[00:00:09]
          MARCH 9TH MEETING OF THE PLANNING COMMISSION. THIS IS OUR CUSTOM. WE, COMMISSIONER, START OUR MEETING WITH A PRAYER AND A PLEDGE. YOU'RE INVITED TO JOIN US WHETHER YOU DO OR NOT. 
          NO WAY AFFECTS THE DECISIONS OF THIS COMMISSION. ARE YOUR RIGHTS IN FRONT OF THE COMMISSION? AND NEVER HAS, NEVER WILL. TONIGHT'S PRAYER AND PLEDGE WILL BE LED BY COMMISSIONER CORNELIUS. THANK YOU. LET US BOW OUR HEADS. DEAR GOD, WE COME BEFORE YOU WITH GRATITUDE AS WE GATHER TO SERVE OUR COMMUNITY. THANK YOU FOR THE OPPORTUNITY TO WORK TOGETHER IN SHAPING A CITY THAT REFLECTS WISDOM, COMPASSION, AND FORESIGHT. WE ASK YOUR BLESSING ON THIS MEETING, GOD, OUR THOUGHTS AND DECISIONS. WITH WISDOM AND FAIRNESS, WE LIFT UP OUR FIRST RESPONDERS AND CITY WORKERS, BLESS THEM WITH STRENGTH, SAFETY, AND GRATITUDE FOR ALL THEY DO TO KEEP OUR CITY SAFE AND RUNNING SMOOTHLY. MAY OUR WORK TONIGHT REFLECT, CARE, RESPECT, AND A SHARED VISION FOR THE GOOD OF ALL. IN JESUS NAME WE PRAY. 
          AMEN. AMEN. I PLEDGE ALLEGIANCE TO THE FLAG OF THE UNITED STATES OF AMERICA AND TO THE REPUBLIC FOR WHICH IT STANDS. ONE NATION UNDER GOD, INDIVISIBLE, WITH LIBERTY AND JUSTICE FOR ALL. WELL, AGAIN, GOOD EVENING, AND LET'S SEE. THERE WE GO. ALRIGHTY. WE'VE GOT A FEW PEOPLE IN THE AUDIENCE, AND I HAVE A FEW SPEAKER CARDS, SO IF YOU CARE TO SPEAK TONIGHT, PLEASE FILL ONE OF THESE OUT AND HAND IT TO THE PLANNING COMMISSION. 
          SECRETARY CANAN CALL YOU UP WHEN I DO CALL YOU UP. IF YOU'LL PLEASE STATE YOUR NAME AND ADDRESS IN THE MICROPHONE. WE NEED THAT FOR THE OFFICIAL RECORDS. APPLICANTS WILL BE GIVEN 15 MINUTES TO PRESENT A CASE. OTHER SPEAKERS WILL BE ALLOWED THREE MINUTES. BUT IF YOU'RE SPEAKING FOR A GROUP LIKE A HOMEOWNER ASSOCIATION, WE DO ALLOW MORE. AND AFTER ALL, EVERYBODY'S SPOKEN. WILL WE ALLOW THE APPLICANT TO COME BACK UP AND ADDRESS ANY ISSUES BROUGHT UP? AGAIN, PLEASE STATE YOUR NAME AND ADDRESS FOR THE RECORD. ALRIGHT, STARTING IN 
          [a. February 23, 2026 Plan Commission Minutes]
OUR AGENDA TONIGHT. ITEM ONE A CONSIDER THE MINUTES FOR THE FEBRUARY 23RD, 2026 PLANNING COMMISSION MEETING, AND I SEE COMMISSIONER DUCKWORTH WANTS TO MAKE A MOTION TO SECOND THAT. 
          ARE YOU? THERE WE GO, MISTER CHAIR. THAT WE APPROVE THE MINUTES OF PREVIOUS MEETING. 
          OKAY. AND, COMMISSIONER PARIS, YOU ALL RIGHT? WE HAVE A MOTION BY COMMISSIONER DUCKWORTH AND SECOND BY COMMISSIONER PARIS TO APPROVE THE MINUTES. 
          AS IS UNANIMOUSLY, AND ALSO LETS US KNOW THAT THE SYSTEMS WORKING 
          [a. Z 26-01 ZoneDev (District 5)]
BEFORE WE GET INTO THE REAL BUSINESS, DOESN'T IT? ALRIGHTY. PUBLIC HEARINGS, ITEM TWO A HOLD OF PUBLIC Z 20 6-01. HOLD A PUBLIC HEARING TO CONSIDER THE APPLICATION OF ZONE DEV. 
          REQUESTING APPROVAL OF A CHANGE IN ZONING FROM SINGLE FAMILY SF SEVEN DISTRICT TO A PLANNED DEVELOPMENT DISTRICT FOR NEIGHBORHOOD SERVICES IN ZONING TO ALLOW FOR CERTAIN NEIGHBORHOOD SERVICES, DISTRICT USES AND MODIFY CERTAIN DEVELOPMENT STANDARDS. THIS SITE IS LOCATED AT 820 WEST MILL ROAD. THANK YOU CHAIRMAN. GOOD EVENING, COMMISSIONERS. 
          STEWART STARRY, PLANNER FOR THE CITY OF GARLAND. THE APPLICANT REQUEST TO REZONE THE SUBJECT PROPERTY FROM SINGLE FAMILY SF SEVEN DISTRICT TO A PLANNED DEVELOPMENT DISTRICT WITH A NEIGHBORHOOD SERVICES DISTRICT AND S BASS SONING THE SUBJECT PROPERTY LOCATED ON 820 WEST MILLER ROAD, IS 0.98 ACRES AND IS LOCATED ON DISTRICT FIVE. THE PROPERTY TO THE NORTH IS ZONED PD 8294, WITH A COMMUNITY RETAIL BASED ZONING DISTRICT WITH AN EXISTING MINOR AUTOMOTIVE REPAIR USE ON SITE. TO THE SOUTH AND WEST OF THE PROPERTY IS THE EXISTING JOHN COMMERCE SKATE PARK, AND TO THE EAST OF THE SUBJECT PROPERTY THERE ARE EXISTING SINGLE FAMILY DETACHED HOMES UNDER THE SF SEVEN ZONING DISTRICT. THE PROPOSED REZONE IS COMPATIBLE WITH THE COMPREHENSIVE PLANS TRADITIONAL NEIGHBORHOOD DESIGNATION, AS IT CALLS FOR SMALL SCALE RETAIL, SERVICE AND OFFICE USES CONSISTENT WITH THE USES ALLOWED UNDER THE DISTRICT. 
          [00:05:02]
HERE WE CAN SEE SOME PICTURES TAKEN FROM MILLER ROAD OF THE PROPERTY. AND THEN HERE WE GOT THE OTHER TWO STRUCTURES THAT ARE ON SITE. AND SO THE MAIN STRUCTURE THAT IS ON MILLER ROAD WILL REMAIN AS WELL AS THIS STRUCTURE IN THE BACK. HOWEVER, THE THIRD STRUCTURE IS THAT SHED ON THE LEFT. AND THAT ONE, ONCE IT IS REZONED BEFORE THEY GET THEIR CERTIFICATE OF OCCUPANCY, THEY'LL HAVE TO DISMANTLE THAT. SINCE ACCESSORY STRUCTURES ARE NOT PERMITTED IN COMMERCIAL ZONING. AND HERE ARE THE PROVISIONS THAT ARE PROPOSED BY THE APPLICANT. SO THE BASE ZONING IS GOING TO BE NEIGHBORHOOD SERVICES. AND THIS DISTRICT. AND A COUPLE CHANGES ON THE ALLOWED USES. A CONVENIENCE STORE WILL BE ALLOWED BY RIGHT, WHICH TYPICALLY WOULD REQUIRE AN SUPP UNDER THE DISTRICT. NOW THIS IS PURELY A CONVENIENCE STORE. 
          IT'S NOT IN RELATION TO A GAS STATION OR ANYTHING LIKE THAT. MOBILE FOOD TRUCK PARK WOULD BE ALLOWED WITH AN SUPP, AND THIS WOULD TYPICALLY NOT BE ALLOWED AT ALL IN THE DISTRICT. HOWEVER, REQUIRING THE SUPP, THIS WOULD HAVE TO COME BACK TO YOU GUYS AND YOU GUYS WOULD REVIEW IT PRIOR TO A DECISION BEING MADE. AND THEN THE FOLLOWING USES WOULD NOT BE PERMITTED, WHICH WOULD TYPICALLY BE PERMITTED UNDER THE DISTRICT, WHICH ARE LAUNDRY, SELF-SERVE, OR LAUNDROMATS. OUTSIDE DISPLAY NEW AND TRANSIT STATION PUBLIC WILL NOT BE PERMITTED. NO CONCEPT PLAN HAS BEEN INCLUDED AS PART OF THIS APPLICATION, AND THE APPLICANT IS ALSO PROPOSING A MINIMUM OF SIX ORNAMENTAL TREES ALONG THE LANDSCAPE BUFFER TO BE REQUIRED IF FEASIBLE. THE REASON IT'S FEASIBLE IS BECAUSE THERE IS OVERHEAD UTILITIES GOING OVER THEM, AND SO IT'LL IT'LL DEPEND WITH THE UTILITY PROVIDER. HOWEVER, IF THE ORNAMENTAL TREES ARE NOT FEASIBLE IN INSTEAD OF ORNAMENTAL TREES, THERE WILL BE SHRUBS, EVERGREEN SHRUBS THAT WILL BE INSTALLED IN PLACE IN THE FRONT YARD. PRIOR TO THE ISSUANCE OF A CERTIFICATE OF OCCUPANCY, THE SITE MUST COMPLY WITH ALL PROVISIONS OF THE PD, AS WELL AS ALL APPLICABLE DEVELOPMENT STANDARDS, INCLUDING, BUT NOT LIMITED TO, RESIDENTIAL ADJACENCY SCREENING, PARKING REQUIREMENTS, NOISE REGULATIONS AND FIRE CODE STANDARDS. THE PROPERTY WOULD SERVE JOHN COMER SKATE PARK AS WELL AS SURROUNDING NEIGHBORHOODS, AND ALIGNS WITH THE COMPREHENSIVE PLANS VISION FOR TRADITIONAL NEIGHBORHOODS. THE APPLICANT PROPOSES TO RESTRICT CERTAIN USES THAT WOULD TYPICALLY BE ALLOWED UNDER THE NOISE DISTRICT, AS WELL AS PROPOSING TO IMPROVE THE STREETSCAPE USING ENHANCED LANDSCAPING ALONG MILLER ROAD. AS SUCH, STAFF RECOMMENDS APPROVAL OF THE REZONING REQUEST, WITH THE CONDITION THAT CONVENIENCE STORE USES ONLY BE PERMITTED WITH THE APPROVAL OF AN SCP. WE SENT OUT 73 NOTIFICATION LETTERS AND RECEIVED ONLY ONE AGAINST WITHIN THE NOTIFICATION AREA. THANK YOU. I'LL STAND FOR ANY QUESTIONS. COMMISSIONER DALTON. NOPE. NOPE. NO QUESTION. 
          OH, OKAY. GUESS NOT. I DON'T SEE ANYBODY ELSE IN THE BOARD. THANK YOU. ALL RIGHT. THAT THE APPLICANT IS SIGNED UP, MAXWELL FISHER. CHAIRMAN. COMMISSIONERS, MY NAME IS MAXWELL FISHER. TWO ZONE DEV, 2502 GRANDVIEW DRIVE, RICHARDSON, TEXAS, 75080. I'M REPRESENTING ONE GROUP HOLDINGS. 
          AS STAFF MENTIONED, THIS PROPERTY IS ZONED SINGLE FAMILY. IT'S BEEN USED AS A CHURCH FOR A WHILE. THE PROPERTY OWNER WOULD LIKE TO CHANGE THE ZONING ON THE PROPERTY TO OPEN UP SOME OPTIONS FOR POTENTIALLY REOCCUPYING THE BUILDING WITH A DIFFERENT USE. ONCE THE CHURCH IS LEASE ENDS AND AT THE END OF 2027. AND SO THE CURRENT SINGLE FAMILY ZONING WOULD ONLY ALLOW SINGLE FAMILY AND A FEW VERY LIMITED NUMBER OF OF NON RESIDENTIAL USES. SO JUST GIVEN 
          [00:10:01]
THE THE THE REDEVELOPMENT AROUND THIS AREREA WITH RICK ODN PARK AND PARTICULARLY THE THE JOHN COMER SKATE PARK, WE THINK OPENING IT UP TO SOME RESTAURANT OR RETAIL OR PERSONAL SERVICE, SOMETHING THAT MAYBE COULD BETTER CATER TO THE PARK AND THE COMMUNITY WOULD BE, WOULD BE A BETTER ZONING FOR THIS PROPERTY. AS MENTIONED, THERE'S A 2700 SQUARE FOOT BUILDING, ROUGHLY 1400 SQUARE FOOT BUILDING IN THE BACK. WE WOULD ASK FOR NEIGHBORHOOD SERVICE USES. WE WOULD ASK FOR A PD TO ADJUST THOSE USES SLIGHTLY. WE WOULD AGREE TO SIX ORNAMENTAL TREES ALONG THE FRONT. I BELIEVE THERE WERE SOME ORNAMENTAL TREES THERE IN THE PAST SEVERAL YEARS AGO. SO WE WOULD PLANT NEW TREES UNDER THOSE UNDER THE POWER LINES, BUT KEEP THEM PRUNED. AND THEN WE'D ALSO DO A PERIMETER SCREENING WALL THAT WOULD OR SCREENING WALL OR ORNAMENTAL SLASH VEGETATIVE HEDGE ALONG THE EASTERN BOUNDARY. SINCE WE HAVE SINGLE FAMILY TO THE EAST, BEFORE WE WOULD REOCCUPY THAT BUILDING. 
          MOREOVER, THERE'S A ALLEY ALLEY AREA, NOT AN ACTUAL ALLEY, BUT THERE'S ACTUALLY A CITY RIGHT OF WAY AREA ALSO PROVIDES A KIND OF A NATURAL BUFFER AND SOME DIFFERENT, DIFFERENT ADDITIONAL SPACING FROM OUR NEIGHBORS TO THE EAST. WE HAVE TO EXPAND OUR FIRE LANES SLIGHTLY TO COMPLY WITH THE CODE, AND THEN REMOVE THE ACCESSORY BUILDING. PARKING SHOULD BE CLOSE TO COMPLIANCE THAT WE MIGHT HAVE TO ADJUST THAT AS WELL, JUST TO MAKE SURE WE HAVE ENOUGH PARKING. A COUPLE THINGS THAT WE'RE ASKING FOR, BUT ALSO GIVING UP WITH THE PD IS THE CONVENIENT. WE WOULD ASK FOR A CONVENIENCE STORE BY RIGHT, JUST SO WE WOULDN'T HAVE TO COME BACK AND GO THROUGH THE PROCESS THERE FOR THAT USE. AND THEN A MOBILE FOOD TRUCK, WHICH IS NOT ALLOWED IN BY AT ALL IN THIS DISTRICT, WE WOULD ASK THAT THAT WOULD BE ALLOWED BY SUP. SO IF WE HAD TO HAVE A MOBILE FOOD TRUCK, THEY'D HAVE TO COME BACK THROUGH THIS PROCESS FOR YOU TO REVIEW THAT LOCATION AND THE CHARACTERISTICS OF THAT USE. 
          WE WOULD AGREE TO PROHIBIT LAUNDRY SELF-SERVE ON THE PROPERTY, OUTSIDE DISPLAY MATERIALS, AND THEN TRANSIT STATION. THOSE ARE REQUESTED BY STAFF, AND WE'RE HAPPY TO OBLIGE ON THOSE. WE'D ASK YOU TO APPROVE THE CHANGES. ZONING FOR A PD FOR NEIGHBORHOOD SERVICES. WE THINK IT WOULD BEST SERVE THE COMMUNITY AND GIVE THE OWNER OPTIONS FOR REOCCUPYING THE BUILDING. I'D ASK YOU TO FOLLOW STAFF'S RECOMMENDATION AND ANSWER QUESTIONS. ANY QUESTIONS? DON'T SEE ANY YET. YEAH. HERE WE GO. COMMISSIONER MIRANDA, THEN, COMMISSIONER PARIS. YES, I GOT A QUICK QUESTION. SO WITH THE CURRENT LAND. SO THERE'S A CHURCH CURRENTLY THERE. I JUST WANT TO KNOW, IS IS THE CHURCH NOT PLANNING TO SIGN UP A NEW LEASE OR ARE THEY AWARE OF THIS REZONING? YEAH. I MEAN, THERE'S BEEN SOME CONVERSATIONS WITH THE CHURCH AND THEY'RE GOING TO BE THERE THROUGH THE END OF 2027. SO THEY'RE GOING TO BE THERE FOR QUITE SOME TIME. IT DOESN'T NECESSARILY MEAN THAT THEY WOULDN'T EXTEND, BUT IN THE EVENT THAT THEY DON'T, THERE'S NOT AN AGREEMENT MADE EITHER THE OWNER DOESN'T WANT TO EXTEND OR THE CHURCH DOESN'T WANT TO EXTEND. AT LEAST THE OWNER IS SORT OF MADE PREPARATIONS AND PLAN FOR A DIFFERENT USE FOR THAT PROPERTY AS OPPOSED TO WAITING. AND THEN ALL OF A SUDDEN WHERE THE BUILDING SITS VACANT, VACANT FOR SEVERAL MONTHS WHILE WE RECTIFY THE ISSUE. OKAY. MY QUESTION. COMMISSIONER PARISH. OKAY. YOU DROPPED OUT. OKAY. 
          I'VE GOT A COUPLE QUICK THINGS. YOU SAID YOU WANTED TO ELIMINATE OUTSIDE STORAGE. NEW. 
          WOULD YOU BE WILLING TO ELIMINATE OUTSIDE STORAGE OF USED MATERIALS? SURE. I DON'T EVEN THINK THAT USES ALLOWED, SO THAT'S PROBABLY WHY IT'S NOT IN THERE. I JUST THOUGHT I'D COVER THAT, MAKE SURE IT CONNOTOTATES USE MIGHT BE WE WON'T SLIP ANY USED ITEMS IN THERE. ALL RIGHT. AND SO THIS REALLY WOULDN'T BE BECOME ACTIVE PROBABLY UNTIL 2028. 
          CORRECT. AT THE EARLIEST. YEAH. ONLY SUGGESTION I HAVE. I THINK THIS WOULD BE REALLY GOOD TO GET SOME STUFF IN THERE TO WORK WITH THE STATE PARK. YOU KNOW, I COULD SEE AN EMERGENCY MEDICAL CLINIC GO IN THERE. BUT MORE SERIOUSLY, ABOUT THE FOOD TRUCKS, I THINK THAT WOULD BE GREAT IF IT COMES THROUGH FOR AN SUV. SOME THINGS FOR THEM TO CONSIDER IS A LOT OF THESE FOOD TRUCKS USE GENERATORS. I WOULD THINK A PROVISION IN THE SUV FOR THAT MIGHT BE POWER PROVIDED TO EACH OF THE FOOD TRUCK LOCATIONS, SO THEY'RE NOT GENERATORS RUNNING BEHIND THOSE HOMES BACK. THAT'S A GOOD POINT. YEAH. SO YEAH, WHEN THEY COME THROUGH WITH THAT STUFF HAVING TO THINK IT ALL THROUGH. YEAH OKAY. I THINK THAT'S IT. THANK YOU. THANK YOU I HAVE NO OTHER SPEAKER CARDS IN THIS CASE. ANYBODY ELSE CARE TO SPEAK ON THIS CASE? NONE. COMMISSIONER'S 
          [00:15:07]
MOTION DISCUSSION. YES. COMMISSIONER JONES. YEAH. LET ME. JUST SAY. THERE YOU GO. 
          YOU'RE YOU'RE LIVE. NOW I MOVE THAT WE CLOSE THE PUBLIC HEARING AND APPROVE WITH STAFF'S RECOMMENDATION. MOTION BY COMMISSIONER JONES AND COMMISSIONER MIRANDA HIT THE SECOND BUTTON FIRST. SO TO APPROVE THE APPLICATION FOR STAFF RECOMMENDATION. AND I BELIEVE YOU HAD SOMETHING TO ADD TO THAT. JUST WANTED TO CLARIFY. SUP ON THE CONVENIENCE STORE. CORRECT. OKAY. SO THE MOTION IS TO APPROVE AND REMEMBER STAFF'S RECOMMENDATION, THE REQUESTING CONVENIENCE STORE WITHOUT AN ISSUE P STAFF'S RECOMMENDING WITH AN ISSUE. WE'VE GOT PLENTY OF TIME TO GO THROUGH THAT PROCESS. YEAH. SO MOTION CLEAR MOTION IS TO APPROVE STAFF RECOMMENDATION. AND MOTION BY COMMISSIONER JONES. SECOND BY COMMISSIONER MIRANDA. PASSES UNANIMOUSLY. THANK YOU. ALRIGHTY. NEXT ITEM IS ITEM TWO. B HOLD A PUBLIC 
          [b. Z 26-02 TurfMaker (District 5)]
HEARING TO CONSIDER. APPLICATION OF TURF MAKER REQUESTING APPROVAL OF A SPECIFIC USE PROVISION TO ALLOW AN INDUSTRIAL OR MANUFACTURING HEAVY USE, AND A CONCEPT PLAN FOR INDUSTRIAL AND MANUFACTURING HEAVY USE. SITE IS LOCATED AT 2775 WEST KINGSLEY. THANK YOU, CHAIRMAN STEWART STORY ONE LAST TIME FOR TONIGHT. 
