* This transcript was created by voice-to-text technology. The transcript has not been edited for errors or omissions, it is for reference only and is not the official minutes of the meeting. [00:00:04] MAY 6TH, 2025. 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 TONIGHT. UH, WE JUST HAVE SEVEN MEMBERS 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 THAT TO THOSE IN ATTENDANCE, WE REQUEST THAT ALL DEVICES THAT ARE MISS SOUND BE TURNED OFF OR ADJUSTED. SO AS NOT TO INTERRUPT THE MEETING, OUR PROCEEDINGS ARE RECORDED. SO PLEASE STATE YOUR NAME AND ADDRESS FOR THE RECORD WHEN ADDRESSING THE COMMISSION. TONIGHT ON THE AGENDA, WE HAVE A 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. 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. THOSE WISHING TO SPEAK IN FAVOR OR OPPOSITION TO THE REQUEST WILL ALSO BE GIVEN THREE MINUTES EACH TO TO ADDRESS THE COMMISSION. AND IF THERE ARE ORGANIZED GROUPS IN ATTENDANCE, WE SUGGEST THAT YOU SELECT REPRESENTATIVES TO PRESENT YOUR OBJECTIONS. THE COMMISSION IS INTERESTED IN GATHERING NEW AND RELEVANT INFORMATION. WE ARE NOT INTERESTED 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 AND SO NO FURTHER TESTIMONY WILL BE PERMITTED. SO THOSE ARE THE RULES WE'LL GET ON WITH THE AGENDA. FIRST ITEM IN NUMBER ONE IS APPROVAL OF THE MINUTES OF [1. Approval of the minutes of the regular business meetings of March 18, 2025, and April 1, 2025.] THE REGULAR BUSINESS MEETINGS OF MARCH 18TH, 2025, AND APRIL 1ST, 2025. UM, I DON'T, WE DISCUSSED THIS IN OUR BRIEFING SESSION. NO ONE HAD ANY, UH, CORRECTIONS. UH, COMMISSIONER ROBERTS, I MAKE A MOTION THAT THE MINUTES AS PRESENTED ARE APPROVED FOR MARCH 18TH AND APRIL 1ST. SECOND WE HAVE A MOTION TO APPROVE THOSE MINUTES. UH, AND A SECOND FROM COMMISSIONER BEACH. ALL THOSE IN FAVOR RAISE YOUR RIGHT HAND AND YOU CAN VOTE ON THIS, EVEN THOUGH YOU WEREN'T HERE, EVERYONE HAS TO VOTE. SO, UH, THAT'S, UH, A UNANIMOUS, UH, APPROVAL. UM, NEXT IS, UM, ITEM NUMBER TWO. THIS [2. Zoning File 25-08 – Major Modification – La Salsa Verde Taqueria: Consider and act on a request for a Major Modification to the development standards of the West Spring Valley PD Planned Development District on approximately 0.475 acres located at 1250 W. Spring Valley Rd. Owner: Mafer Properties, LLC. Staff: Derica Peters] IS OUR PUBLIC HEARING. THIS IS ZONING FILE 25 DASH ZERO EIGHT. IT'S A MAJOR, MAJOR MODIFICATION FOR SALSA SEVERITY TAQUERIA, AND, UH, MS. PETERS WILL PRESENT IT TO US. THANK YOU. CHAIRMAN. ZONING FILE 25 0 25 0 8 IS A REQUEST FOR A MAJOR MODIFICATION FOR THE PROPERTY AT 1250 WEST SPRING VALLEY ROAD. UH, THE PROPERTY IS SHOWN IN YELLOW HERE ON THE AERIAL IMAGE. IT IS CURRENTLY UNDEVELOPED. THE PROPERTY TO THE NORTH IS A COMMERCIAL BUILDING THAT IS CURRENTLY VACANT IMMEDIATELY TO THE WEST OF THE SITE IS A COMMERCIAL BUILDING THAT WILL SOON BE OCCUPIED BY A PEDIATRICIAN'S OFFICE TO THE EAST, UM, SORRY, TO THE EAST OR RIGHT OF THE SITE IS AN ENCORE ELECTRIC SUBSTATION. AND TO THE SOUTH OF THE SITE ACROSS WEST SPRING VALLEY ROAD IS THE CITY OF DALLAS, WHERE THERE IS A DEVELOPMENT WITH, UH, VARIOUS COMMERCIAL USES LIKE RETAIL AND RESTAURANTS. THE FUTURE LAND USE PLAN DESIGNATES THIS AREA AS A NEIGHBORHOOD MIXED USE PLACE TYPE, WHICH ALLOWS MIXED USE BUILDINGS, MULTIFAMILY, RESIDENTIAL, AND SINGLE FAMILY ATTACHED RESIDENTIAL AS PRIMARY USES AND RETAIL AND RESTAURANTS AS SECONDARY USE. THE SUBJECT SITE IS WITHIN THE WEST SPRING VALLEY VALLEY CORRIDOR PLAN DEVELOPMENT, WHICH WAS ADOPTED IN 2011. THE PLAN ENVISIONS THE CORRIDOR AS BEING A PEDESTRIAN ORIENTED DISTRICT THAT IS FLEXIBLE IN TERMS OF USE TO ATTRACT ONGOING REINVESTMENT. IT IS LOCATED WITHIN SUB AREA G, WHICH IS INTENDED TO BE A COMMERCIAL ORIENTED CORNER WITH A POTENTIAL TO PRESENT UNIQUE OFFERING OF RETAIL, RESTAURANT AND SERVICE USES TO ATTRACT RESIDENTS WITHIN THE CORRIDOR, THE NEIGHBORHOOD, AND THE WIDER MARKET AREA. AND YOU SEE THAT SUB AREA MAP HERE. THE SUBJECT SIDE IS SHOWN IN YELLOW. HERE ARE SITE PHOTOS. THIS IS CURRENTLY UNDEVELOPED AS YOU CAN SEE. HOWEVER, IT DID USED TO BE OCCUPIED BY A SELF-SERVICE CAR WASH, I BELIEVE THAT HAD BEEN THERE SINCE AT LEAST THE NINETIES, UM, AND WAS THEN DEMOLISHED IN AROUND THE YEAR 2021. THAT WAS, UM, DEMOLISHED BY THE APPLICANT. HERE'S AN AERIAL VIEW OF THAT SITE. HERE'S ANOTHER AERIAL VIEW OF THAT SUBJECT SITE. SO TO [00:05:01] PROVIDE SOME BACKGROUND, THE APPLICANT HAS, UH, PUR PURCHASED THE PROPERTY SOMETIME BEFORE 2020 WITH THE INTENTION OF DEVELOPING THE SITE WITH A TWO STORY BUILDING WITH A RESTAURANT ON THE GROUND FLOOR AND AN OFFICE ON THE UPPER FLOOR. UH, THEY, THEY DID SUBMIT PLANS TO THE CITY IN 2020. UH, THAT INCLUDED DEVELOPMENT PLANS, UH, THAT INCLUDED A SITE PLAN, LANDSCAPE PLAN ELEVATIONS, AND CIVIL PLANS TO CONSTRUCT THAT BUILDING. THOSE PLANS WERE APPROVED BY STAFF ADMINISTRATIVELY IN 2021 BECAUSE THE PLANS MET THE WEST SPRING VALLEY PD CODE. HOWEVER, THE PLANS FOR A TWO STORY BUILDING DID NOT, UM, WERE NOT, UH, TAKEN. UH, THEY DID NOT PROCEED WITH THE PLANS. AND SINCE THAT TIME, THEY HAVE FOUND THAT THE MARKET HAS SHIFTED AND THEY DO NOT EXPECT THAT FOR A PLAN TO, UH, HAVE A TWO TENANTS WITH AN UPPER FLOOR TO BE FEASIBLE ON THIS SITE ANYMORE. SO INSTEAD, THEY HAVE SUBMITTED A REQUEST TO MODIFY, UH, TO BE, TO, UH, MODIFY AND DEVIATE FROM THE CODE TO ALLOW A ONE STORY BUILDING IN LIEU OF A TWO STORY BUILDING. SO