Dec 02, 2025 City Planning Commission Meetings

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THE QUORUM PRESENT.

I WILL NOW CALL THE REGULAR MEETING OF THE RICHARDSON CITY PLANNING COMMISSION TO ORDER ON TUESDAY, DECEMBER 2ND AT 7:00 PM 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, BUT NOT TONIGHT.

WE ONLY HAVE FIVE.

UM, SO EVERYBODY THAT'S HERE WILL VOTE AND WE STILL HAVE A QUORUM.

SO IF YOU'RE WONDERING, UM, ALL MEMBERS CAN VOTE AND ALL MEMBERS WILL BE DELIBERATING IN THE DISCUSSION.

SO WE DON'T HAVE ANY OF THE ALTERNATE ISSUES NECESSARILY HERE, BUT, UH, ALL FIVE OF US, UM, WILL BE PARTICIPATING AND VOTING.

AND BECAUSE WE HAVE A QUORUM PRESENT, ANYTHING THAT WE DECIDE WORKS JUST AS IF THERE WAS SEVEN, UH, NORMAL, UH, ATTENDEES HERE IN THE CASE, UH, OF AN ABSENCE, WHICH WE DON'T EVEN HAVE TO DEAL WITH THIS.

SO I'M READING OFF THE SCRIPT HERE AND IT DOESN'T EVEN MAKE SENSE.

UM, SO THIS MEETING IS A BUSINESS MEETING AND WILL BE CONDUCTED AS SUCH IN THAT REGARD.

AS A COURTESY OF THOSE IN ATTENDANCE, WE REQUEST THAT ALL DEVICES THAT EMIT SOUND BE TURNED OFF OR ADJUSTED SO AS TO NOT INTERPRET THIS MEETING.

OUR PROCEEDINGS ARE RECORDED, SO PLEASE STATE YOUR NAME AND ADDRESS FOR THE RECORD WHEN ADDRESSING THE COMMISSION.

WE DO HAVE A COUPLE OF PUBLIC HEARINGS TONIGHT, SO A LITTLE BIT OF PUBLIC HEARING 1 0 1.

EACH PUBLIC HEARING IS PRECEDED BY A STAFF INTRODUCTION OF THE REQUEST, AND THE APPLICANT IS THEN PERMITTED 15 MINUTES TO MAKE THEIR PRESENTATION TO THE COMMISSION.

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.

ALL SPEAKERS ARE REQUESTED TO COMPLETE A PUBLIC COMMENT CARD AND SUBMIT IT TO THE RECORDING SECRETARY BEFORE THE MEETING BEGINS.

THOSE WISHING TO SPEAK IN FAVOR OR OPPOSITION TO THE REQUEST WILL BE GIVEN THREE MINUTES EACH TO ADDRESS THE COMMISSION.

WHEN THE TIMER BEEPS, THE SPEAKER SHOULD CONCLUDE THEIR COMMENTS PROMPTLY.

SPEAKERS MUST NOT PHYSICALLY APPROACH MEMBERS OF THE CPC OR STAFF AND SHOULD REMAIN AT THE LECTERN DURING THE COMMENTS.

SPEAKERS WITH HANDOUTS MUST PROVIDE THEM TO THE RECORDING SECRETARY FOR DISTRIBUTION.

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, NOT TO MEMBERS OF THE AUDIENCE.

AFTER A BRIEF REBUTTAL BY THE APPLICANT, THE HEARING WILL BE CLOSED AND NO FURTHER TESTIMONY WILL BE PERMITTED.

SO WITH THAT, UM, WE DON'T HAVE ANY MINUTES.

UM, I THINK IN THE BRIEFING SESSION, UM, WE, WE WILL HAVE THE MEETING MINUTES FROM THE LAST, UH, SESSION AT OUR NEXT MEETING AS I UNDERSTAND IT.

SO, UM, THAT BRINGS

[1. Zoning File 25-20 – Special Permit – Willowbrae Childcare Academy: Consider and act on a request for a Special Permit for a Childcare Center within a 12,450-square-foot existing building on a 1.16-acre lot located at 500 N. Coit Road, and currently zoned LR-M(1) Local Retail. Owner: Promenade Partners LP. Staff: Derica Peters. ]

MS. PETERS, THANK YOU, VICE CHAIR AND COMMISSIONERS.

ZONING FILE 25 20 IS A REQUEST FOR A SPECIAL PERMIT FOR A CHILDCARE CENTER AT 500 NORTH CO ROAD.

THE SUBJECT SITE IS CURRENTLY ZONED LOCAL RETAIL ONE AND HAS BEEN DEVELOPED WITH A 12,500 SQUARE FOOT SINGLE STORY BUILDING.

THE PROPERTIES TO THE NORTHWEST AND SOUTH HAVE ALL BEEN DEVELOPED WITH RETAIL AND COMMERCIAL BUILDINGS, AND THE PROPERTIES TO THE EAST HAVE BEEN DEVELOPED WITH A SINGLE FAMILY NEIGHBORHOOD.

THIS PROPERTY IS ENCUMBERED ALONG ITS REAR OR EASTERN PROPERTY LINE BY A 20 FOOT WIDE DRAINAGE CULVERT.

UM, THIS PROPERTY HAS A, SOME FRONTAGE ON ITS NORTHEAST CORNER.

UH, THERE IS FRONTAGE ALONG NORTH LAKE DRIVE.

IT DOES NOT HAVE FRONTAGE ON COIT ROAD TO THE WEST.

UH, BUT THERE ARE MUTUAL ACCESS EASEMENTS THAT CONNECT THE SUBJECT SITE TO COY ROAD TO ITS WEST.

HERE ARE PHOTOS OF THE SITE.

THESE ARE THE TWO SITES OF THE BUILDING WHERE YOU SEE THE PARKING LOT IN FRONT OF THE BUILDING.

HERE IS THE EAST ELEVATION, WHICH IS CONSIDERED THE REAR OF THE BUILDING, WHICH HAS BEEN UNDEVELOPED.

THERE IS A 10 FOOT WIDE WATER EASEMENT THAT RUNS ALONG THE REAR OF THE BUILDING.

SO INSTEAD OF DEVELOPING IN THIS AREA, THE FORMER PROPERTY OWNERS HAVE DEVELOPED A SMALL COURTYARD SITTING AREA BACK HERE.

AND IN THAT SECOND PHOTO IS THE FRONT OF THE BUILDING.

THIS BUILDING WAS PREVIOUSLY O OCCUPIED BY, UH, VARIOUS MEDICAL CLINICS.

THE, UH, APPLICANT PROVIDED THE ATTACHED SITE PLAN.

THE BUILDING IS SHOWN IN YELLOW AND THE GREEN AREA IS THE PROPOSED OUTDOOR PLAYGROUND AREA.

SO THE PROPERTY IS 1.1 ACRES.

AS I MENTIONED, THE BUILDING IS 12,400 SQUARE FEET.

THIS SITE WILL PROVIDE CURRICULUM FOR CHILDREN AGES INFANT FROM INFANTS TO SIX YEARS OLD, AND AT MAXIMUM THEY

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THEIR PLAYGROUND AREA WILL BE 7,700 SQUARE FEET IN TOTAL, IT WILL BE SURROUNDED BY A SIX FOOT TALL RAW IRON FENCE TO PROVIDE SECURITY.

AND THE SURFACE OF THAT PLAYGROUND AREA WILL BE 80% TURF, GROUND COVER, AND 20% RUBBER FOAM COVER.

THE STATE AND THE CITY REQUIRE THE OUTDOOR PLAY AREA BE AT MINIMUM 80 SQUARE FEET PER CHILD.

SO THIS DOES MEET AND EXCEED THAT MINIMUM REQUIREMENT.

THE COMPREHENSIVE ZONING ORDINANCE REQUIRES PARKING BE PROVIDED AT A RATIO OF ONE SPACE PER 300 SQUARE FEET OF BUILDING AREA, WHICH REQUIRES 42 PARKING SPACES ON SITE.

WHEREAS THIS SITE PROVIDES 46, THE PROPOSED HOURS OF OPERATION WILL BE FROM 7:00 AM TO 6:00 PM.

HOWEVER, THEY DO OFFER FLEXIBLE ARRIVAL AND DEPARTURE TIMES FOR THEIR STUDENTS.

