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ALL RIGHT, WELL WELCOME, UH, TO THE, UH, NOVEMBER 21ST, 2023 MEETING OF THE, UH, RICHARDSON CITY PLAN COMMISSION.
UH, THE CITY PLAN COMMISSION CONSISTS OF RICHARDSON RESIDENTS APPOINTED BY THE CITY COUNCIL.
THERE ARE SEVEN REGULAR MEMBERS AND TWO ALTERNATES ON THE COMMISSION.
ONLY SEVEN MEMBERS WILL VOTE ON AN ISSUE, ALTHOUGH ALL MEMBERS WILL PARTICIPATE IN DISCUSSIONS AND DELIBERATIONS.
IN THE CASE OF THE ABSENCE OF A REGULAR MEMBER, A DESIGNATED ALTERNATE WILL VOTE ON THE ISSUE.
UH, TONIGHT WE HAVE SEVEN COMMISSIONERS IN ATTENDANCE, SO EVERYBODY WILL BE VOTING.
UH, THIS MEETING IS A BUSINESS MEETING AND WILL BE CONDUCTED AS SUCH IN THAT REGARD.
AS A COURTESY TO THOSE IN ATTENDANCE, WE REQUEST THAT ALL DEVICES THAT EMIT SOUND BE TURNED OFF OR ADJUSTED.
SO AS NOT TO INTERRUPT THIS MEETING, OUR PROCEEDINGS ARE RECORDED.
SO PLEASE STATE YOUR NAME AND ADDRESS FOR THE RECORD WHEN ADDRESSING THE COMMISSION.
UH, TONIGHT ON THE AGENDA, WE HAVE ONE PUBLIC HEARING.
EACH PUBLIC HEARING IS PROCEEDED BY A STAFF INTRODUCTION OF THE REQUEST.
THE APPLICANT IS THEN PERMITTED 15 MINUTES TO MAKE THEIR PRESENTATION TO THE COMMISSION.
THEY MAY RESERVE ANY PORTION OF THIS TIME FOR FINAL REBUTTAL.
TIME SPENT IN ANSWERING QUESTIONS ASKED BY THE COMMISSION IS NOT COUNTED AGAINST THE APPLICANT.
THOSE WISHING TO SPEAK IN FAVOR OR OPPOSITION TO THE REQUEST WILL ALSO BE GIVEN THREE MINUTES EACH TO ADDRESS THE COMMISSION.
IF THERE ARE ORGANIZED GROUPS IN ATTENDANCE, WE SUGGEST THAT YOU SELECT REPRESENTATIVES TO PRESENT YOUR OBJECTIONS THERE.
COMMISSION IS INTERESTED IN GATHERING NEW AND RELEVANT INFORMATION.
UH, WE'RE NOT INTERESTED IN REPETITION.
PLEASE ADDRESS ALL COMMENTS TO THE COMMISSION, NOT TO MEMBERS OF THE AUDIENCE.
AFTER A BRIEF REBUTTAL BY THE APPLICANT, THE HEARING WILL BE CLOSED.
NO FURTHER TESTIMONY WILL BE PERMITTED.
[1. Approval of minutes of the regular business meeting of October 17, 2023. ]
OKAY, SO OUR FIRST, UH, ITEM ON THE AGENDA IS THE APPROVAL OF THE MINUTES OF THE REGULAR BUSINESS MEETING OF OCTOBER 17TH, 2023.UH, CAN I GET A MOTION? I MAKE A MOTION TO APPROVE THE MINUTES AS, UH, WRITTEN MOTION BY COMMISSIONER ROBERTS TO APPROVE COMMISSIONER CONSTANTINO.
ALL THOSE IN FAVOR RAISE YOUR RIGHT HAND AND PASSES UNANIMOUSLY.
[2. Replat – Lookout Logistics Center Lot 1, Block 1: Consider and act on a request for approval of a replat of Spring Creek Farm No. 2, Tract 2 to abandon easements and dedicate easements and right-of-way to accommodate an approximately 360,000-square foot office and warehouse development. The 26.66-acre tract of land is located at the northeast corner of N. Plano Road and E. Lookout Drive. Property Owner: Lookout Industrial, L.P. Staff: Aaron Zilz. ]
UH, ITEM NUMBER TWO ON, UH, THE AGENDA IS, UM, IS ACTUALLY OUR CONSENT AGENDA.THIS IS REPL OF LOOKOUT LOGISTICS CENTER.
UM, IS THERE, UM, ANY QUESTIONS FOR STAFF ON THIS OR ANY REQUEST TO REMOVE THIS ITEM FOR FROM THE CONSENT AGENDA? COMMISSIONER ROBERTS, JUST A QUESTION IN THE INITIAL DIAGRAM OF THE PLAT, YOU HAD IT OUTLINED, IT WAS OUTLINED IN YELLOW, BUT THEN, UH, I GUESS THE REPL VIEW SHOWS IT IN BLUE IN THREE DIFFERENT SECTIONS.
SO MY QUESTION IS, IS THAT BEING PLATTED INTO THREE SECTIONS? NO, THIS IS A SINGULAR LOT.
UH, THE, THE, UH, THE THREE SECTIONS YOU KIND OF SEE THERE SURROUNDED BY THE BLUES.
THAT'S JUST WHERE THE WATERLINE EASEMENT IS, UH, BEING DEDICATED.
YEAH, IT'S THE THREE DIFFERENT BUILDINGS, I GUESS.
IF THERE'S, UM, UH, THIS, UH, AS WE HEARD IN THE, UH, STAFF BRIEFING, UH, THIS IS, UH, MEETS ALL, UH, UH, CITY CODES AND ORDINANCES AND IS IN COMPLIANCE WITH THOSE.
