Oct 20, 2026 City Planning Commission Meetings

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AND WITH A QUORUM PRESENT, I'LL NOW CALL THE REGULAR MEETING OF THE RICHARDSON CITY PLAN COMMISSION TO ORDER ON THIS TUESDAY, OCTOBER 20TH, 2026 AT 6 P.M. THE PLAN COMMISSION CONSISTS OF RICHARDSON RESIDENTS APPOINTED BY THE CITY COUNCIL. THERE ARE SEVEN REGULAR MEMBERS AND TWO ALTERNATES ON THE COMMISSION, BUT ONLY SEVEN MEMBERS WILL VOTE ON AN ISSUE, ALTHOUGH ALL MEMBERS WILL PARTICIPATE IN DISCUSSIONS AND DELIBERATIONS.

TONIGHT, WE'VE GOT WHAT. SIX IN ATTENDANCE? SO WE'LL ALL BE VOTING. HOPEFULLY WE DON'T END UP IN A TIE. CAN'T DO THAT. THIS MEETING IS A BUSINESS MEETING WILL BE CONDUCTED AS SUCH. SO PLEASE TURN OFF YOUR CELL PHONES 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, WE HAVE A COUPLE OF PUBLIC HEARINGS ON THE AGENDA TONIGHT.

SO EACH PUBLIC HEARING IS PRECEDED BY A STAFF INTRODUCTION OF THE REQUEST.

THE APPLICANT IS THEN PERMITTED 15 MINUTES TO MAKE THEIR PRESENTATION TO THE COMMISSION, AND 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 REQUIRED TO COMPLETE A PUBLIC COMMENT CARD AND SUBMIT IT TO THE RECORDING SECRETARY, WHICH IS AJ SITTING RIGHT OVER THERE BY THE LECTERN. THOSE WISHING TO SPEAK IN FAVOR OR OPPOSITION TO THE REQUEST WILL BE GIVEN THREE MINUTES EACH TO ADDRESS THE COMMISSION, SO 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 THEIR COMMENTS. IF YOU HAVE ANY HANDOUTS, THOSE SHOULD ALSO BE PROVIDED 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'RE 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 NO FURTHER TESTIMONY WILL BE PERMITTED. SO THOSE ARE THE RULES OF THE MEETING SO WE CAN GET ON. FIRST ITEM IS PUBLIC COMMENTS. SO THIS IS A TIME WHEN ANYBODY THAT WOULD LIKE TO SPEAK ON AN AGENDA ITEM THAT IS NOT A PUBLIC HEARING, YOU CAN COME FORWARD AT THIS TIME. SO ANY SPEAKERS OKAY.

[1. Approval of the minutes of the regular business meeting of October 8, 2026.]

[2. Zoning File 26-19 – Methodist Richardson Medical Center: Consider and act on a request to amend and expand an existing PD Planned Development District with a base zoning district of I-M(1) Industrial with modified uses and development standards comprised of approximately 20.45 acres, to include rezoning 8.95 acres from I-M(1) Industrial to PD Planned Development with a base zoning district of I-M(1) Industrial with modified uses and development standards, for approximately 29.40 total acres, bounded by Renner Road, Shiloh Road, and President George Bush Highway and approximately 600 feet north of Breckinridge Boulevard. Staff: Derica Peters. (This public hearing was rescheduled from the October 8, 2026 meeting)]

FIRST, THIS IS A REQUEST TO AMEND AND EXPAND THE EXISTING PLAN DEVELOPMENT DISTRICT WITH A BASE ZONING DISTRICT OF. I AM ONE INDUSTRIAL. WITH MODIFIED USES AND DEVELOPMENT STANDARDS.

ALSO. THIS IS A REQUEST FOR REZONING OF THE PROPERTY IMMEDIATELY SOUTH OF THE HOSPITAL CAMPUS TO BE REZONED FROM. I AM ONE INDUSTRIAL. TO BE INCLUDED IN THE HOSPITAL CAMPUS PLAN DEVELOPMENT DISTRICT. THE PROPERTY IS LOCATED AT THE SOUTHEAST CORNER OF PRESIDENT GEORGE BUSH RENNER ROAD. THE PROPERTY IS SOUTH OF THE CITY BOUNDARY WITH THE CITY OF PLANO ACROSS RENNER ROAD. TO THE NORTH IN PLANO ARE RETAIL DEVELOPMENTS. TO THE EAST.

ACROSS SHILOH ROAD ARE INDUSTRIAL DEVELOPMENTS. TO THE SOUTH OF THE SUBJECT PROPERTY ARE MEDICAL OFFICES AND WEST IS PRESIDENT GEORGE BUSH HIGHWAY AND A RESIDENTIAL AREA. HERE ARE PHOTOS OF THE HOSPITAL CAMPUS TODAY. THIS FIRST PHOTO IS THE EMERGENCY DEPARTMENT ENTRANCE. THE SECOND PHOTO IS THE EAST ELEVATION WHERE YOU SEE THAT MAIN HOSPITAL TOWER FROM SHILOH ROAD. THE WEST ELEVATION IS WHERE YOU SEE THE BULK OF THAT HOSPITAL TOWER, AS WELL AS THE MEDICAL OFFICE BUILDING ON THE HOSPITAL CAMPUS. THAT BOTTOM PICTURE IS THE MEDICAL OFFICE BUILDING ON THE SOUTHERN PROPERTY THAT WILL BE INCORPORATED INTO THIS PLANNED

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EVERYTHING ELSE ON THE SITE WILL REMAIN THE SAME. THERE WILL BE AN ADDITIONAL CONNECTION MADE BETWEEN THE HOSPITAL CAMPUS AND THE PROPERTY TO THE SOUTH. THERE WILL BE A CONNECTION ADDED AS THERE IS NOT A CONNECTION TODAY, SO THERE WILL BE CIRCULATION ALLOWED THROUGH THE SITE FOR VEHICLES. THIS IS A FUTURE BUILD OUT PLAN. LOOKING AT A MORE LONG TERM PHASING FOR THE DEVELOPMENT OF THE SITE, SO THAT HOSPITAL BED TOWER WILL INITIALLY BE CONSTRUCTED WITH THE FIRST THREE FLOORS. THE SECOND PHASE WILL BE THE SECOND THREE FLOORS FOR A TOTAL OF SIX FLOORS, AND THAT WILL ALSO MATCH THE SIX FLOORS OF THE EXISTING MEDICAL EXISTING BED TOWER ON SITE, WITH THE ADDITIONAL FLOORS CONSTRUCTED, ADDITIONAL 75 BEDS WILL BE PROVIDED. 125 BEDS WILL BE IN THIS NEW TOWER, AND THE SITE WILL PROVIDE 469 INPATIENT HOSPITAL BEDS AT THAT POINT IN TIME. AT THAT POINT IN TIME, 2065 PARKING SPACES WILL BE REQUIRED, AND AS I MENTIONED, THE SITE PROVIDES 2105 PARKING SPACES. SO ONCE THAT BUILDING IS FULLY CONSTRUCTED, THE SITE WILL STILL MEET THE MINIMUM PARKING REQUIREMENTS. HOWEVER, THE HOSPITAL DOES WANT THE OPTION TO ADD ADDITIONAL PARKING ON THE SITE. BEFORE I GET INTO THE PARKING GARAGES, LET ME BACK UP AND SAY THE SIX TOWER, SIX FLOOR TOWER DURING PHASE TWO, WHEN THESE LAST THREE FLOORS ARE CONSTRUCTED.

AT THAT POINT, THE RIGHT TURN LANE ON SHILOH ROAD WILL BE EXTENDED, AND THAT'S SHOWN IN THE ARROW ON THE RIGHT HAND SIDE OF THE OF THE PAGE. A TRAFFIC STUDY WAS COMPLETED AND FOUND THAT THIS DECEL LANE IS NEEDED IN THIS AREA. ONCE THOSE THREE FLOORS ARE CONSTRUCTED AT A LATER DATE. ADDITIONALLY, AT A LATER DATE, THE HOSPITAL WOULD LIKE THE OPTION TO BUILD AN ADDITIONAL PARKING GARAGE. TODAY, THEY HAVE THE ONE PARKING GARAGE ON THE NORTH SIDE OF THE SITE, SO THEY'D LIKE THE OPTION TO BUILD A NEW PARKING GARAGE. THEY DON'T KNOW EXACTLY WHERE THE MOST OPTIMAL LOCATION WILL BE, SO THEY'VE SHOWN TWO LOCATIONS HERE. THOSE ARE SHOWN IN THE RED. CITY. THE CITY HAS REVIEWED THESE AND FOUND THAT THESE WOULD BE ACCEPTABLE IF THEY CHOOSE TO BUILD EITHER OR EVEN BOTH, AT A LATER DATE. HOWEVER, BEFORE THOSE ARE CONSTRUCTED OR BEFORE EITHER IS CONSTRUCTED, AN ADDITIONAL TRAFFIC STUDY WILL NEED TO BE COMPLETE, AND ANY RECOMMENDED TRAFFIC MITIGATION IMPROVEMENTS WOULD NEED TO BE COMPLETED BEFORE THE CONSTRUCTION OF THE PARKING GARAGE. IF THE PARKING GARAGES ARE CONSTRUCTED, DEPENDING ON WHICH ONE IS CONSTRUCTED, THE SITE MAY HAVE 2454 SPACES, OR 2474 SPACES. SO THE BUILDING ELEVATIONS FOR THE NEW WING OF THE BUILDING WILL HAVE A SIMILAR ARCHITECTURAL STYLE AS THE EXISTING WING. THE EXISTING TOWER. THIS TABLE LAYS OUT THE DIFFERENCES BETWEEN THE EXISTING PD AND THE PROPOSED PD DISTRICT. THESE CHANGES ARE MOSTLY A RESULT OF INCORPORATING THE PROPERTY TO THE SOUTH, SO THERE IS NO CHANGE TO QUITE A LOT OF THESE. THE EXISTING DID LIMIT THE MAXIMUM AMOUNT OF HOSPITAL BEDS TO 600. SO AT FULL BUILD OUT AS PROPOSED, THAT IS STILL UNDERNEATH. UNDER THAT, WITH A PROPOSED BED COUNT OF 469. THE ENVISION RICHARDSON FUTURE LAND USE PLAN IS DESIGNATED THIS AS PART OF AN INSTITUTIONAL CAMPUS PLACE TYPE, WHICH IS CHARACTERIZED BY A FOCUS ON A

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SHOULD BE IN THIS AREA. AND THAT DRIVEWAY IS HIGHLIGHTED. MAKE SURE YOU SPEAK INTO THE MICROPHONE PLEASE. SORRY. SO THAT DRIVEWAY IS MENTIONED IN THE CONDITIONS BECAUSE WHEN THE THIS PARKING GARAGE IS PROPOSED COMING ONLINE AND PROPOSED TO BE CONSTRUCTED AS PART OF THAT TRAFFIC STUDY, THEY WILL NEED TO STUDY THAT DRIVEWAY. NUMBER EIGHT. OKAY. SPECIFICALLY. AND THE. AS FAR AS THE CONDITIONS. IT STATES THAT IT WOULD BE IN IN CONFORMANCE WITH THE BUILDING ELEVATIONS AND EXHIBIT D1 AND D2. BUT IN OUR PACKET, THE ONLY EXHIBITS FOR D1 AND D2 WERE THE PARKING GARAGES. WAS THAT INTENTIONAL? THAT WAS NOT INTENTIONAL. THESE ELEVATIONS SHOULD BE INCLUDED AS WELL. THESE ARE D1 ACTUALLY IN ADDITION TO THE PARKING GARAGES.

OKAY. THANK YOU. AND THEN RELATED TO THAT. UNDER EXHIBIT B AS PART OF THE DEVELOPMENT STANDARDS, ITEM B THREE SAID THAT THE ELEVATIONS FOR THE BUILDINGS AND PARKING GARAGES SHALL BE SUBMITTED FOR REVIEW AND APPROVAL BY THE CITY PLAN COMMISSION AT THE TIME OF DEVELOPMENT PLAN SUBMITTAL. AGAIN, WAS THAT INTENTIONAL OR I WOULD THINK IT. WOULDN'T IT BE MORE CUSTOMARY TO HAVE THAT SAY, SUBJECT TO CITY MANAGER APPROVAL? IT IS. IT LOOKS LIKE THIS WAS A HOLDOVER FROM THE ORIGINAL LANGUAGE FOR THIS PLAN DEVELOPMENT, WHEN WE HAD ALMOST EVERY SITE PLAN COME TO THE CITY PLAN COMMISSION. SO KNOW THAT THOSE PLANS WILL BE REVIEWED BY CITY STAFF ADMINISTRATIVELY. THAT'S WHAT I WAS THINKING. SO WE SHOULD MAKE A NOTE TO CORRECT THAT. MAKE THAT MODIFICATION. AND I WAS JUST CURIOUS. THE AGAIN ON EXHIBIT B. STANDARD B ONE ABOUT THE FLOOR AREA RATIO. BEING 1.025 TO 1. DO YOU HAPPEN TO KNOW WHAT THE PERMITTED FLOOR AREA RATIO IS IN THE. I AM ONE ZONING. I DON'T KNOW THAT OFF THE TOP OF MY HEAD. I THINK THAT'S A HOLDOVER THOUGH FROM THE PRIOR THAT THAT IS THAT WAS A REQUEST THAT WAS MADE TO THIS PD A FEW SEVERAL YEARS AGO. IT SEEMS OVERLY RESTRICTIVE TO ME,