65% OF VEHICLES WILL ARRIVE BETWEEN THE HOURS OF SEVEN 30 AND 8:00 AM AND THE PEAK TIME DURING THE MORNING IS IDENTIFIED AS 8:30 AM AND THE PEAK TIME IN THE AFTERNOON IS IDENTIFIED AT, AT 4:30 PM STAFF WORKED CLOSELY WITH THE APPLICANT AND THE APPLICANT'S TRAFFIC ENGINEER TO PRODUCE A TRAFFIC CIRCULATION PLAN TO MANAGE TRAFFIC.

UH, TR A TRAFFIC IMPACT ANALYSIS WAS ALSO PROVIDED.

THIS CIRCULATION P PLAN THAT YOU SEE HERE WAS PROVIDED IN THAT TRAFFIC IMPACT ANALYSIS AND TRIP MANAGEMENT PLAN, UM, TO SHOW THE DESIGNATED PATHS THAT PARENTS WILL BE INSTRUCTED TO FOLLOW AS THEY'RE DROPPING OFF AND PICKING UP THEIR STUDENTS.

SO PARENTS WILL BE DIRECTED TO GO TO THE INTERSECTION AT COIT ROAD AND ROUND ROCK ROAD AT THE SOUTHWEST OF THE SUBJECT SITE.

THEY WILL FOLLOW TO THE NORTH, TO THE NORTH OF THE BUILDING WHERE THEY WILL PARK AND ESCORT THEIR CHILDREN INTO AND OUT OF THE BUILDING.

THOSE PARKING SPACES ARE SHADED IN YELLOW HERE TO THE NORTH OF THE BUILDING.

UH, ONCE THEY DROP OFF OR PICK UP THEIR CHILDREN, THEY WILL FOLLOW BACK AROUND THAT SAME DESIGNATED PATH TO THAT SAME SIGNAL ICE INTERSECTION TO EXIT DURING THOSE PICKUP AND DROP OFF TIMES.

SCHOOL STAFF WILL BE OUTSIDE TO MANAGE THE, UH, TRAFFIC FLOW.

STAFF WILL ALSO ERECT A TEMPORARY TRAFFIC CONE AREA TO BLOCK TRAFFIC FROM TURNING RIGHT ONTO NORTH LAKE DRIVE TO THE NORTHEAST.

SO THIS TRAFFIC CIRCULATION PLAN WAS CREATED TO REDUCE AND PREVENT PARENTS FROM UTILIZING NORTH LAKE DRIVE TO THE EAST AND INSTEAD UTILIZE COY ROAD TO THE WEST.

THE ENVISION RICHARDSON FUTURE LAND USE PLAN DESIGNATED THIS AREA AS PART OF THE COMMUNITY COMMERCIAL PLACE TYPE A PUB.

A CHILDCARE USE IS CONSIDERED AN INSTITUTIONAL USE AND PUBLIC AND INSTITUTIONAL USES WERE IDENTIFIED AS SECONDARY USES IN THAT COMMUNITY COMMERCIAL PLACE TYPE.

THEREFORE, THE REQUEST IS CONSISTENT WITH THE FUTURE LAND USE PLAN.

SHOULD THE CITY PLAN COMMISSION ACCEPT THE REQUEST AS PRESENTED, THE MOTION SHOULD INCLUDE THESE SPECIAL CONDITIONS.

THE CHILDCARE CENTER WOULD BE LIMITED TO THE APPLICANT WILLOW BRAY CHILDCARE ACADEMY.

A BUILDING PERMIT SHALL BE OBTAINED IN ACCORDANCE WITH THE COMPREHENSIVE ZONING ORDINANCE AND THE CHILDCARE CENTER WOULD BE LIMITED TO A MAXIMUM ENROLLMENT OF 220 CHILDREN.

UM, THIS WAS A PUBLIC HEARING AND WE RECEIVED ONE PUBLIC STATEMENT IN OPPOSITION OF THE REQUEST AND THAT WAS PRINTED OUT AND IS SITTING IN FRONT OF YOU TONIGHT.

UM, THAT WAS FROM A LOCAL RESIDENT WHO CITED CONCERNS OF EXISTING CUT THROUGH TRAFFIC THAT WOULD BE WORSENED BY THIS ADDITION OF THIS USE.

AND THE APPLICANT IS HERE TONIGHT TO INTRODUCE THEMSELVES AND ANSWER ANY QUESTIONS THAT YOU HAVE.

AND THAT WAS THE END OF MY PRESENTATION AND I CAN ANSWER ANY QUESTIONS YOU MAY HAVE.

ANY QUESTIONS FOR STAFF.

ALRIGHT, WE'LL BRING THE APPLICANT UP.

HELLO, MY NAME IS BUCK WHEELER.

I LIVE AT 6 9 1 7 RED START LANE, DALLAS, TEXAS 7 5 2 0 5.

APPRECIATE EVERYONE'S TIME, UH, THIS EVENING AND WE'RE SUPER EXCITED ABOUT THIS USE.

WE BOUGHT THIS SHOPPING CENTER PROBABLY 18 MONTHS AGO, GIVE OR SET, GIVE OR TAKE.

AND WHEN WE BOUGHT IT, THIS BUILDING IN PARTICULAR WAS ABOUT 20% OCCUPIED.

ONLY HAD TWO TENANTS IN IT.

HAD A DIALYSIS, UH, TAKEN ABOUT, I DON'T KNOW, 15% OF IT, AND THEN THE DENTIST OFFICE.

AND SO THIS BUILDING IS A LITTLE BIT DIFFICULT FROM A RETAIL PERSPECTIVE TO ATTRACT HIGH QUALITY TENANTS.

JUST GIVEN THAT IT'S REALLY OFF COY ROAD, UH, AND DOESN'T HAVE GREAT FRONTAGE OR VISIBILITY.

IT REALLY SETS UP FOR KIND OF OFFICE, WHICH THIS ISN'T EXACTLY THE MOST IDEAL CORRIDOR FOR OFFICE.

AND SO, BUT WITH CHILDCARE CENTERS, THERE'S A VERY UNIQUE OPPORTUNITY HERE, WHICH IS PRETTY DIFFICULT, UH, TO FIGURE OUT IN URBAN INFILL SITUATIONS

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AND SO, UH, THIS IS A UNIQUE SITUATION AND OPPORTUNITY FOR A CHILDCARE USE AS WELL AS IT'S TYPICALLY VERY DIFFICULT TO MEET THE PARKING STANDARDS WITH GIVING UP PARKING AREA FOR PLAYGROUND AREA.

BUT IN THIS CASE, WE STILL HAVE EXCESS PARKING STALLS EVEN AFTER THE PLAYGROUND AREA.

AND SO FROM OUR PERSPECTIVE, THIS IS A GREAT IMPROVEMENT TO WHAT'S THERE TODAY.

AND IT'S A USE THAT REALLY FITS IN OUR BROADER VISION OF THE TENANT MIX WE'VE BEEN TARGETING, WHICH IS USES THAT REALLY GO TO SERVE THE SURROUNDING NEIGHBORHOODS MUCH MORE THAN, UH, WHAT THE TENANT MIX WAS WHEN WE BOUGHT IT.

AND SO, UH, THIS IS A GREAT USE AND FOR ME PERSONALLY, I HAVE, UH, AN 18 MONTH OLD SON AND I PAY FOR CHILDCARE AND IT'S A CRAZY RACKET.

YOU GOTTA GET ON WAITING LIST YEARS IN ADVANCE AND IT'S EXPENSIVE.

SO I'M ALL FOR IT AND IN INCREASING THE SUPPLY.

BUT, UM, YOU KNOW, FOR THE, UH, THE CONCERN THAT, UM, WAS RAISED BY THE, THE NEIGHBOR, YOU KNOW, WE TOTALLY UNDERSTAND THAT WE WORKED WITH OUR TRAFFIC IMPACT STUDY AND WITH DEREK AND HER OFFICE, UH, TO MAKE SURE THAT THERE WAS A PLAN IN PLACE.

YOU KNOW, WILL THE TRAFFIC INCREASE THROUGH THE NEIGHBORHOOD YES.

FROM WHAT'S THERE TODAY.

UH, BUT I THINK THAT THAT'S A GOOD THING THAT BUSINESSES ARE DRIVING MORE TRAFFIC.

BUT ALSO WHEN YOU LOOK AT IT FROM AN AERIAL, IF A PARENT WERE TO TAKE NORTH LAKE DRIVE, THEY'D HAVE TO GO ALL THE WAY UP TO MIMOSA IN ORDER TO GET TO ARAPAHO.