IS THAT CORRECT? THAT'S CORRECT, SIR.
ALRIGHT, SO, UH, AGAIN, I'D BE LOOKING FOR, UH, A MOTION, UH, TO APPROVE ITEM NUMBER TWO.
COMMISSIONER SUTHER, I MOVE, WE, UH, APPROVE THE CONSENT AGENDA.
I SECOND, UH, SECOND, UH, COMMISSIONER BEACH.
UH, ALL THOSE IN FAVOR TO, UH, APPROVE THE CONSENT AGENDA AS PRESENTED.
PLEASE RAISE YOUR RIGHT HAND AND THAT PASSES UNANIMOUSLY.
[3. Zoning File 23-13 Special Development Plan & Special Permit – Sherman Lofts: Consider and act on a request to amend a Special Development Plan and Special Permit for a 3.7-acre lot located at the southeast corner of W. Spring Valley Road and S. Sherman Street currently zoned Main Street/Central Expressway PD Planned Development (Creative Corporate Sub-District) for development of a mixed-use development consisting of apartment units, live/work units and co-working space to allow a 5-story building and an increase in the number of units. Property Owner: Brandon Hancock, representing Lang Spring Valley, LLC. Staff: Derica Peters. ]
UH, ITEM NUMBER THREE ON THE AGENDA IS OUR PUBLIC HEARING.THIS IS ZONING FILE 23 DASH 13 SPECIAL DEVELOPMENT PLAN AND SPECIAL PERMIT FOR SHERMAN LOFTS.
AND MS. PETERS, THANK YOU CHAIRMAN.
ZONING FILE 2313 IS A REQUEST FOR AN AMENDMENT TO A SPECIAL DEVELOPMENT PLAN AND A SPECIAL PERMIT.
THE SUBJECT SIDE IS LOCATED AT THE SOUTHEAST CORNER OF WEST SPRING VALLEY ROAD AND SOUTH SHERMAN STREET, UH, DIRECTLY ACROSS FROM THE SPRING VALLEY DART TRAIN STATION.
THE SUBJECT SIDE IS ZONED MAIN STREET CENTRAL EXPRESSWAY PLAN DEVELOPMENT PD AND IS IN THE CREATIVE CORPORATE SUBDISTRICT, WHICH REQUIRES A SPECIAL PERMIT FOR A MULTIFAMILY DEVELOPMENT.
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THIS IS THE PREVIOUSLY APPROVED CONCEPT PLAN FOR THIS PROJECT.THE PLAN WAS APPROVED WITH A SPECIAL PERMIT FOR A FOUR-STORY BUILDING WITH 294 APARTMENT UNITS, THREE LIVE WORK UNITS AND 900 SQUARE FEET APPROXIMATELY OF CO-WORKING SPACE.
UM, IN 2021 WHEN THIS WAS ADOPTED, IT WAS ALSO ADOPTED WITH A SPECIAL DEVELOPMENT PLAN THAT ALLOWS, UH, THE PLAN TO MODIFY FROM SOME TO BE MODIFIED AND DEVIATE FROM SOME SECTIONS OF THE MAIN STREET CENTRAL EXPRESSWAY PD.
THE APPLICANT IS NOW PROPOSING, UH, TO AMEND THAT PLAN AND INSTEAD REQUEST A SPECIAL PERMIT FOR A FIVE STORY BUILDING CONTAINING 372 UNITS AND THREE LIVE WORK UNITS AS WELL.
THEY'LL PROVIDE A FIVE LEVEL PARKING GARAGE WITH 485 PARKING SPACES, 40 OF WHICH ARE AVAILABLE TO THE PUBLIC AT NO CHARGE.
UM, ASSOCIATED WITH THIS PLAN IS SOME ROADWAY MODIFICATIONS.
THE APPLICANT SUBMITTED A TRAFFIC STUDY WITH THE INITIAL PLAN AND WITH THE UPDATED PLAN.
STAFF REVIEWED THE TRAFFIC STUDY AND DETERMINED THAT A SECOND LEFT TURN LANE WILL NEED TO BE ADDED AT THE STOPLIGHT AT, AT SPRING VALLEY AND SHERMAN.
UM, THAT WILL BE ACHIEVED BY REMOVING THE EXISTING HATCH AREA.
UM, IN ADDITION, IT WAS DETERMINED THAT THE APPLICANT WILL NEED TO LENGTHEN THE EXISTING LEFT TURN LANE AT THAT SIGNAL.
WE ARE ALSO MODIFYING A PREVIOUSLY, UH, REQUIRED ROADWAY MODIFICATION.
WE PREVIOUSLY, UH, TOOK A LOOK AT THIS SITE AND ASKED FOR A DESAL LANE TO BE CONSTRUCTED FOR TRAFFIC TURNING RIGHT INTO THE PROJECT INTO THE PROPERTY ON SPRING VALLEY ROAD.
UM, HOWEVER, STAFF REVIEWED THE UPDATED STUDY AND DETERMINED THAT WAS NOT NECESSARY.
SO THE APPLICANT IS REQUESTING TO AMEND SOME OF THE PREVIOUSLY APPROVED EXCEPTIONS IN THE SPECIAL DEVELOPMENT PLAN.
THOSE ARE RELATED TO THE BILL TWO ZONE ENCROACHMENT ALONG SPRING VALLEY, THE SIDEWALK LOCATED ON THE SUBJECT PROPERTY RATHER THAN THE PUBLIC RIGHT OF WAY.
THERE ARE SOME OPEN SPACE REDUCTION WITH THIS NEW PROPOSED PLAN, BUT THEY WILL STILL BE PROVIDING A MINIMUM OF 15% OPEN SPACE ON THE SITE.