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AND DO YOU HAVE ANY IDEA WHY THE CURRENT ZONING HAD A CAP OF 600 BEDS? I'M NOT SURE THE CONCEPT PLAN FOR THE FUTURE BUILD OUT HAS STAYED RELATIVELY THE SAME OVER THE YEARS. JUST SHIFTING HOW SOME BUILDINGS ARE CONFIGURED ON THE SITE. OKAY. MR. VICE CHAIRMAN, YOU'RE ALREADY ADDRESSING THIS. I THINK WHAT I'M TRYING TO UNDERSTAND IS OBVIOUSLY THIS HAS BEEN CONTEMPLATED FOR 20 SOMETHING YEARS. AND SO WHAT I'M TRYING TO GET A HANDLE ON IS I UNDERSTAND THAT THERE'S A NEW PARCEL THAT'S BEING BROUGHT IN. IS THAT WHAT'S CAUSING THE NEED FOR THIS TO COME BACK, OR IS THERE SOMETHING ELSE THAT IS EMBEDDED IN THE NUANCE OF THE ZONING? THAT WOULD BE THE CONCEPT PLAN. OKAY. FOR THE EXISTING PD DID NOT SHOW THIS BED TOWER EXPANSION. OKAY, SO THE 8.95 ACRES IS THE NEW PURCHASE, RIGHT? THE BED TOWER AS I SEE IT, IS ON THE ORIGINAL, RIGHT? RIGHT. SO THAT BED TOWER WAS ALWAYS A PART OF A MASTER PLAN. AND WHAT I'M TRYING TO UNDERSTAND IS, ARE WE ARE WE SEEING THIS TODAY BECAUSE WE'RE ADDING A BED TOWER, OR ARE WE SEEING THIS BECAUSE WE'RE ADDING 8.9 AND WE WANT TO INCLUDE IT ALL IN THE 29 ACRES? BOTH. BOTH. OKAY. SO THEN THE, THE FIRST PART, THE BLUE PART, THE NEW BED TOWER, EVEN THOUGH IT WAS A PART OF THE ORIGINAL PLAN, A MASTER PLAN, THERE'S SOMETHING ABOUT IT THAT ISN'T CONFORMING TO THE EXISTING ZONING. THAT'S, THAT'S REALLY WHAT I'M TRYING TO UNDERSTAND IS EFFECTIVELY, WHY ARE WE SEEING THIS TODAY WITHOUT BEING ANY KIND OF SKEPTIC? I'M JUST TRYING TO UNDERSTAND REALLY NUANCED. WHAT IS IT AND WHY THAT WE'RE TRYING TO APPROVE SOMETHING THAT SEEMS LIKE HAS BEEN AROUND FOR A REALLY LONG TIME. I DON'T HAVE A COPY OF THE EXISTING AND ORIGINAL PD, BUT THAT WING WAS NOT SHOWN. IT WASN'T IT WASN'T. NO, THAT WAS JUST SHOWN AS PARKING. OKAY. ALL RIGHT. SO NOW, AND I'M NOT I'M NOT AGAINST THIS BY ANY MEANS. SO NOW WHAT I'M UNDERSTANDING IS, IS SO THAT IT'S BEEN A GREAT SUCCESS. WE OBVIOUSLY BUILT MORE, MORE, MORE STORIES ON THE ORIGINAL STRUCTURE. WE'RE NOW ADDING THIS OTHER LITTLE COOL WING TO IT THAT WILL BE A PHASE ONE, AND THEN A PHASE TWO WILL BE FLOORS FOUR, FIVE, AND SIX. YOU KNOW, IF THE DEMAND MAKES SENSE.

BUT IN ADDITION TO THAT, WE'RE ADDING NINE ACRES TO THE SOUTH TO MAKE THIS ONE GIGANTIC PLANNED DEVELOPMENT. CORRECT? OKAY. I THINK I'M UP TO SPEED. CHAIR MARSH, WOULD YOU LIKE ME TO ADDRESS THE FLOOR AREA RATIO QUESTION? YES, PLEASE. SO IN THE I AM ZONING DISTRICT, THE MAXIMUM FLOOR AREA RATIO IS 0.75 TO 1 ON ANY LOT TRACT OR PARCEL THAT IS ZONED I AM ONE.

SO AGAIN IT'S 0.75 RATIO SYMBOL ONE. INTERESTING. OKAY. SURPRISING. OKAY. I DID FIND MY YEAH. THE REFERENCE EARLIER IT WAS FOR DRIVEWAY NUMBER EIGHT THAT THAT'S RELATED TO PARKING GARAGE THREE, WHICH I THINK IS THE ONE YOU POINTED TO JUST WASN'T LABELED. I, I JUST COULDN'T SEE THE LABELS ARE DRIVEWAY EIGHT ANYWHERE, SO BUT THAT HAS TO BE STUDIED. YES.

WITH AN UPDATED TRAFFIC PLAN AND AND THAT WOULD BE BEFORE EITHER GARAGE 2 OR 3 COULD GET BUILT. RIGHT. BUT THAT THAT'S THE ONLY TIME WHEN A NEW UPDATED TRAFFIC PLAN IS REQUIRED IS RELATED TO THE GARAGES. CORRECT. OKAY. AND THEN HOW ABOUT THE. POTENTIAL FOR A NEW AMBULANCE DRIVEWAY LOCATION? WOULD WOULD THAT ALSO REQUIRE AN UPDATED TRAFFIC PLAN? WELL, THE PLAN IS TO POSSIBLY INCORPORATE THE AMBULANCE DROP OFF INTO THIS GARAGE. SO BY RECONSTRUCTING THE GARAGE, BY CONSTRUCTING THE GARAGE, THEY WILL BE LOOKING AT THAT. I GOTCHA BECAUSE CURRENTLY THE AMBULANCE IS ENTERED FROM THE NORTH ON RENNER. SO THERE HAS BEEN SOME TALK OF HAVING THEM ENTER FROM SHILOH INSTEAD ONCE THAT GARAGE IS CONSTRUCTED. SO

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OUR CONCERN IS THE THE GARAGES THEMSELVES. UNDERSTOOD. THANK YOU. ANY OTHER QUESTIONS? ALL RIGHT. WELL, WOULD THE APPLICANT LIKE TO COME FORWARD AND MAYBE ANSWER SOME QUESTIONS OR MAKE A PRESENTATION. GOOD EVENING. MY NAME IS KELSEY WHITTINGTON. I WORK FOR PERKINS AND WILL ARCHITECTURAL FIRM. AND WE ARE THE APPLICANT ALSO HAVE THE. I'M THE PROJECT MANAGER FOR THIS PROJECT. AND WE ALSO HAVE OUR PROJECT ARCHITECT PRESENT AND REPRESENTATIVE FROM METHODIST RICHARDSON. OKAY, SO. DO YOU WANT TO ANSWER MAYBE THE FIRST QUESTION ABOUT HAS THE APPLICANT ALREADY ACQUIRED THE 8.95 ACRES? YES. METHODIST OWNS THAT PROPERTY. YEAH, THAT'S WHAT I THOUGHT. AND. WERE THERE ANY OTHER COMMENTS THAT YOU MAY HAVE HAD RELATED TO THE DISCUSSION WE WERE JUST HAVING ABOUT THE PARKING GARAGES OR THE FAR? IT WAS ANYTHING THAT WE MENTIONED IN THERE CONCERN OR YOU WANTED TO ADD ON TO. I JUST WANT TO CLARIFY THE AMBULANCE DRIVE. AT ONE POINT, I THINK EARLY ON IN OUR APPLICATION PROCESS WAS PART OF THE PD REVISION. IT IS NO LONGER PART OF. SO WE WON'T BE MOVING THE AMBULANCE DRIVE AT ANY POINT IN THE FUTURE, INCLUDING IF YOU BUILD GARAGE TWO. YES. OKAY. COMMISSIONER SOUCHEK, I HAVE A QUESTION, PROBABLY SPECIFICALLY FOR THE METHODIST, BUT I'M CURIOUS ABOUT THE HIGHER DENSITY OF ICU AND TRAUMA BEDS AND WONDERING, NUMBER ONE, IF THAT'S COMING FROM DEMAND, IF THAT IMPROVES TREATMENT TRAUMA DESIGNATION LEVEL, MAYBE WHAT'S WHAT'S THE REASONING BEHIND WHY THERE'S SUCH A HIGHER PERCENTAGE OF THOSE THAN REGULAR HOSPITAL BEDS? I WANT ANOTHER CLARIFICATION. THERE IS THE 25 BEDS THAT WE'RE ADDING ON THE SECOND LEVEL. IN THE FIRST PHASE OF THE PROJECT, THEY ARE MEDICAL SURGICAL BEDS THAT CAN FLEX UP TO INTERMEDIATE CARE, BUT WE WOULD NEVER TAKE THEM TO THEY'RE NOT GOING TO BE DESIGNED TO AN ICU LEVEL. SO AND THAT IS IS JUST FOR NORMAL PATIENT POPULATION GROWTH AND GROWTH OF THE HOSPITAL. SO IT'S MORE OF A QUANTITY CHANGE THAN A QUALITY IS THE WRONG WORD, BUT IT'S NOT CHANGING THE SERVICES BEING RENDERED OR

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OKAY. ANY OTHER QUESTIONS? MR. VICE CHAIR REAL QUICK. SO IS THIS A EITHER OR ON THE NEW OR IS THIS BOTH WILL BE DONE JUST NOT AT THE SAME TIME FOR THE NEW PARKING GARAGES. I ASSUME IT'S AN EITHER OR AND SEE HOW IT GOES RIGHT SITUATION. AND IT PROBABLY WOULDN'T TAKE PLACE UNTIL THAT FUTURE PROJECT GETS UNDERWAY. I THINK LIKE TO 10 YEAR TIME FRAME, RIGHT? WHEN WE HAVE MORE PATIENTS AND VISITORS NEEDING TO USE THE NEW TOWER. YEP. THAT'S IT. THIS MAY BE ANOTHER QUESTION FOR STAFF. WHEN YOU WERE LOOKING AT THE PARKING CALCULATIONS FOR THE THE MEDICAL BUILDING ON THE SOUTH, WAS THAT IS THAT JUST A STANDARD OFFICE PARKING REQUIREMENT? YES. THAT'S CORRECT. OKAY. AND IT'S FROM AN APPLICANT STANDPOINT, YOU FEEL THERE'S SUFFICIENT PARKING THERE TODAY. WITH THE PLANNED EXPANSION. I MEAN, WHAT WILL TRIGGER WHEN YOU GO TO LOOK AT THE GARAGE 2 OR 3? I THINK THAT MIGHT BE A METHODIST QUESTION.

WITH THE TRAFFIC STUDIES THAT WE'VE DONE SO FAR, THE TRIPS JUST WEREN'T ENOUGH TO TO WARRANT EXTRA PARKING. THEY ALREADY HAVE THE BIG GARAGE ON CAMPUS. NOT LOT THERE IN THE MIDDLE GETS PRETTY FULL. AND THEN THE OVERFLOW PARKING IS AT THE MOB, BUT IT ONLY TAKES UP THE FIRST LIKE COUPLE ROWS OF THE MOB. IT HASN'T MADE IT. DO YOU KNOW WHAT THE OCCUPANCY IS OF THE MOB ON THE SOUTH PARCEL? I DO NOT OFFHAND. IT'S ABOUT HALF, ABOUT HALF HALF CAPACITY RIGHT NOW. OKAY. ALL RIGHT. AND I BELIEVE THERE ARE PLANS FOR 3101 EAST GEORGE BUSH OR PRESIDENT GEORGE BUSH HIGHWAY, WHICH IS THE NEXT MOB TO THE SOUTH OF THAT. MAYBE IT'S NOT AN MOB TODAY, BUT THE PLAN IS TO CONVERT IT ALSO TO MEDICAL OFFICE. OKAY. YEAH. YEAH. AND METHODIST DOESN'T OWN THAT ONE. RIGHT, RIGHT, RIGHT. IT WOULD BE, IT WOULD BE THE ADJOINING PROPERTY OWNER TO THE SOUTH. RIGHT. OKAY. WELL THANK YOU. WE MAY CALL YOU BACK UP OR SEE IF WE HAVE ANY OTHER COMMENTS. THIS IS A PUBLIC HEARING. SO IF YOU HAVE ANY CARDS OR ANYONE WOULD LIKE TO COME FORWARD NOW, OR EITHER IN FAVOR OR OPPOSITION TO THE REQUEST, NOW'S THE TIME. OKAY. YOU WANT TO WRAP IT UP, IS THERE ANYTHING ELSE YOU'D LIKE TO CONCLUDE WITH? I DON'T HAVE ANYTHING ELSE. THANK YOU SO MUCH FOR YOUR TIME. ALL RIGHT.

THANK YOU. ALL RIGHT, I'LL MAKE A MOTION. WE CLOSE THE PUBLIC HEARING. COMMISSIONER PURDY.

SECONDED. ALL THOSE IN FAVOR PASSES UNANIMOUSLY. THANK YOU, THANK YOU. YEAH, I TO ME, THIS IS A NO BRAINER. I SEE EVERYBODY SHAKING THEIR HEADS. SO I'M ASSUMING YOU'RE ALL ON THE SAME PAGE HERE. SO JUST JUST TO JUST TO CLEAR IT UP. I, I'M GOING TO DOES ANYBODY HAVE ANY DISCUSSION OR SHOULD WE GO STRAIGHT TO MOTION? OKAY. I THINK WHAT WE WANT TO DO IS

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[3. Zoning File 26-20 – Hawthorne Suites: Consider and act on a request to rezone approximately 2.4 acres located at the northeast corner of Municipal Drive and Gateway Blvd. (250 Municipal Drive), from LR-M(2) Local Retail District with Special Conditions and a Special Use Permit for an apartment hotel to PD Planned Development with a base zoning district of A-950-M Apartment District with modified uses and standards. Staff: Christine Ross.]

THIS IS ZONING FILE 2620. A REQUEST FOR A REZONING TO PD PLANNED DEVELOPMENT TO ACCOMMODATE THE CONVERSION OF AN APARTMENT HOTEL, ALSO KNOWN AS AN EXTENDED STAY HOTEL, INTO A MULTIFAMILY DEVELOPMENT LOCATED AT 250 MUNICIPAL DRIVE. THE SUBJECT SITE IS LOCATED AT THE NORTHEAST CORNER OF MUNICIPAL DRIVE AND GATEWAY DRIVE AND IS CURRENTLY ZONED LR M TWO LOCAL RETAIL WITH SPECIAL CONDITIONS WITH A SPECIAL USE PERMIT FOR AN APARTMENT HOTEL.

THE APPLICANT IS REQUESTING APPROVAL OF A REZONING TO PD PLANNED DEVELOPMENT WITH A BASE ZONING DISTRICT OF A 950 M APARTMENT DISTRICT, WITH AMENDED USE AND DEVELOPMENT STANDARDS TO ACCOMMODATE THE CONVERSION OF AN APARTMENT HOTEL INTO MULTIFAMILY DEVELOPMENT. THE SITE WAS DEVELOPED IN 1982 AS A HAWTHORNE SUITES EXTENDED STAY HOTEL WITH 72 SUITES, 36 SUITES ARE STUDIOS AND 36 SUITES ARE TWO STORY ONE BEDROOMS. THERE IS A POOL, A TENNIS COURT AND A GUEST REGISTRATION BUILDING. AND INSIDE THAT BUILDING THERE'S A LOBBY, A GYM, A CONFERENCE ROOM AND A DINING AREA. THERE'S ALSO AN ACCESSORY STORAGE BUILDING, AND THERE ARE 90 PARKING SPACES ON SITE. THIS IS THE PROPOSED CONCEPT PLAN.

