Sep 26, 2023 Planning & Zoning Commission

GOOD EVENING.

IT'S 6:00 PM

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THE COMMISSIONERS THAT YOU SEE SEATED BEFORE YOU HAVE BEEN APPOINTED BY THE CITY COUNCIL, AND WE SERVE WITH THE PLEASURE OF THAT SAME CITY COUNCIL TONIGHT, SOME OF OUR AGENDA ITEMS WILL GO ON TO THE CITY COUNCIL.

IF YOU'RE HERE TONIGHT, TO PARTICIPATE IN A PUBLIC HEARING PORTION OF OUR, UH, OF OUR MEETING.

A FEW HOUSEKEEPING ITEMS BEFORE YOU COME TO THE PODIUM, PLEASE FILL OUT ONE OF THE YELLOW SPEAKER CARDS.

THOSE CARDS ARE ON THE TABLE OUTSIDE THE ROOM THERE, AND YOU COME TO THE, TO THE, UH, PODIUM.

HAND YOUR CARD TO ONE OF OUR STAFF MEMBERS TO YOUR RIGHT.

WHEN YOU SPEAK, PLEASE FACE PLANNING AND ZONING SO THE CAMERAS CAN SEE YOUR FACE AND THE MICROPHONE CAN PICK UP WHAT YOU'RE SAYING.

IT'S REAL IMPORTANT BECAUSE WHAT YOU SAY WILL GO ON TO THE CITY COUNCIL.

AS PART OF OUR MINUTES, YOU'LL HAVE THREE MINUTES TO SHARE YOUR THOUGHTS AND YOUR CONCERNS.

WE DO APPRECIATE YOU BEING HERE.

IT IS IMPORTANT THAT CITIZENS OF MCKINNEY ARE INVOLVED IN THIS GOVERNMENT PROCESS.

WHEN WE GET TO THOSE PUBLIC HEARING ITEMS, I'LL GIVE YOU ANOTHER REMINDER OF HOW, HOW THE EVENING WILL FLOW.

BUT UNTIL THEN, WE WILL HAVE SOME, UM, PLAN ITEMS AND SOME MINUTES TO APPROVE.

WE MAY GO FAIRLY QUICKLY, BUT I PROMISE YOU WE'LL SLOW DOWN WHEN IT'S TIME FOR, FOR PARTICIPATION.

OKAY.

THE FIRST ITEM WILL BE AN OPPORTUNITY FOR THE PUBLIC TO SPEAK ON AN ITEM THAT DOES NOT HAVE A PUBLIC HEARING ATTACHED, THAT IS ON THE AGENDA.

AND EXAMPLE WOULD BE THE MINUTES OF OUR LAST MEETING OR ONE OF THE PLAT CONSIDERATIONS THAT WE HAVE TONIGHT.

SO IF YOU'VE COME TONIGHT, I WOULD LIKE TO ADDRESS PLANNING AND ZONING REGARDING, BLESS YOU, A NON-PUBLIC HEARING ITEM.

PLEASE COME TO THE PODIUM.

ALL RIGHT.

SEEING NOW, WE'LL MOVE ON TO OUR CONSENT ITEM, WHICH IS THE MINUTES OF OUR LAST PLANNING AND ZONING COMMISSION MEETING.

ITEM TWO THREE DASH 7 8 3 MINUTES OF THE PLANNING ZONING COMMISSION MEETING OF SEPTEMBER THE 12TH, 2023 MEMBERS QUESTIONS OR MOTIONS ON THE MINUTES? I'LL MOVE TO APPROVE THE MINUTES OF OUR SEPTEMBER 20TH, 2012 2023 MEETING.

ALRIGHT, MOTION ON MR. LEBO TO APPROVE THE MINUTES OF OUR LAST PLANNING ZONING COMMISSION MEETING.

SECOND, SECOND ON MR. WOODRUFF.

IS THERE ANY DISCUSSION? PLEASE CAST YOUR VOTES.

ALRIGHT, THAT MOTION CARRIES.

THE MINUTES HAVE BEEN APPROVED.

WE'LL NOW MOVE TO OUR PLATT CONSIDERATION.

UH, MEMBERS, I'M AWARE OF ONE PULL DOWN THAT WE HAVE.

THAT WOULD BE TWO THREE DASH 0 1 8 0 C V P.

THAT IS A, UH, CONVEYANCE PLAT FOR VIRGINIA PARKWAY AND CENTRAL EXPRESSWAY.

DO WE HAVE OTHERS? ANY OTHER PULL DOWNS? THE STAFF IS RECOMMENDING APPROVAL OF ALL ITEMS WITH CONDITIONS.

IF IT'S THE PLEASURE OF PLANNING AND ZONING, WE'LL JUST TAKE ALL OF THESE ITEMS IN ONE MOTION MINUS THE PULL DOWN.

VERY GOOD.

I'LL READ THOSE CAPTIONS.

FIRST ITEM IS TWO THREE DASH 0 1 7 1 C V P A CONVEYANCE PLAT FOR LODGE TWO R AND THREE BLOCK A OF THE WESTRIDGE 12 EDITION.

THIS IS AT 1600 SOUTHUM INDEPENDENCE PARKWAY.

STAFF IS RECOMMENDING APPROVAL WITH CONDITIONS.

THE NEXT PLAT IS TWO THREE DASH 0 1 7 2 FP.

A FINAL PLATT FOR TRINITY FALLS PLANNING UNIT FOUR, PHASE ONE.

THIS IS AT THE NORTHEAST CORNER OF TRINITY FALLS PARKWAY AND PARKLAND CRESCENT STAFF IS RE RECOMMENDING APPROVAL WITH CONDITIONS.

THE NEXT ITEM IS TWO THREE DASH 0 1 7 3.

A FINAL PLAN FOR THE CHILDREN'S LIGHTHOUSE OLYMPIC CROSSING EDITION LOT ONE BLOCK A.

THIS IS AT 1100.

OLYMPIC CROSSING STAFF IS RECOMMENDING APPROVAL WITH CONDITIONS.

AND OUR LAST, UH, PLATT IN THIS GROUP IS TWO THREE DASH 180 2 C V P A CONVEYANCE PLATT FOR LOTS.

ONE R TWO A AND ONE R TWO B BLOCK A OF THE STONEBRIDGE UNITED METHODIST CHURCH EDITION.

THIS IS AT 1800 SOUTH STONEBRIDGE DRIVE.

MEMBERS QUESTIONS OR MOTIONS MAKE A MOTION TO APPROVE THE PLA CONSIDERATIONS WITH, UH, CONDITIONS AS NOTED IN STAFF REPORTS.

A MOTION BY MR. MANZA TO APPROVE THE PLAN ITEMS TONIGHT, UH, WITH CONDITIONS AS LISTED IN THE STAFF REPORTS A SECOND, SECOND BY MR. STROM.

IS THERE ANY DISCUSSION? PLEASE CAST YOUR VOTE AS THAT MOTION CARRIES MR. WOODRUFF.

YEAH.

UH, THE ITEM.

UH, NEXT ITEM.

UH, ONE FINAL PLAN TONIGHT IS TWO THREE DASH 0 1 8 0 A CONVEYANCE SP PLATT FOR LOTS.

ONE TO THREE BLOCK A OF THE G B T SPROUTS MCKINNEY EDITION.

THIS IS AT THE

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QUESTIONS MOTIONS.

I'LL MOVE TO APPROVE THIS PLATT, UH, 0 1 8 0 C CVP MOTION BY MR. STAFF.

CONDITIONS TO APPROVE, UH, THE ITEM AS PER STAFF.

UH, COMMENTS SECOND.

SECOND BY MR. MANZA.

ANY DISCUSSION, PLEASE CAST YOUR VOTE.

THAT MOTION CARRIES.

UH, OKAY.

WE'LL

[Conduct a Public Hearing to Consider/Discuss/Act on a Request to Rezone the Subject Property from “PD” - Planned Development District to “PD” - Planned Development District, Generally to Modify the Development Standards and to Allow for Multi-Family Residential Uses, Located on the Southwest Corner of McKinney Ranch Parkway and Collin McKinney Parkway]

UM, IF YOU'RE HERE TONIGHT AND YOU WOULD LIKE TO WEIGH IN ON ONE OF THE ITEMS, WE'LL READ THE ITEM NUMBER AND THEN THE CAPTION, AND THEN WE WILL HAVE THE STAFF REPORT, AND THEN THE APPLICANT WILL HAVE A REPORT, AND THEN WE WILL OPEN UP FOR PUBLIC HEARING.

AGAIN, YOU'LL HAVE THREE MINUTES TO SHARE YOUR THOUGHTS.

WE DO APPRECIATE YOU BEING HERE.

SO LET'S START THIS PROCESS.