THEY'RE REQUESTING AN EXCEPTION TO THE BUILDING ENTRY REQUIREMENTS ALONG SHERMAN STREET IN WEST SPRING VALLEY.
AND AS I MENTIONED, THERE ARE SOME ROADWAY MODIFICATIONS ASSOCIATED WITH THE UPDATE.
THESE ELEVATIONS THAT YOU SEE ON YOUR SCREEN ARE THE PREVIOUSLY APPROVED ELEVATION SHOWING A FOUR STORY HIGH BUILDING, AND THAT IS 62 FEET HIGH.
THE APPLICANT IS NOW PROPOSING A FIVE STORY HIGH BUILDING THAT IS 64 FEET HIGH AT ITS TALLEST.
THIS IS A THREE D ARCHITECTURAL RENDERING SHOWING THE, UH, NORTH ELEVATION OF THE PROPERTY AS SEEN FROM SPRING VALLEY.
THIS ELEVATION SHOWS THE WEST ELEVATION OF THE PROPERTY IS SEEN FROM SHERMAN STREET, SO THE BUILDING WILL BE CONSTRUCTED WITH, UH, BRICK, METAL AND CEMENTITIOUS SIDING, AND THE UNITS WILL HAVE PATIOS AND BALCONIES WITH METAL RAILING.
THIS IS JUST AN ARCHITECTURAL RENDERING OF THE PARKING GARAGE.
THIS IS ON THE EAST SIDE OF THE PROPERTY FACING THE CENTRAL TRAIL.
THIS WILL BE A FIVE LEVEL PARKING GARAGE WHERE THE APPLICANT WILL ADD A MURAL HERE TO ADD SOME VISUAL INTEREST.
THEY'LL ALSO BE MAKING ENHANCEMENTS TO THE CENTRAL TRAIL IN THIS AREA AS, AS WELL AS ENHANCEMENTS TO THE NORTHEAST PART OF THE PROPERTY WHERE THE CENTRAL TRAIL MEETS WHERE THEY WILL BE ADDING A PUBLIC OPEN, UH, OPEN SPACE THAT IS AVAILABLE TO THE PUBLIC.
THESE ARE SOME SITE PHOTOS OF THE PROPERTY.
AND FINALLY, IN SUMMARY, THE APPLICANT IS REQUESTING TO AMEND THE SPECIAL DEVELOPMENT PLAN, AMEND THE CONCEPT PLAN AND ELEVATIONS, AND FOR THE APPROVAL OF A SPECIAL PERMIT FOR MULTIFAMILY.
AND THIS SUMMARY, UH, SHOWN HERE ON YOUR SCREEN, THESE ARE THE CONDITIONS THAT WERE INCLUDED IN THAT PREVIOUSLY APPROVED PLAN.
SO THESE WILL CARRY OVER AND REMAIN UNCHANGED, UH, OTHER THAN THE ONE THAT MENTIONS AND REFERS TO THE ROADWAY MODIFICATIONS THAT WERE IDENTIFIED.
AND THAT CONCLUDES MY PRESENTATION, AND THIS WAS A PUBLIC HEARING, UH, AND WE ISSUED PUBLIC NOTIFICATION AND WE HAVE NOT RECEIVED ANY CORRESPONDENCE IN RELATION TO THE REQUEST.
AND THAT CONCLUDES MY PRESENTATION, AND I'M AVAILABLE FOR ANY QUESTIONS YOU HAVE.
AND I BELIEVE THE APPLICANT HAS A PRESENTATION AS WELL.
COMMISSIONER CONSTANTINO, UH, JUST HAD A QUESTION.
I, IS THERE ANY REASON THAT THIS ADDITIONAL 79 UNITS WOULD, WOULD NOT BE LEASED? IS THERE, IS THERE ANY REASON TO BELIEVE THAT THIS WOULD NOT BE A VIABLE PROJECT WITH THE ADDITIONAL UNITS IN, IN TERMS FROM THE CITY'S PERSPECTIVE? WOULD THOSE UNITS BE EASILY ABSORBED AND AND OCCUPIED? UH, I BELIEVE THE APPLICANT COULD ANSWER THAT, BUT I WOULD, I WOULD THINK THAT BECAUSE THEY'RE
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COMING BACK AND ASKING FOR THAT, THAT'S, YEAH, I, YEAH, I CAN, I KINDA FEEL THE SAME WAY TOO, BUT OKAY.I'M CURIOUS ON, UM, THE PARKING GARAGE, AND I SHOULD HAVE ASKED THIS A WHILE AGO.
I APOLOGIZE FOR OMITTING IT, BUT IS THERE ANY SPACE IN THERE THAT IS PARKING FOR BICYCLES? I MEAN, YOU'RE RIGHT THERE BY THE CENTRAL TRAIL.
PEOPLE ARE GONNA BE HOPEFULLY CYCLING.
UH, IS THERE A PLACE TO, TO PARK 'EM AND PUT 'EM OR IS IT PUT IN YOUR APARTMENT? YES, ACTUALLY, UM, THE CITY HAS RECENTLY ADOPTED A REQUIREMENT FOR BICYCLE PARKING FOR, UH, RESIDENTS OF THE, UH, BUILDING.
UM, THEY WILL BE PROVIDING, UH, I THINK ABOUT 40 BICYCLE PARKING SPACES FOR RESIDENTS.
UM, AND THEN ALONG THE TRAIL THEY MAY INCLUDE SOME AMENITIES LIKE BIKE PARKING.
UM, THAT IS ONE OF THE PROPOSED FEATURES THEY PROPOSED ALONG WITH, UM, DOG WASTE STATIONS, LIGHTING AND FEATURES LIKE THAT.
