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WELCOME TO THE, UH, APRIL 16TH, 2024 MEETING OF THE RICHARDSON CITY PLAN COMMISSION.
UH, 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 OR DESIGNATED ALTERNATE WILL VOTE ON THE ISSUE.
TONIGHT, WE HAVE SEVEN COMMISSIONERS IN ATTENDANCE, SO EVERYBODY IS VOTING.
UH, THIS MEETING IS A BUSINESS MEETING AND WE, 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.
ON TONIGHT'S AGENDA, WE HAVE A PUBLIC HEARING.
WE'RE GONNA HEAR THEM TOGETHER, UH, SINCE IT'S THE SAME APPLICANT AND SAME, UM, ISSUE AT HAND.
UM, BUT THERE WILL BE TWO MOTIONS AT THE END, UH, RELATED TO EACH, UH, ZONING FILE.
UM, UH, EACH OUR PUBLIC HEARING IS PROCEEDED FIRST BY A STAFF INTRODUCTION OF THE REQUEST.
THE APPLICANT IS THEN PERMITTED 15 MINUTES TO MAKE THEIR PRESENTATION TO THE COMMISSION.
UH, THEY MAY RESERVE ANY PORTION OF THIS TIME FOR A FINAL REBUTTAL.
TIME SPENT IN ANSWERING QUESTIONS ASKED BY THE COMMISSION IS NOT COUNTED AGAINST THE APPLICANT.
UH, THOSE WISHING TO SPEAK IN FAVOR OR OPPOSITION, UH, WILL ALSO BE GIVEN THREE MINUTES EACH TO ADDRESS THE COMMISSION, THERE ARE ORGANIZED GROUPS IN ATTENDANCE.
WE SUGGEST THAT YOU, UH, SELECT REPRESENTATIVES TO PRESENT YOUR OBJECTIONS.
WE'RE MAINLY INTERESTED IN GATHERING NEW AND RELEVANT INFORMATION, NOT SO MUCH IN REPETITION.
PLEASE ADDRESS ALL COMMENTS TO THE COMMISSION AND 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 April 2, 2024.]
SO, MOVING ON TO OUR AGENDA.UM, FIRST ITEM WE HAVE ARE APPROVAL OF THE MINUTES OF THE REGULAR BUSINESS MEETING OF APRIL 2ND, 2024, AND I'D MAKE A MOTION TO APPROVE THOSE AS PRESENTED.
UH, SECOND FROM COMMISSIONER ROBERTS.
ALL THOSE IN FAVOR RAISE YOUR RIGHT HAND.
[Items 2 & 3]
NOW WE MOVE ON TO OUR PUBLIC HEARING.UH, THIS IS, UH, FOR, UM, AGENDA ITEMS TWO AND THREE.
UH, ITEM TWO IS ZONING FILE, 24 DASH OH FOUR FOUR, UM, FOR RISD RAILSIDE.
AND THEN, UM, ITEM NUMBER THREE IS ZONING FILE, 24 DASH OH FIVE RISD, GATEWAY COMMERCIAL.
AND SO WE'LL TURN IT OVER TO MR. CHAVEZ.
THANK YOU, MR. CHAIRMAN AND MEMBERS OF THE COMMISSION.
UH, THIS IS, UH, A REQUEST BY THE RICHARDSON INDEPENDENT SCHOOL DISTRICT.
UH, THERE ARE TWO APPLICATIONS.
I REPRESENT THESE, UH, AT THE SAME TIME.
UH, THESE ARE ZONING FILE 24 DASH ZERO FOUR AND 24 DASH ZERO FIVE, UH, OTHERWISE KNOWN AS THE RSD RAILSIDE, UH, PROJECT, AND THE RSD GATEWAY COMMERCIAL PROJECT.
UH, WE'LL START OFF FIRST WITH THE, UH, WITH THE, UH, PROPERTY LOCATED AT 4 0 1 SOUTH SHERMAN STREET.
AND THIS PROPERTY IS ASSOCIATED WITH ZONING FILE 24 DASH ZERO FOUR PROPERTY'S LOCATED ON THE EAST SIDE OF MAIN STREET, I'M SORRY, SHERMAN STREET, SOUTH OF PHILLIPS ROAD.
UH, THE PROPERTY IS CURRENTLY ZONED, UH, MAIN STREET CENTRAL EXPRESSWAY FORM BASE CODE, OR, OR THE PLAN DEVELOPMENT DISTRICT, AND IS IN THE RAILSIDE SUBDISTRICT.
SECOND PROPERTY IS LOCATED AT SIX HUNDRED SIX TEN SIX SIXTEEN SOUTH SHERMAN STREET.
UH, THIS PROPERTY IS A SUBJECT OF ZONING FILE.
24 DASH ZERO FIVE IS LOCATED ON THE WEST SIDE OF SHERMAN STREET, SOUTH OF PHILLIPS, ALSO IN THE MAIN STREET CENTRAL EXPRESSWAY PD.
AND IT IS LOCATED IN THE GATEWAY, COMMERCIAL SUBDISTRICT OF THAT LARGE PLAN DEVELOPMENT INDUSTRY.
FIRST, WE'D LIKE TO START OFF WITH OF, OF COURSE, ZONING FILE 24 DASH ZERO FIVE, WHICH IS A PROPERTY AT 4 0 1 SOUTH, UH, SHERMAN STREET.
YOU CAN SEE THE, UH, UH, FROM THE PHOTOS, THE, THE, THE TYPE OF BUILDINGS THAT ARE THERE.
UH, YOU CAN'T SEE THE USES THEMSELVES, UH, DO HAVE A LIST OF TENANTS, UH, FOR THAT PROPERTY.
BUT THE FIRST PHOTO ON THE NORTH SHOW, UH, ON THE LEFT, SHOWS YOU THE NORTH ELEVATION.
AND THE SECOND PHOTO ON THE RIGHT SHOWS YOU THE WEST ELEVATION OF THAT PROPERTY.
UH, ZONING FILE, 24 DASH ZERO FOUR.
UH, THE SITE AREA'S ABOUT FOUR POINT, UH, IT'S ABOUT FOUR AND A HALF ACRES IN SIZE.
THERE'S A TOTAL BUILDING AREA OF, UH, 15,578 SQUARE FEET.
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BUILDINGS, UH, ON THAT PROPERTY.AND YOU CAN SEE THE SQUARE FOOTAGE IS FOR EACH, ALL THREE BUILDINGS ARE SINGLE STORY BUILDINGS.
THIS PROPERTY DOES ENJOY THE QUALIFYING NON-CONFORMING USE PROVISION THAT WAS ADOPTED BACK IN 2020, UH, BACK IN 2020.
UH, WE HAD SEVERAL PROPERTY OWNERS THAT CAME IN THAT WANTED TO HAVE TIME TO TRANSITION THEIR PROPERTIES TO THE NEW CODE AS FAR AS USES GO AND REDEVELOPMENT OF THE PROPERTIES IN CONFORMANCE WITH, WITH THAT, WITH THE, UH, RURAL SIDE SUBDISTRICT.
IN DOING SO, THEY CAME FORWARD, IDENTIFIED USES THAT THEY FEEL THAT THEY FELT COULD STILL WERE STILL VIABLE FOR THESE PROPERTIES.
UH, THE COMMISSION COUNCIL CONCURRED, HOWEVER, THEY DID, THEY DID PROVIDE SPECIAL PROVISIONS.
UH, ON THESE, ON THESE PARTICULAR USES.
THOSE USES THAT ARE HIGHLIGHTED THAT ARE BOLDED ARE THE USES THAT THE RICHARDSON INDEPENDENT SCHOOL DISTRICT IS ASKING THAT THEY BE ALLOWED BY RIGHT ON THESE TWO SUBJECT, UH, UH, FOR THESE TWO SUBJECT ZONING CASES, WE'LL MOVE ON TO ZONING FILE 24 DASH ZERO FIVE, UH, THE EAST ELEVATION OF 600 SOUTH SHERMAN.
YOU CAN SEE THAT THERE IN THE, IN THE, UH, ON THE PHOTO.
UH, YOU'LL ALSO SEE THE EAST ELEVATION OF SIX 10 SOUTH SHERMAN STREET.
YOU CAN TELL THEY'RE, THEY'RE ALL SINGLE STORY BUILDINGS.
UH, THIS IS A WEST ELEVATION OF SIX, UH, SIX 10 SOUTH SHERMAN.
AND THIS IS REALLY LOOKING DIRECTLY EAST FROM THE FRONTAGE ROAD, UH, OF, UH, US 75.
YOU CAN SEE THE OMA MOTEL THERE ON THE, UH, ON THE, ON THE RIGHT HAND SIDE OF THAT PHOTO.
AND THEN THE PHOTO, AND THEN THE PHOTO OF, UH, SIX 16 SOUTH SHERMAN.
