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 Allow for Self Storage and Commercial Uses and Modify the Development Standards, Located at 2250 South Central Expressway

[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 Allow for Self Storage and Commercial Uses and Modify the Development Standards, Located at 2250 South Central Expressway]

ITEMS. WE HAVE FIVE PUBLIC HEARINGS THIS EVENING. THE FIRST ONE IS 24 0026Z. TO CONDUCT A PUBLIC HEARING TO CONSIDER, DISCUSS, ACT ON A REQUEST TO REZONE THE PROPERTY FROM PD TO PD TO GENERALLY TO ALLOW FOR SELF STORAGE AND COMMERCIAL USES AT 2250 SOUTH CENTRAL EXPRESSWAY. OKAY. THANK YOU, MR. CHAIRMAN. EVENING PLANNING AND ZONING COMMISSION KATE STRICKLAND, PLANNING MANAGER FOR THE CITY OF MCKINNEY. THE APPLICANT IS REQUESTING TO REZONE THE PROPERTY. IT'S 3.373 ACRES, GENERALLY FOR SELF STORAGE AND NON RESIDENTIAL USES. AS YOU NOTED, IT IS LONG SOUTH CENTRAL EXPRESSWAY. IT'S JUST SOUTH OF THE EXISTING SUMMIT OFFICE PARK. SO AS IT STANDS STAFF IS NOT SUPPORTIVE OF THE REZONE REQUEST DUE TO THE REQUEST FOR SELF STORAGE USE BASED OFF OF THE SELF STORAGE USE, AS WELL AS THE LACK OF CONFORMANCE WITH THE COMPREHENSIVE PLAN. AS IT STANDS RIGHT NOW, THE PROPERTY IS ZONED FOR COMMERCIAL USES. IT'S AN OPPORTUNITY ZONE WITHIN THE PLANNED DEVELOPMENT DISTRICT THAT IT CURRENTLY STANDS, SO IT ALREADY ALLOWS FOR A MULTITUDE OF OTHER COMMERCIAL USES. WE ARE SUPPORTIVE OF THE COMMERCIAL USES AS LISTED EXCEPT FOR SELF STORAGE, SELF STORAGE. WE TYPICALLY DON'T LIKE TO HAVE THEM RIGHT OFF OF THE FRONTAGE, AS WELL AS THE CONFORMANCE ISSUE WITH THE COMPREHENSIVE PLAN, THE APPLICANT IS REQUESTING TO ENHANCE THE SITE WITH SOME LANDSCAPE ADDITIONS AND SOME ARCHITECTURAL AND SITE DEVELOPMENT STANDARDS. THE APPLICANT IS PROPOSING TO INCREASE THE STREET BUFFER ALONG SOUTH CENTRAL EXPRESSWAY TO 45FT INSTEAD OF 30FT, INCREASE THE VEHICULAR USE BUFFER TO 15FT. INCREASE THE AMOUNT OF CANOPY TREES PER PARKING SPACES, AND THEN HAVE A MINIMUM OF SIX CANOPY TREES PLACED ALONG THE FACADE OF THE BUILDING. ALONG THE HIGHWAY FRONTAGE. THEY ARE ALSO PROPOSING TO HAVE ARCHITECTURAL REQUIREMENTS THAT ARE IN LINE WITH OUR SECTION 206 F OF THE UDC, AND VERY SPECIFIC SITE DEVELOPMENT REQUIREMENTS FOR THE SELF STORAGE USES, SUCH AS NO SELF STORAGE UNITS FACING THE RIGHT OF WAY WILL BE ACCESSED DIRECTLY FROM THE EXTERIOR. SELF STORAGE SHALL BE LIMITED TO THREE STORIES ABOVE GRADE PLANE AND THEN ALL RIGHT OF WAY FACING ELEVATIONS FOR BUILDINGS THAT ARE THREE STORIES OR LESS SHALL BE FINISHED WITH 50% MASONRY FINISHES. STAFF IS SUPPORTIVE OF THE PROPOSED MODERNIZED USES. IT DOES BRING IT IN TO 2025 VERSUS THE OLDER PD THAT IT CURRENTLY IS PART OF. HOWEVER, WE DO HAVE CONCERNS ABOUT THAT. SELF STORAGE USE.

HIGHWAY FRONTAGES ARE PRIME AREAS FOR OUR RETAIL. ITS PRIMARY IS FOR HIGH VISIBLE

[00:05:06]

COMMERCIAL USES. THE SELF STORAGE DOESN'T ALIGN WITH THE PROFESSIONAL CENTER PLACE TYPE THAT IT FALLS WITHIN. THE COMPREHENSIVE PLAN. COMPREHENSIVE PLAN IS LOOKING FOR MORE OFFICE PARKS. IT'S LOOKING FOR MEDICAL CLINICS. IT'S LOOKING FOR DIFFERENT KINDS OF CAMPUSES FOR CORPORATIONS. SO AS IT STANDS, BASED OFF OF THE SELF STORAGE USE AND THE LACK OF CONFORMANCE WITH THE COMP PLAN, STAFF RECOMMENDS DENIAL AND I'M HAPPY TO ANSWER ANY ADDITIONAL QUESTIONS. THANK YOU. KATE. YES, LET'S GO TO QUESTIONS OF KATE. ANYTHING. I THINK WE'RE ALL GOOD. KATE, YOU EXPLAINED IT WELL. I MIGHT HAVE BEEN A LITTLE VERBOSE. GOOD JOB. THE APPLICANT IS HERE WITH A PRESENTATION AS WELL. YES. CAN WE HAVE THE APPLICANT UP? YES. OH. THERE'S THAT. PERFECT. JUST HIT TO THE SIDE. GOT IT. ALL RIGHT. THANK YOU. HI. CHAIRMAN. COUNCIL MEMBERS. I'M SORRY. COMMISSIONERS, MY NAME IS TYLER ADAMS. I'M WITH GREENLIGHT STUDIO. I'M AT 100 NORTH COTTONWOOD DRIVE IN RICHARDSON, SUITE 104. YES. CAITLIN'S EXPLAINED IT PRETTY WELL. WE ARE PROPOSING TO DO A SELF STORAGE BUILDING AT THIS LOCATION. OUR TEAM HAS DONE A FEW OF THESE THROUGHOUT THE METROPLEX AND THIS TURNED OUT TO BE A GOOD SITE FOR US, OR AT LEAST OF HIGH INTEREST FOR US. THIS IS KIND OF THE, THE, THE, THE THIS IS THE SITE OBVIOUSLY, BUT WHAT WHAT IS KIND OF HAPPENED THROUGH THIS PROCESS IS THAT THE THIS HAS BECOME KIND OF A POCKET OF, OF, OF OFFICE AND, AND OF AND, AND REALLY NOTHING ELSE FROM, FROM HERE. BUT IT'S VERY SEPARATE FROM, FROM KIND OF EVERYTHING ELSE ON, ON, YOU KNOW, ALL THE OTHER USES AROUND THE AREA. AND, AND THIS PARTICULAR SITE HAS A CONSIDERABLE AMOUNT OF FALL ON IT. AND THE OWNERS COME TO US AND SAID, HEY, LOOK, YOU KNOW, WE'VE TRIED OFFICE BEFORE. I THINK THAT I THINK IT WAS EITHER APPROVED OR THEY GOT REALLY FAR, ALONG WITH AN OFFICE PARK ON THIS SITE. AS YOU KNOW, PARKING IS A BIG FACTOR ON ON OFFICE BUILDINGS IS WHAT DRIVES SITES AND ALL THAT. AND THERE IS ABOUT 30FT OF HALL, IF NOT MORE AS YOU AS AS YOU GO TO THE SOUTH. AND ONE OF THE THINGS THAT SELF STORAGE IS GOOD AT IS FIXING REAL ESTATE PROBLEMS THAT THAT THAT OCCUR JUST FROM, YOU KNOW, WHATEVER IT MIGHT BE, PARKING TO TOPOGRAPHY AND WHATNOT. AND, AND SO THAT'S WHY, YOU KNOW, THE OWNER CAME TO US AND WAS LIKE, HEY, DO YOU THINK YOU CAN YOU CAN DO SOMETHING WITH IT? AND OUR FIRST THOUGHT WAS SELF STORAGE. AS YOU CAN SEE, THIS IS THIS IS THE THIS IS THE ESTABLISHED COMMUNITY DISTRICT. I'VE KIND OF HIGHLIGHTED WHERE THAT IS. IT'S A SMALL LITTLE POCKET THERE THAT'S ALONG 75. AND THEN WE WE'VE PUT TOGETHER A SITE PLAN THAT KIND OF FOLLOWS THE TOPOGRAPHY OF THE SITE AS WELL AS, YOU KNOW, WORKED WITH ENGINEERING AND ALL THAT BECAUSE THERE IS LIKE A PRETTY THERE'S A LARGE OVERHEAD POWER LINE EASEMENT THAT RUNS THROUGH THERE, AS WELL AS WATER AND SEWER, WHICH MAKES DEVELOPMENT OF THE FRONT HALF OF THE NOT REALLY THE FRONT HALF, THE FRONT THIRD OF THE SITE. PRETTY DIFFICULT. SO WE'VE KIND OF LEFT ALL THAT ALONE AND HAVE DEALT WITH WHAT'S LEFT OF THERE AND MANAGED THE SITE TO WHERE WE'RE NOT TOUCHING THE ADJACENT FLOODWAY OR ANYTHING ELSE KIND OF AROUND THE SITE. THIS IS JUST KIND OF A MORE DETAILED SHOT OF IT. THIS IS ABOUT 130,000FT■!S.T IS THREE STORIES ABOVE GRADE PLANE. AND AS IT GOES DOWN DRAMATICALLY TO THE SOUTH, THERE'S KIND OF A BASEMENT LEVEL. THAT DAYLIGHTS ON THE BOTTOM SIDE. WHAT WE'RE DOING TO WITH THE BUILDING ITSELF, AS FAR AS YOU KNOW, WE'RE WE'RE PROPOSING A LOT OF CONTROLS OVER THE ARCHITECTURE OF IT. AND BESIDES THAT, ALSO HAVING A FRONT ENTRANCE THAT'S MORE OF A CONSUMER ENTRANCE THAT'S COVERED AND IS NOT WHAT YOU'D YOU'D CALL LIKE A GARISH ENTRANCE TO A SELF STORAGE BUILDING. THE, THE BIGGER KIND OF TRUCK LOADING AND ALL OF THAT IS ON THE BACK AND ON THE SOUTH SIDE, WHICH IS COMPLETELY COVERED IN TREES. THIS IS ONE OF THE ONE OF THE BUILDINGS THAT WE HAVE RECENTLY COMPLETED THAT'S IN LEASE UP RIGHT NOW. IT'S IN WAXAHACHIE.

AND YOU CAN SEE THIS IS AN EXAMPLE OF THE FRONT LOADING AREA AND HOW IT YOU KNOW, YOU

[00:10:01]

CAN SEE THAT IT DOESN'T REALLY SCREAM SELF STORAGE THAT MUCH. THIS ONE HAS HAS A LITTLE BIT MORE OF A BOXY FEEL TO IT IN THE, IN THE DEVELOPMENT STANDARDS THAT WE'RE PROPOSING.