FIRST ITEM IS TWO THREE DASH 0 0 5 7 Z TWO, A PUBLIC HEARING TO REZONE A PROPERTY FROM C TWO LOCAL COMMERCIAL DISTRICT TO C THREE REGIONAL COMMERCIAL DISTRICT.

THIS IS AT 2 1 5 1 NORTH HARDIN BOULEVARD.

YOU'RE NOT MR. BENNETT? OH, I'M SORRY.

OKAY.

RUN THE TAPE BACK.

.

YOU GUYS, LET ME GET ALL THE WAY THROUGH THAT AND NO ONE'S SAID YOU'RE DOING THE WRONG ONE, .

OKAY.

YOU'RE DOING A GOOD JOB.

OKAY.

ALRIGHT, GIMME ONE SECOND.

ITEM TWO THREE DASH 0 5 4 Z TO A PUBLIC HEARING.

UH, TO REQUEST A REZONE OF A PROPERTY FROM PD, UH, TO PD TO MODIFY, MODIFY THE DEVELOPMENT STANDARDS AND TO ALLOW FOR MULTI-FAMILY RESIDENTIAL USES.

THIS IS ON THE SOUTHWEST CORNER OF MCKINNEY RANCH PARKWAY AND COLLIN MCKINNEY PARKWAY.

THANK YOU.

GOOD EVENING, COMMISSIONERS.

PLANNER FOR THE CITY OF MCKINNEY.

CAN YOU HEAR ME? YES.

CAN YOU HEAR ME NOW? OOH, CAN YOU HEAR ME NOW? OKAY, I'LL REPEAT AGAIN.

UM, GOOD EVENING.

PLANNER FOR THE CITY OF, UH, MCKINNEY.

UH, THE REQUEST BEFORE YOU IS A REQUEST FOR, UH, THE SUBJECT PROPERTY TO REZONE FROM PD PLAN DEVELOPMENT TO, UH, PD PLAN DEVELOPMENT DISTRICT GENERALLY TO MODIFY THE DEVELOPMENT STANDARDS AND TO ALLOW FOR MULTIFAMILY RESIDENTIAL USE.

LOCATED, AGAIN, AS MENTIONED AT THE SOUTHWEST CORNER OF MCKINNEY RANCH PARKWAY AND COLIN MCKINNEY PARKWAY.

AND IT'S APPROXIMATELY 18 ACRES IN SIZE.

THE CURRENT ZONING OF THE PROPERTY.

WHILE IT IS A PLANNED DEVELOPMENT DISTRICT, THE DEVELOPMENT FOR THE SITE ALLOWS FOR AGRICULTURAL USES ON THE PROPERTY.

CURRENTLY, UM, FOR THIS PRESENTATION, WHILE THERE ARE SEVERAL NOTED, UH, STANDARD DEVIATIONS ON THE STAFF REPORT, UM, I DID WANNA HIGHLIGHT SOME OF THE MOST NOTABLE, UH, DEVIATIONS THAT STAFF HAS CONCERNED.

I DON'T WANNA LESSEN ANY OF THE OTHER, UM, DEVIATIONS, BUT I JUST WANTED TO KIND OF SUMMARIZE IT FOR, UH, THIS PRESENTATION.

UM, FOR THE FIRST ONE, UH, THE PROPERTY IS LISTED AS MENTIONED ENTERTAINMENT CENTER, PLACE, PLACE TYPE UNDER THE COLIN MCKINNEY COMMERCIAL DISTRICT IN THE CITY'S COMPREHENSIVE PLAN.

UM, WHICH, UH, WHICH ALLOWS FOR RETAIL AND COMMERCIAL USES.

THE APPLICANT PROPOSES TO REZONE THE PROPERTY TO PD TO ALLOW FOR MULTI-FAMILY RESIDENTIAL USES AND MODIFY THE DEVELOPMENT STANDARDS.

STAFF HAS CONCERNED THAT THE MULTI-FAMILY RESIDENTIAL USES PROPOSED DOES NOT ALIGN WITH THE ENTERTAINMENT CENTER PLACE TYPE OR THE INTENT OF THE COLIN MCKINNEY, UH, DISTRICT, COMMERCIAL DISTRICT FOR THIS AREA TO REALIZE THAT SHOPPING, DINING, AND ENTERTAINMENT CHOICES THAT SUPPORT MCKINNEY RESIDENTS, ALTHOUGH SOME RESIDENTIAL USES ARE CONTEMPLATED IN THE ENTERTAINMENT, UH, CENTER PLACE TYPE STAFF NOTES THAT THE IMMEDIATE AREA IS ALREADY HOME TO 1,800, UM, RESIDENTIAL, UH, EXISTING OR PLAN MULTI-FAMILY UNITS, BUT NOT NOTABLE RETAIL OR SERVICE USES.

UM, I WOULD ALSO LIKE TO NOTE THAT STAFF LOOKS AT THE COMPREHENSIVE PLAN AS A TOOL, UH, FOR FUTURE DEVELOPMENT LAND FOR FUTURE OF DEVELOPMENT OF THE LAND FOR THE NEXT 10 TO 20 YEARS, AS WELL AS MARKET CYCLES FOR FUTURE DEVELOPMENT.

IN ADDITION, UH, THE NEWLY ADOPTED UNIFIED DEVELOPMENT CODE, UH, INCLUDES MODERNIZED MULTIFAMILY SONY DISTRICT THAT HAS A MAXIMUM DENSITY OF 30 UNITS PER THE ACRE, ALSO KNOWN AS MF 30 DISTRICT.

THE, UH, DISTRICT IN ASSOCIATED DENSITY WAS ASSIGNED, UH, DESIGNATED TO ALLOW FOR DEVELOPMENT OF TRADITIONAL NON-URBAN MULTIFAMILY PROJECTS IN MULTIFAMILY, IN MCKINNEY, EXCUSE ME, THE APPLICANT PROPOSES TO INCREASE THE MAXIMUM DENSITY FROM 30 TO TH UH, 30 TO 38 UNITS PER ACRE, AND HAS CITED SEVERAL REASONS FOR THIS REQUEST.

MOST

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THE APPLICANT, UH, ALSO NOTES THAT FLOODPLAIN ALONG THE SOUTHERN PORTION OF THE PROPERTY.

UM, NOTED HERE, UM, AS YOU CAN SEE, COLIN MCKINNEY, UH, PARKWAY WOULD COME ALONG THIS AREA FLOODPLAIN HAS BEEN INDICATED SOMEWHERE AROUND THIS AREA.

JUST TO NOTE HERE IN THE MAP, UM, ALSO NOTES THAT FLOW POINT ALONG THE SOUTHERN PORTION OF THE PROPERTY, APPROXIMATELY FOUR ACRES ALSO MAKES DEVELOPMENT DIFFICULT.

UM, THE UN THE ANTICIPATED ALIGNMENT OF THE COLIN MCKINNEY PARKWAY THROUGH THE SUBJECT PROPERTY WOULD, UH, CREATE AN APPROXIMATELY 8.5 ACRE TRACK ON THE NORTH AND NORTH SIDE OF THE ROADWAY, WHICH COULD ALLOW A MAXIMUM OF 255 UNITS UNDER THE TYPICAL DENSITY OF 30 UNITS PER ACRE.

AN INCREASE IN DENSITY TO THE 30 UNITS PER ACRE WOULD ALLOW A MAXIMUM OF TWO OF 323 RESIDENTIAL UNITS TO THE ACRE.

SO THIS IS NOTED AS, UH, THE NORTH TRACK AND THIS IS THE SOUTH TRACK.

WHILE THE ALIGNMENT OF THE COLIN MCKINNEY PARKWAY COULD CHANGE SLIGHTLY TO INCREASE THE RESULTING SIZE OF THE NORTHERN TRACK, A SHIFTED ALIGNMENT HAS NOT BEEN FORMALLY REVIEWED OR AG, UH, AGREED UPON.

SO THIS IS NOT NECESSARILY TO SAY THAT THIS IS GONNA BE THE EXACT ALIGNMENT.

IT COULD SHIFT POTENTIALLY, BUT THERE HAS NOT BEEN ANY AGREEMENT OR REVIEW PER STAFF.

FURTHERMORE, THE APPLICANT'S REQUEST TO REZONE THE ENTIRE PROPERTY FOR MULTI-FAMILY USES WOULD STILL ALLOW FOR DEVELOPABLE PORTIONS OF THE SOUTH OF THE FUTURE OF COLIN MCKINNEY PARKWAY TO DEVELOP FOR MULTIFAMILY AT A DENSITY OF 38 UNITS PER ACRE.

STAFF RECOGNIZES THE IMPACT OF THE RIGHT OF WAY DEDICATION AND FLOODPLAIN HAVE ON THE PROPERTY'S DEVELOP DEVELOPABILITY.