AND, AND THIS IS PREDOMINANTLY A TWO STORY BUILDING.
THE TOTAL SIDE AREA FOR THIS THREE LOTS.
AND THERE, AND THESE ARE THREE SEPARATE LOTS.
SO THE TOTAL SITE AREA IS, UH, 3.79 ACRES.
THE TOTAL BUILDING AREA, UH, WITHIN THOSE LOTS IS 65,000 SQUARE FEET.
YOU CAN SEE THE INDIVIDUAL SITE, UH, AREAS AND BUILDING AREAS, UH, FOR THOSE THREE PROPERTIES IS 6 10, 6 10, AND SIX, UH, 16.
SO THE APPLICANT'S REQUEST IS, IS, IS, UH, I'M NOT GONNA SAY IT'S SIMPLE, BUT IT'S VERY STRAIGHTFORWARD.
ALL THE, ALL THE APPLICANT IS DOING IS ASKING THAT MAN THAT A MANUFACTURING FACILITY, A MANUFACTURING FACILITY, HIGH TECH, A WHOLESALE FACILITY, AND A WHOLESALE USE BE ALLOWED BY RIGHT ON THESE PROPERTIES.
SO, ITEMS TO CONSIDER, UH, OF COURSE THERE ARE SOME PROS AND CONS ASSOCIATED WITH ANY REQUEST.
UH, THE PROS ON THIS SIDE IS THAT THERE'S AN INVENTORY OF EXISTING COMMERCIAL AND INDUSTRIAL BUILDINGS, NOT EASILY ADAPTABLE TO RESIDENTIAL, COMMERCIAL, AND RETAIL USES LOCATED IN AREAS GENERALLY LESS LIKELY TO SEE SIGNIFICANT REINVESTMENT AND REDEVELOPMENT EXCLUSIVE TO THOSE PROPERTIES.
UH, NEAREST THE, UH, SPRING VALLEY DART STATION, UH, NOT ALL CONFORMING USES HAVE NEGATIVE IMPACTS, UH, ON ADJACENT PROPERTY.
SO IT MAY BE JUSTI, UH, JUSTIFIABLE TO TREAT RELATIVELY BENIGN NON-CONFORMING USES DIFFERENTLY THAN THOSE MORE LIKELY TO HAVE A DETRIMENTAL, UH, EFFECT ON THE SURROUNDING AREA, UH, SUCH AS ANY USE THAT WOULD REQUIRE, LET'S SAY, OUTDOOR STORAGE.
AND LASTLY, ALLOWING THE REESTABLISHMENT OF SELECTED NON-CONFORMING USES MAY BE PREFERABLE, UH, TO THE PROSPECT OF EMPTY BUILDINGS AND, UH, DISINVESTMENT UNTIL SUCH TIME THAT THE MARKET, THE FORCES, UH, SEE OTHERWISE.
AND ON, ON THE, UH, NEGATIVE SIDE, OF COURSE, THERE'S A LANGUAGE IN, IN THE PLAN DEVELOPMENT AS REFERENCED IN THAT PD, UH, NON-CONFORMING USES ARE DECLARED TO BE INCOMPATIBLE WITH THE SUBDISTRICT IN WHICH THEY'RE, UH, LOCATED.
AND LASTLY, EXTENDING THE LIFESPAN OF EXISTING NON-CONFORMING USES AND PROVIDING OPPORTUNITIES FOR ADDITIONAL NON-CONFORMING USES TO BE ESTABLISHED COULD SERVE TO FURTHER DEFER ACHIEVEMENT OF THE VISION OF THE AREA.
IN OTHER WORDS, UH, SLOWING DOWN PROGRESS.
SO AS, UH, CHAIRMAN MARSH, UH, MENTIONED EARLIER, UH, ALTHOUGH THESE ARE PRESENTED TOGETHER, WE WILL NEED TWO SEPARATE BO MOTIONS.
ONE FOR ZONING FILE DASH 24 4, AND ZONING FILE 24 DASH ZERO FIVE.
UH, THE COMMISSION MAY RECOMMEND APPROVAL OF THE REQUEST AS PRESENTED, APPROVED WITH CONDITIONS OR AMENDED CONDITIONS, OR DENY THE REQUEST OUTRIGHT.
IN SUMMARY, ZONING FILE 24 DASH ZERO FOUR.
UH, SHOULD THE COMMISSION ACCEPT THE APPLICANT'S REQUEST, THE MOTION SHOULD INCLUDE THE FOLLOWING
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IN THAT THOSE FOUR USES, MANUFACTURING FACILITY, MANUFACTURING FACILITY, HIGH TECH WAREHOUSE, AND WHOLESALE, SHALL BE ALLOWED AS ADDITIONAL USES ONLY ON THAT PROPERTY.UH, AND THAT WOULD BE THE 4.49 ACRE LOT, UH, OF THE SHERMAN PLAZA TWO EDITION.
AS DEPICTED ON THE EXHIBIT B IN YOUR PACKET AND DESCRIBED ON EXHIBIT A, EXHIBIT A, IT IS ALWAYS THE LEGAL DESCRIPTION.
AND THEN FOR ZONING FILE, UH, 24 DASH ZERO FIVE, AGAIN, SHOULD YOU ACCEPT THE APPLICANT'S REQUEST.
UH, IT, IT'S PRETTY MUCH THE SAME.
UH, IT, IT IS THE SAME USES MANUFACTURING FACILITY, MANUFACTURING, HIGH TECH WAREHOUSE, AND WHOLESALE SHALL BE ALLOWED AS ADDITIONAL USES, UH, ON LOTS ONE, TWO, AND LOT FOUR BLOCK A OF THE SHERMAN PLAZA PARK ONE EDITION AS DEPICTED ON EXHIBIT B AND DESCRIBED ON EXHIBIT A.
WITH THAT, I KNOW THE APPLICANTS ARE HERE IN ATTENDANCE, UH, TO ANSWER ANY QUESTIONS YOU MAY HAVE.
AND I'M AVAILABLE FOR ANY, UH, ADDITIONAL QUESTIONS.
I HAD A FEW MORE QUESTIONS THAT I DIDN'T ASK, UH, DURING THE BRIEFING SESSION.
UM, SO IN OUR PACKET THERE WAS THE RAIL DISTRICT RAILSIDE SUBDISTRICT REGULATING PLAN, UM, WHICH IS, I DON'T KNOW IF YOU'VE GOT IT ON YOUR SLIDE.
MAYBE IF YOU COULD JUST BRING THAT UP.
OH, I DON'T HAVE IT ON THE, ON THE TOP.
OH, YOU DON'T HAVE IT UP THERE.
UM, SO, UH, THIS, UM, FOR THE RAIL SIDE PROPERTY, UH, WHICH IS JUST ON THE SOUTH SIDE OF PHILLIPS, UH, WHAT I'M SEEING HERE IS THAT IT'S A, A MAXIMUM BUILDING HEIGHT OF EIGHT STORIES.
IS THAT CORRECT? THAT'S CORRECT.
AND, UM, IT'S ALSO GOT THIS, UH, CREEK OR DRAINAGE WAY.
UH, IS THAT ACTUALLY CALLED THE FLOYD BRANCH OF YES, SIR.
IT'S, THAT'S WHAT IT'S LIST IS THAT, IS THAT ITS OFFICIAL NAME OR, I, I BELIEVE THAT'S THE OFFICIAL NAME, YEAH.
SO THAT ACTUALLY LOOKS LIKE IT MORE OR LESS RUNS THROUGH.
I, I CAN'T TELL IF IT RUNS THROUGH THE PROPERTY OR NOT, BUT IT RUNS THROUGH THE PROPERTY, BUT IT'S THE FAR EAST SIDE OF THE PROPERTY, AND THAT'S ALREADY CONTAINED WITH IT IN ITS OWN CHANNEL.
AND, UH, AS FAR AS THE, UH, THE CENTRAL TRAIL THAT'S ON THE, UH, EAST SIDE, THAT WOULD END UP BEING ON THE EAST SIDE OF THE RAILROAD TRACKS, AT LEAST DEPICTED BY THIS DRAWING.
SO IT APPEARS THAT IT CROSSES OVER, I KNOW ON SOUTH OF SPRING VALLEY, IT'S ON THE WEST SIDE OF THE RAIL.
AND THEN IT CROSSES OVER AT SPRING VALLEY TO THE EAST SIDE OF THE RAIL AND CONTINUES NORTHWARD.
SO, UH, HAS THERE BEEN ANY TALK ABOUT, UM, WHAT HAPPENS WITH PHILLIPS? UH, RIGHT NOW IT'S A CUL-DE-SAC, UM, KIND OF DEAD ENDS AT THE CREEK.
IT WOULD PROBABLY REMAIN AS A, UH, AS A CUL-DE-SAC SIMPLY BECAUSE OF THE RAIL THAT BISECTS IT.