WE'VE GOT MORE GLASS AND OTHER ITEMS TO MAKE IT LOOK MORE LIKE, YOU KNOW, THE, THE, AN OFFICE BUILDING AND THOSE NEXT DOOR TO IT. SO ONE OF THE THINGS THAT, YOU KNOW, DEALING WITH SELF STORAGE AND COMING INTO CITIES THAT THAT WE'VE, THAT WE'VE DEALT WITH IS THAT IT'S CHANGED A LOT. YOU KNOW, SELF STORAGE IS A LOT OF PEOPLE THINK OF IT AS THAT BOTTOM PICTURE. AND IT'S A LOT OF CITIES AND REGULATIONS CALL IT AN INDUSTRIAL USE. AND AS IT'S GROWN UP AND WE'VE COME UP WITH, YOU KNOW MULTI STORY COMPLETELY CONDITIONED SELF STORAGE FACILITIES, IT'S MORE OF A RETAIL USE WHERE IT IT WANTS TO BE UPFRONT AND IT WANTS TO, YOU KNOW HAVE SOME VISIBILITY TO IT. AND SO IT'S NOT REALLY I WOULDN'T CALL IT A IT LEANS TOWARDS RETAIL BUT IT'S ITS OWN ASSET CLASS. RIGHT. IT'S NOT NECESSARILY RETAIL. IT'S NOT NECESSARILY PROFESSIONAL SERVICES. IT HAS THOSE COMPONENTS OF WANTING VISIBILITY WHILE AT THE SAME TIME IT DOESN'T HAVE THE TRAFFIC AND THE PARKING AND ALL OF THAT OTHER STUFF ASSOCIATED WITH WITH WITH RETAIL. AND, YOU KNOW, KIND OF TOUCHED ON IT A LITTLE BIT, BUT TRAFFIC NOISE IS DOWN A LOT VISUAL AND ARCHITECTURAL FIT. WE CAN MAKE IT LOOK LIKE OFFICE BUILDINGS AND ALL THAT. AND, AND HAVING A, A LONGER STAFFED AND HIGHER SECURITY FACILITY IN A MIXED USE ENVIRONMENT WITH, WITH, WITH OFFICE USE CAN HELP WITH THE SECURITY OF THE, OF THE OVERALL MIXED USE DEVELOPMENT.

THIS IS JUST A TRAFFIC IMPACT ANALYSIS BETWEEN SAY A SELF-STORAGE THE OUR PROPOSED SELF STORAGE BUILDING AND OFFICE. THE PREVIOUS ONE THAT I HAD MY HANDS ON AT LEAST WAS 83,000FT■!S. SO JUST, YOU KNOW, SIDE BY SIDE, THIS IS A THIS IS A SUBSTANTIALLY LARGER BUILDING.

HOWEVER, YOU CAN SEE JUST FROM THAT BOTTOM LINE ITEM ON TRAFFIC AND WEEKDAY AM PM IN AND OUT COUNTS HOW DRAMATICALLY THE DIFFERENCE BETWEEN SELF STORAGE AND OFFICE IS. AS FAR AS IT WORKING WITH OFFICE. THIS IS ONE THAT I ACTUALLY I DESIGNED AND THIS IS IN DALLAS. IT WAS AN EXISTING OFFICE BUILDING AND WE PUT IN A SELF-STORAGE FACILITY IN FRONT OF IT. IT WORKED PRETTY WELL. THE OFFICE WAS LEASING UP AT THE TIME IT WAS SOLD. THE, THE, THE NEW BUYER ACTUALLY WENT IN AND HAD THE ZONING CHANGED AGAIN TO ADD MORE SELF-STORAGE TO IT, BECAUSE THE SYNERGIES DID WORK QUITE WELL BETWEEN THE TWO. ELSEWHERE IN THE DFW AREA, THAT TOP LEFT ONE IS AN EXTRA SPACE THAT'S ON BANNER DRIVE AT 635 AND 75. THAT'S BRAND NEW. AND YOU CAN THE COLOR PALETTE, YOU KNOW, IF YOU PUT THE COLOR PALETTE ASIDE, IT WORKS WELL WITH THE EXISTING ARCHITECTURE.

THE BOTTOM LEFT ONE IS IN MESQUITE, I BELIEVE. I CAN'T REMEMBER EXACTLY WHERE THAT ONE WAS. I APOLOGIZE AND THEN THE BOTTOM RIGHT IS IN LAS COLINAS AND IT FACES 114. SO I WANTED TO GIVE SOME EXAMPLES OF HOW IT WORKS WITH OFFICE OFFICE DISTRICTS IN OTHER CITIES. I KNOW MCKINNEY IS UNIQUE, BUT I WANTED TO JUST KIND OF SHOW THAT WE DO. WE DO HAVE THIS IN OTHER CITIES IN DFW. WITH THAT, I CAN ANSWER ANY OTHER QUESTIONS. THANK YOU. THANK YOU FOR THE PRESENTATION. DO WE HAVE QUESTIONS OF THE APPLICANT? AS FAR AS THE STORAGE FACILITY, WOULD IT USE THE SAME INGRESS AND EGRESS AS THE SUMMIT OFFICE BUILDING, OR WILL YOU HAVE YOUR OWN SEPARATE. THERE IS A SHARED INGRESS AND EGRESS ON 75. THAT'S PRETTY WELL SET. IT'S GOT LIKE TWO 24 FOOT DRIVE AISLES FROM, YOU KNOW, BOTH INGRESS AND EGRESS. AND SO WE WOULD USE THAT AND COME OFF. I DON'T THINK I CAN ADD ANOTHER ONE JUST FROM TEXAS STANDARDS. AND I'M IN NOTICE HERE ON YOUR THE CONCEPT PLAN. IT LOOKS LIKE THERE'S GOING TO BE SOME TRUCK RENTAL SPACE. AND THAT'S GOING TO BE RIGHT THERE ON THE ROAD WHERE THOSE TRUCKS WILL BE PARKED.

YES. AND IF YOU'RE IF, IF YOU VISIT THE SITE, I MEAN THAT'S WAY UP. THERE'S A BIG RETAINING WALL. YOU CAN'T REALLY SEE THE TRUCKS FROM THE ROAD. BUT IT'S AN INTERESTING SIGHT. NOW, THE OWNER APPROACHED YOU TO HELP DEVELOP THIS SITE. WERE THERE OTHER OPTIONS THAT WERE THOUGHT

[00:15:02]

OF AS WELL, OR WAS THIS JUST KIND OF THE MAIN FOCUS OR THIS WAS THE ONE THAT THAT THAT MADE MOST SENSE? AND I KNOW THAT ECONOMICS ARE NOT SUPPOSED TO BE PART OF, YOU KNOW, DECIDING USE.

BUT AGAIN, ONE OF THE BIG THINGS IS PARKING. AND WITH THE, WITH THE FRANKLY, WITH THE AMOUNT OF TREES THAT ARE ON THE SITE, YOU KNOW, WHEN YOU REPLACE TREES WITH BUILDING, YOU GET A LOT MORE ADVANTAGE VERSUS REPLACING IT WITH PARKING. AND THAT'S BOTH. THERE'S ONLY SO MUCH SPACE ON THE SITE FOR TREES. AND THEN THERE THERE'S THE, YOU KNOW, TREE MITIGATION AND ALL OF THAT AS WELL. SO THAT'S THAT'S ANOTHER ISSUE JUST ON THE DEVELOPABILITY OF THE SITE. IT SEEMS LIKE THERE'S I'M LIVE AROUND THE CORNER FROM THIS. IT SEEMS LIKE THERE'S SUCH A PRETTY SITE THAT IT COULD BE SOMETHING THAT THE TENANTS OR THE RESIDENTS OR SHOPPERS COULD ENJOY BASED ON THE, YOU KNOW, THE JUST THE ESTHETICS OF THE SITE ITSELF. I HAVE A QUESTION.

SO REGARDING THE TREES THAT ARE CURRENTLY THERE, HOW MANY OF THOSE TREES WOULD END UP BEING REMOVED? THAT'S HARD TO KNOW RIGHT NOW. I MEAN IT'S REALLY THICK BRUSH WE HAVE WE HAVE NOT STARTED A TREE SURVEY ON IT YET. BUT I MEAN THE. IT'S BEEN ALLOWED TO OVERGROW FOR SEVERAL YEARS AND NO ONE'S REALLY BEEN BACK THERE TO REALLY DISCOVER, YOU KNOW, WHAT'S PROTECTED AND WHAT'S NOT AT THAT AT THIS POINT. JUST JUST WALKING CLOSE TO IT. I MEAN, YOU CAN SEE OAKS, YOU CAN SEE PECANS. I MEAN, THERE ARE THERE ARE PROTECTED TREES, BUT I DON'T KNOW THE, THE NUMBER BY ANY MEANS. THANK YOU. ANY FURTHER QUESTIONS. THANK YOU, MR. ADAMS. APPRECIATE YOUR HELP. INFORMATION. THIS ITEM DOES HAVE A PUBLIC HEARING. AND LET'S OPEN THE PUBLIC HEARING.

IS ANYONE WISH TO SPEAK ON THIS ITEM THIS EVENING? ANYONE WISHING TO SPEAK ON THIS ITEM? SEEING NONE. COULD WE HAVE A MOTION? PLEASE MAKE A MOTION TO CLOSE THE PUBLIC HEARING. OKAY.

WE HAVE A MOTION BY JAMES TO CLOSE THE PUBLIC HEARING. DO WE HAVE A SECOND? SECOND? IS THAT, YOU KNOW? SECOND, MR. WALTON? OH, MUHAMMAD. EXCUSE ME. LOOKING THE OTHER WAY. CHARLES.

SOMEBODY. CHARLES. EXCUSE ME. CHARLES IS A SECOND. TO CLOSE THE PUBLIC HEARING. PLEASE CAST YOUR VOTE TO CLOSE THE PUBLIC HEARING. THE VOTE IS 7 TO 0. TO CLOSE THE PUBLIC HEARING ON THIS ITEM, OPEN IT UP FOR DISCUSSION. COULD WE HAVE STAFF COME BACK UP? I HAVE A QUICK QUESTION REGARDING THE EXISTING ZONING. SO WHAT IS ALLOWED BY RIGHT TODAY BASED ON THE EXISTING ZONING? SO THE PROPERTY IS ZONED PLANNED DEVELOPMENT DISTRICT. AND SO IT IS CURRENTLY WITHIN AN AREA. IT'S CALLED AN OPPORTUNITY ZONE. SO IT'S JUST ABOUT EVERY COMMERCIAL USE. SO YOU CAN HAVE RETAIL YOU CAN HAVE OFFICE. THERE COULD BE RESTAURANTS. THERE ARE DIFFERENT COMPONENTS OF LIKE SOME HOUSING. BUT I BELIEVE THAT THIS PART OF THE OPPORTUNITY ZONE HAS ALREADY BEEN UTILIZED WITH THE EXISTING PART OF THE HOUSING TO THE RIGHT, BUT SELF STORAGE WAS ONE OF THE FEW OPPORTUNITIES THAT WERE NOT ALLOWED AT THIS LOCATION. SO IT'S SPECIFICALLY PROHIBITED. IT WAS NOT WITHIN THE ZONING. YES. OKAY. OKAY. THAT'S ALL I HAD I APPRECIATE.

ANY FURTHER DISCUSSION. YOU KNOW, I WILL SAY AS IT PERTAINS TO THIS AREA AND THIS SITE, SPECIFICALLY IT FROM A DEVELOPMENTAL STANDPOINT, IT'S A PRETTY IT'S A TOUGH TRACK TO DEVELOP. I CAN SEE WHY IT'S REMAINED UNDEVELOPED FOR THIS LONG. THERE'S A THERE'S A TON OF TOPOGRAPHY, NOT A TON OF VISIBILITY. AND YOU KNOW, THAT COMBINATION OF THOSE FACTORS OFTEN LENDS ITSELF TO ONLY, YOU KNOW, A HANDFUL OF USES, IF THAT THAT ARE ECONOMICALLY FEASIBLE.