AND THE ONLY REASON TO TAKE THROUGH THE NEIGHBORHOOD WOULD BE TO GO LEFT ON ARAPAHOE WESTBOUND.

BUT IT THAT YOU'D BE BACKTRACKING IN ORDER TO GO WESTBOUND ON ARAPAHOE IF YOU JUST DIDN'T GET ON COIT RIGHT AWAY.

SO TOTALLY UNDERSTAND THAT CONCERN.

CONCERN, AND WE'RE GONNA WORK WITH THE TENANT.

AND IF YOU GUYS HAVE ANY QUESTIONS FOR WILLOW BRAY ACADEMY, UH, THERE'S A REPRESENTATIVE HERE AS WELL, BUT WE'RE SUPER EXCITED AND WE APPRECIATE EVERYONE'S CONSIDERATION AND I'M HAPPY TO ANSWER ANY QUESTIONS YOU GUYS HAVE ANY QUESTIONS? SO I HAVE A QUESTION.

UM, SO YOU'RE THE, YOU'RE THE LANDOWNER OF THE WHOLE, UM, COMPLEX, I GUESS, OR SUITE OFFICE SUITES.

UM, THERE'S A LITTLE BIT OF A DIS UM, DISTANCE BETWEEN THIS PROPERTY AND WHAT WE OWN.

WE OWN EVERYTHING DOWN TO THE NEW PHOENIX SALON SUITES THAT'S GOING IN.

UM, DE DO YOU KNOW HOW? EXCELLENT.

THANK YOU.

DO YOU HAVE A, SO WE DON'T OWN THE BUILDINGS ON THE TOP PART OF THIS, SO THIS IS A, THE MOST SOUTHERN PIECE THAT'S A LITTLE BIT SEGREGATED FROM THE REST OF OUR HOLDINGS AT THE CENTER.

I DON'T HAVE A MAP TO SHOW YOU, BUT, UM, WELL THE, THE REASON I'M ASKING IS, 'CAUSE IN THE BRIEFING SESSION I WAS SORT OF QUERYING STAFF ABOUT THE MIXED USES OF THE AREA AND HOW THEY MIX WITH CHILDCARE.

AND SO YOU WOULD PROBABLY BE BEST TO SPEAK TO THAT, AT LEAST FOR A PORTION YEAH.

OF THE AREA.

SO MAYBE YOU CAN COMMENT A LITTLE BIT ABOUT WHO THE OTHER TENANTS ARE AROUND.

YEAH, NO, ABSOLUTELY.

UM, AND I APPRECIATE, APPRECIATE YOU PULLING UP AND KIND OF LISTING OFF THOSE TENANTS.

SO WE DO NOT OWN THOSE IMMEDIATE ADJACENT BUILDINGS THAT ARE SHOWN THERE.

UH, BUT THOSE USES ARE, YOU KNOW, THERE'S A PHYSICAL THERAPIST IN THERE, THERE'S A, A COUPLE MEDICAL USES AND THERE'S, UH, A FEW RESTAURANTS AS WELL.

GIVEN THAT THE HOURS OF OPERATIONS, YOU KNOW, WHEN YOU REALLY THINK ABOUT THE PEAK TIMES, THIS IS MAINLY PICK UP AND DROP OFF.

AND SO YOU'RE TALKING ABOUT AROUND SEVEN 30 TO EIGHT 30 IN THE MORNING AS WELL AS TO FOUR TO FIVE 30 IN THE AFTERNOON.

AND SO THOSE ARE REALLY KIND OF THE INCREASED HOURS.

SO FROM A MEDICAL STANDPOINT, YOUR, YOUR OFFICE IS TYPICALLY OPEN FROM EIGHT 30 TO FIVE.

AND SO THAT'S REALLY TOTALLY SEPARATE THAN WHAT KIND OF THE PEAK HOURS ARE FOR THIS USE.

AND FOR RESTAURANTS, YOU KNOW, YOUR BUSINESS DOESN'T REALLY START INCREASING UNTIL SIX O'CLOCK WHEN ALL THE KIDS HAVE ALREADY BEEN REQUIRED TO BE PICKED UP BY THEN AS WELL.

AND SO THIS, IF ANYTHING, CAN SERVE AS EXCESS PARKING FOR THOSE BUSINESSES DURING THEIR PEAK TIME.

SO I THINK FROM A USE STANDPOINT IN TERMS OF SYNERGY ACTUALLY WORKS REALLY WELL.

THANK YOU FOR THAT.

UM, AND I THINK YOU HAD MENTIONED THAT YOUR, YOUR POTENTIAL TENANT IS HERE.

CORRECT? UM, MAYBE YOU CAN SPEAK OR HE CAN SPEAK TO, UM, THEIR CHOPS IN THE SPACE.

I DON'T, I'M NOT A STUDENT OF ALL THE DIFFERENT CHILDCARE PROVIDERS.

SURE.

UM, BUT MAYBE A LITTLE BIT OF DETAIL ABOUT WHO YOUR OPERATOR IS GONNA BE AND SORT OF WHAT THEIR BACKGROUND IS.

ABSOLUTELY.

WILLIAM, DO YOU WANT TO COME UP HERE? AND I'M WANNA SPEAK OUTTA OF TURN FOR WILLOW BRAY.

GOOD EVENING.

I'M, UM, DR.

ION TAYLOR DAVIS.

I SERVE AS THE US OPERATIONS MANAGER FOR WILLA BREY ACADEMY.

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NINE 16 RED BUD DRIVE, DESO, TEXAS.

THANK YOU.

UM, WILLE BRAY, UM, IS ESTABLISHING, UM, AMONG DIFFERENT, UM, STATES IN THE UNITED STATES.

UM, THIS SITE RIGHT HERE WILL BE OUR THIRD SITE IN TEXAS.

UM, WE DO SERVE INFANTS AS YOUNG AS SIX WEEKS OLD UP UNTIL, UM, SCHOOL AGE.

UM, TYPICALLY YOU GO INTO THE PERSPECTIVE OF DROP OFF, UM, YOU KNOW, MOST WORKING PARENTS, UM, THERE'S MAYBE A TIMEFRAME OF ABOUT FIVE MINUTES WHERE THEY COME IN, DROP OFF, UM, AND EXIT THE PERIMETER AS WELL AS IN THE EVENINGS.

UM, YOU KNOW, THERE TYPICALLY THERE'S THE MINDSET OF, YOU KNOW, THEY'VE GOTTEN OFF OF WORK, WHATEVER'S GOING ON, UM, GETTING THEIR KIDS AND DEPARTING.

UM, SO WE DID SPEND SOME EXTENSIVE TIME IN TERMS OF, UH, TRAFFIC PATTERNS AND JUST BEING CONSCIOUS OF THE EXISTING BUSINESSES AND ENTERING INTO A A, A COMMUNITY, UM, THAT IS VERY, YOU KNOW, CENTRALIZED AND HOW IT FITS.

UM, WITH THAT WE ALSO, UM, STUDIED, YOU KNOW, OTHER PROGRAMS THAT ARE CONDUCIVE TO OUR SERVICES TO MAKE SURE THAT WE WOULD NOT NECESSARILY, UM, WOULD YOU SAY JUST LAND IN SOMEBODY'S BACKYARD AND THAT THERE WAS, UM, APPROPRIATE PERIMETERS, UH, TO BE COMPETITIVE BUT RESPECTFUL OF OTHER, UM, BRANDS THAT ARE OUT THERE AS WELL.

HOW MANY LOCATIONS DO YOU GUYS HAVE NATIONALLY, AGAIN, NATIONALLY RIGHT NOW WE HAVE SIX IN THE UNITED STATES.

WE HAVE, UM, APPROXIMATELY 42 ACADEMIES THAT EXIST IN CANADA.

SO WE'RE A NEW EXISTING BRAND IN THE UNITED STATES THAT'S SPREADING.

THANK YOU.

UM, ANY QUESTIONS FOR THE APPLICANT COMMISSIONER COURT? YEAH, I HAVE ONE A LITTLE BIT ON THE TRAFFIC THING THERE.

THERE'S, DOES THAT TRAFFIC PATTERN AND THEN LIMITING RIGHT TURNS THERE FOR EGRESS ALONG NORTH LAKE THERE, DOES THAT IMPACT ANY OF THE OTHER BUSINESSES THAT ARE THERE? UH, OR DO YOU THINK THAT BECAUSE OF THE TIME OF DAY WHEN, WHEN THAT'LL BE ACTIVE THAT IT'S JUST PROBABLY NOT GONNA IMPACT? SURE, NO, GREAT QUESTION.