          THE APPLICANT REQUESTS A SPECIFIC USE PROVISION TO ALLOW FOR A HEAVY MANUFACTURING USE ON THE SUBJECT PROPERTY. THE SUBJECT PROPERTY, LOCATED ON 2775 WEST KINGSLEY ROAD, IS 2.32 ACRES AND IS ZONED INDUSTRIAL DISTRICT WITHIN THE DISTRICT FIVE. THE SUBJECT PROPERTY IS SURROUNDED BY OTHER PROPERTY ZONED INDUSTRIAL DISTRICT. TO THE NORTH IS AN EXISTING CONTRACTORS OFFICE SLASH STORAGE STORAGE YARD USE. THE PROPERTY TO THE WEST IS CURRENTLY A HEAVY MACHINERY MACHINERY RENTAL USE, AND TO THE EAST IS A CONTRACTOR'S OFFICE SLASH WAREHOUSE. USE THE PROPERTIES TO THE SOUTH, ACROSS FROM WEST KINGSLEY ROAD, FEATURE AN EXISTING SMALL DISTRIBUTION CENTER AND A MAJOR AUTOMOBILE REPAIR USE. THE PROPOSED HEAVY MANUFACTURING USE IS COMPATIBLE WITH SURROUNDING DEVELOPMENTS, AS THEY ARE ALL INDUSTRIAL IN NATURE. THE PROPOSED USE IS A COMPATIBLE IS COMPATIBLE WITH THE COMPREHENSIVE PLANS INDUSTRY CENTERED DESIGNATION, WHICH CALLS FOR INDUSTRIAL OPERATIONS REQUIRING SUBSTANTIAL INFRASTRUCTURE. THE SITE HAS HISTORICALLY BEEN USED FOR SIMILAR INDUSTRIAL PURPOSES, AND THE NECESSARY INFRASTRUCTURE AND FEATURES ALREADY EXIST TO SUPPORT THIS TYPE OF USE. GIVEN THE NATURE OF THE DESIGNATION AND THE EXISTING DEVELOPMENT PATTERNS IN THE AREA, THE REQUEST IS COMPATIBLE WITH THE COMPREHENSIVE PLAN. AND HERE WE GOT SOME PICTURES OF THE EXISTING BUILDING TAKEN FROM KINGSLEY ROAD. AND THIS IS THEIR CONCEPT PLAN WHICH SHOWS ALL THE EXISTING ON SITE IMPROVEMENTS, AS WELL AS WHERE THE APPLICANT PROPOSES TO ADD FIVE PARKING SPACES AS WELL AS AS WELL AS LANDSCAPING IN THE FRONT YARD AND THE. AND SO THEY CURRENTLY BELIEVE I BELIEVE HAVE 39 PARKING SPACES AND THEY'LL NEED 44 TO MEET THE PARKING REQUIREMENT, WHICH IS THE FIVE PARKING SPACES THAT THEY ARE SHOWING THEIR. THE APPLICANT IS REQUESTING IN THE SOUP FOR A TIME PERIOD OF EIGHT YEARS. THIS FALLS IN LINE WITH STAFF'S RECOMMENDATION TIME PERIOD OF BETWEEN 5 TO 8 YEARS. FOR THESE TYPE OF REQUESTS. THE REQUEST IS CONSISTENT WITH THE COMPREHENSIVE PLAN AND IS COMPATIBLE WITH THE SURROUNDING DEVELOPMENT PATTERNS. THE APPLICANT PROPOSES ADDITIONAL LANDSCAPING TO IMPROVE THE STREETSCAPE ALONG KINGSLEY ROAD, WHICH SHALL BE INSTALLED PRIOR TO THE ISSUANCE OF A CERTIFICATE OF OCCUPANCY. AS 
          [00:20:05]
SUCH, STAFF RECOMMENDS APPROVAL OF THE REQUEST FOR A HEAVY MANUFACTURING USE FOR A TIME PERIOD OF 5 TO 8 YEARS. WE SENT OUT 69 NOTIFICATION LETTERS AND WE GOT NO RESPONSE. I'LL STAND FOR ANY QUESTIONS. ANY QUESTIONS? COMMISSIONER JONES AND THEN COMMISSIONER DUCKWORTH. 
          I BELIEVE THAT THE EXISTING USE IS OPERATING SIMILARLY TO HEAVY INDUSTRIAL. I'M SORRY, IS IT? THE EXISTING USE IS OPERATING SIMILAR SIMILARLY TO HEAVY INDUSTRIAL. SO IT'S CURRENTLY VACANT. BUT PRIOR TO IT, IT WAS A CABINETRY BUSINESS WHERE THEY WERE MANUFACTURING, YOU KNOW, DIFFERENT FURNITURE. SO IT WAS INDUSTRIAL IN NATURE, BUT IT WASN'T QUITE HEAVY MANUFACTURING, BUT IT WAS AN INDUSTRIAL USE. ALL RIGHT. THANK YOU, COMMISSIONER DUCKWORTH. HE HIT ON ONE OF MY QUESTIONS. WHAT WOULD THE PRIOR USE WAS? THERE WAS NO HEAVY CHEMICAL USES OF ANY KIND IN THE BUILDING, TO OUR KNOWLEDGE. NOT THAT I KNOW OF. AND SECONDLY, DO WE KNOW THIS THIS NEW PRODUCT? IS THERE HEAVY CHEMICAL USES IN THIS MANUFACTURING? NOT THAT I'M AWARE OF, BUT I'LL LET THE APPLICANT ANSWER THAT TO THAT. 
          THANK YOU. SEE? NO OTHER QUESTIONS. THANK YOU, THANK YOU. I HAVE NO SPEAKER CARDS. IS THE APPLICANT HERE? CARE TO. IF YOU WANT TO COME ON DOWN AND SAY ANYTHING OR. AND WE NEED YOUR NAME AND ADDRESS, PLEASE. YES. MY NAME IS JUDY ALLEN. AND TO ANSWER YOUR QUESTION, I THINK IT WAS YOUR QUESTION. NO, WE DO NOT USE ANY CHEMICALS. THERE'S NOT GOING TO BE ANY CHEMICALS BEING USED ON THE PROPERTY. AND YOUR ADDRESS, PLEASE. CAN I SAY WHAT ADDRESS? PLEASE ADDRESS. 
          OKAY. THE CURRENT ADDRESS OF OUR COMPANY RIGHT NOW IS 4931 GRISHAM DRIVE, ROWLETT, TEXAS. 
          75088. DO YOU NEED MY PERSONAL ONE AS WELL? OKAY, OKAY. ANY QUESTIONS TO THE APPLICANT OR WHAT ELSE? DID YOU CARE TO PRESENT ANYTHING OR JUST ANSWER QUESTIONS. ANSWER QUESTIONS. 
          ANY QUESTIONS YOU HAVE OKAY. COMMISSIONER MIRANDA, QUICK QUESTION. WHAT'S A HYDRO SEEDER? WE IT'S A IT PRODUCES VEGETATION. SO INSTEAD OF LAYING SOD DOWN, YOU CAN USE THE HYDRO CEDAR TO SPRAY SEED AND FERTILIZER. AND THAT'S THAT'S WHAT IT DOES. DAVE, DO YOU WANT TO DO YOU WANT TO ADD TO THAT. NO. OKAY. MY OTHER QUESTION. SO THIS WOULD BE I THINK I READ YOU WOULD BE DOING LIKE THE FINAL INSTALL OR FINAL LIKE MANUFACTURING. RIGHT. 
          RIGHT. WE DO MANUFACTURING OF HYDRO SEEDERS AND STRAWBERRIES OKAY. YES. WE'VE BEEN DOING THAT FOR 25 YEARS IN ROWLETT AT THE CURRENT LOCATION. OH THANK YOU. THEN ANOTHER QUICK QUESTION. HOW'S HOW'S DO Y'ALL SELL TO LIKE, COMPANIES YOU SELL DIRECTLY TO THE PUBLIC OR. 
          OKAY WE ARE CURRENT MARKET IS MOSTLY TO THE RENTAL INDUSTRY. THAT'S WHO WE NORMALLY SELL TO A LOT. BUT WE WE HAVE END USERS THAT WE SELL TO THE PUBLIC AS WELL. YEAH. WE DON'T HAVE A LOT OF PEOPLE COMING IN AS FAR AS COMING IN TO LOOK AT THE MACHINERY. NO, THEY DO THAT ON THE WEBSITE. THEY'LL CALL IN AND THEN WE SHIP FROM OUR LOCATION. THANK YOU. YOU'RE WELCOME. COMMISSIONER DUCKWORTH. SO YOU'RE YOU'RE MANUFACTURING EQUIPMENT, CORRECT, AT THIS LOCATION. CORRECT. OKAY. ARE YOU GOING TO BE CLOSING YOUR BUSINESS IN ROWLETT? YES, YES. 
          WE'VE HAD A LOT OF GROWTH AND WE NEEDED A BIGGER LOCATION WHERE CAPACITY IN ROWLETT. AND THIS IS GOING TO BE TWO AND A HALF TIMES. THANK YOU FOR THANK YOU FOR THINKING OF GARLAND. 
          YOU'RE WELCOME. THANK YOU. I THINK THAT'S IT. THANK YOU VERY MUCH. YOU'RE WELCOME. I HAVE NO OTHER SPEAKER CARDS. ANYBODY ELSE IN THE AUDIENCE CARE TO ADDRESS THIS CASE? SEEING NONE. 
          COMMISSIONERS. MOTION DISCUSSION. COMMISSIONER ABEL. YES. THERE WE GO. COMMISSIONER ABEL, I WOULD LIKE TO MAKE A MOTION THAT WE CLOSE THE PUBLIC HEARING, APPROVE THIS PER STAFF RECOMMENDATION, WITH AN SUPP OF EIGHT YEARS AND A SECOND BY COMMISSIONER JONES HERE. 
          CORRECT. ALL RIGHT. THE MOTION IS TO MOTION BY COMMISSIONER ABEL TO APPROVE STAFF 
          [00:25:03]
RECOMMENDATION FOR A PERIOD OF EIGHT YEARS AND A SECOND BY COMMISSIONER JONES. SEE NO DISCUSSION. VOTE. AND THAT PASSES UNANIMOUSLY. YOU STILL HAVE TO GET THROUGH COUNCIL. 
          [c. Z 26-04 ZoneDev (District 3)]
BUT WELCOME TO GARLAND. ALRIGHTY. ITEM TWO C HOLD A PUBLIC HEARING TO CONSIDER THE APPLICATION OF ZONE DEV REQUESTING APPROVAL OF THE PLANNED DEVELOPMENT DISTRICT WITH A BASE ZONING OF SINGLE FAMILY FIVE A ALLOW A SINGLE FAMILY DETACHED HOUSING DEVELOPMENT AND A CONCEPT PLAN FOR SINGLE FAMILY DETACHED USE. THE SITE IS LOCATED AT 4802 AND 4718 BOBTOWN ROAD. THANK YOU SIR. GOOD EVENING. IT IS 2604. THE APPLICANT IS REQUESTING A PLAN DEVELOPMENT FOR A SINGLE FAMILY DETACHED HOUSING DEVELOPMENT ON PROPERTY ZONED AGRICULTURAL DISTRICT. THE SITES LOCATED AT 48, OH TWO AND 4718 BOBTOWN. IT'S A 9.6 ACRE SITE, ZONED AGRICULTURAL DISTRICT. THIS THE SITE. AS YOU CAN SEE. THERE'S A NEIGHBORHOOD TO THE WEST AND TO THE EAST, WITH SOME MORE SPARSE HOUSING IN BETWEEN TO THE NORTH AND SOUTH. THE COMPREHENSIVE PLAN HAS THIS AREA SLATED FOR TRADITIONAL NEIGHBORHOODS THAT ACCOUNTS FOR A DENSITY OF 1 TO 6 ACRES, BUT THE APPLICANT IS PROPOSING 8.8 SORRY DWELLING UNITS PER ACRE. HERE ARE SOME PHOTOS OF THE SITE. THERE'S SOME ADDITIONAL PHOTOS OF THE SITE LOOKING NORTH AND SOUTH DOWN BOBTOWN. HERE'S THE CONCEPT PLAN. I WOULD LIKE TO NOTE THAT SINCE BOBTOWN ROAD IS A TYPE F THOROUGHFARE, THERE'S NO NEED FOR A SCREENING WALL. 
          AND ALSO THIS IS A SINGLE FAMILY DETACHED, SO THERE'S NO NEED FOR SCREENING TO THE WEST AND NORTH. THE APPLICANT IS REQUESTING VARIOUS DEVIATIONS. THAT WOULD BE FIVE 3000 SQUARE FOOT LOTS WITH A 75% MAXIMUM LOT COVERAGE, 35 FOOT LOT WIDTH AND 85 FOOT LOT DEPTH, WITH GARAGE DOORS BEING SET BACK SIX INCHES INSTEAD OF FIVE FEET FROM THE FACADE. ADDITIONALLY, THEY ARE PROPOSING A FOUR DESIGN ELEMENTS OF THEIR OWN, AS WELL AS ONLY ONE LARGE CANOPY TREE PER LOT. AND OF COURSE, IF I'M GOING TOO FAST, I WILL CIRCLE BACK OR PLEASE LET ME KNOW. NO. SO FAR SO GOOD. YEAH. ADDITIONALLY, THERE ARE PROPOSING REDUCED ARCHITECTURAL RELIEF FOR LESS ARTICULATION ABOVE THE FIRST FLOOR, AS WELL AS SOME ADDITIONAL. AS FAR AS LIKE A TRADE OFF, THEY ARE PROPOSING 22 GUEST PARKING SPOTS WHEN NONE ARE ALLOWED, AS WELL AS A GAZEBO WITH GAME COURT AND DOG PARK AND AN ALLEYWAY FOR. HERE ARE SOME RENDERINGS OF THE APPLICANT'S PROPOSAL. NOW THESE ARE JUST FOR REFERENCE. I WOULD LIKE TO NOTE, BUT THEY DO REPRESENT WHAT THE APPLICANT STATES TO ATTEND TO GO FOR. STAFF RECOMMENDS DENIAL THOUGH IF CITY COUNCIL APPROVES THE REQUEST, WE STRONGLY SUGGEST THEY FOLLOW THE FOLLOWING CONDITIONS AND THAT BE FOR THE FUTURE APPROVAL IF APPROVED. 
          SORRY. STAFF DOES RECOMMEND DENIAL DUE TO THE THE DESIGN ELEMENTS AND ARCHITECTURAL RELIEF. WE BELIEVE THAT WILL CREATE JUST A LESSER PRODUCT THAN THE BASE GDC, AS WELL AS THE SMALLER LOT SIZES BEING FAR DIFFERENT THAN THE NEARBY AND ADJACENT DEVELOPMENTS. WE SENT OUT 121 LETTERS. WE RECEIVED ONE AND IT WAS WITHIN THE NOTIFICATION AREA AGAINST. AND THE COMMENTS THAT WAS AGAINST THE REQUEST WITHIN THE NOTIFICATION AREA CITED TRAFFIC AS THEIR REASON FOR OBJECTION. I AM OPEN TO ANY AND ALL QUESTIONS, AND OF COURSE, FEEL FREEEE TO ASK WHICH SIDE I SHOUD GO BACK TO. OKAY, COMMISSIONER PARISH. OH, COME ON, THERE WE GO. THANK YOU FOR TAKING US THROUGH THIS CASE TONIGHT ON SOME OF THE THE CHANGES AND THE DEVIATIONS AND THEN ALSO THE STAFF'S RECOMMENDATION. I HAVE A FEW QUESTIONS AND I'LL PROBABLY COME BACK TO SOME. AND I KNOW I DID NOT HAVE AN OPPORTUNITY TO GET QUESTIONS 
          [00:30:02]
OVER TO YOU, BUT A LOT OF THEM HERE WAS HELPFUL TO REVIEW AS WELL. AND OF COURSE, I ALWAYS LOOK TO THE GDC FIRST AND THEN THE THE BEST USE OF THE LAND. SO ONE AND I SEE IT IN I SAW IT IN THE REPORT. I THINK YOU ADDRESSED IT HERE AS WELL. AND IT ALLUDES TO THE CONCERN ON TRAFFIC. SO START THERE. AND I SAW THE TRANSPORTATION REPORT. NO NEED WAS NO COUNT TRIP CONCERNS. AND SO IMPACT TO BOBTOWN AND NEARBY INTERSECTIONS IS THERE WAS NO ISSUE. RIGHT. SO SAFE I'D LIKE TO ADD THE TRANSPORTATION DEPARTMENT DID REVIEW THIS AND THEY DETERMINED FROM THERE LIKE ANALYSIS THAT THERE WAS NOT EVEN A TRIP NEEDED TO DETERMINE IF A T WAS NEEDED. THE WHAT IS THE THRESHOLD FOR THAT? AGAIN, I 100 TRIPS PER DAY, 100 TRIPS PER DAY. OKAY. THANK YOU. YEAH. I'M SORRY, I DIDN'T MEAN TO INTERRUPT. COMMISSIONER PARISH, DO YOU HAVE NO WORRIES? THE OTHER. SO ESSENTIALLY, THE. IT'S INCOMPATIBLE. THIS USES INCOMPATIBLE WITH ADJACENT USES IS THAT IT'S NOT NECESSARILY THE USE ITSELF AS SINGLE FAMILY, DETACHED SINGLE FAMILY. THE COMPREHENSIVE PLAN ACTUALLY SLATES IT FOR TRADITIONAL DEVELOPMENT. SO IT'S NOT THE USE. BUT WE BELIEVE THE LOT SIZES AS WELL AS THE LIKE DESIGN ELEMENTS ARE THE INCOMPATIBLE THINGS. SO ONE WOULD BE THE LOT SIZES. WE BELIEVE THEY ARE SIMPLY TOO SMALL AND DEVIATE TOO MUCH FROM THE SURROUNDING NEIGHBORHOOD. 
          AND THEN OUR OTHER REASON FOR DENIAL WAS THAT WE BELIEVE THE PROPOSED DEVIATIONS FOR DESIGN AND AND SUCH WERE NOT ADEQUATE AND JUST PRODUCED LESS THAN THE REQUIRED. ALL RIGHT. I'LL COME BACK WITH MORE QUESTIONS HERE. I'LL LET OTHER COMMISSIONERS, MY FELLOW COMMISSNERS, ASK A FEW MORE QUESTIONS AND I'LL COME BACK. I HAVE JUST TO JUST ONE CLARIFICATION. IT'S 100 TRIPS, AM, PM PEAK HOURS OR 2500 TRIPS PER DAY. THAT'S THE THRESHOLD FOR T. OKAY. THANK YOU. BECAUSE THE 85 HOMES, 100 TRIPS. YEAH. IT WAS IT DID NOT COMPUTE. ALL RIGHT, COMMISSIONER MIRANDA THEN COMMISSIONER DUCKWORTH. YES, I GOT A QUESTION. I THINK IF YOU CAN GO BACK TO THE COMMENT, THE ONE COMMENT THAT WAS MADE, THE RESPONSE, YOU KNOW, WHERE THAT LARGE APARTMENT COMPLEX IS RELATIVE TO THIS LOCATION? THE APARTMENT COMPLEX? YES, SIR. ON THE IT IS THE PROPERTY IN THE BROWN ON YOUR SCREEN. OKAY, OKAY, OKAY. THANK YOU. THANK YOU, COMMISSIONER DUCKWORTH AND COMMISSIONER CORNELIUS. THANK YOU SIR. FORGIVE ME. I THINK IN YOUR WRITE UP, THERE WAS THERE ARE NO ALLEYS IN THIS DEVELOPMENT. YES. THEY'RE PROPOSING NO ALLEYS. YEAH. WHAT WHAT CHALLENGES THAT DOES THAT PRESENT TO OUR CITY. SO IT PRESENTS JUST THAT THE HOMES WILL BE MORE FOCUSED ON THE GARAGE AND LESS ON THE ARCHITECTURAL DESIGN. BUT TRANSPORTATION DOES NOT HAVE ANY SORT OF RULING, DECRING IF ALLEYS HELP OR HURT TRAFFIC OR ANYTHING LIKE THAT. RIGHT. JUST TYPICALLY IN NEW NEIGHBORHOODS, THEY DO ALLEY PICKUPS FOR THE ESTHETIC ESTHETICS IN THE, IN THE AREA. 