SO THE APPLICANT IS PROPOSING TO CONVERT ALL 72 HOTEL SUITES INTO APARTMENT UNITS. AND THERE WILL BE 36 STUDIO UNITS AND 362 STORY ONE BEDROOM UNITS. THE SQUARE FOOTAGE OF THE UNITS WILL BE DISCUSSED FURTHER ON A LATER SLIDE. THE INTERIOR FIXTURES AND FINISHES WILL BE UPGRADED WITHIN EACH UNIT, BUT NO CHANGES TO THE EXISTING SQUARE FOOTAGE OR FLOOR PLAN IS PROPOSED IN ANY OF THE UNITS. THE POOL WILL REMAIN AS IS, AND THE TENNIS COURT WILL BE RECONFIGURED TO ACCOMMODATE BOTH TENNIS AND PICKLEBALL, AND THE GUEST REGISTRATION BUILDING IS PROPOSED TO BE CONVERTED INTO A RESIDENTIAL ACTIVITY BUILDING WITH THE LEASING OFFICE, A CLUBHOUSE, A FITNESS CENTER AND A COWORKING SPACE. THE SITE IS ACCESSED FROM A DRIVE APPROACH OFF OF MUNICIPAL DRIVE AND TO DRIVE APPROACHES OFF OF GATEWAY DRIVE, AND THE LAYOUT OF THE SITE IS NOT PROPOSED TO BE CHANGED, AND THE. THE NUMBER OF PARKING SPACES IS ALSO PROPOSED TO REMAIN UNCHANGED. AND THERE'S AN EXISTING WOODEN DUMPSTER ENCLOSURE TOWARDS THE NORTHEAST CORNER OF THE SITE. IT'S RIGHT UP THERE AND THAT IS PROPOSED TO BE UPGRADED TO A A MASONRY SCREENED DUMPSTER ENCLOSURE. AND I'VE, I'VE HIGHLIGHTED SOME EXISTING AND PROPOSED FEATURES OF THE SITE, AND I'LL DISCUSS THAT FURTHER ON A LATER SLIDE.

SO AS PREVIOUSLY MENTIONED, THE APPLICANT IS PROPOSING. THE APPROVAL OF A PD PLAN DEVELOPMENT WITH THE BASE ZONING DISTRICT OF A 950 M AND DUE TO EXISTING SITE CONDITIONS AND PROPOSED IMPROVEMENTS, THEY'RE SEEKING RELIEF FROM SOME OF THE DEVELOPMENT STANDARDS. SO THE FIRST ONE IS THE MINIMUM DWELLING UNIT AREA. SO THE A 950 M APARTMENT DISTRICT REQUIRES A MINIMUM OF 700FT■S. AND THE APPLICANT IS PROPOSING THAT THE STUDIO UNITS BE A MINIMUM OF 550FT■!S, AND TE ONE BEDROOM UNITS BE A MINIMUM OF 820FT■!S. THE A 950 M ZONING DISTRICT REQUIRES A MINIMUM OR A MAXIMUM OF 18 UNITS PER ACRE, AND THE APPLICANT IS PROPOSING

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AND THE A 950 M ZONING DISTRICT ALSO REQUIRES THAT HALF OF THE PARKING SPACES PER DWELLING UNIT BE COVERED, AND THAT'S EITHER THROUGH A CARPORT OR A GARAGE. SO THAT WOULD COME OUT TO 72 PARKING SPACES. AND THE APPLICANT IS PROPOSING TO NOT PROVIDE ANY COVERED PARKING.

ADDITIONALLY, THE APPLICANT IS REQUESTING SETBACKS THAT DEVIATE FROM THE A 950 M ZONING DISTRICT. SO THE FIRST ONE IS THE SIDE YARD SETBACK. AND THAT REALLY DEPENDS ON THE PLACEMENT OF THE BUILDING. AND THE APPLICANT IS PROPOSING JUST A UNIFORM SIDE SETBACK OF 15FT ALONG THE EASTERN AND NORTHERN PROPERTY LINE. THIS IS A CORNER LOT. SO THE SOUTHERN AND WESTERN PROPERTY LINE ALONG MUNICIPAL AND GATEWAY DRIVE ARE BOTH CONSIDERED TO BE THE FRONT YARD. TYPICALLY, FENCING MUST ADHERE TO THE FRONT YARD SETBACK, BUT THE APPLICANT IS PROPOSING THAT THE FENCING FOR THE POOL, THE TENNIS SLASH PICKLEBALL COURT AND THE TWO PROPOSED OPEN SPACE AREAS BE ALLOWED TO ENCROACH INTO THAT FRONT YARD SETBACK. ALSO, DUMPSTER ENCLOSURES TYPICALLY ALSO MUST ADHERE TO THE SIDE YARD SETBACK, AND THE APPLICANT IS REQUESTING THAT THAT BE ALLOWED TO ENCROACH INTO THE SIDE YARD SETBACK ALONG THE NORTHERN PROPERTY LINE, AND THE POOL MUST ALSO ADHERE TO THE FRONT YARD SETBACK, AND THE APPLICANT IS REQUESTING THAT THAT BE ALLOWED TO ENCROACH INTO THE FRONT YARD SETBACK. ON THE SOUTH AND WEST SIDES. SO, AS PREVIOUSLY MENTIONED, THE A 950 M APARTMENT DISTRICT REQUIRES 70 AMENITY POINTS FOR MULTI-FAMILY DEVELOPMENTS WITH UP TO 250 UNITS. A PLAYGROUND MUST ALSO BE PROVIDED, BUT AS PREVIOUSLY MENTIONED, THAT IS NOT ASSIGNED ANY POINTS. SO THE APPLICANT ISROPOSING THE FOLLOWING AMENITY POINTS SHOWN IN THE TABLE ON THE LEFT. AND I'VE HIGHLIGHTED THOSE IN THE VARIOUS COLORS ON THE CONCEPT PLAN TO THE RIGHT. AND THE APPLICANT IS JUSTIFYING THE ADMITTANCE OF A PLAYGROUND BASED ON THE ANTICIPATED RENTER DEMOGRAPHICS, WHICH IS PROPOSED TO BE SINGLE ADULTS WITH FEW OR NO CHILDREN. HERE ARE SOME SITE PHOTOS. THIS IS THE SOUTH ELEVATION FROM MUNICIPAL DRIVE AND THE EAST ELEVATION FROM JUST OVER THE PROPERTY LINE. AND HERE ARE THE NORTH AND WEST ELEVATIONS FROM GATEWAY DRIVE AND THE PARKING LOT. ENVISION RICHARDSON DESIGNATES THIS AREA AS PART OF THE COMMUNITY COMMERCIAL PLACE TYPE. THIS PLACE TYPE IS HAS A FOCUS ON LARGE RETAIL SHOPPING CENTERS, BUT IT CAN ALSO INCLUDE SMALLER RETAIL OFFICE DEVELOPMENTS. PRIMARY RECOMMENDED USES INCLUDE OFFICE, RETAIL, RESTAURANT AND ENTERTAINMENT, AND SECONDARY USES INCLUDE MULTIFAMILY, SINGLE FAMILY AND MIXED USE DEVELOPMENTS. SO THE REQUEST IS CONSISTENT WITH THE RECOMMENDED SECONDARY USE TYPE WITHIN THE MULTI OF MULTIFAMILY AND IS THEREFORE CONSISTENT.

THIS IS A PUBLIC HEARING AND TO DATE STAFF HAS NOT RECEIVED ANY CORRESPONDENCE. AND SHOULD THE CITY PLANNING COMMISSION RECOMMEND APPROVAL OF THE APPLICANT'S REQUEST, IT SHOULD INCLUDE THE FOLLOWING CONDITION, WHICH IS THAT THE SITE SHALL BE ZONED PD PLAN DEVELOPMENT THE BASE ZONING DISTRICT OF A 950 M AND SHALL BE DEVELOPED IN ACCORDANCE WITH THE PD PLAN DEVELOPMENT STANDARDS AND ALSO DEVELOPED IN SUBSTANTIAL CONFORMANCE WITH THE CONCEPT PLAN. AND THAT CONCLUDES MY PRESENTATION. THE APPLICANT IS HERE TONIGHT AND HE HAS A PRESENTATION, AND I'D BE HAPPY TO ANSWER ANY QUESTIONS. COMMISSIONER SCHECK TWO QUESTIONS. ONE, I IMAGINE WE'LL SPEND A GOOD AMOUNT OF TIME TALKING ABOUT PARKING. SO IF

[00:40:02]

AND DO WE HAVE ANY OTHER. COMPARABLE STUDIO APARTMENTS. IS THIS IS THAT HOW MANY IN OUR APARTMENT AVAILABILITY. WHAT PERCENTAGE DO YOU THINK IS STUDIO AND AND HOW DOES THAT SQUARE FOOTAGE FOR 50 GO? YEAH, WE DO ACTUALLY HAVE ANOTHER EXISTING MULTIFAMILY DEVELOPMENT THAT WAS CONVERTED FROM AN EXTENDED STAY HOTEL. THAT'S THE HYATT HOUSE, I BELIEVE IT'S BEEN RENAMED TO TRELLIS, AND THAT'S OVER OFF OF. THAT'S IN THE CANYON CREEK AREA.

SO. YEAH, I WOULDN'T BE ABLE TO SPEAK TO EXACTLY HOW THIS DEVELOPMENT WOULD KIND OF LINE UP WITH OTHER EXISTING STUDIO SIZES. PERHAPS THE APPLICANT WOULD WOULD HAVE MORE DATA THAT. I THINK IT'S A QUESTION MORE FOR THE CITY IN OUR APARTMENTS TALK, HOW MUCH IS STUDIO? WE DON'T HAVE THAT DATA WITH US TODAY. THOSE KIND OF QUESTIONS WOULD BE HELPFUL IN ADVANCE. BUT AND I'LL BE HONEST WITH YOU, I DON'T KNOW IF WE TRACK THE SEPARATION OF STUDIO VERSUS ONE BEDROOM VERSUS TWO BEDROOM. I'D HAVE TO GET WITH MY TEAM. BUT WE DON'T HAVE THAT INFORMATION THIS EVENING. OKAY, OKAY. I'D BE CURIOUS. JUST THAT BOTH QUESTIONS. SO, SO MUCH OF THIS AS FAR AS THE SETBACKS IS BECAUSE YOU'RE GOING FROM THE. THE RETAIL, COMMERCIAL RETAIL

[00:45:04]

IF YOU READ THAT SECTION OF THE ORDINANCE, IT DOES SOME BRAIN DAMAGE, BUT IT'S BUT HENCE WHY IT ALL DEPENDS UPON. IF THE SHORT SIDE OF THE BUILDING IS ORIENTED TOWARDS THE PROPERTY LINE VERSUS THE LONG SIDE. AND IF THERE'S ANY OPENINGS THAT ARE PROVIDED. AND SO HENCE WHY WE WERE LIKE, OKAY, WE'RE WRITING A PLAN DEVELOPMENT DISTRICT. LET'S SIMPLIFY THIS, RIGHT? LET'S THESE ARE EXISTING BUILDINGS. THEY'RE NOT PROPOSING TO MODIFY THE BUILDING. SO LET'S LOOK TO SEE WHAT LET'S LOOK AT WHAT ARE THE EXISTING CONDITIONS SO THAT WE CAN JUST COME UP WITH A UNIFORM SETBACK APPLICATION. AND SO THAT'S WHY THE 15FT IS BEING PROPOSED. YOU KNOW, AS CHRISTINE MENTIONED IN HER PRESENTATION, THERE ARE SOME EXISTING IMPROVEMENTS THAT EITHER ENCROACH THE EXISTING THE FRONT YARD SETBACK OF 30FT, EVEN THOUGH THAT'S NOT CHANGING. WE'RE ACKNOWLEDGING THOSE ENCROACHMENTS BECAUSE WE REALIZE NORMALLY WE WOULD NOT ALLOW FENCES TO ENCROACH IN THE FRONT YARD SETBACK. AND SO HENCE WHY THE EXCEPTIONS THAT ARE BEING INCLUDED TO ALLOW FOR THAT ENCROACHMENT. AND THEN WE ALSO HAVE THE CONCEPT PLAN THAT ARE ATTACHED THERE TOO. SO IT'S REALLY TAKING AN OLD SUBURBAN EIGHT 950 ZONING DISTRICT FROM THE 1956 ERA. RIGHT? SO, AND THEN TRYING TO WORK THAT WITH THE EXISTING IMPROVEMENTS THAT ARE THERE TODAY AND, AND MAKING AT LEAST THE PHYSICAL IMPROVEMENTS ALIGN IN THE PD STANDARDS. SO WE DON'T HAVE A NON-CONFORMING SITUATION. BUT TRULY, YOU KNOW, I WOULD ENCOURAGE THE COMMISSION AS PART OF YOUR EVALUATION IS ALSO THE USE ASPECT. YOU KNOW, DO YOU DO YOU BELIEVE THAT THIS USE THAT IS ACTUALLY TECHNICALLY TWO USES THAT ARE PROPOSED WITHIN THE PD, THE APARTMENT SUITE, AND THEN ALSO ARE THE APARTMENTS AND THEN THE SUITE HOTEL, BECAUSE WE HAVE TO ACKNOWLEDGE THAT SOME OF THESE UNITS ARE GOING TO BE IN A TRANSITION. ARE THOSE USES CONTINUING TO BE APPROPRIATE FOR FOR THIS PROPERTY, ALLOWING FOR THE CONVERSION? AND THEN AGAIN, THE DEVELOPMENT STANDARDS ARE REALLY ACCOMMODATE THOSE EXISTING IMPROVEMENTS THAT ARE THERE.