UH, I THINK WITH, YOU KNOW, THE IDEAS FOR THOSE TRAFFIC CONES TO BE SET UP ONLY DURING PICKUP AND DROP OFF TIME, SO IT'S NOT GONNA BE AN ALL DAY DEAL.

HAVING SAID THAT, I CAN DEFINITELY FORESEE THE PEOPLE THAT ACTUALLY GET THE MOST UPSET ABOUT NOT BEING ABLE TO TURN RIGHT ON THERE ARE THE NEIGHBORS .

UM, SO IT MIGHT BE SOMETHING WE BUMP OUR WAY ALONG ON.

UM, BUT I THINK, I THINK THE PEOPLE THAT END UP SENDING THAT LIVE IN THAT IMMEDIATE EAST NEIGHBORHOOD THAT DO SEND THEIR CHILDREN TO WILLOW BREY HERE ARE GONNA WANT TO TURN RIGHT THERE FOR SURE.

UM, SO IT'S A GREAT QUESTION.

IT'S DEFINITELY CONVERSATIONS WE'VE HAD ABOUT WHAT ABOUT THE PEOPLE THAT ACTUALLY NEED TO GET BACK THERE? UM, 'CAUSE THE, THE ROUTE THAT THEY HAVE TO TAKE IF OTHER TO THEIR HOUSE, EVEN IF THEY LIVE JUST RIGHT THERE, THEN THEY WOULD HAVE TO TAKE A LONGER ROUTE.

SO, BUT THE CONES WILL ONLY BE THERE DURING PICKUP AND DROP OFF AND I DON'T KNOW, UH, I CAN'T SPEAK CERTAINLY.

MAYBE DEREK, YOU KNOW, IF OUR TRAFFIC IMPACT ANALYSIS SAID ANYTHING SPECIFICALLY ABOUT IF THERE WAS, I KNOW THAT RIGHT NO RIGHT TURN SIGNAL OR SIGN WAS GONNA BE A PERMANENT FIXTURE, BUT I DON'T RECALL OFF THE TOP OF MY HEAD.

FORGIVE ME IF THAT WAS A TIME LIMIT AS WELL.

ALMOST LIKE A SCHOOL ZONE, UM, TO WHERE I'M GONNA MAKE UP A NUMBER AFTER 10:00 AM YOU CAN TURN RIGHT AND YOU WOULDN'T BE TICKETED.

I DON'T RECALL IF THAT'S A CASE OR IF IT'S JUST A PERMANENT NO RIGHT TURN.

HAVING SAID THAT, IT'S JUST A, IT'S JUST A NO RIGHT TURN FROM THIS PROPERTY.

IT'S NOT LIKE YOU CAN'T CONTINUE GOING STRAIGHT AS IF YOU'RE ALREADY ON NORTH LAKE.

DOES THAT MAKE SENSE? YEAH.

SORRY, I CAN'T POINT TO IT.

WELL, AND THE OTHER QUESTION IS, I GUESS THERE'S NOTHING LIMITING INGRESS FROM NORTH LAKE THEN EITHER.

THAT'S RIGHT.

SO YES SIR.

BUT AGAIN, I, I DO FORESEE A LOT OF THESE STUDENTS BEING FROM THE NEIGHBORS THAT LIVED IMMEDIATELY ADJACENT AS WELL.

THE RIGHT TURN PROHIBITION IS LABELED AS NO RIGHT TURN DURING PICKUP AND DROP OFF.

OKAY.

AND SO, AND REALLY IT WOULD ONLY IF WE CAN GO TO THAT TRAFFIC MANAGEMENT PLAN, YOU KNOW, IT'S ESSENTIALLY NO RIGHT TURN.

SO I MEAN, THERE'S STILL THE ABILITY IF YOU GO ON THAT DRIVE AISLE ON TO THE NORTH MM-HMM .

FOR OTHER BUSINESSES TO BE ABLE TO ACCESS NORTHLY.

SO IT REALLY IS JUST THE, THE PICKUP AND DROP

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MM-HMM .

OF THE, UH, THE DAYCARE WHERE THAT, THAT COMES INTO PLAY.

YOU SAID THAT A LOT BETTER THAN I DID.

THANK YOU.

GREAT QUESTION.

I HAVE A QUESTION.

UM, AND IT GETS TO THE, THE ADJACENCY.

UM, DID YOU SPEAK TO ANYBODY FROM THE HOA THERE? WE DID.

YES, SIR.

CAN YOU ELABORATE ON, ON WHAT THAT CONVERSATION? OH, ABSOLUTELY.

UM, AND WE, WE TALKED WITH HER, THE HEAD OF THE PRESIDENT OF THE HOA AND SHE PRETTY MUCH EXPRESSED THE SAME CONCERN.

SHE SAID, LOOK, I'M SUPER EXCITED ABOUT THIS USE AND I CAN DEFINITELY FORESEE WE'VE GOT A LOT OF YOUNG KIDS IN THIS AREA.

I THINK THIS IS GONNA BE AN AMENITY THAT OUR NEIGHBORS ACTUALLY UTILIZE.

UM, BUT SHE'S, SHE WAS DEFINITELY ASKING QUESTIONS ABOUT NORTH LAKE DRIVE AND WHAT THAT ACCESS WAS GONNA BE.

THAT CONVERSATION DID PREDATE THE NO RIGHT TURN IMPLEMENTATION.

UM, WE DID THAT ON THE SECOND ROUND OF THE TIA.

UM, AND SO SHE HAS NOT SEEN THIS ONE PER SE.

SHE SAW ONE THAT WAS ACTUALLY KIND OF WORSE FOR HER CONCERN.

UH, SO THIS IS A SIGNIFICANT IMPROVEMENT FROM THAT CONVERSATION, WHICH WAS THE ONLY CONCERN SHE BROUGHT UP.

BUT SHE DID EXPRESS EXCITEMENT FOR THE USE, ESPECIALLY AGAINST WHAT AN IMPROVEMENT IT IS FROM WHAT IT IS TODAY.

ANY OTHER QUESTIONS? THE APPLICANT? OKAY.

WELL IF YOU WANT TO JUST HANG OUT.

YEAH, WE'LL SEE IF THERE'S ANYTHING ELSE YOU NEED TO SAY SINCE THIS IS A PUBLIC HEARING.

THANK YOU.

UM, AND WE DID HAVE, WE DID HAVE THE ONE THAT WAS SUBMITTED.

ARE THERE ANY OTHER CARDS? I HAVE GUARD FOR ELISE.

DORY ELISE.

ALL RIGHT.

HELLO, YOU JUST STATE YOUR NAME AND YOUR ADDRESS.

MY NAME IS ELISE DOUGHERTY.

I LIVE AT 7 0 1 NORTH COTTONWOOD DRIVE.

I AM THE, UH, ONE OF TWO CLOSEST NEIGHBORS TO THIS PROPOSED, UH, SETUP.

UM, THE PROBLEM, WELL, I'M KIND OF REPRESENTING A HANDFUL OF NEIGHBORS WHO HAVE YOUNG CHILDREN, BUT NOT DAYCARE AGE KIDS.

UM, ABOUT THE TRAFFIC, UH, THE TRAFFIC IS A MAJOR ISSUE THERE.

I WAS TOLD THAT THERE WAS A TRAFFIC STUDY DONE JUST THIS AFTERNOON.

SOMEONE FROM THE CITY CALLED ME AND SAID THERE WAS A TRAFFIC STUDY DONE.

I WANTED TO SEE WHAT THAT TRAFFIC STUDY WAS, BECAUSE I'M RETIRED.

I WORK IN MY YARD EVERY SINGLE DAY AND I'VE NEVER SEEN THE, THE, UH, TRAFFIC COUNTER THAT GOES BY THERE.

I DID MY OWN A WEEK AGO AND THERE WASN'T ANY SCHOOL GOING ON.

AND IT WAS NORMAL TRAFFIC, NOT A, A A PROBLEM.

BUT TODAY, HOLY MOLY, HERE THEY COME.

AND I ONLY DID IT FROM FOUR TO FIVE, NOT TO SIX WHEN, UH, THEY'RE GONNA CLOSE DOWN.

NOW MY OTHER CONCERN IS THAT THE QUEUE LINES DROP OFF PICKUP.