          SO YES. AND THE FIRE DEPARTMENT COULDN'T ACCESS FROM THE ALLEY. YEAH. OUR FIRE DEPARTMENT DIDN'T HAVE ANY ISSUE AT LEAST WITH THIS. OKAY. THANK YOU. THANK YOU, COMMISSIONER CORNELIUS, IS THE APPLICANT AWARE OF THE DENIAL IN THE DEVIATIONS AND ISSUES THAT Y'ALL STATED IN WITH THAT? ARE THEY DID THEY COME BACK SAYING THEY WERE WILLING TO MAKE ADJUSTMENTS OR. YES, MA'AM. THE APPLICANTS AWARE AND WE WERE IN COMMUNICATION WITH THEM. AND THEY DO HAVE SOME THINGS THEY'RE PROPOSING TO AT LEAST RELIEVE SOME OF THE ARCHITECTURAL DESIGNS AND STUFF. BUT FROM A LOT STANDPOINT, THERE WAS REALLY NOTHING THAT COULD CHANGE. THANK YOU, THANK YOU. ANY OER QUESTIONS? THANK YOU VERY MUCH. ALRIGHTY. I HAVE THE APPLICANT HERE, MAXWELL FISHER. DOES HE NEED TO GIVE US HIS ADDRESS AGAIN? YES, YES, YES. MR. MAXWELL FISHER, ZONE DEV, 2502 GRANDVIEW DRIVE, RICHARDSON, TEXAS, 75080, REPRESENTING SMC DEVELOPMENT. CAN Y'ALL HEAR ME? OKAY, I DON'T KNOW. WE ARE PROPOSING 85 
          [00:35:06]
UNITS ON 9.6 ACRES. THIS WOULD BE A MEDIUM DENSITY PRODUCT, 8.8 UNITS PER ACRE. IT'S VERY COMPARABLE TO SOME OF THE TOWNHOME DEVELOPMENTS THAT WE'VE SEEN AND COME BEFORE THE PLANNING COMMISSION AND COUNCIL THAT HAVE BEEN APPROVED. THIS WOULD BE A TWO STORY FRONT ENTRY PRODUCT. THE HOMES WOULD BE BETWEEN 1600 TO JUST SHY OF 2400FT■S, THREE AND FOUR BEDROO. 
          INSTEAD OF A FOUR BEDROOM. THERE WOULD ALSO BE AN OPTION FOR AN OFFICE OR MISCELLANEOUS TYPE ROOM. THERE'D BE A POCKET PARK THAT WE HAVE, A PROGRAM AMENITY AREA IN THE BACK, AND THEN THERE'S ALSO GUEST PARKING BECAUSE IT IS SMALLER LOTS AND FRONT ENTRY. WE ARE PROPOSING 22 PARKING SPACES THAT WOULD BE IN LINE WITH LIKE A TOWNHOME DEVELOPMENT, WHERE YOU HAVE A SIMILAR SITUATION WHERE WE WANT TO MAKE SURE WE HAVE ENOUGH. YOU KNOW, WE'LL HAVE, OF COURSE, FOUR PARKING SPACES TECHNICALLY ON SITE, WITH TWO IN THE GARAGE, TWO IN THE DRIVEWAY AND OUR 20 FOOT DRIVEWAY. AND THEN WE'D HAVE AN ADDITIONAL 22 GUEST PARKING SPACES TO MAKE SURE WE DON'T HAVE OVERCROWDING WITH WITH PARKING. WE'VE GOT A DEEP LANDSCAPE LANDSCAPE BUFFER ALONG BOBTOWN ROAD. THERE'S A DEEPER LANDSCAPING, SO WE CAN HAVE SOME ADDITIONAL LANDSCAPING AND ESTHETIC, VERY ESTHETICALLY PLEASING FRONT DOOR. BUT THEN ALSO THERE'D BE A SCREENING WALL REQUIRED ALONG BOBTOWN ON KIND OF THE BACK DROP OF THAT LANDSCAPE AREA. AS MENTIONED BY THE COMP PLAN, THE COMPREHENSIVE PLAN IS ALMOST 20 YEARS OLD, AND AS YOU KNOW, THE CITY IS IN THE PROCESS OF UPDATING THAT PLAN. AND SO SOME OF THE RESIDENTIAL INDUSTRY, RESIDENTIAL INDUSTRY HAS SORT OF CHANGED OVER THAT 20 YEAR PERIOD. YOU SEE A LOT MORE. 
          ONLY THE HOME PRICE HAS GONE UP, BUT INTEREST RATES HAVE GONE UP. AND I KNOW THAT FLUCTUATES, BUT ALSO THE DEMAND FOR THE TYPE OF HOUSING HAS CHANGED OVER THE YEARS. YOU KNOW, PEOPLE DON'T HAVE SO MUCH CONCERN OR VALUE ON THE LOT, THE SIZE OF THE LOT. THE MORE CONCERNED ABOUT THE PRODUCT THEY GET AND AMENITIES, ETCETERA. AS WE'VE SEEN OVER SEVERAL RESIDENTIAL PRODUCTS HAVE COME FORWARD IN THE LAST FIVE YEARS OR EVEN TEN YEARS. THIS IS A DETACHED SINGLE FAMILY PRODUCT. SO EVEN THOUGH IT'S TECHNICALLY FALLS IN THE COMPACT NEIGHBORHOOD DESIGNATION, IT'S IT IS TRADITIONAL IN THE FACT THAT IT IS DETACHED. AND SO SOMEBODY WHO DOESN'T WANT TO WANTS A PRICE POINT OF MORE, MAYBE CLOSER TO A TOWNHOME OR AN ENTRY PRODUCT, BUT DOESN'T WANT TO SHARE A WALL, WOULD BE INTERESTED IN THIS TYPE OF PRODUCT. WE'VE BEEN WORKING WITH STAFF ON ON THE DESIGN, UNDERSTANDING THAT IT IS A FRONT ENTRY PRODUCT. IT IS A SMALLER PRODUCT, SO IT'S IMPORTANT THAT WE COMPENSATE TO MAKE SURE THAT IT'S A A HIGH QUALITY, GOOD LOOKING DEVELOPMENT HOME. SO WE DO HAVE SOME AND WE HAVE SOME VARIANCES AND I'M HAPPY TO GO THROUGH THOSE. I THINK MY PRESENTATION IS LONG ENOUGH. I'M NOT GOING TO BELABOR YOU AND GO THROUGH EVERY SINGLE ONE OF THEM, BUT I'LL TRY TO GO OVER THE ITEMS THAT WE FEEL ARE IMPORTANT. SO THE THE FIRST ONE IS, IS ARTICULATION. I THINK THERE'S A MINIMUM EVERY 20%, NO MORE THAN 20% OF THE FACADE OF THE SECOND STORY HAS TO BE ARTICULATED. WHAT YOU CAN SEE HERE WE HAVE THREE LEVELS OF ARTICULATION, AND I DON'T EVEN KNOW IF THAT WOULD MEET 20%. SO WE'RE ASKING FOR A LITTLE BIT OF REDUCTION ON THE PERCENTAGE CLOSER TO 50%. BUT YOU CAN SEE THERE'S TONS OF ARTICULATION HERE. AND I'LL SHOW YOU SOME OTHER ELEVATIONS THAT SHOW THAT IF YOU ARTICULATE ANY MORE, IT ALMOST BE TOO, TOO MUCH OFFSET ON THE ELEVATION. WE HAVE CARRIAGE STYLE GARAGE DOORS, WHICH WE'VE ENHANCED THAT THAT ELEMENT THERE WE WOULD BE WE WOULD BE HAPPY TO DO THIS ON ALL OF OUR PLANS. SOME OF THE CARRIAGE STYLE DOORS HAVE THE CARRIAGE STYLE HARD HARDWARE AND THE THE DESIGN FEATURES THAT YOU SEE THE INSETS. SOME HAVE THE WINDOWS AT THE TOP, SOME DON'T. 
          SOME HOMEOWNERS LIKE THAT, SOME HOMEOWNERS DON'T. JUST FROM A SECURITY STANDPOINT, I DON'T WANT PEOPLE TO BE ABLE TO PEER DOWN IN THE GARAGE. SO WE THOUGHT THAT AS AS THE WINDOW PART WOULD BE AN OPTION IF YOU ALL WANTED TO REQUIRE IT, WE COULD PROBABLY GET THERE. 
          REQUIRING THREE SCONCES. SO INSTEAD OF JUST TWO, WE HAVE THREE. WE'D HAVE TWO, YOU KNOW, ONE ON EACH SIDE OF THE GARAGE AND ONE ON THE ON THE FAR LEFT AND THEN DIVIDED WINDOWS. HERE IS ANOTHER DESIGN ELEMENT. AND THEN WE'VE STAFF HAD MADE A RECOMMENDATION OF AN AWNING. SO WE LOOKED AT ADDING AN AWNING. AND WE IT'S NOT ON THIS ELEVATION BUT I'LL SHOW YOU IN A MINUTE. THERE'S ONE THAT SHOWS AN AWNING. WE'RE HAPPY TO DO THAT ON ON ONES. WE WANT TO HAVE SOME VARIETY BECAUSE WE DO HAVE SOME REGULATIONS. WE'RE NOT THAT WE ARE ADHERING TO IN THE LAND DEVELOPMENT CODE. THAT MAY OR MAY NOT BE DISCUSSED BECAUSE WE AREN'T ASKING FOR ANY MODIFICATIONS TO THEM. BUT HERE'S HERE'S A COUPLE MORE ELEVATIONS. THERE'S TWO OTHERS OF DIFFERENT DESIGN. THERE'S THE AWNING ON THE ON THE WHITE ONE THERE. YOU CAN SEE THE 
          [00:40:04]
AWNING ABOVE. SO WE'RE HAPPY TO DO SOME SORT OF APPLICATION LIKE THAT TO PROVIDE SOME ARCHITECTURAL FEATURES FOR STAFF'S RECOMMENDATION. AND THERE'S A COUPLE MORE. WE ALSO HAVE. THIS IS ALSO NEW SINCE STAFF'S RECOMMENDATION THAT WE'D LIKE TO TO OFFER IS THAT AN ENTRY DOOR ENHANCEMENT. THIS IS ALSO COULD BE A SECURITY ITEM AS WELL. SOME PEOPLE JUST LIKE A HARD SOLID HARDWOOD DOOR JUST FOR SECURITY. BUT THIS IS AN OPTION THAT WE COULD DO THIS EITHER FOR, AS YOU SEE, AT ABOUT TWO THIRDS OF THE DOOR ITSELF, OR MAYBE JUST THE TOP. 
          THAT WAY YOU HAVE THAT DESIGN FEATURE, BUT IT'S NOT A SECURITY ISSUE AND THAT SOMEONE COULD BREAK IN AND KIND OF CLIMB THROUGH. SO YOU KIND OF GET THE BEST OF BOTH WORLDS THAT WAY. GARLAND DEVELOPMENT CODE, SOME THINGS THAT THAT STAFF THAT YOU KNOW, THAT WE ARE COMPLYING WITH IS WE'D HAVE TO COMPLY WITH 25% OF THE THE WALL AREA OF THE FRONT BUILDING FACE OF THE DWELLING HAS TO BE WINDOWS AND DOORS. SO WE'D HAVE TO COMPLY WITH THAT REQUIREMENT. 
          THERE WAS A QUESTION ABOUT WHETHER THAT INCLUDES THE GARAGE DOOR OR NOT. WE CAN GET INTO THAT IF YOU'D LIKE. AND THEN THE MINIMUM. SO THIS IS ANOTHER REQUIREMENT THAT WE HAVE TO COMPLY WITH. REGARDLESS, WE'RE NOT ASKING FOR ANY MODIFICATIONS. IS THAT A MINIMUM NUMBER OF ELEVATIONS. SO TO MAKE SURE THERE'S A VARIETY OF HOUSING PRODUCT WE CAN'T DUPLICATE HOUSES THREE ON ON ONE SIDE OF THE STREET AND FOUR DIRECTLY ACROSS THE STREET. 
          SO WE'D BE COMPLYING WITH THAT REQUIREMENT AS WELL. AND THEN STAFF HAS ASKED US TO DO FOUR DESIGN ELEMENTS. SO THE THREE DESIGN ELEMENTS, WE'RE HAPPY TO DO THAT AS WELL WITH THE AWNING AND THE DOOR ENHANCEMENTS AND THINGS LIKE THAT, TO MAKE SURE WE GET THE QUALITY AND THE INTEREST VARIETY THAT THAT'S THE INTENT. HERE'S OUR AMENITY PLAN, OUR AMENITY POCKET PARK AREA. WE HAVE A LARGE AND A SMALL DOG PARK, SO A SMALL DOG DOESN'T HAVE TO GET BEAT UP BY LARGE DOGS AND GO IN THE SMALL DOG AREA AND HANG OUT WITH SMALL DOGS. WE HAVE A SPIGOT, A WATER SPIGOT ON EACH SIDE TO CLEAN THE DOG. THERE'S ALSO WILL BE SOME DOGGY DISPENSER, LITTER SET IN A LITTER RECEPTACLE AREA, AND THERE'LL BE A FIVE FOOT ORNAMENTAL FENCE AROUND BOTH THOSE AREAS. AND THEN WE'RE THINKING A BOCCE BALL COURT. YOU KNOW, THAT COULD BE SOMETHING OTHER THAN A BOCCE BALL COURT. BUT THAT'S WHAT WE'VE PLANNED SO FAR. BUT SOME SORT OF SPORT COURT THAT'S DURABLE, AND THAT WOULD BE PROBABLY THE MOST USED. AND THEN WE ALSO HAVE A GAZEBO ON THE RIGHT SIDE WITH SOME SEATING THERE. SO IF YOU JUST WANT TO COME UP AND SIT AGAIN AND THEN ALSO SEATING ON THE OTHER SIDE, AND WE'LL HAVE SHADE TREES ON EACH SIDE. SO WE'VE PLANNED THIS WITH OUR LANDSCAPE ARCHITECT TO MAKE SURE IT'S AN AREA THAT CAN BE USED AND IS ENHANCEMENT. AND THEN NOT TO MENTION THERE'S THERE'S SOME GUEST PARKING THERE AS WELL. SO IF YOU WANT TO DRIVE DOWN AND PARK. HERE'S OUR INTERIORS FOR FOR THIS DEVELOPMENT, YOU CAN SEE WE HAVE HIGH QUALITY. THERE'LL BE YOU KNOW WE'RE TRYING TO DRIVE PRICES HERE. OUR OUR PER SQUARE FOOT IS GOING TO BE HIGHER THAN A LOT OF THE HOMES IN THE AREA. AND I'LL GET INTO THAT. I KNOW THERE'S THERE'S PROBABLY QUESTIONS ON HOME VALUE THAT'S USUALLY, YOU KNOW, THE MOST, MOST IMPORTANT THINGS. THE HOMEOWNER WANTS TO MAKE SURE THAT WHAT'S COMING IN ISN'T GOING TO DEVALUE THEIR HOMES, OR AT LEAST BE AS AS VALUABLE. SO WE'RE GOING TO TALK ABOUT THAT. WHEN YOU HAVE A SMALLER LOT, IT DOESN'T NECESSARILY MEAN THAT THE VALUE IS GOING TO BE LOWER ON A PER SQUARE FOOT BASIS, WHICH IS HOW APPRAISERS LOOK AT VALUING PROPERTY. OKAY. SORRY. WOW. SO I WANT TO HIT HOME ON THE FACT THAT QUALITY OF PRODUCT DRIVES VALUE, NOT LAND VALUE. WHEN YOU'RE OUTSIDE OF AN URBAN CORE WHERE YOU HAVE SUPER EXPENSIVE LAND, AND IF YOU'RE IN A SUBURBAN AREA, EXURBAN AREA LAND, THE ACTUAL LAND VALUE IS REALLY LOW. SO YOU'RE AT ABOUT TEN SQUARE FEET. 
          I'M SORRY. I DON'T MEAN TO. I DON'T KNOW ABOUT THE TWO. TWO MIX ONE NEXT TIME WE'RE HERE. 
          SO. SO TEN SQUARE FEET PER LAND. SO A LOT OF PEOPLE WHO MAY BE CONCERNED, OH, WHY AREN'T THEY DOING 5000 SQUARE FOOT LOTS OR 7000 SQUARE FOOT LOTS. WELL, BECAUSE WE'RE DOING IT. TO TURN ONE OF THEM OFF AND JUST TALK LOUDER THAN ONE OF THEM. MAYBE. TRY AGAIN. OKAY. THE DIFFERENCE IN VALUE IS REALLY LOW. SO LET'S JUST SAY A FIVE. LET'S SAY THESE ARE 5000 SQUARE FOOT LOTS INSTEAD OF 3000. IT'S ONLY A DIFFERENCE IN 20,000FT■S, A $20,000 IN VALUE FOR THE OVERALL PROPERTY. PROPERTY VALUE. THESE HOMES ARE GOING TO BE BETWEEN 330 AND $450,000. SO IT'S ONLY A 4 OR 5% DIFFERENCE. AND THE DIFFERENCE IN THAT LAND LAND ISN'T WORTH THAT MUCH. 
          IT'S THE IT'S THE QUALITY OF THE PRODUCT THAT DRIVES THE VALUE IN THIS AREA. AND MANY AREAS OF DFW. SO A 9 TO 11%, IF WE WERE TO DO 7000 SQUARE FOOT LOTS, WHICH ARE NOT 
          [00:45:08]
UNHEARD OF, BUT THEY'RE NOT, VERY RARELY DO PEOPLE DO. DO DEVELOPERS DO LOTS THAT LARGE THESE DAYS WITH SMALL WITH NOT MUCH LAND. THEY'RE. HOUSING AFFORDABILITY. SO AS YOU KNOW, OVER THE LAST SEVERAL YEARS, INTEREST RATES HAVE GONE UP. THEY WERE NEARLY AS HIGH AS 7%. 
          I THINK THEY'RE NOW DOWN CLOSER TO 6% RECENTLY. BUT THE POINT IS, IS THAT WHAT YOU COULD AFFORD AT 3% INTEREST RATE, YOU KNOW, FAMILY COULD AFFORD A 600 SQUARE FOOT, $600,000 HOME. NOW THEY CAN AFFORD SOMETHING CLOSER TO 400,000 BECAUSE THE INTEREST RATE AND SO THE PURCHASING POWER IS SO MUCH LESS. AND SO WHO ARE WE TARGETING THIS TO? THESE ARE THE SAME. THE SAME. YOUNG PROFESSIONALS THAT THAT COULD AFFORD A $600,000 HOME A FEW YEARS AGO, AND NOW A 4 TO $400,000 HOUSE, THE COST OF HOUSING HAS GONE UP SO MUCH THAT SO THESE ARE A LOT OF THESE ARE GOING TO BE DUAL INCOME PROFESSIONAL HOUSEHOLDS. 
          THEY'LL HAVE TO MAKE SOMEWHERE BETWEEN 100 AND 10, $140,000 A YEAR, AT A MINIMUM, TO BE ABLE TO AFFORD A 350 TO $450,000 HOUSE. SO THAT JUST SHOWS YOU WHAT HOW THE WHY THE INDUSTRY HAS CHANGED BECAUSE OF OF. THE INTEREST RATES. LIONS CREST IS TO THE SOUTH IS BY THAT'S A PAUL TAYLOR HOME PRODUCT. THIS IS A DIFFERENT PRODUCT. IT CATERS TO A DIFFERENT A DIFFERENT BUYER. OR HOMES WE BE BUILDING WOULD BE CATERING TO A FIRST TIME HOME BUYER. THEY'D BE LIVING IN AN APARTMENT, MAYBE A TOWNHOME. MAYBE THEY'RE LIVING LIVING IN A WITH SOMEONE ELSE OR SOMETHING. AND SO IT GIVES AN OPPORTUNITY FOR SOMEONE TO BUY THEIR FIRST HOME. 
          AND THAT THREE TO 400 OR 3, 30 TO $450,000 RANGE, THESE ARE IN THE 500 RANGE, $500,000 RANGE. 
          BUT SOMETHING TO NOTE IS THAT AT LEAST WHAT I'VE BEEN TOLD, ONLY ABOUT 60% OF THESE HOMES HAVE BEEN BUILT AND SOLD. SO THIS PRICE POINT IS REALLY STRUGGLING RIGHT NOW. AND NOT ONLY THAT, BUT WHEN YOU LOOK AT THE THE VALUE ON A PER SQUARE FOOT JUST BECAUSE IT'S BIGGER, THESE RANGE IN THE 160 TO $170 PER SQUARE FOOT OF HOME. WE'RE GOING TO BE CLOSER TO 200 OR 210 BECAUSE OF THE SCALE OF THE HOME AND BECAUSE OF THE VALUE THAT WE'RE BRINGING WITH THESE HOMES. HERE'S AN EXAMPLE. THE APPROXIMATE SIZE OF THE BOBTOWN COMPACT. THAT'S THAT'S OUR HOMES. IT'S RANGE BETWEEN 1600 AND 2300. WE'VE GOT KIND OF A MEDIAN THERE RANGE OF 1700 TO 2000. WE'RE GOING TO BE JUST OVER $200 PER SQUARE FOOT. WELL THE PAUL TAYLOR HOMES ARE YES, THEY'RE A LITTLE BIT MORE VALUABLE OVERALL. BUT ON A PER SQUARE FOOT BASIS, THEY'RE ACTUALLY LESS THAN WHAT WE'RE PROPOSING. SO THAT'S SOMETHING TO KEEP IN MIND IS THAT WE'RE NOT WE'RE DEFINITELY THE LOWER PRICED HOME DOES NOT MEAN A LOWER VALUE PER SQUARE FOOT. 