THANK YOU. JAMES. ANY FURTHER DISCUSSION? COULD WE HAVE A MOTION PLEASE? I'D MOVE TO DENY

[00:20:03]

THE REQUEST. OKAY. WE HAVE A MOTION BY TIM TO DENY THIS ITEM. SECOND. GINA IS SECOND. MOTION IS TO DENY THIS ITEM. PLEASE CAST YOUR VOTE. THE MOTION APPROVES. THE ITEM IS DENIED. AT A VOTE OF 7 TO 0, THE INFORMATION WILL BE PASSED ON TO CITY COUNCIL FOR FINAL ACTION ON AUGUST 5TH, 2025. NEXT, WE HAVE OUR SECOND ITEM ON THE PUBLIC HEARING AGENDA IS ITEM 240145Z.

[Conduct a Public Hearing to Consider/Discuss/Act on a Request to Rezone the Subject Property from “ML” Light Manufacturing District to “PD” - Planned Development District, Generally to Allow for Multi-Family and Non-Residential Uses and Modify the Development Standards, Located on the Northwest Corner of North Tennessee Street and East Heard Street]

IT'S TO CONDUCT A PUBLIC HEARING TO CONSIDER, DISCUSS, ACT. ON A REQUEST TO REZONE PROPERTY FROM ML LIGHT MANUFACTURING TO PD, GENERALLY TO ALLOW FOR MULTIFAMILY AND NONRESIDENTIAL USES. IT'S ON THE CORNER OF NORTH TENNESSEE AND EAST THIRD STREET. ARI, GOOD EVENING, COMMISSIONERS PLANNER FOR THE CITY OF MCKINNEY. THE REQUEST BEFORE YOU, AS MENTIONED, IS LOCATED HERE AT THE NORTHEAST CORNER OF THIRD STREET AND TENNESSEE STREET. THE REQUEST IS TO REZONE THE PROPERTY FROM ML LIGHT MANUFACTURING TO PD PLANNED DEVELOPMENT TO ALLOW FOR MIXED USE PROJECT WITH MULTIFAMILY RESIDENTIAL ABOVE GROUND FLOOR OF NONRESIDENTIAL USES, INCLUDING LIVE WORK UNITS. THE PROPOSAL ALIGNS WITH THE CITY'S COMPREHENSIVE PLAN BY PROMOTING WALKABILITY, COMPACT DEVELOPMENT AND ECONOMIC VITALITY. ALTHOUGH THE PROPERTY IS OUTSIDE OF THE MCKINNEY TOWN CENTER, WHICH IS USUALLY KNOWN AS MTC DISTRICT, THE DEVELOPMENT ADOPTS A MTC STYLE, WHICH IS A FORM BASED STANDARD EMPHASIZING ACTIVE FRONTAGES, URBAN DESIGN, AND ARCHITECTURAL CHARACTER WHILE INCORPORATING APPROPRIATE SETBACKS, LANDSCAPING AND SCREENING TO BUFFER THE ADJACENT RESIDENTIAL. THE PLAN INCLUDES UP TO A 90 RESIDENTIAL UNIT COUNT AT A HEIGHT OF 40FT, WITH STRATEGIC SETBACKS TO REDUCE THE NEIGHBORHOOD IMPACT. SCREENING FEATURES A SIX FOOT TUBULAR STEEL OR WROUGHT IRON FENCE WITH MASONRY COLUMNS AND CYPRESS TREES PROVIDING BOTH PRIVACY AND VISUAL APPEAL. PARKING WILL BE PROVIDED AT ONE SPACE PER UNIT, WITH 20% ENCLOSED OF THE OF THE PARKING FOR THE UNIT PER THE UNITS, AND ONE SPACE PER 500FT■S FOR THE NONRESIDENTIAL UNITS, INCLUDING THE LIVE WORK UNITS, GARAGE DOORS WILL BE ORIENTED AWAY FROM THE PUBLIC STREETS. ARCHITECTURALLY, THE PROJECT WILL REFLECT NEARBY HISTORIC CHARACTER, WITH A DESIGN REVIEW BY THE HISTORIC PRESERVATION OFFICER. TO ENSURE COMPATIBILITY, THE APPLICANT HAS PROVIDED STAFF WITH 15 LETTERS OF SUPPORT TO THIS REQUEST.

THOSE WERE INCLUDED IN THE PACKET. CURRENTLY, WE'VE RECEIVED TONIGHT RIGHT BEFORE THIS MEETING, A PETITION FOR THE PROPERTY OWNERS IN OPPOSITION TO THIS REQUEST. THIS INFORMATION HAS BEEN MADE A COPY AND HAS BEEN PROVIDED TO YOU. I THINK IT HAS NOT BEEN GREAT. OKAY. SO THAT ALSO WILL BE PROVIDED TO OUR CITY COUNCIL AS FAR AS INFORMATION WITH THIS PACKET AS WELL. IN ADDITION TO THAT, AS PART OF THE PLANNING AND ZONING COMMISSION, PUBLIC HEARING STAFF HAS RECEIVED FOUR COMMENTS THROUGH THE ONLINE COMMENT PORTAL. THOSE WERE ALSO PRINTED OUT AND PROVIDED TO YOU AS WELL. STAFF RECOGNIZES THE POTENTIAL FOR THIS PROPOSAL TO CONTRIBUTE POSITIVELY TO THE GROWTH AND REDEVELOPMENT OF THIS AREA. IN MCKINNEY, REGULATIONS HAVE BEEN THOUGHTFULLY CRAFTED WITH A FOCUS ON DESIGN AND TO INCLUDE MITIGATION MEASURES THAT INCLUDE TO MINIMIZE ANY POTENTIAL IMPACTS ON SENSITIVE ON THE CHARACTER AND EXISTING CHARACTER OF THE NEIGHBORHOOD. THIS PROPOSAL PROMOTES A WALKABLE, CONTEXT CONTEXT SENSITIVE DEVELOPMENT THAT TRANSITIONS WELL INTO THE SURROUNDING AREAS, WITH THE CITY'S LONG TERM GROWTH AND LAND USE GOALS. AS SUCH, STAFF RECOMMENDS APPROVAL OF THE REQUEST, AND I STAND FOR ANY QUESTIONS. THANK YOU. ARI. YES, QUESTIONS OF ARI. EXPLAIN TO ME WHY WE'RE PROPOSING A ONE SPACE PER UNIT, AS OPPOSED TO THE TYPICAL 1.75. SO THIS IS TO MIMIC MORE MTC, SIMILAR TO OUR DAVIS AT THE SQUARE OR THE OTHER. THAT'S ALONG MCDONALD. I THINK IT'S HERITAGE MCKINNEY SQUARE AS WELL. THEY'RE BOTH DESIGNED URBAN STYLE. THEY ALSO HAVE SIMILAR PARKING RATIOS, SIMILAR KIND OF FORM BASED DEVELOPMENT. OKAY. I THINK THAT'S IT, ARI. THANK YOU VERY MUCH. NO PROBLEM SIR. AND IS THE APPLICANT HERE? YES, SIR. OKAY, OKAY. SO. I CAN PASS THIS AROUND

[00:25:15]

IF YOU GUYS WANT TO LOOK AT THIS WHILE I'M GIVING MY PRESENTATION. GOOD EVENING COMMISSIONERS. MY NAME IS JASON ROSE. I RESIDE AT 2120 COSMOS WAY, ARGYLE, TEXAS. I'M GOING TO PASS THIS MODEL AROUND. THIS IS KIND OF THE CONCEPT OF WHAT I'M TRYING TO CREATE HERE. MY PRESENTATION. TO GO THROUGH THIS REPRESENTS THE INTERSECTION OF TENNESSEE AND HEARD STREET AS IT'LL RUN ALONG TENNESSEE. BEING AN ARCHITECT, MY INTENT I'M GOING TO GO THROUGH MY ARCHITECTURAL INTENT ON THIS PROJECT FIRST. WHAT I'M TRYING TO DO HERE IS PULL THE MCKINNEY SQUARE TO MY PROJECT. I WANT TO CREATE A BUILDING, USE AN OLD ANTIQUE BRICK PAVERS. I'VE WORKED DILIGENTLY WITH ENGINEERING TO CREATE A PAVED SURFACE, AND I HAVE THE BENEFIT ON THIS BUILDING THAT THE ORIENTATION OF TENNESSEE STREET IS EAST FACING, AND IN OUR TEXAS CLIMATE, THAT'S HUGE. AND IT'S HUGE BECAUSE IN THE EVENINGS AFTER THE MORNING SUN, I GET THE BENEFIT OF THE SHADE. AND THAT'S JUST THE LUCK OF THE DRAW ON THIS PIECE OF PROPERTY, AS THAT AREA DEMONSTRATES, SAID IT'S ZONED LIGHT MANUFACTURING CURRENTLY. THE GENTLEMAN THAT JUST SPOKE, HE COULD PUT AS MANY WAREHOUSES ON HERE BY RIGHT ON THIS SITE, RIGHT IN THE HEART OF THE DOWNTOWN. I'VE DONE QUITE A BIT OF DEVELOPMENT IN DOWNTOWN. I'M NOT SURE IF YOU GUYS ARE FAMILIAR WITH THE TUDOR REVIVAL HOUSES ON TENNESSEE, A COUPLE BLOCKS TOWARD THE SOUTH. THAT'S MY DEVELOPMENT. I DID THOSE, SO I TRY TO MY INTEREST. BEING AN ARCHITECT IN DOWNTOWN MCKINNEY HAS ALWAYS BEEN TO KIND OF PLAY OFF OF THAT HISTORICAL FEEL AND CREATE. THANK YOU, CREATE PLACES AND PLACES AREN'T AREN'T EASY TO DO. THERE'S A LOT OF EXPENSE IN DOING IT, BUT IT'S A LONG TERM INVESTMENT FOR ME. I FEEL LIKE THAT THE EXTRA EXPENSE IN THE ANTIQUE BRICKS AND THE PAVERS AS A LONG TERM, THIS IS NOT BEING DEVELOPED TO FLIP AND SELL. THIS IS BEING DEVELOPED TO SELL, TO POTENTIALLY OFFER THESE AS CONDOS TO BUYERS AND PURCHASERS. AND I ALSO HAVE THE BENEFIT OF STREET PARKING ALONG TENNESSEE, WHICH LOOKING AT MY SITE PLAN, IF YOU GUYS HAVE THE BENEFIT OF LOOKING AT THAT, I HAVE QUITE A FEW SPACES THAT'S CRITICAL FOR BUSINESS AND RETAIL BECAUSE PEOPLE DON'T WALK VERY FAR IN THE TEXAS SUN. SO THAT GIVES ME THE ABILITY. AND THAT'S WHY I'M DOING RETAIL SPACES AND A LOT OF LIVE WORK ALONG TENNESSEE. THE OTHER INTERESTING THING THAT YOU'LL NOTICE ON HERE IS MY, MY INTENT IS TO ANCHOR THIS WITH A FLORIST. THE REASON BEING IS WHEN YOU COME TO A PLACE LIKE DOWNTOWN MCKINNEY, YOU HAVE THIS FEELING OF HISTORY AND A FEELING OF NOSTALGIA. AND I THINK NOTHING SETS THAT OFF BETTER THAN A FLORIST. AND WHAT IT'LL DO FOR MY DEVELOPMENT IS I PLAN ON PUTTING A WHOLE BUNCH OF BALCONIES, REAL, ORNATE, OLD LOUISIANA STYLE BALCONIES WITH PLANTERS AND WATERING SYSTEMS AND DRAINS TO ENCOURAGE THE CARRYOVER OF THIS FLORIST. ALL THROUGH MY DEVELOPMENT, I WANT TO AND IT BENEFITS ME, RIGHT? BECAUSE PEOPLE ARE MORE APT TO WANT TO LIVE THERE. PEOPLE ARE MORE APT TO WANT TO SHOP THERE AND CONGREGATE THERE. SO I'M REALLY TRYING TO CREATE SOMETHING REALLY UNIQUE HERE.

