU. >> Chair Downs: THANK YOU. [ APPLAUSE ] >> NEXT IS KAWAJI. KAWAJE. >> Chair Downs: NO. >> HE APPEARS NOT TO BE HERE. JOHN O'LEARY. >> THANK YOU. I'I'M JOHN. I'M PROBABLY THE ONLY ONE HERE WHO LIVES DIRECT -- WITH MY HOME DIRECTLY FACING THIS DEVELOPMENT. AND I HAVE APPEARED HERE TWICE REGARDING THIS DEVELOPMENT. AND FIRST OF ALL, LET ME CLARIFY. WHILE I'M NOT A FAN OR A BIG SUPPORTER OF MULTIFAMILY, IN LIGHT OF THE CHANGES THAT HAVE BEEN MADE, MY PRIMARY CONCERN IN SPEAKING TO YOU WAS THE WALL OF PARKING GARAGES THAT WERE FACING US. AND SINCE THE LAST TIME I SPOKE AGAINST THIS, BECAUSE OF TT THER HAVE BEEN BSTANTIAL CHANGES MADE. FIRST OF ALL, THE DEVELOPER HAS AGREED TO HAVE FACADES THAT WILL MAKE THESE PARKING GARAGES SIMILAR TO THE BUILDINGS THEMSELVES. THEY HAVE ALSO AGREED TO LIMIT THE HEIGHT TO 45 FEET, AS WELL AS ALL OF THE LANDSCAPING THAT THEY HAVE PUT IN. SO, MY PERSPECTIVE AT THIS POINT IS -- AND I THINK I REPRESENT A NUMBER OF PEOPLE WHO LIVE IN THE SAME AREA AS I DO, OR THE SAME SECTION -- THAT OF ALL THE DEVELOPMENTS WE'VE HEARD, THIS LOOKS LIKE ONE OF BETTER DEVELOPMENTSND PROBABLY THE BEST ONE THAT I THINK WE CAN EXPECT AT THIS TIME. AND AS A RESULT, I AM CHANGING MY OPPOSITION TO BEING IN FAVOR OF THIS DEVELOPMENT. SO, THANK YOU. [ APPLAUSE ] >> Chair Downs: THANK YOU. >> AND DANA WALTERS, COME TO THE PODIUM. WHILE SHE MAKES HER WAY UP, I NEED SAL, AARON, AND MARY TO COME TO THE FRONT. >> SOMEBODY LEFT THEIR PHONE. HI. SO, I'M IN SUPPORT OF THIS DEVELOPMENT. I BELIEVE THESE LIVE, WORK, AND PLAY WALKABLE DEVELOPMENTS ARE THE FUTURE OF ANY CITY, AND ESPECIALLY OURS. THIS ONE HAPPENS TO INCLUDE PAST PAYING HOMAGE TO THE HAGGARD FAMILY AND FARMING ROOTS. I MOVED HERE IN 1975. ALL OF THIS WAS LAND THEN. IF YOU LOOK AT LEGACY WEST, THEY'RE ALL BENEFIT TO OUR COMMUNITY. THEY ADD VALUE, BUT THIS PARTICULAR PLAN HAS MORE WALKING TRAILS, MORE BRIDGES, MORE GREEN SPACE THAN ANY OF THOSE OTHER DEVELOPMENTS, OR ANY I'VE SEEN PLANNED IN A WHILE. BUT I'M HERE TONIGHT BECAUSE I RENT BY CHOICE. I OWN A HOME, ALSO. I'M RENOVATI. I'LL SELL IT PRETTY SOON. I CHOOSE TO RENT AND I'M PERSONALLY PRETTY OFFENDED BY ALL OF THESE SUGGESTIONS THAT SOMEHOW RENTERS HAVE LESS VALUE TO A COMMUNITY, THAT WE SOMEHOW ARE DETRIMENTAL TO THE NEIGHBORHOOD. I'M AN EMPTY NESTER, A WIDOW. I CHOOSE TO RENT. I LOOKED FOR AN APARTMENT IN PLANO. I FOUND ONE, ONE. IT'S NOT BIG ENOUGH FOR ME. IT'S NOT EXACTLY WHERE I WOULD HA GONE, BUT IT'SHAT WAS AVAILAE. I WOULD HAVE LIK TO HAVE CHOICES. SOMETIME LAST YEAR MY DAUGHTER MOVED HERE FROM OHIO, HEALTHCARE WORKER, FRONT LINE, LOOKING FOR A PLACE TO LIVE. SHE'S IN McKINNEY. SHE DRIVES ALL THAT WAY. DURING COVID SHE WAS WORKING 60 HOURS, SOMETIMES LONGER. SHE COULDN'T FIND AN APARTMENT HERE WITHIN SIX WEEKS TO 12 WEEKS OF A WAITING LIST THAT WAS SAFE AND ACCEPTABLE. SOMETHING LIKE THIS, SOMETHING HERE. WE WANT TO LIVE. WE WANT TO ENJOY OUR LIFE. BUT WE DON'T NECESSARILY WANT TO OWN A HOME. I DON'T ANYMORE. VE DONE THAT. MY DAUGHTER DOESN'T NECESSARILY WANT TO DRIVE 25-30 MINUTES EVERY DAY TO GET TO WORK TO TAKE CARE OF SICK PEOPLE, SOME OF THEM YOU KNOW, SOME OF THEM YOUR FAMILIES AT PRESBYTERIAN, BUT SHE COULDN'T RENT HERE. SHE'S NOT ALONE. A LOT OF HER COWORKERS LIVE AS FAR AS FRISCO. YOUNG PEOPLE CAN'T NECESSARILY AFFORD TO BUY A HOME RIGHT AWAY. PRETTY SURE EVERYONE HAS SOMEBODY IN THEIR FAMILY THAT LIVES IN AN APARTMENT OR HAS, OR MAYBE YOU DID WHEN YOU WERE YOUNG, OR MAYBE YOU WILL WHEN YOU'RE OLDER LIKE ME. BUT THAT'S WHY I'M HERE TONIGHT. I HEAR A LOT ABOUT TRAFFIC, TOO, BUT THE H-E-B DOWN THE ROAD WILL CREATE MORE TRAFFIC ON WIND HAVEN AND SPRING CREEK THAN JUST ABOUT ANYWHERE ELSE. IT'S RIGHT OFF THE TOLL ROAD, SO I DON'T THINK YOU'RE GOING TO COME FROM 75 ACROSS OVER HERE. I DON'T THINK THE TRAFFIC'S GOING TO BOTHER YOU IF YOU LIVE ON THE EAST SIDE OF PLANO. >> YOU HAVE 30 SECONDS. >> 30 SECONDS? I THINK OUR CITY NEEDS TO BE A LITTLE MORE INCLUSIVE AND WELCOMING. PEOPLE ARE MOVING HERE EVERY DAY FROM ALL OVER THE COUNTRY AND THEY'RE GOING TO GO FURTHER OUT OR OTHER PLACES IF THEY CAN'T FIND A PLACE TO LIVE HERE. AND THERE'S NO HOUSES. MAYBE RENTING SHOULD BE AN OPTION. >> MS. WALTERS. >> Chair Downs: THANK YOU. >> MS. WALTERS. CAN YOU STATE YOUR NAME AND ADDRESS FOR THE RECORD? >> I'M SORRY? >> CAN YOU STATE YOUR NAME AND ADDRESS FOR THE RECORD? >> DANA WALTERS, AND MY ADDRESS? 7200 DALLAS PARKWAY APARTMENT 209. [ LAUGHING ] >> Chair Downs: THANK YOU. >> NEXT IS DAVID BAR. LI AT 2601 AMHURST COURT. I'VE BEEN THERE 25 YEARS. I BOUGHT MY HOME BASED ON THE REPUTATION THAT PLANO HAD TO BE A GREAT PLACE TO RAISE A FAMILY AND I'VE DONE THAT. I'LL TRY AND BE BRIEF. OUR CITY OF EXCELLENCE WAS BUILT WITH A PLAN AND AN INFRASTRUCTURE FOR 260,000 PEOPLE. WE'VE EXCEEDED THAT BY 30,000. WHO KNOWS HOW MANY MORE APARTMENTS ARE IN THE WORKS. I HEAR ABOUT 8,000 ARE IN VARIOUS STAGES OF BEING APPROVED RIGHT NOW. QUALITY OF LIFE HERE IS DEGRADING. [ CLEARING THROAT ] PARDON ME. WE SEE PROBLEMS IN OUR SCHOOLS. THOSE WERE ADDRESSED EARLIER. CRIME IS GROWING. TRAFFIC IS TAXING OUR ROAD CAPACITY. REPAIRS ARE BEING DONE ALL THE TIME. OUR UTILITIES STRUGGLE WITH WATER RATIONING AND THE WASTEWATER TREATMENT PLANTS ARE AT THEIR MAXIMUM. ELECTRICITY CAPACITY STRUGGLES IN THE SUMMER AND WE ALL REMEMBER WHAT HAPPENED IN FEBRUARY. WE DON'T WANT TO LIVE IN CHICAGO OR SAN FRANCISCO I. THAT'S WHY WE'RE HERE. THE INTENT OF THE COMPREHENSIVE PLAN IS FOR PLANO TO RETAIN A SUBURBAN FEEL WITH A PREFERENCE FOR SINGLE-FAMILY HOMES. THIS PROPOSED ZONING PLAN DOES NEITHER. WE DON'T WANT OR NEED MORE HIGH-DENSITY HOUSING. THE DEVELOPERS SAYS WITH THE ZONING THAT IT MIGHT ALLOW A 12-STORY BUILDING, BUT THE FLOOR-TO-AREA RATIO WOULD LIMIT THAT TO ONE OR TWO BUILDINGS. THAT'S NOT PRACTICAL ON 140 ACRES. I DON'T TNK ANYBODY WOULD BUILD THAT. PARDON ME. I HAVE TWO CONSIDERATIONS THAT HAVEN'T BEEN MENTIONED TONIGHT ABOUT THIS DEVELOPMENT. IT'S 140 ACRES. I DON'T -- I SEE A LITTLE BIT OF GREEN AREA, BUT WHERE IS THE WATER GOING TO RUN OFF? I RIDE A BICYCLE ALL OVER PLANO, AND JUST LAST WEEKEND ON THE TRAIL THAT GOES OVER BY WIND HAVEN PARK, THEY'RE DOING SOME PRETTY SERIOUS EROSION REPAIR. WHAT'S GOING TO HAPPEN WHEN ALL THAT WATER FROM THOSE 140 ACRES RUNS DOWN WHITE ROCK LAKE? I DROVE TONIGHT ON LEGACY AND YES, TRAFFIC DOES COMMUTE ON LEGACY. IT'S A 45-MILE-AN-HOUR SPEED LIMIT. I HAD TO DO 60 MILES AN HOUR TO MAINTAIN TRAFFIC FLOW. THAT HAPPENS ALL DAY LONG. THOSE AREN'T PEOPLE THAT LIVE IN MY NEIGHBORHOOD. THOSE ARE PEOPLE THAT COMMUTE ON LEGACY BETWEEN LEGACY WEST AND 75. >> SIR, YOU HAVE 30 SECONDS. >> THANK YOU. WHAT'S GOING TO HAPPEN WHEN YOU PUT THIS DEVELOPMENT ON SPRING EEK? THE DEVELOPER CONSISTENTLY REFERS TO THIS AS A FARM-TO-TABLE DEVELOPMENT. I DON'T SEE ANY FARMLAND THERE. IT WILL DO NOTHING TO IMPROVE THE QUALITY OF LIFE IN PLANO AND I RESPECTFULLY ASK YOU TO REJECT THIS PLAN AND KEEP IT THE WAY THE ZONING IS STATED FOR IT. I THANK YOU FOR YOUR TIME. [ APPLAUSE ] >> Chair Downs: THANK YOU. NEXT SPEAKER. >> NEXT IS SAL LAMASTRA. >> GOOD EVENING. MY NAME IS SAL, I LIVE ON FOSSIL RIDGE DRIVE IN WIND HAVEN, JUST SOUTH OF THIS PLANNED DEVELOPMENT. I SERVED ON THE CPRC COMMITTEE FOR CLOSE TO TWO YEARS TO HELP BUILD A PLAN FOR EMPLOYEE'S FUTURE. I LIVED HERE FOR 38 YEARS. OUR COMMITTEE WORKED VERY HARD WITH THE PLAN TO HELP ALLOW GROWTH BUT STILL MAINTAIN THAT SUBURBAN CHARACTER THAT DREW MOST OF US HERE. I CAN TELL YOU THAT THE CZ2021-32 AND 23 DOES NOT FIT THE OLD PLAN AND IT CERTAINLY DOESN'T FIT THE PLAN THAT I WORKED ON AND I WANT TO ASK YOU TO REJECT IT, KINDLY REJECT THIS PLAN AND STICK WITH THE CURRENT ZONING, WHICH SHOULD BE THE LIGHT INTENSITY OFFICE BUILDINGS. HAGGARD ALREADY HAS APPROVAL FOR 1300 APARTMENTS ON THAT LAND. THE LAST THING WE NEED IS MORE APARTMENTS IN THIS AREA. ADDING ANOTHER 6-700 GIVES YOU 2,000 APARTMENTS. WE'RE ALREADY IN A SITUATION WHERE AS PEOPLE HAVE MENTIONED, ISSUES WITH WATER. IF YOU REMEMBER NUMEROUS YEARS AGO WE WERE IN A DROUGHT. YOU ADD ANOTHER 2,000 TOILETS AND SHOWERS, THAT WILL CONSUME A LOT OF WATER. WE'RE NOT PREPARED. WHEN I WAS ON THE COMMITTEE I ASKED THE POLICE CHIEF, MORE APARTMENTS, WHAT DOES THAT BRING? DOES THAT BRING MORE CRIME? HE SAID ABSOLUTELY, IT DOES. YOU'VE GOT THOSE ISSUES TO DEAL WITH AS WELL AS THE TRAFFIC AND THE CONGESTION THAT COMES WITH TH. PLANO HASNOUG APARTMENTS. THERE'S 18,000 WITHIN A 2.5-MILE RADIUS OF THAT PIECE OF PROPERTY. WE DON'T NEED ANY MORE. I OPPOSE THIS ZONING REQUEST AND WOULD ENCOURAGEP&Z AND LEAVE IT THE WAY IT WAS FOR LIGHT OFFICE BUILDINGS AND HOPEFULLY THE HAGGARDS CAN SEE THAT IF THEY FOCUS ON OFFICE BUILDINGS THERE MAY BE ECONOMIC POTENTIAL THERE. OFFICE SPACE AND THAT'S WHERE WE NEED TO GO. THANK YOU FOR YOUR TIME. [ APPLAUSE ] >> Chair Downs: THANK YOU. NEXT SPEAKER. >> NEXT IS AARON HAAS. >> THANK YOU. MY NAME IS AARON, 5500 ASH CREEK LANE IN PLANO, A MILE AND A HALF SOUTH OF THIS PROJECT. YOU KNOW, I'VE LIVED IN WILLOW BEND FOR EIGHT YEARS AND FOR FULL TRANSPARENCY, AS I MENTIONED, I WAS ONE OF THE FEW PEOPLE THAT SPOKE POSITIVELY LAST TIME. I WAS A WEEK WITH STILLWATER CAPITAL, NOW I'VE BEEN THERE A COUPLE MONTHS. I'VEEARNED A L ABOUT THE COMPANY, MORE THAN THE REPUTATION THEY HAVE IN THE DEVELOPMENT INDUSTRY. WHEN THEY SAY THEY'RE GOING TO DO SOMETHING THEY MEAN IT AND THEY WILL DO A FANTASTIC JOB OF LIVING UP TO THEIR COMMITMENT. NOW I CAN SAY WE BUILD GREAT PROJECTS. IN REGARDS TO THIS PROJECT, I LIVE -- AS I LIVE DOWN THE STREET I'VE BEEN RIDING MY BIKE PAST THIS PROPERTY FOR THE EIGHT YEARS THAT I'VE BEEN HERE. IT'S ALWAYS BEEN CURIOUS TO ME WHAT WILL BE BUILT HERE. THE PLAN THAT'S BEING PROPOSED HERE IS A GREAT ENVIRONMENT TO LIVE IN, TO WORK IN, TO PLAY IN. IT'S WHAT GOOD CITIES, GOOD DEVELOPERS WHEN THEY PARTNER TOGETHER CAN COME UP WITH SOMETHING GREAT LIKE THIS. YOU KNOW, WHEN I MOVED HERE I LEFT CALIFORNIA. I DON'T LIKE SAYING THAT. I FEEL LIKE I AM A TEXAN BY NATURE SOMEHOW. AND THE DEVELOPMENTS THAT ARE BEING BUILT AROUND PLANO AND FRISCO, PEOPLE ENJOY COMING TO THEM WHEN THEY'RE DESIGNED PROPERLY. WHEN YOU LOOK THE A WHAT GOES ON AT BOTH SIDES OF LEGACY AT THE STAR AT FRISCO, WHAT'S GOING TO BE HAPPENING UP IN THE PGA, WHEN PEOPLE HAVE A PLACE TO GO AND ENJOY, THAT'S SORT OF THE ENTERTAINMENT OF WHAT PEOPLE ENJOY IN DALLAS. YOU KNOW, TO SOME OF THE OTHER COMMENTS I HEARD, WHEN I FIRST MOVED HERE, I LIVED IN AN APARTMENT. I WANTED TO SEE WHETHER I WANTED TO LIVE IN PLANO, FRISCO, OR DOWNTOWN DALLAS. I LIVED IN AN APARTMENT OUT OF CHOICE FOR A WHILE. NEERS AT ARE NOW MOVING INTOY APARTMENTS BECAUSE THEY DON'T WANT TO DEAL WITH HOMES. THE IDEA THAT BAD PEOPLE MOVE INTO APARTMENTS IS JUST A MYTH. PEOPLE OF ALL TYPES WANT TO LIVE IN APARTMENTS. AND AS I THINK WE START TO SEE THE TRANSITION OF BABY BOOMERS INTO WANTING TO HAVE THE FLEXIBILITY WE'LL SEE A LOT MORE OF THAT IN THE FUTURE. AS A NEIGHBORHOOD I COULDN'T BE MORE EXCITED. AS AN EMPLOYER, EMPLOYEE OF STILLWATER -- >> YOU HAVE 30 SECONDS. >> THANK YOU. I'M VERY EXCITED TO BE PART OF THIS PROJECT BRINGING SOMETHING I THINK WILL ADD A GREAT VALUE TO THE CITY OF PLANO, SO I SUPPORT