          HERE'S ANOTHER THING TO CONSIDER. ACTUALLY, THIS IS MORE PROBABLY A COUNCIL CONSIDERATION, BUT IT'S STILL IMPORTANT IS THAT WHEN YOU, YOU KNOW, THERE'S ALWAYS A CONCERN ABOUT, OH, WE NEED TO HAVE OUR HOMES NEED TO BE SO VALUABLE IN THE CITY, OTHERWISE WE CAN'T PAY FOR THE SERVICES THAT OUR TAXES WON'T PAY FOR THE SERVICES THAT WE THAT WE PROVIDE TO THOSE THOSE HOMEOWNERS. YEAH. BUT YOU ALSO HAVE TO THINK ABOUT THE FACT THAT IF YOU HAVE A DENSER PRODUCT, YOU CAN ACTUALLY THE VALUE ON A PER ACRE BASIS FROM A TAX STANDPOINT, ACTUALLY HIGHER. THAT'S WHY MULTIFAMILY BRINGS A TON OF TAX VALUE FROM THE CITY, IS THAT IN THIS CASE, A DENSER MEDIUM MEDIUM DENSITY PRODUCT YOU CAN HAVE POTENTIALLY YOU CAN HAVE 65 HOMES VERSUS A 35. THIS IS JUST AN EXAMPLE, 35 HOMES, BUT YOUR ACTUAL VALUE IS ABOUT ABOUT 6 MILLION MORE BECAUSE YOU'RE GETTING SO MUCH PER PER HOME. 
          AND AGAIN, IT KIND OF RELATES BACK TO THAT OTHER DEVELOPMENT THAT'S LARGER HOMES, BUT ON A PER SQUARE FOOT BASIS IT'S NOT QUITE AS VALUABLE. SO I LOOKED AT THE SURROUNDING AREA TO THE WEST WE HAVE PROBABLY THE OLDEST NEIGHBORHOOD. THOSE ARE ALL ONE STORY. THOSE ARE THE SMALLEST HOMES. THOSE ARE IN THE 200,000 RANGE UP TO ABOUT 290. KEEP IN MIND THESE THESE HOME RANGES I PROVIDE. THERE'S SOME ANOMALIES. THERE'S SOME HOMES ON CUL DE SACS OR ON THE CORNER THAT ARE A LITTLE BIT LARGER. SOME ARE A LITTLE BIT SMALLER. BUT THIS GIVES YOU A CALL IT THE 80 TO 90% RANGE OF OF THE OVERALL HOME SIZES AND PRICES. SO 2 TO 202 90 THERE OVER 50 YEARS OLD TO OUR WEST AND THEN HIGH CREST TO OUR EAST. THOSE ARE 1600 TO 2100FT■S, ROUGHLY 290 TO $340,000. AND THEN THE SOUTH PART IS HIGH CREST. THE HOMES ARE A LITTLE LARGER. THOSE ARE 1700 TO 2800, AGAIN, PROBABLY A COUPLE OVER 3000. AND THEN HOMES ARE IN THE 
          [00:50:06]
400,000. CYPRESS COVE IS SOMEWHAT OF A RELATIVELY NEWER DEVELOPMENT. THOSE ARE 2100 TO 3000 SQUARE FOOT HOMES. PRICES ARE 380,000 TO 400,000. BUT YOU CAN SEE WITH OUR DEVELOPMENT WE'RE IN WE'RE IN THAT RANGE. I FEEL LIKE WE HAVE A COMPATIBLE VALUE PRODUCT HERE AT 330 TO 450. WE'RE HIGHER THAN TO THE WEST. WE'RE COMPARABLE OR HIGHER IN SOME RESPECTS TO SOME OF THE ONES TO THE TO THE EAST AND COMPARABLE FROM A VALUE STANDPOINT PER SQUARE FOOT. 
          WHERE IS THIS TYPE OF DEVELOPMENT? I'LL WRAP UP HERE. WHERE IS THIS TYPE OF DEVELOPMENT OCCURRING? WELL, WE HAVE A PARKER PLACE IN LEWISVILLE. THIS IS A 25 FOOT WIDE PRODUCT. YOU CAN SEE THAT THESE ARE ACTUALLY PRETTY VALUABLE PROPERTIES. WE'RE YOU CAN SEE THAT THE ARCHITECTURE YOU CAN HAVE A CUTE GOOD LOOKING HOME EVEN IF IT IS A SMALLER SCALE. THESE HOMES RANGE IN SIZE BASED ON THE DEPTH OF THEM. BUT THEY ARE 25FT. I THINK THIS IS A NICE LOOKING DEVELOPMENT SO THAT WE'RE NOT THE FIRST. WE'RE NOT WE'RE NOT A BLAZING PIONEER HERE, BUT THIS IS A NEWER PRODUCT TYPE THAT'S BEING EMBRACED IN THE DALLAS FORT WORTH AREA. THERE'S ANOTHER ONE CALLED THE ENCLAVE AT MAXWELL CREEK IN MURPHY THAT'S THAT'S UNDER CONSTRUCTION, ANOTHER SIMILAR PRODUCT. THESE ARE JUST MINIMUM 1600 SQUARE FOOT HOME. I THINK IN THIS CASE WE'RE PROPOSING UP TO 2300. I WILL WRAP UP. WE WE WOULD ASK YOU TO CONSIDER THE FACT THAT THE HOUSING PRODUCT LARGELY DRIVES PROPERTY VALUES. IN THIS CASE, PROPOSAL PROVIDES AN ATTAINABLE HOME OWNERSHIP IN A HIGHER RATE ENVIRONMENT. WE HAVE AN OPEN SPACE IN POCKET PARK AMENITIES. THIS GIVES SOMEONE, SOMEONE DOESN'T WANT TO BUILD A TOWN OR LIVE IN A TOWNHOME. AN OPTION TO GET INTO HOME OWNERSHIP FOR THE FIRST TIME AND NOT HAVE TO SHARE A WALL. WE WE HAVE DESIGN STANDARDS THAT WE'VE ADDED TO THAT CREATE THAT THAT QUALITY PRODUCT THAT THE CITY CAN BE PROUD OF. AND WE THINK THAT THE VALUES AND THE PRODUCT IS COMPATIBLE AND APPROPRIATE FOR THE RESIDENTIAL STOCK AROUND US STOCK THERE. ANY QUESTIONS, ANY QUESTIONS FOR MISTER FISHER? COMMISSIONER PIERCE? THANKS AGAIN FOR TAKING US THROUGH YOUR DESIGNS AND CONCEPTS. AND THEN ALSO TOUCHING UPON THE COST AND THE PRICING. THOSE ARE SOME OF THE QUESTIONS THAT WERE ALREADY GOING THROUGH. GIVE ME A MOMENT TO I'LL ASK A COUPLE OF JUST A COUPLE OF CLARIFICATIONS. I KNOW YOU TALKED A LOT ABOUT DENSITY INCREASE A FEW OF THE ENHANCEMENTS, AGAIN, BECAUSE IT'S ALWAYS ABOUT DENSITY, RIGHT? IT'S ABOUT THE ENHANCEMENTS. AND I KNOW DESIGN AND ELEMENTS WERE CALLED OUT FROM A STAFF PERSPECTIVE. A FEW OF THE ENHANCEMENTS. AND I THINK BACK TO THE GDC TWO POINT. YEAH. SO I MEAN WE'RE WE'RE OKAY WITH ADDING AWNING AS ANOTHER AS A SO INSTEAD OF HAVING A MINIMUM OF THREE DESIGN ELEMENTS, WE'D BE HAPPY TO DO FOUR FOR EVERY EVERY BUILDING. AND THEN WE'VE ALSO GOT THE AN ENTRY DOOR ENHANCEMENT THAT WE'VE ADDED. WE THINK THAT WILL HELP ALSO AS WELL, JUST TO GIVE THAT CUSTOM HOME FEEL AND GIVE GIVE HOMEBUYERS SOME SOME DIFFERENT OPTIONS TO KIND OF CREATE THEIR OWN, TAILOR THEIR OWN THEIR OWN SPACE. WE'VE ALSO ADDED SOME ADDITIONAL GLAZING ON SOME OF THE RENDERINGS THAT WE'VE PROVIDED HERE. AFTER OUR INITIAL SUBMISSION, WE'VE ADDED SOME ADDITIONAL GLAZING AND WE HAVE SOME WINDOWS ON THE ON THE GARAGE DOOR ITSELF. SO INSTEAD OF JUST ALSO JUST CARRIAGE STYLE, WE ALSO HAVE THE WINDOWS AT THE TOP AND THEN ALSO SOME ADDITIONAL WINDOWS ABOVE WITH THE AWNING AS I MENTIONED. SO WE'RE HAPPY TO DO THOSE THINGS. 
          AND IF THERE'S SOMETHING ELSE THAT THE, THE COMMISSION OR THE CITY WOULD LIKE US TO CONSIDER, WE'RE HAPPY TO CONSIDER THOSE AS WELL. AND YOU MIGHT HAVE TOUCHED IT, BUT THE THERE'S A LITTLE LACK OF BUFFERING. DID YOU TOUCH ON BUFFERING? OH, SO WHAT ARE THE BUFFERS PROVIDED BETWEEN THE DEVELOPMENT AND THE ADJACENT PROPERTIES. YEAH. SO WE WOULD HAVE A WIDE OR DEEP LANDSCAPE BUFFER ALONG BOBTOWN. AND WE WOULD BE DOING A ROW OF TREES. AND PROBABLY WE'LL BE DOING SOME ORNAMENTAL GRASSES AND SHRUBS IN THAT AREA. YOU CAN SEE THERE'S SOME DIFFERENT LAYERS OF LANDSCAPING. THIS IS CONCEPTUAL, BUT THE IDEA IS TO WELL LANDSCAPE THE FRONT. AND THEN BEHIND THAT WE'LL HAVE A MASONRY SCREENING WALL. SO THAT WAY THE RESIDENCES THAT THE HOMES THAT ARE CLOSER TO BOBTOWN WILL HAVE A NICE SCREEN, YOU KNOW, FROM THE SOUND ON BOBTOWN, WE ALSO HAVE TWO ACCESS POINTS I DIDN'T MENTION. AND SO AS MENTIONED, A TRAFFIC 
          [00:55:01]
IMPACT ANALYSIS WASN'T WARRANTED HERE. YOU KNOW, IN THIS CASE YOU'RE GOING TO HAVE TWO ACCESS POINTS THAT KIND OF INSTEAD OF JUST HAVING ONE, YOU'RE GOING TO HAVE TWO, WHICH WILL HELP WITH THE TRAFFIC. BECAUSE IF YOU LIVE ON THE SOUTH SIDE, YOU'RE GOING TO USE THE THAT DRIVE THAT STREET ENTRANCE. IF YOU LIVE ON THE NORTH SIDE, YOU'LL USE THAT ONE. 
          SO IT'S GOING TO SPLIT IT UP BASICALLY HALF. SO YOU'RE NOT JUST HAVING ALL BOTTLENECK AT ONCE, AND MOST WILL GO UP BOBTOWN AND DO THE WEST TO ACCESS I-30. SO AND THEN ONE MORE QUESTION. JUST COMMUNITY IMPACT. HAS THERE HAVE YOU BEEN ENGAGED WITH THE COMMUNITY, ETC. YEAH, THAT'S A GOOD QUESTION. I FORGOT TO MENTION THAT. SO WE REACHED OUT TO CYPRESS COVE A COUPLE TIMES TO THE BOARD OF DIRECTORS, DIDN'T GET A RESPONSE FROM THE BOARD OF DIRECTORS, FOLLOWED UP WITH THEM AGAIN, DIDN'T GET A RESPONSE. AND THEN ALSO WITH LIONS. THE LIONS CREST WAS TO THE SOUTHEAST SOUTHWEST. SORRY. WE REACHED OUT TO WHAT WE WERE GIVEN THEIR THEIR HOA REPRESENTATIVES. THEY ALSO DIDN'T RESPOND. SO WHAT WE DID IS I SENT WHAT I DID IS I DIDN'T GET A RESPONSE. AND THIS IS OVER A TWO MONTH PERIOD. A COUPLE WEEKS AGO, I WROTE AA1 PAGE LETTER THAT DESCRIBED THE WHOLE DEVELOPMENT. I INCLUDED AN AERIAL OF THE SITE LOCATION AND A RENDERING OF THE PRODUCT TYPE, AND THEN MY NAME AND MY NUMBER AND SAID, HEY, THIS IS WHAT WE'RE PROPOSING. WE'RE HAPPY TO MEET WITH ANYBODY OR HAVE ANY QUESTIONS. PLEASE CALL. AND I DIDN'T GET ANY CALLS. I SENT TO 120 PEOPLE. I MATCHED THE NOTIFICATION AREA, SO NO, SO FAR HASN'T BEEN ANY INTEREST OR ONE WAY OR ANOTHER OF IT. 
          ALL RIGHT. THANKS. THOSE ARE MY QUESTIONS FOR NOW. YOU. ALRIGHTY. THANK YOU, COMMISSIONER MIRANDA THEN, COMMISSIONER CORNELIUS. YES? HELLO. THANK YOU AGAIN FOR GOING OVER. YOU KNOW, YOUR DETAILED EXPLANATION HERE. I KNOW FOR THE FIRST THING I THOUGHT OF WHEN I SAW THIS WAS JUST LIKE THE AMOUNT THE 85 UNIT TOWNHOMES. AND THEN FROM MY UNDERSTANDING, YOU SAID THESE ARE GOING TO BE DETACHED, RIGHT? YES. SO KIND OF LIKE, LIKE THEIR OWN INDIVIDUAL LITTLE HOMES, RIGHT? CORRECT. THERE'S A FIVE FOOT SETBACK, SO IT'LL BE TEN FEET BETWEEN EVERY HOME OKAY. YEAH. SO SOMETIMES WE ASK FOR EVEN A LOWER SEPARATION. BUT WE'RE GOING TO PROVIDE TEN HERE OKAY. NOW THEN WITH THAT STILL KEEPING IN MIND LIKE LOOKING AT THE GRAPHIC, I KNOW IT MAY NOT EXACTLY BE THE SCALE, THE SIZE AND EVERYTHING, BUT I'M STILL HAVING A HARD TIME TRYING TO PICTURE 85 SEPARATE UNITS. AND FROM MY UNDERSTANDING, I THINK THE REASON WHY WE'RE GOING WITH THAT NUMBER, I THINK FROM WHAT YOU EXPLAINED, IS TO KIND OF HIT THAT VALUE MARK. RIGHT? SO THAT, YEAH, I MEAN, THE MAXIMUM WE COULD BUILD IS 85. AND WE WHEN YOU GO FOR CIVIL TO YOUR CIVIL PLANS AND GO THROUGH THE PERMITTING PROCESS, SOMETIMES YOU LOSE A FEW LOTS BECAUSE YOU HAVE TO COMPLY WITH CERTAIN THINGS THAT YOU MAYBE DIDN'T DO THE DUE DILIGENCE ON, OR THINGS COME UP BEFORE YOU ACTUALLY GO BUILD. BUT THE MAX WOULD BE 85, YOU KNOW, WILL WE END UP AT 83 OR 4? COULD, BUT WE COULD MAYBE WE GET TO 85 AND WE'VE WE'VE DONE QUITE A BIT OF DUE DILIGENCE HERE BECAUSE OF THE THE PLAN DEVELOPMENT PROCESS AND WHAT'S REQUIRED WITH THAT. SO THE 85 IS JUST ESSENTIALLY THAT'S THAT'S THE MAXIMUM THAT YOU WOULD BE LOOKING TO BUILD. BUT THAT MAY NOT EXACTLY BE THE FINAL AMOUNT. OUR INTENTION IS TO BUILD 85. SOMETIMES THERE'S THINGS THAT COME UP TO WHERE YOU DON'T ACHIEVE THE ORIGINAL NUMBER. OKAY. AND THEN ANOTHER QUESTION I HAD, I WAS LOOKING AT THAT POCKET PARK. IS THERE A REASON WHY IT'S ALL THE WAY AT THE END AND WHY NOT LET'S SAY LIKE IN THE CENTER? YEAH, THAT'S A GOOD QUESTION. ONE ONE REASON IS WE FEEL LIKE THE WE FEEL LIKE THE DEVELOPMENT IS ONE WE DIDN'T WANT. IF YOU PUT IT RIGHT IN THE MIDDLE, IT IT ALSO CAN DISRUPT ALL OF OUR NEIGHBORS AROUND US. AND SO WE, WE WEIGHED THAT WITH ALSO THE ACCESSIBILITY OF IT. AND THE DEVELOPMENT WASN'T SO LONG OR SO BIG THAT WE DIDN'T FEEL LIKE THE PEOPLE THAT LIVE ON THE END WOULD HAVE TO WALK THAT FAR TO GET DOWN THERE. IT WASN'T THAT FAR OF A WALK. AND THEN BY HAVING IT ON THE END, WE CAN PUT OUR PARKING THE WAY WE HAVE IT, THAT GUEST PARKING AND THEN HAVING ONE, SORRY, HAVING ONE SIDE OPEN TO THE STREET JUST REDUCES THE JUXTAPOSITION TO HOMES AND THE IMPACT OF HOMES. SO THOSE THOSE ARE THE THOUGHTS THERE. OKAY. LAST QUESTION I GOT RIGHT NOW IS JUST KIND OF LIKE PARKING. SO I DO SEE WHERE LIKE WITHIN THAT POCKET PARK THERE WOULD BE SOME EXTRA PARKING. AND I BELIEVE YOU SAID FOR EACH HOME THE IDEA IS TO HAVE THEY WOULD HAVE THEIR GARAGE, WHICH THEY LET'S SAY, LET'S SAY THEY CAN GET LIKE ONE, TWO SPOTS INSIDE AND THEN 1 TO 2 SPOTS OUTSIDE. RIGHT? CORRECT. 
          AND THEN FROM THERE THERE MIGHT BE POTENTIAL STREET PARKING. ADDITIONAL. YEAH. SO WE HAVE 22 
          [01:00:03]
PARKING SPACES. SOME ARE LOCATED ADJACENT TO THE POCKET PARK. AND THEN WE'LL HAVE SOME ADDITIONAL ONES LOCATED TOWARDS THE FRONT BY THE STORM POND THERE. SO THOSE THAT STORM POND WOULD JUST BE A BASICALLY A LOW AREA OF GRASS. AND IT WILL BE ORNAMENTAL FENCE AROUND IT. SO IT WON'T BE ACCESSIBLE, BUT WE'LL HAVE SOME PARKING THERE. SO THAT WAY WE JUST HAVE SOME OVERFLOW PARKING. SO THAT WAY WE DON'T HE, YOU KNOW, CONGESTION ON THE STREET. AND THAT'S IN LINE WITH THE TOWNHOME STANDARDS. I WOULD THINK OF THIS AS KIND OF AN ENHANCED TOWNHOME DEVELOPMENT, AND THAT THE LOTS ARE LARGER THAN A TOWNHOME. TOWNHOMES WE DON'T HAVE THE UNITS ARE THEY'RE NOT TOGETHER. BUT THAT'S HOW I WOULD SEE IT. 
          THANK YOU. THANK YOU, COMMISSIONER CORNELIUS. WELL, COMMISSIONER HARRIS TOOK ONE OF MY QUESTIONS. BUT WHY THIS AREA? DID THE DEVELOPER LOOK AT ANY OTHER AREAS? IT SEEMS LIKE THIS IS JUST REALLY TIGHT. IT'S A SEEM LIKE. IT'S VERY. IT'S JUST A TIGHT SPACE FOR 85 HOMES. WAS THERE ANY OTHER AREAS THAT WERE LOOKED AT? YEAH. I MEAN THE DEVELOPER IS IS DOES OTHER DEVELOPMENT TYPES. AND HE'S ACTUALLY HE'S DONE OTHER RESIDENTIAL, BUT HE'S ACTUALLY PLANNING ON DOING A PRETTY EXCITING COMMERCIAL DEVELOPMENT NEARBY AS WELL. AND SO DEVELOPMENTS LIKE THIS HELP THAT IN THAT WE HAVE, YOU KNOW, BRING NEW HOUSING IN THE AREA TO SUPPORT THAT THAT RETAIL. BUT THERE AREN'T A WHOLE LOT OF TEN ACRE TRACTS. I MEAN, TEN ACRE TRACT THAT'S FLAT AND DEVELOPABLE IN THE CITY. THERE AREN'T NECESSARILY A TON OF THOSE LEFT. SO THIS IS IT'S ATTRACTIVE IN THAT IT'S IT'S BUT IT'S ALSO RESIDENTIAL PROPERTY. YOU GOT RESIDENTIAL ALL YEAR ROUND. YOU. SO IT'S GOING TO BE RESIDENTIAL OF SOME KIND. IT'S NOT GOING TO BE NONRESIDENTIAL. SO THOSE ARE THE THINGS THAT WERE ATTRACTIVE. 