THAT'S THE GOAL. THE PARKING IS ALL PUSHED EXCEPT FOR THE ON STREET PARKING FOR MY COMMERCIAL USES. IT'S BEHIND THE BUILDINGS, AWAY FROM THE SITE, AND THIS SITE WITH THE GEOMETRY DROVE THE LAYOUT. THIS WAS VERY FORMULAIC ON HOW I FIRST I STARTED WITH THE VEHICLES, AND I FEEL LIKE I'VE GOT REALLY GOOD PARKING FOR WHAT I'M DOING HERE, AND I GOT REAL ENGAGED WITH THE NEIGHBORHOOD. I KNOW MANY OF THE PEOPLE IN THE NEIGHBORHOOD WENT OUT, MET WITH THEM, KNOCKED ON DOORS AND GOT A LOT OF SUPPORT FOR THIS DEVELOPMENT, PRIMARILY BECAUSE OF WHAT WAS THERE. I'M SURE YOU GUYS ARE FAMILIAR WITH THE BUILDING THAT'S BEEN THERE VACANT FOR, I DON'T KNOW, DECADE OR MORE, AND WHAT THE ZONING, WHAT COULD POTENTIALLY COME THERE. AND I BELIEVE THAT WHAT I'M DOING HERE, THE INVESTMENT THAT I'M MAKING IS GOING TO BENEFIT THE COMMUNITY, IS GOING TO BENEFIT THE CITY AND IS GOING TO BE A IF IT'S PULLED OFF AND DONE RIGHT, WHICH I INTEND TO DO, IT'S GOING TO BE A BIG PLUS FOR THAT STREET. I MEAN, TENNESSEE NORTH CORRIDOR, TENNESSEE IN THE DOWNTOWN WITH A LOT OF THE INDUSTRIAL TYPE OF ZONING, IS KIND OF IT'S A MAJOR GATEWAY TO THE CITY, BUT IT'S A LITTLE BIT IT'S KIND OF UNDESIRABLE AND IT NEVER REALLY HAS TAKEN OFF. I INTEND TO CHANGE THAT. I'M LOOKING AT OTHER PROPERTIES. I REALLY WANT THIS TO BECOME AN URBAN CENTER. AND AS ARIEL ALREADY POINTED OUT, IN THE LONG TERM PLAN FOR MCKINNEY, IT ACTUALLY IDENTIFIES THIS SPECIFIC SITE AS ALMOST IDENTICAL TO WHAT I'M PROPOSING VERY DENSE TYPE OF USAGE. URBAN MIXED USE. BUT BUT I WANTED TO CONVEY THROUGH A MODEL WHICH I

[00:30:06]

THINK DOES SO JUST THE CALIBER AND THE QUALITY WITH WHICH I PLAN TO EXECUTE THIS DEVELOPMENT, BECAUSE YOU CAN LOOK AT THESE TWO DIMENSIONAL PLANS AND YOU CAN TALK ABOUT THE PARKING AND THE ORIENTATION, BUT I HOPE THAT THIS COMMUNICATES TO YOU IN THE WORK THAT I'VE DONE IN THE PAST, COMMUNICATES THE EFFORTS THAT I MAKE AND THE EXPENSE THAT'S TAKEN TO MAKE THIS A UNIQUE PLACE. BECAUSE DOWNTOWN MCKINNEY IS THE JEWEL, RIGHT? I CAN'T GO ANYWHERE ELSE IN THE METROPLEX AND GET IT, SOUTHLAKE. THEY ATTEMPT TO, BUT THERE'S NOTHING THAT REPLICATES THE OLD FEEL. YOU JUST IT'S VERY DIFFICULT TO DO NEW. THIS IS GOING TO BE DIFFICULT TO PULL OFF, BUT I INTEND TO BE ABLE TO PULL IT OFF WITH THE USE OF THE MATERIALS, EXPENSIVE MATERIALS.

BUT THE MATERIALS THAT I USE, I WANT PEOPLE TO DRIVE BY IT, AND IT LOOKS LIKE IT'S BEEN THERE FOREVER, AND MY TUTORS PULL THAT OFF TO SOME DEGREE. A LOT OF PEOPLE, OH, THOSE MUST HAVE BEEN THERE FOREVER BECAUSE PEOPLE JUST DON'T BUILD NEW LIKE THAT, RIGHT? THAT'S WHAT I'M TRYING TO RECREATE HERE AS WELL. I WANT THAT TO FEEL LIKE THE SQUARE ESSENTIALLY. SO WITH THAT, I'LL OPEN FOR ANY QUESTIONS. THANK YOU. YES. QUESTIONS OF THE APPLICANT. VERY NICE MODEL THAT YOU BROUGHT. THANK YOU FOR YOUR TIME AND PUTTING THAT TOGETHER. I LIKE THE VINTAGE VEHICLES OUT FRONT. IT'S A NICE TOUCH AS WELL. SO CURIOUS. YOU MENTIONED THAT IT WOULD BE ANCHORED BY A FLORIST AS WELL AS A LEASING CENTER. HOWEVER, YOU ALSO TALKED ABOUT POTENTIALLY BE CONDOS FOR SALE. SO WOULD THESE UNITS BE STRICTLY FOR RENT OR WOULD THEY ACTUALLY BE FOR AVAILABLE FOR PURCHASE? MY INTENT IS TO OFFER THEM AVAILABLE FOR PURCHASE IN RL, AND I'VE HAD MANY DISCUSSIONS ABOUT THAT. AND BECAUSE THE MARKET, THE RENTAL MARKET IN THE NORTH SUBURBS, YOU GOT 12 TO 14% VACANCIES AND IT'S SATURATED WITH MULTIFAMILY. BUT WHAT IT DOESN'T HAVE IS THESE ENTRY LEVEL AND IT'S MARKET DRIVEN. RIGHT. SO THESE ENTRY LEVEL UNITS FOR SOMEBODY STARTING OUT. SO MY INTENT IS TO OFFER THESE CONDOMINIUMS AND OFFER THEM FOR SALE AS WELL AS YOU HAVE THESE DIFFERENT BUILDINGS ARE DIFFICULT BECAUSE YOU HAVE TO KIND OF BUILD THEM ALL TOGETHER. SO YOU CAN'T GO OUT AND HAVE A 100 SPEC SPEC CONDOS. YOU'LL GO BROKE DOING THAT. SO YOU YOU TRY TO BALANCE IT. YOU OFFER FOR SALE WHAT YOU CAN GET FOR SALE. YOU LEASE SOME. SO IT KIND OF BECOMES A, OH, A BASKET OF MULTIPLE THINGS. BUT THE KEY TO THE WHOLE THING, WHETHER IT BE FOR SALE OR RENT, IS PULLING OFF THE ARCHITECTURE. IF IT'S DONE RIGHT, IT'LL HAVE DEMAND ON ALL ALL FRONTS, EVEN IN A TOUGH ECONOMY. I BELIEVE THAT IF THIS BUILDING IS DONE RIGHT, THE MCKINNEY NOVELTY OF THIS AREA, IT'LL BE SUCCESSFUL REGARDLESS OF HOW IT'S APPROACHED, AS FAR AS FOR SALE OR FOR LEASE. AND THEN JUST TO FOLLOW UP ON COMMISSIONER HAMMOCK'S COMMENT EARLIER REGARDING THE ONE PARKING UNIT PER UNIT, WHAT IS THE PLAN FOR OVERFLOW PARKING? I THINK HISTORICALLY THESE THINGS HAVE WORKED. PARKING WISE. I'VE GOT OVER A UNIT PER SPACE, AND IT REALLY DEPENDS ON THE SUCCESS OF THE COMMERCIAL, BECAUSE IF IT'S VERY SUCCESSFUL, AS I BELIEVE IT'S GOING TO BECOME AND I'M AN OPTIMIST, THERE'S GOING TO BE A LOT OF PARKING AND DEMAND FOR THE LITTLE COMMERCIAL PLAZA FOR PEOPLE TO COME TO THE COFFEE SHOP THAT CAN BE HANDLED WITH SOME STREET SIGNAGE, LIKE YOU CAN ONLY STOP AND GRAB YOUR COFFEE FOR 15 MINUTES OR DEMAND ITSELF IF NOBODY CAN GET IN THERE TO GET THEIR COFFEE, OF COURSE THEY'RE NOT GOING TO ONLY GOING TO WALK A CERTAIN DISTANCE, BUT THE PARKING SHOULD BE ADEQUATE FOR THE TYPE OF UNITS THAT I'M PROPOSING. YOU KNOW, IN THE EVENT THAT IT'S NOT, THERE'S OTHER PARCELS I'M LOOKING AT. AND I'VE HAD SOME DISCUSSIONS WITH SOME SHARED PARKING ARRANGEMENTS IN THE AREA WITH SOME OF THE OLD INDUSTRIAL SITES THAT THEY JUST QUITE FRANKLY, LIKE CATTY CORNER. THERE'S A GUY THAT HAS TREMENDOUS NUMBERS OF PARKING SPOTS THAT JUST DOESN'T USE THEM. SO THERE'S OPPORTUNITIES IF PARKING DOES BECOME AN ISSUE TO EXPAND OUT, PARTICULARLY IN THIS AREA, AND SOLVE THAT PROBLEM. AND IN TERMS OF THE I BELIEVE IT WAS FOUR RETAIL SPACES THAT YOU WERE KEEPING OPEN FOR COMMERCIAL. YOU MENTIONED, IDEALLY A COMMERCIAL. HAVE YOU HAD ANY INTEREST AT ALL FROM ANY OTHER POTENTIAL TENANTS TO OCCUPY THOSE? I HAVE, I'VE STARTED COMMERCIAL SMALL COMMERCIAL BUSINESSES. I ACTUALLY STARTED TWO RESTAURANTS CALLED CEVICHE 365 SO I AM FAMILIAR WITH SOME OF THE SMALLER RETAIL AND I HAVE I'VE GOT COFFEE SHOPS, BUT THE BUILDING IS SO FAR IN THE FUTURE THAT I TALK TO PEOPLE AND THEY'RE EXCITED AND THEY'RE LIKE, OH WAIT, THIS IS YEAR OUT.