UH, WE'D HAVE TO GET PERMISSION FROM DART IN ORDER TO, TO CREATE A, A, A, UH, RAIL CROSSING BASED ON THE PROXIMITY OF THE DART STATION THERE AT THE WEST SPRING VALLEY.
THE LIKELIHOOD OF THAT HAPPENING IS PROBABLY SLIM TO NONE BECAUSE OF ITS PROXIMITY.
AND, UM, AS FAR AS, UM, AGAIN, FROM THE RAIL SIDE, SUBDISTRICT REGULATING PLAN, UM, THAT PORTION OF PHILLIPS, UH, BETWEEN SHERMAN AND, AND THE RAIL OR THE CREW, UH, BETWEEN SHERM PHILLIPS, BETWEEN SHERMAN AND THE RAIL, UH, IS DESIGNATED AS URBAN MIXED USE AND ALSO, UH, BASICALLY A ALONG SHERMAN STREET ALL THE WAY DOWN TO LINCO.
DO YOU RECALL WHAT THAT URBAN MIXED USE, UH, DESIGNATION IS FOR THAT PORTION OF THE STREET? I DON'T RECALL THE EXACT DIMENSIONS, BUT IT DOES REQUIRE SOME ADDITIONAL RIGHT OF WAY.
IT DOES HAVE WHAT WE, WHAT WE TERM TO BE A, A PUBLIC REALM, THE AMENITY ZONE, AND THEN BILL TO, UH, AND THEN A BILL TWO ZONE, AND ALL THE NORMAL TYPE OF, OF, UH, DEVELOPMENT STANDARDS THAT ARE FOUND IN IN THESE.
SO IT'S THESE SUBDISTRICTS, IT'S, IT'S A, IT'S A DESIGNATION FOR THE STREET SCAPE? THAT'S CORRECT.
AND 'CAUSE YOU GET DOWN FURTHER SOUTH, ONCE YOU GET THE LINGO LINGO AND, UH, SHERMAN SOUTH TO SPRING VALLEY, THOSE ARE BOTH DESIGNATED AS URBAN CIRCULATORS CIRCULATORS? CORRECT.
SO PROBABLY A WIDER, PROBABLY WIDER, MAYBE A LARGER AMENITY ZONE.
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AGAIN, FOR THE GATEWAY COMMERCIAL SITE, UM, THAT'S DESIGNATED IN AN AREA THAT, UM, HAS A MAXIMUM BUILDING HEIGHT OF SIX STORIES, UM, CORRECT.BUT IT'S ALSO IN A, IN A, IN AN AREA THAT'S GOT A SPECIAL PERMIT, MOTOR VEHICLE RELATED USES.
SO I KNOW THERE'S A LOT OF CAR DEALERSHIPS RIGHT THERE, SO YEAH, IT'S KIND OF THE, THAT SURROUNDING USES TO THE NORTH, RIGHT? YES.
THIS IS THE ONLY SUBDISTRICT THAT ACTUALLY HAS THAT DESIGNATION, THE ALLOWANCE FOR SOMEONE TO APPLY FOR A SPECIAL PERMIT FOR AN AUTOMOTIVE RELATED USE.
BUT OUT OF, YOU KNOW, OUT OF THE EIGHT SUBDISTRICTS, THIS IS THE ONLY SUBDISTRICT THAT HAS THAT PROVISION.
AND THEN, UH, ALSO FOR THE, UH, GATEWAY COMMERCIAL SITE, UH, THE ADJOINING PROPERTY TO THE WEST IS, UM, AND I, I I THINK IT'S OF ESSENTIALLY ALL THREE BUILDINGS.
THAT'S THE COMO MOTEL, RIGHT? OR THE OLD COMO MOTEL? NO, THAT IS NOT THE COMO MOTEL.
NOT THE COMO MOTEL IS BEHIND SIX 10.
SORRY, THAT IS BEHIND, REALLY BEHIND.
IT'S NOT BEHIND ALL THREE, BUT RIGHT.
IT LOOKS LIKE IT'S ADJACENT TO THE TWO SOUTHERLY BUILDINGS.
AND YEAH, THAT WOULD BE SIX 10 AND SIX 16.
AND, UH, DO YOU, UH, IS THE CITY, UH, HAVE ANY INFORMATION ABOUT WHAT'S GONNA HAPPEN TO THE COMO, THE OLD COMO SITE? NO, SIR.
WE DO NOT AT THIS POINT, OTHER THAN WE KNOW THAT, WE KNOW THAT IT'S BEEN PURCHASED BY PAPA CTO'S.
THAT'S ALL THE QUESTIONS I HAD AHEAD.
ANY OTHER QUESTIONS? STAFF, UH, CLARIFY FOR ME A, A LITTLE BIT, SAM, BECAUSE, UH, WHEN WE TALKED THROUGH THIS EARLIER, UH, ONE OF THESE HAS QUALIFIED NON-CONFORMING THAT WILL, UH, EXPIRE AT, IN, UH, 2031.
WHAT EXPIRES IS THE ABILITY TO REPOPULATE THOSE BUILDINGS WITH THAT LIST OF USES? OKAY.
AFTER THAT, THEN THE ONLY, THE ONLY USES THAT WOULD BE ALLOWED WOULD BE THOSE THAT PERMITTED IN THAT SUBDISTRICT.
AND SO NOW, ARE WE SAYING THAT WE'RE GONNA GO FROM, WE HAD A HARD AND FAST DATE OF 2031, THAT NOW WE WANT TO OPEN THAT UP TO FOREVER OR TO 2041 OR 2051, OR THERE'S NO, THERE'S NO SPECIFIC TIMEFRAME FOR THESE AND, AND IT IS NOT THEIR INTENT.
SO THEIR INTENT WOULD BE TO ALLOW THOSE FOUR USES BY RIGHT.
FOR ETERNITY OR UNTIL THE PROPERTY IS REZONED.
THIS IS OUR PUBLIC HEARING, SO WE'D ASK THAT THE, UH, APPLICANT PLEASE COME FORWARD AND, UH, AGAIN, STATE YOUR NAME AND ADDRESS FOR THE RECORD.
I REPRESENT THE RICHARDSON INDEPENDENT SCHOOL DISTRICT.
I'M THE ASSISTANT SUPERINTENDENT FOR OPERATIONS WITH THE DISTRICT.
WE, UH, OUR MAIN ADDRESS IS 400 SOUTH GREENVILLE ROAD.
UM, TONIGHT WE ARE HERE ASKING FOR, UM, THE ZONE FOUR NEW ADDITIONAL USES.
UM, TO BE TRANSPARENT IN THIS, AS IT'S BEEN, UH, TALKED ABOUT IN PUBLIC FROM OUR DISTRICT, WE WOULD LIKE TO SELL THE 4 0 1 SOUTH SHERMAN PROPERTIES, UM, THE 600 PROPERTIES CURRENTLY, WE HAVE NO INTENTION OF SELLING.
UM, BUT WE ALSO DIDN'T INTEND TO BE AT THE PLACE IN OUR BUDGET WHERE WE ARE THIS YEAR WITH A DEFICIT AND HAVING TO CLOSE FOUR SCHOOLS, UH, AND MAKE HARD DECISIONS.
AND SO THAT'S WHY WE ARE TRYING TO SELL 4 0 1, UM, TO HELP WITH OUR FUND BALANCE AND TO, UM, HAVE ADDITIONAL FUNDING.
UM, THE DISTRICT HAS NOT RECEIVED FUNDS IN SIX YEARS FROM AUSTIN.
WE CERTAINLY DIDN'T PLAN ON COVID WHEN WE PURCHASED THESE PROPERTIES.
UM, WE HAD AN ARCHITECT COME IN.
WE HAD AN AMAZING PLAN FOR THESE BUILDINGS.
THEY WERE GONNA BE OUR PART OF OUR ADMINISTRATION BUILDING AND ALSO OUR TEACHING AND LEARNING STAFF.
UM, WE HAD TO PUT THOSE PLANS ON THE SHELF.
UM, AND UNFORTUNATELY, WE DON'T SEE IF IN THE FUTURE WHERE WE'LL BE ABLE TO PULL THOSE BACK OUT.
SO WE WOULD LIKE TO SELL THE 4 0 1.
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A TENANT.WE NEVER INTENDED TO BE A LANDLORD, SO THE TENANTS HAVE SLOWLY, UM, WE SENT LETTERS OUT AND THEY, AS THEIR LEASES EXPIRED WHEN WE PURCHASED THE PROPERTY, THEY HAVE, UM, REMOVED THEMSELVES.
SO, RICHARDSON, ISD, UM, DOES HAVE THE MAJORITY OF THE SUITES ON IN ALL OF THESE BUILDINGS, AND THREE OF THEM WERE A HUNDRED PERCENT RISD NOW.
UM, SO THAT'S WHY WE'RE HERE TONIGHT.