UH, HOW IS THAT GOING TO AFFECT THOSE BUSINESSES IN THAT, UH, IN THAT AREA? THEY'RE GONNA BLOCK EVERYTHING UP.

THAT PHYSICAL THERAPY PLACE HAS HANDICAPPED PEOPLE ALL THE TIME.

IT CAN'T GET IN AND OUT.

I'LL TELL YOU RIGHT NOW, UM, IF I TRY TO GET OUTTA MY DRIVEWAY AT ANY TIME AROUND EIGHT OR ANY TIME AROUND THREE, I CAN'T GET OUTTA MY DGU DRIVEWAY BECAUSE OF THE TRAFFIC.

OKAY.

AND THAT'S ON COTTONWOOD, NOT NECESSARILY ON NORTHLAKE, BUT HALF THE TRAFFIC FROM COTTONWOOD GOES INTO NORTHLAKE.

SO, UM, THE TRAFFIC IS A MAJOR PROBLEM, AND I WOULD LIKE SOMEONE TO TRY TO SEND ME THAT TRAFFIC STUDY.

YOU CAN EITHER TEXT ME A LINK OR I CAN SUBMIT MY EMAIL.

UM, AND I ALSO HAVE A QUESTION ABOUT THE APPLICANT.

UM, IS THERE A CONFLICT OF INTEREST WHEN HE'S GOT A CHILD THAT'S, THAT WILL PROBABLY BE GOING TO THIS ACADEMY? I, WELL, I DON'T KNOW.

THAT WOULD JUST SOME, UH, ANYWAY, SO, UM, UH, I HAD MY ANSWER, MY, MY QUESTION ANSWERED ABOUT THE QUEUE LINES, WHERE THEY, WHERE, WHERE THEY'RE SUPPOSED TO COME IN AND GO OUT.

UM, AND I ALSO HAVE, I'VE BEEN TOLD TWO DIFFERENT STORIES ABOUT, UH, KEEPING PEOPLE OUT OF NORTH LAKE.

UM, ONE WAS THE CONE SITUATION.

I THINK DEREK HAD TOLD ME THAT THERE, THERE WERE GONNA BE CONE SET UP.

HOW LONG ARE THOSE GONNA LAST? AND THERE'S, IS THERE, IS THERE REALLY GONNA BE SOMEONE SAYING, NO, YOU CAN'T GO THERE.

YOU KNOW, UH, UH, ANYTHING LESS THAN SQUAD IS NOT GONNA WORK.

I PROMISE YOU I DEAL WITH THESE PEOPLE HAVE FOR OVER 21

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I KNOW HOW THE BEHAVIOR IS.

OKAY.

SO I'M OUT OF TIME.

BUT THERE IS A, THERE IS A TRAFFIC QUESTION AND ACCESSIBILITY TO THOSE BUSINESSES THAT ARE RIGHT THERE, WHICH I FREQUENT.

THANK YOU.

THANK YOU, MS. DY.

ANY OTHER? I THINK THAT WAS THE ONLY CARD YOU SAID, RIGHT? ANYBODY ELSE WISHING TO SPEAK? ALL RIGHT, THEN WE WILL CLOSE THE PUBLIC HEARING.

ANY, UH, COMMENTS? OH YEAH, WE DO NEED A MOTION TO CLOSE.

THAT'S RIGHT.

MOTION TO CLOSE PUBLIC HEARING.

MOTION TO CLOSE SECOND AND I'LL SECOND.

ALRIGHT, SORRY, LITTLE RUSTY AT THIS.

UM, SO WE'LL CLOSE THE PUBLIC HEARING AND ANY DISCUSSION, COMMISSIONER.

SHUSH.

THANK YOU.

UH, YEAH, JUST A, A FOLLOW UP QUESTION ON THAT TRAFFIC PLAN.

I BELIEVE THAT IT DID SAY THAT THERE WAS A PERSON THAT WAS ALSO STANDING THERE KIND OF HELPING MITIGATE SOME OF THOSE TURNING CONCERNS.

IS THAT CORRECT? YES, THAT IS CORRECT.

THANK YOU.

WELL, I CAN SORT OF TELL YOU WHERE I'M AT.

I MEAN, I THINK, UM, THE REAL CONTENTIOUS POINT HERE IS OBVIOUSLY THE TRAFFIC IN THE RIGHT TURN.

UM, WHENEVER I LOOK AT THIS AND I, AND I THINK ABOUT USAGE CASES NEEDS IN THE COMMUNITY, THIS IS, UH, WHAT APPEARS TO BE A, A FAIRLY ESTABLISHED TENANT, POTENTIAL TENANT.

UM, A LANDOWNER THAT OWNS SEVERAL BUILDINGS THAT'S TRYING TO, UM, REALLY BRING TO LIFE OLDER BUILDING STOCK IN, IN A TOUGH SPACE.

UM, SO I LIKE ALL OF THOSE THINGS ABOUT IT.

UM, AND I THINK PROBABLY FROM DAY ONE, HE IS A DEVELOPER AND EVEN THE TENANT REALIZED THAT THE, THE BIGGEST ISSUE HERE WAS GONNA BE HOW DO YOU GET THE KIDS THERE SAFELY AND HOW DO YOU PICK 'EM UP SAFELY AND NOT CAUSE PROBLEMS TO THE NEIGHBORS? SO THIS ISSUE IS ALL TO ME ABOUT THE TRAFFIC THERE.

UM, AND IT SOUNDS LIKE, UM, I'M A BIG PROPONENT, YOU, YOU GUYS HAVE HEARD ME TALK ABOUT THE UNIQUENESS OF RICHARDSON AND HOW WE WORK WITH OUR, WITH OUR NEIGHBORS AND OUR NEIGHBORHOOD ASSOCIATIONS IN PARTICULAR, HOW MUCH, UM, JUST ACCESS THAT WE GIVE TO OUR HOA PRESIDENTS TO OUR, OUR WHOLE CITY STAFF.

AND SO I APPLAUD THE APPLICANT FOR, FOR REACHING OUT.

AND THAT QUESTION WILL GET ASKED AT THE NEXT ROUND OF THIS, UH, COUNSEL, BECAUSE IT ALWAYS DOES.

SO MAKE SURE YOU HAVE YOUR T'S CROSSED AND I'S DOTTED WITH, UH, THE HOA THERE.

AND I WOULD ALSO SAY TO THE APPLICANT OR THE, UH, THE RESIDENT THAT SPOKE, UM, MAKE SURE THAT IF YOU'RE, IF YOU'RE SPEAKING FOR MULTIPLE PEOPLE, THAT YOU'RE ALSO SPEAKING WITH YOUR HOA BECAUSE THEY CARRY A LOT OF WEIGHT.

AND SO, UM, JUST, JUST MAKE SURE, UM, BECAUSE WE, WE DO, UH, WE DO CHERISH THE RELATIONSHIPS OF THEIR HOA.

SO WHEN I LOOK AT THIS, I'M LIKE, HOW DO I, HOW DO I BALANCE, UM, THE REAL, THE NEEDS, THE USAGE CASE? AND I FEEL LIKE THAT, UM, CITY STAFF IN TRYING TO FIGURE OUT HOW TO, HOW TO PUT A A NO RIGHT TURN AND THEN POLICE IT CORRECTLY, UM, WE WERE TOLD THAT, YOU KNOW, THAT THERE WILL BE CONES IN PLACE TO SORT OF DIRECT OR KEEP TRAFFIC FROM GOING TO THE RIGHT, UM, THERE, WHICH I THINK IS PART OF THE MAIN ISSUE.

UM, AND SO I FEEL LIKE THAT THAT IS, UM, I, I CAN'T THINK OF ANOTHER, ANOTHER WAY TO MITIGATE THAT TRAFFIC ISSUE AT THAT POINT ANYMORE THAN WHAT IS BEING PROPOSED HERE.

IF THERE IS SOME GREAT IDEA, THEN I'M SURE IT, IT WILL COME OUT BETWEEN NOW AND WHEN THIS GOES TO COUNCIL.

BUT, UM, FROM, FROM MY LENS, YOU KNOW, I SUPPORT THIS.

UM, AND YOU KNOW, I DO UNDERSTAND AND APPRECIATE THE TRAFFIC ISSUE IS SOMETHING THAT THERE'S A PLAN FOR.

AND THEN, UM, WE'LL JUST HAVE TO SEE HOW IT WORKS.