AND I SAID, AT LEAST. SO THERE'S LOTS AND LOTS OF INTEREST. THE FLORIST IS MY KEY, BUT A COFFEE SHOP NEXT DOOR, I, I FEEL LIKE I'M GOING TO HAVE NO PROBLEM AGAIN IF THE ENVIRONMENT IS RIGHT, BECAUSE IF THE ENVIRONMENT IS SET RIGHT, THEN THEN THEY WILL COME. BUT I'VE GOT TO GET TO THAT POINT. BUT HAVE I SPOKEN TO PEOPLE? YES I HAVE, I COULD HAVE FOUR LETTERS OF INTENT TOMORROW, BUT THEY WOULDN'T REALLY COUNT FOR ANYTHING BECAUSE IT'S SO FAR OUT AT THE CURRENT MOMENT. I HAVE NO DOUBT, THOUGH, THAT MY COMMERCIAL WILL BE SUCCESSFUL

[00:35:05]

BECAUSE OF MY STREET ACCESS, BECAUSE OF THE QUALITY OF BUILDING THAT I'M GOING TO BUILD. AND I THINK THE ORIENTATION ALSO HELPS. I THINK THE EAST FACING ORIENTATION IS BIG BECAUSE IT'S TEXAS RIGHT OUTSIDE RIGHT NOW IT'S 100 DEGREES, AND THAT GIVES ME A LOT MORE USABILITY IN MY PLAZA, WHICH IS MY AMENITY AS THIS STREETSCAPE FOR PEOPLE TO GO OUT THERE IN THE EVENING AFTER WORK AND SIT THERE AND ENJOY A GLASS OF WINE OR A COFFEE, I GUESS IT'S A LITTLE LATE FOR COFFEE, BUT AND THEN IN THE MORNING I GET THE BENEFIT OF THE SUNSHINE COMING FROM THE EAST. SO YOU GOT THE SUN COMING INTO MY BUILDING AND SHOWING OFF ALL THE PRETTY FLOWERS. IT'S GOING TO TAKE A LOT OF WORK. THE COMMERCIAL HAS TO BE SUCCESSFUL FOR THE REST OF IT TO BE SUCCESSFUL, BECAUSE THAT'S MY FRONT DOOR. THAT BECOMES MY INVITATION IN. SO THE COMMERCIAL WILL BE SUCCESSFUL. IF I HAVE TO DO DO IT MYSELF, IT WILL BE SUCCESSFUL. BUT I, I DON'T THINK I WILL BECAUSE I THINK THE BUILDING WILL DRAW IT. THANK YOU. I HAD A QUESTION. I KNOW IT WAS SOMEWHERE IN OUR NOTES, BUT HOW MANY UNITS ARE PROPOSED AT THIS TIME? THERE'S 101 TOTAL UNITS WHEN YOU INCLUDE THE FOUR RETAIL, AND I THINK THERE WAS 20 SOME LIVE WORK WHICH ALL FRONT ALONG TENNESSEE. MOST OF THE UNITS ALONG TENNESSEE ARE TWO STORY. SO THEY ACTUALLY HAVE LOFTS AND THEY HAVE THE ABILITY FOR EXPANSION. SO THE ONLY THING ON TENNESSEE ROUGHLY, THAT ARE RESIDENTIAL ARE THE THIRD FLOOR. AND THEN THE RESIDENTIAL KIND OF FALLS TO THE BACK. OKAY. SO EVERY UNIT THAT'S DOWNSTAIRS ALONG TENNESSEE, THE MAJORITY OF THE UNITS ARE TWO STORY AND THEY ARE LIVE WORK OR RETAIL. AND THEY'RE GOING TO BE GEARED TOWARD COMMERCIAL BECAUSE COMMERCIAL IS A HIGHER AND BETTER USE, ESPECIALLY IN OUR MARKET RIGHT NOW, THAN A APARTMENT IS. SO OVER TIME, I BELIEVE THAT THE WHOLE STREETSCAPE IS GOING TO BECOME LITTLE BUSINESSES, LITTLE MAYBE AN ACCOUNTANT, MAYBE AN ARCHITECT. ANCHORED BY THE KEYS, THE FLORIST, THE COFFEE SHOP. WHAT'S GOING TO BE YOUR UNIT MIX, DO YOU THINK ONE BEDROOM, TWO BEDROOM, PRIMARILY ONE BEDROOM? OKAY. IS WHAT I'M INTENDING TO DO. SOME TWO BEDROOM, SOME WITH LOFTS. THE ONE BEDROOMS ARE BIGGER THAN JUST STUDIOS BECAUSE SOME OF THOSE HAVE LOFTS AS WELL. AND THERE'S A BIG PART OF THE MARKET THAT JUST STAYS SINGLE OR DIVORCEES. SO WE'VE ALWAYS BUILT BIGGER HOMES IN THE METROPLEX FOR MANY, MANY YEARS. THERE'S STILL QUITE A BIG SUPPLY OF THOSE, AND THERE'S NOT A LOT OF PLACES FOR SINGLE PEOPLE, AND THERE'S AN AWFUL LOT OF SINGLE PEOPLE. I APPRECIATE THAT YOU. IT SEEMS LIKE Y'ALL REACHED OUT TO THE COMMUNITY AND GOT THEIR INPUT. THAT'S ALWAYS A BIG BONUS. AND THE SUCCESS OF A PROJECT. I'M CURIOUS BECAUSE WE SAW QUITE A FEW PEOPLE THAT WERE IN SUPPORT OF IT, BUT THEN WERE ALSO SEEING TONIGHT SOME PETITIONS AND LETTERS THAT PEOPLE THAT OPPOSED IT. WHAT WAS THE IN YOUR OPEN HOUSE OR YOUR MEETINGS THAT YOU HAD? WHAT WAS THE REACTION OR THE RECEPTION OF THOSE? IT WAS VERY POSITIVE WHEN I SHOWED THEM WHAT I WAS DOING. I THINK MAYBE SOME OF THE OPPOSITION PROBABLY AREN'T PEOPLE THAT I GOT A CHANCE TO SHOW WHAT WAS HAPPENING. AND I THINK A LOT OF TIMES PEOPLE SEE DEVELOPMENT AND THEY, THEY OH MY GOSH, IT'S GOING TO BE MIXED USE MULTIFAMILY. WE DON'T WANT IT. BUT THE PEOPLE THAT WERE THE BRAND NEW HOUSE THAT I THINK IS WORTH 8 OR $900,000 DIRECTLY ACROSS THE STREET, I SPOKE WITH THOSE PEOPLE. THEY WERE IN SUPPORT BECAUSE OF WHAT'S BEEN THERE, WHAT COULD POTENTIALLY GO THERE. THEY'RE A LITTLE MORE VERSED ON ZONING AND WHAT, YOU KNOW, EVERYBODY. THEY'D LOVE A CITY PARK HERE IF GIVEN THE CHOICE. BUT THE REALITY IS PEOPLE I'VE SPOKE WITH REALIZE, GOSH, THIS BUILDING'S BEEN UGLY AND IT'S BEEN VACANT. IT'S BEEN A HOMELESS CAMP FOR A DECADE. WE ARE SO HAPPY TO SEE ANYTHING HAPPEN HERE. AND THE FACT THAT YOU'RE GOING TO PUT THIS KIND OF INVESTMENT IN HERE, I GOT REALLY GOOD REVIEWS. I CAN'T SPEAK TO THE OPPOSITION. I HAVEN'T SEEN IT. BUT THE PEOPLE THAT I HAVE SPOKE WITH IN THE NEIGHBORHOOD, AND THAT'S MOST OF THEM, AND WENT AND SHOWN THEM MY CONCEPT EXACTLY WHAT I'M DOING, HAVE BEEN IN SUPPORT. OKAY. I WAS JUST CURIOUS. YEAH, I'D NEED THE OPPORTUNITY TO READ, READ IT AND GO MEET WITH THEM, WHICH I HAVEN'T HAD, BUT I DID. I WENT AROUND TO EVERYBODY I COULD FIND AND INCLUDING THE NEIGHBORS THERE, TO THE ONES THAT WOULD BE THE DIRECT EAST OR WEST. EXCUSE ME, YOU MET WITH THOSE SINGLE FAMILY? YES. AND ONE GUY OWNS ACTUALLY TWO OF THE HOUSES, AND HE'S AN ARCHITECT. THEY'RE RENTAL HOUSES. AND I SPOKE TO THE TENANTS. I CALLED THE ARCHITECT. HE'S OUT OF STATE. HE WORKS UP, I BELIEVE, IN MAYBE BOSTON. AND HE WAS GENERALLY POSITIVE ABOUT IT, BUT HE WASN'T LOCAL, SO I WASN'T ABLE TO REALLY SIT DOWN. AND. BUT YOU DID SPEAK WITH THE TENANTS? YES, MA'AM. YES. SO IF YOU COULD HELP ME UNDERSTAND, IT LOOKS LIKE THAT TO THE NORTH. THIS IS GOING TO GO ALL THE WAY DOWN TO THE WASHATERIA. YES. THE GUY JUST REMODELED THE WASHING. OKAY. YEAH. AND THE WAY THE TRACK LAYS

[00:40:05]

OUT, HOW ARE YOU GOING TO ENTER? YOU'RE GOING TO ENTER FROM KENTUCKY TO GET TO THE PARKING? NO, SIR. I'VE GOT A TWO ENTRANCES, BUT THAT'S DRIVEN ON FIRE. THERE'S AN EXIT. I'M USING AN EXISTING ENTRANCE THAT THAT SIDE ORIGINALLY HAD ON THE VERY NORTH SIDE OF TENNESSEE. AND THEN I HAVE ANOTHER ENTRANCE ON EAST THIRD STREET, WHICH WAS HOW THE PROPERTY WAS ORIGINALLY.

MAKING ACCESS. AND I DO NOT ENTER ON NORTH KENTUCKY. I TRIED TO BE COGNIZANT TO THE RESIDENTIAL TOWARD THE WEST, SO I DIDN'T CREATE AS LITTLE TRAFFIC IMPACT AS I COULD BACK THERE BY MAKING MY ENTRIES ON NORTH TENNESSEE AND EAST THIRD STREET AND MY BUILDING BACK TOWARD NORTH KENTUCKY STREET VERSUS MORE DENSE LOOKS MORE RESIDENTIAL, LIKE A TOWNHOME BUILDING. SO AS I MOVE TOWARD THAT RESIDENTIAL, I'M I'M TRYING TO BRING LESS INTENSITY OF THE EFFECT OF THE DEVELOPMENT TOWARD THEM. SO WHAT TYPE OF SCREENING OR BUFFERING IS GOING TO BE BETWEEN THE HOMEOWNERS ON KENTUCKY? WE'RE GOING TO DO A WROUGHT IRON FENCE WITH WITH TREES AND ALSO BRICK COLUMNS. I THINK IT WAS 20 FOOT INTERVALS. AND IF SOME OF THE PEOPLE WANT THE PRIVACY, MORE PRIVACY, LIKE SOME PEOPLE HAVE MADE SOME SIGNIFICANT INVESTMENTS IN EIGHT FOOT CEDAR FENCES TO BUFFER WHAT WAS THERE ORIGINALLY. AND THEY CAN KEEP THOSE FENCES IF THEY WANT, BUT BY BY PLANTINGS REQUIREMENTS ANYWHERE THEY'RE WELL, THEY WANT THE COLUMNS AND THE WROUGHT IRON FOR MY BUFFER. BUT THAT'S NOT GOING TO THAT'S NOT GOING TO MEAN THOSE PEOPLE HAVE TO TAKE THEIR CEDAR FENCES DOWN. THOSE CEDAR FENCES CAN STAY. AND I'LL MERELY PUT MY NEW FENCE ON THE INSIDE OF THAT. AND SO IT OFFERS A LOT OF OPTIONS FOR THE SCREENING. BUT THAT'S WHAT I'M OBLIGATED TO UNDER THIS PD TO SCREEN WITH IS THE SHRUBBERY, THE WROUGHT IRON AND THE MASONRY COLUMNS. WHERE ARE THE 100 OR SO PARKING SPACES GOING TO GO? WILL THEY BE ALONG THE REAR OR HOW IS THAT? YEAH. IS THERE AN ARCHITECTURAL PLAN IN HERE. OH, OKAY. THE PARKING ACTUALLY GOES BEHIND THESE BUILDINGS. IF YOU LOOK AT THE SITE, JUST HAVE A LASER POINTER ON IT. NO. OKAY. THIS ONE. YEAH. DOES THIS PUT THIS POINT. DOES IT. SAY AN ADDITIONAL. I CAN GO ON THAT MAIN FIRST SITE PLAN THAT YOU HAVE RIGHT HERE. AND THEN YOU CAN JUST DO AN ANNOTATION ON AND I CAN DRAW A LINE. YEAH. OKAY. MY PARKING I'M GOING TO SHOW YOU MY ENTRANCES I, I HAVE AN ENTRY HERE ON EAST THIRD STREET, KIND OF IN THE MIDDLE. AND I HAVE ONE OVER HERE ON NORTH KENTUCKY. AND THEN I COME DOWN THROUGH HERE WITH A ARTERIAL OF PARKING. THIS GOES BACK HERE BEHIND THE BUILDING BUT DOESN'T GO THROUGH. SO THERE'S A CORRIDOR OF PARKING THAT'S SHELTERED BY THESE BUILDINGS FACING TENNESSEE STREET THAT'S HIDDEN FROM PUBLIC VIEW, BASICALLY A DOUBLE LOAD LOADED. PARKING LOT THROUGH THAT AREA. IS THAT GOING TO BE RESTRICTED JUST TO THE RESIDENTS OR AVAILABLE FOR WHOMEVER? NO, IT'S GOING TO BE RESTRICTED TO THE PEOPLE THAT LIVE THERE. AND THERE'S ALSO IN THE BACK OVER HERE WHERE THE MORE RESIDENTIAL IS THAT'S COVERED PARKING ALL BACK THERE, THERE'S NO SURFACE PARKING. SO IF YOU'RE LOOKING AT THAT FROM THE RESIDENTIAL NEIGHBORHOOD, IT'S NOT A PARKING LOT. IT'S A GARAGE COVERED IN A BUILDING. OKAY. SO REALLY THE PARKING IS FAIRLY WELL CONCEALED BY THIS ALONG THE STREET AND HIDDEN. AND OF COURSE, YOU COULD DO STRUCTURED PARKING, BUT THE SITE IS NOT REALLY BIG ENOUGH.