UM, AND SPEAKING WITH THE CITY, I HAVE A COUPLE OF EXPERTS WITH ME.
I, I'M GONNA BRING UP SCOTT MORRIS WITH CITADEL PARTNERS.
THEY'RE OUR COMMERCIAL BROKER THAT WE USE FOR ALL OF OUR REAL ESTATE TRANSACTIONS.
UM, AND HE CAN SHARE A LITTLE BIT MORE OF THE SPECIFICS ON THIS.
UM, BUT IN TALKING WITH THE CITY AND TALKING WITH CITADEL PARTNERS, THEY RECOMMENDED THAT WE JUST BRING ALL OF OUR PROPERTIES TO YOU AT ONE TIME TONIGHT.
UM, BUT WE JUST WANTED TO MAKE SURE YOU UNDERSTOOD WHAT OUR PLAN WAS, AND WE'RE GONNA ALSO HAVE TO PROBABLY SELL ADDITIONAL PROPERTIES DOWN THE ROAD IF OUR BUDGET DOESN'T GET BETTER.
SO THAT'S WHY WE'RE HERE TONIGHT.
AND I'M ALSO HAVE JAMES WATSON, WHO IS OUR SENIOR EXECUTIVE DIRECTOR FACILITIES COME ON UP AND THEY CAN ANSWER ALL THE HARD QUESTIONS.
SCOTT, JUST GIVE US YOUR ADDRESS FOR THE RECORD.
SCOTT MOORE, 76 0 1 QUEENS FERRY LANE, DALLAS, TEXAS.
I'M CO-FOUNDER AND CO-MANAGING PARTNER OF CITADEL PARTNERS.
I'VE BEEN IN THE COMMERCIAL REAL ESTATE BUSINESS SINCE 1981, AND WE HAVE SPECIFICALLY BEEN WORKING VERY DILIGENTLY AND HEAVILY IN THE RICHARDSON CORRIDOR SINCE 1984.
UM, WE, AS SANDRA ALLUDED TO, WE REPRESENT THE SCHOOL DISTRICT AND ALL, ALL THE REAL ESTATE ACTIVITIES.
GIVEN WHAT'S GOING ON WITH THE, THE, UH, ECONOMICS AND PUBLIC SCHOOLS, UH, WE HAVE FOUND THAT THIS, THIS ASSET HAS HAD A MARKETABILITY TO THE REAL ESTATE INVESTMENT COMMUNITY.
UM, AND WE HAVE IT CURRENTLY UNDER CONTRACT, UH, BUT THE CONTRACT WILL, WILL FALL OUT IF WE'RE NOT ABLE TO GET THE, THESE ADDITIONS TO THE ZONING.
AND I JUST WANNA MAKE SURE THAT WE'RE CLEAR.
WE'RE NOT ASKING TO MODIFY OR IMPACT THE VISION THAT YOU ALL WORK SO DILIGENTLY ON.
ALL WE'RE ASKING TO DO IS TO EXPAND THE USES AND THE USES THAT WE'RE ASKING FOR COME OUT OF YOUR CURRENT.
I AM ONE ZONING, UH, IN THE UNDERLYING ZONING WITHIN THE CITY.
I HAVE REPRESENTED COMPANIES LIKE TEXAS INSTRUMENTS, FLEXTRONICS, INTERNATIONAL QUORUM TECHNOLOGIES, CHIRO NETWORKS, ALLIANCE SYSTEMS, AND A VARIETY OF MANY OTHER COMPANIES OVER THE YEARS THAT HAVE CREATED THE TRADITION, THE REPUTATION, AND THE CULTURE THAT WE ALL ENJOY WITHIN THE CITY OF RICHARDSON.
NONE OF THOSE COMPANIES COULD OCCUPY THESE BUILDINGS WITH THE CURRENT ZONING OVERLAY, AND NONE OF THOSE USES ARE INCOMPATIBLE OR DIRTY OR UN UH, UNUSABLE FOR THE PROPERTIES.
JAMES H. MOORE DESIGNED THESE PROPERTIES BACK IN THE LATE SEVENTIES, EARLY EIGHTIES.
THESE ARE SMALL OFFICE WAREHOUSE TYPE BUILDINGS.
THEY'RE NOT GONNA TURN INTO SOMETHING ELSE.
ALL WE'RE ASKING FOR IS THE ABILITY TO EXPAND THE ZONING SO THAT A REAL ESTATE INVESTOR CAN FIND VALUE IN THE ACQUISITION.
UM, THE, THE CONCERN CAME UP EARLIER ABOUT THE 2031.
UM, WE HAVE INTEREST RATE HIKES, WE HAVE EQUITY AND DEBT ISSUES GOING ON CURRENTLY IN THE REAL ESTATE ENVIRONMENT.
UM, SEVEN YEARS IS NOT ENOUGH FOR A REAL ESTATE INVESTOR TO FIND, UH, COMFORTING TO MAKE AN INVESTMENT DECISION WHERE THEY COME IN AND PAY X AMOUNT.
THE Z THOSE TENANTS VACATE AND WITHIN SIX MONTHS OR NINE MONTHS, AS THE CASE MAY BE, THEY DON'T RE-TENANT THOSE USES.
THE BUILDING SITS FALLOW AND IS VIRTUALLY OF ZERO VALUE.
YOU JUST HAD A BUILDING THAT WAS UNDER CONTRACT AT $11 MILLION TO THE IMMEDIATE SOUTH OF 4 0 1 FALL OUT OF CONTRACT FOR THIS VERY REASON.
SO WHEN WE LOOK AS A CITY AND WE LOOK AT REAL BUSINESS AND PERSONAL PROPERTY TAX
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REVENUE, WHEN YOU HAVE AN $11 MILLION PROPERTY, I BELIEVE I'M ACCURATE IN SAYING THAT IT'S ON THE TAX ROLLS FOR 3.7 TODAY, AND IT DROPPED BECAUSE OF THE ISSUES THAT I'M TALKING ABOUT.UM, I, I THINK THE, THE, THE CRUX OF THIS, AND I'LL TURN IT OVER TO JAMES, IS AGAIN, PLEASE UNDERSTAND WE'RE NOT ASKING TO CHANGE THE HARD WORK OR THE VISION THAT YOU CREATED.
ALL WE'RE ASKING TO DO IS CREATE A LITTLE BIT OF FLEXIBILITY SO THAT WE CAN HAVE A PROPERTY THAT IS MORE, UH, ACHIEVABLE FOR A, A SALE IN THE, IN THE, IN THE CURRENT ENVIRONMENT THAT WE HAVE.
UM, YOU MAY DISAGREE, BUT ZONING DOESN'T CREATE THE REAL ESTATE MARKET.
SO IF YOU, IF YOU, THERE'S NOTHING THAT WE'RE ASKING FOR THAT IS GOING TO IMPACT A FUTURE BUYER OF THESE PROPERTIES, IF THE MARKET DICTATES THAT THEY WANT TO COME IN AND BUILD A A EIGHT STORY BUILDING, IF THEY WANT TO COME IN AND BUILD A MULTIFAMILY COMPLEX, IF THEY WANT TO COME IN AND BUILD A HOTEL, IF THEY WANT TO COME IN AND BUILD A RETAIL FACILITY, THERE IS NOTHING THAT WE'RE ASKING HERE FOR TONIGHT THAT WOULD IMPEDE THAT VISION.
SO THANK YOU VERY MUCH FOR YOUR TIME, AND I'LL TURN IT TO JAMES.
REALLY DO NOT HAVE ANYTHING MORE TO ADD TO WHAT MR. MORRIS AND MS. HAYES SAID OTHER THAN WE SAME, SAME ADDRESS AS, I'M SORRY.
JAMES WATSON, 400 SOUTH GREENVILLE AVENUE.
UH, NOTHING MORE TO ADD OTHER THAN, UH, WE REALLY DO AGREE, UH, WITH, WITH MR. CHAVEZ.
THE POINTS, UH, THE PROS HE MENTIONED UP THERE.
UH, WE, WE CERTAINLY THINK THEY OUTWEIGH THE, THE TWO CONS THAT WERE LISTED.
UM, WE'RE, WE'RE HERE TO HELP ANSWER ANY ADDITIONAL QUESTIONS YOU HAVE, PROVIDE ADDITIONAL CONTEXT OR CLARITY.
UH, BUT I THINK MR. MORRIS AND MS. HAYES SET IT UP NICELY.
UH, JUST HERE TO, TO HELP ANSWER ANY ADDITIONAL QUESTIONS, QUESTIONS FOR THE APPLICANT.
YOU GUYS ARE VERY CLEAR IN WHAT YOUR INTENTIONS ARE.
UM, I DO HAVE A QUESTION FOR STAFF.
WELL, LET'S SEE IF ANYBODY ELSE HAVE QUESTIONS FOR THE APPLICANT.