THIS PROJECT. [ APPLAUSE ] >> Chair Downs: THANK YOU. >> LAST WE HAVE MARY FORTUNE. >> HI. MY NAME IS MARY, 20008PEPITE DRIVE. I WANT TO ADDRESS THE LADY WHO TALKED ABOUT BEING IN AN APARTMENT. MY UNDERSTANDING IS THAT THERE'S A LOT OF APARTMENTS THAT HAVEN'D AND THEY HAVEN'T BEEN BUILT YET. BUT ONCE THEY'RE ALL BUILT, WE'LL BE AT APPROXIMATELY 40% APARTMENTS. SO RIGHT THERE WE WILL HAVE A LOT OF APARTMENTS. AND THEN IN RELATION TO THIS, WITHIN 2.5 MILES OF THIS PROJECT THERE ARE ALREADY MORE THAN 18,000 MULTIFAMILY UNITS IN PLANO AND OVER 25,000 MULTIFAMILY UNITS, INCLUDING PARTS OF AUSTIN RANCH, THE COLONY, AND FRISCO THAT ARE WITHIN 2.5 MIES. IMMEDIATELY ACROSSROM PARKWOOD, THE SAME APPLICANT, MR. HAGGARD, HAS APPROVAL FOR OVER 1.3 MILLION SQUARE FEET OF MULTIFAMILY. THAT COULD BE ANOTHER 13 -- EXCUSE ME, 1300 UNITS. MULTIFAMILY WHEN HE HAS NOT USED THE 1300? THIS MEANS THAT THIS COMBINED AREA COULD HAVE MORE THAN 2200 MULTIFAMILY AND 427 ASSISTED LIVING APARTMENTS. TH IS TOO MUCH DENSITY AND I WOULD LIKE TO REGISTER MY VOTE AGAINST THIS PLAN. THANK YOU. [ APPLAUSE ] >> Chair Downs: THANK YOU. WAS THAT OUR LAST SPEAKER? >> THAT WAS OUR LAST SPEAKER. AND OF THE SPEAKERS WE HAVE A TOTAL OF SEVEN IN SUPPORT AND 19 IN OPPOSITION. >> Chair Downs: OKAY. THANK YOU. THANK YOU ALL FOR COMING OUT TO SPEAK. APPRECIATE YOUR INPUT. WOULD THE DEVELOPER LIKE TO COME DOWN? YOU'VE GOT ABOUT FIVE MINUTES FOR ANY COMMENTS, REBUTTAL, ETC. AND WE MAY HAVE SOME QUESTIONS FROM THE COMMISSION. >> THANK YOU, EVERYBODY, FOR YOUR TIME TO ALLOW ME AND RESIDENTS TO GO THROUGH THE PROJECT. THE ONE THING I'LL SAY IN CLOSING FOR THOSE THAT ARE NEW TO THE COMMISSION, AND WEREN'T PRESENT WHEN WE WERE GOING THROUGH SOME OF THE EARLY ITERATIONS OF THIS PROJECT, LIKE ANY LARGE-SCALE MIXED-USE, YOU KNOW, THOUGFUL DEVELOPMENT LIKE THIS, THE ARE ABSOLUTELY MEANDERING PROJECTS. THEY NEVER FINISH WHERE THEY START. AS A C COMPANY WE TAKE PRIDE IN GOING THROUGH A PROCESS TO LEARN WHAT NEIGHBORHOODS WANT, WHAT CITIES WANT, WHAT THE CAPITAL MARKETS WILL SUPPORT TO FIGURE OUT WHERE ONE OF THESE PROJECTS GOES. IT IS NOT THE SAME THING AS BUYING A PARCEL OF LAND AND SAYING I'M GOING TO BUILD A SEVEN-ELEVEN OR AN OFFICE BUILDING OR WHATEVER OTHER PROJECT. THESE ARE ALL INTERTWINED AND THERE'S A LOT OF GIVE AND TAKE THAT COMES WITH IT. WHAT I HOPE WE'VE SHOWN THROUGH OUR PROCESS IS WE'VE MET WITH NEIGHBORHOOD CSTITNTS, BEEN WILLING TO CHANGE OUR PLAN TO MAKE ADJUSTMENTS TO ACCOMMODATE CONCERNS OR PUSH TOWARDS THINGS THAT WOULD BE OF BETTER INTEREST THROUGHOUT OUR PROCESS. WE HAVE ABSOLUTELY DONE THAT IN THE SPIRIT OF GOOD FAITH TO ENSURE THAT THE ULTIMATE PROJECT IS NOT PERFECT FROM ANY VANTAGE POINT BUT IS A GREAT-QUALITY PROJECT FROM EVERYONE'S VANTAGE POINT. THAT'S OUR HOPE IN THE PROJECT, AND I'M HAPPY TO ANSWER ANY QUESTIONS ABOUT THAT PROCESS OR WHY WE ENDED UP WHERE WE DID. >> Chair Downs: VERY GOOD. THANK YOU. WE'RE PROBABLYOING TO HAVE ALL THE LIGHTS POP ON. I GUEADIES FIRST. >> OKAY. I HAVE A COUPLE QUESTIONS. FIRST, I THINK I WANT TO APPLAUD YOUR EFFORT OF COMMUNICATING WITH YOUR NEIGHBORS. I'VE NEVER HEARD OF ANY PROJECT THAT HAD THAT MANY SUPPORTERS FROM THE IMMEDIATE ADJACENT NEIGHBORHOOD. MY ORIGINAL QUESTION WAS REGARDING HOW YOU COMMUNICATED WITH NEIGHBORS, BUT THE OVERWHELMING SUPPORT TELLS ME THAT YOU HAVE DONE A GREAT JOB OF COMMUNICATING. MY NEXT QUESTION IS ABOUT YOUR PRICE POINT. I THINK A LOT OF OUR CITIZENS HAVE EXPRESSED THEIR CONCERNS ABOUT THE VALUE OF THE MULTIFAMILY PRODUCTS THAT YOU'RE GOING TO BUILD THAT MAY LOWER THE VALUE OF THE COMMUNITY SURROUNDING PROPERTIES, OR INTRODUCING CRIMES OR ISSUES OF THE COMMUNITY. SO I WONDER IF YOU HAVE A PRICE POINT ON THE RENT. DO YOU HAVE COUNTS AROUND THE AREA? HOW YOU TARGET YOUR RENTERS. >> YEAH, SURE. THANK YOU FOR THE QUESTION. A COUPLE THINGS YOU TOUCHED ON I'LL MENTION. FIRST OF ALL, THER WAS A STU CONDUCTED IN NORTH TEXAS BY GEORGE WASHINGTON UNIVERSITY THAT TALKS ABOUT THE VALUE OF RESIDENTIAL COMMUNITIES IN PROXIMITY TO WALKABLE, MIXED-USE PROJECTS. I'D BE HAPPY TO SEND IT TO YOU, BUT IT WAS FOCUSED ON NORTH TEXAS. AND ESSENTIALLY, THE CRUX, THE CONCLUSION IS THAT THE HIGHEST VALUE SINGLE-FAMILY NEIGHBORHOODS ARE SINGLE-FAMILY PROJECTS ADJACENT TO WALKABLE COMMUNITIES, WALKABLE MIXED-USE DEVELOPMENTS, YOU SEE IT IN LEGACY WEST, AND HERE ON THIS PROJECT. I THINK THAT WAS IN PART ONE OF THE REASONS FOR THE SUPPORT FROM THE NEIGHBORHD. THERE'S THE INVERSE, THERE'S THE HISTORY IN AND DATA THAT SUPPORTS IMPROVED HOME VALUES, NOT DECREASED HOME VALUES AS A RESULT OF PROJECTS LIKE THIS IN A WALKABLE CONFIGURATION. SO THAT'S THE FIRST POINT THAT YOU MENTIONED. THE SECOND THING AS IT RELATES TO PRICE POINT, LIKE EVERYTHING IN THE WORLD, YOU GO TO THE GROCERY STORE, YOU TRY TO BOOK A PLANE TICKET, DO WHATEVER, PRICES ARE GOING UP. THAT IS ABSOLUTELY THE CASE IN OUR BUSINESS AND THE CONSTRUCTION BUSINESS. AND SO WHAT I WILL SAY IS WHILE WE HAVEN'T ESTABLISHED A SPECIFIC RENTAL RATE, THE COST OF LAND, OF CONSTRUCTION IS GOING UP DRAMATICALLY EVERY DAY. WE WOULD ANTICIPATE WHEN THIS PROJT DELIRS IT WILL BE AT THE VERY TOP OR ABOVE THE CURRENT HIGH-WATER MARK IN TERMS OF HIGHEST RENTS FOR SIMILAR PRODUCT IN THE NEIGHBORHOOD. SO OF THE UNITS THAT WERE DESCRIBED, THIS WILL BE A NEW PRODUCT AT A HIGH PRICE POINT AND WHAT WE CONSIDER TO BE AN ATTRACTIVE MIXED DEVELOPMENT, SO WE'LL BE THE MARKET LEADER IN RENTS WHEN WE OPEN. >> THANK YOU. >> Chair Downs: THANK YOU. OTHER QUESTIONS? COMMISSIONER CARY. >> Cary: YOU'VE TALKED A LOT ABOUT THE RESTAURANT AND THE FARM TO TABLE. HOW MANY ACRES ARE ACTUALLY GOING TO BE USED BY THE -- THIS PART OF THE DEVELOPMENT? >> FOR THE ALMANAC CONCEPT? >> AND THE FARM TO TABLE. >> OH, MAN. >> Cary: IN A IN ENTIRETY. >> ALMANAC SIX ACRES, VILLAGE RETAIL, THE SECOND PHASE IS ON ANOTHER THREE OR FOUR. WE'VE GOT AN ACRE POND. AND OBVIOUSLY THE PARK IMPROVEMENTS WE WOULD CONSIDER PART OFHAT VIRONMENT,O IT'S A SIGNIFICANT AREA OF THE PROJECT AND I WOULD ALSO SUBMIT IT'S RIGHT IN THE HEARTBEAT OF THE ENTIRE PROJECT. MOST OF THE DEVELOPMENT YOU SEE AROUND CREEKS IS USUALLY TURNING THEIR BACK TO THE CREEK USING IT AS THEIR LOADING DOCK. WE ARE PURPOSELY TURNING OUR FRONT DOOR TOWARDS THE CENTRAL CREEK ON THE EAST AND WEST SIDE OF THE CREEK. >> Cary: DO YOU ANTICIPATE THIS RESTAURANT TO ACTUALLY BE PROFITABLE BASED ON HOW MUCH LAND IT'S ON AT THIS POINT? AND IF NOT, WHAT'S THE LONG-TERM VIABILITY OF THIS KEYLEMENT OF THE PROJECT? >> WE DO ANTICIPATE THAT IT'S PROFITABLE. I WILL ALSO SAY THAT THE INTENT OF THE BUSINESS PLAN IT SO OWN THAT CONCEPT, IT IS A PARTNERSHIP FOR A LONG TIME. THERE'S NO SHORT BUILD AND SELL BUSINESS MODEL WITH THAT. OUR RESTAURATEUR, BRADY WOOD, HE RUNS A LOCAL RESTAURATEUR COMPANY, WOOD HOUSE, A WELL-KNOWN RESTAURATEUR IN TOWN. HE WILL BE THE OPERATOR, WE WILL BE THE OWNERS. WE WILL OWN IT FOR A LONG TIME. WE ANTICIPATE THE COMBINATION OF THE RESTAURANT AND THE EVENT SPACE WILL BE A PROFITABLE INVESTMENT. I WILL ALSSAY THOUGH, LESS PROFITABLE THAN FLIPPING THE DIRT FOR A 7-ELEVEN OR AUTOPARTS STORE, BUT THIS IS A FOR-PROFIT INTEREST. >> Cary: BRADY DOES A GREAT JOB. GO DOWN THERE AND EAT. THANK YOU. >> Chair Downs: COMMISSIONER STONE. >> Stone: FROM A DESIGN STANDPOINT, CAN YOU SHARE WITH ME YOUR THINKING ON WHY THE TWO MULTIFAMILY COMPLEXES WERE NOT PUSHED FURTHER BACK INTO THE SITEND AWAY FROM SPRING CREEK? >> THE QUESTION, BACK INTO THE SITE -- >> Stone: FURTHER WEST SO THEY WOULD NOT BE VISIBLE FROM SPRING CREEK? JUST WONDERING WHAT YOUR HINKING WAS. >> IS THIS MY DECK? CAN YOU GO TO THE SITE PLAN? >> Stone: GO TO PHASE ONE, I THINK WILL SHOW IT TO YOU, YOUR PHASE ONE SLIDE. >> Y CAN ADJUST IT. >> THIS IS MINE? CAN YOU GO THE ? >> Stone: THERE YOU GO. >> OUR RESIDENTIAL BUILDINGS ARE ON THE NORTH SIDE OF THE POWER LINE EASEMENT JUST EAST AND WEST OF THE CREEK AND YOUR QUESTION IS WHY AREN'T THEY PUSHED FARTHER NORTH? >> Stone: NO, WEST TO THE LEFT THERE. THE MULTIFAMILY YOU'VE GOT UP O- >> WE WANTED THE OFFICE PROJECT TO BE AS DIRECTLY ACCESSIBLE TO PARKWOOD AS POSSIBLE. SO IF YOU LOOK AT THE TWO OFFICE BUILDINGS IMMEDIATELY WEST THERE'S A STRAIGHT SHOT CONNECTION DOWN FROM PARKWOOD AND THE OFFICE BUILDING FURTHEST TO T WEST IS OBVIOUSLY IMMEDIATELY TO THE STREET THERE. WE WANTEDOAKE THE OFFICE FROM AN INGRESS AND EGRESS PERSPECTIVE AS EASY IN AND OUT AS POSSIBLE. PEOPLE ALSO TYPICALLY PREFER OFFICE BUILDINGS VISUALLY, SO THAT'S PUSHED CLOSER TO PARKWOOD AND THE RESIDENTIAL IS FURTHER BACK, ADJACENT TO THE GREEN SPACE. >> Stone: OKAY. >> THE LAST THING I'LL MENTION, WE WORKED EXTENSIVELY WITH RON SMITH IN THE PARKS DEPARTMENT, WORKING WITH AVIGNON AND THE HAGGARD FAMILY ABOUT THE LOCATION OF THE PARK. THAT WAS A VERY LONG DISCUSSION WITH A LOT OF MEETINGS AND CONVERSATIONS. STAFF WAS INCLUDED IN THOSE AS WELL. THE LOCATION OF THE PARK IS ESSENTIALLY BETEN THE TWO SIDENTIAL BUILDINGS. PARKS ARE AMAZING AMENITIES FOR CITIES. BUT THEY'RE BETTER AMENITIES WHEN THEY'RE ACTIVE AND UTILIZED. PEOPLE DON'T LIKE TO DRIVE BY A BIG PARK AND BE THE ONLY ONE THERE. BY SITING THE RESIDENT ADJACENT TO IT, IT WILL BE ACTIVATED WITH PEOPLE WALKING THEIR DOG, GOING FOR A WALK. THE COMBINATION OF THE RESIDENTIAL AND THE GREEN SPACE TOGETHER WE FELT WAS A GOOD, KIND OF, AN OUTCOME FOR THE LAYOUT. >> Chair Downs: COMMISSIONER RATLIFF. >> Ratliff: I'D LIKE TO COMPLIMENT YOU. IN STUDYING FOR THIS CASE, AS ONE OF THE NEW MEMBERS, YOU'RE ON SITE PLAN EIGHT OR NINE. I LOST COUNT. IT'S OBVIOUS YOU'RE MAKING A DILIGENT EFFORT TO WORK WITH THE NEIGHBORHOOD. I THINK IF SOMETHING HAS HAPPENED SINCE THE LAST MEETING TO GAIN THEIR SUPPORT, I APPLAUD YOU FOR CONTINUING TO TRY TO THERE'S A SIGNIFICANT AMOUNT OF RUNOFF THAT CURRENTLY HAPPENS IN THE SHEET FLOW CONDITION, BASICALLY GOING ON TOP OF THE FIELD THAT CONGREGATES AT THE NORTHEAST CORNER OF AVIGNON AND CREATES A MUDDY MESS THERE, ESSENTIALLY. ONE OF THE FIRST SCOPES OF WORK THAT WE WOULD IMPLEMENT IS TAKING ALL THAT RUNOFF, PUTTING IT UNDERGROUND IN PIPES, ELIMINATING ESSENTIALLY THE CHALLENGE ON THE SURFACE AND IT WOULD GO DIRECTLY INTO THE CREEK BED. THAT STUDY WAS DONE AS A PART OF OUR OVERALL STUDY BUT THERE ARE UTILITIES IN ALL THE SURROUNDING ROADS, MORE THAN EUGH IF CAPACITY TO HANDLE WHAT WE WOULD NEED FOR OUR DEVELOPMENT. SO WE HAVE LOOKED AT ALL THOSE AND FEEL CONFIDENT THAT THE SURROUNDING INFRASTRUCTURE SUPPORTS THE DENSITY AND DEVELOPMENT WE HAVE PROPOSED. >> AND SECOND, JUST ON THE DENSITY QUESTION, I THINK A QUESTION HAS BEEN RAISED ABOUT THE NUMBER OF MULTIFAMILY UNITS VERSUS EQUIVALENT SINGLE-FAMILY. BASED ON YOUR EXPERIENCE, DO Y'ALL HAVE AN IDEA OF HOW MANY SCHOOL KIDS THIS WOULD GENERATE VERSUS COMPARABLE SINGLE-FAMIL AREA? >> WE HAVE BEEN LKING FOR STUDIES ON THAT SO FOR CONCRETE TA -- ANECDOTALLY WE HE A LOT PROJECTS AT LOOK AND FEEL VERY SIMILAR TO THIS. TYPICALLY THE TAXES PAID INTO THE SCHOOL SYSTEM ARE DRAMATICALLY HIGHER THAN THE STUDENT BURDEN PLACED ON THAT SCHOOL SYSTEM. THE MOST EXPENSIVE DEVELOPMENT YOU CAN HAVE IS SINGLE-FAMILY. IT HAS THE MOST AMOUNT OF KIDS, TYPICALLY, THE MOST AMOUNT OF STREETS AND UTILITIES