AND THE COST OF DOING IT, THE PARKING REALLY DROVE WHAT WAS LEFT OVER. BUT I WANTED TO USE THAT TENNESSEE STREETSCAPE FOR THE PLAZA. SO THAT'S WHAT I MEAN WHEN THE SITE KIND OF DROVE ITSELF. IS IT JUST IT NATURALLY MADE SENSE TO APPROACH IT THAT WAY. ANY MORE QUESTIONS? THANK YOU VERY MUCH. APPRECIATE IT. BEFORE WE OPEN THE PUBLIC HEARING, I'D LIKE TO GO THROUGH THE ELECTRONIC RESPONSES THAT WE'VE HAD ON THIS ITEM. WE HAVE TWO IN SUPPORT AND SEVERAL IN OPPOSITION. WE HAVE IN SUPPORT. WE HAVE JIMMY GALAVIZ AND WE HAVE IN SUPPORT NAPOLEON GUTIERREZ. AND IN OPPOSITION, WE HAVE A PETITION OF EIGHT PEOPLE. ERIC DAMEWOOD, LISA DAMEWOOD,

[00:45:04]

ADAM STEWART, HANNAH STEWART. I THINK HE'S. DARLENE TAYLOR, YADIRA RAMOS, DORA RENTERIA AND ALSO PAUL BRITT ARE ALL IN OPPOSITION. THERE ARE 15 LETTERS IN SUPPORT AS PART OF THE HERE AVAILABLE ON OUR TABLET. AND WE ALSO HAVE A FEW MORE OPPOSITION. ADAM STEWART ERIC WELL, WE MENTIONED HIM ON THE PETITION AND THAT'S IT FOR THE ELECTRONIC RESPONSES. AT THIS TIME, I'D LIKE TO OPEN THE PUBLIC HEARING. IS THERE ANYBODY THAT'S FILLED OUT A CARD WANTS TO COME UP AND SPEAK? YES, SIR. ARE YOU ARE YOU RON? I WORK WITH JASON ROSE. IF ANY MORE INFORMATION TO ANSWER YOUR. OKAY, I'LL WAIT. ALL RIGHT. SIR, WHAT'S YOUR NAME? COME ON UP AND SPEAK. YEAH. ADA.

AND. YEAH, I REPRESENT THE NEIGHBORHOOD BEHIND STATE. YOUR NAME AND ADDRESS, PLEASE. MY NAME IS ADAM STEWART. THE ADDRESS IS 720 NORTH KENTUCKY. AND I HAVE A CHANCE TO PRINT THIS OUT. BUT I HAVE A PICTURE I JUST WANT TO PASS AROUND. LET ME JUST PASS IT.

SWEET. OKAY. SO THIS IS THE CURRENT VIEW FROM MY BACKYARD AND MY THREE YEAR OLD DAUGHTER PLAYING. THOSE OF YOU WHO HAVE KIDS, HOW MANY OF YOU WOULD LIKE A THREE STORY BRICK WALL WHERE THERE USED TO BE TREES? DO I HAVE ANY RAISED HANDS? FOR THOSE WHO WOULD PREFER THAT? SO YEAH, I THE REASON THAT WE ONLY HAVE SEVEN SIGNATURES SO FAR IS BECAUSE I UNDERSTOOD BEFORE, WHEN I SPOKE WITH THE CITY, THAT IT WAS GOING TO BE MORE OF THOSE GERMAN STYLE HOUSES THERE. SO THIS MORNING WE FIGURED OUT THAT IT WAS GOING TO BE THIS OTHER TYPE OF DEVELOPMENT, AND EVERY SINGLE PERSON I SPOKE WITH BEHIND WAS OPPOSED TO THE IDEA OF THESE DENSE HOUSES, LIKE LITERALLY RIGHT BEHIND OUR HOUSES. THERE'S ALREADY ISSUES WITH CRIME IN THAT NEIGHBORHOOD.

THERE WAS A SHOOTING IN THIS LAST YEAR LIKE A COUPLE BLOCKS AWAY, AND THERE'S ISSUES WITH HOMELESSNESS AND OTHER THINGS AND INCREASING THE POPULATION DENSITY, PUTTING ALL THOSE ALL THAT ACTIVITY WHERE THERE'S ALREADY ISSUES IS JUST NOT SOMETHING THAT ANYONE THAT'S LIVING IN THE NEIGHBORHOOD BEHIND SUPPORTS. TONIGHT, WE HAVE FIVE OF THOSE NEIGHBORS WHO'VE TAKEN THE TIME TO COME AND SHARE THEIR OWN EXPERIENCES. BUT. I LOVE HIS DESIGN. I THINK IT'S GREAT. AND IT WAS IN MY BACKYARD. I'D BE 100% FOR IT, BUT IT'S JUST I DO ACTUALLY HAVE SOME QUESTIONS, BUT BUT YEAH, I JUST ARE THE NEIGHBORS. WE JUST WANT THINGS TO BE QUIET. WE DON'T WANT ANY MORE ADDITIONAL POPULATION DENSITY OR RETAIL ACTIVITY THAT WOULD POTENTIALLY INCREASE THE CRIME. NO MATTER HOW BEAUTIFUL THE BUILDING IS. IT'S JUST NOT THE BEST PLACE TO RAISE A FAMILY. IF YOU'RE SUDDENLY HAVING 60 TO 100 NEW PEOPLE RIGHT BEHIND YOU, AND YOUR BEAUTIFUL VIEW OF TREES BEING A BRICK WALL. SO ANYWAY, THAT'S WHAT I HAD TO SHARE. I DO APPRECIATE THE HEART OF THE INVESTMENT AND THE IDEA TO MAKE THE CITY BEAUTIFUL. WE LOVE. WE LOVE THE SQUARE. THAT'S WHY WE LIVE WHERE WE DO. BUT I DO WANT TO INVITE ANYONE ELSE. WE HAVE A COUPLE OTHER NEIGHBORS THAT ALSO WANTED TO SHARE. KRISTEN, DO YOU WANT TO. ARE YOU THROUGH, SIR? YEAH, I'LL CALL ON. OKAY. THANK YOU. THANK YOU FOR YOUR INPUT. WE HAVE WILLIAM KENT. WILLIAM, WOULD YOU COME UP, PLEASE? HELLO. WILLIAM KENT, 802 NORTH CHURCH STREET. I LIVE JUST BEHIND WHERE THIS CONSTRUCTION WOULD BE GOING ON. I CONCUR WITH MR. STEWART TO SOME DEGREE, BUT I DO CAUTION THE OVERFLOW PARKING. I'VE BEEN THERE SINCE 93. I EXPECT MCKINNEY TO CHANGE.

I THINK YOU GUYS HAVE DONE A GREAT JOB WITH THE DEVELOPMENT OF THE COMMUNITY. I'M NOT SURE IF PUTTING ALL THAT IN THAT SMALL SPACE IS GOING TO WORK IN OVERFLOW. NOT TO START TO CONGEST THE SURROUNDING STREETS, THE APARTMENTS DOWN THE STREET. WE KIND OF HAVE THAT CARS LINED UP. THERE'S A, I THINK, A FOOD BANK. BLOOD BANK. EVERY TIME I GO DOWN HEARD OR SMITH STREET TO

[00:50:05]

GO TO HIGHWAY FIVE. IT'S LIKE CARS ON BOTH SIDES. IT'S A TOTAL CONGESTION NIGHTMARE. AND. I JUST WANT YOU GUYS TO THINK ABOUT THAT. WE'RE ALL GOING TO MOVE. I'VE BEEN THERE SINCE, YOU KNOW, 30 YEARS. SO I PLAN TO BE THERE FOR A WHILE, BUT I'M FAR ENOUGH AWAY WHERE IT'S NOT GOING TO IMPACT ME TOO MUCH. BUT I FEEL FOR THESE OTHER FOLKS AND THE DEVELOPMENT IN THE FUTURE, THAT OVERFLOW MAY BE A PROBLEM. THAT'S ALL. THANK YOU. THANK YOU, MR. KENT. THAT'S ALL WE HAVE WITH CARDS. IS THERE ANYBODY ELSE WISHING TO SPEAK ON THIS ITEM? TIME TO COME FORWARD.