HOWEVER, IT IS WORTH NOTING THAT THE RIGHT OF WAY DEDICATION IS A STANDARD REQUIREMENT FOR ALL DEVELOPMENT PROJECTS, AND THAT THE, THE, THE ANTICIPATION OF THE 70 FEET FOR THE COLIN MCKINNEY PARKWAY ON THIS PROPERTY IS NOT AN EXTRAORDINARY IN NATURE.

UM, COLIN MC COLIN MCKINNEY PARKWAY IS A MASTER PLAN ARTERIAL THAT HAS BEEN SHOWN ON THE CITY'S MASTER THOROUGHFARE PLAN SINCE TWO, SINCE, UH, 2010.

FOR REFERENCE PROPERTIES ALONG NOT YET CONSTRUCTED, ARTERIALS TYPICALLY DEDICATE ANYWHERE BETWEEN 50 TO 70 FEET OF RIGHT AWAY FOR THE ROADWAY INFRASTRUCTURE.

WITH THIS IN MIND, WE ARE CONCERNED ABOUT THE POTENTIAL PRESIDENT THAT COULD BE SET BY FAULT, ALLOWING INCREASES IN DENSITIES DUE TO STANDARDS, DEDICATION, REQUIREMENTS FOR MASTER PLAN ROADWAYS AND OTHER UTILITIES.

UM, I WOULD ALSO LIKE TO NOTE THAT THE EXPANSION OF COLLIN MCKINNEY PARKWAY WOULD ALSO, UH, INCREASE POTENTIAL ACCESS AND VOLUMES THROUGH THE SITE, WITH ALSO WITH THE EXISTING RESIDENTIAL THAT WOULD BE ABLE TO SUPPORT FUTURE COMMERCIAL SITES.

IT IS ALSO WORTH NOTING THAT THE CITY'S MAXIMUM DENSITY CALCULATIONS FOR RESIDENTIAL USES ARE BASED ON THE GROSS AREA OF THE TRACK.

THEREFORE, THE PRESENCE OF THE FLOODWAY, AS NOTED HERE ON THE MAP, DOES NOT NEGATIVELY IMPACT THE OVERALL UNIT COUNT THAT COULD BE ACHIEVED ACROSS THE ENTIRE TRACK.

AS SUCH, STAFF DOES NOT BELIEVE THAT THE EXTENSION OF THE COLIN MCKINNEY, UH, PARKWAY OR THE PRESENCE OF THE FLOODWAY IS A CONSTRAINT THAT SHOULD BE CONSIDERED FOR INCREASING THE DENSITY BEYOND THE TYPICAL ALLOWANCE OF 30 UNITS PER ACRE.

LASTLY, MULTIFAMILY RESIDENTIAL USES REQUIRE A SIX FOOT MASONRY SCREENING WALL ALONG THE REAR AND SIDE PROPERTY LINES.

AS PART OF THE REZONING REQUEST, THE APPLICANT PROPOSES TO UTILIZE A SIX FOOT TUBULAR STEEL OR ROD IRON FENCES WITH MASONRY COLUMNS, AS WELL AS EVERGREEN SCREENINGS RATHER THAN A SIX FOOT MASONRY WALL.

THE DEVIATION FROM THIS SCREENING REQUIREMENTS ARE USUALLY CONSIDERED WHEN PROPOSED.

UH, ADJACENT SCREENING IS TO FLOOD WHEN PROPOSED SCREENING IS ADJACENT TO FLOODPLAIN, OR IT IS UNIQUELY ABUTTING ANOTHER EXISTING MULTI-FAMILY DEVELOPMENT, OR WHEN THE PROJECT IS BUILDING IN AN URBAN MANNER WITHIN THE URBAN AREA.

THE MASONRY SCREENING REQUIREMENT WOULD ONLY BE APPLICABLE TO THE WESTERN BOUNDARY ALONG THIS AREA.

LEMME PICK A DIFFERENT COLOR HERE.

ALONG THIS AREA OF THE TRACK, WE'RE ADJACENT TO UNDE, UH, WE'RE ADJACENT TO UNDEVELOPED LAND COMMERCIAL PROPERTY AND ENCORE SUBSTATION.

SO THIS WOULD ALSO INCLUDE THIS AREA HERE AND THIS AREA HERE, AND POTENTIALLY THIS AREA HERE, WHEREVER THE ALIGNMENT OF THE ROAD FOLLOWS.

SOMEWHERE IN HERE, THE TRACK WE'RE , THE TRACK WERE ADJACENT TO, UH, UNDEVELOPED COMMERCIAL PROPERTY.

AND THE ENCORE SUBSTATION, AS MENTIONED BEFORE HERE, NOTED AS PROPOSED STAFF, DOES NOT NOTE ANY SPECIAL CONSIDERATIONS WHY THE TYPICAL SCREENING REQUIREMENTS COULD NOT BE MET FOR THE PROPOSED DEVELOPMENT.

GIVEN THE NUMBER OF CONCERNS REGARDING THE PROPOSED MULTI-FAMILY RESIDENTIAL USES AND REDUCTIONS TO THE DEVELOPMENT STANDARDS OUTLINED, STAFF

[00:15:01]

THANK YOU, ARI.

MM-HMM.

QUESTIONS? ANYONE? UH, COULD YOU PLEASE DISCUSS THE PARKING REQUIREMENTS FOR THE OLD PD VERSUS A NEW PD? SURE.

SO FOR THE, UNDER THE CURRENT, UH, UNDER OUR U D C CODE, WE REQUIRE FOR MULTI-FAMILY TWO PARKING SPACES PER UNIT.

AND, UH, 30% OF THOSE REQUIRE PARKING SPACES ARE REQUIRED TO BE ENCLOSED, UH, UNDER THE PROPOSED REQUIREMENT FOR, UH, THE OLD OR WHAT WE CALL THE CODE PRIOR TO THE NEW ADOPTION CODE, WE REQUIRE ONE PARKING, ONE PARKING SPACE PER UNIT, AND THEN 0.5 PER, UM, UH, BEDROOMS. SO DEPENDING ON THE NUMBER OF BEDROOMS IN THE UNIT.

OTHER QUESTIONS, ARI? THANK YOU.

IS THERE APPLICANT HERE TONIGHT? YES, SIR.

THANK YOU.

THANK YOU, MR. CHAIR.

UH, OCCUPATION? MY NAME'S BILL STROM, UH, 2323 ROSS AVENUE.

I'M HERE REPRESENTING THE APPLICANT.

THE APPLICANT IS ALSO HERE, KEVIN KOONZ WITH, UH, ALLEN JOHNSON TO DEVELOP A HARRISON DEVELOPMENT, EXCUSE ME.

AND, UM, WE'VE GOT A, A PRESENTATION.

I'D LIKE TO ADDRESS A FEW OF THE THINGS THAT HAVE BEEN BROUGHT UP, SPECIFICALLY ADDRESSING THE COMP PLAN, UM, AS WELL AS, UH, SOME OF THE OTHER, UH, SITE ISSUES.

BUT, UM, APPRECIATE THIS OPPORTUNITY TO COME FORWARD AND SPEAK TO YOU TONIGHT.

WE THINK THAT THIS IS A REASONABLE PRACTICAL REQUEST GIVEN THE LAND USES THIS RUNNING LAND USES, UH, ADJACENT TO THIS PROPERTY, GIVEN THE, UH, LAND USE PATTERN IN THIS AREA, WE THINK THAT WHAT WE'RE PROPOSING JUST JUST MAKES SENSE, AND THERE IS AN EXPLANATION OF, UH, THE REASON WE'RE COMING IN FOR 38 VERSUS 30.

WE'VE GOT A 16 ACRE TRACT OF LAND THAT WE WANNA DEVELOP WITH 385 UNITS, BUT BECAUSE WE'RE GONNA HAVE TO COME IN AND REPL IN ORDER TO PUT IN THE STREET, IT CUTS OUR PROPERTY BASICALLY IN A LITTLE BIT LESS THAN HALF.

SO IN ORDER TO CALCULATE THE 385 UNITS ON THE NORTHERN DEVELOPABLE TRACT, WE HAD TO COME IN WITH THE 38 UNITS PER ACRE, AND THAT'S, THAT WAS WITH THE DIRECTION OF STAFF.

UM, BUT WHEN IT COMES TO THE, THE, THE LAND USE PLAN, AS WAS STATED, UM, WE THINK WE, WE ARE CONSISTENT AND, AND COMPATIBLE WITH THE CITY'S COMPREHENSIVE PLAN.

UH, THE, UH, THE COMPREHENSIVE PLAN, UH, DOES STATE THAT THIS IS, UH, THE COLIN MCKINNEY AREA, UH, AND IT, IT DOES WITHIN THE COLIN COMMITTEE, COLIN MCKINNEY, UH, AREA.

IT DOES, UH, STATE THAT THE COMMERCIAL DISTRICT, IT DOES STATE THAT THE ENTERTAINMENT CENTER IS A PLACE TYPE PERMITTED ON THIS PROPERTY.