RELATIVE TO THE FOOTPRINT AND SO MAYBE IN A CONVOLUTED WAY, ADDITIONAL DENSITY BRINGS HIGHER TAXES TO THE INFRASTRUCTURE AND SCHOOL DISTRICTS. I DON'T REMEMBER THE EXACT DOLLAR AMOUNT BUT WE HAVE R THE ANALYSIS AND IT WOULD ONLY BE A HANDFUL OF STUDENTS WHO LIVE IN THIS PROPERTY BUT THE TAXES PAID ARE MILLIONS ANNUALLY TO PISD. >> THANK YOU VERY MUCH. >> Downs: COMMISSIONER HORNE. >> Horne: THANK YOU. LAST TIME YOU WERE HERE COMMISSIONER STONE, ONE OF THE POINTS HE BROUGHT UP WAS THE CONCERN ABOUT THE GREAT WALL OF PARKING. AND I APPLAUD YOU FOR MEETING WITH AVIGNON AND PUTTING WINDOW REQUIREMENTS AND STUFF. BUT TT'S STILL PUTTING PSTICK ON THE PIG, YOU KNOW? DID YOU GUYS CONSIDER BURYING THE PARKING LOTS? IF YOU LOOK AT WHAT WE'RE DOING AT COLLIN CREEK MALL, ALL THAT PARKING IS UNDERGROUND. I DON'T KNOW IF YOU HAVE DONE A GEOTECHNICAL STUDY, I DON'T KNOW IF IT'S CALICHE, HARD ROCK, SILT, SAND, I HOPE YOU KNOW THAT IF YOU'RE GOING INTO PRICING CONSTRUCTION HERE BUT KEEPING WITH THE FARM TO TABLE CONCEPT, IF YOU WERE ABLE TO BURY THE PARKING,AY FOR INSTANCE PUT ONE OR TWO FLOORS UNDERNEATH THE OFFICE COMPLEX AND THEN THE SPOTS WHERE YOU HAVE THE CURRENT PARKING PUT TWO FLOORS DOWN. BECAUSE I KNOW, AS YOU GO DOWN IT GETS MORE EXPENSIVE PER SPACE. BUT THAT WOULD FREE UP -- AND I JUST DID ROUGH TAKEOFFS HERE. THREE TO FOUR ACRES OF ADDITIONAL SPACE THAT COULD BE WALKABLE PARKS, COULD BE A DOG PARK, IT COULD BE PART OF YOUR FARM PROCESS. DID YOU GUYS DO ANY TYPE OF ENGINEERING STUDY ON THAT TO SEE IF THAT WAS SOMETHING THAT MIGHT BE SOMETHING THAT COULD ALLEVIATE THIS ISSUE ABOUT THE PARKING? >> YEAH, THANKS FOR THE QUESTION. WE DID DO A SIGNIFICANT AMOUNT OF STUDY WITH ENVIRONMENTAL STUDIES AND THINGS OF THAT NATURE TO LOOK AT THE SOIL CONDITION. THERE IS ESSENTIALLY A SPECTRUM IN THIS REGARD. ON ONE END OF THE SPECTRUM IS SURFACE PARKING. BUILD AN OFFICE BUILDING, THAT'S ONE SIDE. ABOVE-GRADE PARKING IS IN THE MIDDLE AND BELOW-GRADE BURIED PARKING IS ON THE OTHER SIDE IN TERMS OF COST AND HOW YOU WOULD LOOK AT THAT. WE DIDN'T, AS A DEVELOPMENT TEAM AND KIND OF WORKING WITH THE HAGGARD FAMILY FEEL IT WAS APPROPRIATE. WHEN YOU LOOK ON THE AERIAL HERE, NORTHEAST OF THE PROPERTY THAT'S WHAT YOU GET. IT'S HIGH FAR AND JUST A BUNCH OF CONCRETE. THAT DIDN'T FEEL LIKE THE RIGHT OUTCOME FOR THE PROPERTY AND SO WE FAIRLY QUICKLY ELIMINATED THAT AS A PRIMARY APPROACH TO THE PROPERTY BY PUTTING THINGS IN GARAGES YOU TIGHTEN UP THE PARKING, YOU CAN CREATE THESE POCKET PARKS AND GREEN SPACE. ON THE OTHER SIDE OF IT, THOUGH, UNFORTUNATELY AS WE LOOKED AT IT THEENSI REQUIRED ESSENTIALLY THE RENTABLE SQUARE FOOTAGE NEEDED TO JUSTIFY BELOW-GRADE PARKING IS HIGHER THAN WHAT WE CONTEMPLATED HERE SO WE GOT INTO A SITUATION WHERE THE EASIER IT IS TO JUSTIFY BELOW-GRADE PARKING THE MORE NET RENTABLE SQUARE FOOTAGE YOU HAVE TO ADD TO COMPENSATE FOR THAT COST. YOU'RE WEIGHING THE PROS AND CONS OF MORE BUILDING SQUARE FOOTAGE AND MORE DENSITY. WE AGREED TO MAKE THE GARAGES LOOK LIKE THE BUILDINGS TO ENSURE TT AESTHETICALLY IT WOULD BE APPEALING FOR EVERYBODY. >> I GUESS MY ONLY CONCERN IS IN THE CITY OF PLANO WE HAVE LESS THAN 2500 ACRES LEFT FOR DEVELOPMENT, THAT INCLUDES COMMERCIAL AND RESIDENTIAL. HERE YOU'RE TAKING 142 ACRES, WHICH IS A SIGNIFICANT CHUNK OF THAT AMOUNT SO WE HAVE TO HOLD THIS LAND SOMEWHAT PRECIOUS. I LIKE WHAT YOU'VE GOT HERE BUT I WAS HOPING WE COULD INCREASE THE OPEN SPACE AND ALSO KNOCKING OUT THE ISSUEITH THE PARKING GART PARKING, IF NOT ALL OF THOSE PARKING UNDERGROUND. >> CERTAINLY WITH MORE DENSITY WE COULD JUSTIFY THAT CONVERSATION I THINK MORE THAN WHAT WE'VE PROPOSED HERE TODAY. >> Downs: ANYONE ELSE WITH A QUESTION? >> SO I HAVE -- YOU'LL HAVE TO FORGIVE ME. I HAVE A COUPLE OF COMPLICATED QUESTIONS BUT THIS WAS REALLY A BEAUTIFUL DEVELOPMENT. THINK YOU'VE DONE A LOT OF GREAT WORK AND I REALLY APPRECIATE YOUR EFFORT. SO I OPERATE A PRIVATE SCHOOL AND ONE OF THE THINGS WE'RE IN THE PROCESS OF DOING IS STUDYING DATA. AND I WAS APPRECIATIVE OF SOME OF THE COMMENTS YOU MADE TO COMMISSIONER TONG ABOUT DATA. SO MY FIRST QUESTION RELATES TO DATA. AND I'M CURIOUS IF YOU'VE DONE ANY LONGITUDINAL DATA STUDIES OF THE EFFICACY OF DEVELOPMENTS LIKE THIS IN PROXIMITY OFTHER DEVELOPMEN OF SIMILAR TYPE. >> I'M NOT SURE I'M UNDERSTANDING THE QUESTION. THE EFFICACY OF THIS PROJECT RELATED TO ANOTHER MIXED-USE DEVELOPMENT THAT'S IN PROXIMITY? >> YEAH. >> THE VIABILITY? >> CORRECT. THE VIABILITY OF IT IN RELATION TO GEOPROXIMITY. >> YES WE DO THAT AS A CORE PRINCIPLE AND PRACTICE OF THE FIRM. ANY TIME WE UNDERTAKE A MIXED-USE PROJECT IS FIRST THING WE SIT DOWN AND FURE OUT WHAT IS THE REASON FOR THIS PROJECT TO EXI AND WE CAN SEE WHAT THE COMPETITION LOOKS LIKE. USING THE EASY CASE STUDIES THAT HAVE BEEN REFERENCED, IF YOU LOOK AT LEGACY, LEGACY WEST, AND GRANITE PARK OR YOU CAN LOOK AT THE STAR AND OTHER MIXED-USE DEVELOPMENTS IN THE NEIGHBORHOOD, EACH ONE OF THOSE HAS ITS OWN UNIQUE CHARACTER. ALL OF THEM ARE ADDING MORE STUFF BUT AT THE END OF THE DAY THEY ALL HAVE A CHARACTER. WHAT WE WANTED TO DO WAS DIFFERENTIATE IT. THE FARM TO TABLE, THE WALKING CORE ASSET.ALMANAC CONCEPT IS A WAS INTEND TO BE A COMPLETELY DIFFERENT TAKE ON MIXED-USE FROM WHAT YOU WOULD GET IN THOSE OTHER DEVELOPMENTS. WHETHER YOU LIKE THEM, DON'T LIKE THEM, WHEN YOU GO TO LEGACY WEST, GREAT SHOPPING DISTRICT, VERY LITTLE GREEN SPACE. THIS WILL BE A SIGNIFICANTLY LESS DENSE PROJECT, SIGNIFICANTLY LOWER FOOTPRINT FOR OVERALL BUILDING RENTABLE SQUARE FOOTAGE AND SIGNIFICANTLY MORE GREEN SPACE. SO THAT'S HOW WE VIEW IT IN TERMS OF A DIFFERENTIATOR. >> MY SECOND QUESTION, YOU MENTIONED SOME OF THE SURROUNDING ARS AND THEARE CREASING IN DENSITY SO MY SECOND QUESTION IS ABOUT THE LOSS MITIGATION FOR NEGATIVE AMENITIES OF VACANT SPOTS AND THINGS LIKE THAT. WHAT IS YOUR THOUGHT PROCESSES THERE AS IT RELATES TO ENSURING NEGATIVE AMENITIES DON'T CAUSE THE DESIRE TO INCREASE DENSITY. >> YEAH, SO THE MALL WAS A GREAT EXAMPLE. THE DEVELOPMENTS THAT ARE FAILING TODAY, THE SCALE DEVELOPMENTS THAT ARE FAILING TODAY -- THIS IS A GENERAL STATEMENT. IT DOESN'T APPLY TO ALL OF THEM BUT IT APPLIESO A LOT OF THEM. BUT SINGLE-USE PROJECTS. OFFICE USERS TODAY DON'T WANT TO LIVE IN AN OFFICE PARK. THEY DON'T WANT TO OCCUPY OFFICE SPACE. THEY WANT A MIXED-USE ENVIRONMENT. IF YOU LOOK AT OTHER DEVELOPMENTS THAT ARE ALL RESIDENTIAL, IF YOU TAKE 140 ACRES AND MAKE IT ALL RESIDENTIAL, THAT'S NOT GREAT EITHER. IT'S A BALANCE OF EVERYTHING THAT LEADS TO NOT ONLY VIBRANT SPACES BUT PLACES WHERE PEOPLE WANT TO BE AND SO THE BALANCING ACT THAT WE UNDERTOOK HERE AND THIS WAS A COMBINATION OF NEIGHBORHOOD FEEDBACK, A SIGNIFICANT AMOUNT OF WORK WITH CITY STAFF, GOING THROUGH DESIGNS WITH OUR PLANNING TEAM, OUR OWN CASE STUDIES AS A COMPANY, OUR FINANCIAL PARTNERS IS TO FIGURE OUT WHAT'S THE RIGHT BALANCE HERE AND SO THAT'S WHERE WE ENDED UP ON THE AMOUNT -- IF YOU ESSENTIALLY SET THE DENSITY AND THE BUILDABLE SQUARE FOOTAGE AS A NUMBER AND SAID LET'S AGREE THAT THIS IS A DECENT NUMBER, WHAT PERCENTAGE OF THAT SHOULD BE WHAT ASSET TYPE. WE HAVE A LITTLE BIT OF EVERYTHING HERE. THAT, IN OUR OPINION, ENSURES AN ON GOING VIBRANCY AND ENSURES YOU WANT TO LIVE SOMEWHERE YOU CAN GO EAT, IF YOU'RE GOING TO STAY IN A HOTEL, IT IS NICE TO HAVE AN EVENT VENUE ATTACHED TO IT AND A COMBINATION OF ALL THESE FACTORS LED US TO THIS CURRENT PLAN. >> WOULD YOU FEEL COMFORTABLE IN TELLING US THAT WE WOULD NOT EXPECT TO SEE ANY INCREASE IN DENSITY FOR THIS PROPERTY SHOULD IT PASS? >> I MEAN, THE PROPOSED DENSITY THAT WE'VE OUTLINED IS IN THE CONCEPT PLAN WITH THE PD REGULATIONS IS PRETTY RIGID, FROM OUR PERSPECTIVE. BUILDING HEIGHTS, FARs, LOT COVERAGES. I MEAN, IT'S ALL FAIRLY PRESCRIPTIVE. THERE'S NOT ANY WIGGLE ROOM, WHICH IS FINE BY US BECAUSE THIS IS WHAT WE WANT TO BUILD. THERE WAS NEVER ANY INTENT TO MISRESPECT. >> NO, I WASN'T TRYING TO INSINUATE THAT. >> WE'RE VERY COMFORTABLE WITH THE FRAMEWORK OF THE PROJECT OUTLINED IN THE PD. >> ANOTHER QUESTION RELATED TO THE TOWNHOMES. YOU'RE ACTUALLY REMOVING SOME MULTIFAMILY AVAILABILITY TO BE ABLE TO PUT IN THOSE SINGLE-FAMILY TOWNHOMES, IS THAT CORRECT? >> THAT'S CORRECT. THE CURRENT ZONING ON THAT PROPERTY IS ALLOWABLE TO BE TWO-STORY WALK-UP, LOW RENT, WHATEVER YOU WANT TO CALL IT. AFFORDABLE TYPE MULTIFAMILY DEVELOPMENT. WE ARE REMOVING THAT AND DOING FOR-SALE TOWNHOMES. >> OKAY. A COUPLE MORE, I PROMISE. I'M ALMOST THERE. I WAS WONDERING. I'M FAIRLY NEW AT THIS SO I APOLOGIZE. I HAVE BEEN DOING A LOT OF RESEARCH AND TRYING TO UNDERSTAND MIXED-USE DEVELOPMENTS AND HOW THEY COME TOGETHER AND HAVE BEEN BURIED IN STUDY AFTER STUDY AFTER STUDY. ONE OF THE STUDIES I WAS READING, THE EMPIRICAL STUDY ON EFFICACY OF MIXED-USE DEVELOPMENTS FROM THE SEATTLE THEYAKE SOME STATEMENTS IN THERE ABOUT THE GREATER THE COMPLEXITY OF SOME OF THE PROJECTS THE GREATER THE POSSIBILITY OF THEM NOT BEING SUCCESSFUL. PROJECT.MS LIKE A FAIRLY COMPLE- CAN YOU TALK TO THAT FOR ME FOR A MINUTE? >> SURE. YOU SAID THAT WAS IN SEATTLE? >> YEAH. SEATTLE EXPERIENCE, 2011, I THINK. >> NOT FAMILIAR WITH THE STUDY, SPECIFICALLY. WE WOULD BE HAPPY TO READ AND TAKE A LOOK AT IT. WHAT I WOULD SAY IS THE PROPOSED PROJECT HERE IS IN LINE WITH THE TYPICAL STILLWATER MIXED-USE PLAN, WHICH IS MIX-USE PNS AND SINGLE-USE PROJECTS. SO THE WAY YOU TAKE THE -- COMPLEXITY, WE DO THIS FOR A LIVING SO THE MORE USES YOU STACK IN A BUILDING THE MORE THINGS HAVE TO ALIGN AT ANY GIVEN TIME FOR THAT BUILDING TO BE FINANCIALLY SUCCESSFUL. SO IF YOU START WITH AN OFFICE BUILDING, THAT'S KIND OF ONE THING. THEN YOU ADD IN RETAIL, THAT'S A LITTLE BIT MORE COMPLICATED AND YOU NEED RETAIL LEASING TO SUPPORT THE RETAIL. THEN YOU WANT TO ADD A HOTEL, NOW YOU NEED HOTEL GUESTS AND ON AND ON IT GOES AND BREEDS MORE COMPLEXITY. I DON'T KNOW WHAT THE STUDY IS LIKE BUT CERTAINLY IN URBAN THEME ABOUT THAT TIME-FRAME WHEN BIG VERTICAL WAS ALL THE RAGE, POST-COVID THE WORLD IS VERY DIFFERENT BUT AT THE TIME THAT STUDY WAS DONE, HAVING NOT READ IT, I WOULD SAY VERTICAL MIXED-USE TOWERS ARE VERY COMPLICATED AND TEND TO FAIL OVER TIME BECAUSE SO MANY THINGS HAVE TO WORK IN UNISON. HERE WE HAVE RESTRAINTS ON THE PROJECT IN TERMS OF WHAT NEEDS TO BE DEVELOPED TO GET TO THE NEXT PHASE. WE CANNOT BUILD THIS RESIDENTIAL WITHOUT BUILDING OFFICE AND RETAIL TO ENSURE COMMITMENT TO THOSE SCOPES BUT EACH BUILDING ON HERE IS A SINGLE-USE BUILDING. WHAT'S MAYBE IN A SENSE COMPLICATED FROM A HOLISTIC PERSPECTIVE, WHEN YOU DRILL DOWN TO AN INDIVIDUAL PROJECT, CERTAINLY FOR A COMPANY LIKE STILLWATER IS VERY DIGESTIBLE. IT'S NOT COMPLICATED AT THAT SCALE. THIS PROJECT, WHILE WE MIGHT HAVE SEVERAL PROJECTS GOING ON AT A TIME, AT THE END OF THE DAY WOULD BE SINGLE-USE PROJECTS WITH THEIR OWN TEAMS DELIVERING A SINGLE ASSET. >> I MAY NOT HAVE FULLY UNDERSTOOD -- AS I SAID, I'M NEW AT THIS. I'M GLAD YOU EXPLAINED THAT. SO MY NEXT QUESTION, I SERVED ON THE COMPREHENSIVE PLAN REVIEW COMMISSION THAT WAS REFERENCED EARLIER. ONE OF THE CONCERNS THAT I HEARD ABOUT FROM THE CONSULTANTS THAT WE WORKED WITH WAS THAT PLANO IS OVERRETAIL. AND SO I ONLY HAVE SOME CONCERN ABOUT THE