BUT THE, UM, MITIGATING FACTOR THERE OF AN ILLEGAL RIGHT HAND TURN, UM, IT MAY END UP, IF IT DOESN'T WORK WELL, IT MAY REQUIRE POLICING, UM, TO INSTALL THE BEHAVIOR THAT WE WANT.

AND YOU'D HATE TO SORT OF GO INTO THAT WITH THAT BEING THE PLAN.

BUT I FEEL LIKE THAT IF THE CONES AND THE NO RIGHT TURN IS WELL ESTABLISHED AND INCLUDING EMPHASIZED BY THE TENANT AS WELL, UM, THEN I THINK THERE'S A PLAY THERE.

SO,

[00:30:01]

THOSE ARE MY THOUGHTS.

ANY OTHER THOUGHTS? UH, COMMISSIONER SHIHI? YEAH, SECOND.

UM, THERE'S A SAYING I LOVE PERFECT, CAN'T BE THE ENEMY OF THE GOOD.

AND I THINK THIS IS A REALLY GOOD THING.

AND ONE OF THE OTHER THINGS THAT I APPRECIATED THAT THE APPLICANT SAID IS HE HEARS WHAT THE NEIGHBORS ARE SAYING, HERE'S WHAT THE CONCERNS ARE.

AND I ALSO HEARD HIM MENTION THAT THAT CAN BE A WORK IN PROGRESS.

AND SO IF THERE'S OPPORTUNITIES WITH THE WAY THAT TRAFFIC FLOW IS LOOKING IN THE NO RIGHT TURN, THAT'S SOMETHING THEY'LL CONTINUE TO WORK ON TO MAKE IT BEST AS POSSIBLE FOR THE PARENTS, FOR THE STAFF, AND FOR THE NEIGHBORS.

UM, SO ALSO IN FAVOR OF THIS, AND I DON'T KNOW IF THERE IS ANY OTHER COMMENTS, BUT SEEING NO LIGHTS, UM, I'LL GO AHEAD AND AND START A MOTION TO APPROVE 25 20 AS LISTED.

WE HAVE A MOTION.

SECOND.

WE HAVE A SECOND FROM COMMISSIONER BEE, COMMISSIONER BEACH.

ANY DISCUSSION, FURTHER DISCUSSION? YOU KNOW, I, I SENSITIVE TO THAT TRAFFIC THING TOO, BUT KNOWING THAT AREA A LITTLE BIT, I THINK THE MAIN PROBLEM IS THAT THAT'S AN, AN EASY CUT THROUGH FOR PEOPLE GOING FROM ARAPAHOE, GETTING ALL THE WAY DOWN TO BELT LINE THERE.

UH, IT'S JUST UNFORTUNATE THE WAY THAT IS.

AND THEN TO HAVE IT HAVE NORTH LAKE JUST CUT RIGHT INTO A BIG SHOPPING AREA TOO.

IT'S JUST A, I THINK THAT'S GONNA DRIVE MORE OF IT THAN, THAN THE DAYCARE WILL.

I MEAN, OBVIOUSLY IF YOU LET EVERYBODY PEEL OUT OF THERE TO THE RIGHT, IT WOULD PROBABLY INCREASE IT, BUT I DON'T THINK IT'LL INCREASE IT THAT MUCH WHEN IT'S IN OPERATION.

ANY MORE DISCUSSION? ALRIGHT, WE HAVE A MOTION AND A SECOND CALL IN FAVOR.

THAT'S FIVE OH PASSES.

THANK YOU.

GOOD LUCK.

OKAY.

[2. Zoning File 25-21 – Special Development Plan – Law Office: Consider and act on a request for a Special Development Plan to allow for deviations to the sign regulations of the PD Planned Development Main Street/Central Expressway Form Based Code (Gateway Commercial Sub-district) for a 1.08-acre property located at the southwest corner of S. Central Expressway and Dumont Drive, addressed as 600 S. Central Expressway.. Owner: Jaime Barron representing Londrino, LLC. Staff: Aaron Zilz.]

YES.

ITEM YOU CAN ANNOUNCE ITEM TWO AND THEN, UM, OKAY.

THE PUBLIC HEARING.

READY? TAKE PUBLIC HEARING.

OKAY.

SO ITEM NUMBER TWO ON THE AGENDA IS ZONING FILE 25 21, THE SPECIAL DEVELOPMENT PLAN FOR A LAW OFFICE.

UM, CONSIDERING AN ACT ON A SPECIAL REQUEST FOR A SPECIAL DEVELOPMENT PLAN TO ALLOW FOR DEVIATIONS TO THE SIGN REGULATIONS OF THE PD PLAN DEVELOPMENT MAIN STREET CENTRAL EXPRESSWAY FROM A FORM-BASED CODE GATEWAY COMMERCIAL SUBDISTRICT FOR A 1.0 ACRE PROPERTY LOCATED AT THE SOUTHWEST CORNER OF SOUTH CENTRAL EXPRESSWAY AND DUMONT DRIVE ADDRESSED AT 600 SOUTH CENTRAL EXPRESSWAY.

AND THIS IS A PUBLIC HEARING, BUT WE WILL START WITH STAFF.

THANK YOU, MR. VICE CHAIR.

UH, THIS IS A ZONING FILE, 25 21, A SPECIAL DEVELOPMENT PLAN FOR THE LAW OFFICE.

UH, LOCATED HERE AT 600 SOUTH CENTRAL EXPRESSWAY, LOCATED AT THE SOUTHWEST CORNER OF DUMONT DRIVE AND SOUTH CENTRAL EXPRESSWAY.

UH, TODAY IS CURRENTLY ZONED PLAN DEVELOPMENT, UH, FOR THE MAIN STREET CENTRAL EXPRESSWAY FORM-BASED CODE UNDER THE GATEWAY, UM, COMMERCIAL SUBDISTRICT.

UH, THE REQUEST TONIGHT IS A SPECIAL DEVELOPMENT PLAN TO ALLOW FOR CERTAIN DEVIATIONS TO THE SIGN CODE OR SIGN REGULATIONS OF, UH, THAT PLAN DEVELOPMENT.

THE FUTURE LAND USE, UH, PLAN IS COMMUNITY COMMERCIAL, UH, AND LIKE I SAID BEFORE, THIS IS A, THIS WILL BE A LAW OFFICE, WHICH IS CONSISTENT WITH THAT FUTURE LINE USE PLAN.

UH, HERE WE HAVE SOME, UH, ELEVATIONS, OR EXCUSE ME, SOME SITE PHOTOS FROM THE NORTH AND THE, THE EAST WHERE THE SIGNS WILL BE.

AS YOU COULD SEE, THIS PROPERTY WAS, UH, ORIGINALLY BUILT IN 1973 AND ORIGINALLY WAS A, UH, NEW AND USED AUTO LOT.

UH, THERE WAS ALSO A POLE SIGN ALONG CENTRAL EXPRESSWAY.

THIS POLE SIGN IS NOT PART OF THIS, UH, REQUEST TONIGHT.

UH, SO WE'VE GOT THE CONCEPT PLAN HERE, UH, JUST ROUGHLY YOU CAN SEE IT, UH, ON THE, UH, CENTRAL EXPRESSWAY IS THE FRONT ELEVATION SIGN, WHICH I'LL REFER TO THAT, UH, LATER NIGHT AS WELL.

AND THEN THE SIDE ELEVATION SIGN.

UH, SO THE, FOR THE FIRST, UH, SIGN IS THE FRONT WALL SIGN, UH, IS LOCATED ON THE SECOND STORY OF THE FRONT FACADE, UH, FACING CENTRAL EXPRESSWAY.

UH, IT IS PROPOSED AT 71 SQUARE FEET.

UH, AS THE CODE READS TODAY, UH, THE EFFECTIVE, UH, UH, GROUND FLOOR AREA SHALL HAVE A MINIMUM COMBINED EFFECTIVE AREA FOR ALL SIGNS REQUIRING A PERMIT NOT EXCEEDING 5% OF THE TOLL AREA OF EACH FACADE ABOVE THE GROUND FLOOR.

SO BY RIGHT THIS PROPERTY, UH, BASED OFF OF THE SECOND STORY, UH, SQUARE FOOTAGE IS ALLOWED A SIGN OF 24.65 SQUARE FEET.

UH, THEY'RE REQUESTING 71.4, UH, WHICH IS A, UH, NINE POINT, UH, FOUR EIGHT, UH, PERCENT INCREASE OVER THE, THE, UH, WHAT'S ALLOWED BY RIGHT, UH, THE SECOND SIGN.

