Mar 05, 2024 City Planning Commission Meetings

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WELL, WELCOME TO THE, UH, MARCH 5TH, 2024 MEETING OF THE RICHARDSON CITY PLAN COMMISSION.

THE 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.

TONIGHT WE'VE GOT FIVE COMMISSIONERS IN ATTENDANCE, SO EVERYONE WILL BE VOTING.

THIS MEETING IS A BUSINESS MEETING.

WE'LL 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, WE HAVE THREE ITEMS ON THE AGENDA TONIGHT.

UH,

[1. Approval of minutes of the regular business meeting of February 6, 2024. ]

UH, I'D MAKE A MOTION TO APPROVE THOSE AS PRESENTED.

MR. CONSTANTINO, I SECOND THE MOTION.

I HAVE A MOTION TO APPROVE AND A SECOND.

ALL THOSE IN FAVOR RAISE YOUR RIGHT HAND AND THAT MOTION PASSES UNANIMOUSLY.

UH,

[CONSENT AGENDA ]

IT INVOLVES A REPL TELECOM PARK EDITION LOT SIX B AND SEVEN A BLOCK A AND, UH, MR. ZILS WILL TAKE US THROUGH THAT OR NO, NO QUESTIONS.

PROCEDURALLY, WE DO NOT HAVE TO DISCUSS THIS.

THIS, WE ALREADY, UM, REVIEWED IT IN, UH, THE, UM, BRIEFING SESSION AND, UH, WE WERE INFORMED BY STAFF THAT THIS, UH, PLAT RE PLAT MEETS ALL, UH, CONDITIONS OF OUR CODE AND OR ORDINANCES.

SO IS IS THERE ANY DISCUSSION OR DOES ANYBODY WISH TO PULL THAT OFF OF THE CONSENT AGENDA? NOT MAKE A MOTION THAT WE APPROVE THE CONSENT AGENDA AS PRESENTED.

I'LL SECOND.

I GOT A SECOND, UH, FROM COMMISSIONER SUTHER.

ALL THOSE IN FAVOR RAISE YOUR RIGHT HAND AND THAT IS APPROVED.

[3. Variance 24-01 – Richland Village Parking: Consider and act on a request for a variance to Appendix A (Comprehensive Zoning Ordinance) of the City of Richardson’s Code of Ordinances: Article XXII-D, Sec. 1(h)(1)(l)(2) to allow a 31-space parking reduction to accommodate an 11,647-square foot retail use within an approximately 63,000-square foot building. The property is located at 1300 E. Belt Line Road, on the south side of Belt Line Road, west of Plano Road. Property Owner: Mark Cohen, Duane Texas Properties LLC. Staff: Aaron Zilz ]

UH, THIS IS ITEM NUMBER THREE, VARIANCE 24 0 1, A PARKING REDUCTION FOR RICHLAND VILLAGE, LOCATED AT 1300 EAST BELTLINE ROAD.

THE FULL REQUEST, UH, TONIGHT IS APPROVAL OF A VARIANCE TO APPENDIX A, THE COMPREHENSIVE ZONING ORDINANCE OF THE CITY OF RICHARDSON'S CODE OF ORDINANCES.

ARTICLE 20 2D, SECTION ONE H ONE 12 TO ALLOW A 31 PARKING REDUCTION TO ACCOMMODATE AN 11,647 SQUARE FOOT RETAIL ESTABLISHMENT WITHIN THE EXISTING 6,300 OR 63,000 SQUARE FOOT BUILDING PROPERTY'S LOCATED AT 1300 1300 EAST BELTLINE ROAD, SOUTH OF BELTLINE ROAD AND WEST OF PLANO ROAD.

THIS IS NOT A PUBLIC HEARING.

UH, GOT YOUR LOCATION THERE.

YOUR ZONING TODAY IS CM UNDER ORDINANCE 2 0 2 WITH TWO SPECIAL PERMITS, 43 64 AND 44 17, AS WELL AS VARIANCE 2201 AND 2302.

SOME BACKGROUND ON THIS PARTICULAR PROPERTY, APPENDIX A OF THE COMPREHENSIVE ZONING ORDINANCE OF THE CITY OF RICHARDSON'S CODE OF ORDINANCE.