          AND YOU KNOW I DON'T GET INTO THE PRICE OF PROPERTIES, BUT I, I ASSUME THAT WAS A REASONABLE PRICE AS WELL. OKAY. THANK YOU. THANK YOU. ANY OTHER QUESTIONS? I JUST HAVE A COUPLE QUICK LITTLE THINGS ON THE ARTICULATION ON THE SECOND FLOOR OF A TEN DEGREE. YOU'VE GOT A 25 FOOT WIDE HOUSE. YOU HAVE TO ARTICULATE EVERY 20%. THAT'S EVERY FIVE FEET. YOU HAVE TO DO SOMETHING. SO ARCHITECTURALLY THAT DOESN'T WORK RIGHT. YOUR ELEVATIONS ARE NICE, BUT YOU'RE STILL NOT DOING THE OFFSET OF THE GARAGE. AND AS FOR COMMISSIONERS, IF IF THIS WERE TO GO THROUGH, I WOULD SUGGEST THAT WE I THINK YOU'VE GOT A 20 FOOT FRONT YARD. 
          I WOULD ALLOW 15FT FOR PORCHES SO AN ENTRY PORCH COULD STICK OUT FRONT, MAYBE GIVE SOME OF THAT DEPTH IN ARTICULATION. ACTUALLY, WE COULD DO THAT. SO NO, I UNDERSTAND WHAT YOU WANT TO INTERRUPT YOU. OH GO AHEAD. ONCE YOU HAVE THE GARAGE IN THERE, YOU'RE LEFT WITH ABOUT SIX FEET. AND I KNOW PUTTING A PORCH IN THAT SIX FEET. AND YOU HAVE A LONG WALKWAY DOWN THE SIDE OF THE GARAGE TO GET INTO THE HOUSE. SO I UNDERSTAND THAT. NO, BUT WE WOULD IF IF THE COMMISSION WOULD GIVE US A REDUCE FRONT YARD FROM 20 TO 15FT FOR THE NON GARAGE PORTION, WHICH I THINK YOU'RE SUGGESTING, THEN WE. YEAH. THEN WE COULD DEFINITELY GIVES US SOME SOME LATITUDE TO EXTEND THAT THAT OKAY. OR CHAIR OUT A BIT FROM THE GARAGE WHICH I THINK IS A KIND OF DEEMPHASIZE THE GARAGE. BUT IN THIS CASE THE GARAGE ALSO LOOKS REALLY NICE. WELL, IN THIS PICTURE RIGHT HERE, WHAT IT'S NOT SHOWING IS THE HOUSE THAT LEFT AND THEOUSE TO THE RIGHT, WHICH WOULD BE WITHIN THE PARAMETERS OF THAT PICTURE THERE. OH, SO SO ISOLATED. IT'S GOOD. BUT YOU START PUTTING. WELL NO, BUT WE HAVE TEN FEET BETWEEN HOUSES. 
          SO ACTUALLY I DON'T KNOW, BUT I THINK YOU WOULD STILL NOT SEE THE HOUSES BE CLOSE BUT THEY'D BE OUTSIDE OF THAT AREA. COULD YOU BRING UP THE PARKER. WHAT. YOU HAD ONE IN LEWISVILLE. THE PARKER. YES. SUBDIVISION. SURE. THIS AERIAL MAYBE GOING THE WRONG WAY, I REMEMBER. OKAY, YEAH. NOPE. THERE IT IS. THERE IT IS. YEAH. IF YOU TAKE A LOOK AT WHAT'S AROUND THERE, YOU'VE GOT COMMERCIAL AROUND THERE, YOU'VE GOT TOWNHOMES AROUND THERE. IT'S A DIFFERENT SETTING THAN WHERE YOU'RE TRYING TO PUT THESE. SO I JUST AND ALSO THERE'S MORE OF AN OFFSET IN THE GARAGE IN THE ELEVATIONS TOO. SO THAT'S I THINK WHAT THAT IS IS MORE WE WANT TO GO ELEVATION WISE. IT'S ALSO A LITTLE WIDER PRODUCT THAT'S PROBABLY ABOUT A FIVE FOOT WIDER PRORODUCT. IT'S A COUPLE FEET WIDE I KNOW. I DON'T EVEN THINK IT IS. I THINK THAT ONE'S AT 25. IT'S THE WAY, IT'S THE WAY YOU'RE SEEING IT HERE. IT COULD BE TWO FEET WIDER. BUT YEAH, THAT'S IT'S REAL CLOSE BECAUSE I ACTUALLY MEASURED IT. BUT THAT DOES HAVE ABOUT A TWO FOOT WHERE THE, THE STONE PILLAR IS ABOUT TWO FEET OUT FROM THE GARAGE DOOR. YEAH. SO IF, IF, IF SIX INCHES IS ENOUGH TWO FEET, THAT DOES LOOK DIFFERENT AND BETTER THAN THAN. 
          YEAH. WE'D D BE HAPPY TO DO TO O THAT. ALL RIGHT. THOSE ARE THE ONLY NOTES I, I HAD. I THINK WE 
          [01:05:03]
PROBABLY HAVE SOME SPEAKERS. ALL RIGHT. THANK YOU. WE'LL GET GET YOU BACK UP HERE. DAVID PARISH. OKAY. IT LOOKED LIKE A SEA TO ME. SORRY ABOUT THAT. ALL RIGHT. I HAVE NO OTHER SPEAKER CARDS. IS THERE ANYBODY IN THE AUDIENCE WHO CARES TO ADDRESS THIS CASE? COME ON DOWN. 
          AND IF YOU FILL ONE OF THESE OUT AFTERWARDS AND GIVE IT TO THEM. I COMPLETED A CARD AND TURNED IT INTO ONE. OKAY, GOOD, GOOD. AND NAME AND ADDRESS, PLEASE. GOOD EVENING. MY NAME IS PAUL CROSS. CROSS 6310 SASAKI WAY IN THE CRYSTAL LAKE SUBDIVISION, WHICH IS TO THE SOUTH WEST OF WHERE THE APPLICANT'S PROPERTY IS LOCATED AT. I AM HERE BOTH IN MY PERSONAL CAPACITY AS A HOMEOWNER AND ALSO AS A VICE PRESIDENT AND SECRETARY OF THE HOME. CRYSTAL LAKE HOMEOWNERS ASSOCIATION. I'M JOINED BY MY COLLEAGUE IN THE GREEN SHIRT BACK HERE, OUR PRESIDENT, MR. ELLIS. CAREER. WE'RE BOTH LONG TIME RESIDENTS IN THE AREA. 
          FIRST OF ALL, WE APPRECIATE THE STAFF'S RECOMMENDATION OF DENIAL. I'VE READ THE STAFF REPORT. I CONCUR WITH MUCH OF IT. THE ONE THING I, I HAVE THE GREATEST AMOUNT OF CONCERN, AND OUR HOA HAS THE GREATEST AMOUNT OF CONCERN WITH IS TRAFFIC. WE HAVE HORRIBLE TRAFFIC AND WORST ROADS. THE TWO MAJOR THOROUGHFARES ARE BOB TOWN ROAD AND LYONS ROAD. THEY RUN PARALLEL TO EACH OTHER. THERE'S NO OTHER WAY TO GO NORTH. SOUTH IN THAT PART OF GARLAND AT ALL IS ONLY TO GO BY OVER TO BELTLINE ROAD. THE CONDITION OF THESE ROADS IS DEPLORABLE. 
          PERHAPS MANY OF YOU HAVE BEEN ON THOSE, BUT MY HOME WAS BUILT IN 1987. I DON'T THINK THOSE ROADS HAVE EVER BEEN UPDATED IN THOSE AREAS. THEY LOOK LIKE A COUNTRY ROAD THAT JUST IS LIKE WASHBOARD. IT'S GETTING MORE AND MORE DANGEROUS WITH A LOT OF THAT'S INFLICTED UPON US BY ALL THE DEVELOPMENT IN SUNNYVALE. BUT ONE THING THAT'S VERY INTERESTING ABOUT THIS IS THAT THE STAFF REPORT, THE ONE THING THAT REALLY CONCERNS ME IS UNDER THE HEADING OF DEVELOPMENT STANDARDS, ITEM FOUR, THAT NO TRIP GENERATION STUDY WAS DONE. AND AS I UNDERSTAND IT FROM OUR PLANNING DIRECTOR, THAT THERE'S A THRESHOLD OF 2500 TRIPS THAT IS ABSURDLY HIGH STANDARD. BECAUSE WHAT HAPPENS IS WE SEE MORE AND MORE REPEATED SUBDIVISIONS. 
          THEY MAY NOT REACH THAT, BUT INCREMENTALLY THAT ADDS UP. WE HAVE A LOT OF PROBLEMS. WE'VE HAD SUBDIVISIONS PUT IN CONTINUALLY. FOR EXAMPLE, THE PULTE HOMES THAT WERE BUILT TO THE WEST OF CRYSTAL LAKES. IT'S ON THE NEAR THE JUNCTION OF GUTHRIE AND LYONS ROAD THAT PUT PROBABLY 300 HOMES. ADDITIONALLY, WE'VE SEEN THE OTHER DEVELOPMENTS ALONG BOBTOWN ROAD, AND PERHAPS THEY DON'T MEET THE THRESHOLD, BUT THEY ADD UP AND NOTHING'S BEING DONE. WE'RE PAYING THE PRICE FOR IT. NOWHERE IN THE VERY ELABORATE AND LONG PRESENTATION BY THE APPLICANT'S REPRESENTATIVE WAS THERE ANYTHING MENTIONED ABOUT TRIP GENERATION ON THEIR OWN? THEY COULD HAVE ASSEMBLED THAT DATA. MORE IMPORTANTLY, THERE WAS NOTHING WHATSOEVER STATED BY THEM OF ANYTHING TO AMELIORATE THE TRAFFIC CONGESTION THAT IS CERTAIN TO ENSUE. THE TRAFFIC VOLUME IS THERE. IT IS AXIOMATIC THAT BUILDING 85 HOMES IS GOING TO PUT PROBABLY 250 MORE CARS IN THE NEIGHBORHOOD BASED ON HAVING THREE CARS PER HOUSEHOLD, AND THERE'S NO RECITATION OF ANY PARTICULAR REGIONAL NEED FOR THE PROPOSED USE. NOTHING TO SAY WHY HERE? NOTHING TO SHOW THAT THERE IS A NEED FOR THIS HERE. THIS IS A CHOKE POINT AT A BIG CURVE HERE. THERE'S A LOT NEAR THE JUNCTION POINT FOR THE BUSH TOLL ROAD. IT'S NOT GETTING ANY BETTER. IT'S GETTING WORSE. WE'VE HAD THE. 
          THANK YOU VERY MUCH. WE RESPECTFULLY REQUEST NOT ONLY DENIAL, BUT NOT ONLY THE CONDITIONS IMPOSED, BUT ALSO THAT IMPACT FEES BE ASSESSED TO MAKE THE DEVELOPER PAY HIS SHARE. IT'S IT'S ABOVE OUR PAY GRADE, BUT IMPACT FEES ARE ASSESSED. YES. THANK YOU VERY MUCH. HAVE A NICE EVENING. ALL RIGHT. THANK YOU. I HAVE A QUESTION HERE. IF YOU, SIR, IF 
          [01:10:01]
YOU CAN COME BACK UP, COMMISSIONER PEARCE. YES, MA'AM. I'M SORRY. NO WORRIES. THANK YOU, MR. CROSS, FOR COMING DOWN. IT ALWAYS TAKES A LOT TO TO COME AND CERTAINLY GO THROUGH THE BRIEFING AND THEN ALSO ADDRESS YOUR CONCERNS. SO THANK YOU FOR COMING. AND A COUPLE QUESTIONS THAT I DO HAVE FOR YOU. YOU SAID THEHERE WERE TWO GREATEST CONCERNS. ONE WAS THE TRAFFIC. AND THEN THERE WAS A SECOND CONCERN THAT I DON'T KNOW THAT I HEARD YOUR SECOND CONCERN. WELL, THE OTHER CONCERN IS JUST THE. THE AMOUNT OF DENSITY, WHICH I THINK THE STAFF DID A VERY THOROUGH JOB OF ADDRESSING. BUT WHEN I SAW THE DESIGN FOR THESE HOMES AND WHAT THEY'RE PROJECTING REMINDED ME OF SOME RELATIVES THAT LIVE IN THE NORTH SIDE OF CHICAGO NEAR WRIGLEY FIELD. THEY HAD BASICALLY TWO AND THREE STORY HOUSES WHERE YOU'D WALK UP, AND THEY WERE SET JUST FIVE FEET APART FROM EACH OTHER. ONE COULD LOOK OUT ONE'S WINDOW AND LOOK, LITERALLY LOOK, INTO THE WINDOW OF THE NEIGHBOR'S HOUSE. BUT WITH MY RELATIVE'S HOUSE, THERE WAS AN ALLEY WITH A DETACHED GARAGE, AND THEY COULD WALK PROBABLY ABOUT 3 OR 4 BLOCKS AND TAKE THE ELEVATED TRAIN. THEY HAD OTHER WAYS OF GETTING AROUND YOU. THERE WERE CARS BEING PUT ON THE ROAD HERE. THE DENSITY WHICH THE APPLICANT'S REPRESENTATIVE SPOKE AS BEING A FAVORABLE THING RELATIVE TO MARKET VALUE. IT'S ACTUALLY SOMETHING WHERE WE'RE GOING TO HAVE A LOT OF VEHICLES COMING OUT ON, IN AND OUT IN. IT'S GOING TO BE A CHOKE POINT, ESPECIALLY TOWARD THE CURVATURE NEAR KELSO, WHICH IS NEAR THE NORTHERN PROPOSED STREET OF THIS PROPOSED DEVELOPMENT. AND ONE MORE QUESTION. THE APPLICANT HAD COMMUNICATED, AND YOU SAID YOU'RE PART OF THE ONE OF YES, THE HOA. WHETHER IT'S THE YOU SAID THAT YOU WERE PA OF THE HOA, ARE YOU REPRESENTING THE HOA TONIGHT? AND THEN MY SECOND YES, MA'AM, IS THAT THE APPLICANT STATED THAT HE REACHED OUT TO THE HOA. SO I JUST WANTED TO THEY DID WANT TO MEET WITH US, BUT WE RECEIVED THAT AFTER OUR MEETING AT THE BEGINNING OF FEBRUARY, AND THEY WANTED TO MEET FURTHER ON IN FEBRUARY. AND WE MET LAST WEEK AND WE MET AND HAD DISCUSSED THIS INFORMALLY, BUT WE WANTED TO HAVE A FORMAL MEETING BEFORE MAKING ANY STATEMENT ON THIS. BUT I WOULD ALSO SAY THAT JUST IN TERMS OF THE TRAFFIC CONCERNS, YOU KNOW, I THINK WE HAVE SOME BROAD CONCERNS ABOUT JUST PUTTING THESE NUMBER OF VEHICLES IN THIS NEIGHBORHOOD AND REALLY IN OUR WHOLE AREA WITH SUCH A HORRIBLE TRAFFIC SITUATION HERE. I DON'T SEE HOW THOSE COULD BE RECTIFIED IF WE I DON'T THINK WE COULD HAVE HAD ANY MEANINGFUL DIALOG UNTIL THEY COME FORWARD WITH ANY KIND OF PROPOSAL THAT DEALS WITH TRAFFIC. THANK YOU FOR YOUR TIME. THANK YOU VERY MUCH. I SEE NO OTHER QUESTIONS. THANK YOU VERY MUCH. THANK YOU. I HAVE NO OTHER SPEAKER CARDS ON THIS ITEM. IS THERE ANYBODY ELSE IN THE AUDIENCE? COME ON UP, SIR. NAME AND ADDRESS, PLEASE. MICHAEL HOWARD AT 4918 BOBTOWN ROAD. I'M ONE OF THE FIVE ACRE LOTS OR SECTIONS THAT. WE HAVE. THE ONE FIVE ACRES IN BETWEEN ME AND THIS PROJECT. AND I FOUND OUT YESTERDAY THAT MY NEXT DOOR NEIGHBORS ON THE OTHER LOT HAVE NOW AGREED TO SELL OUT TO. SO IT'S LOOKING LIKE ANOTHER 40 HOUSES GOING TO PROBABLY BE ADDED TO THE PROJECT. ALSO, AS IT IS NOW ON THAT CURVE, YOU CANNOT GET OUT OF YOUR DRIVEWAY AT TIMES IN THE MORNINGS AND AFTERNOONS. WE'VE HAD BARNES BRIDGE BACKED UP ALL THE WAY PAST MY DRIVEWAY IN THE MORNINGS AND AFTERNOONS BOTH, AND I EXPECT THE LAND TO BE DEVELOPED EVENTUALLY AND PROBABLY PROBABLY EVENTUALLY MY PLACE WILL GO TOO, I'M SURE. 
          BUT THE DENSITY IS ANOTHER THING THAT BOTHERS ME. THESE ARE GOING TO BE REALLY SMALL HOUSES AND LIKE I SAID, THEY BUILD THE NEXT SECTION. IT'S GOING TO BE RIGHT ON MY FENCE LINE. AND WITH WHAT, FROM HERE TO THAT WALL OVER THERE, FROM MY DRIVE FROM MY HOUSE. AND THAT'S PROBABLY ACCORDING TO THAT DRAWING, THERE'S PROBABLY ANOTHER 20 HOUSES RIGHT DOWN MY FENCE LINE FROM BOBTOWN ALL THE WAY TO THE ALLEY. SO ANYWAY, LIKE I SAID, I'M NOT AGAINST DEVELOPING, BUT I'M WORRIED ABOUT THE DENSITY AND I'M JUST LIKE THIS OTHER GENTLEMAN. THE TRAFFIC. TRAFFIC IS A NIGHTMARE ON BOBTOWN. IT'S A CUT THROUGH FROM GEORGE BUSH TO 80, FROM SUNNYVALE ALL THE WAY THROUGH, AND UNTIL THEY REDO, OUT GEORGE BUSH. IT'S JUST IT'S GETTING WORSE AND WORSE. UNTIL JUST RECENTLY, WITH SUNNYVALE REOPENING BARNES BRIDGE, WE NOW HAVE A LITTLE BIT OF RELIEF, BUT IT'S VERY LITTLE. SO ANYWAY, THAT'S JUST MY CONCERN. I JUST 
          [01:15:03]
WANTED TO AIR THAT OUT. SO FOR WHAT IT'S WORTH. BUT ANYWAY, SO FOR CLARIFICATION, IS THE PROPERTY THAT YOU'VE HEARD IS BEING PUT UP FOR SALE? IS THAT THE TRACT IMMEDIATELY TO THE SOUTH OF THIS, THE TRACT IS BEING BE SOLD? YEAH. MATTER OF FACT, THEY TOLD ME YESTERDAY THEY JUST BOUGHT A HOUSE IN MINERAL WELLS, WHICH I BELIEVE THEY'VE ALREADY MADE THE DEAL TO SELL. IS THAT THE ONE THAT BUTTS UP RIGHT NEXT TO THIS ONE? BUTTS UP NEXT TO IT ON THE SOUTH SIDE THERE AND THEN MINE BUTTS UP TO THAT PROPERTY. SO ANYWAY. BUT ANYWAY, I JUST WANTED THAT CONCERNED AND I APPRECIATE YOUR TIME. OKAY. ANY QUESTIONS OF THE SPEAKER? THANK YOU VERY MUCH FOR COMING TO ANYBODY ELSE. AND AGAIN, IF YOU'LL FILL OUT A CARD AND IF YOU'LL FILL OUT A CARD AND HAND IT TO THE PLANNING COMMISSION SECRETARY, WE APPRECIATE IT. MY NAME IS TOMMY KING. I'M AT 4721 BOBTOWN ROAD AT THE CORNER OF CASTLE. AND I HAVE THAT SAME PROBLEM THAT THEY HAVE SOMETIME THE EMA TO GET IN MY HOUSE. I'M READY IN FRONT OF THIS, THIS PROPERTY. AS A MATTER OF FACT, I HAVE THREE LOTS RIGHT THERE ON THE CORNER OF HIGH STREET. I GOT THE LOT ON THE CORNER AND I GOT THE HOUSE AND I DIDN'T WANT TO BUILD ANOTHER HOUSE, SO I JUST KEPT IT ALL TOGETHER. BUT RIGHT NOW, WHEN WE COME HOME, I HAD TO TAKE THE BACK EXIT TO COME HOME. BLESS YOU. IN THE AFTERNOON, I GUESS PEOPLE BE COMING OFF THE FREEWAY AND GOING DOWN. BOB TOWN WITH HIS TANK TO COLLEGE FOR THE SHORTCUT AND AND MY CONCERN BECAUSE RIGHT NOW I'M LOOKING OVER IN THERE. SO ARE THEY GOING TO PUT UP A BRICK WALL OR ARE THEY GOING TO PUT UP A WROUGHT IRON FENCE? BECAUSE I KNOW THAT SOME OF THE HOUSES THAT THEY BUILT ADJACENT TO THE SOUTH, THEY PUT UP THE WROUGHT IRON FENCE AND PUT THE HEDGE IN AND KIND OF JAGGED. BUT THE HOUSES FURTHER DOWN THERE, THEY LANDSCAPED IT REAL NICE AND PUT IN THE STONE WALL SO. WELL, ACCORDING TO AND CORRECT ME IF I'M WRONG, ACCORDING TO STAFF REPORT, SINCE THAT IS NOT A MAJOR STREET, THEY DON'T HAVE TO PUT A WALL IN THERE AND SINCE IT'S RESIDENTIAL ALL AROUND, THEY DON'T HAVE TO PUT ANY WALLS OR FENCES AROUND THE PROPERTY. SO, SO WE, WE WILL NOT BE LOOKING AT NOW. SO I'LL BE LOOKING AT THE BACKSIDE OF THE HOUSE, SIDES, NO WALL OR NOTHING LIKE THAT. LANDSCAPE LANDSCAPING. DEFINITELY. YEAH. 