AND WITHIN THE, THE, UH, ENTERTAINMENT CENTER PLACE TYPE, IT STATES THAT RESIDENTIAL IS, IS APPROPRIATE TO SUPPORT THE, THE, UH, UH, COLIN MCKINNEY COMMERCIAL DISTRICT.

NOW, THE COLIN COMMIT COMMERCIAL DISTRICT IS INTENDED TO BE, UH, A MIXED USE REGIONAL, UH, DESTINATION TYPE DEVELOPMENT.

SO, RESIDENTIAL DOES MAKE SENSE FROM A PLANNING PERSPECTIVE, UH, AND IT DOES MAKE SENSE THAT, UH, RESIDENTIAL DOES, IS INCORPORATED INTO THE SURROUNDING LAND USES.

BUT I WANNA ADDRESS A COUPLE OF THE, THE SPECIFIC ISSUES AND, AND WHY WE THINK THAT WE DO COMPLY.

UH, AS FAR AS COMPLIANCE WITH THE VISION, YOU KNOW, THERE, THERE ARE THESE, THERE ARE THE 10 PRINCIPLES, 10 CRITERIA THAT WE NEED TO CONFORM TO.

AND WITH AS FAR AS THE VISION GOES, WE BELIEVE THAT WE ARE PROVIDING AN INVITING PRIVATE DEVELOPMENT THAT'S CREATING A PLACE OF LASTING VALUE.

UH, IT'S GONNA BE A SIGNIFICANT DEVELOPMENT, OPEN SPACE, SIGNIFICANT LANDSCAPE, LANDSCAPE, SIGNIFICANT ARCHITECTURE, AND IT WILL CONTINUE MCKINNEY'S BEING A TOP PLACE TO LIVE.

WE REALLY BELIEVE THAT, UH, AS FAR AS THE DIVERSITY GOES, AS ONE OF THE GUIDING PRINCIPLES, WE BELIEVE WE SATISFY THE DIVERSITY GUIDING PRINCIPLE BY BROADENING THE TAX BASE, WHICH IS ONE OF THE PRINCIPLES, AND MOST IMPORTANTLY, BY PROVIDING HOUSING OPTIONS AND NEIGHBORHOOD CHOICES THAT ARE ACCESSIBLE AND THAT ARE ATTAINABLE AND APPEALING TO PEOPLE OF ALL STAGES OF THEIR LIVES.

SO THAT'S ONE, ONE ELEMENT OF THE VISION, ONE OF THE GUIDING PRINCIPLES UNDER THE VISION.

ANOTHER IS ASSETS.

OUR PROPOSED DEVELOPMENT SATISFIES THE ASSETS GUIDING PRINCIPLE BY PRESERVING SLOAN CREEK.

SO WE ARE GONNA PRESERVE SLOAN CREEK, WANNA MAKE THAT AN OPEN SPACE ACCESSIBLE TO ALL, AND, UH, THE OPEN SPACES SURROUNDING IT AND PROPOSE TO KEEP THIS AREA PROTECTED AS USABLE OPEN SPACE.

SO, UM, THAT IS A, A, A MAJOR AMENITY, WE BELIEVE IS, IS ATTRACTIVE FOR NOT JUST THIS DEVELOPMENT FOR THE, FOR THE COMMUNITY AND THE CITY.

ANOTHER, ANOTHER GUIDING PRINCIPLE FOR THE CITY'S VISION, UH, PLACES, UH, STRENGTHENING THE CONNECTIONS THROUGHOUT THE CITY.

WE ARE SPECIFICALLY DOING THIS.

WE ARE PROVIDING, WE'LL BE PROVIDING THE NECESSARY RIGHT OF WAY, UM, FOR THE,

[00:20:01]

AND AS WAS SEEN ON THE PLAN THAT WAS SHOWN EARLIER, THAT'S GONNA GO RIGHT THROUGH OUR PROPERTY.

SO THAT IS ONE OF THE OTHER GUIDING PRINCIPLES UNDER THE VISIONS, THE, THE VISION, UH, FOR THE, UH, UNDER THE COMPREHENSIVE PLAN.

AS FAR AS INVESTMENTS GO, CREATING LASTING VALUE, OBVIOUSLY WE ARE CREATING LASTING VALUE.

UH, THIS IS A LONG-TERM DEVELOPMENT.

THIS IS A VERY HIGH QUALITY DEVELOPMENT.

UM, AND WE'RE PROVIDING A, A DEVELOPMENT THAT WILL HAVE LASTING VALUE AND MEETS THE NEEDS OF CURRENT AND, AND FUTURE RESIDENTS OF MCKINNEY.

SO, AS FAR AS THE, THE FIRST LEG OF LAND USE, COMPAT, LAND USE DIAGRAM COMPATIBILITY, WE BELIEVE WE FURTHERED THE CITY'S VISION.

UH, AS FAR AS THE, THE REST OF THE NINE, I'LL, I'LL, I'LL TRY TO GO THROUGH 'EM A LITTLE QUICKER, BUT THERE ARE NINE ADDITIONAL PRINCIPLES THAT WE NEED TO CONFORM TO, OR AT LEAST THE MAJORITY OF 'EM WE NEED TO CONFORM TO.

UH, ENTERTAINMENT, UH, USES ALSO, AS WAS STATED, UH, ARE, DO SUPPORT RESIDENTIAL USES.

RESIDENTIAL USES THAT SUPPORT THE OTHER MIXED USES WITHIN THE ENTERTAINMENT CENTER.

UM, YOU KNOW, ONE OF THE PRINCIPLES IS WE MUST ALSO DEMONSTRATE COMPATIBILITY WITH THE DISTRICT'S IDENTITY AND BRAND.

AND AGAIN, RESIDENTIAL USES ARE GONNA BE PART OF THAT.

AS A MATTER OF FACT, UNDER THE MF 30 STANDARDS, THE NEW STANDARDS, THE MF 30 STANDARDS STATE THAT, UM, THIS DISTRICT, THE MF 30 DISTRICT, IS GENERALLY APPROPRIATE WITHIN THE FOLLOWING PLACE TYPES IN ONE MCKINNEY 2040 CONFERENCE PLAN, URBAN LIVING, TRANSIT READY DEVELOPMENT.

AND IT SPECIFICALLY STATES EMPLOYMENT CENTER.

SO AGAIN, WE ARE COMPLYING WITH THE CITY'S CONFERENCE PLAN AS IT RELATES TO LAND USE AND, UH, THE, THE VISION, LEVERAGE AND PROTECT NATURAL AND BUILT AMENITIES AND INFRASTRUCTURE.

AGAIN, WE ARE PRESERVING SLOAN CREEK.

WE WANNA MAKE SLOAN CREEK AN AMENITY.

WE ARE PROVIDING THE CONNECTIVITY, UM, TO, UH, AND THE ADDITIONAL RIDE OF WAY FOR THE, THE EXTENSION OF CALLING MCKINNEY PARKWAY.

SO, AGAIN, ANOTHER ELEMENT, ANOTHER PROVISION OR POLICY UNDER THE CONFERENCE PLAN.

WE, WE, WE ARE SQUARE ON AND WE SPECIFICALLY SUPPORT, UH, ANOTHER POLICY IS THE STRENGTH THAT OUR CREATE CONNECTIONS TO ACTIVITY CENTERS AND BEYOND THE DISTRICT.

WELL, AGAIN, PROVIDING THE ADDITIONAL RIGHT OF WAY FOR COLUMN MCKINNEY PARKWAY.

DOES THAT CREATE A POSITIVE FISCAL IMPACT FOR THE CITY THROUGH A TIMEFRAME? UH, WITHIN THE PLAN, WE'RE OBVIOUSLY GONNA BE INCREASING, COMING WITH A LARGE DEVELOPMENT, INCREASING THE PROPERTY TAX FOR THE CITY FOR THE NEAR FUTURE AND, AND THE LONG TERM.

UH, AS IT RELATES TO DEMONSTRATING THE, UH, FISCAL, UH, I KNOW THERE WAS AN, A, A COMPONENT, UH, STATEMENT IN THIS COMPREHEND, I'M SORRY, THE STAFF'S REPORTS, EXCUSE ME, THE STAFF'S REPORT CONCERNING THE, UH, FISCAL ANALYSIS AND, AND NOT COMPLYING, UH, POTENTIAL DEFICIT.

WE BELIEVE THAT SOME OF THE NUMBERS ARE, ARE OFF.

UM, WE BELIEVE THAT THE, UH, TOTAL HOUSEHOLDS WERE DRAMATICALLY OVERSTATED IN THE STAFF REPORT, AND THE VALUES WERE DRAMATICALLY UNDERSTATED.