YES, SIR. DID YOU TURN? DO YOU HAVE A CARD FILLED OUT? WELL, YOU CAN YOU CAN FILL ONE OUT AFTER YOU SPEAK, IF YOU LIKE. THERE'S ONE OTHER. THERE'S ONE OTHER. OKAY. ALL RIGHT, WELL, SAY IT ONE MORE TIME. I'M PAUL BARRETT. I LIVE AT 715 NORTH KENTUCKY STREET. I MET WITH RON BEFORE THEY TORE DOWN THE BUILDING AND GOT AN IDEA OF WHAT THEY WERE GOING TO BE BUILDING, BUT I NEVER KNEW IT WAS GOING TO BE 90 APARTMENTS. I'D LIKE TO KNOW HOW MANY SQUARE FEET PER APARTMENT. WHAT'S THEIR TARGET DEMOGRAPHIC? WHAT KIND OF FOLKS ARE GOING TO BE PACKING THE STREETS NEAR MY PLACE? WHAT MY GRANDCHILDREN BE ABLE TO PLAY IN THE FRONT YARD. I CAN TELL YOU RIGHT NOW, MY MOM, THAT'S 90 YEARS OLD, IS AFRAID TO SIT ON MY FRONT PORCH BECAUSE OF THE HOMELESS PROBLEM. THAT'S UNACCEPTABLE. SO I'M SORRY I GET EMOTIONAL REAL EASY. I'M A TWO TIME CANCER SURVIVOR. THEY'VE TAKEN OUT SOME STUFF. I'M KIND OF SCREWED UP. SORRY. SO BOTTOM LINE IS, I WOULD ASK, I SUPPORT THE CHANGE. I REALLY I LOVE THE IDEA OF OUR NEIGHBORHOOD BECOMING BETTER. BUT MAYBE BACK TO THE DRAWING BOARD AND SOMETHING A LITTLE LESS HIGH DENSITY. MAYBE WE ALL OF US, ALL THE NEIGHBORS, LOVE THE IDEA OF HAVING THOSE BEAUTIFUL LITTLE HOMES LIKE THEY INITIALLY TALKED ABOUT ONE OF HIS, I GUESS, PRIZE, YOU KNOW, PROJECTS ON TENNESSEE STREET, JUST ON THE I GUESS IT'D BE ON THE EAST SIDE IF YOU'RE HEADED TOWARD THE SQUARE ON THE LEFT, THOSE BEAUTIFUL LITTLE HOMES. I THINK EVERY SINGLE PERSON I TALKED TO ABOUT RON AND MR. ROSE STARTING THE PROJECT, WE WERE ALL SO EXCITED. IT DIDN'T SEEM LIKE A BAIT AND SWITCH. NOW WE'RE ALL TALKING ABOUT 90 UNITS AND A BUNCH OF RETAIL. OUR ROAD IS GOING TO BE PACKED. YEAH, OUR QUALITY OF LIFE. I'D HATE TO THINK THAT MY WIFE'S GOING TO LIVE IN THAT HOUSE ALONE OVER THERE. AFTER WHAT HAPPENS, HAPPENS. SO I REALLY ASK YOU GUYS TO GET THEM BACK TO THE DRAWING TABLE. HE'S A SKILLED DEVELOPER. HE CAN COME UP WITH SOMETHING THAT WOULD BE NICE FOR THE NEIGHBORHOOD. YEAH, WE ALL MIGHT WANT A LITTLE RETAIL, BUT LET'S KEEP IT TOWARD THE SQUARE A LITTLE BIT. IT DOESN'T NEED TO CRAWL THIS FAR TOWARD TOWARD THE RESIDENTIAL, TOWARD ALL THOSE BEAUTIFUL HOMES ON CHURCH AND HEARD, I DON'T KNOW HOW MANY MORE OTHER PEOPLE ARE CLOSE WITHIN 200FT, BUT I THINK THAT IF MORE PEOPLE KNEW WE ONLY HAD A WEEK'S NOTICE TO COME HERE AND PREP THE WHOLE BIT. SO I THINK IF MORE PEOPLE KNEW, I DON'T KNOW. I'D INVITE YOU GUYS TO TABLE IT, MAYBE GET SOME MORE FOLKS TO TALK, MAYBE GIVE US A CHANCE TO TALK TO SOME MORE PEOPLE IN THE AREA. I DON'T KNOW HOW MUCH TIME DO WE GOT? SO THAT'S IT? I DON'T KNOW, I THINK THESE GUYS ARE SMART. THEY COULD COME UP WITH SOMETHING BETTER.

THAT'S A LOWER IMPACT TO THE AREA. AND AS ESTHETICALLY PLEASING AND STILL MAKES THEM SOME MONEY, THAT'S IT. WOULD YOU PLEASE TAKE ONE OF THE CARDS AND FILL IT OUT AND TURN IT INTO THESE LADIES OVER HERE? THANK YOU, MR. BRITT. THANKS. WAS THERE SOMEONE ELSE WANTING TO SPEAK? YES. COME FORWARD PLEASE. I'M HERE ON BEHALF OF MY AUNT TONY. HER NAME? LEGAL NAME IS ROTONDA STOUT. SHE OWNS THE PROPERTY, BUT MY FAMILY LIVES AT 716 NORTH KENTUCKY STREET.

SOMETIMES WE LIKE TO GO OUT AND BARBECUE IN THE BACKYARD ON OUR GRILL. HOW CAN WE DO THAT IF WE HAVE PEOPLE OVERLOOKING US AND OUR PRIVACY? SOMETIMES MY HUSBAND AND I DO IT, BUT WE'RE IN SHORTS OR A NIGHTGOWN. WHERE'S THE PRIVACY ON THAT? WE WANT OUR PRIVACY WHEN WE GRILL.

AND WHAT ABOUT ALL THE TRAFFIC THAT'S GOING TO BE ON THAT SIDE STREET? AND WHAT'S BEEN HAPPENING ON KENTUCKY STREET? LIKE PEOPLE THROWING ROCKS AT OUR NEIGHBORS CARS AND VANDALISM AND ALL THAT. WE DON'T WANT THAT. WE WANT THAT TO STOP. WE WANT OUR PRIVACY. WE REALLY HOPE

[00:55:06]

YOU TAKE IN CONSIDERATION OF THAT. THANK YOU. WOULD YOU TAKE ONE OF THOSE YELLOW CARDS AND FILL IT OUT, PLEASE? TURN IT IN TO THE LADIES HERE ON MY LEFT. ANYONE ELSE WISHING TO COME FORWARD AND SPEAK ON THIS MATTER TONIGHT? OKAY. SEEING NONE, DO WE HAVE ANY? DO WE NEED A STAFF BACK UP OR READY FOR A MOTION? I MOVE THAT WE CLOSE THE PUBLIC HEARING. OKAY. CHARLES CHARLES MADE A MOTION TO CLOSE THE PUBLIC HEARING. DO WE HAVE A SECOND? MUHAMMAD. MUHAMMAD.

MUHAMMAD. SECOND. WE HAVE A MOTION TO CLOSE THE PUBLIC HEARING. PLEASE CAST YOUR VOTE.

VOTE IS 7 TO 0 TO CLOSE THE PUBLIC HEARING. AND WE'LL OPEN IT UP FOR COMMISSIONER DISCUSSION. I THINK I'M GOING TO DATE MYSELF. I REMEMBER ON THAT CORNER WHEN THEY USED TO, THERE WAS A SUNSHINE BAKERY OR SOMETHING WHERE THEY ACTUALLY YOU COULD DRIVE BY AND SMELL THE BREAD BEING BAKED AND TO SEE WHAT IT HAS BECOME, IT BREAKS MY HEART. BUT AS WE KIND OF WADE INTO THIS, THERE SEEMS TO BE A LITTLE BIT MORE OPPOSITION, AND I WOULD HOPE THAT THE APPLICANT WOULD GO BACK TO THE NEIGHBORS AND TALK TO THEM. SO I'D LIKE TO SEE US IF WE COULD TABLE THIS FOR A FEW WEEKS AND LET THERE BE SOME MORE DISCUSSION, BECAUSE AS THE RESIDENTS, SOME OF THE RESIDENTS HAVE SPOKEN, IT SEEMS LIKE MAYBE ONE PRODUCT WAS SHOWN TO THEM AND MAYBE NOT. THIS HIGH DENSITY OR 100 UNITS THAT WE'RE TALKING ABOUT. SO THAT WOULD BE MY THOUGHT. IF POSSIBLY THEY COULD SIT DOWN AND TALK AND WORK SOMETHING OUT AND COME BACK TO US. I COULDN'T AGREE MORE. I THINK I COMMEND THE APPLICANT FOR REACHING OUT TO THE TO THE NEIGHBORHOOD. YOU'D BE SURPRISED AT HOW OFTEN THAT DOESN'T OCCUR AT ALL. AND IT'S NOT TECHNICALLY REQUIRED. BUT I'M SURE IT WASN'T INTENTIONAL. OR A BAIT AND SWITCH SORT OF SITUATION. I UNDERSTAND WHEN YOU'RE GOING, YOU'RE YOU START OFF PLANNING A LESS DENSE PRODUCT, AND FROM AN ECONOMIC STANDPOINT OR, YOU KNOW, YOUR FEASIBILITY STUDIES, ETC, YOU END UP HAVING TO GO IN A DIFFERENT DIRECTION. BUT I WOULD LIKE TO POINT OUT THAT THE EXISTING ZONING IS LIGHT MANUFACTURING. SO AT THE END OF THE DAY, A COOL LITTLE UNIQUE MIXED USE. PROJECT. I WOULD RATHER HAVE THAT THAN A MANUFACTURING WAREHOUSE THAT, YOU KNOW, MY BACKYARD LOOKS OUT TO. AND I DO THINK THE WAY HE'S GOT IT, HE WAS VERY I APPRECIATE THE LEVEL OF THOUGHT THAT HE THAT HE PUT TO IT BECAUSE A LOT OF TIMES THAT GETS THAT GETS MISSED OR LOST IN THE NARRATIVE OF THE BIG BAD DEVELOPER. BUT HE INTENTIONALLY MADE IT TO WHERE THERE IS NO. INGRESS COMING FROM. IS THAT KENTUCKY? YEAH.

YEAH. SO I MEAN HE DID THAT WITH WITH THOSE WITH THE NEIGHBORS IN MIND. AND THEN I WOULD ALSO SAY THAT. ACTUALLY THAT'S IT. THANKS. THANK YOU. JAMES, I'D JUST LIKE TO COMMENT I THINK IT'S A BEAUTIFUL STRUCTURE. HOWEVER, ONE OF THE THINGS THAT'S CONSISTENT IN TERMS OF THE OPPOSITION FROM HOMEOWNERS IS THE PARKING SITUATION. AND THAT'S ONE OF MY BIGGER CONCERNS WITH THE ONE UNIT, ONE PARKING PER UNIT. AND I DON'T KNOW IF MAYBE OUR APPLICANT CAN GO BACK TO THE DRAWING BOARD AND MAYBE PUT LESS RESOURCES TOWARDS THE BRICK THAT THEY'RE BEING USED, AND MAYBE COME UP WITH ANOTHER DESIGN THAT MIGHT BE FEASIBLE THAT INCORPORATES MORE PARKING FOR THE STRUCTURE, PERHAPS A LOWER STRUCTURE. AND THEN TO JAMES'S POINT, I MEAN, IT IS

[01:00:03]

ZONED LIGHT MANUFACTURING IN THAT AREA. AND THERE ARE A COUPLE OF THINGS THAT COULD WORK JUST AS EASILY ON THAT CORNER. BUT I WOULD OPPOSE THIS BECAUSE OF THE PARKING. AND THAT AREA IS EXTREMELY CONGESTED. AND I'M I'M NOT CONVINCED THAT THE OVERFLOW IS GOING TO ADD TO OR NOT BE AN ISSUE THAT WE CAN REALLY AVOID. AND I'D ALSO LIKE TO SAY SORRY. LAST THING IS THAT IT DOES FRONT TENNESSEE STREET. AND SO TENNESSEE STREET IS NOT A RESIDENTIAL NEIGHBORHOOD THOROUGHFARE. I DON'T KNOW IF I'D CONSIDER IT A MAJOR ARTERIAL, BUT IT'S CERTAINLY A MINOR ARTERIAL. SO THAT'S ALL. YEAH. SO THIS IS THE THREE STORY BUILDING. MY MAJOR CONCERN IS AFTER I LISTEN TO THE RESIDENT HERE, THEIR PRIVACY. I THINK THAT'S A MAJOR CONCERN. IF THE DEVELOPER ARCHITECT WOULD LOOK, GO BACK TO THE DRAWING BOARD, MAYBE SAVE ONE STORY OR DO OTHER OTHER PLANNING, WE MAY CONSIDER IT, BUT FROM MY PERSPECTIVE, THERE SHOULD BE DENIED DO THE PRIVACY OF OUR CITIZENS. THAT'S MY OPINION. IS THE BEST THING TO GO AHEAD AND DENY IT AND HAVE THEM GO BACK IN AND RE REDO IT OR TABLE IT. WHAT'S THE BEST? I WOULD MOVE TO TABLE THIS ITEM.