          SO I GUESS ANY QUESTIONS. SO WHAT YOU'RE TELLING ME IS A NUMBER OF YEARS AGO, BEFORE COVID, OUR TRIATHLON TEAM USED TO SWIM AT WINDSURF BAY AND BIKE DOWN BOBTOWN ROAD ALL THE TIME. YOU TELL ME NOT TO BIKE DOWN BOBTOWN ROAD NOW. YEAH, OKAY. THANK YOU. THANK YOU, THANK YOU. ALRIGHTY. ANYBODY ELSE CARE TO SPEAK IN THIS CASE? IF NOT, MR. FISHER. I APPRECIATE THE NEIGHBORS COMMENTS. I'M HAPPY TO TRY TO ADDRESS SOME OF THEM. I THINK TRAFFIC WAS THE BIGGEST ONE. I'M TRYING TO THINK, DO WE HAVE? I DON'T KNOW THAT I HAVE A GOOD AERIAL THAT SHOWS, BUT MATTHEW, DO YOU HAVE IN YOUR PRESENTATION? DO YOU HAVE A LITTLE CAN YOU WHAT? YEAH. RIGHT. RIGHT. IT MIGHT BE BEST. YEAH. YOU. YEAH. IT'S NOT A GOOD OKAY. YEAH. IT DOESN'T REALLY SHOW THE AREAS I WAS I WAS WANTING TO SHOW, BUT I DO MY BEST. WELL THE FIRST THING BEFORE I ADDRESS TRAFFIC THERE WAS REFERENCE TO A DEVELOPMENT IN CHICAGO WHERE THERE'S FIVE FEET BETWEEN THE HOMES. WE'RE PROPOSING TEN FEET BETWEEN THE HOMES, WHICH IS STANDARD. IF WE WERE DOING LARGER LOTS, THE MINIMUM FOR SF SEVEN IS FIVE FEET BETWEEN THE HOMES. SO WE'RE NOT ASKING FOR ANY THING THAT WOULD MAKE IT, YOU KNOW, CLOSER TOGETHER FROM A STANDPOINT. AS FAR AS PERIMETER SCREENING GOES, WE WOULD BE DOING A LANDSCAPING WITH TREES AND SHRUBS AND THEN A MASONRY SCREENING WALL ALONG BOBTOWN. 
          SO WE'RE NOT DOING WE WILL BE DOING MASONRY SCREEN WALL. AND THEN ALONG OUR OTHER PERIMETERS WE'LL HAVE PRIVACY WOOD AND PRIVACY FENCES ALONG THOSE. AS FAR AS TRAFFIC GOES, THIS DEVELOPMENT AND A LOT OF TIMES I'LL ADDRESS TRAFFIC MORE BECAUSE IT'S MORE OF A CONCERN. 
          AND I UNDERSTAND TRAFFIC IS NOT GREAT ON BOBTOWN. YOU KNOW, WE CAN'T FIX ALL THE TRAFFIC CONCERNS OF ALL OF THE IMMEDIATE AREA WE CAN DO IS WE CAN BEST DESIGN OUR SITE TO 
          [01:20:07]
MAKE SURE WE'RE NOT HAVING TRAFFIC. YOU KNOW, CARS PARKED OUT ON BOBTOWN AND WE HAVE TWO, TWO ACCESS POINTS. SO WE'RE NOT GOING TO HAVE BOTTLENECK COMING INTO THE DEVELOPMENT. WE'RE ALSO WE'RE ONLY GOING TO HAVE, YOU KNOW, WITH 85 HOMES TIMES EIGHT, THAT'S ABOUT 600, JUST OVER 600 TRIPS PER DAY SPREAD OUT OVER WHAT I CALL A 16 HOUR A DAY. AND SO TRAFFIC DEPARTMENT DIDN'T, YOU KNOW, IT DIDN'T TRIGGER TRAFFIC IMPACT ANALYSIS. YOU KNOW, IF WE WERE DOING, LET'S SAY, 60 HOMES INSTEAD OF 80 HOMES, THE DIFFERENCE IS 20 HOMES IS ONLY ABOUT 200 CARS OVER AN ENTIRE DAY, OR 12 CARS PER HOUR OVER A 16 HOUR DAY. SO IT'S IT'S IT'S MINIMAL. THE FACT WE'RE DOING SMALLER LOTS HERE IS MINIMAL. AND FROM A TRAFFIC STANDPOINT OVER THE OVERALL AREA, NOT TO MENTION BOBTOWN, IF YOU GO IF YOU GO NORTH OF HERE, THERE'S A, THERE'S A MULTIFAMILY DEVELOPMENT THAT WE THAT I'VE WORKED THAT I REPRESENTED THAT'S UNDER CONSTRUCTION, IF NOT CLOSE TO COMPLETION AT GEORGE BUSH AND 30 AND WITH THAT DEVELOPMENT, THERE WERE TRAFFIC CONCERNS AS WELL. AND ONE OF THE THINGS THAT THAT WAS THAT THE CITY AND TEXDOT WERE GOING TO DO WAS GOING TO MAKE SOME IMPROVEMENTS AT THE INTERSECTION TO WHERE YOU THEY REPAINTED. I THINK THEY EVEN TALKED ABOUTUT MAYBE DOING A THROUGH LANE OR NOT ADDING A LANE, BUT THERE WAS A CHANGE IN THE ACTUAL THROUGH, LIKE THE ONE WAS A DESIGNATED LANE, ONE WAS A STRAIGHT LANE. SO THERE WERE SOME IMPROVEMENTS THERE TO HELP SOME OF THE TRAFFIC. NOT TO MENTION GEORGE BUSH IS GOING TO BE EXTENDED SOUTH SOMEDAY. 
          IT'S GOING TO RADICALLY CHANGE. SO PEOPLE THAT LIVE IN THIS NEIGHBORHOOD ARE ACTUALLY GOING TO BE JUST TO THE WEST OF GEORGE BUSH. IT WILL LIKELY BE. THEY WON'T HAVE THEY WON'T THEY WON'T HAVE TO GO NORTH. THEY'LL BE ABLE TO GO SOUTH AND AND CONNECT TO THE HIGHWAY SOMEWHERE TO THE SOUTH. SO THAT WILL ALLEVIATE SOME OF THE TRAFFIC IN THE LONG TERM. BUT WE WILL AGAIN, WE YOU KNOW, WE FEEL LIKE THIS DEVELOPMENT ISN'T GOING TO BE NEGATIVELY IMPACTING TRAFFIC ABOVE AN APPRECIABLE LEVEL. SO DID I MISS ANY ARE THERE ANY OTHER QUESTIONS THAT CAME UP THAT I CAN ANSWER? I THINK THERE WAS A YOU'RE RIGHT, IS PRIMARILY TRAFFIC. DENSITY WAS ANOTHER QUESTION. OKAY. COMMISSIONER CHAIRS. THE ONLY OTHER ONE WAS DENSITY. DO YOU WANT TO SPEAK TO THAT SO SPECIFICALLY AROUND THE HOME SIZES AND ET-CETERA. 
          SO DENSITY WAS ANOTHER CONCERN. YEAH I MEAN WE FELT THAT THE DEDEVELOPEDHIS PROPERTY. IT WOULD IT NEEDS TO BE IN A MEDIUM DENSITY CATEGORY. AND SO WE'RE WE'RE ABOUT 8.8 UNITS PER ACRE. I'VE REPRESENTED A NUMBER OF TOWNHOME DEVELOPMENTS THAT ARE AROUND TEN UNITS PER ACRE RECENTLY. AND THAT DENSITY IS IS IS IT'S NOT DOESN'T HAVE A MAJOR IMPACT ON THE SURROUNDING ROADS, IS AS LOW AS LOW DENSITY. NO, BUT IT'S IT'S STILL REASONABLE WITH MINIMAL IMPACTS TO THE NEIGHBORHOOD. AND IN THIS CASE, WE FELL A COUPLE THOUSAND TRIPS SHORT OF EVEN REQUIRING A TIA. AND SO, YOU KNOW, WITH THIS, WITH THIS DEVELOPMENT, WE DON'T ANTICIPATE A LOT OF DENSITY HAVING A MAJOR IMPACT ON, ON ON TRAFFIC. WE WE'VE BEEN WORKING WITH STAFF ON, YOU KNOW, KNOWING THAT IT IS A IT'S A SMALLER LOT DEVELOPMENT ARE STILL OUR HOME SIZES ARE ARE ARE WHAT WE FEEL IS REASONABLE AT 1600 TO 2300FT■S. I THINK IT'S A GOOD A GOOD SIZE HOME FOR A YOUNG PROFESSIONAL EMPTY NESTER, A YOUNG GROWING FAMILY. 
          I MEAN, THERE'S, YOU KNOW, IF YOU'RE A YOUNG FAMILY AND YOU HAVE ONE KID, YOU'RE NOT NECESSARILY YOU M NOT BE ABLE TO AFFORD AA3 THOUSAND 500 SQUARE FOOT HOME. IT'S, YOU KNOW, 600 GRAND. YOUR FIRST HOME MAY BE IN THE, YOU KNOW, 350 TO 450 RANGE. SO THIS GIVES YOU AN ABILITY TO TO OWN A HOME AND BUILD SOME WEALTH AND, AND GET TO TAKE ADVANTAGE OF THE ADVANTAGES OF HOME OWNERSHIP AND NOT HAVING TO, YOU KNOW, HAVE AN APARTMENT OR, OR TOWNHOME WHERE YOU HAVE A SHARED WALL. SO THIS IS JUST ANOTHER HOUSING OPTION THAT I FEEL WE FEEL MEETS A NEED. WE FEEL LIKE IT'S A GOOD A GOOD SPOT FOR IT. ALL RIGHT. 
          COMMISSIONER DUCKWORTH. BEAUTIFUL PRESENTATION. BUT MY CONCERN IS THE DENSITY ALSO AS WELL AS THE TRAFFIC. IS THERE ANY YOU MAY GO BACK, TALK TO YOUR CLIENT. WHAT WHAT DENSITY WOULD WORK FOR THIS AREA THAT WOULD MAYBE LOWER THE TRAFFIC AND THE DENSITY CONCERNS THAT WE HAVE? YEAH. I MEAN, THAT'S SOMETHING I'D HAVE TO TALK TO TO MY CLIENT ABOUT. RIGHT. 
          [01:25:05]
BECAUSE THERE'S A LOT OF COSTS THAT GO IN TO DEVELOPING THESE PROPERTIES, AND IT'S BASED ON THE CERTAIN NUMBERS THAT WERE ORIGINALLY ANTICIPATED. AND SO WE'D HAVE TO LOOK AT THAT TO SEE IF WE COULD COME DOWN ON DENSITY. I'M THINKING SOMETHING WITH MORE CONSISTENT WITH THE DESIGN OF THE AREA, THE SINGLE FAMILY, ONE STORY HOME CONCEPT. OH, ONE STORY, I DON'T I MEAN, WE COULDN'T ACHIEVE ONE STORY. WE WOULDN'T BE ABLE TO GET A HOME SIZE THAT WOULD BE THAT WOULD MEET MARKET DEMAND. IT WOULD BE TOO, TOO SMALL. YOU HAVE TO HAVE A HUGE LOT. AND THAT'S NOT WE WOULDN'T BUY THE LAND. WE JUST WE COULDN'T GET THE THE DENSITY. WE NEED TO BE ABLE TO MAKE PROFIT AND DELIVER IT TO THE BUILDERS. OKAY, MY QUESTION. I DON'T KNOW THE ANSWER. YOU TALK TO YOUR CLIENT. THANK YOU. OKAY, I THINK I THINK THAT'S ALL WE HAVE FOR YOU. ALRIGHTY. WELL, COMMISSIONERS, THAT'S ALL THE TESTIMONY. IF THERE MAY BE SOME DISCUSSION. SO DO I HEAR A MOTION TO CLOSE THE PUBLIC HEARING? OKAY, COMMISSIONER ABEL. AND LOOKS LIKE COMMISSIONER PARRISH. YOU WANTED TO. YEAH. OKAY. MOTION BY COMMISSIONER, SECOND BY COMMISSIONER PARIS TO CLOSE THE PUBLIC HEARING. OKAY. 
          IT PASSED UNANIMOUSLY. WE'RE IN DISCUSSION MODE, AND I BELIEVE WE HAVE SOME INPUT HERE. THANK YOU. SIR. WE HEARD A LOT ABOUT PRODUCT TYPE PRICE POINTS, THINGS LIKE THAT. WE DON'T NECESSARILY FROM A ZONING AND LAND USE PERSPECTIVE. WE STAFF IS NOT ALLOWED TO CONSIDER THOSE FACTS. BUT WE DO CONSIDER IS OUR COMPREHENSIVE PLAN. AND THIS PROJECT IS NOT COMPATIBLE WITH OUR COMPREHENSIVE PLAN. WHAT'S CALLED OUT IN OUR COMPREHENSIVE PLAN. THE DENSITY IS NOT COMPATIBLE WITH THE COMPREHENSIVE PLAN. IT IS NOT COMPATIBLE WITH THE SURROUNDING NEIGHBORHOODS. THE AMOUNT OF DEVIATIONS THAT ARE BEING REQUESTED FROM OUR LAND DEVELOPMENT CODE SHOWS THAT THIS PROJECT IS NOT QUITE READY TO EVEN COME CLOSER TO THE STANDARDS THAT CITY COUNCIL HAS PUT FORWARD FOR PROJECTS FOR THE ENTIRE CITY. SO THOSE ARE THE FACTS THAT WE CONSIDERED IN OUR RECOMMENDATION OF DENIAL. 
          AND I WANTED THOSE TO BE OUT THERE BECAUSE WE CAN'T REALLY QUITE COMMENT ON PRODUCT TYPES OR PRICE POINTS, THINGS LIKE THAT. ALL RIGHT. WE HAVE WE HAVE A FEW SPEAKERS HERE, COMMISSIONER CORNELIUS, FOLLOWED BY COMMISSIONER DALTON, THEN COMMISSIONER ABEL. OKAY. 
          SORRY, I, I DID A DOUBLE TAP THERE. LET ME GET YOU YOUR LIVE NOW. OKAY. THANK YOU. BECAUSE OF THE DEVIATIONS, I'M ALWAYS BOTHERED WHEN IT'S SO MANY DEVIATIONS. AND THEN WHEN THERE'S A TRAFFIC ISSUE, WHEN YOU'RE WAKING UP IN THE MORNING AND YOU'RE TRYING TO GET TO WORK AND YOU'RE STUCK, OR YOU'RE TRYING TO COME HOME IN THE AFTERNOON AND YOU'RE STUCK, THOSE THINGS ALWAYS RESONATE WITH ME. I'M ALWAYS WONDERING WHY WHY S MUCH IN THIS AREA. 
          SO BECAUSE OF THE DEVIATIONS SPECIFICALLY, MY MY THOUGHT IS DENIAL. I AGREE WITH STAFF ON THIS ONE. AND YOU KNOW, TYPICALLY I'M A FAN OF MAXWELL IN THE PRODUCTS THAT HE BRINGS TO US, BUT THIS ONE ISN'T. IT JUST ISN'T SITTING WELL WITH ME. COMMISSIONER DALTON, I DIDN'T FORGET YOU. I THOUGHT YOU WERE GETTING RID OF ME. THANK YOU VERY MUCH. I HAVE TO AGREE WITH STAFF. THERE'S TOO MANY DEVIATIONS. THEY'RE TOO DEEP ON TOP OF THE NUMBER. THEY'RE TOO DEEP. THE PRODUCT THAT THEY'RE PRESENTING DOES NOT FIT IN THE NEIGHBORHOOD, EVEN THOUGH THEY'RE NOT DIRECTLY ADJACENT. WHEN YOU LOOK AT THE MAP, YOU LOOK AT THE HOUSES THAT ARE AROUND IT. THESE THINGS ARE HALF THE SIZE. AND SO IT'S JUST TOO DRASTIC. AND I'M I'M GOING TO BE VOTING IN OPPOSITION TO THIS PARTICULAR CASE. THANK YOU. THANK YOU, COMMISSIONER AND COMMISSIONER PEREZ. I'M GOING TO TAKE A COMPLETELY DIFFERENT DIRECTION. INSTEAD OF THINKING ABOUT EVERYTHING OUTSIDE, I'M GOING TO THINK ABOUT AROUND THIS AND TRYING TO LIVE IN IT. 
          A MINIMUM 35 FOOT LOT. MY TRUCK IS 24FT. IF I HAVE FRIENDS WHO SHOW UP AT MY HOUSE AND I'M 
          [01:30:09]
GOING TO HAVE A PARTY FOR MY DAUGHTER'S, I'M GOING TO HAVE 6 OR 7 PEOPLE SHOW UP. I CAN'T FIT MY TRUCK IN THE GARAGE. I HAVE TO PUT ONE OF MY FRIENDS IN THE GARAGE. I CAN ONLY PUT MY TRUCK IN THE DRIVEWAY OR IN FRONT OF THIS HOUSE, AND IT'S GOING TO TAKE UP ALL OF MY DRIVEWAY. SO YOU'RE GOING TO HAVE OPPOSING DRIVEWAYS, AND YOU DO HAVE A 50 FOOT RIGHT OF WAY, I'LL GIVE IT THAT. BUT YOU'RE GOING TO HAVE OPPOSING DRIVEWAYS WITH PEOPLE TRYING TO GET OUT AND POSSIBLY SIX, EIGHT PEOPLE, SIX, EIGHT CARS GOING TO ONE HOUSE. WHAT'S A SATURDAY AND SUNDAY? FRIDAY NIGHT GOING TO LOOK LIKE HERE, TRYING TO PARK THOSE PEOPLE IN THIS NEIGHBORHOOD THAT'S, YOU KNOW, EVEN IF I COULD GET AROUND THE TRAFFIC, EVEN IF I COULD GET AROUND EVERYTHING ELSE. USABILITY. IF PEOPLE HAVE A PARTY IN MY NEIGHBORHOOD, THERE CAN BE TEN CARS. YOU'VE GOT 22 SPACES. BUT IF YOU'VE GOT THREE OF THOSE PARTIES GOING ON IN THE WEEKEND, YOU'RE LANDLOCKED. SO I, I JUST I DON'T I CAN'T GO WITH THIS ONE. THOSE ARE MY THOUGHTS. THANK YOU. COMMISSIONER AND COMMISSIONER MIRANDA, I WOULD LIKE TOEAR COMMISSIONER MIRANDA'S. AND THEN I WOULD LIKE TO GO LAST. WELL, CAN I GO AFTER COMMISSIONER MIRANDA? AND THEN YOU WANT TO GO LAST, I THINK. YEAH. LAST. LAST. OKAY. 
          COMMISSIONER MIRANDA. I KIND OF SECOND LIKE COMMISSIONER. I WAS ALSO THINKING HERE. WELL, NUMBER ONE, I GUESS. LET ME SAY THIS. FIRST OF ALL, JUST WITH THE PROJECT, I JUST THINK WAY TOO DENSE. I CAN SEE THE VISION, I SEE WHAT THEY'RE TRYING TO DO. I JUST THINK IT'S TOO DENSE. I THINK THE NUMBER ONE, THE PEOPLE THAT ARE GOING TO BE THERE, LIKE, I DON'T KNOW, I WOULDN'T SEE MYSELF KIND OF LIKE MAYBE WANTING TO GO FOR THAT, THAT TYPE OF LIKE TOWNHOME. AND I CAN SEE OTHERS, YOU KNOW, I MEAN, YEAH, LIKE LIKE THE APPLICANT MENTIONED THAT IT SEEMS LIKE THEY'RE TRYING TO ACHIEVE SOMETHING THAT WILL BE VALUABLE BUT ALSO BE AFFORDABLE, RIGHT, FOR PEOPLE TO COME IN. I GET THAT, BUT IT SEEMS TOO DENSE. THE TRAFFIC IS GOING TO GET CRAZY. I MEAN, THAT'S JUST IT'S GOING TO HAPPEN. I MEAN, I'M TRYING TO ENVISION IT. I'M LIKE, THERE'S NO WAY THERE'S NOT GOING TO BE ANY MORE TRAFFIC. 