AND, UH, THAT HAD TO DO WITH THE NUMBER OF, UM, DWELLING UNITS PER ACRE.
AND, UM, AS I UNDERSTAND THERE WAS, THERE IN OUR PACKET, THERE WAS A MENTION OF, UM, THE MIXED USE CHARACTER OF THE, UM, OF THIS DEVELOPMENT ALLOWED IT TO GO TO A HIGHER NUMBER OF UNITS PER ACRE.
DID I GET THAT RIGHT? LIKE WITHIN THIS PD? UM, IT'S, IT'S MAYBE RESTRICTED UNLESS IT IS, UM, MIXED USE.
IS THAT RIGHT? UH, THAT'S RIGHT.
THE PD DOES ENCOURAGE, ENCOURAGE MIXED USE AT A HIGHER DENSITY.
THE MINIMUM DENSITY IS 40 UNITS PER ACRE.
UH, THEY PREVIOUSLY HAD A PLAN THAT SHOWED 82 DWELLING UNITS PER ACRE, AND NOW THEY'RE SHOWING ONE WITH 102 UNITS PER ACRE.
AND BASED ON THE PROXIMITY TO THE RAIL STATION, THIS, UH, THIS BEING A TRANSIT ORIENTED DEVELOPMENT, UM, WE THINK THAT THE, AND WHAT THE APPLICANTS HAVE SAID TO US IS THEY DO BELIEVE THIS IS MORE VIABLE, THE MORE DENSE IT IS.
WAS THERE, WAS THERE A MAXIMUM DENSITY? THERE'S NO MAXIMUM DENSITY, THOUGH.
THERE IS A MAXIMUM HEIGHT OF EIGHT STORIES, SO THAT'S WHERE YOU WOULD MAX OUT.
ANY OTHER QUESTIONS? ALL RIGHT, WELL, THIS IS A PUBLIC HEARING, SO, UH, WE'D OPEN THAT NOW AND ASK THE, UH, APPLICANT TO COME FORWARD, UM, MAKE YOUR PRESENTATION, ANSWER ANY QUESTIONS BY THE COMMISSIONERS.
UH, JUST PLEASE STATE YOUR NAME AND ADDRESS FOR THE RECORD.
HI, MY NAME'S BRANDON HANCOCK.
OUR ADDRESS IS 1501 DRAGON STREET, DALLAS, TEXAS 7 5 2 0 7.
UH, APPRECIATE THE COMMISSIONER'S TIME TONIGHT.
UH, I ALSO APPRECIATE THE STAFF WORKING WITH US OVER THE LAST FEW WEEKS GETTING THIS TOGETHER.
I KNOW THERE WAS A LOT OF BACK AND FORTH TRYING TO GET ALL THE DETAILS CORRECT AND I REALLY APPRECIATE IT.
UM, AS A STAFF PRESENTATION, UH, HAS LET YOU GUYS KNOW, OUR ORIGINAL ZONING, UH, CASE WAS 2021.
WE WERE GRANTED, UH, THE ORIGINAL ZONING.
UH, WE CAME BACK IN 2022 WITH THE MAR, UH, UH, UH, SOME, SOME TWEAKS ON THE, UH, PARKING RATIOS, UM, TO KIND OF RIGHTSIZE THAT TO, TO FIT THIS TOD DEVELOPMENT.
AND, UH, AFTER, AFTER THAT WAS GRANTED, WE WENT THROUGH, UM, OUR, OUR, OUR FULL DESIGN WENT TO PERMITTING.
AND, UH, AS, AS THINGS HAVE KIND OF CHANGED HERE IN THE LAST, UH, SIX TO 12 MONTHS, UH, IN THE MARKETS, WE, WE WENT AND GOT OUR, OUR PRICING AND REALIZED THAT, UH, THE FEASIBILITY OF OUR FOUR STORY PROJECT WASN'T QUITE THERE.
SO, UH, WE DID GO THROUGH SOME, UH, DESIGN CHANGES AND, AND LOOKED AT THE FIVE STORY AND REALIZED THAT WAS A MORE FEASIBLE PROJECT FOR THIS, FOR THIS LOCATION.
SO THAT'S WHY WE'RE COMING BACK TO YOU TODAY WITH, WITH THIS CHANGE.
THE, THE CRUX OF THIS, THIS REQUEST IS FOR FIVE STORIES, AND AS THE STAFF HAS POINTED OUT, THERE HAS BEEN SOME BACK AND FORTH AND SOME OTHER CHANGES THAT WE'RE ASKING FOR TODAY.
AND, UH, WE CAN GO THROUGH ALL THOSE ITEMS. I'M HERE TO, TO ANSWER ANY QUESTIONS.
WE HAVE OUR, UH, SOME OF OUR ENGINEERS TODAY THAT THE TIA AND SO, UH, WE CAN DEFINITELY FIELD ANY QUESTIONS YOU MAY HAVE.
BUT, UM, AS WE'VE GONE THROUGH ALREADY, OUR CURRENT ZONINGS FOR FOUR STORIES, WE'RE ASKING FOR FIVE, UM, THAT'S AN INITIAL 79 79 UNITS.
WE, UH, WE WENT TO 3 75, NOT 3 76 AS WAS MENTIONED.
UM, WE HAVE TO IMPLEMENT SOME, UH, ADDITIONAL MODIFICATIONS FOR THE TIA.
UH, WE'VE GOT A SLIGHT, UH, REDUCTION IN THE OPEN SPACE REQUIREMENTS.
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REQUIREMENTS ALONG THE TWO FRONTAGES SHERMAN AND SPRING VALLEY.UM, IN, IN REGARDS TO THE, UH, THE FRONT DOOR, UH, BEING ON THE FRONTAGES.