UH, ARTICLE 2220 2D, SECTION ONE H 112 REQUIRES RETAIL SA SALES AND SERVICES FACILITIES TO PROVIDE 30 SPACES FOR THE FIRST 10,000 SQUARE FEET OF A RETAIL FLOOR AREA, PLUS ONE SPACE PER 200 SQUARE FEET OF THE BUILDING FLOOR AREA IN EXCESS OF 10,000 SQUARE FEET.

RETAIL SALES AND SERVICE, UH, FACILITIES IN CONJUNCTION WITH THE OTHER USES IN THE EXISTING BUILDING WOULD REQUIRE, UH, 337 SPACES.

HOWEVER, ONLY 306 SPACES ARE PROVIDED, THEREBY CREATING A DEFICIENCY OF 31 SPACES.

THIS INCLUDES THE 64 SPACE VARIANCE GRANTED IN 2022 TO ACCOMMODATE THE HEALTH CLUB OF PLANET FITNESS.

ALTHOUGH THERE WAS A PREVIOUS RETAIL, UH, FURNITURE STORE, THE CITY'S PARKING REGULATIONS ALLOW REDUCTION OF ONE PARKING, THE PARKING RATIO OF ONE SPACE PER 500 SQUARE FEET FOR FURNITURE, FURNITURE STORES, THEREBY CREATING THE 31 31 SPACE INCREASE WHEN THE USE CHANGED FROM FURNITURE STORE TO GENERAL RETAIL STORE.

IN ADDITION, IN 20, IN AUGUST OF 2023, THE CITY COUNCIL GRANTED A VARIANCE TO THE PARKING REQUIREMENTS FOR THE LAND USE OF PET SALES AND GROOMING TO ALLOW PET SUPPLIES PLUS TO OCCUPY THE SPACE TO ALLOW THE 31, UH, SPACE REDUCTION.

HOWEVER, THE APPLICANT WAS UNABLE TO REACH A DEAL WITH PET SUPPLIES PLUS,

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THE APPLICANT IS REQUESTING TO ALLOW RETAIL USES RETAIL SALES AND SERVICE FACILITIES TO BE PERMITTED AT THE CURRENT PARKING LEVELS PROVIDED AT THE LOCATION TO PREVENT FUTURE NEED TO APPLY FOR A VARIANCE FOR SUCH LAND USE TYPES.

THE GENERAL RETAIL WOULD OCCUPY THE 11,647 SQUARE FOOT, A PORTION OF THE SHOPPING CENTER PREVIOUSLY OCCUPIED BY DEALS, DAILY DEALS AND FURNITURE.

THE APPLICANT HAS SUBMITTED PARKING COUNTS FOR A HIGHER INTENSITY RETAIL THAT COULD OCCUPY THE SPACE.

UH, THE APPLICANT PERFORMED COUNTS AT A 16,657 SQUARE FOOT SMALL GROCERY STORE.

ALDI, THE APPLICANT FOUND THAT THE PEAK UH, PARKING DEMAND WAS ON SATURDAY DURING THE EARLY AFTERNOON AND OCCUPIED 4 46 SPACES.

THE RE THE REMAINDER OF THE WEEK RANGE BETWEEN 18 AND 37 OCCUPIED SPACES AT THAT LOCATION.

IN YOUR PACKET, YOU'LL FIND A TABLE THERE, UH, SHOWING THE STUDY OF THE ALDI.

ALTHOUGH THESE COUNTS ARE SPEC SIGNIFICANTLY HIGHER THAN THE PREVIOUS PREDICTED COUNTS FOR PET SUPPLIES PLUS, WHICH HAD NOT, WHICH HAD EXPECTED PEAK COUNTS OF 16 SPACES.

THE OBSERVED COUNTS STILL WOULD NOT CAUSE A SHORTAGE OF UNOCCUPIED PARKING SPACES BASED ON THE APPLICANT'S PREVIOUS STUDY.

IN ADDITION, THE PEAK HOURS OF THE GROCERY STORE DO NOT COINCIDE WITH PLANET FITNESS, THE HIGHEST INTENSITY USER ON THE SITE.

THE APPLICANT PREVIOUSLY STUDIED THIS PARKING, UH, CAPACITY ON THEIR LAST REQUEST IN AUGUST.

THE PEAK CAPACITY APPEARED TO BE MONDAY THROUGH WEDNESDAY AT 6:30 PM WITH PARKING COUNTS AT 125 TO 134 SPACES DURING THOSE PEAK HOURS.

THE APPLICANT ALSO APPLIED OR PERFORMED ADDITIONAL COUNTS IN JANUARY, WHICH SUPPORTED THE PEAK CAPACITY DURING THAT TEAM SAME TIMEFRAME.