          AND IF OUR AND IF PEOPLE AROUND THERE ARE ALREADY SAYING THAT TRAFFIC IS A PROBLEM, THAT'S JUST GOING TO GET BIGGER. BUT I WAS ALSO THINKING ABOUT WHAT'S AROUND THERE. I'M LIKE, FOR ALL THOSE PEOPLE THERE, I'M LIKE, LIKE, WHERE'S THE NEAREST GROCERY STORE, FOR EXAMPLE? AND THAT'S GOING TO ADD MORE TO THE TRAFFIC AND MORE TO THEIR COMMUTE TIMES. YOU KNOW, AGAIN, JUST THAT LIKE THIS AREA DOES NOT SEEM LIKE IT WOULD BE A GOOD LIKE THIS. THIS PLAN RIGHT HERE DOES NOT SEEM LIKE IT WOULD BE GOOD FOR THAT AREA. MAYBE IF THEY WERE TO REDUCE IT DOWN, I THINK MAYBE THERE COULD BE SOME CONSIDERATION THERE. AND ESPECIALLY IF MAYBE IF THEY GET MORE LAND, LIKE ONE OF THE SPEAKERS MENTIONED, YOU KNOW, THEIR LAND IS GOING TO GET SOLD. 
          I CAN SEE SOMETHING LIKE THAT, MAYBE. BUT I THINK THERE WOULD NEED TO BE A LOT MORE DEVELOPMENT IN THERE, YOU KNOW, MAYBE LIKE A LITTLE GROCERY OR MAYBE NOT GROCERY STORE, BUT, YOU KNOW, MAYBE SOME OTHER STUFF THERE TO HELP, RIGHT? PROVIDE SERVICES TO THE PEOPLE AROUND THERE ON TOP OF MORE HOMES. I MEAN, THERE'S THERE NEEDS TO BE, I THINK, A LOT MORE THOUGHT AND PLAN. I THINK THAT'S OVERALL NEEDS TO BE A LOT MORE THOUGHT AND PLAN INTO HOW THIS IS GOING TO WORK OUT VERSUS JUST TRYING TO, IN MY VIEW, JUST TRYING TO SAY LIKE, OKAY, WE'RE JUST TRYING TO KIND OF FIT AS MUCH AS WE CAN HERE TO GET THE MOST BANG FOR OUR BUCK. THAT'S KIND OF WHAT I THINK. THANK YOU, COMMISSIONER DUCKWORTH. THANK YOU SIR. LEAVE IT FOR COMMISSIONER HARRIS TO WIND THIS UP. I THINK I'M THE LAST ONE TO SPEAK. I ALSO HAVE REAL CONCERNS FOR THIS DEVELOPMENT, AND I APPRECIATE STAFF'S RECOMMENDATION. AND I WOULD BE FOLLOWING THAT RECOMMENDATION. I JUST HAVE A COUPLE TALK ABOUT AFFORDABILITY. 
          ALL THE HOUSES AROUND THERE ARE AFFORDABLE. ARE THEY NEW? AFFORDABLE? NO, BUT THEY'RE AFFORDABLE. AND AN ITEM THAT CAME UP IS I THOUGHT THIS WAS AN INFILL PROJECT AT FIRST UNTIL I SAW EXACTLY WHERE IT WAS. IT ISN'T. AND THEN THE PERSON JUST TO THE SOUTH IS SELLING. IS THAT GOING TO BE ANOTHER INFILL PROJECT, OR IS THERE A POTENTIAL FOR THE DEVELOPER TO ACQUIRE IT ALL AND CREATE SOMETHING BETTER AND NICER? AND AND TO GIVE YOU AN IDEA OF HOW MANY HOMES THIS IS, I DID A LITTLE COUNT. THIS IS EQUIVALENT TO ALL THE HOMES ON THE NORTHERN BORDER, ALL THE HOMES ACROSS BOBTOWN TO THE NEXT STREET OVER ALONG THE FRONTAGE OF THE PROPERTY AND TO THE WEST SIDE. ALL OF THE HOMES THREE SILVER ALONG THE BOUNDARY OF THE PROPERTY AND INCLUDING THE PROPERTY TO THE SOUTH. SO IT'S, YOU KNOW, IN A CERTAIN 
          [01:35:07]
LOCATION IT'D BE GREAT, BUT I DON'T THINK THIS IS LOCATION. AND COMMISSIONER PEARS. SO A COUPLE OF THINGS. FIRST, I WANT TO SAY, I KNOW THAT I UNDERSTAND THAT YOU'RE TRYING TO BRING A GREAT PRODUCT TO OUR AREA. I CERTAINLY CAN UNDERSTAND YOUNG PROFESSIONALS. 
          I HAVE ONE THAT IS IN BETWEEN APARTMENT AND WANT TO GO TO HOUSING, BUT LOOK FOR AFFORDABILITY AND SOMETHING THAT CAN HELP BRIDGE THE GAP, ESPECIALLY WHEN YOU THINK ABOUT CALL IT THE IN BETWEEN, RIGHT WHEN YOU'RE WHEN YOU'RE A YOUNG PROFESSIONAL. SO I CAN APPRECIATE THE THE GESTURE TO BRING SOMETHING TO OUR CITY. AND IN OUR DISTRICT. ONE OF THE OTHER THINGS I ALWAYS CONSIDER, TOO, WHEN EVALUATING ZONING REQUESTS, OUR MY ROLE OR OUR ROLE IS TO ENSURE PROPOSAL ALIGNS WITH THE THE GDC, THE LAND DEVELOPMENT CODE, AND SUPPORTS THE ORDERLY GROWTH AND ALSO PROTECTS NEIGHBORHOOD PROPERTIES AND ALWAYS OUT, YOU KNOW, WEIGHING THE PLANNING, POLICY AND INFRASTRUCTURE CAPACITY AND ALSO COMMUNITY INPUT, WHICH IS NEAR AND DEAR TO ME, IS TO BE SURE THAT I UNDERSTAND WHAT THE COMMUNITY IS, IS, IS, IS BEING IMPACTED BY. AND SO FOR ME, AND I'M GOING TO TO MAKE A MOTION AT THIS TIME, AND I MOVE TO ACCEPT THE STAFF'S RECOMMENDATION. I UNDERSTAND THE IMPACT TO THE I'VE HEARD THE CONCERNS OF DENSITY. I'VE HEARD THE CONCERNS OF TRAFFIC. ALTHOUGH THE TRANSPORTATION DID NOT HAVE SEE A NECESSITY TO DO A TIA HOWEVER. BUT I DO UNDERSTAND TOO, THE IMPACT OF PULLING IN SOMETHING WITH SUCH HIGH CONCERN WITH DENSITY, AND THEN ALSO THE CONCERNS AROUND THE TRAFFIC. BUT I WILL ACCEPT THE STAFF'S RECOMMENDATION. SO THAT'S MOTION TO DENY. OKAY. MOTION BY COMMISSIONER, SECOND BY COMMISSIONER DALTON TO DENY THE APPLICATION. SEE NO DISCUSSION. 
          [d. Z 26-05 Endeavor Real Estate Group (District 7)]
THE MOTION PASSES UNANIMOUSLY. NEXT ITEM ON OUR AGENDA IS ITEM TWO D ZONING CASE 20 6-05. HOLD A PUBLIC HEARING TO CONSIDER THE APPLICATION OF DENVER REAL ESTATE GROUP. REQUESTING APPROVAL OF A CHANGE IN ZONING FROM AGRICULTURAL DISTRICT TO PLAN DEVELOPMENT. DISTRICT 8496 SITE IS LOCATED AT 6211 NORTH GEORGE BUSH HIGHWAY. GOOD EVENING. THANK YOU. JUST WAITING FOR MY PRESENTATION TO SHOW UP. YOU JUST KNOW IT OFF THE TOP OF YOUR HEAD. GOOD. THANK YOU FOR THE INTRODUCTION. THE FINAL CASE TONIGHT IS THE 2605. THE APPLICANT REQUESTS A CHANGE IN ZONING TO PLAN DEVELOPMENT DISTRICT 8496 FROM A PROPERTY CURRENTLY ZONED AGRICULTURAL DISTRICT. SITES LOCATED AT 6211 NORTH GEORGE BUSH HIGHWAY. IT'S A 1.934 ACRE SITE AND COMBINING IT INTO THE OTHER ONE WITH THOSE TWO ZONINGS. IF THEY DO SO WOULD BE 18.38 ACRES. THIS IS THE LOCATION OF THE SITE. AS YOU CAN SEE, IT BORDERS GEORGE BUSH HIGHWAY. THERE'S APARTMENT DEVELOPMENTS TO THE WEST AND THEN TO THE SOUTH LIES MORE VACANT LAND AND THE PLANNED DEVELOPMENT. THEY ARE WISHING TO BRING THIS INTO THE ZONING OF. AND THEN TO THE EAST IS THE VACANT LOT BEHIND THE TARGET, WHICH IS ALSO ZONED AGRICULTURAL DISTRICT. THE COMPREHENSIVE PLAN STATES THIS AREA FOR BUSINESS CENTERS. YOUR PHOTOS OF THE SITE. THE FIRST ONE BEING TAKEN FROM NORTH GEORGE BUSH HIGHWAY AND THE SECOND ONE BEING TAKEN FROM HOLFORD ROAD, LOOKING WEST. THE FINAL TWO PHOTOS BEING LOOKING NORTH ON HOLFORD ROAD TOWARD GEORGE BUSH, NORTH GEORGE BUSH HIGHWAY, AND LOOKING EAST ACROSS HOLFORD ROAD TO THAT VACANT LOT BEHIND THE TARGET, WHICH IS ALSO ZONED AGRICULTURAL. THIS IS THE SITE, AS WE CAN SEE. THIS IS JUST A REFERENCE, THOUGH NOTHING. NOT AN OFFICIAL EXHIBIT, BUT THIS IS THE SITE HERE AND THEY ARE WISHING TO COMBINE IT INTO THE MUCH LARGER ZONING OF THE PLANNED DEVELOPMENT. 8496 HERE 
          [01:40:03]
THEY ARE TAKING THIS ZONING AND ESSENTIALLY EXTENDING IT OVER ONTO THE SUBJECT SITE. SENATE BILL 840 ALLOWS FOR MULTIFAMILY DEVELOPMENT ON PROPERTY, ZONED COMMERCIAL OFFICE, WAREHOUSE, RETAIL AND MIXED USE. THE PLANNED DEVELOPMENT, 8496, HAS A BASE ZONING OF COMMUNITY OFFICE AND ALLOWS ALL USES WITHINHAT DISTRICT. THEREFORE, MULTIFAMILY DEVELOPMENT IS ALLOWED PER SENATE BILL 840 ON THIS PROPERTY. ADDITIONALLY, THE REQUEST IS A TRADITIONAL ZONING RATHER THAN A PLANNED DEVELOPMENT OR SPECIFIC USE PROVISION. THEREFORE, THERE IS NO CONCEPT PLAN ASSOCIATED WITH THIS. SO IF THIS ZONING CHANGE WERE TO BE APPROVED, ANY FUTURE DEVELOPMENT, WHETHER IT BE MULTIFAMILY OR COMMERCIAL, MUST MEET ALL REQUIREMENTS OF THE LAND DEVELOPMENT CODE. AND IF THAT'S NOT THE CASE, THEY WOULD NEED TO PURSUE SOME SORT OF VARIANCE TO THE CODE, WHICH WOULD LIKELY REQUIRE THEM TO COME BACK HERE. STAFF RECOMMENDS APPROVAL. MULTIFAMILY IS ALREADY ALLOWED ON THE MUCH LARGER ADJACENT PLAN DEVELOPMENT 8496 SITE. SO INCLUDING THIS SMALL PIECE OF PROPERTY, THE SUBJECT SITE WILL ALLOW FOR INCREASED UTILIZATION AND EFFICIENCY OF THE PROPERTY. ADDITIONALLY, THIS SITE WILL STILL ALLOW FOR COMMUNITY OFFICE DISTRICT USES, WHICH INCLUDES MIXED USE AND COMMERCIAL TYPE DEVELOPMENTS. WE SENT OUT NINE LETTERS. WE RECEIVED TWO IN RETURN. ONE WAS OUTSIDE THE NOTIFICATION AREA AGAINST AND ONE WAS WITHIN THE NOTIFICATION AREA IN FAVOR OF THE REQUEST. I AM OPEN TO ANY AND ALL QUESTIONS. I SEE NONE. I DO HAVE ONE QUESTION. IF YOU COULD GO BACK TO THE OVERVIEW. YEAH, WELL THE MAP, THIS ONE. OKAY. YEAH. WE SEE THE AREA IN QUESTION. I THINK THAT'S 1.93 ACRES, SOMETHING LIKE THAT. IF YOU'LL NOTICE, THERE'S A TRACT OF LAND JUST TO THE WEST, AND THAT'S 2.93 ACRES. AND I KNOW THE CITY IN THE PAST BEEN LOOKING AT REZONING ALL OF THIS IN SUPPORT OF THE SOCCER COMPLEX. BUT STATE LAW TOOK THAT ABILITY AWAY FROM US. BUT WE STILL HAVE THE POTENTIAL FOR JUST UNDER FIVE ACRES THERE TO MAYBE DEVELOP SOMETHING IN SUPPORT OF SOCCER COMPLEX. SO IN THAT RESPECT, I THINK I'M GOING TO DISAGREE WITH THE STAFF. AND I TAKEN BY ITSELF, YEAH, IT MAKES SENSE. MAKE IT A COHESIVE ONE. BUT THERE MAY BE ANOTHER OPPORTUNITY THERE. AND THEN JUST TO GO ALONG WITH WHAT YOU WERE SAYING, LET ME PULL UP THE ZONING MAP. THAT MIGHT BE A LITTLE BIT HELPFUL. AND IT'S ALL ZONED AGAIN, IT'S UNDER FIVE ACRES. SO WE'RE PROTECTED TWO WAYS RIGHT NOW. NO, WE UNDERSTAND WHAT YOU'RE SAYING. THE I JUST WANTED TO PROVIDE THAT CLARIFICATION. WHAT'S UNDER CONSIDERATION FOR TONIGHT IS THAT TRIANGLE. AND YOU'RE TALKING A ABOUT THE PROPERTY THT IS DIRECTLY WEST, CORRECT? YEAH. POTENTIAL FOR THAT BEING A GREATER OR SOMETHING ELSE. 
          RIGHT. I THINK I MEAN, THE APPLICANT CAN PROBABLY ADDRESS IT A LITTLE BETTER, BUT WHAT YOU SEE IN UNDER PD 8496 AND THIS TRIANGLE, THEY'RE BOTH UNDER SAME OWNERSHIP FROM THE UNDERSTAND THE OTHER PIECE IS UNDER SEPARATE OWNERSHIP. YEAH. WHICH IS BY THE WAY IT'S COMING ABOUT IS THE WAY IT'S COMING ABOUT. OH I UNDERSTAND IT'S TO FACILITATE THE SALE TO A DEVELOPER. YEAH. IT'S WHAT WE USED TO CALL SPECULATIVE ZONING. BUT APPARENTLY THAT GOT A PRETTY GOOD SPECULATOR READY TO BUY. THANK YOU. OH, COMMISSIONER DUCKWORTH. I'M SORRY. THAT WAS SOMETHING. PREVIOUS. PARDON? AS PREVIOUSLY. YEAH. OKAY. COMMISSIONER MIRANDA. HOLD ON. I SAID JUST TO MAKE SURE I CERTIFIED. SO ESSENTIALLY, THIS IS TO MAKE THAT LITTLE TRIANGLE RIGHT TO MATCH THE ZONING AS THE PART ADJACENT OR. NO, WE'RE TALKING ABOUT. SO THE BIG PINK STRIPE AREA IS PLANNED DEVELOPMENT 8496. AND THE APPLICANT IS WISHING TO TAKE THIS LITTLE TRIANGLE HERE OF AGRICULTURAL AND THEN TURN IT INTO THAT PLANNED DEVELOPMENT, 8496 SO TO MATCH THAT, OKAY. YES, THEY WANT IT ALL TO BE THAT PD. AND THEN THIS OTHER GREEN PART WHERE IT'S LIKE SIX 223 THAT IS STILL AGRICULTURE OR THAT IS A SEPARATE PROPERTY THAT'S NOT INVOLVED IN THIS ZONING CASE, WHICH WILL REMAIN AGRICULTURAL. 
          RIGHT. YEAH. AND FOR A LITTLE BIT OF HISTORY, THIS WHOLE AREA, THE ORIGINAL ZONING CASE BROUGHT BY A FRIEND, RICHARD FRYER, IN 84, THAT WAS WHEN WE STILL HAD DREAMS OF GEORGE BUSH FREEWAY BEING ANOTHER LAS COLINAS. AND THAT'S WHY IT'S ALL THE ZONING THERE FOR OFFICES. AND THEN ABOUT 5 OR 6 YEARS AGO, A DEVELOPER CAME BY LOOKING TO PUT MULTIFAMILY ON 
          [01:45:04]
THIS TRACT, AND THE PUSHBACK WAS SO MUCH THEY WENT AWAY. BUT THE STATE SAID, NO, YOU CAN DO IT NOW.O HERE WE ARE. THE REALITY OF OFFICE SPACE HAS CHANGED. YEP. MARKETS AND STATE LAWS CHANGED. SO HERE WE ARE I THINK THAT'S IT. THANK YOU. OH YOU HAVE ANOTHER QUESTION, COMMISSIONER DUCKWORTH. SO WELCOME. THANK YOU. ON THE. THE MAPS AND THINGS HERE I MEAN NAAMANS SCHOOL ROAD. THERE'S A LINE THERE BUT IT REALLY DOESN'T EXIST YET RIGHT. YES. 