FIRST, MR. KELLER, UH, THIS QUESTION IS FOR MR. MORRIS.
UH, YOU HAD MENTIONED, SIR, THAT YOU THOUGHT THE CURRENT, UH, TIMELINE WAS NOT SUFFICIENT FOR A REAL ESTATE INVESTOR LOOKING TO PURCHASE THIS PROPERTY.
UM, IS THERE A TIME, UH, IN THE FUTURE WHICH YOU THINK WOULD PROVIDE SUFFICIENT COMFORT FOR A REAL ESTATE INVESTOR LOOKING TO PURCHASE THIS PROPERTY? OR DOES IT HAVE TO BE THE CASE THAT, UH, THERE IS NO LIMITATION ON THE POTENTIAL, UM, CHANGE IN THE NON-CONFORMING USE OF THE PROPERTY? IT'S A GREAT QUESTION, AND I APPRECIATE YOU ASKING IT.
UM, AND I'M NOT AVOIDING THE QUESTION.
I WILL TELL YOU THAT IN, IN REAL ESTATE, AND YOUR CHAIRMAN CAN AND CAN SUPPORT THIS, UH, AN INVESTOR IS LOOKING FOR FLEXIBILITY AND THE ABILITY TO ADAPT TO A DYNAMIC AND MOVING MARKET.
SO TO ANSWER YOUR QUESTION, THAT'S THE REASON THAT WE DIDN'T WANT TO MODIFY BY ASKING FOR A TWO, THREE, OR FIVE YEAR EXTENSION.
UH, HOW, HOW LONG HAS RISD OWNED THESE PROPERTIES? TWO YEAR OR TWO YEARS? TWO TWO YEARS, SIR.
APPROXIMATELY, UM, THE MARKET CONDITIONS HAVEN'T CHANGED DRAMATICALLY IN THAT TIMEFRAME EXCEPT INTEREST RATES.
I'M GONNA LET MR. MORRIS TAKE THIS REAL QUICK.
THE, THE, THE REASON THAT WE, IT GOES BACK TO WHAT MS. HAYES SAID, THIS ZONING WAS NOT AN ISSUE BECAUSE WE'RE A PUBLIC ENTITY.
WE WERE VERY AWARE OF THAT ZONING AND THE, BUT THE, BECAUSE IT FITS SO WELL IN OUR STRATEGIC PLAN, IT WAS NOT A CONCERN.
THE MARKET HAS CHANGED DRAMATICALLY SINCE COVID AND THE MARKET HAS CHANGED DRAMATICALLY OVER THE LAST YEAR.
AND YOU'RE GONNA SEE THE MARKET CONTINUE TO DE DETERIORATE IN THE NEXT 18 MONTHS.
WE HAVE NOT REACHED THE BOTTOM.
UH, YOU'RE, YOU'RE GONNA SEE MORE FORECLOSURES, YOU'RE GONNA SEE, UH, A GREAT
[00:30:01]
DEAL OF STRESS AND STRIFE THAT STRESS AND STRIFE WILL CREATE OPPORTUNITIES, BUT IT'S GONNA BE, IT'S GONNA BE A BUMPY ROAD OVER THE NEXT 18 MONTHS, IN MY ESTIMATION.AND MOST OF THE COMMENTS THAT YOU, YOU MADE, UH, REALLY CONCERNED THE 4 0 1 SOUTH SHERMAN MORE THAN THE 600 BLOCK PROPERTIES, IT SEEMS TO ME I'M A REAL ESTATE GUY, SO I'M GONNA SAY, I'M GONNA SAY THAT THEY APPLY TO BOTH.
UH, THE 4 0 1 TO, TO SPECIFICALLY ADDRESS YOUR QUESTION, BECAUSE THE DISTRICT DOES HAVE A USE FOR SIX HUNDREDS, UM, THE 400 IS, IS IMMINENT AND IS, IS CRITICAL FOR US TONIGHT.
I UNDERSTAND THAT, BUT THERE'S NOT A PENDING SALE FOR THAT IS CORRECT.
THAT IS VERY, THAT'S A VERY TRUE STATEMENT.
YEAH, I JUST HAD THE QUESTION OF, UM, IF YOU HAVE A SELLER, UM, OR A BUYER RATHER, SORRY, THAT THAT BUYER WHO TAKES THIS OVER WOULD HAVE THE IN, IN YOUR MIND, WOULD HAVE THE ABILITY TO DO BASICALLY THESE FOUR THINGS AND WHATEVER THEY ELSE THEY HAVE BY RIGHT.
FOREVER, UM, AND THEY COULD SELL IT AGAIN TO SOMEBODY ELSE IN TWO YEARS AND THAT PERSON WOULD HAVE THE SAME RIGHTS.
MR. ROBERTS, THAT WAS A THRUST OF MY QUESTION.
SO, UM, ANY NEW PURCHASER OF THE PROPERTY, WOULD THEY HAVE TO CONFORM ALSO TO THE OTHER, UH, TENANTS THAT ARE IN, UH, THE MAIN STREET, YOU KNOW, THE SUB-DISTRICTS THERE, YOU KNOW, RELATED TO, UM, SCREENING AND ALL OF THOSE TYPE OF THINGS? YES, SIR.
SO IN ADDITION TO THESE USES, THEY'D HAVE TO CONFORM TO ALL OF THE OTHER TENANTS THAT WE'VE DISCUSSED? THAT'S CORRECT.
YEAH, THE ZONING GOES WITH THE PROPERTY AND NOT THE TENANT, SO, RIGHT.
SO WHOEVER, SO WHOMEVER THAT TENANT IS, WOULD HAVE TO CONFORM WITH THE DEVELOPMENT REGULATIONS OF THOSE SUBDISTRICTS.
BUT THESE USES, THE ONES THAT ARE, UH, THE APPLICANTS ARE, UH, ASKING FOR BASICALLY THROUGH PERPETUITY, THOSE RUN WITH THE PROPERTY, THEN THOSE, THOSE RUN WITH THE PROPERTY.
YEAH, IT'S LIKE ANY ZONING DISTRICT, YOU KNOW, IF IT'S INDUSTRIAL DISTRICT, WHATEVER USES ARE ALLOWED ON THE PROPERTY ARE ALLOWED UNTIL IT GETS THE PROPERTY OWNER ASKS FOR A REZONING OR THE CITY GOES THROUGH A CITY INITIATED REZONING OF THE PROPERTY.
BUT, UH, NO, IT, IT, IT RUNS WITH THE LAND.
NOW, A SPECIAL PERMIT RUNS, IT COULD RUN WITH THE LAND, IT COULD RUN WITH THE OPERATOR, THE BUSINESS AND OR THE PERSON, BUT IT'S TOTALLY DIFFERENT FROM, FROM THIS.
THANK YOU COMMISSIONER SUTHER.
UH, YOU, YOU MENTIONED SEVERAL, UH, CLIENTS THAT YOU'VE WORKED WITH IN THE PAST, UH, MANUFACTURERS.
UH, BUT, AND, AND I, I DON'T THINK IT'S APPROPRIATE FOR US TO ASK HERE WHO YOUR POTENTIAL POTENTIAL BUYER IS NOW, BUT IT IS, IT, UH, COULD YOU CHARACTERIZE IT AS AN INVESTOR OR A MANUFACTURER OR, YES, SIR.
THEY SPECIFICALLY BUY SMALL INDUSTRIAL PROPERTIES LIKE THIS AND THEY WOULD BE BUYING IT FOR LEASING OUT FOR THE INTENDED USE.
AND SO THAT WOULD PROBABLY OR COULD LIKELY BE, UH, MULTIPLE TENANTS RATHER THAN ONE SINGLE TENANT.
I, I, I CAN ALMOST GUARANTEE YOU THAT THEY WILL BE MULTIPLE TENANT USES SMALL USERS, NONE OF THEM ARE GONNA BE OBJECTIONABLE, UH, TO THE I OR TO THE CITY.
AND IT'S GONNA ENHANCE THE VALUE OF THE ASSET.
DO YOU KNOW IF ANY, UH, IMPROVEMENTS ARE PLANNED FOR THE, BY THIS INVESTOR FOR THE 4 0 1 PROPERTY RIGHT NOW? I DO NOT.
UH, RIGHT NOW IT HAS JUST BEEN THE INTERIOR TENANT IMPROVEMENTS AND, UH, BUT IN TERMS OF SPECIFIC CAPITAL IMPROVEMENTS THAT ARE NOT, THAT HAS NOT BEEN ADDRESSED AT THIS POINT.
[00:35:01]
DOES THE INVESTOR HAVE A TENANT IN HAND OR TENANTS IN HAND THAT REQUIRE THIS SPECIFIC CHANGE IN THE ZONING? NO, SIR.SO THIS IS JUST TO MAKE, UH, TO ENHANCE THE LEASING LEASE ABILITY OR YES, SIR.