SO WE BELIEVE THAT BASED ON THE NUMBERS WE'VE SEEN THAT WE'RE USING, UH, THAT THERE IS NO, UH, DEFICIT AS FAR AS THE FISCAL MODEL ANALYSIS GOES.

UM, SO AGAIN, FROM A A LAND USE PLANNING PERSPECTIVE, WE BELIEVE THAT WE FIT SQUARELY WITHIN THE CITY'S CONFERENCE PLAN.

WE FURTHER, FURTHER THE CITY'S VISION.

WE PROVIDE A LAND USE THAT IS COMPATIBLE WITH THE, THE DISTRICT.

UH, AGAIN, WE PROVIDE THE, UH, FINANCIAL, UH, ANALYSIS THAT THAT SHOWS, UH, THERE IS NO DEFICIT DOWN THE ROAD.

WE PROVIDE THE CONNECTIVITY, WE PROVIDE THE OPEN SPACE, WE PROTECT THE LAND.

UH, AGAIN, I SUBMIT TO YOU THAT FROM OUR POINT OF VIEW, AS DEVELOPERS AND PLANNERS, WE BELIEVE THAT THIS DOES FIT SQUARELY AND SATISFY SATISFIES THE CITY'S COMPREHENSIVE PLAN.

AND FURTHER, AS THE CITY'S CONFERENCE PLAN AND VISION.

I'M GONNA TURN IT OVER TO KEVIN KONZ, WHO'S GOING TO PROVIDE MORE BACKGROUND ON ALAN HARRISON AND THE DEVELOPMENT, AND SPECIFICALLY SOME OF THE OTHER DETAILS THAT WERE RAISED DURING THE, UH, STAFF PRESENTATION.

THANK YOU.

UH, THANK YOU, BILL.

UH, GOOD EVENING.

MY NAME IS KEVIN KONZ, 83 50 NORTH CENTRAL EXPRESSWAY.

I'M HERE REPRESENTING THE ALLEN HARRISON COMPANY.

UH, WE ARE THE OWNER, DEVELOPER, AND GENERAL CONTRACTOR ON THIS PROPOSED DEVELOPMENT.

UM, SO QUICKLY, I WANTED TO GIVE YOU SOME BRIEF BACKGROUND ON US AS A COMPANY.

WE ARE A TEXAS-BASED CLASS, A MULTIFAMILY DEVELOPMENT AND CONSTRUCTION FIRM, FOUNDED IN 2010.

[00:25:02]

WE HAVE ANYWHERE, UM, BETWEEN TWO AND FOUR PROJECTS GOING ON AT, UH, ANY ONE TIME, WHICH GIVES US, UM, SIGNIFICANT TIME TO DEVOTE TO EACH OF THESE PROJECTS TO, UH, YOU KNOW, DO A THOUGHTFUL DESIGN AND, AND MAKE SURE WE EXECUTE WELL ON EACH OF THESE DEVELOPMENTS.

UM, YOU KNOW, DESPITE BEING, UH, A LITTLE BIT SMALLER OF A GROUP, WE, WE BRING SIGNIFICANT EXPERIENCE GAIN THROUGH THE DEVELOPMENT OF OVER 23,000 UNITS THROUGHOUT, UH, THROUGHOUT TEXAS.

SO THEN, SPECIFICALLY ON THIS PROJECT, YOU KNOW, AS IT'S BEEN SAID, WE'RE PROPOSING NO MORE THAN 385 UNITS, UM, AT THE SOUTHWEST CORNER HERE OF MCKINNEY RANCH PARKWAY AND COLIN MCKINNEY PARKWAY.

UH, WE'RE LOOKING TO BUILD A FOUR STORY COMPLEX ELEVATOR SERVICE WITH, UH, SURFACE PARKING.

THE PROPOSED DEVELOPMENT WOULD, UH, BE HIGHLY AMENITIZED WITH RESORT STYLE POOL, COMMERCIAL GRADE FITNESS CENTER, COWORKING LOUNGE, DOG PARK, EV CHARGING, AND, UH, LARGE COMMUNITY GREEN SPACE, UH, AMONG OTHERS.

SO, I KIND OF WANTED TO TAKE A STEP BACK AND WALK THROUGH, YOU KNOW, ULTIMATELY HOW WE ARRIVED AT OUR PLAN.

SO, YOU KNOW, IT'S BEEN SAID ALREADY, BUT HERE, YOU KNOW, YOU CAN SEE THE OUTLINE, UH, OF OUR SITE, APPROXIMATELY 18 ACRES.

UM, YOU KNOW, BUT THERE'S A, THERE'S A COUPLE SITE CONSTRAINTS THAT MAKE THE SITE PLANNING A LITTLE BIT MORE CHALLENGING THAN WOULD APPEAR, YOU KNOW, AT FIRST GLANCE HERE.

SO SPECIFICALLY, YOU KNOW, STARTING WITH, UM, THE YELLOW HERE, YOU'VE GOT THE ENCORE TRANSMISSION LINES ON OUR EASTERN PROPERTY LINE THAT CONNECT INTO THE ENCORE SUBSTATION JUST SOUTH OF OUR SITE.

UH, IN BLUE HIGHLIGHTED HERE, WE'RE SHOWING THE, UH, THE CONFIGURATION OF SLOAN CREEK WHERE IT, UM, YOU KNOW, ENCROACHES OUR PROPERTY FROM THE WEST.

AND THEN FINALLY IN ORANGE, WE, UH, SHOW THE EXTENSION OF COLIN MCKINNEY PARKWAY, WHICH WILL BE, UH, BUILT AS PART OF THIS DEVELOPMENT.

SO YOU CAN SEE HERE THROUGH THIS ILLUSTRATION THAT, YOU KNOW, SOUTH OF THAT FUTURE ROADWAY, THERE'S, THERE'S NOT A WHOLE LOT OF, UH, DEVELOPMENT POTENTIAL THERE.

SO WE VIEW IT AS THERE'S REALLY, UH, JUST OVER 10 ACRES OF DEVELOPABLE SITE AREA NORTH OF THAT FUTURE ROAD.

SO, OBVIOUSLY, UH, YOU KNOW, WE'RE HERE TONIGHT SEEKING A PD.

UM, YOU KNOW, WE'VE WORKED WITH STAFF ON THIS FOR THE LAST FEW MONTHS AND, YOU KNOW, UNDERSTAND THAT, UM, THE DESIRE IS TO REALLY KIND OF CONFORM WITH THE MF 30 ZONING.

SO WHAT WE'VE TRIED TO DO HERE IS, IS REALLY LIMIT, UH, THE AMOUNT OF VARIANCES WE'RE SEEKING.

SO THE FOUR YOU SEE HERE ARE THE FOUR THAT WE'RE REQUESTING, UH, STARTING WITH DENSITY.

AGAIN, YOU KNOW, MF 30 ALLOWS 30 UNITS TO THE ACRE.

WHAT WE ARE PROPOSING IS 38 UNITS TO THE ACRE.

UM, YOU KNOW, IF YOU TAKE A STEP BACK, OUR PROPOSED DEVELOPMENT OF 385 UNITS, WHEN YOU LOOK AT IT, UM, FROM A GROSS ACREAGE PERSPECTIVE ON THE 18 ACRES, WE'RE REALLY CLOSER TO THE 22 UNITS PER ACRE, UM, WHICH IS WELL BELOW THAT MF 30 STANDARD.

BUT BECAUSE OF, UM, EXTENDING COLIN MCKINNEY THROUGH OUR SITE, YOU KNOW, WHEN WE GO TO PLOT THIS PROPERTY, WE'LL ULTIMATELY END UP WITH, UH, TWO SEPARATE LOTS, ONE NORTH OF THE ROAD AND ONE SOUTH OF THE ROAD.

SO, AGAIN, BECAUSE OF THOSE SITE CONSTRAINTS THAT WE JUST OUTLINED, WE'VE PUSHED OUR UNITS NORTH OF THAT FUTURE ROADWAY AND, UM, ULTIMATELY INCREASE THE DENSITY ON THAT NORTHERN PARCEL TO THAT 38 UNITS AN ACRE.

UM, YOU KNOW, YOU CAN SEE HERE SOUTH OF THAT ROAD, YOU'RE LEFT WITH JUST OVER FIVE ACRES.

UM, AGAIN, THAT PRESENTS A A CHALLENGING SITE PLANNING EXERCISE, BUT, UM, YOU KNOW, WE WE'RE LOOKING AT THIS AS AN OPPORTUNITY TO, YOU KNOW, DEVELOP A, A LARGE, UH, LANDSCAPED COMMUNITY GREEN SPACE HERE, UM, THAT WOULD BE A RES OR AN AMENITY FOR BOTH OUR RESIDENTS AND THE SURROUNDING COMMUNITY.