AND THE APPLICANT IS NOT AT LEAST PROPOSING TO MAKE ANY MODIFICATIONS TO THOSE IMPROVEMENTS, WITH EXCEPTION OF THE ITEMS THAT CHRISTINE NOTED, LIKE THE USABLE OPEN SPACE AREA AND THINGS OF THAT NATURE. SO TRYING TO MAKE AN EXISTING DEVELOPMENT FIT INTO A ZONING DISTRICT, BUT IN IDENTIFY WHERE THE RELIEF IS NEEDED. THANK YOU, COMMISSIONER QUIRK. YEAH, I THINK I WAS GOING TO SAY SOMEWHAT THE SAME THING. I THINK WHEN I READ IT, I LOOKED AT IT. AND FOR ALL OF THE THINGS THAT THEY'RE THEY'RE LOOKING TO GET A LITTLE VARIANCE ON, IT JUST HAPPENS TO BE WHAT EXISTS THERE TODAY. I MEAN, THE SIZE OF THE UNITS, I MEAN, THEY DON'T WANT TO TEAR THE WHOLE BUILDING DOWN AND REPOPULATE EVERYTHING. SO THOSE THOSE ARE WHAT THEY ARE. AND I WOULD THINK THE ENCROACHMENTS AND EVERYTHING LIKE THAT ARE JUST EXISTING CONDITIONS THAT THAT ARE PART OF THE PROPERTY TODAY. FENCES AND WHAT HAVE YOU PROBABLY EXTENDS TO THE PARKING AS WELL. I MEAN, THERE'S 90 SPACES THERE AND THERE'S DIDN'T APPEAR TO BE MUCH ROOM THERE TO ADD MORE PARKING INSIDE THE THE INTERIOR OF THAT WITHOUT TEARING DOWN BUILDINGS OR. NOT HAVING THE, THE OPEN SPACE AREA. SO. COMMISSIONER, WILL YOU REMIND US WITH THE CONDITIONS LIKE THESE, WHAT THE CONTINUANCE OF THAT IS? IS IT WITH THE PROPERTY OWNER? IS IT WITH THE LAND? SORRY, I ALWAYS GET CONFUSED WHICH CARRIES WITH WHICH. YEAH OF COURSE. SO IN PD PLAN DEVELOPMENT ORDINANCES IT CARRIES WITH THE LAND AND WITH THE SPECIAL PERMIT THAT CARRIES TO THE OWNER OPERATOR. BUT THERE'S NO SPECIAL PERMIT INVOLVED TONIGHT. BUT THAT'S PROBABLY WHAT YOU'RE THINKING OF. SO WHATEVER WE AGREE TO TODAY WILL STAY IN PERPETUITY UNTIL THIS BUILDING SLASH BUILDING TYPE IS NO LONGER IN EXISTENCE ON THAT LAND. CORRECT. OR IN CASE THAT SHOULD. YEAH, THE APPLICANT COULD ALWAYS COME BACK AND WANT TO REQUEST A, AN AMENDMENT. BUT YES, YOU'RE CORRECT. THANK YOU,

[00:50:03]

OKAY. THANKS. AND IF I COULD JUST ADD. SO NORMALLY, SINCE OUR PURVIEW IS THE LAND USE CONVERSATION, RIGHT? NORMALLY WE DON'T GET INTO THAT LEVEL OF ANALYSIS WITH RESPECT TO PROPERTY TAXES OR SALES TAXES THAT MIGHT BE COLLECTED. SO THAT'S WHY WE DO NOT HAVE THAT OR ARE NOT AVAILABLE TO ADDRESS THAT. OKAY. THANK YOU. DID YOU HAVE ANOTHER QUESTION? NO. OKAY.

AS AN APPLICANT DISCUSSED, ANY PLANS TO MODIFY THE EXTERIOR OF THE PROJECT? YES. I BELIEVE THAT IS PART OF THE PROPOSAL AND HE'LL BE ABLE TO SPEAK MORE ON THAT. AND LOOKING AT THE WHEN YOU LOOKED AT THE WHEN STAFF LOOKED AT THE AREA ONE AND AREA TWO OPEN SPACES, WAS THERE ANY CONCERN ABOUT THE SLOPE AND TOPOGRAPHY OF THOSE TWO AREAS? YES, THAT IS SOMETHING THAT WE DID DISCUSS WITH THE APPLICANT. AND AT THIS POINT, YEAH, NOTHING IS PROPOSED TO BE CHANGED REGARDING THE TOPOGRAPHY OR THE EXISTING TREES ON SITE. THERE IS AN EXISTING POLE SIGN IN AREA ONE THAT IS PROPOSED TO BE REMOVED, BUT THE APPLICANT HAS THE INTENTION TO HIRE A LANDSCAPE ARCHITECT AFTER ZONING APPROVALS, AND THEY'LL KIND OF BE ABLE TO WORK THAT OUT IN MORE DETAIL. YEAH, BECAUSE TODAY IT DOESN'T REALLY LOOK THAT USABLE WITH THE THE MOUNDS, THE BIG MOUNDS YOU HAVE OUT THERE. SO THAT'S GOOD TO KNOW. SO LOOK FORWARD TO HEARING FROM THE APPLICANT ON THAT. AND JUST GENERALLY COMMENTS, I MEAN. YOU KNOW, 30 UNITS PER ACRE. I KNOW, YOU KNOW, IN OUR TRANSPORTATION ORIENTED DISTRICTS NEAR THEIR LIGHT RAIL STATIONS WHERE WE HAVE BEEN DOING, YOU KNOW, FOUR, FIVE STORY APARTMENT PROJECTS WITH STRUCTURED PARKING. YOU KNOW, WE'RE GETTING UP TO 75 TO 100 UNITS PER ACRE, CORRECT? YES. YEAH. SO THE, AS FAR AS THE BASED ON UNDERLYING ZONING FOR THE A 950 M, I MEAN, 18 UNITS, THAT'S THAT'S A VERY OLD STANDARD THAT APPLYING TO THOSE KIND OF TWO STORY GARDEN APARTMENTS. RIGHT? CORRECT. YES. AND AS FAR AS THE AMENITY POINTS, AGAIN, THIS IS ONE OF THE THINGS I THOUGHT WAS STRANGE HOW ON THE AMENITY POINTS THAT USABLE OPEN SPACE ONE HAS 20 POINTS, WHICH IS THE MOST OF ANYTHING MUCH MORE THAN THE SWIMMING POOL OR THE FITNESS CENTER OR THE PICKLEBALL COURT. SO THAT'S ONE OF THE REASONS I WAS ASKING ABOUT, YOU KNOW, WHEN YOU LOOK AT OPEN SPACE ONE, YOU'RE ASSIGNING THE MOST POSSIBLE AMENITY POINTS TO IT, YOU KNOW, REALLY, IS IT GOING TO BE USABLE? AND OBVIOUSLY, THIS IS COMING FROM A FORMULA THAT THE CITY HAS THAT YOU'RE APPLYING HERE. YES. SO I HAVE THE A 950 M REGULATIONS HERE. AND SO IT DOES SAY THAT THE USABLE OPEN SPACE HAS TO BE AT LEAST 1000FT■!S AND, AND MUST INCLUDE AT LEAST THREE OF THE FOLLOWING.

A CLUSTER OF TREES, WATER FEATURES, SEATING AREAS, PICNIC TABLES, BARBECUE GRILLS, GAZEBOS, OR OTHER ELEMENTS AS APPROVED BY THE CITY'S DIRECTOR OF PARKS AND RECREATION. SO IT'S A MINIMUM OF TEN POINTS AND A MAXIMUM OF 30 POINTS. SO OUR METHODOLOGY HERE WAS, BECAUSE IT'S APPROXIMATELY 2000FT■!S AND IS PROPOSED TO HAE A SEATING AREA, TREES AND A BARBECUE AREA, AND ALSO A DOG PARK. THAT WOULD COUNT BECAUSE IT'S 2000FT■S WOULD BE 20 POINT.

AND THEN AREA TWO IS APPROXIMATELY 1000FT■S, INCLUDES THE SAME FEATURES AND IS ASSIGNED TEN AMENITY POINTS. YES, THERE WAS A METHOD TO OUR MADNESS. I FIGURED SO, SO. BUT I MEAN, SHE'S RIGHT THOUGH. WE LOOK AT WHAT'S IN THE EXISTING ORDINANCE. AND YOU'RE RIGHT,

[00:55:02]

AGAIN, THE BASE ZONING IS TWO SPACES PER UNIT. OBVIOUSLY, WITH OUR TOD APARTMENT PROJECTS, WITH THE STRUCTURED PARKING, WE'RE GOING DOWN AS FAR AS 0.7, 5.8 SPACES PER UNIT, I BELIEVE IF I'M. DOES THAT SOUND CORRECT TO YOU? I'D HAVE TO DOUBLE CHECK, BUT IT SOUNDS ACCURATE.

YEAH, I'D HAVE TO. IT MAY NOT BE. IT MAY NOT BE THE THE PUBLISHED. WELL, I WAS GOING TO SAY, BUT WE HAVE APPROVED THEM IN THAT RANGE. RIGHT. I WOULD TRUST YOUR MEMORY ON THOSE BECAUSE YOU HAVE LONGER TERM MEMORY THAN I DO ON THOSE PROJECTS. JUST GIVEN YOUR HISTORY ON THE COMMISSION, BUT TYPICALLY IN OUR TOD TYPE PROJECTS, THEY DO HAVE A LOWER PARKING REQUIREMENT BECAUSE THEY'RE LOCATED NEXT TO A TRAIN STATION. YEAH, RIGHT. OR THEY'RE WITHIN A QUARTER MILE OR A HALF A MILE. AND TYPICALLY WITH TOD PROJECTS, KNOWING THAT YOU HAVE A TRANSIT STATION NEARBY WITHIN THAT QUARTER MILE TO HALF MILE WALK, THAT'S TYPICALLY THE JUSTIFICATION THAT IS APPLIED FOR THE LESSER PARKING COUNTS FOR, FOR THOSE KIND OF PROJECTS. SOME OF OUR OTHER MULTIFAMILY DEVELOPMENTS, DEPENDING UPON WHERE THEY'RE LOCATED, AND ESPECIALLY GIVEN THE PLANNED DEVELOPMENT DISTRICT RULES THAT WERE PROBABLY WRITTEN FOR IT, I'M SURE OUR STANDARDS VARY. YEAH. BUT I THINK IN THIS EXCUSE ME, IN THIS CASE, IT DOES NEED A HIGHER STANDARD RATIO. BECAUSE IT'S NOT LIKE YOU SAY, NOT NEAR A RAIL STATION. AND IF YOU LOOK AT THE OTHER OLDER GARDEN APARTMENT PROJECTS, YOU KNOW, DOWN MUNICIPAL RICHARDSON DRIVE, A NUMBER OF THOSE SEEM TO BE DOING VERY WELL. SEVERAL DO HAVE THE THE GARAGES OR COVERED PARKING. THEY'VE GOT THE LOWER COVERAGE AREA ON THE SITE. SO THEY'VE GOT MORE LANDSCAPING, GREENERY AND THAT SORT OF THING. AND THIS IS A THIS IS A PRETTY TIGHT CONDENSED SITE HERE THAT WE'RE WORKING WITH. SO I'M NOT SO SURE MAYBE THE APPLICANT CAN ADDRESS IT AS FAR AS THE. YOU KNOW, THE EXPECTATION FOR, YOU KNOW, A SINGLE OR TWO CAR FAMILY, I CALL IT IN PER UNIT. RIGHT. YEAH. I BELIEVE THE INTENTION THERE IS, IS YEAH.

NOT ONLY THE, THE LACK OF AVAILABLE AVAILABLE SPACE ON THE SITE, BUT ALSO, I MEAN, WHEN YOU HAVE SUCH SMALL UNIT SIZES, YOU'RE PROBABLY ONLY GOING TO BE LEASING TO, YOU KNOW, SINGLE ADULTS WHO ONLY HAVE ONE CAR OR MAYBE DON'T HAVE ANY CARS AT ALL IF THEY LIVE CLOSE BY OR UTILIZE THE TRANSIT. AND YES, THE APPLICANT CAN DEFINITELY SPEAK MORE ON THAT. OKAY. ALL RIGHT. I HAVE NO OTHER QUESTIONS AT THIS TIME. ANYONE ELSE FOR STAFF? OKAY, LET'S GO AHEAD AND BRING THE APPLICANT UP THEN. APPRECIATE IT. ALL RIGHT. THANK YOU ALL.

VALID QUESTIONS. HAPPY TO ANSWER A LOT OF THOSE AS WELL. MY NAME IS COLBY CULBERTSON.

I'M FROM HERE IN DALLAS, TEXAS. I OWN A AN INVESTMENT BUSINESS FOCUSED IN IMPACT COMMUNITIES.

I'VE DONE SIMILAR PROJECTS TO THIS IN MALAKOFF, TEXAS, TEMPLE, TEXAS, BATON ROUGE, LOUISIANA.