THE MAIN REASON, AND WE CAN GET MORE DETAIL IF YOU NEED TO, BUT THE MAIN REASON FOR THAT WAS GRADING.
UH, THERE'S AN 18 INCH REQUIREMENT WITH THOSE STOOPS FOR THOSE FRONT DOORS, AND WE COULDN'T MEET THAT WITH THE GRADING ON SITE.
SO, UM, IT'S GONNA STILL HAVE THAT URBAN CHARACTER.
WE'RE GONNA HAVE THOSE FRONT DOORS.
WE'RE GONNA HAVE NICE FRONT YARDS FOR ALL THOSE RESIDENTS.
UM, IT'S JUST NOT GONNA HIT THAT 18 INCH, UM, REQUIREMENT THAT THE CODE STATES.
UH, I TRIED TO SUMMARIZE MOST OF THESE ITEMS, UM, JUST SO YOU SEE OUR CURRENT AND OUR REQUEST.
UM, I DON'T WANNA HIT ALL THOSE AGAIN.
WE'VE GONE THROUGH 'EM A FEW TIMES, BUT IF YOU HAVE ANY QUESTIONS, WE CAN COME BACK TO THIS SLIDE.
UH, HERE ARE SOME OF THOSE ELEVATIONS WE'VE ALREADY LOOKED AT, THE EXTERIOR ELEVATIONS ARE HERE.
I WANTED TO SHOW YOU KIND OF WHAT WE WERE DOING ON THE INSIDE.
THESE ARE THE ELEVATIONS OF OUR CO-WORK AREA.
WE'VE GOT A, A COFFEE SHOP INSIDE.
WE'VE WORKED WITH SOME OPERATORS ON SOME OF OUR OTHER PROJECTS WHERE WE ACTIVATE THESE SPACES.
WE CALL IT AMENITIZED, UM, THESE AMENITIZED AREAS WHERE WE HAVE, UH, IT, THAT'S OUR, SO THAT'S OUR LEASING AREA, BUT WE ALSO HAVE A COFFEE SHOP IN THERE, SO IT'S MORE ACTIVE.
WE INVITE THE PUBLIC INTO THESE SPACES WHERE A LOT OF THESE APARTMENT COMMUNITIES, IT'S THE AMENITIES ARE FOR THE RESIDENTS.
AND SO WHAT WE TRY TO DO IS BRING THE PUBLIC INSIDE.
IT REALLY HELPS THE COMMUNITY, IT MAKES IT FEEL BETTER.
UH, AND THESE AMENITIES REALLY HELP SELL THESE APARTMENT COMMUNITIES.
UM, IT HELPS DRIVE RESIDENT RETENTION AND IT MAKES THE COMMUNITY COME INSIDE AND IT JUST FEELS A WHOLE LOT BETTER.
SO THIS IS OUR, UH, LIKE I SAID, OUR LEASING LOBBY, COWORK COFFEE SHOP.
THIS IS THE EXTENSION OF THE COWORK.
SO IF YOU WERE TO COME PAST THAT, THAT DESK INTO THE NEXT AREA, THIS IS AN EXTENSION OF THE COWORK AND YOU CAN SEE OUT TO THE POOL AREA.
SO THESE ARE JUST SOME OF THE DESIGN FEATURES THAT WE'RE GONNA SHOW ON THIS OR WE'RE GONNA HAVE ON THIS PROJECT.
UM, LIKE I SAID, ANY QUESTIONS YOU MIGHT HAVE, I'M HAPPY TO ANSWER.
COMMISSIONER BEACH, I DO HAVE ONE QUESTION, AND IT MAY JUST BE THAT MY MEMORY IS, UH, UH, NOT AS GOOD AS IT ONCE WAS, BUT DO Y'ALL HAVE A POOL AT THIS LOCATION? YES, WE DO.
AND THAT'S JUST PAST THOSE, THOSE LITTLE BANQUETTES, YOU CAN'T SEE IT, BUT IT'S JUST PAST THOSE BANQUETTES.
I BELIEVE THAT'S THE LARGER OPEN SPACE IN THE CENTER OF, ON THE NORTH SIDE OF THE COMPLEX.
YEAH, IT'S KIND OF, THERE'S THE TWO LITTLE DONUT ONES TRIANGLE, LIKE, YEAH, YEAH.
UH, SO YOU KNOW, THIS HAS BEEN IMPROVED, UH, TWO TIMES.
UM, SO, UM, THE BILL, BILL TWO ZONE, THAT'S REALLY NOT TOO, TOO MUCH DIFFERENT, IS IT? UM, AND MAYBE THAT'S A QUESTION FOR STAFF, UH, OR NO, THE WAY THE BILL TWO ZONE AND THE ENCROACHMENT AS IT IS DESIGNED IS REALLY NO DIFFERENT.
THERE'S AN ADDITIONAL PORTION OF THE BUILDING THEY'RE REQUESTING TO ENCROACH INTO THAT ZONE.
AND THE REASON WHY THEY ARE ENCROACHING IN THIS AREA ANYWAYS IS BECAUSE, UH, THE CITY AT ONE POINT DID REQUIRE RIGHT OF WAY DEDICATION IN THIS AREA ALONG THE FRONTAGE.
SO THAT WAS DONE WITH THE PLATT.
SO THE APPLICANT HAS LESS ROOM TO WORK WITH ON THAT PART OF THE FRONTAGE.
SO IT WILL ENCROACH SOME, UM, INTO THE BILL TWO ZONE, BUT THERE WILL STILL BE AN AMENITY ZONE AND A SIDEWALK.
YEAH, BUT WASN'T THAT TRUE LAST TIME? THAT'S RIGHT.