ON AVERAGE, THE PEAK AT THIS PEAK TIME, THE COUNT OCCUPIED SPACES IS 130, LEAVING 176 UNOCCUPIED.

THE APPLICANT FOUND A SECONDARY PEAK ON FRIDAY AT 6:30 PM WITH COUNTS OF 108 AND 117 OCCUPIED SPACES ON AVERAGE DURING THE TOP SIX COUNTS, 124 OCCUPIED SPACES AND 182 ARE LEFT UNOCCUPIED.

THE OBSERVED OBSERVED COMBINED PARKING COUNTS THAT CONDUCTED WITH THE APPLICANT LIST IN YOUR PACKET AND HERE ON THE SCREEN.

BASED OFF OF THE OBSERVATIONS OF THE OCCUPIED PARKING SP PARKING SPACES RECORDED BY THE APPLICANT, THE MAXIMUM PEAK OF THE OCCUPIED SPACES WITH 134 LEAVING 172 UNOCCUPIED SPACES, THIS WOULD LEAVE SUFFICIENT PARKING FOR GENERAL RETAIL USER, WHICH REQUIRED 31 SPACES PER CODE.

EVEN WITH THE COUNTS FORMED AT THE SMALL GROCERY STORE, UH, WITH THE PEAK OBSERVED COUNT COUNT OF 46 AT THAT LOCATION, THERE WOULD STILL BE FOUR A HUNDRED AND TWENTY SIX UN UNOCCUPIED SPACES.

IN ADDITION TO THE PEAK TIMES OF THE SUBJECT SITE AND THE SMALL GROCERY STORE DO NOT COINCIDE WITH EACH OTHER.

THE APPLICANT REACHED OUT TO MR. DICK FARRELL, THE PROPERTY OWNER, WHO OPPOSED THE ORIGINAL VARIANCE REQUEST IN AUGUST OF 2023 PRIOR TO THE MEETING AND INFORMING MR. FARRELL OF HIS INTENTIONS TO REAPPLY FOR THE SUBJECT, UH, VARIANCE REQUEST.

STAFF ALSO CONTACTED MR. FARRELL ON FEBRUARY 26TH.

MR. FARRELL STATED HE WAS NEITHER FOR NOR AGAINST THE NEWLY REQUESTED VARIANCE PROPOSAL BY THE APPLICANT.

UH, HE DID HOWEVER, UH, SEND THAT EMAIL, WHICH, UH, YOU RECEIVED AT THE BEGINNING OF THE MEETING, UH, IN FAVOR OF THE REQUEST AS LONG AS IT DID NOT INCLUDE, UH, RESTAURANTS.

UH, MR. MR. COHEN'S, UH, VARIANCE REQUEST TONIGHT DOES NOT INCLUDE THAT.

UH, SO, SO IN SUMMARY, THE REQUEST WOULD BE TO ALLOW A 31 SPACE REDUCTION TO ACCOMMODATE RETAIL USE.

THE SUBJECT PROPERTY PROVIDES A TOTAL OF 306 SPACES.

ADDITIONAL RETAIL CREATES A 31 SPACE, UH, DEFICIENCY IN THE CODE REQUIRED BY, FOR PARKING SPACES BASED ON THE OBSERVATIONS, NO MORE THAN 134 SPACES ARE OCCUPIED BY THE PROPERTY FOR AND LEAVING 172 UNOCCUPIED SPACES FOR THE PROPERTY FOR NEW RETAIL STAFF ALSO CONDUCTED COUNTS AND FOUND SIMILAR FINDINGS.

ANY QUESTIONS FOR STAFF? UH, ANY COMMENTS FROM THE APPLICANT? WOULD YOU LIKE TO SAY ANYTHING? AND PLEASE STATE YOUR NAME AND ADDRESS FOR THE RECORD.

UH, MARK COHEN, CENTER POINT COMMERCIAL PROPERTIES 53 30 ALPHA ROAD, UH, DALLAS, TEXAS 7 5 2 4 0.

UH, APPRECIATE, UH, Y'ALL TAKING THIS INTO CONSIDERATION.