THIS IS THE CONCEPT PLAN PROVIDED BY THE APPLICANT. IT'S VERY SIMILAR TO THE CONCEPT PLAN ALREADY APPROVED IN 2020. THE SITE IS 0.4 ACRES. THE BUILDING IN TOTAL WILL BE 4,100 SQUARE FEET. THE GROUND FLOOR FOOTPRINT WILL BE 3,100 SQUARE FEET, AND THERE WILL BE A MEZZANINE PROVIDED FOR OVERFLOW SEATING AND SPECIAL EVENTS THAT IS AROUND 994 SQUARE FEET. THE PARKING REQUIRED IS 17 SPACES. HOWEVER, THEY WILL BE PROVIDING 30 SPACES. UM, THEY WILL ALSO BE PROVIDING 15.9% OF LANDSCAPE COVERAGE. ALSO, AS PART OF THIS PROJECT, THEY WILL BE DEDICATING 13 FEET OF RIGHT OF WAY TO THE CITY, AND THAT WILL ACCOMMODATE STREET SCAPE IMPROVEMENTS. THAT WILL INCLUDE A 12 FOOT SIDEWALK AND A 10 FOOT LANDSCAPE AMENITY ZONE THAT WILL BE PLANTED WITH STREET TREES. UM, MOST OF THE PARKING WILL BE LOCATED BEHIND THE BUILDING, WHICH IS CONSISTENT WITH THE WEST SPRING VALLEY CODE, AND THERE WILL BE A REAR ENTRANCE ON THE REAR OF THE BUILDING. ALSO CONSISTENT WITH WHAT IS REQUIRED IN THAT CODE, THERE WILL BE A DUMPSTER PROVIDED ON SITE IN THE NORTHEAST CORNER OF THE SITE. UH, THERE WILL BE ONE POINT OF ACCESS TO SPRING VALLEY ROAD WITH A DRIVEWAY THAT'S SHOWN HERE, UH, TOWARD THE EAST OF THE SITE. UH, THAT DRIVEWAY CIRCULATES THE NORTH OF THE PROPERTY AND THEN CIRCULATES THROUGH TO THE WEST OF THE PROPERTY AND THEN TO THE NORTH AND TO THE SOUTH. SO THAT IS CONNECTED TO A SHARED MUTUAL ACCESS EASEMENT THAT HAS BEEN IN PLACE FOR SEVERAL YEARS THAT PROVIDE CIRCULATION THROUGH THE SITE AND THROUGH THE SITES ADJACENT. SO MOST OF THE ELEMENTS OF THE SITE PLAN HAVEN'T CHANGED, AS I MENTIONED. HOWEVER, WITH THIS ZONING REQUEST, THE APPLICANT HAS RESPONDED TO THE TRANSPORTATION DEPARTMENT'S REQUEST FOR ADDITIONAL SAFETY IMPROVEMENTS. SO THEY HAVE ADDED A DRIVEWAY DIVIDER THAT WILL LIMIT ACCESS TO THE SITE THROUGH, UH, BEING ONLY RIGHT IN AND RIGHT OUT ONLY FROM THAT DRIVEWAY. THEY'LL ALSO BE ADDING A NO U-TURN SIGN AT THE EXISTING MEDIAN. SO THIS IS THE SCOPE OF THE MAJOR MODIFICATIONS THEY'RE REQUESTING. THEY'RE REQUESTING TWO. THE FIRST IS FOR BUILDING HEIGHT. SO EVERY BUILDING IN THE WEST SPRING VALLEY CORRIDOR IS REQUIRED TO BE TWO STORIES PER THE CODE AS PROPOSED. THE BUILDING WILL BE ONE STORY WITH A PARTIAL MEZZANINE. UH, SOMETHING THAT IS IDENTIFIED IN THE WEST SPRING VALLEY CODE IS A, UM, ACKNOWLEDGEMENT THAT THERE ARE, THERE MAY BE TIMES WHEN A APPLICANT MAY MAKE A REQUEST FOR A ONE STORY COMMERCIAL BUILDING THROUGH A MAJOR MODIFICATION. UM, ALSO THEY'RE REQUESTING A DEVIATION IN BUILDING TYPE. WHAT IS REQUIRED IS EITHER A EXCUSE BUILDING WITH RESIDENTIAL ON THE SECOND FLOOR OR A COMMERCIAL BUILDING WITH OFFICE ON THE SECOND FLOOR, SINCE THEY ARE OMITTING THE SECOND FLOOR, THEY WILL NOT HAVE A SECOND TENANT IN THIS BUILDING. SO THEY WILL BE ONLY OCCUPYING THE BUILDING AS A SINGLE TENANT USER, AS A RESTAURANT AS PROPOSED. SO ALTHOUGH THAT THEY'RE REQUESTING A TWO A ONE STORY BUILDING, THEY WILL PROVIDE A BUILDING THAT APPEARS TO BE TWO STORIES AS SHOWN IN THESE ELEVATIONS. THESE ARE THE SAME ELEVATIONS THAT WERE APPROVED IN 2020. SO THE BUILDING WILL BE ONE STORY ON THE INSIDE, AS I MENTIONED, WITH A PARTIAL MEZZANINE FROM ON THE OUTSIDE. IT'S DESIGNED TO APPEAR TO STORY. IT WILL HAVE TWO ROWS OF WINDOWS AROUND ALL SIDES OF THE BUILDING. IT WILL MEET THE REQUIREMENTS FOR TRIPARTITE ARCHITECTURE, WHICH MEANS THERE'S A DISTINCT BASE, MIDDLE AND TOP IN THE ARCHITECTURAL FEATURES OF THE BUILDING. YOU SEE HERE ON THE FRONT ELEVATION, THIS WILL BE FACING SPRING VALLEY. THEY PROVIDED OVER 60% IN WINDOW GLAZING ON THE GROUND FLOOR AND 30% WINDOW GLAZING ON THE SECOND FLOOR. THEY ALSO [00:10:01] HAVE VERTICAL ROOF ARTICULATION AROUND ALL SIDES OF THE BUILDING. THIS IS THE REAR OF THE BUILDING, WHICH LOOKS VERY SIMILAR TO THE FRONT, AND THEY WILL HAVE REAR ACCESS. SO THE BUILDING WILL BE MEASURED AT 30 FEET TO THE ROOF LINE AND 34.5 FEET TO THE MAIN PARAPET, WHICH IS CONSISTENT WITH A TWO STORY BU BUILDING. THESE SIDE ELEVATIONS SHOW WHERE THEY PROVIDE HORIZONTAL ARTICULATION WITH SOME OF THEIR BUILDING MATERIALS. SO THE BUILDING MATERIALS ARE PROPOSED TO BE MASONRY, UH, CONSIST OF METAL PANELS AS WELL AND VENTILATED METAL CLADDING. THAT METAL CLOUD CLADDING IS KIND OF CANTILEVERED OFF THE SIDES OF THE BUILDING AND STICKS OUT SOME TO PROVIDE ARTICULATION. UH, HORIZONTAL ARTICULATION. THIS WAS A PUBLIC HEARING. WE SENT PUBLIC NOTIFICATION TO PROPERTY OWNERS WITHIN 200 FEET OF THE SITE. WE HAVE RECEIVED, RECEIVED THREE PIECES OF CORRESPONDENCE IN OPPOSITION OF THE REQUEST. UH, AND THIS MAP SHOWS WHERE THOSE PROPERTY OWNERS OWN PROPERTY. SO BECAUSE THE PROPERTY OWNERSHIP MAKES UP MORE THAN 20%, UM, IN OPPOSITION OF THE REQUEST, THEY MAKE UP MORE THAN 20% OF THE NOTIFIED AREA. WHEN, WHEN OR IF THIS ITEM, UH, GOES TO COUNCIL FOR APPROVAL, THEY WILL HAVE TO RECEIVE A SUPER MAJORITY APPROVAL AT COUNCIL. IN TOTAL, THAT OPPOSITION MAKES UP ABOUT 39% OF THE AREA. AND THOSE NOTICE, NOTICE THOSE PIECES OF CORRESPONDENCE WERE PROVIDED TO YOU AS WELL. SO FINALLY, IN SUMMARY, SHOULD THE CPC RECOMMEND APPROVAL OF THE REQUEST AS PRESENTED, THE SITE SHALL BE DEVELOPED IN ACCORDANCE WITH THE CONCEPT PLAN THAT WAS SHOWN AND THE BUILDING ELEVATIONS THAT WERE SHOWN. THE BUILDING HEIGHT WOULD BE ALLOWED TO BE A SINGLE STORY BUILDING WITH A PARTIAL MEZZANINE, AND THE BUILDING TYPE WOULD BE ALLOWED TO BE A COMMERCIAL BUILDING WITH A SINGLE RESTAURANT USE. AND