AND I'VE DONE A FEW OTHER THINGS. AND, YOU KNOW, SOME OTHER PARTS OF EAST TEXAS, LIKE SEVEN POINTS IF YOU'RE FAMILIAR. BUT SO. AND MR. CULBERTSON, YOU JUST MAKE SURE YOU STEP UP TO THE MIC BECAUSE WE ARE ON CAMERA AND I WANT TO MAKE SURE I LIKE TO WALK AND TALK. I DON'T KNOW WHY THE AUDIENCE CAN HEAR YOU. THANK YOU. THANK YOU. SO YEAH, SO THIS THIS PARTICULAR ASSET, YOU KNOW, I BELIEVE IS, IS IN AN AREA THAT HAS A HIGH DEMAND FOR THE TYPE OF THE TYPE OF COMMUNITY THAT THAT REALLY, YOU KNOW, SPEAKS TO A LOT OF THE DEMOGRAPHIC, RIGHT? SO A LOT OF THE YOUNG ADULTS. SO I FIGURED IT'D BE, YOU KNOW, A LOT OF GOOD TALKING POINTS IN REGARD TO THE TYPES OF BUSINESSES THAT ARE IN THE AREA, AS WELL AS SOME OF THE EDUCATIONAL LOCATIONS. YOU KNOW, UNIVERSITY OF TEXAS, DALLAS IS UP THE ROAD AS WELL, AS WELL AS BILL FORD, BANK, CREDIT UNIONS, THINGS LIKE THAT. SO AS WE TALKED ABOUT BEFORE, THIS IS A CONCEPT PLAN OF HUDSON HEIGHTS. SO IT'S A MULTIFAMILY PROPERTY. WE'D BE CONVERTING IT INTO 72

[01:00:03]

BUT OUTSIDE OF THAT, AS FAR AS THE STRUCTURE OF THE BUILDING, THE INTEGRITY OF THE BUILDING IS GOING TO BE CONSISTENT WITH WHAT IT IS TODAY. THERE IS GOING TO BE UPGRADES FOR THE EXTERIOR. WE'RE PLANNING ON NEW PAINT, UPGRADING THE CLUBHOUSE, UPGRADING SOME OF THE ESTHETICS, IF YOU WILL. SO THAT WAY THE NEW TENANT PROFILE THAT WE'RE APPROACHING OBVIOUSLY IS GOING TO BE EXCITED FOR TO, YOU KNOW, CALL THIS PLACE THEIR HOME. A FEW DIFFERENT AREAS THAT, LIKE I MENTIONED TO YOU BEFORE, UNIVERSITY OF TEXAS, DALLAS, ONLY A FEW MILES AWAY, AMEGY BANK CREDIT UNION OF TEXAS ACTUALLY BORDERLINE SHARES A PARKING LOT WITH US, WHICH WE COULD TALK MORE ABOUT PARKING IN A SECOND. I KNOW THERE WAS SOME GOOD QUESTIONS ABOUT THAT, AS WELL AS SOME OTHER LARGER BUSINESSES THAT ARE RIGHT OFF OF CAMPBELL ROAD, RIGHT OFF OF 75. YOU COULD PRACTICALLY SEE THE HIGHWAY FROM THIS LOCATION. SO AS FAR AS FOOT TRAFFIC AND, YOU KNOW, COMMERCIAL BUSINESSES THAT WOULD REAP THE BENEFITS, FRANKLY, OF HAVING A LOCAL APARTMENT COMMUNITY, THAT ONE IS GOING TO BE SOMETHING THAT CAN REALLY BE PROUD OF, BUT THEY'LL ALSO REAP THE BENEFITS OF HAVING THEIR EMPLOYEES CLOSE BY. WITH SOMETHING THAT'S FEASIBLE FOR THE COST OF LIVING. SO AGAIN, JUST GOING BACK TO THE NEEDS OF THE COMMUNITY, JUST HAVING WORKFORCE HOUSING, QUALITY, QUALITY APARTMENT BUILDINGS THAT PEOPLE CAN CALL THEIR HOME. FUTURE TENANTS, I'M SORRY, FUTURE RESIDENTS OF RICHARDSON IS REALLY WHAT WE'RE AIMING TO TARGET. AND THEN ALSO TO, YOU KNOW, I THINK IN JANUARY, THE CITY OF RICHARDSON ACTUALLY RELEASED A, A PRESS OR SOME TYPE OF MINUTES SAYING THAT ONE OF THE BIGGEST FACTORS THAT THE CITY OF RICHARDSON WAS LOOKING FOR WAS QUALITY WORKFORCE HOUSING. SO I'M HERE FOR YOU GUYS. WE'RE HERE FOR, YOU KNOW, THE FUTURE RESIDENTS OF RICHARDSON. I FEEL LIKE I'M REALLY HITTING THE NAIL ON THE HEAD OF WHAT THE WHAT THE CITY OF RICHARDSON IS LOOKING FOR.

AND I FEEL LIKE SOME OF THE ASPECTS YOU GUYS ARE LOOKING FOR, OBVIOUSLY, FROM AN ESTHETIC STANDPOINT, THE APPEARANCE, THIS IS ACTUALLY ARTIFICIALLY GENERATED. NO OFFENSE TO THE CURRENT OWNERS. IT DOES NOT LOOK LIKE THAT. IF YOU'VE BEEN TO THE PROPERTY. I THINK THAT THERE'S THERE COULD BE A LITTLE BIT MORE UPKEEP ON THE PROPERTY. IT JUST HASN'T HAD IT. I PERSONALLY KNOW THE OPERATORS AND THE PERSON THAT'S ON SITE OPERATING JUST FRANKLY, HAS NOT DONE A TREMENDOUS JOB OF KEEPING THAT PROPERTY UP TO THE STATUS. I BELIEVE THAT YOU FOLKS WOULD WANT THAT YOUR RESIDENTS TO EXPERIENCE. AND WE'RE COMING IN. YOU KNOW, I HAVE A MANAGEMENT COMPANY ALREADY PLANNING TO TAKE OVER. I OWN A CONSTRUCTION COMPANY.

WE'RE ACTUALLY GOING TO BE MANAGING ALL OF OUR OWN WORK. AND SO, YOU KNOW, OUR GOAL IS TO MAKE THIS PROPERTY LOOK SOMETHING SIMILAR TO WHAT YOU'RE SEEING BELOW. YOU'D BE SURPRISED WHAT NEW NEW CONCRETE ON YOUR YOUR PARKING LOT PAINT. AND YOU KNOW, SOMEONE THAT REALLY CARES ABOUT THE PROPERTY WOULD DO FOR THE APPEARANCE AND OBVIOUSLY WITH THE CITY AS WELL.

I THINK THAT THIS IS GOING TO BE A GREAT WAY FOR THE CITY OF RICHARDSON TO OFFER GOOD

[01:05:05]

IT'S ULTIMATELY JUST GOING IN THERE WITH AN EXPERIENCED GC AND MANAGEMENT AND DOING THE THINGS THAT WE HAVE TO DO TO RECREATE THE CURRENT IMAGE INTO SOMETHING THAT'S A LITTLE BIT MORE IMPROVED AND, YOU KNOW, ATTRACTING THAT NEW FUTURE RESIDENT OF, OF RICHARDSON. SO IN REGARD TO THE SQUARE FOOTAGE, I UNDERSTAND SOME OF THE CONCERNS THERE. YES. BUT IF WE WERE TO GO BACK TO THE INITIAL CONVERSATION OF WHAT WE'VE BEEN TALKING ABOUT, THIS IS CONSIDERED TO BE, YOU KNOW, AN ATTRACTION TO STUDENTS, TO WORKFORCE HOUSING, YOUNG ADULTS OFTENTIMES NOT REALLY NEEDING, . WILL, WILL BE PERFECTLY FINE. AND AGAIN, GOING BACK TO THIS WORKFORCE HOUSING, RENOVATING EXISTING APARTMENTS, YOU KNOW, OFFERING SOMETHING THAT'S QUALITY THAT PEOPLE CAN, YOU KNOW, CONSIDER THEIR HOME FUTURE HOMEBUYERS, FUTURE PROPERTY TAX PAYERS. OBVIOUSLY, THIS PROPERTY IS GOING TO, YOU KNOW, DO IT'S GOING TO DO VERY WELL. WE'RE OBVIOUSLY PAYING PROPERTY TAXES AND OTHER CITY INCENTIVIZING COSTS COMING THROUGH OUR PROPERTY, A PLACE TO ESTABLISHOOTS. AGAIN, GOING BACK TO THE FUTURE, YOU KNOW, PERMANENT RESIDENTS OF RICHARDSON, CLEAR RESIDENT COSTS TRYING TO BE AS COST EFFICIENT AND PROVIDING, YOU KNOW, A PLACE TO LIVE THAT REALLY IS A LITTLE BIT MORE AFFORDABLE. YOU KNOW, WE'RE LOOKING AT, SAY, YOU KNOW, TWO BUCKS A FOOT, WHICH ON A STUDIO APARTMENT THAT'S, YOU KNOW, 950 TO $1000 A UNIT ON THE SECOND STORY WOULD BE SOMEWHERE 1600 TO 1800, A FOOT, 1800 TOTAL, WHICH IS AROUND TWO BUCKS A FOOT. AND MA'AM, I ACTUALLY DID A QUICK RESEARCH ON YOUR QUESTION REGARDING THE STUDIO APARTMENTS. NOT AN EXACT NUMBER, BUT THERE'S ABOUT 215 AVAILABLE STUDIOS IN RICHARDSON RIGHT NOW, ALL OF WHICH AVERAGE ABOUT 570 SQUARE FOOT. AND THERE ARE SOMEWHERE AROUND TWO BUCKS A FOOT. SO I'M AVERAGING 550 ON MINE. I'M QUOTING GIVE OR TAKE TWO BUCKS A FOOT. AND IT'S VERY, YOU KNOW, AND WE ALSO HAVE 36 OF THEM AVAILABLE. SO IT'LL GO FROM 211 AVAILABLE TO CALL IT 240, 250. WITH OUR LEASING STRATEGY. I HAVE A HIGH LEVEL OF CONFIDENCE THAT WE'RE GOING TO BE ABLE TO LEASE THESE UP, VERY SIMILAR TO THE TWO BUCKS A FOOT THAT YOU'RE SEEING IN YOUR OTHER OTHER UNITS. SO THE TRANSITION TO RESIDENTIAL OBVIOUSLY WOULD NEED THE APPROVAL FOR THE PD. FRANKLY, ALL THAT REALLY IS, IS JUST GETTING THE APPROVAL ON THE ON THE PARKING. SOME OF THE SETBACKS THAT WE TALKED ABOUT, AGAIN, THAT WAS ALREADY INGRAINED IN THE PROPERTY BEFORE WE GOT THERE. AND THE ONLY SETBACKS THAT WERE REALLY ACTUALLY GOING TO NEED TO TALK ABOUT IS JUST THE POOL, WHICH HAS ALREADY BEEN THERE. AND THEN THE, THE DUMPSTER, WHICH I DON'T EVEN THINK THAT WE WOULD HAVE AN INFRACTION IF WE WEREN'T GOING TO DO THE MASONRY.

I THINK THE MASONRY IS GOING TO BE A BETTER LOOK. I THINK IT'S EVEN A PART OF THE CODE TO DO THAT. BUT I WAS GOING TO DO IT ANYWAY. I THINK THE WOOD FINISH IS NOT AS APPEALING AS THE AS THE CONCRETE, AS THE MASONRY. SO IT'S NOT LIKE WE'RE EXTENDING ANYTHING. THE FENCE THAT'S THERE IS GOING TO STAY THERE. IT'S JUST GOING TO BE PAINTED. THE NETS THAT STAIRS ARE GOING TO STAY THERE. SO IT'S GOING TO BE RE NETTED PAINTED. SO THERE'S NO EXTENSION OF THE CURRENT ASSET. AS YOU SEE IT TODAY STANDS AS IT IS TODAY. IT'S ULTIMATELY JUST GOING TO BE COSMETICS. I'M HAPPY TO ANSWER ANY QUESTIONS ON THAT. THE PHASE CONVERSION.

SO WE'RE GOING TO BE PULLING PERMITS AS SOON AS YOU GUYS GIVE US THE THUMBS UP THAT YOU GUYS ARE OKAY WITH THIS CONVERSION, WHICH I BELIEVE WOULD BE A WONDERFUL ATTRIBUTE TO THE CITY. BUT WE'RE PULLING PERMITS BECAUSE WE DO NEED TO PUT A FLOW LINE IN THE PARKING LOT FROM THE SOUTH END TO THE NORTH END. THAT'S TO ACCOMMODATE THE FHCS THAT WAS FROM THE FIRE MARSHAL. THEY APPROVED THE WATER LINE. AS LONG AS WE HAVE THAT THROUGH,

[01:10:03]

THAT IS DEFINITELY A STRONG NEED. MY QUESTION, THOUGH, IS AROUND, YOU KNOW, WHAT ARE YOUR PLANS TO MAKE THIS FEEL LESS OF AN ASSET, MORE LIKE A NEIGHBORHOOD? WE'RE A HUGE NEIGHBORHOOD COMMUNITY IN RICHARDSON. DO YOU HAVE ANY ACTIVATION LIKE THAT FOR THE RESIDENTS THAT WILL BE LIVING HERE? SURE. SO ONE, THERE'S THERE'S A SMALL LAUNDRY ROOM THAT'S ALREADY ON SITE ONE AND THEN HEAR ME OUT HERE. SO THERE'S A SMALL LAUNDRY ROOM ON SITE AND A BIG STORAGE FACILITY ON SITE THAT THE STORAGE FACILITY IS FRANKLY NOT BEING USED AT ALL. OUR PLAN IS TO CONVERT THAT, PUT MORE LAUNDRY FACILITIES IN THERE TO WHERE THEY HAVE. THIS IS REALLY A PLACE THAT THEY CAN CALL HOME. ANYTHING THAT THEY NEED IS ALREADY READILY AVAILABLE. THERE'S A POOL ALREADY ON SITE. IT'S NOT BEING REALLY UTILIZED WELL, AND THERE'S A CAFETERIA AREA THAT'S NOT BEING UTILIZED AT ALL. OUR THOUGHTS ARE TO MAKE IT SOMEWHAT OF A AREA WHERE THEY CAN DO BIRTHDAY PARTIES OR GATHERINGS, FAMILY GATHERINGS. WE CAN DO EVENTS AS A COMMUNITY, AND IT REALLY MAKES IT EASY ON ON ME AS THE OPERATOR, ON US AS A COMMUNITY, BECAUSE THERE'S SO MUCH SPACE THAT'S JUST NOT BEING UTILIZED.

IT'S BEING UNDERUTILIZED, FRANKLY. AND WE PLAN TO USE THOSE TO ENHANCE THE EXPERIENCE.