UH, WE'VE HAD SEVERAL ATTEMPTS TO LEASE THE PROPERTY, UH, ONCE PET SUPPLIES PLUS DECIDED THAT THE AMOUNT OF TIME THAT HAD PASSED BETWEEN THE TIME THEY SIGNED THEIR LEASE AND AND REQUESTING A VARIANCE,

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AND SO THEY DECIDED THAT, UM, IT WAS NOT A VIABLE OPTION FOR THEM AND THEY HAVE MOVED ON.

UH, ADDITIONALLY WE HAD LOST MULTIPLE OTHER OPPORTUNITIES TO LEASE THAT SPACE, UM, BECAUSE OF THE TIMEFRAME INVOLVED.

SO WE ARE CURRENTLY APPROACHING, UM, THE CITY TO REQUEST JUST A PERMANENT JUST GENERAL RETAIL, UM, UH, UH, UH, PARKING ALLOWANCE THAT WAS ALREADY APPROVED WITH PET SUPPLIES PLUS, UH, EXCEPT IT WOULD APPLY TO ANY, ANY RETAIL USE.

SO THAT'S, UH, THAT'S REALLY, UH, ALL WE'RE ASKING FOR TODAY.

THANK YOU.

ANY QUESTIONS FOR THE APPLICANT? ALL RIGHT, THANK YOU.

YEP.

UH, ANY OTHER QUESTION OR COMMENTS FROM STAFF? NO, SIR.

OKAY.

UM, WELL THIS SEEMS TO BE, UM, SEEMS TO MAKE A LOT OF SENSE TO ME.

I, I THINK, UH, WHEN WE, UH, CERTAINLY THE COMMISSION APPROVED IT, UM, THE LAST, UH, REQUEST FOR THE, UH, PET PET STORE, UM, DONE SOME SORT OF QUICK CALCULATIONS.

UM, I THINK IF YOU, ONCE YOU REDUCE IT, IF YOU WERE TO REDUCE IT BY THE 31 SPACES TO 3 0 6, UH, THAT WOULD GIVE THE OVERALL RATIO ABOUT 4.85 PER THOUSAND SQUARE FEET OVER THE WHOLE 63,000 SQUARE FEET, IF I GOT MY NUMBERS RIGHT.

IS THAT 63,000? YEAH, THAT'S CORRECT.

YES, THAT'S RIGHT.

YEAH.

SO ALMOST FIVE PER THOUSAND ONE PER 200.

UM, OBVIOUSLY THE RESTAURANTS THAT ARE IN THERE AT THE ONE PER HUNDRED ARE DRIVING THE NEED FOR, UH, FROM A CODE PERSPECTIVE, A HIGHER COUNT.

BUT, UM, THE, UH, ACTUAL PARKING COUNTS THAT WERE TAKEN IN AUGUST AND JANUARY, UH, SHOWING SOMEWHERE BETWEEN 172 AND 181 UNOCCUPIED SPACES, UM, DOESN'T SEEM TO BE THAT THERE'S ANY CONCERN WITH THAT.

UH, AND, UH, I CERTAINLY UNDERSTAND HATE FOR THE SEE THE CITY GET IN THE WAY OF, YOU KNOW, YOU'RE ABLE TO LEASE SPACE DUE TO THE AMOUNT OF TIME IT TAKES IF YOU ALWAYS HAVE TO COME IN BACK IN FOR A VARIANCE, UH, REQUEST.

AND, UH, MAYBE DIFFICULT TO FIND ANOTHER PET GROOMING, UM, PET SALES AND GROOMING, UH, USE TO GO IN THERE AS A REPLACEMENT.

SO, UH, THE ONLY CONCERN WE HAD WAS FROM THE NEIGHBOR AND HE WAS MAINLY OPPOSED TO RESTAURANTS JUST RE RESTAURANT USE, BUT THAT'S CLEARLY NOT ALLOWED WITH THIS VARIANCE, UM, SINCE IT'S A TOTALLY DIFFERENT LAND USE.

UM, SO I'D MAKE A MOTION TO APPROVE, UH, THE VARIANCES PRESENTED.

COMMISSIONER ROBERTS.

I'LL SECOND THE MOTION.

I HAVE A MOTION AND A SECOND TO APPROVE.

ALL THOSE IN FAVOR, RAISE YOUR RIGHT HAND AND THAT PASSES UNANIMOUSLY.

THAT'S IT FOR OUR AGENDA.

ANY, UH, ANY OTHER ITEMS WE NEED TO TALK ABOUT? I DON'T BELIEVE SO, NO.

ALRIGHT, THEN WE STAND ADJOURNED.

THANK YOU.