THAT CONCLUDES MY PRESENTATION TONIGHT. THANK YOU. THE APPLICANT WILL BE HERE, IS HERE AS WELL TO ANSWER ANY QUESTIONS YOU HAVE. OKAY. WE JUST, SINCE UH, THIS WAS THE ONLY CASE WE HAD ON, UH, THE AGENDA TONIGHT, WE HAD PLENTY OF TIME TO TALK ABOUT IT IN OUR BRIEFING SESSION. I KNOW THERE WERE A LOT OF QUESTIONS ASKED, UH, BUT DOES ANYBODY HAVE ANY OTHER NEW ONES THAT, OR SOME ISSUES YOU WANNA REVISIT? ? NO, JUST MR. ROBERTS, JUST ONE IN THE, UM, SOUTHERN ELEVATION THERE WAS A, A BOX RIGHT IN THE CENTER AT THE TOP. IS THAT HVAC OR WHAT IS THAT? MOST LIKELY? THAT IS A PARAPET COVERING ROOFTOP MOUNTED EQUIPMENT. OKAY, THANK YOU. AND THE APPLICANT CAN, YEAH, THE ARCHITECT IS HERE AS WELL AND THEY COULD ANSWER THAT IN MORE DETAIL FOR YOU. ALRIGHT, THANK YOU. UH, YEAH, I HAD A QUESTION ABOUT THE, UH, DRIVEWAYS, UH, HADN'T THOUGHT ABOUT THIS BEFORE, BUT IT SEEMS LIKE WE'VE RUN INTO ISSUES, UH, IN OTHER CASES, UH, ABOUT THE, THE SPACING BETWEEN THE DRIVEWAYS ON PROPERTIES AND LOOKS LIKE YOU'VE GOT A COUPLE OF DRIVEWAYS FOR THE ENCORE SUBSTATION AND THEN OBVIOUSLY TO THE PROPERTY TO THE WEST. ARE, HAVE, HAVE YOU LOOKED AT THAT? IS THAT, UH, ANY CONCERN FROM A STAFF PERSPECTIVE? WHAT HE PROPOSED IS ACCEPTABLE TO THE TRANSPORTATION AND TRAFFIC DEPARTMENT? THEY ARE SHIFTING IT SLIGHTLY TO THE EAST, SO IT DOESN'T CONFLICT AS MUCH WITH THE DRIVEWAY TO THE WEST. UM, AND HOPEFULLY THE ENCORE SITE DOESN'T GET AS MUCH TRAFFIC. SO YES, IT IS ACCEPTABLE. YEAH, I WOULD THINK THERE'D BE VERY LITTLE TRAFFIC IN AND OUT OF THE ENCORE SUBSTATION. SO, UM, AND THEN AS FAR AS THE INTENT OF THE WEST SPRING VALLEY, UM, MAYBE JUST GOING BACK TO THAT A LITTLE BIT, I WAS LOOKING AT AS A STAFF REPORT, AND UH, IT REALLY KIND OF SEEMS LIKE YOU, YOU WERE TALKING ABOUT THIS SUBDISTRICT G THAT THIS FALLS UNDER WHERE, UH, I THINK IN THE OVERALL SPRING VALLEY OR, OR, OR PERHAPS IT WAS, MAYBE I, MAYBE I GOT THAT WRONG. IN THE COMP PLAN, THE COMP PLAN HAD RE UH, RESTAURANT AS A SECONDARY USE, BUT IN THE WEST SPRING VALLEY SUBJECT TO G IT'S REALLY, UH, MORE OF A PRIMARY USE. AM I, AM I READING THAT CORRECT? THAT IS CORRECT, YES. RIGHT, OKAY. I THINK THE ONLY DIFFERENCE IS THAT IN THE WEST SPRING VALLEY AND THE, AND SUBDISTRICT G IT DOES REQUIRE THOSE TWO STORY BUILDINGS WITH WITHIN A MIXTURE OF USES. SO, SO, UM, IT'S TYPICALLY REQUIRED TO HAVE, UM, RETAIL RESTAURANT OR RESTAURANT USES ON THE GROUND FLOOR OR EVEN OFFICE. UM, BUT THEN IT'S REQUIRED TO HAVE EITHER RESIDENTIAL [00:15:01] OR OFFICE USES ON THE SECOND FLOOR. SO I THINK THAT'S WHY THE COMP PLAN SPEAKS TO MIXED USE, UM, BUILDINGS AND, UM, MIXTURE OF USES GENERALLY. UM, AND THAT'S WHY IT LISTED RETAIL RESTAURANT AS A SECONDARY USE BECAUSE A LOAN BY ITSELF, IT REQUIRES SPECIAL CONSIDERATION. RIGHT. BUT YOU CAN MORE OR LESS SEE THAT WITH, UH, WHAT'S BUILT THERE TODAY, RIGHT? YOU'VE GOT SORT OF, UH, AN OFFICE PARK TO THE NORTH AND THEN YOU'VE GOT SOME UNDEVELOPED LAND AND YOU'VE GOT THESE COMMERCIAL BUILDINGS, A RETAIL, A CLINIC, NOW PROPOSED RESTAURANT. AT THE END OF THE DAY, THAT WHOLE BLOCK IS MEANT TO KIND OF WORK TOGETHER AS IT GETS RE REDEVELOPED, RIGHT? RIGHT. SO IT'S WALKABLE BETWEEN ALL OF 'EM. CORRECT. AND, AND LIKE I MENTIONED DURING THE BRIEFING SESSION, UM, THE CODE, UH, SPECIFICALLY MENTIONS THAT A NON-RESIDENTIAL BUILDING MAY BE ONE STORY WITH APPROVAL OF A MAJOR MODIFICATION. RIGHT. SO IT DID ANTICIPATE THAT ON A SPECIAL CASE BY CASE BASIS, UM, WE MAY NEED TO HAVE THESE, SOME MAJOR, MAJOR MODIFICATIONS TO KIND OF KICKSTART REDEVELOPMENT IN THE COURT. RIGHT. WHICH IS WHAT WE MENTIONED IN BRIEFING SESSION ABOUT STAYCATION COFFEE BEING THE PRIME EXAMPLE OF A ONE STORY BUILDING. THAT MAJOR MODIFICATION WAS APPROVED TO REMAIN AS A ONE STORY RIGHT. UM, BY RESTAURANT ROW. UM, AND, AND LASTLY, THE, UH, THE MEZZANINE AREA IS NOT CONSIDERED A SECOND STORY BECAUSE IT'S NOT ACROSS THE ENTIRE MM-HMM . IT WOULD ONLY BUILDING QUALIFY AS A SECOND STORY IF IT WAS THE ENTIRETY OF RIGHT. THE SECOND AREA. YEAH. RIGHT. BUT THIS, BUT THIS IS INTENDED TO BE USED FOR ADDITIONAL RESTAURANT SEATING, OVERFLOW LOOKING MORE OR LESS KIND OF AS A BALCONY. YES. THAT'S HOW, LOOKING DOWN PROBABLY THE MAIN DINING AREA, RIGHT? MM-HMM . THAT'S RIGHT. OKAY. AND STAFF, STAFF DID WORK WITH THE APPLICANT TO, UM, TO TRY TO MAKE THAT MEZZANINE HAPPEN, TO ALLOW FOR FLEXIBILITY, UH, OVER TIME TO POTENTIALLY ALLOW FOR, UM, ADDITIONAL RESTAURANT SPACE IN THE BUILDING AND TO BETTER MEET THE INTENT OF THE ORDINANCE FOR A TWO STORY, UH, REQUIREMENT. SO EVEN THOUGH IT'S NOT A TRUE TWO STORY, UM, THE MEZZANINE, THE PARTIAL MEZZANINE, UM, GETS US MUCH CLOSER TO THAT REQUIREMENT. YEAH. OKAY. BUT IN ALL OTHER RESPECTS, THE, THE, THE, THE PLAN MEETS THE INTENT OF THE WEST SPRING VALLEY CORRIDOR AND THAT SUBDISTRICT, CORRECT? YES, IT DOES. YEAH. AND SOMETHING I DIDN'T ADD DURING MY PRESENTATION NOW, BUT I SAID DURING THE BRIEFING, UM, WAS THAT IN A RESTAURANT USE IS ALLOWED BY RIGHT HERE AT THIS LOCATION. SO THE QUESTION IS WHETHER THEY CAN HAVE A ONE STORY AND WHETHER THEY CAN BE THE SINGLE TENANT THERE SINCE THEY'RE THE ONLY STORY. RIGHT. SO A RESTAURANT IS ALLOWED BY RIGHT. COMMISSIONER POYNTER, I HAD A QUESTION ABOUT THE SIDEWALK. UH, IT'S 10 FEET, 12 FEET, 12 FEET. CAN YOU JUST TALK ABOUT THAT A LITTLE BIT? SO THAT'S PART OF THE REQUIRED STREET CROSS SECTION ALONG SPRING VALLEY. SO THE IDEA IS AS THESE PROPERTIES REDEVELOP, YOU