AND, AND ALSO THE, YOU KNOW, THE LONG TERM TENANT OCCUPANCY, YOU KNOW, THE TENNIS COURT, PICKLEBALL COURT, BASKETBALL COURT, YOU KNOW, THE UTILIZATION OF THAT IS PLENTIFUL. THERE'S STILL A BASKETBALL COURT ON THERE. TENNIS COURT IS STILL REALLY WHAT IT IS. AND PICKLEBALL COURT, IT'S A NEW THING. BUT YOU KNOW, IT'S INTERCHANGEABLE FROM A TENNIS COURT AND PICKLEBALL COURT. SO THERE'S A LOT OF THINGS THAT WE CAN IMPLEMENT AND ADVERTISE TO THE NEW TENANTS THAT, HEY, YOU HAVE A NICE POOL THAT YOU CAN COME TO WITH LAWN CHAIRS AND ACTIVITY ROOMS FOR YOUR CHILDREN. AND YOU HAVE, YOU KNOW, FULL LAWN AND YOU HAVE A STUDY HALL WITH DESKS AND WI-FI AND EVERYTHING ELSE. YOU'VE GOT A LOT OF COMMUNITY DRIVEN ACTIVITIES THAT ARE ALREADY TAKING PLACE THAT WE'RE GOING TO REALLY KIND OF EXEMPLIFY AND MAKE A PART OF OUR, OUR CULTURE AS A COMMUNITY AND TRY TO MAKE

[01:15:02]

SO I THINK IT MAY BE A LITTLE PRESUMPTIVE TO ASSUME THAT IT'S GOING TO BE A 1 TO 1 RATIO, HENCE THE QUESTIONS ABOUT PARKING AND AND JUST THINKING AHEAD TO POTENTIAL TENANTS, WHAT THEY MAY BE BEING TOLD OR WHAT THEIR EXPECTATIONS WOULD BE FOR THAT. YES, MA'AM. THANK YOU. AND I AGREE WITH YOU. AND I THINK THAT, YOU KNOW, WITH THE CURRENT PARKING SPACES THAT WE HAVE CURRENTLY WOULD WOULD MORE THAN SUFFICE FROM OUR OUR CURRENT VIEWPOINT ON THE TENANT PROFILE, THE STUDY THAT WE'VE DONE SO FAR, YOU KNOW, THE STUDENTS AT UT DALLAS IS GOING TO BE A BIG PART OF IT. THE LOCAL COMMERCIAL BUSINESSES IN THE AREA, A LOT OF WALKABILITY FROM THAT STANDPOINT. NOT TO SAY THAT THEY'RE NOT GOING TO HAVE VEHICLES OR WHAT HAVE YOU, BUT WE'LL ADDRESS THAT IF AND WHEN THE TIME COMES AND UTILIZE AS MUCH SPACE AS POSSIBLE USING NOT ONLY THE 90 SPACES WE HAVE, PLUS THE SIDE ROADS, AND ALSO IF AND WHEN I NEEDED TO GET THAT AGREEMENT WITH THE LOCAL BUSINESSES, WHICH, YOU KNOW, BILL FORD IS RIGHT NEXT TO US TOO. THEY'RE PRETTY GOOD ABOUT HAVING PARKING SPACES AS WELL. WE'LL, WE'LL DO EVERYTHING WE CAN TO ACCOMMODATE. VICE CHAIRMAN THOMPSON. THANK YOU. SEVERAL QUESTIONS FOR YOU. SO YOU SPOKE TO, FIRST OF ALL, YOUR PROPERTY MANAGEMENT. ARE YOU SELF MANAGING OR ARE YOU HIRING A THIRD PARTY MANAGER? ONCE IT'S SORT OF PASSED THE THE DEVELOPMENT PHASE? SURE. SO IT'S A GROUP CALLED IRONHEAD MANAGEMENT. THEY ACTUALLY MANAGE ABOUT 2100 UNITS ACROSS THREE STATES, ONE OF WHICH OBVIOUSLY IS TEXAS. WE. OUR GOAL RIGHT NOW IS TO HAVE PROBABLY ONE ON SITE AT A TIME AND THEN ALSO HAVE SOME LEVEL OF, YOU KNOW, ONSITE REPAIR OR WHAT HAVE YOU CONSISTENTLY MOVING. BECAUSE YOU HAVE TO REMEMBER TOO, SIR, WE'RE GOING TO BE ON SITE ALMOST EVERY SINGLE DAY FOR THE NEXT, YOU KNOW, SIX MONTHS OR MORE GOING

[01:20:04]

AND A TWO N IS HARD ON 72 UNITS, AS YOU PROBABLY KNOW. CAN YOU SPEAK TO HOW THE HAWTHORNE BRAND IS MAINTAINED OR NOT AS YOU ARE TAKING OVER? IS IT DOES IT STAY PARTIALLY EXTENDED? STAY AS YOU ARE DOING ONE BUILDING AT A TIME? OR WHAT'S THE BUSINESS PLAN AROUND THAT TRANSITION? YEAH, IT'S A GOOD QUESTION. SO WYNDHAM HOMES, YOU KNOW, IF WE'RE IF THEY'RE BEING TAKEN OUT, ULTIMATELY THAT HOTEL LICENSE, FROM WHAT I UNDERSTAND, WOULD NOT BE VIABLE ANYMORE. BUT WHEN WE'RE TAKING IT OVER, WE COULD, YOU KNOW, IF THERE WERE EXISTING TENANTS, FOR EXAMPLE, WE COULD DO SHORT TERM RENTALS OR LIKE AN AIRBNB OR WHAT HAVE YOU. BUT AGAIN, OUR PLAN IS TO GET UP AND DOWN ON THESE LEASES, HAVE PRE-LEASING EVEN TO GET THAT OCCUPIED AS QUICKLY AS POSSIBLE. OKAY. THANK YOU. CAN YOU SPEAK TO YOUR PLANS AROUND YOUR CAPITAL STACK RIGHT NOW? THIS BUSINESS IS EQUITY STARVED IN GENERAL, AND I'M JUST CURIOUS HOW YOU'RE THINKING ABOUT IT. YOU DON'T HAVE TO GET INTO THE WEEDS WEEDS, BUT I'M THINKING ABOUT HOW THE CAPITAL STACKS LOOKS, ESPECIALLY WITH THE WAY RATES ARE RUNNING RIGHT NOW.

YES, SIR. AND I'M, I'M, I'M IN THIS BUSINESS. SO $2 RENTS I GET AND BUT IT'S HARD TO GET THINGS TO PENCIL RIGHT NOW. SO I'M JUST THINKING THAT A PRETTY BIG COST PER DOOR IS GOING TO REQUIRE A CAPITAL STACK AND SOME SORT OF CONSTRUCTION LOAN OR SOMETHING LIKE THAT. SO I'M JUST SURE WHATEVER YOU CAN SHARE ABOUT THAT, BE HELPFUL FOR ME. ABSOLUTELY. AND I ACTUALLY, YOU KNOW, MY, MY PRIMARY BUSINESS, JUST SO YOU KNOW, IS COMMERCIAL MORTGAGE BROKERAGE. I'VE BEEN IN THE BUSINESS FOR EIGHT YEARS. I'VE CLOSED OVER 550 MILLION IN LOANS. AND SO THIS IS A BIG PART OF WHAT I DO EVERY SINGLE DAY FOR OTHER, OTHER FOLKS IN THE BUSINESS. I'VE ACTUALLY GOT A DEBT FUND THAT WAS ABLE TO GET 80% LOAN TO COST. MY INITIAL FUNDING WOULD BE TO COVER THE PURCHASE OF THE PROPERTY INTEREST RESERVE. I'M GETTING 80% OF MY BUDGET, WHICH I HAVE A $1.6 MILLION GIVE OR TAKE BUDGET ALLOCATED, WHICH IS EXTERIOR UP FRONT AND THEN GOING THROUGH THE LEASING, I'M SORRY, THE THE MAKE READY TO START UP WITH LEASE UP AND THE, THE REMAINING 20% IS GOING TO BE A FRIENDS AND FAMILY RAISE.

SO MY TOTAL COST BASIS IS GOING TO BE ABOUT SEVEN 7.5 MILLION, GIVE OR TAKE. SO MY LOAN GIVING SOMEWHERE AROUND 7.1 ALL IN. AND MY APPRAISED VALUE HAS ALREADY COME IN SUPPORTING WHAT I'M WHAT I'M. IF YOU WANT TO KNOW, I CAN TELL YOU, BUT MY, MY APPRAISAL VALUE HAS ALREADY BEEN SUPPORTED. I'M NOT GOING TO HAVE ANY ISSUES RAISING THE BALANCE. IT'S ONLY GOING TO BE ABOUT CALL IT $700,000. MAJORITY OF WHAT I'M GETTING IS, IS GOING TO BE ON A HOLD BACK CONSTRUCTION NOTE, AND MY INITIAL FUNDING IS GOING TO BE ON AN INTEREST ONLY BASIS FOR 24 MONTHS, AND IT'LL BE ALL CONSTRUCTION DRAW. MY PLAN IS TO REFINANCE OUT OF THIS BRIDGE LOAN BY MONTH 24, LIKELY INTO A FANNIE MAE LOAN. EITHER THAT OR HUD HUD TO HUD 223 F, RIGHT? YEAH, I AGREE, THAT'S THE WAY TO GO. CAN YOU SPEAK TO THE QUESTION BEFORE ABOUT SCHOOLS? SO IS THIS NORTHRIDGE ELEMENTARY? DO YOU KNOW, TO BE HONEST WITH YOU, SIR, I DO NOT KNOW. I CAN GET THAT INFORMATION FOR YOU, THOUGH. IT WILL BE GOOD FOR YOU TO KNOW THAT. YES, SIR. THERE IS HYPERSENSITIVITY ABOUT APARTMENTS VERY CLOSE BY. AND THE HYATT HOUSE THAT WAS REFERENCED BEFORE IS PROBABLY THE BEST COMP THAT WE HAVE.

WHENEVER THE HYATT HOUSE WAS CONVERTED TO TRELLIS, IT WAS EVEN CLOSER TO THIS PARTICULAR NEIGHBORHOOD. AND SO I WOULD JUST ENCOURAGE YOU TO DO SOME DUE DILIGENCE AROUND THAT TOPIC, BECAUSE IT WOULD BE GOOD FOR YOU TO HAVE A REALLY SUCCINCT ANSWER THERE. YES, SIR. JUST SO WE KNOW, AND I GET THAT THESE ARE ONE BEDROOMS, RIGHT? SO THE LIKELIHOOD OF HAVING KIDS IS LOW, BUT IT'D BE GOOD FOR YOU TO BE ABLE TO ANSWER THAT. THE COMMENT THAT WAS MADE ABOUT PARKING AND PARKING STRUCTURES WITH COMMISSIONER, IN MY EXPERIENCE, YOU SURVEY, YOU SURVEY YOUR RESIDENTS AND SEE BECAUSE SOMETIMES USUALLY YOU PAY FOR COVERED PARKING AND YOU DON'T WANT TO BUILD SOMETHING THAT IS NOT GOING TO BE PAID FOR. SO, BUT IT MIGHT BE SOMETHING THAT PEOPLE WOULD WANT. SO I THINK IT IS A JUST SOMETHING TO LOOK AT AS YOU'RE OPERATING. YES, SIR. THE CRIME COMMENT THAT I MADE EARLIER. AND SO THIS IS NOT ABOUT CRIME ON YOUR PROJECT. THIS IS ABOUT WHAT WE HAVE THERE NOW. SO TO ME, WHEN I'M THINKING ABOUT

[01:25:05]

BROADER SCOPE IS FROM THE CITY PERSPECTIVE. THERE HAS BEEN A LOT OF A LOT OF THE RESIDENTS THAT ARE THERE HAVE BEEN CHALLENGED. THERE'S BEEN A LOT OF AT LEAST THE PERCEPTION HAS BEEN THAT THERE'S A LOT OF CRIME ACTIVITY AT THE HAWTHORNE SUITES NOW. AND SO BEING ABLE TO SORT OF BUILD THE CASE OR DISPEL THE RUMORS OR MYTHS OR WHATEVER, THAT YOU'RE CLEANING THAT UP AS YOU'RE MOVING TO SORT OF MORE PERMANENT 12 MONTH LEASES WITH SCREENING, REAL SCREENING, AS YOU DO IN THE APARTMENT BUSINESS, YOU DON'T DO IN THE HOTEL BUSINESS AS MUCH. I THINK THAT'LL BE AN IMPORTANT PART OF YOUR STRATEGY TO SORT OF HIGHLIGHT, BECAUSE I DO THINK THAT THERE IS THE ABILITY FOR THIS TO GET CLEANED UP AS YOU'RE EXECUTING YOUR BUSINESS PLAN FROM WHAT WE HAVE TODAY. YES, SIR. SO THAT'S JUST A COMMENT FOR YOU. WHEN YOU UNDERWROTE THIS, WHAT DID YOU UNDERWRITE FOR YOUR OCCUPANCY? AT FIRST WE WERE LOOKING AT 55% YEAR ONE AND THEN YEAR TWO, CLOSER TO 75, 80%, GIVE OR TAKE. OUR GOAL IS TO BE AT 90% BY THE END OF 2020. I'M SORRY, 20, 24 MONTHS. I'M SORRY, BECAUSE WE WANT TO BE QUALIFIED FOR AGENCY FINANCING. YEAH. OKAY. AND. YEAH, I THINK THAT DOES IT FOR NOW. THANKS. YES, SIR. REAL QUICK ON YOUR COMMENT ABOUT WHEN WE'RE WHEN WE'RE TAKING OVER ANYONE THAT IS THERE. WE ARE, WE ARE, WE ARE REMOVING THEM. YOU KNOW, SURELY THE TENANTS THAT ARE CURRENTLY THERE ARE EITHER A LESS THAN TRANSIENT TENANTS OR BE UP TO NO GOOD. RIGHT. SO OUR GOAL IS TO REMOVE THEM. IF THE ONLY REASON I SAID WE'LL CONTINUE TO MAYBE DO LIKE SHORT TERM RENTALS IS IF THERE ARE TENANTS THAT MAYBE ARE ON A WAITING LIST OR THEY NEED A PLACE TO GO, WILL STILL DO BACKGROUND CREDIT CHECKS AND ALL THAT GOOD STUFF, AND THEY CAN STAY THERE ON THE SHORT TERM UNTIL WE HAVE A ROOM READY. SO THAT'S WHAT I MEANT ABOUT, YOU KNOW, BEING ABLE TO OFFER HOUSING WHILE WE'RE STILL IN THE MIDST OF GETTING THAT DONE. IT'S GOOD TO HAVE AN APARTMENT EERT ON THE COMMISSION ASK THOSE TOUGH QUESTIONS. HE WASN'T GOING TO ASK ME ABOUT RATES. CHAIR MARSHALL. YES. IF THE IF YOU WOULD LIKE STAFF HAS SOME ANSWERS FOR YOU REGARDING THE SCHOOLS. AND THEN ALSO I WAS ABLE TO FIND SOME DATA RELATED TO THE STUDIO STUDIO UNIT COUNT. OKAY, SO REGARDING SCHOOLS, I'LL TURN THAT OVER TO CHRISTINE. SURE. YEAH. SO I WAS LOOKING AT THE RICHARDSON ISD SCHOOL LOCATOR WEBSITE, AND IT LOOKS LIKE THIS SITE IS IN THE NORTHRIDGE ELEMENTARY SCHOOL, THE RICHARDSON NORTH JUNIOR HIGH SCHOOL IN THE PEARCE HIGH SCHOOL ZONE. THANK YOU. AND THEN WITH RESPECT TO THE STUDIO HOUSING COUNT, SO I FOUND OUR HOUSING MARKET ASSESSMENT. AND SO THERE'S A LOT OF DATA IN THERE. SO I HAD TO DO SOME BASIC MATH, BUT THERE'S AN ASSESSMENT ON UNITS THAT WERE BUILT PRE 1980 AND THEN 1980 TO 2014 AND THEN 2015 TO PRESENT. SO USING THAT DATA, THERE'S ROUGHLY 18,500 MULTI-FAMILY UNITS AND ROUGHLY 480 OF THOSE ARE STUDIO UNITS. SO LIKE, FOR EXAMPLE, UNITS THAT WERE BUILT PRIOR TO 1983, PERCENT OF THAT MULTI-FAMILY HOUSING STOCK ARE STUDIO UNITS FROM 1980 TO 2014, 2% OF THOSE UNITS, AND THEN 2015 TO PRESENT 3% WERE STUDIO UNITS. SO TAKING THE UNIT COUNT TOTALS, APPLYING THE PERCENTAGE BREAKDOWN THAT THEY GAVE, AND THEN DOING THE MATH. THAT'S HOW I CAME UP TO ROUGHLY 18,500 MULTIFAMILY UNITS TOTAL, AND THEN ROUGHLY 480 OF THOSE, 482 WERE STUDIO UNITS. THANK YOU. THANK YOU BOTH. THAT'S IMPRESSIVE THAT WE HAVE THAT HOUSING STUDY, AND YOU WERE ABLE TO FIND IT SO QUICKLY.