SO, YOU KNOW, WE'RE STILL WORKING THROUGH KIND OF HOW TO PROGRAM THIS AREA, BUT, BUT KIND OF WHAT WE'RE ENVISIONING IS, YOU KNOW, LARGE DOG PARK WITH JOGGING TRAILS, PARK BENCHES, UM, THINGS OF THAT NATURE, REALLY KIND OF PRESERVING THE NATURAL BEAUTY IN THIS AREA.

AND AGAIN, PROVIDING A RESIDENT, UH, RESIDENT AMENITY AS WELL AS, UH, AMENITIES FOR THE SURROUNDING AREA.

SO THEN NEXT ON THE PARKING, UM, WE'RE SEEKING A REDUCTION, UH, TO 1.6 SPACES PER UNIT.

SO BASED ON OUR, UH, DEVELOPMENT EXPERIENCE, 1.6 IS REALLY THE, THE MINIMUM THAT WE REQUIRE ON OUR DEVELOPMENTS IN ORDER TO MAINTAIN, YOU KNOW, A SATISFACTORY RESIDENT EXPERIENCE.

UM, THE GOAL WILL OBVIOUSLY BE TO COME IN AND, AND PROVIDE MORE THAN THAT.

UM, BUT COMMITTING TO THAT 1.6 REALLY ALLOWS US TO PROVIDE THAT IDEAL BLEND OF, YOU KNOW, RESIDENT AND VISITOR CONVENIENCE, WHILE ALSO GIVING US FLEXIBILITY TO WORK AROUND THE, UH, SITE CONSTRAINTS WE'VE OUTLINED AND PROVIDE TREE CANOPY AND, AND GREEN SPACE TO HELP BREAK UP SOME OF THOSE PARKING FIELDS.

UM, NEXT ON THE PERIMETER FENCING, I KNOW, UM, ARI HAD HAD MENTIONED IT, BUT, UM, REALLY, YOU KNOW, THE MF 30 REQUIRES THE SOLID SIX FOOT MASON RESCREENING WALL ON THE SIDE YARDS, WHICH WOULD APPLY TO THAT WESTERN,

[00:30:01]

ON THIS PLAN, UH, WHAT WE'RE PROPOSING IS REALLY, UH, JUST A SIX FOOT, UM, WROUGHT IRON FENCE WITH MASONRY COLUMNS, AND THAT WOULD MATCH THE SCREENING THAT WE'RE DOING ALONG MCKINNEY RANCH PARKWAY AND COLIN MCKINNEY PARKWAY.

SO THE REASON FOR THIS REQUEST IS REALLY TO MAINTAIN CONSISTENCY ACROSS THE PROJECT AND HELP CREATE KIND OF A SOFTER PHYSICAL BARRIER AS YOU APPROACH THE PROPERTY.

AND THEN LASTLY, ON THE MEDIAN, UM, YOU KNOW, THE MF 30 BASE REQUIRES A ALL DRIVEWAY ENTRANCES TO HAVE A LANDSCAPE MEDIAN.

WHAT WE ARE PROPOSING HERE IS THAT THAT, UH, REQUIREMENT ONLY APPLIED TO THE MAIN ENTRANCE ALONG MCKINNEY RANCH PARKWAY.

UM, THIS IS REALLY TO KIND OF HELP, YOU KNOW, YOU CAN SEE ON THIS PLAN WE HAVE HIGHLIGHTED THE, UH, SECONDARY ENTRANCE OFF OF COLIN MCKINNEY PARKWAY, WHICH IS INTENDED TO BE A RESIDENT ONLY, OR AN EXIT ONLY, UM, DRIVEWAY THERE.

SO, UM, BY NOT REQUIRING THE, THE MEDIAN THERE, YOU'RE REALLY ABLE TO MAINTAIN A VISUAL HIERARCHY BETWEEN THE, THE MAIN ENTRANCE, UH, AND THEN THAT SECONDARY ENTRY EXIT, UH, DOWN THERE WHILE ALSO, YOU KNOW, GIVING US SOME ADDITIONAL FLEXIBILITY TO PROVIDE ADDITIONAL PARKING, UH, WHILE WE WORK AROUND SOME OF THESE SITE CONSTRAINTS WE'VE OUTLINED HERE.

UM, SO THEN, YOU KNOW, AGAIN, WE'VE, WE'VE WORKED WITH STAFF ON THIS AND, AND UNDERSTAND THEIR DESIRE FOR COMMERCIAL ON THIS SITE.

UM, YOU KNOW, WHEN WE FIRST STARTED EVALUATING THIS SITE, WE, WE, UH, CONTEMPLATED INCLUDING A RETAIL COMPONENT WITHIN OUR PLAN, UH, BUT ULTIMATELY, UH, MOVED AWAY FROM THAT, THE, THE MORE WE DUG IN ON THIS SPECIFIC LOCATION, UH, SIMPLY BECAUSE THERE'S JUST NOT, UM, ENOUGH TRAFFIC IN THIS AREA AND NOT ENOUGH VISIBILITY.

AND A LOT OF THAT IS, UM, DUE TO THE CONFIGURATION OF THE INTERCHANGE THERE AT 1 21 AND 75.

SO IN RED HERE, WE'VE, WE'VE HIGHLIGHTED THE MCKINNEY RANCH PARKWAY, AND YOU CAN SEE WHERE THAT DEAD ENDS INTO THE SERVICE ROAD THERE.

SO IN ORDER TO ACCESS OUR SITE, YOU'RE REALLY HAVING TO COME FROM EL DORADO, UH, ABOUT A MILE NORTH OR EXIT ON HARDIN AND, UH, LOOP AROUND INTO OUR SITE THAT WAY.

UM, YOU KNOW, FURTHER, THE, THE RETAIL STRUGGLES, UM, IN THIS AREA, YOU KNOW, ARE, ARE, OR I GUESS THE LACK OF RETAIL APPEAL IS ILLUSTRATED BY THE PERFORMANCE OF, UH, THE EXISTING RETAIL ON MCKINNEY RANCH IN SOUTH HARDEN OVER HERE.

UM, YOU'VE GOT 23,000 SQUARE FEET OF RETAIL THAT WAS OPENED EARLIER THIS YEAR.

WE'VE TALKED WITH THE, WITH THE BROKERS, UH, THAT HAVE ACTUALLY WORKED THIS SPECIFIC SITE.

AND, YOU KNOW, THEY'VE BEEN TRYING TO PRELEASE THIS DATING BACK TO 2020 AND, UH, STILL TO THIS DAY OR, OR 63% VACANT.

SO THEY'VE HAD A, A VERY TOUGH TIME LEASING THAT UP.

AND, AND, YOU KNOW, THE FEEDBACK IS CONSISTENTLY, THERE'S JUST NOT ENOUGH VISIBILITY, THERE'S NOT ENOUGH TRAFFIC, UH, TO THIS AREA.

YOU KNOW, ON TOP OF THAT, YOU'VE GOT THE FOUR AND A HALF ACRES ON THE HARD CORNER THERE THAT HAVE BEEN MARKETED FOR SALE, UH, WITH CONCEPT PLANS FOR, YOU KNOW, 32,000 SQUARE FEET OF OFFICE RETAIL AND RESTAURANT.

UM, AND AGAIN, HAVE JUST BEEN UNABLE TO, UM, ATTRACT ANY DEVELOPERS SIMPLY BECAUSE OF, UH, THE LACK OF, UH, VISIBILITY THERE.

SO THEN LASTLY, ON THIS POINT, YOU KNOW, I KNOW, UH, STAFF HAS, UH, MADE THE, THE COMMENT THAT THEY'D LIKE TO RESERVE THIS SITE FOR FUTURE COMMERCIAL DEVELOPMENT.

SO WHAT WE'VE DONE IS KIND OF DIG IN ON, ON THE SURROUNDING LAND USES.

AND, UM, YOU KNOW, WHAT WE FOUND IS THAT WITHIN A HALF MILE OF OUR SITE, YOU'VE ALREADY GOT OVER 70 ACRES OF, UM, COMMERCIAL LAND THAT, UH, IS ALREADY ZONED AND IN PLACE FOR THAT, UH, COMMERCIAL DEVELOPMENT THAT'S ALL SITTING VACANT AT THIS POINT.

UM, YOU KNOW, BY ALLOWING THIS ADDITIONAL MULTIFAMILY, WE HOPE TO DR, WE HOPE TO DRIVE, YOU KNOW, ADDITIONAL TRAFFIC TO THIS AREA AND, UH, BE ABLE TO SUPPORT THESE FUTURE COMMERCIAL DEVELOPMENTS.

UM, BUT, UM, YOU KNOW, SAVING THIS SITE FOR ADDITIONAL COMMERCIAL, UH, JUST DOESN'T, DOESN'T SEEM TO MAKE SENSE, UH, WHEN YOU LOOK AT IT, UH, WITH THE SURROUNDING LAND USES HERE.