WOULD HAVE A CONTINUOUS 12 FOOT SIDEWALK. UM, RIGHT NOW IT WILL CONNECT INTO THE SIDEWALKS ON EITHER SIDE OF THE, UH, PROPERTY, WHICH ARE A LITTLE SMALLER. UM, BUT THIS MEETS THE REQUIREMENTS OF THAT CROSS SECTION TO HAVE THAT WIDER SIDEWALK. THAT'S A NICE AMENITY FOR EVERYBODY. OKAY. YEAH. THE WEST SPRING VALLEY CODE, UM, ONE OF THE KEY THINGS THAT IT TALKS ABOUT IS CREATING A PEDESTRIAN FRIENDLY ZONE. AND SO THE 12 FOOT SIDEWALK PROVIDES A, UM, MORE COMFORTABLE AREA FOR PEDESTRIANS TO, UM, TO WALK AND TO ACTUALLY, UM, USE THE, UM, THAT CORRIDOR AND GO FROM PROPERTY TO PROPERTY. YOU USED TO USE COMMISSIONER ROBERTS, UH, QUESTION FOR STAFF, THE WEST SPRING VALLEY CORRIDOR OR PD, WAS THAT A PRODUCT OF THE 2009 COMP PLAN? YES, THAT'S CORRECT. IT WAS IDENTIFIED AS A REINVESTMENT AREA. AND SO I'M CURIOUS, WOULDN'T THAT BE, UM, SUPERSEDED BY THE CURRENT COMP PLAN? SO IN THE CURRENT COMP PLAN, WHAT WE DID WAS WE, WE TOOK THE DIFFERENT AREAS THAT WERE CALLED OUT IN, UM, THE, UM, IN THE WEST SPRING VALLEY STUDY AND, UM, KIND OF RECHARACTERIZED THEM AS TO WHICH PLACE TYPE RIGHT. UH, THAT WAS TALKED ABOUT WOULD BE MOST APPROPRIATE IN, UH, IN THE NEW COMP PLANT. BUT THE ZONING STILL IS IN PLACE. AND SO, UH, THE ZONING, WHICH REQUIRES TWO STORY MIXED USE BUILDINGS, IS STILL, IS STILL APPLICABLE. OKAY. I GET THE ZONING. YEAH, I WAS JUST WONDERING WHAT THE REFERENCE IS TO SOMETHING THAT, UH, I, YOU [00:20:01] KNOW, THOUGHT WOULD BE SUPERSEDED, WE'D BE TALKING PLACE TYPES, BUT MM-HMM . OKAY. THE ZONING'S IN PLACE, SO I GET IT. YEAH. ALRIGHT, THANK YOU. ANY OTHER QUESTIONS FOR STAFF? ALL RIGHT, WELL THEN, UM, THANK YOU. UH, THANK YOU. SO THIS IS WHERE, UH, WE HAVE OUR PUBLIC HEARING, AND SO WE'D ASK THE APPLICANT TO COME FORWARD NOW. AND AGAIN, JUST PLEASE IDENTIFY YOURSELF, NAME AND ADDRESS. UM, MY NAME'S EDWIN BRANTLEY SMITH, UM, ARCHITECT, UH, COMMERCIAL ARCHITECT. MY COMPANY'S EDWIN BRANTLEY SMITH AND ASSOCIATES. UH, WE'VE ACTUALLY HAVE, I HAVE SEVERAL BUILDINGS IN THE RICHARDSON AREA WHERE WE DID FOR THOMPSON REALTY SOME TIME AGO. YEAH. AND JUST, AND WE, YOUR ADDRESS, PLEASE. OH, UH, 1 0 8 3 0 NORTH CENTRAL EXPRESSWAY, SUITE 200 DALLAS. THANK YOU. UH, SO, UH, THIS PROJECT, YOU KNOW, WHEN WE, WE WORKED ON THIS IN, IN 2020, UH, WE W THIS IS A VERY SMALL SITE TO GET A LOT OF STUFF ON, AND SO WE WORKED EXTENSIVELY WITH THE STAFF TO COME UP WITH A PLAN THAT WE, THAT MET, YOU KNOW, THE INTENT. UH, IT MET EVERYTHING ABOUT THE PD, SO WE WERE VERY HAPPY WITH THAT. UH, IT DID INCLUDE A FULL SECOND FLOOR FOR, UH, OFFICE, WHICH AT THE TIME, UM, THE, UH, THE OWNER THOUGHT THAT HE MIGHT OCCUPY, UH, THAT WAS 2020. UM, AS WE, UM, AND, AND I WILL REMIND EVERYONE THAT THAT WAS APPROVED. SO THE BUILDING, THE WAY IT LOOKS, THE SITE PLAN, THE WAY IT LOOKS, EVERYTHING ABOUT THIS DEVELOPMENT IS EXACTLY WHAT WAS APPROVED BACK THEN. BUT BECAUSE OF THE, UH, E ECONOMICS OF THE SITE, AGAIN, IT'S A VERY SMALL SITE, UH, AND IT'S A, IT'S A HIGH QUALITY BUILDING. SO IT'S, UM, IT'S GOT A VARIOUS, IT'S GOT, UH, A BLONDE BRICK, UH, A A CERAMIC, UH, VENTILATED FACADE, SOME WOOD, A LOT OF DIFFERENT THINGS GOING ON. AND, UM, AND IT ALSO HAS, UH, THE OUTDOOR PATIO, WHICH IS GONNA BE RIGHT ALONG THE STREET. SO, SO WE'RE REALLY EXCITED TO BE ABLE TO BRING THIS PROJECT TO RICHARDSON AGAIN, BECAUSE OF THE ECONOMICS. WHEN WE WENT BACK AND, AND PRICED IT OUT AGAIN, WE HAD ELEVATORS AND TWO STAIRS AND A SECOND FLOOR AND AIR CONDITIONING AND SO FORTH AND SO ON. UM, IT JUST WASN'T WORKING. IT DIDN'T MAKE ANY SENSE. SO THAT'S WHY WE CAME, WE WE'RE COMING BACK TO SAY, HEY, LOOK, WE, WE WANNA DO THE PROJECT, WE WANT IT TO LOOK JUST LIKE IT DOES. WE'RE ACTUALLY ADDING A MEZZANINE, UH, IT GOES ACROSS ONE OF THE BAYS. SO THERE'S SOMETHING VERY LOGICAL ABOUT THE PLACEMENT OF THAT. IT'S NOT JUST PUT IN THERE SO THAT WE CAN HAVE A MEZZANINE, BUT WE'RE ALSO GONNA LEAVE THE STRUCTURE AS IT IS SO THAT IN A FUTURE DATE, IF, IF EITHER HE DECIDES HE WANTS TO ADD OFFICE SPACE, OR IF THEY SELL THE BUILDING AND THEY WANNA REDEVELOP IT, YOU CAN ADD THE SECOND FLOOR BACK IN. SO THERE WOULDN'T BE, IT WOULD BE A, WELL, YOU'D HAVE TO SHUT DOWN. I CAN CERTAINLY FIGURE IT OUT IF THEY WANNA HIRE ME, BUT, UH, SO THE, THE INTENT THAT IT'S STILL THE SAME INTENT. ALSO, WE FEEL LIKE THIS RESTAURANT IS, IS POPULAR, UH, ESPECIALLY AMONG THE HISPANIC COMMUNITY AND THE PARKING, UH, WE IS NOW ALL DEDICATED TO THE RESTAURANT, AND IT'S NOT DIVIDED BETWEEN THE OFFICE AND THE RESTAURANT. PLUS WE PICKED UP A FEW SPACES, UH, BECAUSE OF THE, UH, ADJACENT, UM, LANDOWNER, REORIENTED REORIENTED THEIR DUMPSTER, UM, TOWARDS THEIR PROPERTY, WHICH BEFORE IT WAS ORIENTED TOWARDS OURS. SO THERE WAS SOME THINGS, THINGS WE HAD TO DO. SO, UM, AGAIN, WE'RE REALLY EXCITED ABOUT THIS. WE, YOU KNOW, WE, WE'VE ACTUALLY, UM, COMPLETED MOST OF THE CONSTRUCTION DOCUMENTS, THE MODIFICATIONS SO THAT WE CAN GIVE THEM TO A CONTRACTOR WHO'S WORKING ON THE NUMBERS NOW. AND, UM, AND AGAIN, [00:25:01] WE'RE, YOU KNOW, WE HAVE A, A REALLY NICE LANDSCAPE PLAN. WE HAVE SOME REALLY NICE LIGHT FIXTURES THAT NOT ONLY FOR THE BUILDING, BUT ALONG THE STREET. AND, UM, YOU KNOW, WHEN WE LOOK FORWARD TO SERVING THE COMMUNITY, YOU KNOW, IN THIS LOCATION ALSO, UM, WE FEEL LIKE THAT MEZZANINE COULD BE USED LIKE FOR HOMEOWNERS ASSOCIATION MEETINGS OR SOMETHING LIKE THAT TO, SO, UH, THE OWNER WANTS, THE COMMUNITY WANTS TO BE PART OF THE