WELL, YEAH, IT DAWNED ON ME. I WAS LIKE, WAIT A MINUTE. WE DID THE MARKET OR THE HOUSING MARKET ANALYSIS. SO I DID A QUICK WE WERE TALKING ABOUT CONTROL F EARLIER FOR STUDIO, AND I GOT LUCKY ON THE PAGE THAT I LANDED ON, BUT IT HAD AN ASSESSMENT OF ALL OF OUR DIFFERENT MULTIFAMILY HOUSING TYPES AND AGAIN, BROKE IT DOWN BY TIME PERIOD OF WHICH THEY WERE CONSTRUCTED. BECAUSE OBVIOUSLY, THERE'S A MUCH MORE ANALYSIS THAT WENT INTO THAT, BUT AT LEAST I WAS ABLE TO GET THE BASIC STUDIO COUNT INFORMATION. ALL RIGHT. GREAT.

THANK YOU, COMMISSIONER POINTER. SO THE ESTHETIC OF IT IS SORT OF LIKE A HOME OF THE INDIVIDUAL APARTMENTS. WHAT HAPPENS IN A IN A SITUATION WHERE STORAGE OR WITH BICYCLES OR SOMETHING ELSE. WHAT. BECAUSE IT'S THE HOTEL ROOM, PREVIOUSLY A HOTEL ROOM. SO WHERE DO YOU HAVE ANY STORAGE AT ALL? SURE. SO YOU KNOW, THERE ARE, THERE ARE SMALL

[01:30:06]

CORRECT. ALL RIGHT. SO YOU HAVE NOTHING TO DO WITH THE EXISTING HOTEL OPERATION, CORRECT? RIGHT.

OKAY. ANY OTHER QUESTIONS? ALL RIGHT. WELL, WE MAY CALL YOU BACK HERE IN JUST A MINUTE.

THIS IS A PUBLIC HEARING, AND IF ANYONE ELSE WOULD LIKE TO COME FORWARD AND SPEAK EITHER.

COME ON UP AND JUST GIVE US YOUR NAME AND ADDRESS, PLEASE. GOOD EVENING. MY NAME IS JAMES ELLIS. I'M WITH ELLISON LEVINE ENGINEERING, AND WE ARE THE ENGINEERS FOR THE PROJECT. THE SITE PLAN THAT WAS UP THERE AS OURS. I'VE PERSONALLY BEEN WORKING WITH YOUR STAFF ON THIS PROJECT, AND I WASN'T SLATED TO SPEAK, BUT THE ONLY REASON I WANTED TO SPEAK IS BECAUSE I CAN ANSWER MOST OF THESE QUESTIONS THAT HAS COME UP. AND SO FORGIVE ME. AND I DON'T LIVE IN RICHARDSON, AND MY ADDRESS IS IN SOUTH LAKE. SO, YOU KNOW, I CAN GO AHEAD AND GIVE IT TO US ANYWAY. YES. 310 CANYON LAKE AND SOUTHLAKE, TEXAS. ALL RIGHT. THANK YOU. SO TO ANSWER A QUESTION YOU MADE A LOT EARLIER ABOUT LOSS OF REVENUE HAVING TO DO WITH THE HOTEL, THERE IS A OBVIOUSLY, EVERY HOTEL HAS A SPORTS TAX. IT HAS A COUNTY TAX. IT HAS A CITY TAX. IT HAS TAX, TAX TAX THAT THAT GOES INTO THAT. BUT THE APARTMENTS ALSO THEY GENERATE TAX REVENUE

[01:35:05]

SO THAT'S THE FIRST THING. THE SECOND OTHER QUESTION THAT YOU YOU SPOKE OF IN THE STATE OF TEXAS UNDER THE FAIR HOUSING ACT, YOU CANNOT LIMIT THE CHILDREN. HOWEVER, YOU CAN LIMIT ADULTS. YOU CAN HAVE ONE ADULT IN A STUDIO, OR IF THERE'S NO KIDS, YOU CAN HAVE A SECOND ADULT. AND A STUDIO CANNOT GO ABOVE THAT. AND A ONE BEDROOM APARTMENT. YOU CAN HAVE TWO ADULTS UP TO THREE UNDER SPECIAL CIRCUMSTANCES. SO IN THE IN THE PROPERTY MANAGEMENT WORK WHERE YOU'RE, YOU KNOW, AND, AND, AND UNDER, UNDER, EVEN UNDER THE FAIR, FAIR HOUSING ACT, THEY CAN LIMIT WHO THEY ALLOW INTO THEIR APARTMENTS BASED ON CREDIT, BASED ON INCOME. THEY HAVE THAT RIGHT TO, TO, TO DO THAT. SO, YOU KNOW, THEY AND OBVIOUSLY, COLBY DOESN'T WANT 16 COUSINS LIVING IN A STUDIO APARTMENT. RIGHT. AND SO IT'S, IT'S ON THE MANAGEMENT GROUP TO MONITOR THAT AND TO MAKE SURE THAT THAT IS NOT OCCURRING. AND I THINK BECAUSE OF THE RENOVATIONS THAT ARE GOING TO BE DONE TO IT, YOU'RE GOING TO ATTRACT SOMEBODY AND ALSO MORE OF YOUR A WORKFORCE IS A DIFFERENT IS A DIFFERENT INCOME LEVEL THAN.

LOW INCOME WORKERS, RIGHT? SO THIS PROPERTY IS SURROUNDED BY INDUSTRIAL. AS A MATTER OF FACT, THE CLOSEST RESIDENTIAL, I THINK IS 400FT FROM FROM THIS PROPERTY IS WHERE YOUR CLOSEST RESIDENTIAL NEIGHBORHOOD IS. EVERYTHING AROUND. IT'S BASICALLY INDUSTRIAL AT THIS POINT. SO MAYBE SOME OF THESE WORKERS THAT ARE WORKING IN THE INDUSTRIAL PLACE WILL END UP WORKING, YOU KNOW, WILL COME AND STAY THERE BECAUSE THEY CAN WALK OUT THEIR FRONT DOOR AND WALK RIGHT UP TO THE BUSINESS THAT THEY'RE WORKING IN. ONE THING RICHARDSON HAS DONE REALLY WELL IS YOUR PUBLIC TRANSPORTATION. THIS IS A CITY THAT I MEAN, YOU BUILT AN ENTIRE APARTMENT COMMUNITY, YOU KNOW, AT CAMPBELL AND 75 BASED ON BASED ON THE RAIL SYSTEM, RIGHT? SO IT'S A COMMUNITY THAT'S ALREADY ATTRACTING. IT'S ALREADY ATTRACTING THE THE YOUNG WHAT? IN MY DAY, WE CALL THEM YUPPIES, YOU KNOW, THE YOUNG URBAN PROFESSIONALS THAT AREN'T THEY, YOU KNOW, THEY, THEY, IF THEY CAN'T BUY AN ELECTRIC CAR, THEY'RE NOT GOING TO HAVE A CAR. THEY'RE GOING TO RIDE THEIR BIKE TO THE TRAIN STATION. RIGHT. SO I THINK THAT THROUGH PROPER MANAGEMENT OF THAT SITE, YOU WILL GET ITS CUT ME OFF ALREADY. YOU WILL GET YOU'LL, YOU'LL GET A, A, A NICE PROPERTY. AND YOU KNOW, ONE OF THE THINGS THAT HE KEPT SAYING, AND IT WAS, IT WAS ONE OF THE THINGS WE DISCUSSED WHEN WE WERE TALKING ABOUT THIS PROJECT WAS THAT PEOPLE THAT WILL MOVE HERE AND THE PEOPLE THAT CAN AFFORD TO PAY $2 A SQUARE FOOT ARE YOUR FUTURE HOMEOWNERS, RIGHT? THEY'RE THE PEOPLE THAT WHEN THEY ARE READY TO GET MARRIED AND THEY ARE READY TO START HAVING KIDS, THEY'RE GOING TO GO FIND A HOUSE TO BUY, AND THEY'RE ALREADY HERE. SO THEY'RE GOING TO GO BUY A HOUSE SOMEWHERE CLOSE TO HERE. RIGHT.

AND I WANTED TO ADDRESS YOUR CONCERN ABOUT CRIME. A, A LONG TERM STAY, ESPECIALLY THAT'S IN AN INDUSTRIAL AREA BY ITS NATURE, WILL HAVE PEOPLE STAYING IN THERE THAT AREN'T UP TO NO GOOD. THAT'S JUST HOW THAT'S JUST HOW IT IS. BUT YOU START BRINGING IN PEOPLE WHO WORRY ABOUT LOSING THEIR LEASE. THEY WORRY ABOUT GETTING KICKED OUT OF THEIR APARTMENT. THEY WORRY ABOUT ALL OF THOSE DIFFERENT TYPE OF THINGS. THEY DON'T TEND TO HAVE THE CRIME.

PLUS THIS, THIS PROPERTY IS SO SMALL, EVERYBODY'S GOING TO BE LIKE, RIGHT THERE WITH EACH OTHER. AND SO, YOU KNOW, IT'S GOING TO BE MORE OF A COMMUNITY. THEY'LL BE WATCHING OUT FOR EACH OTHER AND A LOT MORE SENSE. WHICH BRINGS ME TO THE POINT OF THE GREEN SPACE AND THE SHARED SPACES. YOU MENTIONED THE BERMS THAT ARE OUT THERE, THE GREEN SPACE THAT WE CHOSE TO PUT THE

[01:40:06]

SO WE HAD TO ASK FOR A VARIANCE ON THAT IMMEDIATELY. THE OTHER THING IS THESE, THESE AREN'T LEAN TOS. THEY ACTUALLY GO IN THE GROUND AND THEY HAVE A FOUNDATION UNDERNEATH THEM, WHICH MEANS NOW YOU'RE, YOU'VE GOT THESE 4X4 COLUMNS THAT ARE OUT THERE THAT ARE NOW, YOU KNOW, YOUR CAR DOORS AND EVERYTHING LIKE THAT. NOW YOU DON'T REALLY HAVE A LOT OF SPACE WITH THE COVERED PARKING. NOW YOU'RE ACTUALLY CORRECT. I DEVELOP AS WELL. AND IT'S A, IT'S A, IT'S A PLAY FOR MORE MONEY FOR THE OPERATOR, RIGHT? BECAUSE YOU GET TO CHARGE $20 EXTRA A MONTH ON YOUR RENT FOR, FOR THE COVERED PARKING. SO IT'S IN HIS INTEREST TO DO IT.

BUT ON THIS PARTICULAR, ON THIS VERY PARTICULAR PROPERTY, YOU SHOULDN'T DO IT. YOU'D HAVE TO GRANT AN EXTRA VARIANCE AND IT WOULD TAKE AWAY FROM THE ESTHETICS OF THIS BECAUSE, YOU KNOW, YOU TAKE THIS THING AND YOU WASH IT COMPLETELY WHITE AND YOU PUT A LOT OF BROWN AND THINGS LIKE THAT ON THERE. IT'S GOING TO BE A REALLY PRETTY BRIGHT RIGHT IN YOUR FACE KIND OF, OF LOOK. AND I THINK BECAUSE OF THE WAY THAT THIS IS ORIGINALLY LAID OUT, YOU WOULD TAKE AWAY FROM THAT BY PUTTING THE COVERED PARKING IN THERE. OKAY. NOT TO MENTION, LIKE I SAID, THE SPACING. THE OTHER THING TO THINK ABOUT THIS PROPERTY IS YOU ARE TAKING A 1980S ERA BUILDING AND YOU'RE BRGING IT UP TO CURRENT BUILDING CODES. ANYTIME YOU TAKE AND YOU CHANGE A PROPERTY LIKE THIS, YOU GOT TO BRING IT TO CURRENT CODES. AS IT SITS RIGHT NOW, IT'S GOT GRANDFATHERED IN. ADA, YOU'VE GOT RAMPS GOING OUT INTO THE PARKING LOT. THAT'S A NO NO. NOW YOU CAN'T DO THAT. YOU HAVE TO HAVE THE RAMPS UP IN THE SIDEWALK. COLBY WILL HAVE TO WILL HAVE TO BRING THAT INTO COMPLIANCE. THE NUMBER OF ADA SPACES THAT YOU HAVE IS CURRENTLY GRANDFATHERED IN. NOW THAT'S GOING TO CHANGE. THAT'S GOING TO GO TO THE NEW RULES. OKAY. THINGS IN THE GREEN REQUIREMENTS WHERE YOU HAVE TO HAVE THE LIGHTS HAVE TO BE A CERTAIN WAY, AND THEY HAVE TO DO ALL THIS THAT NOW COMES INTO PLAY. MR. ELLIS, I'M GOING TO ASK YOU TO WRAP IT UP. AND SO I KNOW YOU'RE PART OF THE APPLICANT TEAM AS THE ENGINEER. AND SO I GAVE YOU THE LEEWAY OF GOING LONGER THAN NORMAL ON A COMMENTS. BUT IS THERE ANY OTHER POINTS THAT YOU JUST HAD TO GET GET OUT LAST ONE AND THEN THAT'S IT. YEAH. THE, THE REASON FOR THE NEW UTILITY LINE, BECAUSE WE DREW IT. IT'S NOT IN YOUR PACKAGE, BUT THERE ACTUALLY IS A DRAWING ALREADY FOR IT IS BECAUSE WE ARE GOING

[01:45:05]

AND WE'RE PUTTING IN THE CORRECT SIZES. OKAY, GREAT. AND WE'RE CREATING THE LOOP. ALL RIGHT. EVERYTHING YOU SAID WAS VERY HELPFUL, BY THE WAY. SO I MEAN, THIS IS THE ENGINEER ON THE PROJECT. ANY QUESTIONS FROM THE COMMISSION FOR HIM? ALL RIGHT. THANK YOU. AWESOME.