YEAH, I WANNA SAY THE LAST TIME IT WAS 225 LINEAR FEET OF BUILDING THAT ENCROACHED, AND NOW IT'S TWO 50 TO TWO 60, UH, OF LINEAR FOOTAGE OF BUILDING THAT ENCROACH.
AND THE OPEN SPACE I SAW WAS GOING FROM 11.5% TO 11.1% OF THE PRIVATE, UH, SPACE? YES.
AND THE, YEAH, AND THE PUBLIC OPEN SPACE 4.9 TO FOUR, SO YOU'RE STILL HITTING THE 15.
IT'S JUST SLIGHTLY DIFFERENT RATIOS.
THE THE MAIN REASON FOR THAT IS THERE, THERE'S THESE CORRIDORS THAT HAVE TO BE A CERTAIN WIDTH, UM, FOR THE FIRE ACCESS.
I THINK WE HAD TWO OF THOSE CORRIDORS IN OUR PREVIOUS PLAN.
AND SOME OF THE COMMENTS WE GOT BACK WHEN WE WENT FOR PERMIT WAS MORE OF THOSE CORRIDORS HAD TO BE WIDER, SO THE BUILDING FOOTPRINT GREW AND THAT'S, THAT'S, THAT'S WHAT HAPPENED.
YEAH, I WAS WONDERING WHY THE, UH, OPEN SPACES INSIDE THE BUILDING ITSELF THAT, UM, SEEMED TO HAVE SHRUNK A LITTLE BIT.
IF WE COULD GET MORE, WE WOULD, THAT THAT'S VALUABLE REAL ESTATE.
UH, THE BUILDING ENTRY AND THE, AND NOT BEING ABLE TO COMPLY WITH THE STOOPS BEING ABOVE GRADE, I MEAN, THAT'S, THAT'S NO CHANGE FROM THE LAST TIME YOU WERE HERE, IS THAT CORRECT? UH, THAT'S CORRECT.
SO AS WE WENT THROUGH, SO SINCE THEY WENT THROUGH ZONING AND THEN THEY CAME IN WITH THEIR DETAILED DEVELOPMENT PLANS, IT
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WAS REALLY AT THAT TIME THAT ONCE WE WERE ABLE TO SEE ELEVATIONS AND ACTUALLY SEE GRADES TO SEE THAT NOT ALL, THERE ARE SOME UNITS THAT WILL HAVE SOME STEPS UP AND WE'LL MEET IT, BUT OTHERS THAT WON'T.IT WAS ONLY WHEN WE GOT TO THAT POINT OF REALIZING WE HAD MORE DETAILED PLANS THAT WE SAW THAT AND WE SAID, WELL, LET'S MAKE SURE, EVEN THOUGH IT WAS SHOWN ON THE PLAN LAST TIME, LAST TIME, LET'S SPECIFICALLY CALL IT OUT THIS TIME SO THAT THERE'S NOT THIS CONFUSION WHEN IT MOVES FORWARD TO DEVELOPMENT PLANS THE SECOND TIME.
AND THE SIDEWALK ON PRIVATE PROPERTY, AGAIN, THAT'S REALLY NO CHANGE FROM LAST TIME.
UM, AND THE REALLY THE MOST SIGNIFICANT, OTHER THAN THE HEIGHT AND THE NUMBER OF UNITS AND THE OVERALL DENSITY WOULD BE THE ROADWAY MODIFICATIONS, ADDING THE SECOND LEFT TURN LANE.
THAT'S THE BIG NEW REQUEST, UH, OFFSITE, I GUESS, RIGHT? THAT'S RIGHT.
UM, AND DID YOU, UM, UM, UH, MR. HANCOCK HAVE ANY, UH, COMMENTS ABOUT THE, UM, CONCERN ABOUT THE WASTEWATER CAPACITY, OR MAYBE THAT'S, UH, IS IT SANITARY SEWER? UH, THAT'S THE ISSUE.
IT'S NOT STORM WATER, IT'S SANITARY.
WE OBVIOUSLY HAVE TO GO THROUGH REVIEW AND HERE THE COMMENTS FROM THE STAFF, IT SOUNDS LIKE IT'S AN INVERT ISSUE THAT WE'LL HAVE TO SOLVE WITH OUR CIVIL ENGINEER.
UM, AND YEAH, WAIT TO HEAR THE STAFF COMMENTS ON THAT.
AND THEN AS FAR AS YOUR EXPERIENCE, I MEAN, AS I TERMS OF WHEN YOU LOOK AT LEASING AND, UM, OCCUPANCY, DO YOU SEE MUCH DIFFERENCE BETWEEN A FOUR AND FIVE STORY APARTMENT COMPLEX? UH, NO, NOT FROM THE LEASING OCCUPANCY SIDE AT ALL.
UM, YOU KNOW, WE'RE COMFORTABLE WITH THE UNIT SIZE.
UH, IT'S, IT'S, YOU KNOW, THE 300 TO 3 75, 3 90, THAT, THAT RANGE IS, IS SOMETHING WE'RE COMFORTABLE WITH.
COMMISSIONER ROBERTS, I'M CURIOUS, UM, YOUR ADDITION OF THE STORY, THE COUNT IN, UH, UNITS, UM, WAS THAT DRIVEN MORE BY THE FINANCIALS OR WAS THAT DRIVEN BY WHAT YOU SEE AS DEMAND? UH, IT'S BOTH.
I MEAN, WE WOULDN'T DO IT IF THERE WASN'T DEMAND THERE.
SO WE FIRST LOOK AT IT FROM, YOU KNOW, WHAT MAKES SENSE SINCE FINANCIALLY, AND THEN WE, WE DO DIG INTO THE, THE MARKET BIG TIME AND THE MARKET'S GOING LIKE THIS, AND THE THE COSTS ARE, ARE ALSO DOING THAT.