COMMUNITY AND SHARE THAT, AND HE'S WILLING TO, YOU KNOW, WORK, WORK THAT OUT WITH WHOEVER, UH, WOULD BE INTERESTED IN DOING THAT. THANK YOU. UM, I JUST HAD A COUPLE QUESTIONS. ONE, ONE THAT CAME TO MIND IS, UM, ON THE FAR FLOOR AREA RATIO, IS THERE A, IS THERE A MINIMUM OR STANDARD THAT'S REQUIRED HERE? NO, NOT WITHIN THE SUB-DISTRICT. THERE'S NOT. OKAY. WHEN YOU GOT, YOU GOT ME THINKING WHEN YOU SAID IT WAS A SMALL SITE AND I WAS JUST, UH, WELL, WE PUT AS MUCH AS DOING THE MATH ON IT, SO WANTED AS WE COULD, COULD BEFORE. UH, AND SO, JUST SO I UNDERSTAND CORRECTLY, THE ORIGINAL INTENT, UH, WAS THAT THE RESTAURANT WAS GONNA BE ON THE GROUND FLOOR AND THE OFFICE WAS GONNA BE ON THE SECOND FLOOR. YES. SAME OWNER, SAME BUSINESS, YEAH. AND THE OWNER WAS GONNA OCCUPY THE OFFICE. RIGHT. UM, AND, UM, AGAIN, IT'S, THEY'VE ACTUALLY ENDED UP, UH, WHAT THEY, SO THEY'RE, THEY'RE VERY PROGRESSIVE, I'LL SAY THIS. UM, SO THEY HAVE MULTIPLE RESTAURANTS AROUND THE CITY AND, AND WE'VE DESIGNED MOST OF THEM, UH, AND THEY'RE PROVIDING A FULL, FULL KITCHEN IN EACH RESTAURANT. SO ABOUT A YEAR AGO, HE DECIDED MAYBE WE CAN CONSOLIDATE THIS. SO HE ENDED UP BUYING TWO BUILDINGS IN DALLAS. ONE OF 'EM, WE TURNED INTO A COMMISSARY THAT PROVIDES ALL OF THE PRIMARY COOKING FOR ALL OF THE RESTAURANTS. AND SO THAT NOW THEY ARE ABLE TO REDUCE THE SIZE OF THEIR, UH, KITCHEN AREA AND MAKE MORE ROOM FOR SEATING. AND, UM, IT'S REALLY TURNED OUT TO BE VERY SUCCESSFUL. SO, UM, THEY'RE ACTUALLY, THEY'RE LOOKING AT ANOTHER SITE RIGHT NOW IN OAK CLIFF, AGAIN, IN A REDEVELOPMENT AREA. SO, YOU KNOW, THEY WANT TO BE, WHERE THINGS ARE GOING TO HAPPEN ARE, ARE HAPPENING. IS, IS THIS A NEW CONCEPT FOR THEM? UH, AND THE STYLE OF THE RESTAURANT, THE SIZE OF IT? UH, UH, THIS IS A LITTLE BIT DIFFERENT. THIS IS PROBABLY A LITTLE BIT MORE HIGH END, HIGHER END THAN WHAT THEY'VE DONE IN THE PAST. BUT REALLY THEY'VE GONE INTO SHOPPING CENTERS. UH, THEY DID THE, THE ONE WE RENOVATED IN GARLAND USED TO BE, IT WAS A STANDALONE FACILITY, AND, AND SO WE, WE CHANGED THAT. BUT UH, BUT YEAH, THIS IS DEFINITELY GONNA BE PROBABLY ONE OF THEIR NICER LOCATIONS AND HOPEFULLY WE'LL CARRY THAT FORWARD WITH SOME OF THE OTHERS. AND W YOU DON'T HAVE A, A, A ACCOUNT ON OCCUPANCY OR, UM, UH, ANYTHING LIKE THAT? I PROBABLY DO. AND MY QUESTION REALLY GOES BACK TO THE PARKING THAT'S JUST BASED ON A PER EVERY 250 SQUARE FEET. IS THAT THE, IS THAT THE RATIO YOU'RE LOOKING AT? LET ME DOUBLE CHECK. FOR RESTAURANT. YEAH. ONE SPACE FOR 2 50, 250. SO BASED ON THE, THE SIZE, IT HAS NOTHING TO DO WITH THE NUMBER OF OCCUPANCY OCCUPANTS? THAT'S CORRECT. OKAY. ALRIGHT. SO WE'RE, YOU KNOW, ALMOST DOUBLE THE AMOUNT OF SPACES THAT ARE REQUIRED. YEP. UH, COMMISSIONER ROBERTS? YES. UM, GOOD AFTERNOON, GOOD EVENING. UM, MY QUESTION EARLIER ABOUT THE AIR CONDITIONING, I WAS REALLY WONDERING WHETHER YOU'D HAVE ANY GROUND UNITS. UH, I ASKED ABOUT THE ROOF, BUT, UH, OH, NO, THERE, EVERYTHING IS ON THE ROOF. UM, THE, THE, SO THE PARAPET THAT GOES AROUND, UH, THE MAJORITY OF THE BUILDING, IT'S TALL ENOUGH TO HIDE ALL THE ROOFTOP UNITS THAT ARE THERE. OKAY. OKAY. AND, AND THAT PORTION, THAT THAT BOX STICKS UP IN THE MIDDLE, THAT'S ACTUALLY A CLEAR STORY GLASS THAT BRINGS LIGHT. IT'LL BRING LIGHT IN THROUGH THAT CENTER AREA DOWN INTO THE SPACE. OH, YEAH. SO YOU WON'T SEE ANY, NO UNITS AT ALL. IT'S A VERY, UH, TALL PARAPET. IT'S PROBABLY, I DON'T KNOW, ALMOST SIX FEET TALL. [00:30:02] ALRIGHT, THANK YOU. UH, YOU MAY HEAR, UH, SOME CONCERNS IF YOU'RE NOT AWARE OF IT ALREADY, ABOUT SOME OF THE OPPOSITION, UH, RELATED TO ONE OF, ONE OF THE COMMENTS ABOUT THE, UH, ACCESS THROUGH THE ADJOINING PROPERTY TO THE WEST, UH, BEING A CLINIC, UH, PEDIATRIC CLINIC, UH, CONCERNED ABOUT TRAFFIC FLOW. UM, AND YOU KNOW, WE WERE TALKING IN THE BRIEFING SESSION, YOU'VE GOT RIGHT IN, RIGHT OUT ON YOUR, ON YOUR PRIMARY DRIVEWAY INTO THE SITE. UH, BUT IT ALSO SHOWS THAT THERE'S A MUTUAL ACCESS EASEMENT, UH, OVER TO THE WEST. RIGHT. AND, UM, UH, AND THEN STAFF COMMENTED THAT THAT PROBABLY WOULD NEED TO BE REMAIN OPEN, UH, FROM A FIRE LANE STANDPOINT, UM, AS A SAFETY ISSUE. SO, UM, IS THAT, WHAT ARE, HOW, WHAT, HOW DO YOU ENVISION THE TRAFFIC FLOW, UM, HERE? WELL, UM, YOU KNOW, PEOPLE ARE GONNA BE COMING FROM MULTIPLE DIRECTIONS, AND THERE'S MULTIPLE WAYS TO GET IN. UM, YOU KNOW, I WOULD THINK BECAUSE IT'S GONNA, HAS A SPRING VALLEY ADDRESS, THE MAJORITY OF OF EVERYONE WOULD ACCESS IT FROM SPRING VALLEY, PROBABLY FROM THE EAST, YOU KNOW, HEADED WEST. UM, BUT, YOU KNOW, I'M NOT SURE HOW WE, WE CAN CONTROL THAT. YOU KNOW, IT'S KIND OF LIKE, WELL, FIRST OF ALL, UH, THEY HAVE, UH, A LOT OF REPEAT CUSTOMERS, SO THEY WILL FIGURE OUT THE EASIEST WAY. UH, IF THERE IS EVER AN ISSUE, I THINK THAT THE, UH, YOU KNOW, THE MANAGEMENT CAN, YOU KNOW, TALK TO THEIR CUSTOMERS AND SAY, HEY, PLEASE, YOU KNOW, PLEASE USE THE OTHER ENTRANCE, OR, I'M NOT SURE WHAT ELSE COULD BE DONE. WE MIGHT COULD PUT UP, YOU KNOW, A SIGN THAT SAYS, YOU KNOW, PLEASE EXIT NORTH OR SOMETHING. UM, I THINK ANYTHING MIGHT BE ABLE TO BE HANDLED WITH SIGNAGE. OKAY. AND JUST SO WE DIDN'T, I DON'T, WE DIDN'T COVER THIS REALLY IN THE BRIEFING OR ASK THIS QUESTION, BUT IF YOU ARE EASTBOUND ON SPRING VALLEY AND YOU WANNA MAKE A LEFT HAND TURN TO GET HERE, YOU WOULD HAVE TO GO THROUGH THE ADJOINING PROPERTY TO THE WEST. YOU'D HAVE TO ENTER THROUGH THAT DRIVEWAY, RIGHT? SO, YES, THAT'S