ANYONE ELSE IN THE PUBLIC THAT WOULD LIKE TO SPEAK IN FAVOR OR OPPOSITION TO THE REQUEST? MR. CULBERSON, DO YOU HAVE ANY FINAL REMARKS? I APPRECIATE YOUR TIME. ALL RIGHT. THANK YOU.

ALL RIGHT. I MOVE THAT WE CLOSE THE PUBLIC HEARING. COMMISSIONER PURDY SECONDED.

ALL IN FAVOR. PASSES UNANIMOUSLY. ANY DISCUSSION FROM OUR VICE CHAIRMAN THOMASON, AS OUR APARTMENT EXPERT. SO I, I, I APPLAUD THIS. SO WHENEVER, WHENEVER THIS PROJECT WAS FIRST LISTED BY MARCUS AND MILLICHAP AND MY FRIENDS OVER THERE, I WAS THE FIRST TOUR AND IT WAS BECAUSE I'M A RICHARDSON GUY. AND SO THEY WERE TRYING TO JUST FIGURE OUT, IS THIS EVEN POSSIBLE? AND, AND I WALKED AROUND AND I SAID, YEAH, THIS IS DEFINITELY POSSIBLE. AND THIS IS WHAT WE REALLY NEED TO DO THIS. THIS IS NOT WHAT I DO. I DON'T CONVERT EXTENDED STAYS.

AND I REMEMBER THINKING TO MYSELF, WHEN THIS DOES EVENTUALLY COME THROUGH THE APPROPRIATE CHANNELS, IT'S IMPROBABLY IMPORTANT IF THERE'S GOING TO BE HYPERSENSITIVITY AROUND APARTMENTS, AND THERE OFTEN IS IN OUR CITY TO DELINEATE THE SORT OF BEFORE AND AFTER AND THE BEFORE IS, AS WAS MENTIONED, A TIRED EXTENDED STAY HAS A LOT OF PROBLEMS FOR THE CITY. I DON'T KNOW IF THIS IS TRUE OR NOT, BUT I ONCE HEARD THAT THE FIRST PLACE THAT THE RPD GOES AFTER THEY HEAR OF A CAR BURGLARY OR A CAR BEING STOLEN IS THE HAWTHORNE SUITES TO GO SEE IF IT'S IN THE PARKING LOT THERE, WHICH, YOU KNOW, MAY BE A JOKE, MAY NOT BE, BUT I THINK THERE'S SOME TRUTH TO IT. AND SO THE IDEA OF CONVERTING FROM A, YOU KNOW, AN EXTENDED STAY BLIGHT THAT HAS NOT BEEN INVESTED IN AT ALL BY THE CURRENT OPERATOR, I DON'T KNOW HOW MANY DOWN UNITS THEY HAVE RIGHT NOW, BUT IT'S A LOT. IT DOESN'T WORK. THEY'RE HAVING TO FEED IT A LOT TODAY. AND THAT'S WITH ITS CURRENT CAPITAL STACK. IT MAKES ALL KINDS OF SENSE TO, TO PUSH THIS INTO SOMETHING THAT WE DO NEED, WHICH IS MORE UNITS IN OUR CITY, ESPECIALLY UNITS THAT CAN APPEAL TO THE WORKFORCE SIDE OF THE EQUATION. AND THESE SMALLER UNITS ARE EXACTLY THAT. THE, THE REASON THAT, YOU KNOW, I WAS ALWAYS STRUGGLING WITH THIS WAS IT WAS GOING TO COST A WHOLE LOT. AND SO I'M CONVINCED THAT IF COLBY IS GOING TO GO THROUGH THIS AND, AND RAISE THE MONEY AND, AND DO ALL THE THINGS WITH DEBT AND HIS BANKERS THAT THEY'VE LOOKED AT IT, THEY'VE PENCILED IT BECAUSE HE'S GOING TO BE INVESTING A WHOLE LOT OF MONEY AND MAKING SURE THAT THIS PROJECT WORKS. AND SO HE HAS MORE AT RISK IN THIS THAN ANYBODY ELSE. AND SO THAT'S CERTAINLY WORKING IN OUR FAVOR. THE THE SCHOOL THING, IT WILL COME UP THE NEIGHBORHOOD THING, IT WILL POTENTIALLY COME UP. IT'S PROBABLY BETTER THAT IT'S NOT ZONED TO THE NEIGHBORHOOD TO THE NORTH, BECAUSE THAT'S WHERE THERE WAS A LOT OF CONSTERNATION AROUND THE HYATT HOUSE CONVERSION TO TRELLIS. AND THERE WAS A WHOLE BUNCH OF COMMUNITY MEETINGS THAT HAPPENED IN ORDER FOR THAT ZONING TO HAPPEN. SO I WOULD DO SOME HOMEWORK ON NORTHRIDGE THAT HOA, I DON'T WANT YOU TO CAUSE ALARM, BUT I THINK IT WOULD BE GOOD IF YOU COULD BE ABLE TO ANSWER THAT YOU THAT YOU SPOKE TO THEM. THAT'S SORT OF WHAT WE DO IN RICHARDSON. WE HAVE. YEAH. OR YOU CAN GIVE US STAFF. THEY'LL PUT YOU IN CONTACT WITH THE HOA PEOPLE. BUT IT'S AN UNUSUAL CITY AND THAT WE ACTUALLY HAVE HOAS THAT THAT MATTER AND HAVE A RELATIONSHIP WITH THE CITY AS OPPOSED TO, I DON'T KNOW WHAT YOU HAVE IN OTHER CITIES, BUT IT'S CANTANKEROUS TO SAY THE LEAST. SO I WOULD DO THAT OTHERWISE, YOU KNOW, THE THE $2 RENTS, I THINK IT'S IT SEEMS IT MIGHT SEEM HIGH IF YOU'RE IN THIS BUSINESS, BUT IT'S IT'S HIGH BECAUSE THE SQUARE FOOTAGE SO LOW. RIGHT? SO THAT'S, THAT'S WHAT'S DRIVING. IF YOU IF YOU ARE SENSITIVE TO THAT, MOST OF YOU PROBABLY AREN'T.

BUT $2 RENTS IS ACTUALLY PRETTY STEEP RENTS, BUT IT'S NOT WHENEVER YOU'RE TALKING ABOUT SQUARE FOOT THAT ARE 500FT■!S. O THESE ARE 1100, YOU KNOW, PER UNIT RENTS ON THE STUDIO SIDE,

[01:50:03]

[4. Discussion related to the 2026 Community Revitalization Awards.]

TALKING ABOUT SCHOOLS, JJ PIERCE, WHICH CAME UP IN THE CONVERSATION EARLIER, DID HAVE RENOVATIONS A FEW YEARS AGO THAT DID RECEIVE AN AWARD AS WELL. AND LAST YEAR WE DID HAVE A FORMER CAR WASH THAT HAD BEEN VACANT FOR A NUMBER OF YEARS THAT CAME IN AND BUILT A SMALL OFFICE DOWN OFF OF AUDELIA, NEAR BUCKINGHAM. AND THEN FINALLY THE BELT PLUS MAIN DEVELOPMENT RIGHT IN THE CORE DISTRICT, INFILL, MULTI-FAMILY, MIXED USE, FORMERLY A PARKING LOT AND AS WELL AS A TRANSMISSION SHOP, YOU CAN SEE OFF THERE TO THE RIGHT. MOVING THAT PARKING INTO THE STRUCTURED PARKING AS PART OF THIS PART OF THIS PROJECT. AND

[01:55:02]

WE'VE EXTENDED THE NOMINATION TO THIS SUNDAY. SO IF YOU DO KNOW OF ANY PROPERTIES THAT YOU THINK WOULD MAKE A GREAT RECIPIENT, PLEASE LET US KNOW. THE WEBSITE IS COR.NET/CRA. YOU ALSO HAVE MY EMAIL, SO PLEASE REACH OUT IF YOU DO PERFORM. IF YOU ARE ON THE SELECTION COMMITTEE, WE WILL BE GETTING YOU A NOMINATION NOTEBOOK MID NOVEMBER, SO YOU'LL HAVE PLENTY OF TIME TO LOOK AT THE NOMINATIONS. WE'RE DOING SELF-GUIDED TOURS. THEN WE'LL HAVE THE DELIBERATIONS. TENTATIVELY. WE'RE LOOKING AT FRIDAY, DECEMBER 11TH, PROBABLY LATE AFTERNOON. SO A COUPLE HOURS OF YOUR TIME THERE. WE'LL NOTIFY THE RECIPIENTS AFTER THE HOLIDAYS. WITH THE AWARD RECEPTION IN EARLY FEBRUARY. SO THAT'S USUALLY THE FIRST OR SECOND CITY COUNCIL MEETING. RECEPTION WILL BE BEFORE THE MEETING. WE'LL HAVE THE PRESENTATION AT THE MEETING. PLENTY OF PHOTO OPPORTUNITIES THERE AVAILABLE FOR ANY QUESTIONS, OR YOU CAN EITHER EMAIL IF YOU'D LIKE TO TAKE PART OR WE CAN ALSO, I CAN WRITE YOU DOWN NOW. COMMISSIONER, VICE CHAIRMAN, A LITTLE BIRDIE THAT I'M RELATED TO TOLD ME THAT THE. WE NEEDED TO DO OUR OUR, I GUESS OUR OUR COLLECTIVE BEST TO MARKET THIS SO WE CAN GET MORE NOMINATIONS. SO I'M CURIOUS HOW YOU'RE THINKING ABOUT MARKETING THIS TO, I GUESS THE WHOLE CITY WE WE HAVE DONE EACH YEAR WE DO A ARTICLE IN RICHARDSON. TODAY WE'VE HAD THREE. COMING UP ON FOR WEEK IN REVIEW NOTIFICATIONS. OUR CITY MANAGER HAS ANNOUNCED THE PROGRAM TO THE HOA PRESIDENTS ON A COUPLE OF OCCASIONS. I DID ATTEND A CHAMBER BUSINESS NETWORK LUNCH OR ACTUALLY BREAKFAST. THAT WAS REALLY EARLY A COUPLE WEEKS AGO WHERE I MADE AN ANNOUNCEMENT. THEY'VE INCLUDED THAT IN THE CHAMBER NEWSLETTER AND HAS ALSO BEEN FEATURED IN THEIR RICHARDSON LOCAL NEWSLETTER. CAN YOU SAY HOW MANY NOMINEES YOU HAVE AT THIS TIME? RIGHT NOW WE HAVE ABOUT SEVEN, 6 TO 7. ONE THAT ONE CAME IN. THAT WON'T REALLY MEET THE STANDARDS BECAUSE IT WAS FOR THE REAR PART OF THE BUILDING. YEAH, THAT'S PRETTY LIGHT COMPARED TO PRIOR YEARS, RIGHT? YEAH. WOULD ANYBODY LIKE TO VOLUNTEER RIGHT NOW OR DO YOU WANT TO THINK ABOUT IT? IF YOU LET ME KNOW BY NEXT FRIDAY, THAT'D BE GREAT.

IF THERE ARE MORE THAN TWO OF YOU ALL WHO WOULD LIKE TO BE ON THE COMMITTEE, WE'LL DRAW NAMES OUT OF THE HAT. I'LL PROBABLY WHO IS ALREADY DONE IT BEFORE. RAISE YOUR HAND. OKAY, SO THERE'S THERE'S FOUR OVER THERE THAT HAVE NOT NOT HAD THE THE HONOR ANYONE PARTICIPATING WORKING ON THEIR. ALL RIGHT. THAT'S GREAT. YEAH. I MEAN. LET'S SEE AND HAVE SOME IDEAS.

I'LL I'LL VOLUNTEER TOO. ALL RIGHT. MR. PURDY, WERE YOU RAISING YOUR HAND AS WELL, OR.

OKAY. OKAY. COMMISSIONERS QUIRKE AND MARSH. OKAY. WE'LL PUT YOU DOWN. IN THE EVENT OF A.

IF A HAS A CHANGE OF MIND, WE'LL DRAW NAMES OUT OF THAT. I WILL PROBABLY DRAFT AJ FOR THAT ASSISTANCE. SO VERY COOL. ALL RIGHT. THANKS, KEITH. APPRECIATE IT. YEAH. FINALLY

[5. Staff report on pending development, zoning permits, and planning matters.]

TINA. GOOD EVENING. SO HAVE FEW ITEMS ON MY LIST. FIRST AND FOREMOST, AGAIN I WOULD LIKE TO INTRODUCE CAITLIN STRICKLAND. SHE'S OUR NEW ASSISTANT DIRECTOR OF THE PLANNING TEAM.

SO SHE'S JOINING US THIS EVENING. AND SHE'LL BE A REGULAR PRESENCE HERE AT OUR MEETINGS. IN TERMS OF PROJECTS, THAT COUNCIL HAS TAKEN ACTION ON, ZONING CASES OF WHICH THE COMMISSION HAS DELIBERATED ON LAST MONDAY OR A WEEK AGO YESTERDAY, ON OCTOBER 12TH, THE CITY COUNCIL DID APPROVE THE AMENDMENTS TO THE COLLINS ARAPAHOE ZONING THAT WAS RELATED TO THE FLAGS AND FLAGPOLE REGULATIONS. SO THEY APPROVED THAT AS PRESENTED.

COUNCIL WILL BE CONSIDERING GOLF RANCH AT THEIR UPCOMING MEETING ON OCTOBER 26TH. IN TERMS OF YOUR NEXT MEETING, AT THIS TIME, WE DO NOT HAVE ANYTHING SCHEDULED FOR THE NOVEMBER 3RD MEETING, BUT WE CONTINUE TO MONITOR THAT AND WE WILL CONFIRM WHETHER OR NOT WE NEED YOUR ATTENDANCE THAT EVENING AS WE GET CLOSER TO THE MEETING. AND THEN ALSO JUST

[02:00:04]

THANK YOU, THANK YOU. ANYTHING ELSE? ALL RIGHT THEN WE STAND ADJOURNED A

* This transcript was compiled from uncorrected Closed Captioning.