IS THIS A LENDER REQUIREMENT? NOT THAT I'M AWARE OF THIS, THIS IS A REQUIREMENT BY ANY INVESTOR WHO WOULD BUY THIS BUILDING, IS GOING TO LOOK AT THIS AS AN IMPEDIMENT TO THE ACQUISITION.
AND IN SUPPORT OF THAT COMMENT, I THINK WE LOOK AT THE BUILDING IMMEDIATELY TO THE SOUTH THAT FELL OUT.
IS THE, IS R-S-I-S-D GOING TO REMAIN AS A TENANT AND THE AFTER THE SALE OF 4 0 1 PROPERTY? NO, SIR.
WE'VE ALREADY EMPTIED OUT ANY OF THE STORAGE AREAS.
WE HAD, UM, ONE OF OUR, UH, HIGH SCHOOL MOM SHOPS, UM, WAS USING ONE OF THE SUITES, UM, FOR THEIR MOMS, AND WE'VE FOUND ANOTHER LOCATION FOR THEM AS WELL.
UH, WHAT, SCOTT, WHAT WOULD YOU ESTIMATE, AND I KNOW YOU CAN'T, I'M NOT ASKING YOU TO DISCLOSE THE SALE PRICE OR ANYTHING, BUT, UH, SINCE YOU'RE AN EXPERT IN COMMERCIAL REAL ESTATE, UM, IS THERE A SUBSTANTIAL DIFFERENCE BE ON THE VALUE OF THIS PROPERTY IF IT'S SOLD AS IS OR VERSUS THE LAND VALUE, UM, AS IF VACANT, OR IS IT, OR IS IT MORE OR LESS THE SAME? I GUESS WHERE I'M TRYING TO GET TO, I'M NOT SURE, MR. CHAIRMAN, I'M UNDERSTANDING YOUR QUESTION, BUT THERE IS INTRINSIC VALUE IN THE VERTICAL IMPROVEMENTS IF YOU'RE A, IF THAT'S WHAT YOU'RE ASKING.
WHAT I'M TRYING TO GET TO IS, IS THE, IS THE LAND VALUE AND THE IMPROVED VALUE AS IS WITH, UM, ANYWHERE CLOSE TO BEING SIMILAR OR NOT? I WILL TELL YOU THAT BEST CASE WITH THIS ZONING IN PLACE, YOU'RE LOOKING AT LAND VALUE ONLY.
WELL, UM, IS THE, DOES RISD PAY ANY TAXES, PROPERTY TAXES ON THIS PROPERTY? NO, SIR.
DO YOU KNOW WHAT THE ASSESSED VALUE IS? I HAVE IT.
IT'S, UH, I WANT TO SAY IT IS $3 MILLION.
PLUS OR MINUS, I WOULD HAVE TO DOUBLE CHECK THAT.
I DON'T THINK I HAVE ANY OTHER QUESTION.
UM, MAYBE JUST, UM, UH, AS FAR AS THE 4 0 1 PROPERTY, UH, WHAT'S THE CLEAR HEIGHT IN THOSE BUILDINGS? 14.
IS THERE YOUR EXPERIENCE, UH, UH, WHAT, IS THERE A MARKET FOR INDUSTRIAL MANUFACTURING WAREHOUSING WITH JUST A 14 FOOT CLEAR TYPICALLY NO.
I'M, I'M TALKING THE, THE SMALL USER THAT, UH, ASSEMBLES LITTLE WIDGETS, THAT SORT OF THING.
UH, ABSOLUTELY THERE IS, BUT YOU'RE NOT, YOU'RE NOT GONNA GET THE, THE, UH, FORTUNE 500 MOVING IN THERE.
SO, SO, UH, IF THIS WERE GRANTED, UM, THEORETICALLY, UH, THE EXISTING BUILDINGS COULD BE TORN DOWN AND YOU COULD BUILD UP TO EIGHT STORIES IF YOU WANTED TO, I THINK IS WHAT WE DETERMINE.
UH, SO CERTAINLY YOU COULD GO MUCH HIGHER, UH, WAREHOUSE DISTRIBUTION, 30 FOOT CLEAR, UM, SOMETHING OF THAT NATURE.
UM, AND, AND, AND, AND IT WOULD ONLY, IT WOULD, BUT IT WOULD STILL HAVE TO MEET THE OTHER REQUIREMENTS OF THE, OF THE SUBDISTRICT THAT WE WERE TALKING ABOUT IN TERMS OF THE BUILD TWO ZONE, UM, SOME THINGS OF THAT NATURE.
BUT IS IT FEASIBLE WITH THIS, IF THIS WERE CHANGED THAT YOU JUST AS AN EXAMPLE, THAT YOU COULD BUILD A 30 FOOT CLEAR
[00:40:01]
WAREHOUSE? I DON'T BELIEVE SO BECAUSE OF THE, THE DEPTH OF THE SITE.SO NOT ENOUGH, UH, FOR TRUCK RADIUS PARKING, ALL THAT'S KIND THING.
THAT'S, UM, AND NOT TO INTERRUPT YOU, SIR, BUT, UH, THE ASSESSED VALUE IS AT 3.8.
AND THE, WHILE I CAN'T DISCLOSE THE PRICE, IT'S SIGNIFICANTLY MORE.
I DON'T, I DON'T HAVE ANY OTHER QUESTIONS.
ANY FINAL COMMENTS BEFORE WE OPEN UP THE FLOOR? NO, SIR.
UH, SO THIS IS OUR PUBLIC HEARING, SO, UM, IF ANYBODY ELSE IN THE AUDIENCE WOULD LIKE TO COME FORWARD AND SPEAK, EITHER IN FAVOR OR IN OPPOSITION TO RE THE REQUEST.
UH, NOW IS THE TIME SEEING NONE.
UH, I HAD MOVED THAT WE, UH, OH, WE HAVE ONE.
MY NAME IS MARK THOMAS, AND THIS IS MY WIFE KATHY.
AND WE HAVE A BUILDING AT 7 24 SOUTH SHERMAN, WHICH IS JUST ON THE OTHER SIDE OF THE ALLEY THERE THAT LINKO DEAD ENDS INTO.
AND WE, WE ALSO OWN FIVE OTHER PROPERTIES AT RICHARDSON, HAVE LIVED IN RICHARDSON SINCE 1985.
UH, BEEN IN BUSINESS IN RICHARDSON SINCE 1988.
UM, AND SO WE HAVE AN INVESTED INTEREST IN THIS.
AND I GUESS MORE OF A THOUGHT THAN A QUESTION.
UM, FOR ME, I DRIVE UP AND DOWN SHERMAN STREET FOR THE LAST 27 YEARS, OR AT OR 30, UH, HAD NO IDEA THAT THEIR DISTRICT HAD BOUGHT THOSE PROPERTIES, WHICH TO ME DIDN'T MAKE A LOT OF SENSE BECAUSE IT, IT WAS, THEY WERE TAX PRODUCING AND THEY WENT TO NON-TAX PRODUCING PROPERTIES AND DIDN'T REALLY UNDERSTAND WHAT THEY NEEDED THEM FOR.
UM, SO I, I THINK IT'S GREAT THAT THEY'D BE GOING TO BACK TO TAX PRODUCING PROPERTIES.
I GUESS MY ONLY POINT WOULD BE, AND I SEE MY NEIGHBOR OVER HERE, UH, I THINK WE WOULD WANT THE SAME DEAL.
'CAUSE WE WERE TOLD THAT WE COULDN'T, YOU KNOW, CHANGE THE USE OF OUR PROPERTY AND HAVE GOT QUITE A BIT OF FLACK OVER THAT AND ARE PRETTY LIMITED ON OUR USE.
AND, UM, IT LIMITS THE, THE PEOPLE THAT WE MIGHT BE ABLE TO SELL FOR TO ACCORDING TO THE REALTOR.
IT'S REALLY MORE OF A THOUGHT THAN A, THAN A QUESTION JUST FOR YOU GUYS.
UM, CERTAINLY JUST WANNA BE TREATED FAIR AS WELL.
AND WHAT, WHAT'S YOUR BUILDING USED FOR TODAY? UH, WE HAVE A COMMERCIAL FIRE EQUIPMENT BUSINESS.
AND, UM, IS YOUR CURRENT USE RESTRICTED IN ANY WAY? UH, WE'RE NOT RESTRICTED, BUT WE CAN'T SELL IT.
WE BASICALLY, UNLESS SOMEBODY'S GONNA TEAR IT DOWN AND BUILD SOMETHING DIFFERENTLY.
ANYONE ELSE? UH, APPLICANT? YOU HAVE A CHANCE FOR REBUTTAL OR FINAL COMMENTS? OKAY.
NO, UH, SEEING THAT THERE'S NO, NO ONE ELSE IN THE AUDIENCE, I'D MOVE THAT WE, UH, CLOSE THE PUBLIC HEARING SECOND.