          SO IT'S NOT SHOWING MY MOUSE ON THE SCREEN. MAYBE LET ME TAB OUT TO FULLY SHOW THIS. THERE WE GO. SO YES, THIS IS RIGHT WHERE NAAMAN ENDS. LIKE RIGHT HERE WHERE MY MOUSE IS. AND YES, IT DOES KIND OF LIKE FOLLOW THIS LINE THROUGH THAT IS THE FUTURE KIND OF NAME AND EXTENSION. THE APPLICANT WE HAVE MADE TO MADE SURE TO AT LEAST WORK WITH THEM SOMEWHAT TO WHERE THEY UNDERSTAND THAT THEY UNDERSTAND THAT'S ALL HAPPENING. SO THERE'S NO TIMETABLE AT LEAST. BUT YES, THE FUTURE NAAMAN WOULD KIND OF FOLLOW THIS LITTLE LINE RHT THROUGH HERE. SO THE RIGHT OF WAY IS ALREADY THERE. YES, SIR. YEAH, THE RIGHT OF WAY IS ALREADY TAKEN INTO ACCOUNT FOR THE LARGER PROPERTY. PLANNED DEVELOPMENT 8496. HERE IN THE PURPLE STRIPED AREAS, I WOULD REFER TO IT. THERE'S JUST A LITTLE BITTY TRIANGLE THERE THAT'S GOING TO BE SEPARATED FROM. YEAH, THIS THIS TRIANGLE IS PRETTY MUCH JUST GOING TO BE EITHER, YOU KNOW, PARTIALLY TURNED INTO RIGHT OF WAY AND THEN, YOU KNOW, THE LAND THAT'S NOT RHT OF WAY IS GOING TO BE A SMALL KIND OF AREA OVER HERE. NOW THIS IS AN OLD PLANNED DEVELOPMENT. THIS AREA JUST HAD AN OLD 190 GOING THROUGH BACK THEN. SO A LOT OF THE KIND OF ZONING DISTRICT LINES AREN'T, WEREN'T REALLY PERFECT. BUT A QUESTION FOR THE APPLICANT TO BE THINKING ABOUT. AND I KNOW WE HAVE MR. PARRISH HERE TONIGHT. I THINK HE'S GOING TO SPEAK AS PART OF THE SPRING CREEK GROUP. WE'RE YOU KNOW, WE'RE ALWAYS CONCERNED FOR PROTECTING THAT AREA. AND THIS COULD BE A LITTLE BUFFER IF LEFT IN ITS NATURAL STATE. SO MAYBE THE THE APPLICANT COULD THINK ABOUT WORKING IN SOME, SOME WAY TOWARDS THAT NATURAL AREA WITH THAT LITTLE TRIANGLE. YES. I DON'T BELIEVE THE. AND AGAIN, THE APPLICANT CAN SPEAK ON IT. I DON'T BELIEVE ANY OF THEIR FUTURE PROPOSALS WOULD GO SOUTH OF THE ANY OF THE PROPOSED NAME AND RIGHT OF WAY AT ALL. RIGHT. THANK YOU, THANK YOU. I THINK THAT'S IT THIS TIME. THANK YOU. IS THE APPLICANT HERE? I DON'T BELIEVE I HAVE A CARD FROM THE APPLICANT. IF YOU CARE TO COME ON DOWN. OKAY? YEAH, WE'LL TAKE IT LATER. THANK YOU. HELLO, EVERYBODY. I'M ZACH JOHNSON. I'M HERE WITH THE ENDEAVOR REAL ESTATE GROUP ON BEHALF OF THE APPLICANT. THE CHURCH HERE IS THE OWNER OF THE PROPERTY. AND WE'VE KIND OF FIRST CAME TO THIS. OUR INTENTION IS TO LOOK AT THE BOTTOM PIECE OF THIS, THE ADJACENT TRACK AND DEVELOP A PROJECT. AND WE'VE BEEN WORKING WITH STAFF ON A COUPLE DIFFERENT, DIFFERENTNT CONCEPTS LEADING UP TO THIS. SO THE REQUEST TONIGHT IS LARGELY JUST TO BRING THIS TRIANGULAR PIECE IN CONJUNCTION W WITH EVERYTHING THAT THEY HAVE CURRENTLY. I KNOW THE QUESTION CAME UP ABOUT THE ADJACENT PARCEL, WHICH IT IS UNDER SEPARATE OWNERSHIP. BUT ALSO WHEN YOU GO TO THIS THIS BORDER THAT STRADDLES THESE, THIS IS A CREEK, IT'S WETLANDS. IT'S IT'S NOT SOMETHING THAT WE HAD ACROSS. SO BETWEEN THOSE TWO PARCELS, YOU WOULDN'T HAVE ANY SYMBIOTIC RELATIONSHIP. OKAY. I DIDN'T KNOW ABOUT THAT. I MEANT TO ASK STAFF ABOUT THAT. YEAH SURE, SURE. AND AS FAR AS I MEAN FOR US TONIGHT, AGAIN, WE'RE HERE TO ANSWER ANY QUESTIONS. WE'RE HAPPY TO TALK ABOUT THE OVERALL DEVELOPMENT. BUT WE REALLY LOOKED AT THIS AS THIS ZONING IS MORE TO GET TO THE PIECE KIND OF TO BE A SIMILAR CONTIGUOUS PIECE, IF NOT IF IT ISN'T GOING TO MATCH THIS ZONING, WE WEREN'T REALLY SURE WHAT ELSE IT WOULD COME TO BE, BUT HAPPY TO ANSWER ANY QUESTIONS ABOUT WHAT WE'RE PLANNING TO DO OR WHAT OUR OUR PLAN TODAY FOR THIS TRACK. IT REALLY DOESN'T INCLUDE ANY BUILDINGS AT ALL. ALL OF OUR BUILDINGS ARE SOUTH OF THE SITE. WE HAVE SOME ENTRANCES AND SOME AMENITIES AND SOME GREEN SPACE THAT'S PLANNED FOR THERE TODAY. NOT THAT THAT COULDN'T CHANGE, BUT WE'RE BEEN WORKING, YOU KNOW, TO ESTABLISH OUR SITE PLAN. SO I DON'T ANTICIPATE USING IT FOR ANY STRUCTURES. 
          ALL RIGHT. COMMISSIONER DUCKWORTH AND COMMISSIONER MIRANDA, SORRY, I THOUGHT YOU WERE TALKING ABOUT THE BETWEEN THE GREEN, YOUR PIECE OF PROPERTY AND THE PROPERTY TO THE NORTH. THIS AGRICULTURE. DID YOU SAY THERE WAS A CREEK THERE BETWEEN THOSE TWO? IT'S FLOODPLAIN THAT GOES THROUGH THAT. SO IF YOU LET ME SEE IF I CAN DO IT RIGHT HERE. SO THAT GOES DOWN AND EMPTIES INTO SPRING CREEK. YEAH. RIGHT IN HERE. THIS IS ALL THIS IS ALL 
          [01:50:01]
KIND OF FLOODPLAIN RIGHT HERE. OKAY. COMES UP THROUGH THERE. DOES IT, DOES IT DOES IT GO THROUGH THAT LITTLE TRIANGLE I SPOKE ABOUT A WHILE AGO? IT'S ON THE OTHER SIDE OF THAT. 
          PROBABLY NOT GOING TO BE USEFUL. YES, SIR. I DO BELIEVE THIS IS ALL FLOODPLAIN. WE HAVE NO INTENT OF DEVELOPING ANYTHING ON THIS TRIANGLE RIGHT HERE. AS WAS MENTIONED. YOU KNOW, WE'RE WE'RE IN DISCUSSIONS WITH ENGINEERING AND THAT EXTENSION OF NAAMAN FOREST, I BELIEVE IS PLANNED TO OCCUR HERE LATER THIS YEAR. SO WE WE DON'T ANTICIPATE CROSSING IT. WE'VE APPROACHED THE NEIGHBOR THIS THERE WILL BE TWO TRIANGLES THAT ARE CREATED WITH THAT EXTENSION, ONE TO THE SOUTH OF US HERE AND THEN OURS RIGHT HERE. AND WE'VE DISCUSSED ANY INTEST IN SWAPPING LAND. WE HAVEN'T GOTTEN A RESPONSE ON THAT YET. BUT WE'RE WE'RE TRYING TO THINK OF CREATIVE WAYS TO AT LEAST HAVE ALLOW SOMETHING TO HAPPEN THERE. BUT IT IS ALL FLOODPLAIN. SO I'M FULLY IN SUPPORT OF YOUR YOUR REQUEST PERSONALLY. JUST JUST INTERESTED IN THE SPRING CREEK DOWNSTREAM FROM THAT. AND WHAT WE CAN DO IS FRIENDS AND NEIGHBORS TO PROTECT THAT AREA. UNDERSTOOD. THANK YOU. THANK YOU, COMMISSIONER MIRANDA. 
          HELLO. I JUST WANTED TO KNOW, IN GENERAL, I GUESS. DO YOU HAVE ANY, LIKE, I GUESS, LIKE YOU GIVE US TONIGHT, I GUESS. ANY ANY INSIGHTS ONTO, LIKE, GENERAL PLANS, WHAT YOU'RE LOOKING TO HAVE, YOU KNOW, IN BOTH LIKE THE PROPOSED AREA BUT ALSO IN THE, IN THE OTHER. I DIDN'T COME PREPARED WITH THE SITE PLAN. I'D SAY WE'RE STILL IN THE CONCEPT PHASE THAT WE'RE WORKING WITH STAFF WITH. I'M WE'RE HAPPY TO SHARE. RIGHT NOW WE'RE ESTIMATING AROUND 396 UNITS TOTAL IN APARTMENTS. WE'VE BEEN WORKING TO TRY TO MAKE SURE THAT WE'RE MEETING ALL THE NEW REQUIREMENTS THAT GOD HAS PUT INTO THEIR DEVELOPMENT CODE AND DESIGN CODE. THAT'S AN ONGOING DISCUSSION, BUT WE'VE BEEN IN PRETTY CONSISTENT DISCUSSIONS WITH STAFF. WE'VE GONE THROUGH TWO MEETING AND A FEW DESIGN MEETINGS TO INCORPORATE SOME OF THE COMMENTS. AND SO I JUST I'M NOT PREPARED WITH THE SITE PLAN FOR IT. THIS IS THIS IS A STRAIGHT APPLICATION WITHOUT A CONCEPT PLAN. SO YEAH. OKAY. AND DID YOU HAVE A FOLLOW UP COMMISSIONER DUCKWORTH. OKAY. AND THEN COMMISSIONER ABLE. JUST TO FOLLOW UP FOR STAFF GOING. YOU'LL BE COMING BEFORE COUNCIL WITH THIS REQUEST PROBABLY IN A FEW WEEKS THAT I WAS GOING TO ASK STAFF MAYBE THE FLOOD PART OF THAT INTEREST ME AND THE THE NOT USABLE. AND MAYBE WE COULD GET INFORMATION FOR COUNCIL TO LOOK AT SO THEY'LL UNDERSTAND WHEN YOU DO COME BACK WITH YOUR CONCEPT, WHAT YOU'RE TALKING ABOUT BEING DEVELOPABLE AND WHAT'S NOT DEVELOPABLE. ALL RIGHT. I GOT THAT ONE DIDN'T I, COMMISSIONER ABLE I JUST WANTED TO ASK FOR ADDRESS FOR THE RECORD. YEAH. OH, SURE. GET THAT TO 5950 BERKSHIRE LANE, DALLAS 75225. 
          AND I'LL JUST FOLLOW UP BY SAYING WE HAVE CONFIRMED THERE IS A CREEK THERE. AND SO I'LL BE CHANGING MY OPINION THAT WILL BE BETTER OFF WITH THE ORIGINAL PIECE OF LAND. AND AND IF IT SOUNDED NEGATIVE, IT'S NOT AGAINST Y'ALL. IT'S AGAINST THE STATE. OKAY. UNDERSTOOD. 
          AND, COMMISSIONER PARIS, THANKS FOR COMING AND ANSWERING SOME OF OUR QUESTIONS. AND MINE IS JUST A BASIC QUESTION. I ALWAYS ALSO ASK THE BEST USE OF LAND. WE'VE BEEN TALKING ABOUT THIS, THIS PARCEL OF LAND. AND IT SOUNDS LIKE YOU'VE YOU'VE LOOKED AT LIKE, WHAT'S THE BEST USE OF THIS LAND? AND YOU'VE TAKEN THAT INTO CONSIDERATION. SO SURE. AND JUST AS A SIDE NOTE, ENDEAVOR REAL ESTATE GROUP, WE DEVELOP ALL DIFFERENT PROPERTY TYPES. WE DEVELOP COMMERCIAL, WE DEVELOP OFFICE, WE BUY AND SELL EXISTING ASSETS. WE BUILD RETAIL POWER CENTERS. 
          AND WE HAVE TEAMS THAT DO IT ALL ACROSS THE STATE SO WE CAN EVALUATE LAND FOR ALL DIFFERENT ASSET TYPES. AND THIS WAS ESPECIALLY AN INTERESTING PROJECT. WE ACTUALLY CONTRACTED FOR THIS SITE A TWO AND A HALF YEARS AGO, AND STARTED WORKING DOWN THE ROAD FOR A REZONING PROCESS, AND THEN EVENTUALLY CHANGES HAPPENED AND THE EMERGENCE OF THE SOCCER STADIUM. 
          SO WE'VE LOOKED AT THIS TRACK FOR QUITE SOME TIME. WE THINK IT'S A GREAT APARTMENT TRACK. 
          AND SO, YOU KNOW, FOR FOR OUR PERSPECTIVE, YEAH, THAT WOULD BE THE BEST USE FOR IT. OKAY. 
          THANKS. THANK YOU I SEE NO OTHER QUESTIONS. THANK YOU FOR COMING DOWN. APPRECIATE IT. I HAVE A SPEAKER CARD FOR DAVID PARISH FROM LONDON. 
          GOOD EVENING. MY NAME IS DAVID PARISH. I LIVE AT 2526 PEPPERIDGE DRIVE IN GARLAND, TEXAS. I WANT TO THANK THE PLANNING COMMISSIONERS AND THE CITY PLANNING DEPARTMENT FOR THE OPPORTUNITY TO SPEAK WITH YOU THIS EVENING. I AM THE 
          [01:55:04]
PRESIDENT OF THE PRESERVATION SOCIETY FOR SPRING CREEK FOREST, AND I'M HERE IN THAT CAPACITY, SPRING CREEK PARK PRESERVE AT 1787 WOLFORD ROAD, IS AN EXAMPLE OF A LIMESTONE PRAIRIE WITHIN THE TEXAS BLACKLAND PRAIRIE ECO REGION. THE PRESERVE HOSTS A UNIQUE VARIETY OF PLANTS FOUND PRIMARILY ON LIMESTONE. TONIGHT I WANT TO TALK ABOUT TWO PLANTS, DAHLIA AND LIATRIS GLANDULOSA. BOTH ONLY EXIST ON EXPOSED LIMESTONE IN TEXAS. THE TEXAS PARKS AND WILDLIFE HAS ISSUED BOTH PLANTS A CONSERVATION STATUS RATING OF TWO S2. S2 MEANS THE PLANT IS VULNERABLE WITHIN THE STATE OF TEXAS DUE TO LIMITED NUMBER OF KNOWN POPULATIONS AND SITES WHERE THEY EXIST. FORTUNATELY, OUR AREA IN AND AROUND SPRING CREEK IS ONE OF THOSE SITES. WE EXPECT BOTH PLANT SPECIES AS WELL AS OTHERS TO EXIST ON THE PROPERTIES. THE ENDEAVOR REAL ESTATE GROUP IS PLANNING TO DEVELOP. IN FACT, A USER OF INATURALIST HAS DOCUMENTED LIATRIS, AND WE ARE ASKING FOR AN OPPORTUNITY TO SURVEY THESE PROPERTIES FOR THESE PLANTS AND CONDUCT A PLANT RESCUE IN THE FALL. IN THE FALL OF 2023, LED BY A TEAM OF BOTANISTS, THEY RESCUED OVER 200 PLANTS AT THE SITE OF A DATA CENTER JUST NORTH OF STRIKE AND REAL. OF THESE, AFTER A BRIEF, BRIEF PERIOD IN THE GREENHOUSE, THE TEAM TRANSPLANTED 121 OF THE HALL'S DAHLIA PLANTS TO SPRING CREEK PARK PRESERVE AND 83 PLANTS TO BRECKENRIDGE PARK UP IN RICHARDSON. A SIMILAR SITE NEAR WHITE ROCK LAKE IS SERVING AS A CONTROL SITE. FOLLOW UP SURVEYS HAVE FOUND ABOUT A 35% SURVIVAL RATE. BOTANISTS CONSIDER ANYTHING OVER 20% GOOD. 
          A VIDEO ABOUT THE PLANT RESCUE IS AVAILABLE ON OUR WEBSITE. THE BEST TIME TO RESCUE THESE PLANTS IS IN LATE SEPTEMBER OR OCTOBER, AFTER THEHE FIRST FALL RAINS. BECAUSE MANY OF THESE PLANTS ARE OUT OF FLOWER, SO IS LESS STRESSFUL TO COLLECT AND TRANSFER THEM. THE PLANTS ARE IN SEED, SO THE SEED CAN BE COLLECTED AND BANKED FOR FUTURE USE. AND THE GROUND, WHICH IS ESSENTIALLY THE LIMESTONE ROCK, IS EASIER TO DIG WHEN MOIST. AGAIN, OUR REQUEST IS FOR AN OPPORTUNITY TO PLAN AND CONDUCT A PLANT RESCUE IN THE FALL. WE TIMING TO GIVE US EVERYE ON THE POSSIBILITY OF ACHIEVING A SUCCESSFUL RESCUE OF THESE WONDERFUL TEXAS PLANTS. THANK YOU, THANK YOU. OH, THAT IS PERFECT TIMING. YEAH. ONE ONE SECOND TO SPARE THERE. I CAN SAY SOMETHING ELSE. YEAH, WE'LL HAVE YOU TWO MET BEFORE. WE HAVE NOT ACTUALLY, SINCE I JUST FOUND OUT ABOUT THIS, I JUST WITH MR. DUCKWORTH ALSO REACHING OUT TO THE CHURCH AND THEY WANTED TO REACH OUT TO. OKAY, SO WE'LL EXCHANGE INFORMATION AND GET THAT PROCESS GOING. ALL RIGHT. USUALLY I FIND OUT ABOUT THESE THINGS AFTER COMMISSIONER DUCKWORTH HAS A COMMENT. YES, SIR. MR. MR. PARISH, THANK YOU FOR COMING DOWN TONIGHT. AND YES, I HAVE TALKED TO THE PASTOR IN BEHALF OF THE SPRING CREEK, AND HE HAS HAS AGREED THAT HE WOULD BE ACCEPTABLE FOR SOME KIND OF A PLANT RESCUE DEAL. IT'S GOING TO COME DOWN TOHE DEVELOPER AND WHETHER THAT TIMING WORKS. AND OF COURSE, WE WE ACQUIESCED TO WHAT HIS PLANS ARE, BUT HOPEFULLY HE IF TIME WORKS FOR HIM AND HIS DEVELOPMENT AND FOR THE PLANT RESCUE, WE KNOW THAT THESE PLANTS ARE BEAUTIFUL AND THEY'LL BE HERE AFTER WE'RE ALL GONE. AND WHATEVER WE CAN DO TO HELP OUR CHILDREN AND GRANDCHILDREN AND FUTURE BE ABLE TO SEE THOSE PLANTS WOULD BE GREATLY APPRECIATED. AND I APPRECIATE THAT. THANK YOU. 
          THANK YOU VERY MUCH FOR COMING DOWN. ARE THERE ANY OTHER SPEAKERS IN THE AUDIENCE, PEOPLE WHO WOULD LIKE TO SPEAK IN THIS CASE? SEEING NONE. COMMISSIONERS, UP TO YOU ALL. 
          COMMISSIONER. COMMISSIONER I'M DOING IT. COMMISSIONER MIRANDA, FOR THE PUBLIC HEARING. AND LET ME GET YOUR MIC LIVE HERE. IT DIDN'T GO THERE YOU GO. MAKE A MOTION TO CLOSE THE PUBLIC HEARING AND TO. DO AND TO APPROVE THE REQUEST AS IS TO PLAN TO CHANGE THE ZONING FROM AGRICULTURAL TO PLANNED DEVELOPMENT AS PRESENTED, AS AS PRESENTED. RECOMMENDED BY STAFF, AS RECOMMENDED BY STAFF. OKAY, WE GOT IT. DO I HEAR A SECOND? COMMISSIONER? PARISH, YOU'RE QUICK TONIGHT. WE HAVE A MOTION BY COMMISSIONER MIRANDA AND A SECOND BY COMMISSIONER HARRIS 
          [02:00:03]
TO APPROVE THE APPLICATION AS RECOMMENDED BY STAFF. MOTION IS TO APPROVE. AND THAT PASSES UNANIMOUSLY. THANK YOU. AND NOW I BELIEVE WE HAVE AN ANNOUNCEMENT THAT I DON'T KNOW IF WE WANT TO HEAR IT OR NOT. YES. ONE OF OUR PLANNERS, MATTHEW WOLVERTON, HE HAS BEEN WITH US FOR OVER THREE YEARS NOW AND HAS HANDLED NUMEROUS ZONING CASES, HAS PRESENTED TO YOU MANY, MANY TIMES. HE WILL BE LEAVING THE CITY. CITY MARCH 20TH IS HIS LAST DAY. WE'LL MISS HIM VERY MUCH. WE WANTED TO TAKE THIS STAGE AND WANTED TO KIND OF LET HIM KNOW THAT WE WILL MISS HIM A LOT, AND WE WISH HIM ALL THE SUCCESS FOR HIS FUTURE. AND ONE OF THE PLANNING COMMISSIONERS TO KNOW THAT WE'RE HERE. IF YOU HAVE ANY QUESTIONS FOR HIM, PLEASE REDIRECT IT TO US AND WE'LL HELP YOU OUT AS WELL. I'LL STILL BE EMAILING YOU QUESTIONS FOR THE NEXT FEW YEARS. DON'T WORRY. WE ARE GOING TO MISS YOU THOUGH. SIR. YOU'VE BEEN A GREAT ASSET TO THE CITY AND WE APPRECIATE YOU. ANYBODY ELSE? OH, COMMISSIONER DUCKWORTH. YES. 
          THANK YOU SIR. I WAS GOING TO ASK IF PASTOR OWENS IS IN ATTENDANCE TONIGHT. I WANT TO THANK ONE OF OUR COMMUNITY MEMBERS FOR BEING COOPERATIVE WITH OUR SPRING CREEK PRESERVE EFFORT AND WITH THE DEVELOPER. AND I WANTED IF HE WAS HERE, I WANTED US TO KNOW WHO PASTOR OWENS WAS. HE'S THE PAST SENIOR PASTOR. EXECUTIVE PASTOR, EXCUSE ME AT BIG SPRING CHURCH. 
          AND THANK YOU FOR BEING A PART OF OUR COMMUNITY AND FOR WORKING WITH OUR NATURE PLAN. 
          THANK YOU. YEAH, WELL, AFTER THE FACT, BUT STILL WORTH IT. THANK YOU. THANK YOU VERY MUCH. 
          BUT THAT'S ALL THAT'S ON OUR AGENDA. SO AS OF 832, WE ARE ADJOURNED UNTIL OUR MEETING OF MARCH 23RD. THANK YOU
* This transcript was compiled from uncorrected Closed Captioning.