SO IT'S WHERE THEY MEET TOGETHER AND WE, WE WOULDN'T BE PURSUING THIS PROJECT IF WE DIDN'T THINK IT WAS FINANCIALLY VIABLE.
AND IF THE MARKET WAS DOING THIS AND THE THE COSTS WERE DOING THIS, WE, WE'D HAVE TO EITHER SIT IT OUT OR, OR, OR THINK OF SOMETHING ELSE TO DO.
AND AT THIS POINT, WE THINK IT'S, IT'S VIABLE TO, TO ADD THE EXTRA UNITS, UM, WITH THE WAY THE MARKET'S GOING.
IS THAT INCREASE IN COSTS MAINLY, UH, MATERIALS AND CONSTRUCTION, OR IS THAT THE COST OF YOUR DEBT FINANCING? UM, CONSTRUCTION STABILIZED, THERE'S OBVIOUSLY AN ADDED COST.
UM, YOU KNOW, I JUST, YOU KNOW, RULE OF THUMB, I, I THINK JUST THE, SO NOT, NOT, NOT TO GET TOO INTO THE WEEDS HERE, BUT YOU'VE GOT YOUR STRUCTURE, YOU'VE GOT YOUR SLAB, YOU'RE ADDING A FIST STORY, WHICH IS YOUR WOOD FRAMING, YOUR ROOF'S ALREADY THERE, YOU'RE ADDING A LITTLE BIT OF MEPS.
UM, SO YOU KNOW, WE'RE LOOKING AT ABOUT $10 A SQUARE FOOT FOR THAT, FOR THAT SQUARE FOOTAGE, UM, TO, TO ADD THE FIS STORY.
SO A LOT OF YOUR COSTS ARE ALREADY THERE.
UM, YOUR UTILITIES, ALL THAT STUFF.
UM, SO IT'S, IT'S EXTRA MONEY, DON'T GET ME WRONG, BUT OVER THE AMORTIZED OVER A WHOLE PROJECT, IT'S NOT A LOT, UM, CONSIDERING THE OTHER COSTS IN THE PROJECT.
UM, SO IT, IT, IT MAKES FINANCIAL SENSE THE, TO, TO ANSWER YOUR QUESTION DIRECTLY.
UM, CONSTRUCTION COSTS ARE NOT GOING DOWN, BUT THEY'RE KIND OF STABILIZING.
IT'S, IT'S THE FINANCING COSTS THAT ARE, THAT ARE, HAVE SKYROCKETED.
YEAH, I WOULD THINK THAT BE THE BIG DRIVER RIGHT THERE.
UM, AND WHAT ABOUT THE, UH, I THINK YOU WERE HERE FOR THE BRIEFING SESSION.
UH, MAYBE IF YOU COULD JUST COMMENT ON WHAT IS THIS CURRENT STATUS OF, UH, THE ACCESS, UM, UH, ISSUE WITH THE PROPERTY OWNER TO THE SOUTH? UM, I, SO, SO STAFF WAS CORRECT.
THERE, THERE IS A NO BUILD AREA, SO THERE IS ACCESS THROUGH THERE, THERE IS NO EASEMENT ACROSS THE SOUTHERN PORTION.
UM, WE HAVE WORKED WITH THAT PROPERTY OWNER AND THE CITY STAFF, UM, THAT,
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YOU KNOW, I, I, TO BE HONEST, THEY HAVEN'T BEEN COOPERATIVE WITH, WITH, WITH US BOTH WAYS, BUT, YOU KNOW, WE'RE ALWAYS OPEN TO WORKING WITH THEM IF THEY COME BACK TO THE TABLE.WELL, IT'S A BIGGER ISSUE FOR HIM THAN IT IS FOR YOU.
UH, YOU DON'T NEED THEIR HELP, BUT IT SEEMED LIKE THEY NEEDED YOURS.
I MEAN, WE'RE, WE'RE OPEN AND WE HAVE BEEN OPEN.
ANY OTHER QUESTIONS? ANY OTHER COMMENTS OR ANYBODY ELSE ON YOUR TEAM LIKE TO MAKE ANY REMARKS? NOT FOR ME.
I, I, OH, COMMISSIONER SUTHER.
THIS MAY BE MORE A COMMENT THAN A QUESTION, BUT WHEN YOU DESCRIBE THE, UH, THE OPEN SPACE AND THE, UH, COWORK AREA, I GOT THE IMPRESSION THAT THAT WAS A PART OF YOUR MARKETING APPROACH, IS THAT, YEAH, SO WE DON'T JUST BUILD APARTMENTS, WE GO INTO AREAS.
SO WE'RE, WE LIKE THIS BECAUSE OF THE EMPLOYMENT NEARBY.
WE LIKE, WE LIKE TO BUILD BY TRAILS, YOU KNOW, WE, WE WANT TO INCORPORATE THAT INTO OUR PROJECT AND MAKE THAT SOMETHING SPECIAL.
UM, WE DON'T JUST LIKE TO BUILD SILOS.
UM, YOU KNOW, WE TYPICALLY DON'T BUILD A LOT OF RETAIL INTO OUR PROJECTS, BUT WE LIKE TO BE RETAIL ADJACENT.
OBVIOUSLY WE DON'T HAVE A TON OF THAT HERE, AS YOU PROBABLY ALL KNOW IN THIS AREA, BUT WE DO DO THESE KIND OF CO-WORK COFFEE SPACES THAT, YOU KNOW, BRING ENERGY INTO THE PROJECT.
UM, WE FIND THAT THAT TENDS TO BRING BETTER RENTS, YOU KNOW, HAPPIER TENANTS.