FINANCIAL VIABILITY OF ADDING MORE RETAIL TO THE AREA. >> YEAH, I MEAN, THIS IS -- IT WOULD HAVE BEEN A PLEASURE TO HAVE GONE ON THIS JOURNEY WITH YOU FOR THE LAST SIX MONTHS. AS AN EXAMPLE WHAT YOU'RE LOOKING AT HERE IS THAT COMBINATN OF USES. IF YOUELL SOMEBODY TODAY, YOU KNOW WHAT THIS SIDE NEEDS IS BIG BOX RETAIL. EVERYBODY WILL SAY IT WILL NEVER WORK. IF YOU SAY THIS IS OFFICES, POST COVID, A LOT OF PEOPLE WILL SAY THAT'S NOT GOING TO WORK EITHER. THE WORLD IS IN A UNIQUE PLACE RIGHT NOW BUT GOING BACK TO MY PREVIOUS STATEMENT, A MIX OF USES AND A VIBRANT WALKABLE NEIGHBORHOOD IS WHAT THE MARKET DEMANDS TODAY. IT'S WHAT EVERYBODY IS LOOKING FOR. WE STARTED THIS PROJECT AT THE EARLY DAYS OF COVID AND WE'RE EVEN MORE VALIDATED IN OUR INITIAL BUSINESS PLAN THAT THIS IS WHAT WAS APPROPRIATE FOR THE SITE. AND I WOULD SAY THAT WE'VE COME ACROSS A BALANCE. IT HAS PIECES OF EVERYTHING TO ENSURE THAT VIBRANT AND MIXED-USE NEIGHBORHOOD BUT WE'RE NOT OVERLY TILTED IN ONE THING. THE ALMANAC SPACE IS LEASED. WE'RE THE TENANT AND SO WHAT'S LEFT OVER AFTER THAT IS VERY REASONABLE AND THERE'S NO KIND OF TRIGGER DAY WHERE IT'S GOT TO BE BUILT SPECULATIVELY FOR A TENANT WE'RE NOT AWARE OF. WE'LL FIND THE RIGHT TENANTS AND BUILD AS THE DEMAND COMES. >> I APPRECIATE THE PHASING. PHASING IS, I THINK, VERY IMPORTANT TO A LOT OF OUR COMMUNITY. THAT'S ALL I HAVE. THANK YOU. >> Downs: THANK YOU. COMMISSIONER OLLEY. >> Olley: COMMISSIONER BRONSKY TOOK HALF OF MY QUESTIONS. BUT MORE OF A COMMENT MORE THAN ANYTHING. AND TO THE POINT HE MADE ABOUT PLANO BEING OVERRETAIL. I BELIEVE THE CURRENT STAFF CAN CORRECT ME IF I'M WRONG, WILL ACTUALLY FEED MORE RETAIL WHICH WILL EXACERBATE THAT PROBLEM. JUST TO GROUND ME BACK IN YOUR JOURNEY SO FAR, THERE'S A LINE IN HERE THAT THE APPLICANT REDREW, AND I BELIEVE THAT'S YOU, THE ZONING CASE IN 2014. IF YOU JUST GIVE ME SOME BACK HISTORY AS TO WHY HE DIDN'T GO FORWARD AT THAT POINT. >> JUST TO CLARIFY, WE WERE NOT INVOLVED IN THAT ZONING CASE AND SO OUR PROCESS STARTED KIND OF LAST FALL. SO ABOUT A YEAR AGO ON THIS PLAN IN THIS DEVELOPMENT. LANDOWNER WAS INVOLVED IN A ZONING CASE BACK IN 2014, WHICH WAS PREVIOUS TO US. >> Olley: S YOU WERE NOT THE PARTNER AT THAT POINT. FAIR ENOUGH. >> Downs: ANY OTHER QUESTIONS? I REALLY ONLY HAVE ONE. ASSUMING THIS GOES THROUGH HERE TONIGHT AND COUNCIL, DO YOU HAVE A TIMELINE AND IS YOUR OBJECTIVE TO TRY TO COMPLETE THIS ENTIRE PROJECT OR DO YOU SEE IT GOING HALFWAY OR MAYBE PAUSING? WHAT DO YOU HAVE IN MIND? >> WE'VE GOT A LOT OF DESIGN WORK AND DRAWINGS AND SITE PLAN APPROVALS AND THINGS TO GET THROUGH BUT I WOULD THINK A REASONABLE TARGET FOR AN INITIAL LAUNCH OF CONSTRUCTION IS SOMEWHERE BETWEEN SIX AND NINE MONTHS FROM APPROVAL, BY THE TIME WE GET THROUGH DESIGNND DRAWINGS AND WHAT HAVE YOU TO BE ABLE TO RELEASE THE FIRST PHASE. THEN WE'VE MAPPED OUT A FIVE-YEAR BUSINESS PLAN. MARKETS CHANGE BUT THAT'S A REASONABLE EXPECTATION OF OUR OBJECTIVE. >> Downs: THANK YOU. ANY MORE QUESTIONS FOR THE APPLICANT? OKAY. WE'LL CLOSE THE PUBLIC HEARING AND NOW WE'LL CONFINE DISCUSSION TO STAFF AND COMMISSION. IN 2014 I SAT ONOUNCIL AT THAT TIME AND I WILLELL YOUHAT ME OTHEACK STORY THERE WAS THAT THE INITIAL ZONING CHANGE COVERED FAR MORE THAN THIS AREA. IT WAS A MUCH, MUCH BIGGER ZONING REQUEST AND QUITE HONESTLY THERE WASN'T ENOUGH DETAIL FOR US TO FEEL COMFORTABLE SAYING YES WE'RE GOING TO MOVE FORWARD WITH THIS. AND SO AT THAT TIME THE APPLICANT WITHDREW BECAUSE THEY HEARD FROM THE COMMISSION AND FROM COUNCIL THAT IT WAS A LITTLE TOO OPEN ENDED. NOW ON THE OTHER HAND THEY'VE COME BACK WITH SOMETHING THAT WAS A LITTLE MORE PRECISE AND OBVIOUSLY EASIER FOR EVERYONE TO KIND OF TAKE A BITE OF AND UNDERSTAND WHAT'S IN FRONT OF US. I DON'T KNOW IF THAT HELPS ANSWER YOUR QUESTION. OKAY. ANY THOUGHTS, COMMENTS? COMMISSIONER HORNE. >> Horne: THANK YOU ALL FOR PARTICIPATING TONIGHT. I KNOW THIS HAS BEEN A LONG PROCESS FOR ALL OF YOU AND I APPRECIATE IT. WHEN I LOOK AND I HEAR ALL THE ARGUMENTS AND I LOOK AT WHAT STAFF HAS PUT TOGETHER -- EXCELLENT DOCUMENT, BY THE WAY, ERIC. CONGRATULATIONS TO STAFF.úI SEE& THINGS THERE IS REDUCED DENTY. THEREFORE, THERE WILL BE REDUCED TRAFFIC. OKAY? IT BRINGS OUT A WALKABLE VILLAGE AND THAT'S SOMETHING I THINK AS WE AGE -- LIKE WE AGE IN PLACE -- WE ALL MIGHT COULD USE A LITTLE BIT OF WALKABLE VILLAGE INSTEAD OF HAVING TO DRIVE OUR CARS TWO MILES TO GO TO KROGER. I'M NOT SURE WHAT IS GOING TO BE IN THE RETAIL SECTION OF THIS BUT I LIKE THE IDEA OF RESTAURANTS, WINERY, ET CETERA. G OPTIONS. IT PROVIDES FOR QUALITY RENTING BUT ALSO PROVIDES FOR INDEPENDENT LIVING AND IT WILL ALSO PROVIDE FOR CONDOS. SO THAT GIVES US THREE WAYS THAT WE CAN SCALE DOWN, IF YOU WILL. AND PLUS THERE'S OFFICES. YOU KNOW, WE'RE GOING TO HAVE NO TELLING YEARS FROM HERE WHAT THE OFFICE IS GOING TO LOOK LIKE BUT I EXPECT IT TO STILL BE VIBRANT AND THIS WILL BE ALMOST CLASS A SPACE THAT WHEN YOU PROVIDE AN EMPLOYERHE ABILITY TO HAVE HIS EMPLOYEES LIVE IN A SPACE THAT'S WALKABLE TO A RETAIL, THAT'S JUST SPOT ON. I THINK THAT'S SOMETHING THAT EMPLOYERS ARE GOING TO BE LOOKING. SO ALL OF THOSE PLUSES. THE MINUS WAS THE GARAGE. I LIKE TO SEE THEM BURIED BECAUSE I THINK THAT THE SURFACE CAN BE USED AS A PLAYFIELD OR COULD BE USED AS A GARDEN BUT IT IS NOT MY MONEY. IT'S THE FINANCIERS' MONEY. BUT OTHE THAN THAT, I'M FOR PASSING TS ZONING CASE FOR THOSE REASONS I PRESENTED. >> Downs: THANK YOU. ANYONE ELSE? COMMISSIONER OLLEY, YOU'VE GOT YOUR FINGER ON THE BUTTON THERE. >> Olley: THANKS TO EVERYONE WHO SPOKE. I ECHO COMMISSIONER HORNE'S COMMENTS REGARDING THE DETAIL PROVIDED IN THE STAFF REPORT. SIMILAR TO COMMISSIONER BRONSKY, I'M NEW TO THIS. I DO THINK THE PLAN AS LAID OUT OF THE CITY'S LAND USE STRATEGY. NOT SHOWING ADVERSE IMPACTS TO THE CITIZENSRY AND CONFORMS TO WHAT WE THINK PLANO AS A LIVE AND GROW-IN CITY. IT NEEDS TO PUT IN PLACE TO ACCOMMODATE THE NEEDS AND THE NEEDS FOR THE FUTURE. I ALSO LIKE THE FACT THAT AT LEAST THE MOST DIRECTLY IMPACTED RESIDENTS' FEEDBACK WAS INCORPORATED INTO THE CHANGES AS WE HAVE SEEN AND THAT SHOWS A NICEUBLIC-PRIVATE PARERSHIP GOING FORWARD. AND BEING A FORMER APARTMENT PERSON, I DO LIKE -- I'M SIMILAR TO A LOT OF PEOPLE HERE. WHEN WE FIRST MOVED TO PLANO, WE CHOSE TO RENT IN AN APARTMENT BECAUSE WE QUITE FRANKLY DID NOT KNOW WHICH SCHOOL WOULD SUPPORT OUR KIDS' SPECIAL NEEDS AT THAT POINT. AND ONCE WE FOUND THE CORRECT SCHOOL, WE BOUGHT IN THAT AREA BECAUSE THAT NOW SUITS THE NEEDS OF MYAMILY. VEN THE FOUR TO FIVE-YEAR TIMELINE FOR THIS TO ACTUALLY BE FULLY DEVELOPED AND CONSIDERED THEIR ENROLLMENT IN PLANO SCHOOLS BECAUSE THE CITY IS AGING IS DIMINISHING SIGNIFICANTLY, I DON'T SEE ANY ADVERSE IMPACT. ACTUALLY, I SEE A BENEFIT TO ALLOWING FAMILIES AN ENTRY TO TAKE ADVANTAGE OF THE AMENITIES THAT PLANO DOES HAVE. SO WITH ALL OF THOSE IN MIND, I AM SIMILAR TO COMMISSIONER HORNE, INCLINED TO SPORT THIS PROPOSAL AND AGAIN I APPLAUD THE HAGGARD FAMILY FOR THEIR INPUT WITH ENSURING THAT THE LEGACY, SO TO SPEAK THE SPIRIT OF PLANO WAS CAPTURED IN THIS PROJECT AND THE DEVELOPERS WERE INCORPORATING THE FEEDBACK OF THE CITIZENS INVOLVED. >> Downs: THANK YOU. ANYONE ELSE? COMMISSIONER RATLIFF. >> Ratliff: I WANT TO ECHO THE COMMENTS WE HAVE HEARD BUT I WANT TO ADD A FEW MORE. IN LOOKING AT THE COMP PLAN, THE E CREATING NEIGHBORHOODS. AND IT'S EXPANDING A NEIGHBORHOOD THAT'S ALREADY THERE BUT IT'S ALSO BUILDING ON THAT LIMITED MIXED-USE NEIGHBOROOD. AS A PERSON WHO LIVES IN A MIXED-USE AREA, I DO BELIEVE THAT IT ADDS A LOT OF VALUE AND I'M ENTHUSIASTIC ABOUT THAT. I ALSO RECOGNIZE THAT IT MEETS THE TRANSPORTATION PLAN. IT MEETS THE PARKS PLAN. IT'S BEEN VETTED BY THE ENGINEERS AS FAR AS IMPACT ON THE INFRASTRUCTURE AND IT'S GENERALLY ALIGNED WITH THE INTENT OF T LOW-INTENSITY OFFICE DISTRICT AND I THINK STAFF DID A GOOD JOB OF VETTING THAT. ON TOP OF THAT, LISTENING TO THE OTHER MEETINGS -- I THINK THERE WAS A LOT OF CONCERNS ABOUT AESTHETICS AND I THINK THE DEVELOPER HAS GONE A LONG WAY WORKING WITH THE NEIGHBORS TO ADDRESS THE AESTHETICS. AND I THINK BEING A GOOD NEIGHBOR AND WORKING WITH YOUR NEIGHBORS IT'S VERY APPARENT TONIGHT THAT THE LAST COUPLE OF MEETINGS IT WAS OBVIOUS THAT THE NEIGHBORS WEREN'T ON THE SAME PAGE. BY THAT I MEAN BOTH SIDES OF THE FENCE AND I THINK TONIGHT SHOWED THAT THEY CAME TO SOME AGREEMENT AND FOUND A SOLUTION THAT WORKED FOR EVERYBODY OR WORKED FOR MOST EVERYBODY. AND LAST -- WELL, NEXT TO LAST, CERTAINLY NOT LEAST, IS PROPERTY RIGHTS. I THINK THAT THE HAGGARD FAMILY HAS HAD THE ZONING ON THIS PROPERTY FOR 39 YEARS AND AS A RESULT THEY HAD A CERTAIN EXPECTATION OF WHAT THEY WOULD BE ABLE TO DO WITH THAT PROPERTY AND I THINK WE HAVE TO RESPECT THAT. I THINK WE ALSO HAVE TO RESPECT THAT THE NEIGHBORS NEXT DOOR BOUGHT A HOUSE EXPECTING CERTAIN THINGS TO BE BUILT OVER THE FENCE AND I THINK THE FACT THAT THEY HAVE COME AROUND AND AGREE WHAT THE HAGGARDS ARE PROPOSING IS CONSISTENT WITH WHAT THEY WERE EXPECNG OVER THEIR BACK FENCE IS A HUGE STEP AND SO WITH THAT SD,T'S APPARENT TO ME THAT THE DEVELOPER, THE LANDOWNER, AND THE NEIGHBORS HAVE FOUND A SOLUTION THAT WORKS FOR EVERYBODY AND AS A RESULT THIS WILL GET MY SUPPORT. >> Downs: THANK YOU. ANYONE ELSE? >> Cary: I WOULD ECHO THE COMMENTS MADE BY FELLOW COMMISSIONERS HERE. I THINK THAT STILLWATER, IT APPEARS TO WORK HARD TO SOLVE SOME OF THE ISSUES THAT WERE RAISED EARLIER. AND MAYBE ESPECIALLY IN AVIGNON, ALTHOUGH I DON'T THINK WE KNOW EXACTLY WHAT THE MAKEUP OF THE PROS AND CONS OF AVIGNON IS. I DON'T KNOW IF WE HAVE THAT AND I DON'T KNOW THAT IT REALLY MATTERS BECAUSE WE HAVE OTHER CITIZENS AND WE HAVE, YOU KNOW, A STACK AND WE'RE TALKING ABOUT THEM WORKING WITH THE CITIZENS. WE HAVE A STACK AGAINST THAT SIGNIFICANTLY OUTWEIGHS THE ONES THAT ARE FOR IT AND, YOU KNOW, AND THAT CARRIES SOME WEIGHT BUT ONLY SO MUCH. AND SO TO ME I'M HAVING A PROBLEM SUPPORTING THIS FOR TWO SIMPLE REASONS. I THINK THE HAGGARDS DO HE PROPERTY RIGHTS HE. WE HAVE ZONING ON THIS LAND ALREADY. THE 1986 PLAN DOES NOT ALLOW RESIDENTIAL AND I THINK WE'RE TURNING A BLIND EYE TO THAT HERE, POTENTIALLY, WITH MY FELLOW COMMISSIONERS. I'M PROBABLY GOING TO BE IN THE MINORITY HERE. AND ALSO THE 2011 LAND USE MAP, WHILE THERE ARE CERTAIN THINGS THAT ARE ALIGNED, IT'S VERY CLEAR THAT THERE ARE BUILDINGS OF LESS THAN FOUR STORIES. WHILE I THINK THAT STILLWATER HAS DONE A GOOD JOB -- THEY HAVE A GOOD REPUTATION. IALKED TO SOME PEOPLE THAT WORKED WITH THEM. THEY'LL BUILD A QUALITY PROJECT HERE BUT THOSE TWO THINGS I'M HAVING A BIG PROBLEM WITH BECAUSE WE HAVE ZONING IN PLACE FOR A REASON AND I THINK WE NEED TO BE CAREFUL WHEN WE GO OUTSIDE OF THAT, ESPECIALLY WITH SOME CRITICAL THINGS. AND FOR THAT REASON I'M NOT GOING TO SUPPORT THIS TONIGHT BECAUSE I THINK THERE CAN BE MORE DONE HERE STILL TO WORK WITH THE CITIZENS MORE AS MUCH AS MR. ROBY AND THE TEAM HAVE DONE A LOT OF GOOD THINGS HERE BUT FOR ME IT'SOT ENOUGH. NOT JUST FOR AGNON BUT FOR THE BALANCE OF PLANO. AND I'D LIKE TO CHALLENGE THEM TO DO A LITTLE BIT MORE. THAT'S HOW I SEE IT. THANK YOU. >> Downs: COMMISSIONER STONE. >> S >> Stone: I'M CONCERNED ABOUT THE PARKING