CORRECT. YEAH. AND IS, AND THEN THAT, AND, AND THAT ACCESS EASEMENT FOR THE, ON THE PROPERTY TO THE WEST IS ALSO PROVIDES ACCESS TO THE PROPERTY TO THE NORTH. UM, YES, THAT'S RIGHT. THAT'S RIGHT. OKAY. COMMISSIONER BEACH, I'M JUST CURIOUS OF, OF REGARDING THIS PARTICULAR QUESTION. DO YOU KNOW, HAVE THERE BEEN ANY CONVERSATIONS BETWEEN THE OWNER OF THIS PROPERTY AND THE OWNER OF THE PROPERTY TO THE NORTH? UH, BECAUSE THEY'VE EXPRESSED CONCERN ABOUT, UH, THIS, UH, TRANSIT, UH, THROUGH THIS WESTERN, UH, MUTUAL ACCESS. UH, IT MAY NOT EVEN BE A PROBLEM. I MEAN, IF, IF THAT, UH, IF THE ONE TO THE NORTH IS NINE TO FIVE AND THIS ONE IS MORE ACTIVE AT NIGHT, THAT THEY MAY NOT EVEN BE ANY OVERLAP. BUT IF THERE'S NOT BEEN ANY DISCUSSION, WHO KNOWS? AND SO I'M JUST WONDERING, HAVE, HAS THERE BEEN ANY OPPORTUNITY TO SIT DOWN, UH, HAVE A CUP OF COFFEE AND TALK ABOUT IT OR ANYTHING? OR ARE YOU AWARE OF WHETHER THAT'S HAPPENED OR NOT? UM, WE DID HAVE A DISCUSSION, UH, EARLY ON WHEN WE WERE DOING THE INITIAL DEVELOPMENT. UM, IT WAS KIND OF ONE SIDED. SO, UH, WE WERE TRYING TO OFFER TO, WE WERE OFFERING TO REORIENT THEIR TRASH DUMPSTER TOWARDS THEIR BUILDING 'CAUSE IT MADE THE MOST SENSE. AND, UM, THEY WEREN'T INTERESTED IN US DOING THAT. SO, AND THERE WAS SOME TALK ABOUT PARKING AND I JUST SAID, WELL, WE HAVE PARKING ON OUR SIDE. PEOPLE HAVE TO, YOU KNOW, JUST LIKE YOUR PEOPLE ON YOUR, IN YOUR BUILDING PARK ON YOUR SIDE, OUR PEOPLE ON OUR BUILDING PARK ON OUR SIDE. IF, IF IT BECOMES A PROBLEM, THEN IT'S SOMETHING THAT CAN BE DEALT WITH. WERE, WERE YOU INVOLVED WHEN THE, UH, CAR WASH WAS STILL THERE? ? I WAS IN, I WAS, YES, I WAS, I WAS INVOLVED IN TRYING TO GET THE PERSON THAT WAS LIVING [00:35:01] IN THE CAR WASH TO LET US ACCESS AND WE HAD TO MEASURE EVERYTHING TO DO A DEMOLITION PLAN AND MM-HMM . SO IT WAS, IT WAS, IT'S A VERY, AND THE REA REASON I ASK IS, UH, WAS ACCESS TO THE CAR WASH THROUGH THE, USING THE SAME ACCESS EASEMENT? SO IN ORDER TO, UH, NO. THEY HAD THE, THEY HAD A SEPARATE INTEREST, JUST LIKE WE HAVE, BUT IN ORDER TO EMPTY THE DUMPSTER FOR THE ADJACENT PROPERTY, THE, UH, THE GARBAGE TRUCKS HAD TO ENTER THE, THE CAR WASH SITE DRIVE AROUND BECAUSE THE, THE DUMPSTER WAS ORIENTED, YOU KNOW, SOUTHEAST. SO THAT'S WHY WE WERE TRYING TO, WHICH ATE UP A LOT OF SPACE AND MADE IT DIFFICULT TO DEVELOP WHAT WE WERE DOING, BUT WE WERE ABLE TO DO IT. AND, UM, AND NOW THAT, NOW THAT THEY HAVE ON THEIR OWN TURNED THEIR, UH, ENCLOSURE TOWARDS THEIR PROPERTY, THEN WE WERE ALLOWED TO PICK UP A FEW EXTRA PARKING SPACES. OKAY. WHERE THE BACKUP LANE WAS. DO YOU KNOW IF THERE'S ANY INTENT TO ACQUIRE A LIQUOR LIQUOR LICENSE FOR THIS LOCATION? UH, I DON'T KNOW. NO. NOT, NOT THAT I KNOW. NOT THAT I, I'M AWARE OF. UH, UM, AND WHAT ARE THE, DO YOU KNOW THE HOURS OF OPERATION? OH, PROBABLY, WHAT IS IT? MOST OF OUR LOCATION, 7:00 AM SEVEN TO 11 EVERY DAY. OKAY. ANY OTHER QUESTIONS? ALL RIGHT. UH, WE WILL, WE'RE GONNA OPEN IT UP TO THE PUBLIC AND, UH, AND THEN WE'LL GIVE YOU ANOTHER CHANCE, COME BACK OKAY. AND MAKE A FINAL REMARK. GREAT. THANK YOU. THANK YOU. APPRECIATE IT. ANY CARDS? OKAY. UH, SO THIS IS, UH, LIKE I SAY, A PUBLIC HEARING. ANYONE'S WELCOME TO COME FORWARD, UH, WHETHER YOU'RE IN FAVOR OR IN OPPOSITION, UH, TO THE REQUEST. UM, JUST STEP UP, YOU GOT THREE MINUTES. STATE YOUR NAME AND ADDRESS AND, UH, JUST EXPRESS YOUR OPINION TO THE COMMISSION. HI, GABRIEL NUNEZ, UH, REPRESENTING, UH, PEDIATRIC CLINIC OF RICHARDSON TO THE WEST, UH, ADDRESS AS 7 0 3 2 OAK BLUFF DRIVE, DALLAS, TEXAS 7 5 2 5 4. UH, SO MY ONLY CONCERN HERE THAT I'M GONNA BE RAISING IS THAT WESTERN ACCESS. SO JUST THE WAY THAT THOSE LOTS ARE BUILT, MY CONCERN IS THAT WITH THE OVERLAPPING HOURS, THERE'S GOING TO BE A LOT OF FOOT TRAFFIC WITH CHILDREN, AND THEN PEOPLE POTENTIALLY INGRE EG, HAVE DOING INGRESS AND EGRESS THROUGH THAT WESTERN SIDE. SO I WAS HOPING THAT THERE COULD BE A MORE PERMANENT SOLUTION, EITHER TO HAVE AN ACTUAL MEDIAN THERE BLOCKING IT, OR TO PUT SOME PYLONS OR SOMETHING LIKE THAT, THAT PREVENTS INDIVIDUALS FROM JUST KIND OF CUTTING THROUGH THE PARKING LOT. OBVIOUSLY, THAT'S A BIG SAFETY HAZARD FOR OUR PATIENTS. I MEAN, YOU'RE TALKING ABOUT KIDS THAT ARE WALKING THEIR PARENTS, HOPEFULLY THEY'RE HOLDING HANDS, BUT YOU KNOW HOW KIDS ARE, THEY'RE LIABLE TO RUN. AND SO IF THERE IS A LOT OF TRAFFIC THAT'S KIND OF COMING IN AND OUT OF THAT AREA, THAT'S SOMETHING WE'D WANT TO BE, HAVE DEALT WITH ON THE FRONT END, AND NOT SOMETHING THAT WE'D WANNA RELY ON, YOU KNOW, TO GET FIXED WITH SOME AD HOC SOLUTION ON THE BACK END. SO, OBVIOUSLY, YOU KNOW, UNDERSTAND THEIR CONCERNS, BUT THEY HAVE THEIR ENTRY AND EXIT RIGHT THERE ON SPRING VALLEY, WHICH IS GONNA BE BUSIER. YOU KNOW, I DON'T THINK THAT, YOU KNOW, ASKING CUSTOMERS ON, YOU KNOW, AN AD HOC BASIS AND RELY ON INDIVIDUALS TO GO TO AVOID GOING THAT WAY IS GONNA BE A, YOU KNOW, A GOOD FIX FOR THIS. SO, YEAH. ALL RIGHT. THANK YOU. ANYBODY ELSE? OKAY. SEEING NONE, UH, WOULD THE APPLICANT LIKE TO COME BACK UP, MAYBE ADDRESS THAT COMMENT? YEAH, I WOULD, YOU KNOW, I WOULD JUST SAY, ONCE AGAIN, THIS IS A SMALL, SMALL BUILDING. OKAY. IT'S NOT A HUGE RESTAURANT COMPLEX. UH, I, I DON'T REALLY SEE THIS AS HAVING ANY MORE ACTIVITY THAN A REGULAR SHOPPING CENTER. SHOPPING CENTER, YOU KNOW, AT A RESTAURANT. AND THERE'S LOTS OF SHOPPING CENTERS THAT HAVE A RESTAURANT AND A CLINIC AND OTHER THINGS ALL