UH, THE CALCULATIONS ARE, ARE DONE THE SAME FOR THAT SECOND STORY.

UH, FOR THIS ONE HERE OFF, OFF THE SIDE, UH, THEY'RE REQUESTING, UH, 48.99 SQUARE FEET,

[00:35:01]

SO SPECIAL DEVELOPMENT PLANS, UH, THEY ARE, THEY'RE USED TO, UH, MODIFY ANY DESIGN STANDARD THAT IS PART OF THE, THIS PLAN DEVELOPMENT DISTRICT OTHER THAN WHAT'S ALREADY ALLOWED BY WRIGHT IN A, UH, VIA A MINOR MODIFICATION.

UH, THEY'RE, UH, REVIEWED BY THE CPC AS WELL AS THE, UH, CITY COUNCIL.

UH, IT ALLOWS THE APPLICANT'S FLEXIBILITY TO ADDRESS CERTAIN MARKET CONDITIONS.

UH, IT ALSO, UH, ACKNOWLEDGES THAT NOT ALL PROPERTIES ARE THE SAME AND STRICT COMPLIANCE, UH, COULD BE, UH, MORE DIFFICULT THAN OTHERS, UH, VERSUS OTHER PROPERTIES, UH, PROPERTIES THAT MAY NOT HAVE BEEN, UH, REDEVELOPED ALREADY WOULD HAVE, UH, A GREATER DIFFICULTY IN ACHIEVING, UH, COMP STRICT COMPLIANCE PER THE, UH, PER THE CODE.

THE CITY PLANNING COMMISSION AND COUNCIL MAY CONSIDER, UH, THE EXTENT TO WHICH AN APPLICATION MEETS ANY OF THE FOLLOWING.

UH, PROVIDES AN ALTERNATE MASTER PLAN, UH, APPROACHED BY CONSOLIDATING MULTIPLE PROPERTIES TO CREATE A PREDICTABLE MARKET RESPONSIVE DEVELOPMENT FOR THE AREA, OR TWO, FITS THE ADJOINING CHARACTER OR CON CONTEXT BY PROVIDING APPROPRIATE TRANSITIONS.

UH, CONTINUING ON, UH, THE INTENT OF THE, UH, PDS, UH, SIGN REGULATIONS IS TO SUPPORT BUSINESSES WITHIN THE DISTRICT WHILE ALSO PROVIDING THEM A, AN AMPLE AND A NOMINAL AMOUNT OF SIGNAGE, UH, THAT CATERS TO A MORE WALKABLE REALM.

UH, THIS IS AN ADAPTIVE REUSE OF THE PROPERTY.

IT CAN'T MEET THE FULL EXTENT OF THE CODE.

UH, UH, FOR INSTANCE, LIKE THE PUBLIC, UH, WALKABLE PUBLIC REALM WITHOUT A SIGNIFICANT REDEVELOPMENT.

UH, THE PROPERTY TODAY, UH, UH, OR EXCUSE ME, THE BUILDING TODAY SITS, UH, FAR BACK FROM BOTH CENTRAL EXPRESSWAY AND DUMONT 110 AND 150 FEET RESPECTIVELY.

UH, WHICH IS WHY, UH, THE APPLICANT IS REQUESTING, UH, A LARGER SIGNS, AND THAT COULD BE APPROPRIATE FOR THIS REQUEST, AS WELL AS THE, UH, REQUESTED SIGNAGE IS, IS APPROPRIATELY SIZED, UH, TO THE SCALE OF THE BUILDING.

AND THAT CONCLUDES MY PRESENTATION.

I'LL TAKE ANY QUESTIONS AND THE, OH, I'M SORRY, , THE SUMMARY REQUEST.

UH, SHOULD THE, UH, CITY PLANNING COMMISSION ACCEPT THE, UH, APPLICANT'S REQUEST AS PRESENTED? UH, THE MOTION SHOULD INCLUDE THE FOLLOWING CONDITIONS.

UH, ONE, THE, IT'LL BE DEVELOPED IN SUBSTANTIAL CONFORMANCE WITH BOTH EXHIBIT B AND EXHIBIT C AND TWO, NO ADDITIONAL SIGNAGE SHALL BE ALLOWED FOR THE PROPERTY OTHER THAN WHAT'S SHOWN ON EXHIBIT B AND EXHIBIT C.

ANY QUESTIONS FOR STAFF? THE APPLICANT IS HERE TONIGHT IF THE APPLICANT IS HERE.

ANY QUESTIONS APPLICANT LIKE TO COME UP? IF YOU COULD STATE YOUR NAME AND ADDRESS.

GOOD EVENING.

MY NAME IS STEVE BULL.

I LIVE AT 5 3 1 0 FLEETWOOD OAKS DRIVE IN DALLAS, 7 5 2 3 5.

I'M THE PROJECT MANAGER FOR TEXAS PRO SIGNS.

I'M HERE ON BEHALF OF HE BARONE IMMIGRATION LAW FIRM.

WE'RE THE SIGNED COMPANY ENGAGED TO, UH, INSTALL THE SIGNAGE AT THIS LOCATION.

THANK YOU, MR. ZI AND MS. PETERS FOR YOUR HELP THAT YOU'VE BEEN THROUGH THIS PROCESS.

UH, I'VE HAD A NUMBER OF CONSULTATIONS, UH, WITH THE CITY ON WHAT THE EXISTING CODES ARE, UH, HOW WE, HOW WE CAN ADAPT, WHAT WE WANT TO BE ABLE TO DO TO MEET THE CITY CODES AND HOW WE CAN WORK TO TOGETHER ON THIS PROCESS.

UM, MR. THOMASON, ONE OF THE THINGS I LIKED ABOUT WHAT YOU SAID EARLIER WAS THE BALANCE.

UH, YOU'RE TRYING TO BALANCE WHAT THE CITY REQUIREMENTS ARE.

TRYING TO HAVE AN ELEGANT USE OF SIGNAGE IN THE CITY WITHOUT HAVING THINGS THAT ARE OBNOXIOUS AND , UM, UH, TO LOOK APPROPRIATE FOR THE SIZE OF THE BUILDING TO LOOK APPROPRIATE FOR THAT, UH, PARTICULAR DISTRICT, UH, WHILE THE, AT THE SAME TIME SERVING THE NEEDS OF THE BUSINESSES THAT ARE IN THAT AREA.

UM, WE ARE REQUESTING, UH, AS MR. ZILLS HAD MENTIONED A SLIGHTLY LARGER SIGN ON THE FRONT OF THE BUILDING.

UM, MY UNDERSTANDING OF THIS CODE IS THAT FOR FIRST FLOOR ELEVATIONS, YOU'RE ALLOWED 20% OF THE FIRST FLOOR FACADE.

THE 5% RESTRICTION COMES INTO WHEN YOU GO TO A SECOND STORY FACADE.

MY PERCEPTION OF THAT WOULD BE IS IF YOU HAVE A MULTI-STORY BUILDING, A GLASSED IN OFFICE BUILDING, AND YOU HAVE A MAIN TENANT ON THE FIRST FLOOR OR THE MAIN OWNER OF THE BUILDING, AND THEN MAYBE SOME TENANTS ON THE OTHER STORY THAT HAVE THEIR OWN PARTICULAR SMALLER SIGN.

THIS IS A RATHER SMALL BUILDING.

UM, AND AS YOU'LL NOTICE, IT'S SMALLER IN THE FRONT AND LONGER ON THE SIDE.

SO THAT FRONT FACADE BECOMES EVEN SMALLER.

[00:40:01]

IT WOULD NOT HAVE SOMEONE ON THE FIRST FLOOR AND SOMEONE ON THE SECOND FLOOR.

SO WE WOULD NOT BE ABLE TO APPROPRIATELY UTILIZE THE FIRST ELEVATION FACADE.

WE ARE JUST PUTTING ONE SIGN ON THE FRONT OF THE BUILDING AND IT'S GONNA GO ON THAT CANOPY AREA.

SO BY, UH, STRICT INTERPRETATION OF THE CODE, UH, WE ARE, UM, RESTRICTED TO THAT 5%.

THE 24 SQUARE FEET WOULD BE SMALLER THAN A SHEET OF PLYWOOD VISIBLE FROM 150 FEET AWAY WOULD NOT BE APPROPRIATE FOR THE SIZE OF THE BUILDING, WOULD NOT BE REALLY VISIBLE FROM THE, THE STREET SIDE AT ALL.