I GOT A SECOND FROM COMMISSIONER BEACH.
ALL THOSE IN FAVOR RAISE YOUR RIGHT HAND AND THAT PASSES UNANIMOUSLY, UH, QUESTIONS OR DELIBERATIONS? COMMISSIONER ROBERTS, GET MY MIC ON.
UM, MY COMMENT WOULD BE, UH, YOU KNOW, UH, THINKING ABOUT AND, UH, YOU KNOW, REALLY, UM, UNDERSTANDING THE FINANCIAL STRESS THAT THE RISD IS UNDER CURRENTLY, YOU KNOW, GIVEN THE CURRENT STATE.
UM, AND ALSO KEEPING IN MIND, YOU KNOW, THAT ANYONE WHO WERE TO, UH, PURCHASE THE PROPERTY, PARTICULARLY 4 0 1 AND MOVE IN, WOULD HAVE TO, UH, SUBSTANTIALLY CONFORM TO, YOU KNOW, THE TENANTS OF THE SUB-DISTRICT.
UM, AND I'M INCLINED TO, UH, VOTE FOR APPROVAL AS THEIR, UH, AS THE, UH, THE DIFFERENT, UH, FILES ARE DEFINED.
COMMISSIONER SOUTHERN, OH, UM, COMMISSIONER
[00:45:01]
BEACH.UM, YEAH, I'M, I'M STILL A LITTLE BIT CONFUSED ON A COUPLE OF THINGS.
ONE, WE'RE WE'RE CHANGING IT FROM SIX MONTHS TO NINE MONTHS, OR WE'RE NOT CHANGING IT.
WELL, I UNDERSTAND ON THESE FOUR WE'RE TALKING ABOUT PERPETUITY, BUT I THOUGHT, UH, TO REPOPULATE, UH, THAT WAS ALSO WANTED TO CHANGE FROM SIX MONTHS TO NINE MONTHS.
UH, THAT CURRENTLY EXISTS TODAY.
YEAH, WE'RE NOT TOUCHING ANY OF THAT.
ON THESE FOUR THOUGH, I, I'D HAVE TO SAY I FEEL A LITTLE BIT QUEASY GOING FROM 2031 TO FOREVER
WOULD 25 YEARS BE ENOUGH TIME? I MEAN, SEEMS TO ME 25 YEARS YOU'RE GOING TO HAVE RECOUPED YOUR PROFITS AND YOUR COSTS BY THEN.
I WOULD HAVE NO PROBLEM WITH EXTENDING, UH, THAT FOR 25 YEARS, BUT I'M NOT SURE I CAN SUPPORT EXTENDING IT FOREVER AND EVER.
COMMISSIONER SUTHER, I THINK MY, MY CONCERN IS, UH, THAT I HAVE SOME SYMPATHY FOR, FOR THIS REQUEST FOR THE 4 0 1 SOUTH SHERMAN PROPERTY.
UM, BECAUSE OF THE CIRCUMSTANCES THAT A, UH, AN IMMINENT SALE IS LIKELY, I'M, I DON'T SEE A REASON FOR MAKING THIS KIND OF CHANGE FOR THE 600, UH, BLOCK PROPERTIES, UH, WITH WHAT WE CURRENTLY KNOW FROM THE, UH, SCHOOL DISTRICT.
AND THE, THE BIG ISSUE I SEE THERE IS POSSIBLY, UM, THE SECOND OF THE CONS THAT IT MIGHT, UM, UM, COMPROMISE THE VISION OF THE, UH, OF THE, UH, DISTRICT THAT IT'S IN.
AND THAT IS SORT OF SUPPORTED BY, UM, MR. THOMAS.
I'M, I GUESS MY FEELING IS DIFFERENT ON THE TWO REQUESTS.
UM, I, I TEND TO AGREE WITH, UH, COMMISSIONER BEACH, UH, ON THE POINT THAT HE RAISED AS TO THE LENGTH OF TIME THAT WE'RE TALKING ABOUT, NOT NECESSARILY SPECIFICALLY ON 25 YEARS, BUT I THINK WERE, THERE WERE REQUESTS THAT HAD A SPECIFIC TIME LIMITATION.
THAT'S SOMETHING POTENTIALLY THAT I'D BE COMFORTABLE TAKING INTO CONSIDERATION.
UM, BUT THE FACT THAT WE ARE COUPLING, UH, AND ESSENTIALLY AN UNLIMITED REQUEST, UM, UNDER THE CIRCUMSTANCES, I, I THINK, UM, IT'S NOT SOMETHING THAT I WOULD, UH, BE IN FAVOR OF.
UM, YOU KNOW, I DO THINK THAT THE, THE CONS ARE REAL.
UM, I DO THINK THAT IT'S INCOMPATIBLE AND THAT IT SLOWS THE PROGRESS.
AND WHILE I APPRECIATE MR. MORRIS'S POINT ABOUT MARKET FORCES AND, AND HOW REAL ESTATE WORKS, UM, I, I DO THINK THAT ZONING DOES HAVE AN IMPACT.
UM, AND I ALSO THINK TO SOME OF THE POINTS THAT WERE RAISED BY, UH, THE CHAIRMAN, UM, POTENTIALLY THIS PARTICULAR PROPERTY, UM, COULD BE BOUGHT AND TORN DOWN AND, UM, REDEVELOPED.
AND WHILE, IF I'M UNDERSTANDING IT CORRECTLY FROM STAFF, WHILE IT WOULD HAVE TO BE REDEVELOPED IN CONFORMANCE WITH SOME OF THE THINGS THAT WE WERE DISCUSSING, UM, IN THE APPLICATION TWO WEEKS AGO, AS FAR AS, UM, THE AESTHETICS OF THE SURROUNDING AREA AND THEN THE AMENITY ZONE AND THINGS OF THAT NATURE, UM, THE NON-CONFORMING USES WOULD STILL BE IN PLACE.
AND SO WE COULD END UP WITH A MUCH LARGER MANUFACTURING FACILITY IN THIS LOCATION, UM, WHICH IS CLEARLY, UH, NOT IN LINE WITH WHAT THE VISION WAS FOR THIS AREA.
AND WHILE I ALSO, UH, AS COMMISSIONER SUTHER, UH, COMMENTED, HAVE SYMPATHY FOR, UH, RSD, UH, IN PARTICULAR, AND, AND REALLY ANY, UM, LANDOWNER THAT'S FACED WITH A SIMILAR SITUATION, I THINK, AGAIN, AS IN THE CASE THAT WE HAD TWO WEEKS BEFORE US OR OR BEFORE US TWO WEEKS AGO, WE GET INTO THE SITUATION WHERE WE POTENTIALLY ARE SETTING A DANGEROUS PRECEDENT OR WE'RE MAKING, UM, EXCEPTION AFTER EXCEPTION AFTER EXCEPTION.
[00:50:01]
AND AS IS, I THINK WAS ALSO, UH, RAISED BY THE, THE NEIGHBORING PROPERTY OWNER, UM, WHO'S TO SAY, UH, WHEN THE, THE NEXT PROPERTY OWNER COMES BEFORE US SEEKING SIMILAR TYPE OF, UH, EXCEPTIONS AND IS ALWAYS GONNA BE THE CASE THAT THEY HAVE TO HAVE A PENDING SALE.SO I GUESS IN, IN SUMMARY, UM, I THINK THAT THERE ARE ENOUGH QUESTIONS HERE AND THAT THE, THE CONS ARE SERIOUS ENOUGH THAT, UH, IT GIVES ME SERIOUS PAUSE ABOUT OPENING UP, UM, I GUESS A CAN OF WORMS ON, ON SITUATION LIKE THIS.
I I THINK IT'S KIND OF ABOVE OUR PAY GRADE.
I THINK LIKE THE, THE, YOU KNOW, THEY KIND OF PUT THIS ALL TOGETHER.
THEY CAME OUT WITH THIS PLAN, THEY PUT IT THERE, WE SAID, YOU KNOW, WE UNDERSTAND STRESSFUL, WE'LL GIVE YOU A LITTLE MORE TIME.
UM, AND I, I FEEL LIKE AT A CERTAIN POINT WE HAVE TO SAY, WELL, LIKE, WE SEEM REALLY FICKLE IF WE GIVE THIS AND DON'T DO IT FOR SOMEBODY ELSE IN THE FUTURE.
I THINK, I THINK THAT'S A VERY GOOD POINT.
I THINK YOUR POINT ABOUT THERE WERE A LOT OF PEOPLE REALLY PASSIONATE ABOUT THIS WHO WANTED TO KIND SEE THIS HAPPEN AND CITIZENS OF THE CITY.
I THINK WE CAN'T, I THINK THOSE TWO, TWO THINGS MAKE ME THINK THIS IS KIND OF A LITTLE BIT OF A SLIPPERY SLOPE.