GARAGES. I'M CONCERNED ABOUT THIS MANY PEOPLE WORNG ON THIS TRACT WITH ONLY TWO ENDS TO GET OUT. ONE AT PARKWOOD AND ONE AT SPRING CREEK. I WOULD LIKE TO SEE IT STAY LOW-INTENSITY OFFICE. I HAVE CONCERNS THAT PART OF THE OPEN SPACE THAT IS DISCUSSED IS UNDER THE POWER LINES. SOME OF IT IS IN THE DRAINAGE AREA. BY THE CITY'S OWN DOCUMENT HERE ON PAGE 1, THEY SAY THAT WITHIN THE INTERIM COMPREHENSIVE PLAN THERE'S NOT FULL ALIGNMENT WITH THE FUTURE LAND USE MAP OR THE HOUSING DENSITY POLICY. I'M EVEN SORRY THAT WE DROPPED THE FOOD TRUCKS. IF WE WERE GOING TO DO THIS PROJECT, WE OUGHT TO HAVE THE FOOD TRUCKS. I'M UNABLE TO SUPPORT THIS TONIGHT. I WOULD LIKE TO SEE SOME MORE WORK DONE. I DON'T KNOW WHAT BUT SOMHING TO IMPROVE THE RELATIONSHIPS OF THE APARTMENTS TO THE OFFICE BUILDINGS. I'LL TELL YOU THIS: I DRIVE PAST THIS PROPERTY NEARLY EVERY DAY AND ON THE WAY I DRIVE UP AND DOWN TENSON AND THERE ARE A LOT OF EMPTY OFFICE BUILDINGS IN THAT END OF THE WORLD . I'M NOT CERTAIN THAT WE NEED ANOTHER NINE OR TEN, WHAT I SEE HERE. I'M NOT ABLE T SUPPORT THIS TONIGHT IN ITS CURRENT FORM. >> Downs: ANYONE ELSE? COMMISSIONER BRONSKY. >> Bronsky: WELL, I'VE GOT TO AGREE WITH A LOT OF PEOPLE SITTING AROUND HERE. THIS -- YOU CAN CERTAINLY TELL THAT YOU GUYS HAVE PUT A GREAT DEAL OF WORK INTO THIS. YOU'VE BEEN ABLE TO ANSWER QUITE A FEW OF MY QUESTIONS. ONE OTHER THING THAT I NOTICED IN SOME OF MY RESEARCH, A STUDY OUT OF DELAWARE TALKING ABOUT SOME OF THE THINGS THAT MIXED-USEEVELOPMENTS BRING AS FAR AS ENOMIC VITALITY, INCREASED TAX BASE, OF COURSE THE PRIVATE INVESTMENT. HOWEVER, I'M STRUGGLING HERE AND COMMISSIONERS STONE AND CARY BOTH HAVE MENTIONED SEVERAL THINGS THAT I'VE GOT SOME CONCERNS ABOUT STILL. BOTH THE EXITS, THE LACKING, THE FULL ALIGNMENT WITH THE PLAN AS A WHOLE. SOME OF MY CONCERN ABOUT SOME OF THE COMPLEXITY OF IT. IN ADDITION, THE OPEN SPACE ISSUE DEALING WITH POWER LINES AND DRAINAGE, I WAS HONESTLY -- I WAS VERY HOPEFUL SEVERAL WEEKS AGO WHEN THIS WAS TABLED AND MR. ROBY, YOU STOOD UP HERE AND TALKED ABOUT GOING BACK TO THE COMMUNITY AND WORKING A LOT MORE WITH THE COMMUNITY. I WAS REALLY HOPING THAT WE WOULD SEE A LOT MORE COMING TOGETHER ALL ACROSS PLANO. BECAUSE, FRANKLY, THAT'S VERY IMPORTANT TO ME. I'VE LIVED IN PLANO NOW 22 YEARS AND I WORK VERY HARD TRYING TO FIND COMMON GROUND FOR ALL OF OUR CITIZENS. AND FRANKLY, I DON'T WANT TO VOTE AGAINST YOUR PLAN BUT WHERE IT SITS TODAY I DON'T FEEL COMFORTABLE AND CONFIDENT ENOUGH THAT THERE ISN'T A LITTLEIT MORE WK WE CAN DO. AND, FRANKLY -- AND I'M GOING TO BE RESPECTFUL OF EVERYBODY ELSE AROUND HERE BUT I'M CERTAINLY MORE THAN WILLING TO MAKE A MOTION THAT WE TABLE THIS AND GIVE THEM A LITTLE BIT MORE TIME RATHER THAN HAVING TO HAVE SOME OF US VOTE AGAINST IT THAT WOULD LIKE TO VOTE FOR IT. >> Downs: LET'S SEE -- COMMISSIONER TONG, DO YOU HAVE ANYTHING YOU WOULD LIKE TO ADD? >> Tong: IT LOOKS LIKE EVERYBODY HAS TO SAY SOMETHING. THIS IS MY FIRST TIME. I'M NEW HERE. >> Downs: YOU'RE NOT REQUIRED TO. >> Tong: I'M JUST GOING TO SAY FOR THE RECORD I'M AGAINST HIGH DENSITY. I'M AGAINST HIGH CRIME. I'M AGAINST HIGH POPULATION, HIGH TRAFFIC. IT TOOK ME LITERALLY 40 MINUTES TO DRIVE HERE TONIGHT FROM WEST PLANO. HOWEVER, I FEEL LIKE I'M GOING TO SUPPORT THIS PARTICULAR PROJECT FOR A FEW REASONS. FIRST OF ALL, I THINK I RESPECT ALL THE WORK THAT STAFF MEMBERS HAVE DONE AND THEY'VE EXPLAINED ALLYELL AND I READ THE PLAN. IT TOOK ME A LONG TIME TO GO THROUGH ALL THIS PAPER. I READ ALL THE RESPONSES. I KIND OF AGREE WITH SOME OF THE RESPONSE. AND I READ THE COMP PLAN, THAT THIS PROJECT IS IN LINE WITH THE REQUIRED USE OF THE LAND AND THAT'S WHAT OUR BOARD IS FOR, PLANNING AND ZONING. WE WANT TO MAKE SURE THAT THE PROJECT IS IN LINE WITH THE PLAN THAT USES THE LAND. THE SECOND REASON IS I WAS REALLY IMPREED BY THE OVERWHELMI SUPPORT OF THE IMMEDIATE ADJACENT NEIGHBORHOOD. I THINK THAT'S VERY IMPORTANT. I MEAN, I CAN SAY ALL DAY LONG HOW I PLAYED THIS PROJECT BUT I'M FIVE MILES AWAY. I DRIVE BY ALMOST EVERY DAY TOO. I LOVE TO SEE THE HORSES THERE BUT I DON'T LIVE THERE. I HAVE LIVED IN PLANO FOR TEN YEARS BUT I'M REALLY NOT FAMILIAR WITH THAT NEIGHBORHOOD. I THINK I TRUST THE JUDGMENT OF THE IMMEDIATE ADJACENT NEIGHBORHOOD AND NEIGHBORS, WHAT THEY THINK ABOUT THEIR BACKYARD, WHAT THEY WANT TO DO WITH THEIR ACKYARD. I RESPECT THAT. THE OTHER CAVEAT I WANT TO SAY IS I HATE HIGH DENSITY BUT I DON'T WANT TO EQUATE HIGH DENSITY TO HIGH CRIME. THERE MIGHT BE A CORRELATION SOMEWHERE BUT I'VE BEEN THROUGH SCHOOLS. I RENTED APARTMENTS. I KNOW THERE ARE LOTS OF HIGH-QUALITY RENTERS AND RESIDENTS THAT ARE RENTING. AND I CAN CONCUR THAT. SO I THINK AS LONG AS THE DEVELOPER DEVELOPS A HIGH-QUALITY, HIGH-VALUE PRODUCT THAT WILL ATTRACT THE RIGHT RESIDENTS AND THE RIGHT CROWD THAT WILL STILL ADD VALUE TO THE CITY. FOR THOSE REASONS, I WANT TO SUPPORT. >> Downs: THANK YOU. >> QUICK ONE. THIS IS A QUESTION FOR ERIC. YOU KNOW, WE HAVE HEARD HERE FROM SOME PEOPLE THAT ONE OF THE THINGS THAT'S INFLUENTIAL TO THEM IS THE FACT THAT AVIGNON IS NOW OVERWHELMINGLY OR UNANIMOUSLY SUPPORTING THIS. WHAT ARE THE FACTS AROUND THE RESPONSES WE'VE GOT? I'D LIKE TO KNOW THAT. THANK YOU. >> SURE. WE DIDN'T DO THE NUMBERS FROM THE NEIGHBORHOOD ITSELF. I WAS LOOKING AT THE MAP AND I CAN SHOW THAT AGAIN ON THE SCREEN. >> Downs: YEAH, WOULD YOU PLEASE GO BACK THAT SHOWED THE RESPONSES? >> YEAH, IT LOOKED LIKE THERE WERE THREE QUARTERS. >> Downs: I WAS ACTUALLY GOING TO ASK FOR THE SAME MAP TO BE BROUGHT UP. >> Cary:E MUST BE CHANNELING HERE. >> ALMOST THERE. SO I THINK THE CLOSE UP YOU CAN SEE ON THE RIGHT-HAND SIDE IS THE NEIGHBORHOOD. WINDHAVEN IS -- YOU CAN SEE IT SNAKING THROUGH TO THE SOUTH. SO IT LOOKS LIKE THERE'S, YOU KNOW, THREE QUARTERS IN SUPPORT. SO HAVING HEARD FROM ALL THE COMMISSIONERS, I WANT TO ADD IN A COUPLE OF THINGS THAT I THINK ARE RELEVANT HERE. I DID WANT THIS PULLED UP. AND THE REASON WHY IS BECAUSE WE'RE ASKED VIRTUALLY EVERY PROJECT WHAT DO THE NEIGHBORS THINK. WHAT DO THE NEIGHBORS THINK. AND WE TAKE THAT INTO CONSIDERATION. SOMETIMES WHAT'S SITTING RIGHT NEXT DOOR TO THE NEIGHBORHOOD FROM A ZONING STANDPOINT, EXISTING, IN PARTICULAR, IS NOT THAT ATTCTIVE AND THINGS GO IN. I REMEMBER ONE CASE BEHIND SOME SINGLE-FAMILY HOMES AND THEY PUT IN SOME GAS STATIONS OR SOMETHING BUT IT WAS ZONED FOR THAT AND WE DON'T HAVE THE RIGHT TO TAKE THAT ZONING AWAY JUST BECAUSE WE DON'T LIKE IT OR THE NEIGHBORS DON'T LIKE IT. WE DON'T HAVE THAT ABILIT. NOW, IF THERE ARE DEVELOPERS ASKING US TO REZONE WHAT'S RIGHT NEXT TO A NEIGHBORHOOD, WE WANT TO TAKE INTO CONSIDERATION WHAT ARE THEIR THOUGHTS, WHAT DO THEY FEEL ABOUT IT. I'VE LIVED NEXT TO O'HARE AIRPORT, THE BUSIEST RUNWAY RIGHT OR OUR HOUSE. I LIVED NEXT DOOR WHEN I WAS A KID, I DROVE BY THERE IN ARKANSAS, 600 PEOPLE. AND THE TRAIN TRACKS WERE MAYBE 30 YARDS FROM OUR HOUSE AND BOTH TIMES WHEN I LEFT THOSE PLACES, WHERE I WENT TO IT WAS LIKE I WAS LIVING IN A DIFFERENT WORLD. THE TRAIN DIDN'T GO BY SO I COULDN'T SLEEP. THE PLANES DIDN'T GO OVER AND RATTLE THE WINDOWS SO I COULDN'T SLEEP. SO YOU GET USED TO SOME THINGS. HAVING LIVED NEXT TO THIS LAND, THESE HOMEOWNERS FOR THIS LONG, I REMEMBER THE FIRST COUPL OF MEETINGS AND THEY WERE LIKE I'VE BEEN LOOKING AT PASTURES. I LOVE THIS. THIS IS BEAUTIFUL. AND NOW TO HAVE THIS MANY OF THEM SAY THIS IS WHAT WE WANT IN OUR BACKYARD, THAT'S PRETTY POWERFUL. EVEN MORE SO TO HAVE SOMEONE STAND HERE TO SAY I WAS OPPOSED TO IT BUT THE DEVELOPERS WORKED WITH ME AND GUESS WHAT? NOW I'M IN SUPPORT OF IT. THAT'S POWERFUL STUFF. WHEN YOU LOOK AT THE SIZE AND TYPE OF THE DEVELOPMENT AND COMPARE IT TO THINGS THAT HAVE BEEN REALLY SUCCESSFUL, IT'S PACKED ON FRIDAYS AND SATURDAYS. WE'RE ADDING ANOTHER PLACEIKE THAT. THERE'S BEEN AOMMENT ABOUT RETAIL. IF YOU WANT TO GET RID OF YOUR BAD RETAIL, BUILD GOOD RETAIL. RIGHT? I MEAN, THAT'S WHAT WILL HAPPEN. IF YOU DON'T BUILD GOOD RETAIL, THE BAD RETAIL WILL SET THERE AND STAY BAD. YOU'VE GOT TO GIVE A COMPETITION, SOMETHING THAT WILL FORCE THAT RETAIL TO BE REDEVELOPED AND TURNED INTO SOMETHING THAT IS MORE VALUABLE. SO THERE'S A LOT OF OTHER THING I COULD GO INTO THAT ARE MORE DETAILED ABOUT IT, ABOUT THE ZONING AND WHAT NOT. THE LAS COMMENT I WOULD MAKE IS WE HAVE OVER 150,000 PEOPLE A DAY THAT WORK IN THIS CITY AND OUR CHOICES ARE TO PROVIDE HOUSING FOR THEM HERE OR HAVE THEM DRIVE IN FROM SOMEWHERE ELSE. SO I'M AWARE THAT WE'RE PROBABLY GOING TO GET MORE COMPANIES MOVING HERE. HOW MUCH WILL THE DEMAND FOR OFFICE BE? I DON'T KNOW BUT THE DEMAND FOR HOUSING WILL CONTINUE AND REMAIN THAT WAY. AS WAS MENTIONED HERE, WE NEED APARTMENT SPACE, WE NEED TEMPORARY HOUSING. I'M A FINANCIAL ADVISER AND THIS PAST YEAR I HAVE HAD THREE WIDOWS WHO LOST PEOPLE TO COVID AND GUESSHAT? EY'RE ALL SELLING THEIR HOUSES AND MOVING TO APARTMENTS BUT THEY DON'T WANT TO LEAVE PLANO. THEY WANT A SAFE PLACE. THIS OFFERS THAT AND THEN SOME. IT OFFERS THIS FARM TO TABLE, THAT'S NOT SOMETHING I'VE SEEN IN SOME OF THE OTHER LOCATIONS. SO OBVIOUSLY FROM MY COMMENTS I'M IN FAVOR OF IT. NOW, WE HAD A COMMISSIONER WHO OFFERED TO MAKE A MOTION TO TABLE. I WILL TELL YOU THAT I WOULD NOT BE IN FAVOR OF THAT. I THINK THE DEVELOPER, AS WAS MENTIONED BY MR. RATLIFF, HAS BEEN THROUGH EIGHT OR NINE ERATNS O THIS PROJECT, HAVE SPENT A LOT OF TIME WORKING WITH THE HOMEOWNERS AND HAS CONVINCED THE VAST MAJORITY TO BE IN FAVOR OF. I'M NOT SURE WHAT CAN BE DONE TO THIS PROJECT. IF YOU WOULD LIKE TO MAKE YOUR MOTION TO TABLE, YOU'RE CERTAINLY ABLE TO DO THAT. >> SURE. SO I REALLY, LIKE I SAID, I'M VERY MUCH WANTING TO SUPPORT THIS BUT FOR THE REASONS I STATEDS WELL AS, YOU KNOW, IN ADDITION THE CASE THAT -- THIS PASSING WOULD FORCE TO COME UP LATER, I WOULD LIKE TO MAKE A MOTION THAT WE GIVE THE DEVELOPER TWO ADDITIONAL -- ONE ADDITIONAL MEETING, SO THIS NEXT MEETING, GIVE HIM TWO MORE WEEKS TO WORK A LITTLE BIT MORE WITH THE COMMUNITY TO SEE IF WE CAN GROUND.LITTLE BIT MORE COMMON- >> IF YOU RECALL DURING A PRELIMINARY MEETING, WE CAN ALLOW HIM UP TO 90 DAYS IF WE TABL IT. TWO WEEKS WL NOT BE ENOUGH TIME TO GET BACK TO THE OFFICE. >> OKAY. CAN I AMEND THAT AND LET'S SAY I'LL GIVE HIM SIX WEEKS. SO THREE MEETINGS FROM NOW. IS THAT -- >> I'LL SECOND THAT MOTION. >> Downs: OKAY. SO WE'LL FIGURE OUT A SPECIFIC DATE. >> I WANT TO BE REASONABLE BUT I WANT TO STAY WITHIN OUR -- >> Downs: UNDERSTOOD. SO THAT WOULD BE JANUARY 4th. SO IS THAT WHAT YOUR MOTION WOULD BE THEN? THREE MEETINGS WOULD BE JANUARY 4th. >> SO MY QUESTION I GUESS WOULD THAT BE WITHIN OUR TIME-FRAME THAT WE'RE PERMITTED? >> Downs: YES. >> THEN THAT'S THE DATE I'D LIKE TO GO WITH. >> Downs: ALL RIGHT. SO WE HAVE A MOTION TO TABLE BY COMMISSIONER BRONSKY WITH A SECOND BY COMMISSIONER CARY. >> CHA, WOULD YOU ALLOW THE APPLICANT TO ASK A QUESTION ABOUT THE TABLING? >> Downs: ABSOLUTELY. YOU HAVE A QUESTION, SIR? >> WHO CAN ASK TO TABLE AND FOR WHAT LENGTH OF TIME. I DON'T KNOW WHAT OUR ROLE IS. >> Downs: UNDERSTOOD. >> CONSENTING OR AGREEING, WHAT THE TIME FRAMES ARE. I WILL SAY THE GREEN DOTS ON THAT PAGE ARE BECAUSE WE REACHED OUT TO THE COMMUNITY AND IF YOU WANT TO MEET