THEY TEND TO TEND TO STAY LONGER.
SO, UM, YOU KNOW, WE, WE DO HIGHLY AMENITIZE PROJECTS AND, YOU KNOW, WE'VE, WE'VE SEEN THE ACTUAL RESULTS THAT THOSE BRING, YOU KNOW, BETTER RETURNS FOR US AND BETTER, HAPPIER RESIDENTS AND, AND, AND OUR BETTER QUALITY PROJECTS.
SO, UM, I THINK THAT ANSWERS YOUR QUESTION.
YES, WE, WE FOCUS HEAVILY ON THAT.
YOU KNOW, THIS POCKET PARK, IS IT GONNA BE A BIG THING THAT CONNECTS, IT'S GONNA BE A TRAILHEAD AND HOPEFULLY ENERGIZES THAT CENTRAL TRAIL AND, AND MAKES IT SOMETHING SPECIAL.
THIS, THIS MIGHT WELL, UM, UH, PLAY INTO, UH, COMMISSIONER BEACH'S, UH, COMMENTS ABOUT THE, UH, UH, THE BICYCLE TRAFFIC AND, UH, APPEALING YEAH.
THEY'D STOP THERE AND COME HANG OUT AND, YOU KNOW, GRAB A COFFEE ON A SATURDAY OR WHENEVER AND, AND KEEP ROLLING OR MAKE IT A MEETING SPOT.
I MEAN, THAT'S, THAT'S DEFINITELY PART OF THE, THE VISION.
WHAT ARE YOUR, UH, PLANS WITH THE MURAL ON THE EAST SIDE ON THE PARKING GARAGE? UH, WE HAVEN'T PICKED AN ARTIST YET, BUT, UM, YOU KNOW, AS REPRESENTED IN THE, IN THE RENDERING, I MEAN, WE'RE GONNA DO SOMETHING SPECIAL.
I MEAN, WE'RE OPEN TO INPUT FROM THE COMMUNITY.
OBVIOUSLY, IF THERE'S SOMETHING WE'RE GOING TO, YOU KNOW, AS SOON AS WE GET PAST, YOU KNOW, THE GROUNDBREAKING STAGE, WE'LL, UM, WE'LL HIRE A MARKETING FIRM, REALLY DIG DOWN INTO TO WHAT MAKES THIS AREA SPECIAL AND DO SOMETHING THAT TIES INTO THE COMMUNITY AND MAYBE COULD STAFF, COULD YOU JUST REPEAT WHAT THOSE CONDITIONS WERE RELATED TO THE MURAL? I HAVE A COMMENT ON THAT TOO.
I HAVE A COMMENT ON THAT WITNESS.
SO THESE CON, THIS CONDITION, WHICH IS INCLUDED IN THE PREVIOUSLY APPROVED PLANS, IS A LANDSCAPE MURAL SHALL BE REQUIRED ON THE EAST ELEVATION OF THE PARKING GARAGE.
IT SHALL NOT BE COUNTED AS SIGNAGE.
THE MURAL SHALL BE MAINTAINED AND FREE OF DEFECTS, DETERIORATION, AND GRAFFITI AND GRAFFITI.
A MURAL APPLICATION SHALL BE SUBMITTED TO THE BUILDING INSPECTION DEPARTMENT FOR REVIEW AND APPROVAL BY THE CITY MANAGER OR DESIGNEE PRIOR TO ANY WORK COMMENCING.
COMMISSIONER SOUTHERN, YOU FOLLOW UP ON THAT IF IT'S NOT OUT OF LINE, AND THIS IS NOT SO MUCH A COMMENT AS A COMMISSIONER, BUT AS A, A CITIZEN OF RICHARDSON, YOUR LOCATION IS VERY CLOSE TO ONE OF THE HISTORIC SPRINGS.
THAT'S OVER IN THE BROOK ROW AREA.
AND, UH, THAT MIGHT BE, UH, AN ELEMENT TO CONSIDER IN THE MURAL.
ANY OTHER QUESTIONS? ALL RIGHT, THERE'S NOTHING ELSE.
UH, THIS IS A PUBLIC HEARING, UH, I'M ASSUMING ALL THE, EVERYBODY ELSE IN THE AUDIENCE IS, UH, WITH THE APPLICANT, BUT, UH, IS ANYONE, ANYONE ELSE LIKE TO COME FORWARD AND SPEAK?
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NONE.I MOVE THAT WE CLOSE THE PUBLIC HEARING.
UH, ALL THOSE IN FAVOR OF CLOSING THE PUBLIC HEARING, PLEASE RAISE YOUR RIGHT HAND.
UH, ANY OTHER QUESTIONS FOR STAFF OR OUR COMMENTS ON THIS, UH, PROPOSAL? NONE ENTERTAIN A MOTION.
THEN COMMISSIONER BEACH, I MOVE THAT WE, UH, UH, ACCEPT THE PLAN AS PRESENTED FOR THE, UH, AMENDMENTS, THE CHANGES FROM THE, FROM THE LAST TIME IT WAS AMENDED AND CHANGED.
YOU'D RECOMMEND APPROVAL OF IT? YES, SIR.
JUST WANNA MAKE SURE WE'RE GOOD THERE WE'RE GOOD APPROVAL AS PRESENTED.
DO I HAVE A SECOND? COMMISSIONER CONSTANTINO? UH, YES, I SECOND, UH, APPROVAL OF ZONING FILE 2313.
UH, WE HAVE NO MOTION TO APPROVE AS PRESENTED.
ALL THOSE IN FAVOR, PLEASE RAISE YOUR RIGHT HAND.
GOOD LUCK WITH THE CITY COUNCIL.
ALRIGHT, WELL, UH, HAPPY THANKSGIVING.