OKAY.

UM, FOR THE SIDE OF THE BUILDING, UH, IS IT POSSIBLE TO PULL UP THE ELEVATION DRAWINGS AGAIN, PLEASE? OH, IS THAT THIS? YEAH, THERE YOU GO.

EASIER TO SHOW YOU THERE THAN TO POINT AT THIS.

SO ON THE SIDE OF THE BUILDING, WE HAD INITIALLY REQUESTED A, WE'VE GONE THROUGH THREE ITERATIONS TO WORK WITH THE CITY BECAUSE OF OUR WILLINGNESS TO WORK WITH THE CITY ON THE BALANCE OF ALL OF THIS.

UM, THE FIRST ITERATION TOOK UP MOST OF THAT SIDE OF THE BUILDING, AND THEN MS. PETERS ALSO DIRECTED ME, UH, TO SOME, SOME OF THE PARTS OF THE CODE THAT I DID NOT SEE BEFORE THAT LIMITS IT TO, UH, A CERTAIN DISTANCE FROM THE WINDOWS AND FROM THE EDGE OF THE BUILDING.

AND THEN, UH, WHEN I, UH, SPOKE MORE WITH MR. ZILLS, UM, ON WHAT CODE WAS VERSUS WHAT WE WERE PROPOSING TO TRY TO COME CLOSER, AND THAT'S WHEN WE SHRANK THE SIGN DOWN TO THE 48.99 SQUARE FEET, UH, VERSUS WHAT THE SECOND, UH, STORY FACADE OF THE 5% WOULD BE, THE 31 SQUARE FEET.

SO AGAIN, NOT A WHOLE LOT OVER.

AND AGAIN, THIS TENANT IS UTILIZING BOTH ELEVATIONS.

OKAY.

ONE OF THE CONCERNS THAT WAS BROUGHT UP BY THE CITY WHEN WE HAD OUR INITIAL DISCUSSIONS WAS, GEE, THERE'S THAT GIANT TREE THERE, NO ONE'S GOING TO SEE IT.

AND, UM, RECENTLY, AND IT MIGHT BE A LITTLE HARD TO SEE, AND I KNOW I'M NOT ALLOWED TO APPROACH, BUT WALKING ALONG THE SIDEWALK DOWN CENTRAL EXPRESSWAY ON THE ASSUMPTION THAT WOULD BE CLOSE TO A COOLANT OF WHAT CARS WOULD BE, I'M NOT GONNA TRY TO TAKE PICTURES WHILE I'M DRIVING .

UM, I WAS ABLE TO FULLY SEE THAT SIDE OF THE BUILDING, AND AS I WENT FURTHER DOWN, I CAN SEE THAT WHERE THAT SIGN WOULD BE THERE.

NOW, OF COURSE HERE I ZOOMED IN A LITTLE BIT CLOSER, BUT I WAS STILL ABOUT 150, 200 FEET DOWN THE SIDEWALK ON THE OTHER SIDE OF DUMONT STREET.

AND AT EACH PLACE I WAS ABLE TO SEE THAT LOCATION ON THE SIDE OF THE BUILDING.

I THINK THE ONLY PLACE YOU WOULDN'T REALLY BE ABLE TO SEE IT IS WHEN YOU'RE LITERALLY IN FRONT OF THE BUILDING AND THEN YOU'D BE LOOKING AT THE FRONT ELEVATION OF THE, OF THE, OF THE BUILDING.

ANYWAY, THIS DISTRICT IS A LITTLE BIT JAGGED FOR THE GATEWAY DISTRICT.

AND ONE OF THE OTHER THINGS I DID WAS JUST A LITTLE BIT FURTHER DOWN THE SIDEWALK ARE A NUMBER OF BUSINESSES THAT ARE CLOSER TO THE SIDEWALK.

UH, ONE OF THE, UH, UNDERSTANDINGS OF THE MIXED USE IS TO BE VERY PEDESTRIAN FRIENDLY.

AND IN DRIVING DOWN OR IN WALKING DOWN THE SIDEWALK, I SAW THESE SIGNS.

THIS IS JUST FROM THE SIDEWALK, JUST WITH MY PHONE.

AND AS YOU CAN SEE FROM, THESE ARE APPROPRIATELY SIZED FOR THE BUILDING BEING 20 FEET FROM THE SIDEWALK.

UM, MAY WE GO TO THE FRONT ELEVATION? OH, DO YOU HAVE THE, THE SITE PHOTOS WHERE YOU HAVE BOTH ON ONE? YEAH.

PERFECT.

NOW THAT'S THE VIEW FROM THE SIDEWALK OF THE FRONT OF THIS BUILDING.

SO MUCH DIFFERENT THAN BEING NICE AND CLOSE FOR PHOTOS LIKE THESE.

SO, UH, THE SIDES OF THE SIGN THAT WE'RE ASKING WOULD NOT, WOULD ACTUALLY LOOK SMALLER, RELATIVELY TO THE EYE THAN THE ONES THAT ARE IN THAT OTHER, UH, THOSE OTHER BUILDINGS RIGHT BY THE SIDEWALK AND WOULD BE, UH, APPROPRIATELY SIZED FOR THE ARCHITECTURE OF THE BUILDING.

THE SIGN THAT WAS THERE BEFORE FOR AUTO FLEX WAS BASICALLY JUST WHAT THEY CALL A CABINET SIGN.

IT WAS BASICALLY A RECTANGULAR BOX, UH, WITH A, A FLAT PANEL ON THE FRONT THAT WAS LIT FROM THE INSIDE.

FINE.

IT'S A RATHER INEXPENSIVE DESIGN.

IT'S A RATHER DATED DESIGN.

NOT THAT MANY PEOPLE USE THOSE ANYMORE.

UM, MR. ZIS, MAY WE BRING THE SIGNED PICTURE UP AGAIN, PLEASE? FOR THE FRONT? THANK YOU.

SO THIS TYPE ARE CALLED CHANNEL LETTERS.

SO THESE ARE INDIVIDUAL LETTERS MOUNTED.

THAT BLACK BAR BEHIND IT IS CALLED A RACEWAY.

AND THE LETTERS ARE MOUNTED ON THAT, ON THAT BAR, AND THEN THE BAR IS FASTENED TO THE CANOPY.

THAT

[00:45:01]

AND THEN THE GREEN LOGO WOULD BE ILLUMINATED AS WELL, JUST THE LED LIGHTING ON THE INSIDE, THAT WOULD COME ON AT NIGHT.

SO THIS WOULD ACTUALLY BLEND IN WITH THE ARCHITECTURE MUCH BETTER.

AND YOU HAVE A LOT OF NEGATIVE SPACE THERE VERSUS JUST THE, UH, THE CABINET SPACE AS WELL.

THIS SAME, THE SAME WOULD APPLY TO THE, UH, THE SIDE ELEVATION.

UH, THAT BLACK BAR THAT YOU SEE IN THE DRAWING WOULD BE PAINTED MORE OF A WHITE COLOR TO BLEND IN WITH THE SIDE OF THE BUILDING.

SO AGAIN, IT BLENDS IN VERY WELL AND IT'S VERY ARCHITECTURALLY PLEASING.

UH, THIS WILL BE A LAW FIRM INSTEAD OF AN AUTO DEALERSHIP.

SO AGAIN, RAISING THE LEVEL OF PROFESSIONALISM IN THE, UH, IN THE AREA.

AND ANYTHING ELSE I CAN THINK OF? I THINK THAT CONCLUDES MY PART OF THE PRESENTATION.

I'M, UH, OPEN TO ANY QUESTIONS.

THANK YOU.

ANY QUESTIONS FOR THE APPLICANT? ALL RIGHT.

UM, THIS IS A PUBLIC HEARING.

UM, SO I GUESS WE NEED TO OPEN IT.

WE HAVE A O MOTION TO OPEN.

I JUST OPEN THE, LET'S OPEN THE PUBLIC HEARING.

HERE WE GO.

UM, ARE THERE ANY COMMENTS, CARDS OR, THERE'S NOBODY HERE, SO NO, I DIDN'T THINK THERE WAS.

OKAY.

UM, SO SEEING HOW THAT THIS IS, WELL, THERE'S PEOPLE THAT JUST SHOWED UP, SO WE'LL GIVE 'EM A CHANCE.

ARE YOU HERE TO SPEAK AT THE, UH, PUBLIC HEARING? NO, BY CHANCE.

OKAY.

HERE TO OBER OBSERVE.