WITH US, WE WILL BE HERE AT THIS NIGHT, PLEASE MEET WITH US, AND THIS IS THE OUTCOME. >> Downs: UNDERSTOOD. >> I HAV A FAIRLY HIGHEGRE OF COE WHO HAVE VOICED CONCERNS ABOUT THIS OR PUT RED DOTS ON THAT ARE UNWILLING TO MEET WITH US OR UNWILLING TO FIND AREAS OF COMMON GROUND VERSUS AREAS OF DISSENT. >> Downs: UNDERSTOOD. >> AND SO WHAT I WOULD KINDLY ASK YOU TO CONSIDER, WE HAVE BEEN WORKING ON THIS FOR A YEAR. WE HAVE BEEN TO P&Z THREE TIMES. AT THE LAST P&Z MEETING A COMMISSIONER TRIED TO DENY OUR REQUEST TO TABLE BECAUSE WE WANTED TO HAVE THESE MEETINGS. AND THERE WAS A MOTION MADE NOT TO ALLOW US TO TABLE IT SO WE COULD HAVE THESE MEETINGS. SO ONE MEETING I CAN'T GET A TABE NEIGHBORS. THE NEXT TIME -- THIS HAS BEEN AN EXHAUSTIVE PROCESS AND IF THERE ARE FOLKS IN THE NEIGHBORHOODS AND THE COMMUNITIES THAT WE SHOULD MEET WITH BETWEEN NOW AND COUNCIL, WE ARE HAPPY TO DO SO. >> Downs: UNDERSTOOD. >> THERE'S NOTHING THAT PROHIBITS US FROM TALKING TO ANYBODY BETWEEN NOW NOW AND THEN. THE THINGS THAT WE HEAR ARE I DON'T KNOW WHAT IT IS. IT NEEDS MORE WORK. >> Downs: UNDERSTOOD. >> AT SOME POINT THE MERITS OF THE PROJECT NEED TO STAND. >> Downs: UNDERSTOOD, SIR. THANK YOU. ALL RIGHT. SO WE HAVE A MOTION AND A SECOND BUT LET ME ADD TO SOMETHING HERE. AS I SAID EARLIER, I'M NOT IN FAVOR OF TABLING BUT TO BRING UP HIS POINT. UNDERSTAND THAT WHAT WE DO HERE TONIGHT, THEY STILL HAVE TO GO BEFORE COUNCIL AND THERE'S STILL GOING TO BE AN OPPORTUNITY FOR THEM TO WORK. SO I'M NOT SURE THERE'S A HUGE BENEFIT IN US DELAYING WHAT WE'RE WANTING TO DO TONIGHT, OKAY? BUT WE HAVE -- LET'S FOLLOW THE RULES. WE HAVE A MOTION. WE HAVE A SECOND. THE MOTION IS TO TABLE. >> FOR CLARIFICATION IFE VOTE NON MAKE A MOTION TO VOTE ON THIS. >> Downs: THAT IS CORRECT. WE HAVE A SINGLE MOTION ON THE TABLE AND THAT IS TO TABLE THIS TO JANUARY 4th. SO PLEASE VOTE. A YES WOULD BE TO TABLE. A NO IS TO DENY THE TABLING REQUEST. AND THAT MOTION FAILS BY A VOTE OF 5-3. WOULD LIKE TO MAKE A MOTION TO PASS AGENDA ITEM 1A WITH THE RECOMMENDATIONS AS STIPULATED IN THE STAFF PLAN. >> Downs: THANK YOU. SO I HAVE A MOTION BY COMMISSIONER HORNE TO APPROVE ITEM 1A WITH THE RECOMMENDATIONS BY STAFF WITH A SECOND BY COMMISSIONER RATLIFF. I'LL LET HER RESET THE DAIS. A VOTE YES PASSES 1A. AND THAT ITEM CARRIES BY A VOTE OF 5-3. I'LL NOW EERTAIN A MOTION FOR 1B. IF YOU RECALL, WE HEARD BOTH OF THESE CONSECUTIVELY. >> MR. CHAIRMAN? I MAKE A MOTION TO PASS ITEM 1B AS PRESENTED WITH STIPULATIONS IN THE REPORT BY CITY STAFF. >> Downs: THANK YOU. I HAVE A MOTION BY COMMISSIONER RATLIFF. >> I SECOND. >> Downs: I HAVE A SECOND BY COMMISSIONER TONG. PLEASE VOTE ON AGENDA ITEM 1B. AND THAT ITEM CARRIES BY A VOTE OF 7-1. OKAY. 9:45. DOES ANYONE HERE NEED A BREAK BEFORE WE MOVE ON? OKAY. VERY GOOD. THANK YOU FOR COMING TO SPEAK TONIGHT AND WE WILL MOVE ON TO AGENDA ITEM 2. >> AGENDA ITEM NO. 2. PUBLIC HEARING: ZONING CASE 2021-023 - REQUEST TO REZONE 8.2 ACRES WINDHAVEN PARKWAY AND 820 FEET FROM PLANNED DEVELOPMENT-243-RE OFFICE TO GENERAL OFFICE. ZONED PLANNED DEVELOPMENT-243- RETAIL/GENERAL OFFICE. APPLICANT: FOREFRONT LIVING PLANO INC. >> GOOD EVENING, COMMISSION. THE APPLICANT IS REQUESTING TO REZONE THE SUBJECT PROPERTY. IF I CAN GET THERE ON MY SLIDES. FROM PD-243 RETAIL GENERAL OFFICE TO GENERAL OFFICE. AND THIS IS ONLY IF ITEM 1A WAS APPROVED. THE PURPOSE OF THIS REQUEST IS TO REVISE THE ZONING TO AVOID A NON-CONFORMING SITUATION THAT WOULD OCCUR IF 2020-32 IS APPROVED BY CITY COUNCIL. WE PROVIDE SOME ADDITIONAL DETAILS IN YOUR REPORT. BE GLAD TO ANSWER SOME QUESTIONS ABOUT THAT BUT ESSENTIALLY THIS COMES DOWN TO THE FOUR AREA RATIO MAXIMUM CURRENTLY WITHIN THE ZONING. THIS SITUATION, SINCE YOU'VE RECOMMENDED APPROVAL OF ITEM 1A, WE WOULD ALSO ASK THAT YOU RECOMMEND APPROVAL OF ITEM 2, SUBJECT TO CITY COUNCIL APPROVAL OF CASE 2020-032. WE DID ALSO RECEIVE A NUMBER OF RESPONSES ON THIS REQUEST WITHIN 200 FEET. OUR OFFICIAL RESPONSES, TWO IN SUPPORT, THREE IN OPPOSITION. FROM AROUND THE CITY, SIX IN SUPPORT, 256 IN OPPOSITION. WE RECEIVED 117 DUPLICATE RESPONSES. I WOULD BE GLAD TO ANSWER ANY QUESTIONS. THE APPLICANT IS ALSO AVAILABLE AND HAS A PRESENTATION. >> Downs: THANK YOU. DO WE HAVE ANY QUESTIONS FOR STAFF? COMMISSIONER RATLIFF. >> Ratliff: ERIC, JUST TO CLARIFY, I THE CASE THAT WE JUST PASD HADN'T PASSED, WOULD THEY HAVE HAD THE RIGHT TO BASICALLY BUILD THIS DEVELOPMENT OFF OF THE CURRENT ZONING? >> YES, THAT'S CORRECT. >> Ratliff: ALL WE'RE DOING IS PRESERVING THE PROPERTY RIGHTS THEY HAD UP UNTIL FIVE MINUTES AGO? >> THAT'S CORRECT. >> Ratliff: THANK YOU. >> Downs: ANY OTHER QUESTIONS FOR STAFF? SEEING NONE, WE'LL OPEN THE PUBLIC HEARING. DO WE HAVE ANY -- WOULD THE APPLICANT LIKE TO ADDRESS THE COMMISSION PLEASE? >> YES, RUSSELL JONES. >> GOOD EVENING, COMMISSIONERS. DAVID MARTIN. WE'RE GOING TO GO OUT OF ORDER. WE'RE BOTH REPRESENTING THE APPLICANT HERE. DAVID MARTIN, 2728 NORTH HARWOOD STREET IN DALLAS HERE ON BEHALF OF THE APPLICANT. THANK YOU TO STAFF FOR BRIEFING THE CASE. I KNOW SOME OF YOU ALL ARE FAMILIAR WITH THIS REQUEST. I KNOW IT'S CAUSED SOME CONFUSION. THE MAIN TWO THINGS TO NOTE HERE ARE THAT WE ARE NOT PROPOSING ANY NEW DEVELOPMENT BEYOND WHAT'S ALREADY BEEN APPROVED ON A PRELIMINARY SITE PLAN BY CITY COUNCIL LAST NOVEMBER. THIS REQUEST WAS SHEERLY A REACTION TO THE APPLICANT'S PREVIOUS REQUEST WITH WHOM WE SHARE A PD. AND IS IT POSSIBLE TO GO TO PAGE 2 OF THE STAFF REPORT? DO I HAVE CONTROL HERE? ACTUALLY, OFOUR STAFF REPORT, PAGE 2. II'LL JUST KEEP GOING BACK. I GOTCHA. THANKS. THAT'S IT. THANK YOU. SO THE PD WE SHARE IS PD-243 AND SO THE EXISTING PD IS ABOUT 134 ACRES. IT ALLOWS FOR FAR OF ONE TO ONE ON AN INDIVIDUAL LOT BASIS BUT IT RESTRICTS THE FAR FOR THE TOTAL PD ACROSS THOSE 132 ACRES TO 0.4. AND IT ALSO ALLOWS FOR APPROXIMATELY 1.4 MILLION SQUARE FEET OF RETAIL USES. IF THE PREVIOUS REQUEST IS APPROVED BY CITY COUNCIL, THAT WILL ESSENTIALLY REMOVE EVERYTHING THAT YOU SEE IN PURPLE THERE. THE BOUNDARY OF THE OVERALL PD IS IN YELLOW. EVERYTHING IN PURPLE WOULD BE REMOVED AND THAT WOULD JUST LEAVE SORT OF THE GREEN BOX THAT YOU SEE THERE. THAT'S THIS AREA OF REQUEST AND JUST EIGHT ACRES. SO THE PREVIOUSLY-APPROV PRELIMINARY SITE PLAN ALLOWS FOR SENIOR LIVING ONE TO ONE AND THAT PLAN BASICALLY COMPLIES WITH THAT ONE TO ONE FAR REQUIREMENT. IT DOESN'T MEET THE .4 FAR MAXIMUM FOR THE TOTAL PD BECAUSE THE AREA IS SHRINKING, YOU KNOW, BY 124 ACRES OR SO. SO THIS REQUEST IS SIMPLY TO KEEP THE ZONING CONSISTENT WITH WHAT'S ALREADY BEEN APPROVED ON THE PRELIMINARY SITE PLAN, IF THAT MAKES SENSE. OBVIOUSLY IT'S A MUC LESSENSE DEE PROHIBITING ALL THOSE RETAIL USES, AS I MENTIONED THE EXISTING PD ALLOWS FOR 1.4 MILLION SQUARE FEET OF THOSE RETAIL USES. THIS WOULD JUST ALLOW THE SENIOR LIVING UP TO AN FAR OF .98 IS THE EXACT KIND OF RATIO THERE. SO THE APPLICANT'S HERE. WE'RE HAPPY TO ANSWER QUESTIONS IF YOU HAVE ANY. >> Downs: OKAY. >> THANK YOU. >> Downs: DO WE HAVE A PRESENTATION OR NO? >> I JUST KEPT IT SHORT AND SWEET. >> Downs: UNDERSTOOD. I SAW SOMETHING COME UP. I THOUGHT -- >> IT'S OKAY. WE HAVE SOME MATERIALS HERE WE CAN PASS AROUND IF WE WANT TO GET INTO THE DETAILS. >> Downs: DO ANY COMMISSIONERS HAVE A QUESTION FOR THE APPLICANT BEFORE HE STEPS AWAY? COMMISSIONER CARY. >> Cary: YES, THANK YOU. HOW ARE YOU FOLKS DEFINING SPECIFICALLY SENIOR LIVING? AND WHAT WILL THE PARAMETERS BE OF THE PEOPLE OR THE GUIDELINES FOR THE PEOPLE THAT CAN LIVE THERE. >> SO THE UNITS THAT ARE ALREADY APPROVED ARE A COMBINATION OF INDEPENDENT SENIOR LIVING, SO THAT'S 55 AND OVER INDEPENDENT LIVING. NO MEDICAL SERVICES OFFERED. AND THEN A PORTION OF THOSE UNITS WILL BE ASSISTED LIVING SO WE'LL OFFER MEMORY CARE AND SOME MEDICAL SERVICES. >> BUT THAT 55 AND OVER DOES NOT MEAN THAT EVERYONE LIVING THERE HAS TO BE 55 AND OVER, IS THAT CORRECT? JUST THE PRIMARY RESIDENT HAS TO BE 55 AND OVER. DO I HAVE THAT RIGHT? >> FOR OUR DEVELOPMENT IT'S 55 AND OVER AND WE CAN HAVE THE APPLICANT COME UP HERE AND ADDRESS IT BUT IT'S THEIR MISSION AND CONSISTENT WITH THEIR OTHER DEVELOPMENTS THAT ALL THE RESIDENTS ARE 55 AN OVER. >> Cary: OKAY. ANK YOUERY CH. >> Downs: COMMISSIONER BRONSKY. >> Bronsky: ONE QUESTION. IN WHAT WE JUST DID, MADE SOME IMPACT ON YOUR DEVELOPMENT AND THE FLOOR TO AREA RATIOS THERE. BY TAKING YOUR FLOOR TO AREA RATIOS NOW AND PUTTING THEM BACK, WHAT DOES THAT DO TO THE OVERALL FLOOR TO AREA RATIO, TO THE ENTIRE PD? >> WELL, IF THE PREVIOUS REQUEST IS APPROVED THE PD WILL ONLY BE THOSE EIGHT ACRES THAYOU S IN THEREEN BOX THERE. SO IT'S BASICALLY GOING TO MAKE THE ZONING CONSISENT WITH DEVELOPMENT THAT'S ALREADY BEEN APPROVED, WHICH IS SENIOR LIVING, BASICALLY A ONE TO ONE FAR, WHICH WAS ALLOWED ACROSS ALL OF THOSE 132 ACRES. SO I THINK THAT -- EXCUSE ME, THE OVERALL PD ALLOWED FOR .4 FLOOR TO AREA RATIO, OVER 132 ACRES, I THINK IT CAME OUT TO 2.3 MILLION SQUARE FEET OF FLOOR AR AOWED. IF THAT PURPLE AREA IS REMOVED FROM THE PD AND THIS REQUEST IS APPROVED, IT WOULD JUST ALLOW ROUGHLY 350,000 SQUARE FEET OF DEVELOPMENT. >> Bronsky: I THINK I MUST NOT HAVE -- SO MY QUESTION WAS IF I WERE TO TAKE EVERYTHING IN TOTAL, AFTER I'VE ADJUSTED YOURS BACK, WHAT DOES THAT MAKE THE OVERALL INCLUSIVE OF BOTH PARCELS, WHAT DOES THAT MAKE THE FLOOR TO AREA RATIO, DO WE KNOW? >> Downs: JUST TO BE CLEAR HERE, WHATHEY' DOING IS -- THEIR DECISIONS SHOULDN'T BE MADE -- OR OUR DECISION AROUND THEIR PROPERTY SHOULDN'T BE MADE BASED UPON WHAT SOME PREVIOUS ZONING CASE HAS DETERMINED. IS THAT WHAT YOU'RE ASKING? >> Bronsky: NO, I WAS TRYING TO GET MY ARMS AROUND THE NECESSITY OF MAKING THE CHANGE NOW THAT WE ALREADY DID THE FIRST ONE. RIGHT? AM I -- >> Downs: WELL, AS WE DISCUSSED EARLIER -- AND THIS MIGHT BE SOMETHING, CHRISTINE, YOU NEED TO STEP IN. WHEN WE MADE THE EARLIER CHANGE, THEN WHAT THE BUILT WOULD BE IN NON-CONFORMANCE AND WOULD IMPACT FUTURE DECISIONS AROUND THIS PROPERTY. WHETHER IT BE FINANCING, RISK MANAGEMENT, OTHER TOOLS. AND SIMPLY BECAUSE THEY WOULD BE NON-CONFORMING, THAT COULD IMPACT THEIR ABILITY TO MAKE THOSE KINDS OF DECISIONS AND ENTER INTO THOSE KINDS OF AGREEMENTS. ALL WE'RE DOING NOW IS MAKING SURE THEY'RE IN COMPLIANCE SO THAT ANY FUTURE BUSINESS OPERATIONS DON'T COME BACK HERE AGAIN BECAUSE THEY'RE NON-COMPLIANT. >> Bronsky: OKAY. >> THAT'S CORRECT. THE WHOLE -- BASICALLY THE WHOLE PD-243 RETAIL OFFICE 2 THAT REQUIRES AN AVERAGE OF 0.4 TO 1 WOULD BE THE EIGHT ACRES. BECAUSE THEY'RE AT THE FAR THEY'RE NOT GOING TO BE ABLE TO MEET THE 0.4 TO 1 SO WE ARE TRYING TO BRING THEM IN COMPLIANCE. THEY MEET IT NOW. WE'RE TRYING TO ENSURE THEIR ONGOING COMPLIANCE WITH THE ZONING. >> Olley: AGAIN, TO CLARIFY, ESPECIALLY SINCE THEIR NON-COMPLIANCE WAS DUE TO THE ACTION WE JUST TOOK. >> THAT IS CORRECT, YES >> Downs: DID THAT ANSWER YOUR QUESTION, COMMISSIONER BRONSKY? >> Bronsky: YES. >> Downs: ANY OTHER QUESTIONS FOR THE APPLICANT? OKAY. THANK YOU, SIR. DO WE HAVE SPEAKERS ON THIS ITEM? >> WE DO. MR. STEVE LAVINE. WHILE HE COMES TO THE PODIUM, CAN I HAVE JIM DELLVIEW, MICHAEL TURNER, LYDIA ORTEGA, AND ELLEN LEER COME DOW TO THE FRONT READY TO TAKE YOUR TURN? >> Downs: A I THINK