WE PROBABLY DON'T WANNA DO THAT, OR I DON'T WANNA THANK YOU, THAT'S ALL.
WELL, I'M, I'M VERY SYMPATHETIC TO THE TROUBLES THAT THE, THE SCHOOL DISTRICT IS IN.
IT'S, IT'S A SHAME YOU'VE KIND OF BEEN PUT IN THIS POSITION, UH, THAT OUR GOVERNMENT'S NOT ABLE TO PROVIDE MORE FUNDING, UH, THAT WE NEED.
UM, UM, BUT I, I DO THINK WHEN I LOOK AT THESE TWO PROPERTIES AND I THINK ABOUT THIS DISTRICT, UM, I, I THINK THESE ARE TWO ANCHOR PROPERTIES, UH, THAT ARE CRITICAL TO, UH, REDEVELOPMENT OF THAT AREA.
UM, I, I THINK WITH THE 4 0 1 PROPERTY, UM, BEING ON PHILLIPS IN THE CORNER AND BACKING UP TO THE CREEK, UM, YOU KNOW, IT'S GOT A LOT OF, UM, NICE AMENITIES THERE WHERE WE HAVEN'T SEEN THAT, UH, HAPPEN FOR NORTH.
AND, AND YOU KNOW, WE'VE GOT SOME THINGS HAPPENING ON SPRING VALLEY AROUND THE DART STATION.
WE'VE GOT THINGS HAPPENING UP AT BELTLINE AND UM, BUT YOU KNOW, WE NEED SOMETHING KIND OF IN THE MIDDLE BETWEEN THE TWO.
AND WHEN I, WHEN I DROVE BY THE SITE, I THOUGHT, IT'S A SHAME.
IT'S IN THIS CONDITION AND BEING USED FOR THIS PURPOSE.
UM, SO WHEN I THINK ABOUT THE, THE VISION THAT'S BEEN CREATED FOR THAT DISTRICT, YOU KNOW, BACKING UP TO THE CREEK THERE, I, I REALLY SAW THAT IN THE CONFIGURATION OF THE 4 0 1 SITE.
I THOUGHT, YOU KNOW, THAT THAT IS A PRIME POTENTIAL REDEVELOPMENT.
UM, AND IT'S, AND IT'S A KEY, I THINK IT'S A KEY, UH, PARCEL.
SAME THING GOES FOR THE, UH, THE 600 BLOCK BUILDINGS.
UM, THE FACT THAT THEY, AT LEAST THE TWO SOUTHERLY ONES ARE ADJACENT TO THE OLD COMO MOTEL.
YOU GOT PAPA CTO'S RIGHT THERE.
YOU'VE GOT AN ACCESS RIGHT TO CENTRAL EXPRESSWAY.
AGAIN, I SEE THAT AS A, AS AS A KIND OF A KEY SITE FOR REDEVELOPMENT.
NOT OFTEN ARE WE GIVEN AN OPPORTUNITY WITH A BIG LARGE SITE IN A DISTRICT OR TWO SITES, YOU KNOW, TO KIND OF MAKE A STATEMENT.
AND, UH, SO I, I THINK IF THIS DISTRICT'S EVER GONNA REALLY CHANGE IN CHARACTER AND TO KIND OF MEET THE VISION, UH, THAT THE COMMUNITY PUT IN PLACE, I THINK, YOU KNOW, UM, ALLOWING THESE USES, ALTHOUGH I UNDERSTAND THAT'S WHAT YOU WANT FROM A, AS AN INDUSTRIAL INVESTOR, UM, I JUST DON'T THINK THEY'RE REALLY COMPATIBLE WITH THE, THE INTENT OR THE VISION.
SO, AND A AGAIN, I AGREE, WE, WE, WE RUN INTO THIS EVERY TIME WE COME WITH THESE CASES THAT, UM, YOU KNOW, NORMALLY WE HAVE A SPECIFIC BUSINESS OR USE, UH, TO CONSIDER ALONG WITH THE, THE, UH, THE, THE, THE REQUEST OF, OF, OF THE APPLICANT WHERE THEY HAVE AN A, A VISION, A PLAN, WE'VE GOT RENDERINGS, UM, AND WE HAVE MADE EXCEPTIONS BECAUSE WE KNOW WHO IT IS AND WHAT THEY'RE DOING TO THE PROPERTY.
AND YOU'VE GOT, YOU KNOW, SO YOU GOT A LITTLE BIT MORE TO LEAN ON AS FAR AS SHOULD I GRANT THIS EXCEPTION OR NOT.
AND IN THIS CASE, IT'S A BLANKET, YOU DON'T, WE REALLY DON'T KNOW.
[00:55:01]
SO I, I MIGHT SUGGEST LEAVING THE DOOR OPEN, UM, FOR SOMEONE TO COME IN, UM, YOU KNOW, IN THE FUTURE TO SAY, WELL, I'M, YOU KNOW, THIS IS WHAT I HAVE PLANNED FOR THE PROPERTY AND WHAT I'D LIKE TO DO, AND SOME OF THE CHANGES AND SEE IF IT CONFORMS IN SOME RESPECTS TO THE NEW ZONING OR, OR IT DOESN'T, RIGHT.I, I THINK THEN WE COULD MAKE A, MAYBE IT MIGHT BE A DIFFERENT OUTCOME, BUT IN TERMS OF, YOU KNOW, THE VISION AND ALL, UM, SO MY ONLY THOUGHT THERE WOULD BE, UM, IF, IF, IF THERE WERE A MOTION TO DENY THE REQUEST THAT IT BE WITHOUT PREJUDICED, SO THAT THERE WOULDN'T BE ANY SORT OF, UM, TIME LIMIT IMPOSED, YOU KNOW, ON A ONE YEAR WAITING PERIOD OR ANYTHING OF THAT NATURE.
SO THAT PERHAPS THEY COULD COME BACK WITH A SPECIFIC APPLICATION, YOU KNOW, UM, SAYING, YOU KNOW, PROVIDING US MORE DETAILS ABOUT WHAT THEY WOULD, WHAT, WHAT THEY DO.
IS, IS THAT APPROPRIATE TO CONSIDER A DENIAL WITHOUT PREJUDICE? YES, IT IS.
UH, JUST TO LET YOU KNOW, I LOOKED THROUGH THE DEVELOPMENT STANDARDS FOR THE RAILSIDE SUBDISTRICT.
THERE IS A MAXIMUM ALLOWABLE SQUARE FOOTAGE FOR A PRINCIPAL BUILDING.
UH, AND IT'S 30,000 SQUARE FEET.
SO CUMULATIVE, THERE'S MORE SQUARE FOOTAGE ON THAT PROPERTY THAN THE CODE WOULD ALLOW IN CASE THE PROPERTY, UH, WERE TO REDEVELOP.
ARE, ARE, IS THAT JUST ON THE, UH, FOOTPRINT GROUND FLOOR OR, YES, IT'S, UH, WELL IT WOULD TIME OUT OFF, IT COULDN'T BE WITH A, YOU KNOW, SIX TO EIGHT STORIES.
THAT COULDN'T BE THE TOTAL SQUARE FOOTAGE
THAT IS THE MAX, UH, MAXIMUM BUILDING GROUND FLOOR HERE.
ANY OTHER COMMENTS? COMMISSIONER BEACH? MR. CHAIRMAN, IT IS WITH SOME DEGREE OF REGRET THAT I SAY THIS, BUT I MOVE THAT WE, UH, DENY THIS, UH, WITHOUT PREJUDICE, UH, WHICH ZONING CASE? BOTH, YEAH.
WE HAVE TO DO TWO SEPARATE MOTIONS.
PARDON ME? I SAID DITTO ON THE SECOND ONE.
OKAY, SO THE MOTION, UH, FIRST OF ALL, WE GOTTA TAKE 'EM ONE AT A TIME.
SO, UH, AS FAR AS, UH, UM, SORRY.
UM, THE ZONING FILE 24 DASH OH FOUR, THE RISD RAILSIDE, UH, COMMISSIONER BEACH MADE A MOTION TO, UH, DENY THE REQUEST WITHOUT PREJUDICE.
COMMISSIONER BONAC, I'LL SECOND.
UH, ALL THOSE IN FAVOR, RAISE YOUR RIGHT HAND.
ALL THOSE OPPOSED, COMMISSIONER ROBERTS.
AS FAR AS ZONING FILE DASH 24 DASH OH FIVE RSD, GATEWAY COMMERCIAL, I UNDERSTAND YOUR MOTION IS TO DENY THAT REQUEST WITHOUT PREJUDICE.
UH, ALL THOSE IN FAVOR, RAISE YOUR RIGHT HAND.
ALL THOSE OPPOSED, COMMISSIONER ROBERTS OPPOSED? UM, SO SORRY ABOUT THAT.
UH, ANYTHING ELSE MR. CHAVEZ? I'M SORRY.