SO THEN ALL OF THAT, THE, THE LACK OF COMMERCIAL DEMAND IS, IS, YOU KNOW, IN DIRECT CONTRAST TO WHAT WE SEE, UH, FOR MULTIFAMILY, YOU KNOW, THEY, THEY'VE ADDRESSED IT.

THERE ARE, THERE ARE PROJECTS, UH, IN A NUMBER OF UNITS AROUND THIS AREA, BUT THOSE UNITS OR, OR THOSE PROJECTS RATHER, ARE ON AVERAGE 15 YEARS OLD.

UM, AND DESPITE THAT AGE, YOU KNOW, THEY'VE AVERAGED 95% OCCUPANCY AND, AND HAVE ACHIEVED, UH, 32% RENT GROWTH OVER THE LAST THREE YEARS, WHICH IN OUR WORLD IS A, IS A MAJOR INDICATOR OF, UH, YOU KNOW, DEMAND.

SO BY INTRODUCING A NEW FOUR STORY LUXURY DEVELOPMENT, UM, WE ARE ENHANCING THE HOUSING DIVERSIFICATION, CONTINUING THAT ESTABLISHED LAND USE PATTERN THAT'S ALREADY IN

[00:35:01]

LOOKING AT, UH, THE SUPPLY SIDE OF THINGS, UH, WHEN YOU LOOK AT MCKINNEY COMPARED TO, UH, SOME NEIGHBORING CITIES LIKE FRISCO AND, AND PLANO AND RICHARDSON, UH, THERE'S ACTUALLY A, A SHORTAGE OF APARTMENT UNITS, UH, PER CAPITA COMPARED TO THESE NEIGHBORING CITIES.

UM, WHEN YOU LOOK AT, UH, MR. MR C***S, IT SOUNDS LIKE YOU'RE JUST READING VERBATIM WHAT YOU'VE ALREADY GIVEN US.

OKAY.

WOULD THAT BE ACCURATE? UH, YEAH.

YOU'RE GOING THROUGH THE REPORT, SO MY MY POINT IS IF WE COULD MOVE ALONG SURE.

WE, I THINK WE GET WHERE YOU'RE GOING SURE.

AND WE'VE ALREADY HAD TIME TO REVIEW THIS, SO.

OKAY.

FAIR ENOUGH.

NOT WANTING TO CUT YOU OFF, BUT I'M KIND OF CUTTING YOU OFF.

FAIR ENOUGH.

UM, ALRIGHT, MOVING ON.

SO I'LL, I'LL, UH, I'LL SAVE YOU THE, THE TIME HERE AND, UM, YOU KNOW, AND ON A WRAP UP SUMMARY AND, AND PUT IT BACK ON ON YOU ALL AND, AND SEE IF YOU HAVE ANY QUESTIONS, I'M HAPPY TO ANSWER ANY THAT YOU MIGHT HAVE.

VERY GOOD, THANK YOU.

ARE THERE QUESTIONS? YES.

UM, COULD YOU GO BACK TO YOUR SLIDE? THAT'S THE SITE PLAN, I GUESS.

SURE.

ARE THESE THE MAIN BUILDING? I GUESS YOU'VE GOT THREE BUILDINGS HERE.

ARE THESE ALL GARAGES ON THE EAST AND WEST? UH, SO ON THE EASTERN SIDE, IN THE, IN THE PARKING, ARE, ARE YOU TALKING ABOUT ON THE EAST AND WEST OF THAT, UH, BIGGER, WELL, I'M TAKING IN ITS GARAGES ON THE PERIMETER, BUT ARE THESE GARAGES ALSO ON THE MAIN BUILDING ON, CORRECT.

YEAH, THEY'D BE TUCKED UNDER, UH, GARAGES.

SO IF YOU PULL IN BETWEEN THE SEA OF PARKING, YOU'RE SEEING 21 GARAGE DOORS SIDE BY SIDE, UH, ON EACH SIDE.

UH, YES, I GUESS YOU WOULD BE ABLE TO SEE THEM FROM THE STREET THERE, BUT AGAIN, WE'RE, WE'RE AIMING TO PUT THOSE GARAGES, UH, THE DETACHED GARAGES UP AGAINST THAT, UM, EASTERN PROPERTY LINE THERE, WHICH WILL PROVIDE, YOU KNOW, A, A PHYSICAL BARRIER THERE AS WELL TO, UM, HELP SHIELD SOME OF THAT PARKING.

I GUESS MY CONCERN HERE, I, YOU'VE, UM, ASKED FOR A NUMBER OF EXCEPTIONS FROM OUR, UM, NEW CODE THAT WE'VE UPDATED ALONG THE WAY.

AND FOR ONE, AFTER EIGHT YEARS IS THE FIRST WHERE I'VE TRIED TO SEE SOMEONE USE THE LAND ACROSS THE STREET AS NUMBERS FOR THEIR PIECE BECAUSE IT WILL ACTUALLY BE SEPARATE PIECES.

BUT MY CONCERN HERE, WE'RE GIVING OR YOU'RE ASKING US TO GIVE CERTAIN THINGS AWAY AND ARE WE GETTING, WHAT ARE WE GETTING IN RETURN? AND WHAT I SEE IS AN APARTMENT WITH 21 GARAGE DOORS SURE.

SIDE BY SIDE ALL THE WAY DOWN.

WE WOULDN'T LET ANY RESIDENTIAL DEVELOP THAT WAY SURE.

ON THAT SIDE.

SO IT CONCERNS ABOUT THE APPEAL, BUT IT'S NOT LOCKED DOWN.

WE'RE JUST SEEING BEING TO BE ASKED TO BE GIVING A LOT SURE.

FOR A REGULAR FOUR STORY APARTMENT THAT WE'VE SEEN.

NO COMMISSIONER WOODRUFF HAD CONCERNS ABOUT THE OTHER ONE THAT WENT FOUR STORIES AND HOW MUCH, UM, LOWER LEVEL APARTMENTS WE'RE ALLOWING IN THAT AREA BEFORE.

SO WHAT DEFINES YOURS AS LUXURY COMPARED TO EVERYBODY ELSE'S? SURE.

SO ONE OF THE THINGS THAT'S NOT LISTED ON THIS SLIDE IN AND THAT WE'VE COMMITTED TO IN THE PD IS ACTUALLY, YOU KNOW, WITHIN EACH OF THESE PRIVATE GARAGES IS WIRING THEM FOR, UH, EV CHARGING SUCH THAT RESIDENTS ARE ABLE TO, UH, COME IN, BRING THEIR OWN ELECTRIC CHARGERS AND, UH, HOOK UP THEIR CARS WITHIN EACH OF THESE GARAGES.

UM, YOU KNOW, THAT'LL BE IN ADDITION TO THE EV CHARGERS THAT WE PROVIDE OUT NEAR THE CLUBHOUSE.

BUT, UM, BUT YEAH, THAT, THAT'S ULTIMATELY WHAT, UH, WHAT WE'RE AIMING FOR THERE.

AND HOW WOULD THIS PARK ACROSS THE STREET WORK AS FAR AS IF YOU SELL THE APARTMENT OFF OR YOU DO A LOAN ON THE APARTMENT, IS ALL THAT GOING IN COMPARABLE AND HOW'S THAT WORK WITH A BUDGET? 'CAUSE THAT'S A VERY LARGE PARK CONSIDERING JUST TO BE GREEN SPACE AND I DON'T KNOW HOW MUCH IT'S GONNA BE USED CONSIDERING HOW FAR IT IS AWAY FROM THE APARTMENT.

CORRECT.

AGAIN, UM, YOU KNOW, THAT WILL BE PART OF, OF THIS DEVELOPMENT.

WE ARE LOOKING TO MAKE THAT AS A, INTO AN AMENITY FOR OUR, FOR OUR DEVELOPMENT.

UM, YOU KNOW, WE'VE TALKED BRIEFLY WITH THE PARKS DEPARTMENT ABOUT POTENTIALLY DEDICATING THAT TO THE CITY AND MAKING THAT A MORE ACTIVE SPACE.

UM, HOWEVER, BECAUSE OF, UH, ALL OF THE ENCROACHMENTS ON THE SITE THERE, THERE'S, THERE'S NOT A WHOLE LOT OF INTEREST.

UM, SO WE ARE, PARKS DOESN'T WANT IT, THE LANDOWNER WANTS TO SELL IT AS A WHOLE 'CAUSE HE DOESN'T WANT IT OVER AFTER HE JUST GIVES YOU YOUR 10 ACRES.

IT'S NOT A VERY, VERY APPEALING PLACE TO HAVE.

AND THEN ON LONG-TERM OWNERSHIP, THAT'S WHERE I'M JUST WONDERING WHERE IT'S HEADED.

SURE.

YEAH.

AND, AND AGAIN, WE'RE, WE'RE STILL KIND OF WORKING THROUGH HOW TO ULTIMATELY PROGRAM THAT AREA.