SEVERAL THOSE PPLE HAVE ALREADY LEFT SO WE MAY MOVE THROUGH THIS FAIRLY QUICKLY. >> STEVE LEVINE, 6212 JAQUELINE HERE IN PLANO, 38-YEAR RESIDENT. AND I THANK YOU FOR YOUR ATTENTION TO THE VOTE IN THE PREVIOUS ITEM. I WANTED TO MAKE A POINT RELATED TO THE MAPS OF RED AND GREEN THAT YOU SAW JUST A MOMENT AGO ON THIS ITEM. THERE WERE NOT A LOT OF GREEN FROM OUR SPACE BECAUSE WE DID NOT ENCOURAGE PEOPLE TO VOTE ON THIS PARTICULAR ITEM, GIVEN THAT IT WAS IN FACT TIED TO THE OTHER. BUT ALSO BECAUSE THERE ARE PEOPLE WHO LIVE ALONG MARTINIQUE ALONG THE CREEK WHO ARE NOT REALLY HAPPY WITH THESE FOLKS FROM FOREFRONT, NOT BECAUSE THEY COULD DO ANYTHING ABOUT IT BUT BECAUSE THEY'RE BUILDING FIVE-STORY BUILDINGS THAT ARE IN THEIR VIEWPOINT. SO FOR THAT REASON WE DID NOT ENCOURAGE A LOT OF PEOPLE TO VOTEPECIFICALLY ON THIS PARTICULAR THING. BUT THE OPPOSITION DID AND THEY CAME UP WITH A HUGE STACK OF PEOPLE WHO VOTED AGAINST THIS FOR ABSOLUTELY NO APPARENT REASON. THESE ARE THE DUPLICATES, THE PEOPLE WHO VOTED AND SENT IN LETTERS TWO, THREE, FOUR, FIVE TIMES AND MADE YOUR JOB THAT MUCH HARDER. THANK YOU. >> Downs: NEXT SAKER PLEASE. >> MR. DELLVIEW. >> Downs: WHILE HE'S COMING, IS MR. TURN, MS. ORTEGA, MS. LEER, OR MR. MOSSTRA IN THE HOUSE? IT APPEARS NOT. >> JIM DELLVIEW. ACTUALLY, I THINK THERE'S GOOD REASON THAT PEOPLE OPPOSE THIS AND SAID SO. THE NEIGHBORS IMMEDIATELY BEHIND IT WERE AGAINSTT BUT WERE TOLD YOU CAN'T D ANYTHING ABOUT I BECAUSE THEY CAN PUT FIVE STORIES THERE AND IT FITS WITHIN PD-243. THEN AFTER THAT, YOU KNOW, BEING TOLD THAT'S APPROVED AND IT'S A DONE DEAL AND THERE'S NOTHING THAT CAN BE DONE ABOUT IT, THEN YOU GO AND REZONE THE REST OF PD-243 AND MAKE IT A HIGHER DENSITY AND THIS IS ONE TO ONE. YOU DON'T EVEN HAVE TO CONSIDER THIS ONE TO ONE, MAKING IT PD-243 HIGHER THAN WHAT WAS PRESENTED EARLIER TONIGHT. AND TURNS OUT, WELL, THOSE PEOPLE FEEL LIKE THEY WERE MISLED. MISLED BECAUSE COULDN'T DO ANYTHING ABOUT IT BUT THEN WE CAN GO AROUND AND APPROVE THIS OTHER CHANGE AND NOW THIS IS NOT IN COMPLIANCE. SO LET IT BE OUT OF COMPLIANCE BECAUSE THEY DIDN'T RESPECT THE NEIGHBORHOOD. THEY DIDN'T GET THE NEIGHBORHOOD BEHIND IT SO THAT'S THE REASON WHY YOU SAW PEOPLE -- IN FACT, HAVE ALL BEEN ONE, THIS CASE, NOT TWO SEPARATE CASES WHERE IT COMES IN THE BACK DOOR AND NOW YOU'RE TOLD, OH, WELL, SEE THAT'S TOO BAD. I GUESS WE HAVE TO APPROVE THIS. THANK YOU. >> Downs: THANK YOU. NO OTHER SPEAKERS? >> NO. >> Downs: SEEING NONE, WE'LL CLOSE THE PUBLIC HEARING AND CONFINE THE DISCUSSION TO COMMISSION AND STAFF. THERE'S A REASON THEY COULDN'T BE PRESENTED AS ONE CASE, CORRECT? YOU VE TWO DIFFERENT APPLICANTS SO THEY WOULD BE TWO DIFFERENT ZONING CASES? >> THERE ARE TWO DIFFERENT APPLICANTS. THEY COULD HAVE JOINED INTO ONE CASE IF THEY WISHED TO DO SO BUT THAT'S NOT WHAT WAS BROUGHT BEFORE YOU, NOT WHAT WAS SUBMITTED. >> Downs: OKAY. IT'S NOT OFTEN THAT I SEE THAT THOUGH. IT SEEMS LIKE USUALLY EVERYONE WANTS TO MAKE THEIR OWN DECISIONS AND GO THROUGH THEIR OWN PROCESS. SO OTHER QUESTIONS FOR STAFF? ON THIS ITEM. DO I HAVE A MOTION? >> I MAKE AOTION WE APPROVE THE ZONING CASE WITH STAFF'S STIPULATIONS. >> Downs: THANK YOU. >> SECOND THAT MOTION. >> Downs: I HAVE A MOTION BY COMMISSIONER RATLIFF TO APPROVE ITEM 2 WITH A SECOND BY COMMISSIONER HORNE. PLEASE VOTE . AND THAT ITEM CARRIES BY A VOTE OF 7-1. NEXT ITEM, PLEASE. >> AGENDA ITEM NO. 3. PUBLIC HEARING - REPLAT: VENDOME PARK, BLOCK A, LOT 1 AND BLOCK B, LOT 1 - TWO VACANTOTS ON 0.5 ACRE LOCATED AT THE NORTHEAST AND NORTHWEST CORNERS OF MUNICIPAL AVENUE AND 11TH STREET. ZONED LIGHT COMMERCIAL AND SINGLE-FAMILY RESIDENCE-6. APPLICANT: CITY OF PLANO. >> GOOD EVENING, MR. CHAIR, MEMBERS OF THE COMMISSION. I'M THE LEAD PLANNER WITH THE PLANNING DEPARTMENT. STAFF RECOMMENDS APPROVAL OF THIS REPLAT AS SUBMITTED. I'M HAPPY TO ANSWER ANY QUESTIONS YOU MIGHT HAVE. >> Downs: DO WE HAVE ANY QUESTIONS FOR STAFF ON THIS ITEM? SEEING NONE, WE'LL OPEN THE PUBLIC HEARING. DO W HAVE ANY SPEAKER CARDS? >> NO, WE DO NOT. >> Downs: THANK YOU. WITH THAT WE'LL CLOSE THE PUBLIC HEARING AND CONFINE THE DISCUSSION TO THE COMMISSION. >> [OFF MIC] >> Downs: I HAVE A MOTION BY COMMISSIONER STONE TO APPROVE ITEM 3 AS SUBMITTED WITH A SECOND BY COMMISSIONER BRONSKY. PLEASE VOTE. THAT ITEM CARRIES BY A VOTE OF 8-0. NEXT ITEM, PLEASE. >> AGENDA ITEM NO. 4. PLIC HEARING - REPLAT: FIRST BAPTIST CHURCH - PLANO, BLOCK B, LOT 1R - ONE URBAN RESIDENTIAL LOT ON 0.2 ACRE LOCATED AT THE SOUTHEAST CORNER OF M AVENUE AN 15TH PLACE. ZONED URBAN RESIDEN APPLICANT: LINDA CROSON. >> STAFF RECOMMENDS APPROVAL OF THIS ITEM AS WELL. I'M HAPPY TO ANSWER ANY QUESTIONS YOU MIGHT HAVE. >> Downs: THANK YOU. ANY QUESTIONS FOR STAFF ON ITEM 4? COMMISSIONER OLLEY. >> Olley: JUST A QUICK QUESTION. THE REASON FOR ANDONING THE BUILNG SETBACK WAS WHAT AGAIN? >> THEY ARE EXPANDING THE CURRENT HOUSE AND ACCORDING TO THE ZONING DISTRICT THAT WE HAVE FOR THIS PARTICULAR LOCATION, THEY CAN HAVE UP TO TEN FEET SETBACK, SO CURRENTLY THE SETBACK IS 25 FEET BUT THEY CAN REDUCE IT UP TO TEN. THE APPLICANT IS REQUESTING FOR 15 FEET. SO IT'S MORE THAN THE MINIMUM. >> Olley: THANK YOU. >> Downs: OKAY. DO YOU HAVE A QUESTION? ANY OTH QUESTIONS FOR STAFF ON THIS ITEM? OKAY. IT'S A PUBLIC HEARING. WE'LL OPEN THE PUBLIC HEARING. DO WE HAVE ANY SPEAKERS ON THIS? >> NO, THE APPLICANT IS HERE TO ANSWER ANY QUESTIONS THAT THE COMMISSION MAY HAVE. >> Downs: DOES THE COMMISSION HAVE ANY QUESTIONS FOR THE APPLICANT? COMMISSIONER CARY? SORRY. CLOSE THE PUBLIC HEARING. CONFINE THE DISCUSSION TO STAFF AND COMMISSION. >> I MAKE A MOTION WE APPROVE THIS. >> Downs: OKAY. >> I'LL SECOND THAT. >> Downs: ALL RIGHT. VERY GOOD. SO WE HAVE A MOTION BY COMMISSIONER BRONSKY TO APPROVE ITEM 4 WITH A SECOND BY COMMISSIONER CARY. PLEASE VE. THAT ITEM CARRIES BY A VOTE OF 8-0. ITEM 5. >> AGENDA ITEM NO. 5. PUBLIC HEARING - PRELIMINARY REPLAT: PARKER COIT ADDITION, BLOCK 1, LOT 3R - CONVENIENCE STORE WITH FUEL PUMPS AND RESTAURANT WITH DRIVE-THROUGH ON ONE LOT ON 1.0 ACRE LOCATED AT THE NORTHWEST CORNER OF PARKER ROAD AND COIT ZONED RETAIL. APPLICANT: J-UARE MART, LLC. >> GOOD EVENING, COMMISSIONERS. I'M DONNA FALLETTA, PLANNER WITH THE PLANNING DEPARTMENT. THIS ITEM IS RECOMMENDED FOR APPROVAL SUBJECT TO ADDITIONS AND/OR ALTERATIONS AS REQUIRED BY THE ENGINEERING DEPARTMENT. I'M HAPPY TO ANSWER ANY QUESTIONS. >> Downs: DO WE HAVE ANY QUESTIONS FOR STAFF ON THIS ITEM? COMMISSIONER HORNE . >> Horne: I DO. DID THE FIRE DEPARTMENT LOOK AT THAT FIRE LANE? IT SEEMS TO ME COMING OFF PARK EASEMENT PART, WE GOT AHARPHE RIGHT-HAND TURN THAT SNAKES AROUND TO THE NORTH. SO DID FIRE LOOK AT THAT? >> YES, FIRE DID LOOK AT THIS AND HAS APPROVED IT. >> Horne: OKAY. JUST WANTED CLARIFICATION. THANK YOU. >> Downs: ANY OTHER QUESTIONS FOR STAFF ON THIS ITEM? SEEING NONE, I'LL OPEN THE PUBLIC HEARING. DO WE HAVE ANY SPEAKERS ON THIS ITEM? >> NO, WE DO NOT. >> Downs: THANK YOU. I'LL CLOSE THE PUBLIC HEARING AND CONFINE DISCUSSION TO COMMISSION AND STAFF. >> I MAKE A MOTION WE APPROVE AGENDA ITEM NO. 5, RECOMMENDED FOR APPROVAL SUBJECT TO ADDITIONS AND OUR ALTERATIONS TO THE ENGINEERING PLANSS DEPARTMENT. THE ENGINEERING >> SECOND. >> Downs: I HAVE A MOTION BY COMMISSIONER HORNE TO APPROVE ITEM 5 SUBJECT TO ADDITIONS AND ALTERATIONS. SECOND BY COMMISSIONER RATLIFF. PLEASE VOTE. THAT ITEM CARRIES BY A VOTE OF 8-0. NEXT ITEM, PLEASE. >> AGENDA ITEM NO. 6. PUBLIC HEARING - PRELIMINARY REPLAT: TOWNHOMES AT 10TH STREET, BLOCK RESIDENCE ATTACHED LOTS ON 0.9 ACRE LOCATED AT THE SOUTHEAST CORNER OF 10TH STREET AD K AVEN ZONED SINGLE-FAMILY RESIDENCE A APPLICANT: METROPOLITAN INTERESTS CORPORATION. >> THIS ITEM IS RECOMMENDED FOR APPROVAL SUBJECT TO ADDITIONS AND OUR ALTERATIONS TO THE ENGINEERING PLANS AS REQUIRED BY THE ENGINEERING DEPARTMENT AND APPROVAL BY THE CITY ATTORNEY AND THE RECORDING OF THE COUNTY OF THE DECLARATIONS OF THE COVENANTS RESTRICTIONS. HAPPY TO ANSWER ANY QUESTIONS . >> Downs: THANK YOU. ANY QUEIONS FORTAFF ON THIS? SEEING NONE. I WILL OPEN THE PUBLIC HEARING. >> THE APPLICANT IS AVAILABLE TO ANSWER ANY QUESTIONS FROM THE COMMISSION. >> Downs: OH, SORRY. MY APOLOGIES. DO WE HAVE ANY QUESTIONS FOR THE APPLICANT? >> ONE QUESTION. >> Downs: WE DO HAVE A QUESTION. >> I APOLOGIZE. SO THE RIGHT OF WAY THAT'S GOING ALL THE WAY AROUND, WILL THAT SEPARATE THE DEVELOPMENT BEHIND THEM? RIGHT? >> YES, BETWEEN THE DEVELOPMENT ON THE SOUTH AND ON THE EAST SIDE. >> THE COMMERCIAL, WHATEVER THAT -- WHAT IS THAT DEVELOPMENT THAT'S BEHIND THERE? SORRY. >> I THINK THERE'S SOME VEHICLE REPAIR, IF I'M NOT MISTAKEN. IT'S BEEN A WHILE SINCE I LOOKED AT THAT. >> RETAIL, OFFICE SALES. >> OKAY. I'M SORRY. I WAS OVER THAT WAY A COUPLE OF WEEKS AGO AND COULDN'T REMEMBER. THAT ALLEY WILL ACTUALLY BE PUT IN? >> YES. AND THE ALLEY SVES THE PROPOSED TOWNHOMES. >> PERFECT. THANK YOU. >> Downs: DID THAT GET ALL THE QUESTIONS ANSWERED? ANYONE ELSE? I ALREADY OPENED THE PUBLIC HEARING. DO WE HAVE ANY SPEAKERS ON THIS ITEM? >> WE DO NOT BUT THE APPLICANT IS AVAILABLE TO ANSWER ANY QUESTIONS FOR THE COMMISSION. >> Downs: ANY QUESTIONS SPECIFICALLY FOR THE APPLICANT? >> I WOULD JUST LIKE TO MAKE A STATEMENT FOR THE APPLICANT. I WAS IN THAT AREA AND DROVE AROUND LOOKING AT SOME OF THE HOUSING THAT'S GOING ON IN THERE AND I'M -- FRANKLY I'M VERY EXCITED TO SEE THOSE TOWNHOMES GOING IN RIGHT THERE AND I TNK ALONG WITH WHAT' GOING ON ACROSS THE STREET, THINK IT'S GOING TO BE A VERY GOOD THING FOR PLANO AND FOR THE AREA. SO I'M VERY POSITIVE ABOUT IT. >> Downs: THANK YOU. ANY OTHER COMMENTS? ALL RIGHT. CLOSE THE PUBLIC HEARING AND CONFINE DISCUSSION TO COMMISSION AND STAFF. >> I'LL MAKE A MOTION THAT WE PASS THIS. THIS. THIS. THIS. TH. >> Downs: ITEM 6? >> SORRY, ITEM 6. >> SECOND. >> Downs: ALL RIGHT. SO W HAVE SOME ANCILLARY LANGUAGE YOU NEED TO PUT IN THERE. WOULD YOU LIKE TO RESTATE YOUR MOTION? >> OKAY. >> Downs: YOU COULD JUST SAY AS RECOMMENDED BY -- >> AS RECOMMENDED BY THE STAFF. >> Downs: OKAY. THANK YOU. >> SORRY. >> Downs: IT'S ALL RIGHT. >> STILL NEW AT THIS. >> Downs: STILL SECOND THAT CONVOLUTED -- >> YES. >> Downs: WE HAVE A MOTION BY COMMISSIONER BRONSKY. HEY, IT'S 10:10. IT'S OKAY. THIS IS LIKE YOUR FIRST LONG TRUST ME, THIS IS OKAY. >> MY FIRST. >> Downs: AND ONLY GOT ONE BREAK TOO. WE'RE TRYING TO GET THROUGH THIS THING. SO MOTION BY COMMISSIONER BRONSKY. SECOND BY COMMISSIONER TONG. ALL IN FAVOR, PLEASE VOTE OR EVERYBODY VOTE. SEE, I'M GETTING A LITTLE BIT GOOFY HERE. 8-0. ALL RIGHT. VERY GOOD. ALL RIGHT. SO WE HAVE AGENDA ITEM NO. 7. >> NON-PUBLIC HEARING ITEMS: T PRESIDING OFFICER WILL PERMIT LIMITED PUBLIC COMMENT FOR ITEM ON THE AGENDA NOT POSTED FOR A PUBLIC HEARING. THE PRESIDING OFFICER WILL ESTABSH TIME LIMITS BASED UPON THE NUMBER OF SPEAKER REQUESTS, LENGTH OF THE AGENDA, AND TO ENSURE MEETING EFFICIENCY, AND MAY INCLUDE A TOTAL TIME LIMIT. SPEAKERS WILL BE CALLED IN THE ORDER CARDS ARE RECEIVED UNTIL THE TOTAL TIME I AGENDA ITEM NO. 7. REQUEST FOR A WAIVER FROM DEVELOPMENT EXACTIONS: TOWNHOMES AT 10TH STREET, BLOCK A, LOTS 1-8 AND 1X - EQUEST FOR A WAIVER FROM DEVE EXACTIONS FOR EIGHT SINGLE-FAMILY RESIDENCE