RIGHT. TOGETHER. SO I, YOU KNOW, IT'S JUST, I, I DON'T SEE THIS AS BEING ANY DIFFERENT FROM ANY OTHER DEVELOPMENT. [00:40:01] WOULD IT, WOULD IT EVEN BE FEASIBLE TO, UH, SHIFT THE BUILDING OVER TO THE EASTWARD AND THE DRIVEWAY EASTWARD IN ORDER TO TRY TO CREATE ANOTHER WAY TO LOOP AROUND THE BUILDING, UH, ON, ON THE PROPERTY, ON THE SITE ITSELF? I MEAN, IS THERE JUST PHYSICALLY ENOUGH ROOM OUT SHRINKING THE BUILDING? I GUESS THERE'S NOT, THIS IS, AGAIN, A VERY SMALL BUILDING. UM, THERE'S, UH, THERE'S NOT ENOUGH ROOM TO, TO PROVIDE A, AN A LOOP INSIDE THE SITE. IT'S ONLY HALF AN ACRE. YEAH. SO, AND THAT MAY RAISE THE QUESTION I ASKED EARLIER ABOUT NUMBER OF DRIVEWAYS AND PLACEMENTS. IF YOU TRIED TO INSERT ANOTHER ONE RIGHT NEXT TO IT, RIGHT. PROBABLY WOULD BE PROBLEMATIC. YEAH. THERE'S DRIVEWAY SPACING CONCERNS. AND THEN I THINK, UH, IN ADDITION TO THAT, I DON'T THINK THE INTENT OF THE WEST SPRING VALLEY CORRIDOR WAS TO CREATE EXCESS AREAS OF PAVING. SO THEY HAVE TWO, UM, DRIVEWAYS, FOR INSTANCE, ON THE WEST SIDE OF THE BUILDING. UM, ONE FOR THE MUTUAL ACCESS, AND THEN A SECOND ONE JUST FOR THE RESTAURANT. UM, YOU KNOW, THE, THE INTENT WAS TO CREATE A DENSE, WALKABLE MIXED USE DEVELOPMENT AND NOT HAVE TO HAVE SOMEONE, YOU KNOW, PEDESTRIANS CROSS TWO PARALLEL DRIVEWAYS. UM, IT'S, YOU KNOW, REALLY DESIGNED TO ACCOMMODATE A MIXTURE OF USES IN A COHESIVE, UM, MIXED USE ENVIRONMENT. SIMILAR TO A LOT OF THE OTHER, OTHER MIXED USE DEVELOPMENTS THAT WE'VE CREATED IN RICHARDSON, SUCH AS THE EAST SIDE, UH, DEVELOPMENT FOR INSTANCE. YEAH. AND I'M, I'M THINKING HERE ON THE FLY, BUT THAT'S, IF YOU DID HAVE ANOTHER ENTRY, IF YOU WERE LIKE TO SHIFT THE BUILDING EASTWARD AND CREATE ANOTHER DRIVEWAY, YOU, UH, YOU, YOU WOULDN'T WANT, ESSENTIALLY AS YOU'RE MAKING A LEFT HAND TURN EASTBOUND ON SPRING VALLEY HEAD INTO EITHER THE, THE CLINIC OR THIS, YOU WOULDN'T WANT TWO DRIVEWAYS MORE OR LESS SIDE BY SIDE, RIGHT. AT THAT LOCATION, IS THAT CORRECT? CORRECT. YEP. YEAH. SO IN ORDER TO REALLY MAKE THAT MOVEMENT, TO MAKE THAT LEFT TURN, IT KIND OF NEEDS TO BE WHERE IT IS. THAT'S CORRECT. YEAH. AND IS THERE, UH, I WAS JUST GONNA SAY, I KNOW THAT THE ADJACENT PROPERTY, UH, MENTIONED, YOU KNOW, THEY HAVE MORE THAN, YOU KNOW, SIX PARKING PLACES ON THEIR SITE. THEY HAVE AN ABUNDANCE OF PARKING. UM, SO IT'S NOT THAT EVERYONE THAT COMES TO VISIT THERE IS GONNA PARK RIGHT HERE WHERE THE RESTAURANT IS. I MEAN, MY GUESS IS IT'S PROBABLY CLOSER TO THE FRONT DOOR, UM, WITH THOSE SPACES RIGHT THERE THAN MAYBE SOME OF THE BACK TO THE NORTH. THAT'S PROBABLY WHAT YOU'RE THINKING OF. YEAH. UM, BUT I, I HEAR THE CONCERN, BUT I MEAN, IF LEGAL ACCESS HAS ALREADY BEEN GRANTED THROUGH AN EASEMENT, UM, YOU KNOW, YEAH. WELL, AND THAT WAS ONE OF THE, YOU KNOW, WHEN YOU BUY A PIECE OF PROPERTY, YOU LOOK AT ALL THE THINGS THAT, THAT HAVE AN ADVANTAGE TO IT. AND THAT WAS ONE OF THEM THAT WE DIDN'T NEED TO GET A LARGER PIECE OF PROPERTY TO PROVIDE ALL THE INTERNAL CIRCULATION AND FIRE TRUCKS AND THINGS LIKE THAT. SO YEAH, THIS SITE WORKED OUT. UH, AND THIS, I CAN TELL YOU, I PERSONALLY WORKED ON FIGURING THIS OUT AND IT WASN'T EASY. OKAY. SO, UH, WHO WAS FIRST, UH, OH NO, COMMISSIONER PURDY. ALRIGHT. UM, HAS THERE BEEN ANY POTENTIAL INTO, OR INVESTIGATION INTO USING LIKE A HUMAN TRAFFIC CONTROLLER OR AUTOMATED TRAFFIC CONTROL SYSTEMS TO ADDRESS THAT CONCERN WITH THE CLINIC AND RACING CARS HITTING KIDS? UH, NO. WE HAVEN'T LOOKED AT THAT. IT, IT'S, AGAIN, IT'S, YOU KNOW, THERE ARE 30 PARKING SPACES. IT'S A SMALL BUILDING. UM, BUT, YOU KNOW, WE COULD ADD SOME TEXTURE PAVING OR, YOU KNOW, WE COULD DO SOMETHING MAYBE TO MAKE, UH, THE, THE CUSTOMERS HERE MORE AWARE OF IF THEY'RE CROSSING IN, YOU KNOW, OVER INTO THAT THERE'S A POSSIBILITY TO DO THAT. OTHER THAN THAT, I'M NOT REALLY SURE A LOT OF WHAT ELSE CAN DO OR PUT SOME SIGNS UP THAT SAY CAUTION, YOU KNOW, PATIENCE OR SOMETHING LIKE THAT. COMMISSIONER ROBERTS, THANK YOU. UM, IN SOME OF THE OTHER CASES WE'VE HEARD INVOLVING RESTAURANTS, THE, UH, APPLICANTS HAVE A METRIC ON HOW MANY CUSTOMERS SERVE IN WHAT PERIOD OF TIME, LIKE X NUMBER OF CUSTOMERS PER 30 MINUTES OR SOMETHING. WHAT I'M TRYING TO ENVISION HERE, WHICH KIND OF, UH, RELATES TO THE TRAFFIC [00:45:01] IS, UH, IS THIS ENVISIONED AS A SIT DOWN RESTAURANT, OR IS THIS ENVISIONED AS QUASI FAST FOOD? I KNOW THERE'S NOT A DRIVE THROUGH OR ANYTHING. NO, IT'S A SIT DOWN RESTAURANT. OKAY. SO IS THERE A METRIC FOR NUMBER OF CUSTOMERS? THAT'S TYPICALLY, I THINK, FAST FOOD WHEN YOU GET INTO THAT? UH, I'M SURE THEY HAVE IT. I'M NOT, I DON'T HAVE THAT INFORMATION WITH ME, BUT I CAN CERTAINLY GET IT TO YOU. OKAY. BUT REGARDLESS, IT'S ENVISIONED AS A SIT DOWN RESTAURANT. IT'S A SIT-DOWN RESTAURANT. YEAH. THEY HAVE A, A, YOU KNOW, A BREAKFAST AND THEN, YOU KNOW, LUNCH CROWD AND THEN AN EVENING CROWD. OKAY. SO, UM, ALRIGHT. THANK YOU. YOU'RE WELCOME. MR. BEACH. YOU KNOW, I DON'T WANNA BE A SPOOL SPORT ABOUT ANY OF THIS, BUT LET'S KIND OF BRING IT BACK. UH, ALL OF THIS WAS APPROVED IN 2020. THE ONLY DIFFERENCE REALLY IS BACK THEN THERE WAS GONNA BE AN OFFICE ON TOP, AND NOW THERE'S NOT, THE BUILDING WAS APPROVED, UH, THE WAY PEOPLE WERE GONNA DRIVE WAS APPROVED. UH, NONE. NONE OF THIS REALLY HAS CHANGED. AND SO I'M A LITTLE PERPLEXED THAT WE'RE BELABORING, UH, ALL OF THIS, UH, INGRESS EGRESS ACCESS, UH, TONIGHT. UM, I UNDERSTAND. AND I'M NOT TRYING TO GET ANYBODY'S KID RUN