AND AGAIN, YOU KNOW, WE'RE LOOKING AT IT AS AN OPEN SPACE WITH, WITH DOG PARK, UH, JOGGING TRAILS.

AGAIN, TRYING TO PROVIDE AND MAKE THE BEST USE OF THAT SPACE THAT IS OTHERWISE, YOU KNOW, UNDEVELOPABLE, UM, AND, AND PROVIDE THAT AS A, AS A AMENITY FOR OUR RESIDENTS THERE.

SO WOULD YOU BE WILLING, AS PART OF THE PD TO LEAVE THAT

[00:40:01]

UNLESS YOU TEAR DOWN THE APARTMENTS AND GO, YOU KNOW, RE GO RE VERTICAL WITH IT.

YEAH, I, I, I, I THINK WE CAN DO THAT.

YOU KNOW, THE REASON THAT WE HAD, YOU KNOW, ORIGINALLY WHEN WE HAD DONE THIS, WE HAD LOOKED AT, YOU KNOW, UM, DOING THE ACRE OR THE DENSITY CALCULATION BASED ON THAT ENTIRE, UH, GROSS ACREAGE AND KIND OF INCORPORATING THIS, UH, BOTH PARCELS INTO THE PD AS ONE.

UM, AND, AND ULTIMATELY, YOU KNOW, WORKING TOGETHER WITH STAFF ENDED UP AT THAT 38 UNITS PER ACRE.

BUT, UM, YEAH, IF I MAY ADD THAT 5.3 WOULD BE INCLUDED AS PART OF THE PD.

SO WE WOULD BE LIMITED IN TERMS OF THE NUMBER OF UNITS.

SO WE COULDN'T BUILD SOUTH OF THE, UH, THE STREET.

JENNIFER, I MEAN, AND I'LL ASK YOU THIS QUESTION, BUT I MEAN, I DON'T KNOW IF WE CAN LIMIT THAT TO WHERE THE, IT'S NOW WE'RE NOT GONNA GIVE 'EM ABOVE 30 PER PER ACRE AND 'CAUSE IT'S IN TOTALITY IN 18.2 ACRES.

I THINK.

I'M SORRY, JENNIFER.

I THINK THIS IS JUST, I MEAN, ONE WE'RE JUST SKIRTING AROUND TRYING TO MAKE IT FIT WITHIN THE RULE WHEN THE OBVIOUS PART IS THIS IS TWO SEPARATE TRACKS AND IS THE DENSITY TOO MUCH FOR THE TRACK THAT IT SITS ON OR NOT? I, I'M NOT TOO WORRIED ABOUT THE DENSITY MYSELF.

WE'VE VARIED IN THAT I'M WORRIED ABOUT PARKING, YOU JUST ASKING FOR FENCING TO BE GONE BECAUSE WE'VE DECIDED MASONRY IS RE IMPORTANT.

WE'VE KEPT IT IN THE CODE, BUT IT'S JUST TO WAIVE IT FOR NO REASON OTHER THAN COST PROBABLY, UH, IT'S NOT THERE, BUT WE'RE PLAYING WITH THE PD TO MEET A DENSITY IN WHICH TRUTHFULLY THEY'RE TWO SEPARATE, THEY'RE COMPLETELY ACROSS THE STREET FROM EACH OTHER.

SO I MEAN, YES, WE CAN MAKE THE MATH FIT IN THERE, BUT IS IT WHAT WE WANT? AS FAR AS A LOOK, I PROBABLY DON'T HAVE A PROBLEM WITH THE DENSITY WITHIN THAT TRACK.

I DO HAVE A PROBLEM WITH THE OVERALL SITE PLAN OF 42 GARAGE DOORS SURROUNDING THE APARTMENT SURE.

AND A REDUCED PARKING RATIO AND GETTING RIVER PERIMETER FENCES WHILE GETTING JUST YOUR STANDARD REGULAR FOUR STORY APARTMENT.

SO LET ME ASK A QUESTION.

HAS THERE, YOU KNOW, ONE I WANNA COMPLIMENT YOU, THIS IS A GOOD PRESENTATION, IT HELPS US UNDERSTAND THE PROJECT.

UM, BUT MY QUESTION IS, HAS THERE BEEN ANY DISCUSSION REGARDING JUST MOVING COLIN MCKINNEY PARKWAY ROAD A BIT SOUTH SO THAT YOU DON'T HAVE THAT DIVISION THERE NOW? I RECOGNIZE YOU'VE GOT A, A CREEK THERE, BUT YEAH, NO, WE, WE ACTUALLY HAVE, UH, STARTED WORKING WITH ENGINEERING ON KIND OF THAT, THAT ALIGNMENT THERE AND REALLY KIND OF WHAT'S DRIVING THAT, UM, TO BACK UP HERE YOU HAVE THAT ENCORE EASEMENT THAT'S RUNNING, UM, ALONG THAT EASTERN PROPERTY LINE.

AND THAT'S REALLY KIND OF WHAT'S DRIVING THAT, THAT ALIGNMENT OF THAT ROAD IS, IS STAYING OUT OF THAT EASEMENT AND HUGGING THAT AS LONG AS WE CAN, UH, WHILE MAINTAINING, YOU KNOW, CITY STANDARD TURN RADIUS AND ALL THAT TO CONNECT INTO THE EXISTING PIECE NEAR THE STADIUM.

DID YOU EVER CONTACT ENCORE 'CAUSE LIKE THEY'RE YOUR WESTERN WHERE YOU DON'T WANNA BUILD THIS ALL, IT'S ENCORE, RIGHT? ENCORE'S RESERVING THIS, WHAT THEY DO WITHIN THE FUTURE.

WHO KNOWS, OBVIOUSLY YOU HAVE THIS LAND TO THE SOUTH TOO.

DID YOU EVER GO TO THEM AND SEE ABOUT SWITCH SWITCHING LAND SO THAT YOU, YOU, YOU KNOW, YOUR SOUTH END PIECE AND THEN THEIR NORTHERN PIECE THAT'S UP THERE ON MCKINNEY RANCH WHERE Y'ALL COULD HAVE SWAPPED THE LAND AS PART OF THE DEAL? UH, WE HAVE, WE HAVE NOT, UH, DISCUSSED THAT WITH ENCORE.

UM, YEAH, WE, UH, UP TO THIS POINT THE, YOU KNOW, WE'VE BEEN IN CONTACT WITH ENCORE ABOUT, UH, SECURING SOME OF THAT RIGHT OF WAY ON THAT PIECE, CONNECTING, UM, INTO COLIN MCKINNEY PARKWAY, UH, ON OUR WESTERN SIDE.

BUT OTHER THAN THAT, THAT'S THE EXTENT OF, UM, THE DISCUSSIONS WE'VE HAD WITH ENCORE.

QUESTION ON THE COLIN MCKINNEY PARKWAY EXTENSION.

SURE.

SO IS THAT FAIRLY SET IN STONE WHERE THAT WILL GO ON THE MAP OR IS THERE ANY, I I JUST QUESTION THIS BECAUSE IF THAT WAS GOING TO BE IN A DIFFERENT PLACE, THAT 10.2 COULD LOOK LIKE 8.2, YOU KNOW, LIKE IF IT WAS SHIFTED UP A LITTLE BIT FURTHER NORTH.

AND SO THAT'S, AND EFFECTIVELY DOES YOUR FENCING CREATE THE REQUIREMENT THAT THAT ROAD FOLLOWS A CERTAIN PATH? UM, IT'S NOT SO MUCH OUR, OUR FENCING THAT THAT'S DICTATING THE ALIGNMENT.

UM, YOU KNOW, THE, THE PIECE TO OUR EAST IN THAT NORTHWEST CORNER UP OR THAT NORTHEAST CORNER UP THERE, THERE'S AN EXISTING RIGHT OF WAY DEDICATION, UH, FOR THE FUTURE COLIN MCKINNEY PARKWAY THAT WE ARE WORKING WITHIN.

UM, AND IT'S KIND OF SETTING THAT INITIAL, UH, ALIGNMENT THERE.

BUT AGAIN, WE, WE'VE PUT SOME, UM, INITIAL CONCEPTS IN FRONT OF CITY ENGINEERS AND, AND, UH, YOU KNOW, AGAIN, WE'RE KIND OF WORKING WITHIN THE CITY STANDARDS OF TURN RADIUS AND, AND ALL THAT TO TRY TO TIE INTO THE EXISTING INTERSECTION ON MCKINNEY RANCH,

[00:45:01]

ANYONE ELSE? OTHER QUESTIONS? MR. KUNZ WHO MAY HAVE QUESTIONS AFTER THE PUBLIC HEARING? SURE.

SO IF YOU COULD PAY ATTENTION AND TAKE NOTES, WE'D APPRECIATE IT.