ATTACHE LOTS AND ONE COMMON AREA LOT ON 0.9 ACRE LOCATED AT THE SOUTHEAST CORNER OF 10TH STREET AND K AVENUE. ZONED SINGLE-FAMILY RESIDENCE ATTACHED. APPLICANT: METROPOLITAN INTERESTS CORPORAT. >> ALL RIGHT. THANK YOU. I'M CALEB THORNHILL. THE DIRECTOR OF ENGINEERING. AND I'VE GOT A BRIEF PRESENTATION. IT'S ABOUT AN HOUR AND A HALF SO I'LL TRY TO GET THROUGH IT VERY QUICKLY. >> Downs: WE'LL TAKE THAT BIO BREAK REAL QUICK. >> NO, WE'LL G THROUGH IT QUICKLY BUT THIS IS OBVIOUSLY RELATED TO THE PREVIOUS AGENDA ITEM AND DISCUSSION OF WAIVER REQUEST BY THE APPLICANT FOR THE HIKE AND BIKE TRAIL. SO TO EXPLAIN EXACTLY WHAT THAT IS, IN OUR SUBDIVISION ORDINANCE THERE IS A REQUIREMENT FOR BIKEWAYS OR HIKE AND BIKE SIDEWALKS FOR THE CONSTRUCTION TO BE COMPLETED IF IT'S SHOWN ON OUR MASTER PLAN OR OUR BICYCLE TRANSPORTATION PLAN. THERE'S THE 5.5 SIDEWALKS AND BIKEWAYS LOCATED ACCDING TO CITY STANDARDSHALL BE CONSTRUCTED ALONG STREETS DESIGNATED BY HIKE AND BIKE TRAILS [LAPSE IN AUDIO]. SO THE PICTURE YOU SEE ON YOUR LEFT IS THE 2018 BICYCLE TRANSPORTATION PLAN WHICH WE ARE CURRENTLY OPERATING UNDER. AND THE PICTURE ON YOUR RIGHT IS A LAYOUT OF THE PROPOSED DEVELOPMENT. THE AREA HIGHLIGHTED IN RED ON THAT IS WHERE THE HIKE AND BIKE TRAIL IS SHOWN ON THE BICYCLE PLAN OR THE BICYCLE TRANSPORTATION PLAN. AND SO THE REQUIREMENT WLD BE THAT THE TRAIL WOULD BE CONSTRUCTED WITH THE DEVELOPMENT. ACCORDING TO OUR TEXAS LOCAL GOVERNMENT CODE, A PORTIONALTY TEST FOR EXACTIONS [LAPSE IN AUDIO] TEXAS SUPREME COURT RULED THAT ITS ACTIONS BY -- BE ROUGHLY PROPORTIONAL. SO WHAT THE CITY DID IS WE PERFORMED A STUDY TO DETERMINE. SO UNDER OUR SUBDIVISION ORDINANCE WE ACTUALLY HAVE A PROCESS TO DO THAT. YOU CAN SEE IN 1.12 THERE'S A WAIVER FOR DEVELOPMENT EXACTIONS AND UNDER THAT THERE ARE REQUIREMENTS THE CITY SHALL PROVIDE A STUDY IN SUPPORT AND THERE SHOULD BE A COPY OF THAT STUDY IN YOUR PACKET. I'LL GO THROUGH THE SLIDES ON DETAIL THAT'S IN THAT PACKET.HE FOR A CONSIDERATION OF PETITION OF RELIEF, THERE ARE FIVE DIFFERENT ACTIONS THAT P&Z CAN TAKE TONIGHT. FIRST OF THAT BEING DENYING THE PETITION THE RELIEF, WHICH WOULD BE A REQUIREMENT OF THE COMPLETE DEDICATION AND CONSTRUCTION OF THE TRAIL. YOU CAN GRANT THE PETITION OF RELIEF. YOU CAN ACCEPT ALTERNATIVE DESIGNS, DELAY THE REQUIREMENT UNTIL A FUTURE PHASE, OR REDUCE THE APPLICANT'S COST OF DEDICATION OF CONSTRUCTION REQUIREMENT. SO WHAT WE DID FROM PROPORTIONALLY ASSESSMENT WAS WE EVALUATED THE PROPERTY COMPARED TO THE ENTIRE CITY FROM A RESIDENTIAL STANDPOINT. AND I WON'T GET TOO DEEP INTO THE NUMBERS BUT IF YOU'LL SEE THE NUMBERS ON YOUR LEFT THERE'S ESSENTIALLY ABOUT 103,000 DWELLING UNITS WITHIN THE CITY. THERE'S APPROXIMATELY 515,000 LINEAR FEET OF TRAIL. SO FROM A TRAIL TO A DWELLING UNIT IT'S ABOUT FIVE LINEAR FEET PER DWELLING UNIT. SO TAKING THE APPLICANT'S DEVELOPMENT, THERE'S EIGHT UNITS ON THAT, WHICH WOULD BE APPROXIMATELY 40 LINEAR FEET. FOR CONSTRUCTION IS 160 SO WHAT WE CAME UP WITH WAS APPROXIMATELY 25% WOULD BE REQUIRED BY THE APPLICANT FOR CONSTRUCTION AND THE EASEMENT DEDICATION. NEXT WE TRIED TO PUT A DOLLAR VALUE ON THAT, SO WE TOOK COLLIN COUNTY NUMBERS AND PUT A DOLLAR VALU ON THE EASEMENT ITSELF. AND CAM UP WITH APPROXIMATELY 14,400 FOR THE ENTIRE EASEMENT. 25% OF THAT WOULD BE 3600. SAME FOR THE CONSTRUCTION, APPROXIMATELY $45,000 FOR THE CONSTRUCTION COST OF THE TRAIL. 25% OF THAT WAS $11,000. SO THE TOTAL VALUE OF THE EXACTION WOULD BE APPROXIMATELY $14,850. NOW THE APPLICANT HAS REQUESTED TO ONLY DEDICATE THE ENTIRE EASEMENT BUT NOT CONSTRUCT ANY OF THE HIKE AND BIK TIL. SO WE TOOK THAT AND THAT VALUE -- AGAIN, THE TABLE IS HERE BUT APPROXIMATELY THAT VALUE OF THE EASEMENT WOULD BE $14,400. YOU CAN SEE THERE THE DIFFERENCE IS APPROXIMATELY $450 BETWEEN WHAT IS REQUIRED AND WHAT THEY HAVE OFFERED. SO IN CONCLUSION, IT'S A VERY CLOSE NUMBER. YOU KNOW, IT'S ONLY MARGINALLY LESS. THE CITY FINDS THIS IS AN ACCEPTABLE OFFER. I AS THE DIRECTOR OF ENGINEERING RECOMMEND APPROVING THIS AND THE DEDICATION OF THE EASEMENT FOR THE FUTURE IS, AGAIN, ADVANTAGEOUS THAN TRYING TO CONSTRUCT ONLY 25% AND THE CITY COMING BACK AND DOING THE REMAINING 75%. WITH THAT, I'VE GOT ALSO LANCE KNOX WITH ME HERE. HE'S WITH OUR PARKS DEPARTMENT. HE HELPED PUT A LOT OF THE NUMBERS IN THERE. IF YOU HAVE SPECIFIC QUESTIONS I'LL ANSWER THEM OR PROBABLY LANCE WILL DO THAT. >> Downs: THANK YOU, MR. THORNHILL. QUESTIONS? >> LADIES FIRST. >> Tong: I DON WANT TO DRAG THISA PERSONAL LOVE OF BIKE TRAILS AND I WONDER WHAT'S GOING TO HAPPEN. SO IF WE -- THE DEVELOPER DEDICATED THE LAND FOR EASEMENT BUT THEY DON'T CONSTRUCT IT, SO WHO WILL BE THE PERSON RESPONSIBLE FOR CONSTRUCTING? IS THE CITY GOING TO CONSTRUCT IT AT A LATER TIME? >> CORRECT. >> YEAH, SO IT SHOWS ON OUR MASTER PLAN. WE DO NOT CURRENTLY HAVE IT BUDGETED FOR CONSTRUCTION BUT BASED ON THE ROUGH PROPORTIONALITY THEY'RE ONLY RESPONSIBLE FOR 25% OF IT. SO WE COULD REQUIRE 25% TO BE CONSTRUCTED AND DEDICATED AND THEN WE WOULD HAVE TO GO IN AND STILL CONSTRUCT THE REMAINING 75%. >> Tong: OKAY. THE TIMING WE DON'T KNOW. FOR THE OTHER BIKE TRAILS, IS THIS PART OF OTHER PROPERTY -- I MEAN, HOW ABOUT THE OTHER PROPERTY? HOW DID THEY DO IT? DID THEY CONSTRUCT THE BIKE TRAILS NEXT TO THEIR COMMUNITY OR DID THEY LEAVE IT TO THE CITY? >> I REALLY THINK IT VARIES AND I'LL ASK ERIC IF YOU HAVE ANY ADDITIONAL INFORMATION BUT IT REALLY VARIES BED ON THE PARCEL. SOME PROPERTIES HAVE DEVELOPED THEM AS PART OF THEIR MASTER PLAN. THEY WANTED TO GO AHEAD AND ADD THAT. WE'VE ACTUALLY GONE BACK IN OTHER PROPERTIES THAT ARE ALREADY DEVELOPED AND WE ENDED UP ADDING THE MASTER PLAN OR THE BIKE OR SIDEWALK AT A LATER DATE AND SO WE'VE DONE IT ON OUR OWN SO IT REALLY VARIES, DEPENDING ON WHEN THE PROPERTY DEVELOPED, HOW IT DEVELOPED. >> Tong: OKAY. THANK YOU. >> Downs: COMMISSIONER HORNE. >> Horne: WAS IT MY UNDERSTANDING THERE'S CURRENTLY PLANNED A BIKE TRAILLONG THE DART RAIL? JUST00 FEET TO T WEST? >> SO I BELIEVE THAT ONE HAS ALREADY BEEN CONSTRUCTED AND I CAN GO BACK. IT MAY SHOW THAT FAR WEST. SO THE GREEN AND YELLOW STAR YOU SEE ON THE LEFT IS ACTUALLY THE APPLICANT'S PROPERTY SO THERE IS A TRAIL PLANNED ON BOTH SIDES OF K AVENUE AND THEN THE ONE YOU SEE TO THE FURTHEST WEST -- HELP ME OUT, LANCE. >> YEAH, SO RIGHT NOW, THE DART STATION. >> Downs: THAT'S THE DART STATION. >> NORTH AND SOUTH, THAT ONE'S ACTUALLY [INAUDIBLE] AND, YES, IT'S PROPOSED. >> THE ONE THAT'S GOING EAST AND WEST. >> Horne: OKAY. THIS ONE WE HAVE HERE ON BASICALLY K IS GOING TO BE -- IT'S 500 FEET TO THE EAST. IT SEEMS TO BE DISJOINTED BECAUSE YOU'VE GOT JUST THIS ONE PARCEL THAT WOULD HAVE IT BUT NOBODY ELSE ALONGHAT STREET HAS -- AND PLUS YOU HAVE ALL THE STREETS YOU HAVE TO CROSS. >> RIGHT. SO THE STREETS ARE LESS WORRISOME BECAUSE IT WILL BE A CROSSWALK BUT YOU'RE CORRECT AS FAR AS THE REMAINING PARCELS ON THAT EAST SIDE. BASICALLY FROM DOWNTOWN TO THE SOUTH DO NOT HAVE THAT TRAIL AT THIS POINT. >> Downs: COMMISSIONER RATLIFF. >> Ratliff: I CAN HELP YOU OUT. I RIDE THAT TRAIL ON A WEEKLY BASIS. THE ONE ALONG THE DART RAIL AND IT'S VERY NICE. WE REALLY ENJOY IT AND THERE'S NO TRAFFIC ALONG THE SIDE OF IT. VERY FEW STREETS TO CROSS AND EVEN IF TS WAS IN PLACE I WOULD STILL RIDE THE DART TRAIL E RIDE. WITH THAT SAID, I AGREE, 500 FEET AWAY AND THERE'S ONE THAT'S ALREADY THERE WHERE YOU DON'T HAVE ALL THESE TRAFFIC ISSUES. THE MAIN REASON I WANTED TO COMPLIMENT YOU, ONE ENGINEER TO ANOTHER, YOUR REPORT WAS VERY EASY TO FOLLOW, VERY THOROUGH AND VERY LOGICAL AND MADE IT VERY EASY TO UNDERSTAND THE ISSUES. I APPRECIATE IT. >> THANK YOU FOR THAT BUT YOU'LL NEED TO THANK LANCE BUT HE DID THE HEAVY LIFTING FOR THAT. >> Ratliff: THANKS, LANCE. >> Downs: JUST TO CLARIFY FOR EV. ESSENTIALLY WHAT GOI TO HAEN IS THERE GOING TO DEDICATE -- GIVE US THE EASEMENT TO BUILD IT EVENTUALLY, SHOULD WE DECIDE TO DO IT. SO THERE'S NOT REALLY A FINANCIAL BURDEN TO THE CITY FOR APPROVING THIS RIGHT NOW. IT JUST SAYS, HEY, WE HAVE THE RIGHT TO BUILD THAT SHOULD WE DECIDE TO GO THAT DIRECTION. BASED ON THE EXISTING CIRCUMSTANCES, THAT MAY OR MAY NOT BE WHAT HAPPENS. COMMISSIONER BRONSKY. >> Bronsky: MY ONLY QUESTION, AND I THINK YOU JUST CLARIFIED IT, WAS I WAS WORRIED THERE MIGHT BE A DISCONNECT THERE BUT WE WILL STILL HAVE THE ABILITY TO BUILD THAT BIKE TRAIL AND NOT >> CORRECT.JOINTEDN A WAY. THERE'S AN EXISTING SIDEWALK THERE TODAY SO IT WON'T BE LIKE THERE'S NOTHING THERE FOR THE FORESEEABLE FUTURE. IT JUST WON'T BE THE FULL WIDTH HIKE AND BIKE TRAIL. >> Bronsky: THANK YOU. >> WILL THERE BE A FINANCIAL BURDEN ON THE DEVELOPER BY GRANTING AND RELEASING THE EASEMENT? >> Downs: THE APPLICANT SAYS THERE IS A COST, ESSENTIALLY. BUT THE ALTERNATIVE WOULD BE THE CITY ENFORCING THEM CONSTRUCTING THE HIKE AND BIKE TRAIL WHICH WOULD BE A SEGNT TT'S NOT VERY USABLE. SO PROBABLY A BETTER BENEFIT FOR EVERYONE IN THIS CASE. OKAY. ANY MORE QUESTIONS FOR MR. THORNHILL? THIS IS NOT A PUBLIC HEARING. DO WE HAVE A QUESTION FOR THE DEVELOPER SPECIFICALLY? NO? OKAY. >> I'LL MAKE A MOTION THAT WE PASS THIS AS RECOMMENDED. >> Downs: WILL THAT SUFFICE? OKAY. THAT ONE WORKS. ALL RIG. WE HAVE A MOTN BY COMMISSIER BRONSKY WITH A SECOND BY COMMISSIONER CARY TO APPROVE ITEM 7 AS RECOMMENDED. PLEASE VOTE. MR. STONE. YOUR VOTE DIDN'T GO THROUGH. NO WORRIES. THAT PASSES 8-0. A LITTLE PIECE OF INFORMATION, I SERVE ON THE COUNTY PARKS PLANNING BOARD AND THE EXTENT YOU CAN GIVE A LITTLE SUPPORT, WE'RE ASKING AS THE PLANNING BOARD FOR THEOUNTY TO CONSIDER UPDANG THE MASTER BIKE TRAIL PLAN FOR THE ENTIRE COUNTY, BECAUSE IT'S OVER TEN YEARS OUT OF DATE, SO IF YOU GET A CHANCE TO COMMUNICATE WITH YOUR OTHER FOLKS AND COMPATRIOTS AROUND THE COUNTY, TELL THEM TO START PUSHING FOR THAT BECAUSE WE THINK WE NEED AN UPDATED ONE. >> THANK YOU. >> Downs: OKAY. >> AGENDA ITEM NO. 8. REVIEW PERIOD EXTENSION REQUEST, REPLAT AND REVISED SITE PLAN: CHISHOLM PLACE ADDITION NO. IV, BLOCK A, LOTS 1R AND 2 - REVIEW PERIOD EXTENSION REQUEST FOR RESTAURANT WITH A DRIVE-THROUGH AND SHOPPING CENTER ON TWO LOTS ON 2 ACRES LOCATED AT THE SOHWES CORNER OF U.S. HIGHWAY 75 AND PARK BOULEVARD. ZONED CORRIDOR COMMERCIAL WITH SPECIFIC USE PERMIT NO. 189 AND NO. 272 FOR PRIVATE CLUB >> GOOD EVENING, EVERYONE. KOTCHE COPELAND, SENIOR PLANNING WITH THE PLANNING DEPARTMENT. THE APPLICANT IS REQUESTING A 30-DAY EXTENSION TO CONTINUE TO WORK WITH STAFF ON THEIR COMMENTS WITH THEIR PROPOSED REPLAT AND REVISED SITE PLAN AND STAFF RECOMMENDS APPROVAL OF THE REQUEST AND I'D BE HAPPY TO ANSWER ANY QUESTIONS. >>owns: THANK YOU. ANY QUESTIONS FOR STAFF ON THIS ITEM? COMMISSIONER OLLEY. >> Olley: THIS IS ESSENTIALLY& THE SHOT CLOCK STARTING? OKAY. >> Downs: OKAY. THIS IS NOT A PUBLIC HEARING SO I'M OPEN TO ACTION. >> I MAKE A MOTION WE APPROVE AGENDA ITEM NO. 8, RECOMMEND THE PLANNING AND ZONING TO GRANT THE APPLICANT'S REQUEST FOR A 30-DAY EXTENSION. >> Downs: I HAVE A MOTION BY COMMISSIONER HORNE TO APPROVE ITEM 8 GRANTING THE 30 DAY EXTENSON AND A SECOND BY COMMISSIONER BRONSKY. PLEASE VOTE. THAT ITEM CARRIES BY A VOTE OF 8-0. I BELIEVE THAT'S OUR LAST ITEM FOR THE EVENING. AT 10:25 WE ARE ADJOURNED.