OVER, DON'T MISUNDERSTAND ME. I CERTAINLY DON'T WANT ANYBODY TO HAVE AN ACCIDENT OR ANYTHING LIKE THAT, BUT EXCEPT FOR THE FACT THAT WE'RE NOT GONNA PUT AN OFFICE UP THERE NOW THEY BUY RIGHT. UH, CAN DO EXACTLY WHAT THEY WANNA DO. SO I'M, UH, I'M, I'M A LITTLE PERPLEXED THAT WE'RE SPENDING AS MUCH TIME ON THIS. SO THAT'S ALL I HAVE TO SAY ABOUT IT. I JUST WANNA MAKE A STATEMENT. THANK YOU. WELL, I THINK THAT I, I THINK THE REASON IT IS, UH, AGAIN, BECAUSE IT'S A MAJOR MODIFICATION TO THE, UM, THE CODE, RIGHT? AND IT'S NOT TWO STORIES AND IT'S NOT A MIXED USE. THOSE ARE REALLY THE ONLY TWO QUESTIONS RIGHT. OF WHY THIS IS IN FRONT OF THE COMMISSION TONIGHT. THAT'S RIGHT. BUT THAT DOESN'T HAVE ANYTHING TO DO. DRIVER , UH, UH, IS IT OKAY IF I AGREE WITH HIM? , UH, COMMISSIONER SACK? YEP. I, I THINK JUST TO KIND OF SECOND WHAT COMMISSIONER BEACH SAID, I THINK WHAT WE WOULD ACTUALLY SEE IS PROBABLY LESS TRAFFIC WITHOUT AN OFFICE ON THE SECOND FLOOR. 'CAUSE YOU'D HAVE LESS PEOPLE POSSIBLY COMING IN IF THE RESTAURANT SPACE STAYS EXACTLY THE SAME SQUARE FOOTAGE. OKAY. ANY CLOSING STATEMENT? UM, WELL, WE ARE READY TO MOVE FORWARD WITH THE PROJECT. YOU KNOW, ONCE WE, IF WE, IF YOU, WE GET APPROVAL FROM YOU AND GET APPROVAL FROM THE CITY COUNCIL. I ACTUALLY, I DON'T KNOW IF I'M SUPPOSED TO MENTION THIS OR NOT. I SPOKE WITH DAN BARRIOS AT LENGTH ABOUT THE PROJECT WE MET THERE. WE WENT OVER IT. HE'S IN SOME FULL SUPPORT OF WHAT WE WANT TO DO. SO, UM, AND WE ARE LOOKING FORWARD TO HAVING A REALLY NICE PROJECT HERE FROM THE CITY AND HOPEFULLY INVITING YOU GUYS WILL ALL STOP BY AND HAVE A BITE TO EAT SOMETIME BETWEEN SEVEN AND 11. ALL RIGHT. THANK, THANK YOU. THANK YOU. UH, I MAKE A MOTION WE CLOSE THE PUBLIC HEARING OBJECTION, BEACH SECOND. ALL THOSE IN FAVOR, RAISE YOUR RIGHT HAND PASSES UNANIMOUSLY. SO, UH, YEAH, I THINK, UM, IT'S DEFINITELY A CONCERN, UH, ABOUT THE TRAFFIC, UH, FLOW AND PEDESTRIANS KIND OF INTERACTING ON THAT DRIVEWAY. UH, BUT IF IT'S A LEGAL RIGHT, I MEAN, UM, YOU KNOW, THAT'S BETWEEN THE PARTIES. UM, IF, IF THEY WANNA NEGOTIATE SOMETHING DIFFERENT, UM, BUT IT EXISTS TODAY, SO IT'S OF LEGAL RIGHT OF USE. CERTAINLY, UH, THE WAY THE MOVEMENT IS WITH A LEFT HAND TURN. SO I THINK THAT MAKES, IT, MAKES PERFECT SENSE. AND, UH, THAT'S THE WAY YOU WOULD GET INTO THIS, THIS PARKING LOT IF YOU WERE EASTBOUND ON SPRING VALLEY. THAT'S THE ONLY, UNLESS YOU WERE GO FURTHER DOWN, DO U-TURN AND THEN COME WESTBOUND ON SPRING VALLEY. NOW, AS FAR AS A ACCESS OUT, UM, OBVIOUSLY, UM, THEY CAN DO THE, USE THE, THE NEW DRIVEWAY AND IF THEY WERE GONNA MAKE A LEFT HAND TURN AND TRY TO GO EASTBOUND WHEN THEY WERE EXITING, THEY'D HAVE TO GO BACK THROUGH THE CLINIC'S DRIVEWAY, I'M ASSUMING. BUT THEY COULD MAKE THAT MOVEMENT TO CROSS SPRING VALLEY. THEY CAN FROM THE OTHER DRIVEWAY TO GO EAST ON SPRING VALLEY. YES. YEAH. OFF, OFF THE CLINIC'S DRIVEWAY. YES, THAT'S CORRECT. RIGHT. SO, UM, UH, WE DIDN'T HEAR FROM [00:50:01] THE OTHER APPLICANT TO THE NORTH, UH, OTHER THAN THE LETTER WE'VE GOT ABOUT IT WOULD DEVALUE THEIR PROPERTY. AND, UM, UH, I THINK THAT WAS THE MAIN THING. IT WASN'T NECESSARILY GOOD FOR THE AREA. UM, YOU KNOW, UM, YOU KNOW, JUST LOOKING AT IT, I I, I MEAN I, IT'S OBVIOUSLY IT'S FRONTAGE FOR THEM THAT'S RIGHT NOW OPEN SPACE NOW THEY'RE, THEY WOULD BE BACK BEHIND. THEY WOULDN'T HAVE THAT VISIBILITY FROM SPRING VALLEY ANY LONGER IF THIS PROPERTY GETS DEVELOPED. UM, AND SO I, I, I'M ASSUMING THAT'S THEIR CONCERN, BUT I DON'T, WE DON'T KNOW FOR SURE WHAT IT WOULD, PERHAPS IT'S THE USE, UH, BEING A RESTAURANT AND, UH, THOSE, THOSE SORT OF THINGS. BUT, UM, OVERALL I THINK THAT, UM, YOU KNOW, I THINK THE APPLICANT'S DONE A GREAT JOB IN TERMS OF MEETING ALL THE OTHER REQUIREMENTS, UH, OF THE, OF THE CODE AND THE, AND THE, AND THE DISTRICT. AND, UM, AND WHEN YOU BOIL, WHEN YOU REALLY BOIL IT DOWN TO, UM, YOU KNOW, REALLY THE TWO ISSUES IN FRONT OF US WITH THE, UH, NOT HAVING A SECOND STORY, UH, I THINK THE BUILDING FACADE EXTERIOR MAKES UP FOR THAT. UH, CERTAINLY WITH THE INTENT AND CERTAINLY WITH HAVING, UM, THE MEZZANINE AND THE ABILITY TO ADD A SECOND FLOOR INTO THE FUTURE. AND AS FAR AS, YOU KNOW, HAVING A MIXED USES IN THERE, I UNDERSTAND HARDSHIPS THERE'S NOT MUCH OF AN OFFICE MARKET, AND IF THE ORIGINAL INTENT WAS TO USE IT FOR THEIR OWN PURPOSE, MADE A LOT OF SENSE. BUT I CERTAINLY UNDERSTAND WHY IT MAY NOT BE ECONOMICALLY FEASIBLE OR THERE MAY NOT BE A MARKET REALLY TO PUT, UH, THAT ANOTHER USE ON TOP OF IT. UM, SO, UM, FOR THOSE REASONS, I WOULD, I WOULD SUPPORT IT. COMMISSIONER PURDY, I WOULD JUST SAY THERE'S A LOT WORSE PLACES THAN A TAQUERIA TO BE STUCK BEHIND. SO I'M HOPING THAT THE, UH, PROPERTY TO THE NORTH TAKES ADVANTAGE OF THE GOOD SMELLS COMING OFF THE BUILDING. , COMMISSIONER BEACH, MR. CHAIRMAN, UM, I MOVE THAT WE RECOMMEND, UM, I DON'T EVEN KNOW WHAT NUMBER THIS IS. I'M SORRY. UH, UM, 25 0 8, UH, AS PRESENTED, UH, COMMISSIONER PURDY SECONDED. I'M SORRY. UH, POINTER. UH, A SECOND. . OKAY. SORRY. THAT WAS POINTER THAT SECOND, UH, RECOMMEND APPROVAL AS PRESENTED. UH, ALL THOSE IN FAVOR, RAISE YOUR RIGHT HAND, PASS IT UNANIMOUSLY. SO GOOD LUCK. UH, ANYTHING ELSE? ALL RIGHT, THEN WE STAND ADJOURNED. THANK YOU ALL. * This transcript was created by voice-to-text technology. The transcript has not been edited for errors or omissions, it is for reference only and is not the official minutes of the meeting.