THAT'S JUST MY PERSONAL OPINION. OKAY? JAMES JAMES HAS A MOTION TO TABLE THE TABLE. WE COULD TABLE IT TO THE NEXT MEETING. WE COULD CONTINUE THE PUBLIC HEARING TABLE. IT TO 812 ALLOWS THE APPLICANT MORE TIME TO WORK WITH STAFF. OR Y'ALL COULD. I CAN'T HEAR YOU. THE PUBLIC HEARING. DO WE HAVE A SECOND? YES. THANK YOU. WE DON'T HAVE THE PUBLIC HEARING. WOULD HAVE TO BE REOPENED TO CONTINUE IT. IF THAT IS SOMETHING YOU WOULD LIKE TO DO AND THE APPLICANT WOULD LIKE TO CONTINUE IT, UNLESS HE WOULD LIKE TO PROCEED WITH A DETERMINATION OF APPROVAL OR DENIAL BY THE PLANNING AND ZONING COMMISSION. OKAY, PERFECT. ARE Y'ALL FINE WITH THE DATE SPECIFIC TO 812? OKAY, PERFECT. WE WOULD NEED TO OPEN THE PUBLIC HEARING AND THEN CONTINUE THE PUBLIC HEARING TO 812 AND TABLE IT TO THAT DATE SPECIFIC. ALL RIGHT. WE HAVE A MOTION ON THE FLOOR. DO WE HAVE A SECOND. WELL I'LL MAKE THE MOTION THAT WE REOPEN THE PUBLIC HEARING AND WE TABLE IT TO 812. CORRECT. GOT IT. WELL, JAMES ALREADY MADE A MOTION. DO YOU WITHDRAW? YOU WITHDRAW YOUR MOTION, I WITHDRAW IT, OKAY. GO AHEAD. GINA, WOULD YOU STATE IT AGAIN? I MOVE THAT WE REOPEN THE PUBLIC HEARING AND TABLE IT UNTIL 812. AND I SECOND THAT. IS THAT YOU PUSH A BUTTON? YES. THAT WAS JAMES. WHO? JAMES. OH, YES. YES. OKAY. WE HAVE A MOTION BY GINA TO REOPEN THE PUBLIC HEARING ON OUR AUGUST THE 12TH MEETING AND TABLE THIS ITEM UNTIL THEN. AND WE HAVE JAMES AS A SECOND. PLEASE CAST YOUR VOTE. THE VOTE IS 7 TO 0. THE MOTION.

MOTION PASSES FOR THE ITEM BE TABLED AND CONTINUE. OPEN THE PUBLIC HEARING. REOPEN THE PUBLIC HEARING AT OUR AUGUST THE 12TH MEETING. ALL RIGHT. WE'RE ON TO ITEM NUMBER THREE, WHICH

[Conduct a Public Hearing to Consider/Discuss/Act on a Request to Rezone the Subject Property from “PD” - Planned Development District to “C2” - Local Commercial District, Located on the East of North Custer Road and Approximately 690 Feet North of Easy Lane]

IS 250001 Z2. CONDUCT A PUBLIC HEARING TO CONSIDER, DISCUSS, ACT ON REQUEST TO REZONE SUBJECT PROPERTY FROM PD TO C2, LOCATED ON EAST OF NORTH CUSTER ROAD AND APPROXIMATELY 690FT NORTH OF EASY LANE RV. THANK YOU CHAIRMAN, I'M JUST GOING TO SCROLL THROUGH HERE REAL QUICK.

BACK TO BACK. THANK YOU FOR THAT. AGAIN, THE REZONE REQUEST IS FOR THIS PROPERTY LOCATED AT THE NORTH AT THE NORTH EAST CORNER OF CUSTER AND EASY LANE. THE REQUEST, AS MENTIONED, IS TO REZONE THE PROPERTY FROM PD TO C2 LOCAL COMMERCIAL, PLACING IT AS A AT A KEY INTERSECTION APPROPRIATE FOR COMMERCIAL DEVELOPMENT. AS YOU CAN SEE HERE WHERE YOU SEE FIRST, I JUST WANT TO KIND OF POINT OUT THAT THAT'S GOING TO BE IN THE FUTURE, PUNCHING THROUGH TO WILMOTH ROAD. SO JUST AS AN FYI. SO THIS SITE IS A KEY INTERSECTION APPROPRIATE FOR COMMERCIAL DEVELOPMENT. THE COMPREHENSIVE PLAN SUPPORTS NONRESIDENTIAL AS A USE AT SUCH INTERSECTIONS TO SERVE SURROUNDING RESIDENTIAL AREAS, MAKING THE REQUEST CONSISTENT WITH THE LONG TERM PLAN AND OBJECTIVES OF THE COMPREHENSIVE PLAN. THE SITE ADJOINS COMMERCIAL DEVELOPMENT TO THE SOUTH AND IS NATURALLY BUFFERED HERE WITH CREEKS AND MATURE TREES FOR THE RESIDENTIAL

[01:05:01]

HERE TO THE NORTH. THE PROPOSED C2 ZONING ALLOWS FOR NEIGHBORHOOD SERVING COMMERCIAL USES, WITH CODE REQUIREMENTS FOR SCREENING, SETBACKS AND LANDSCAPING TO ENSURE COMPATIBILITY AND TO MITIGATE IMPACTS TO ADJACENT RESIDENTIAL STAFF. STAFF FINDS THAT THE REQUEST ALIGNS WITH THE COMPREHENSIVE PLAN IS CONSISTENT WITH THE SURROUNDING LAND USES AND APPROPRIATE LOCATED FOR COMMERCIAL ACTIVITY. AS SUCH, STAFF RECOMMENDS APPROVAL OF THE REQUEST AND I STAND FOR ANY QUESTIONS. THANK YOU. ARI. YES? DO WE HAVE QUESTIONS OF ARI? WHERE DID YOU SAY WILMOTH IS GOING TO COME THROUGH? SO YOU SEE WHERE IT SAYS FIRST, IT'S GOING TO DEVELOP HERE ACROSS THAT. SORRY, I FORGET WE HAVE OUR ANNOTATION. THIS IS SO IT'S GOING TO PUNCH THROUGH HERE HOPEFULLY I CAN. RIGHT HERE. RIGHT THROUGH THERE OKAY. YES.

AND THE SOUTHERN BOUNDARY OF THIS TRACT IS FLOOD FLOOD ZONE RIGHT NOW. SO I THINK JUST GENERALLY SPEAKING YOU CAN SEE THE TREE LINES HERE. THERE WAS ACTUALLY A RECLAMATION OF THIS PROPERTY, ABOUT THREE ACRES FROM THESE PROPOSED EIGHT ACRES. AND I THINK THE APPLICANT COULD PROBABLY GIVE YOU A MORE ACCURATE DESCRIPTION OF THE ACREAGE. OKAY. EXCUSE ME.

ANYTHING ELSE? THANK YOU. ARI, DO WE HAVE THE APPLICANT HERE? YES, SIR. OKAY, OKAY. I WAS TOLD IT WOULD BE HERE, BUT MAYBE THEY'RE NOT OKAY. OH. COME ON. SO I HAVE. OKAY. HELLO, I'M STEPHEN SMITH. I RESIDE AT 3505 WOODHAVEN DRIVE IN FARMERS BRANCH, TEXAS, AND I APOLOGIZE, I'M UNDERDRESSED AND NOT PREPARED TO TALK TO YOU. ANYWAY, HAPPY TO ANSWER ANY QUESTIONS YOU GUYS HAVE ON THE PROPOSED THE PROPOSAL IN FRONT OF YOU TODAY. THE COMPANY I'M WITH IS FRASER CAPITAL. WE DO MOSTLY SINGLE FAMILY LAND DEVELOPMENT. AND THIS WAS A THIS IS A PORTION OF PROPERTY THAT WE OWN. AND WHAT WE'RE TRYING TO DO IS WE WERE TRYING TO IDENTIFY A REALLY VALUABLE, GREAT WAY TO CONTINUE TO ADD VALUE TO THE CITY AND ADD VALUE TO THE NEIGHBORS. ONE OF THE THINGS WE LIKE TO DO IS DEVELOPERS FROM A SINGLE FAMILY RESIDENTIAL PERSPECTIVE IS WE REALLY TRY TO THINK ABOUT THE COMMUNITY FIRST. WE TRY TO THINK ABOUT THE HOMEOWNERS AND WHAT ADDS VALUE TO THOSE HOMEOWNERS. AND SO THAT WAS OUR THOUGHT INITIALLY, WHEN WE REALLY TOOK A CLOSE LOOK AT THIS TRACK AS IT WAS IN FLOOD, PRIOR TO WORK VERY CLOSELY WITH OUR ENGINEERS TO SEE WHAT THE RECLAMATION PROCESS WOULD LOOK LIKE. AND SO THAT'S WHY WE'RE HERE, WHY WE'RE HERE TO TALK ABOUT THAT TODAY. SO APPRECIATE YOUR CONSIDERATION. HAPPY TO HAPPY TO ANSWER ANY QUESTIONS. HOPEFULLY I'VE GOT THE INFORMATION FOR YOU. YOU ALREADY HAVE THE. LMRE FILED OR APPROVED OR CORRECT. WE DO. WE HAVE A WE DO HAVE A REMAINDER. WE HAVE SOME PROCESSES LEFT TO FINALIZE ALL THAT. I SHOULD HAVE MY ENGINEER HERE TO ANSWER THAT QUESTION. BUT WE ARE VERY CLOSE.

VERY CLOSE. WHAT DO YOU ENVISION FOR THIS THIS TRACT TODAY? THE WE ANTICIPATE DOING A MONTESSORI SCHOOL ON SITE WITH THE POTENTIAL FOR SOME, MAYBE SOME NEIGHBORHOOD SERVICES RETAIL.

THAT WOULD BE AGAIN VERY FOCUSED ON SERVICING THE NEIGHBORHOOD, NOT ANYTHING SIGNIFICANT FROM A COMMERCIAL PERSPECTIVE. BUT THE IDEA INITIALLY IS A MONTESSORI SCHOOL THAT WE THINK WOULD BE REALLY ADVANTAGEOUS. I WILL TELL YOU, WE HAVE SPOKEN TO THE NEIGHBORS UP, UP NORTH OF THE TRACT EXTENSIVELY. WE'VE TALKED TO THE HOA, WE'VE TALKED TO PRESIDENT OF THE HOA MULTIPLE TIMES, THE BOARD, AND WE'VE GOTTEN REALLY FAMILIAR WITH THEM AND VERY, VERY I MEAN, THE VAST MAJORITY WERE IN VERY, VERY HIGH AGREEMENT WITH THIS AND EXCITED ABOUT IT AS AN OPTION. DID YOU ALL DEVELOP THE SUBDIVISION JUST TO THE NORTH? YES, MA'AM. THANK YOU, MR. SMITH. APPRECIATE YOUR QUESTIONS. OKAY. THANK YOU. THIS ITEM DOES HAVE A PUBLIC HEARING. IS THERE ANYBODY HERE WISHING TO SPEAK ON THIS ITEM TONIGHT? ANYBODY WISHING TO SPEAK ON THIS ITEM TONIGHT? THERE ARE NONE. DO WE HAVE A MOTION? I'D LIKE TO MAKE A MOTION TO CLOSE THE PUBLIC HEARING AND APPROVE THIS ITEM. THANK YOU. JAMES, WE HAVE A MOTION TO CLOSE THE PUBLIC HEARING AND APPROVE ITEM 25001 Z2 SECOND AND A SECOND BY DEIDRA. PLEASE CAST YOUR VOTE. WE HAVE A VOTE OF 7 TO 0 TO

[01:10:04]

APPROVE THE ITEM, CLOSE THE PUBLIC HEARING AND APPROVE THE ITEM AND THE MOTION. THE ITEM WILL BE FORWARDED ON TO CITY COUNCIL FOR FINAL ACTION ON AUGUST THE 5TH, 2025. NEXT WE

[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 Allow a New and Unlisted Use (Multi-Family, Senior Living) and Modify the Development Standards, Located on the South Side of McKinney Ranch Parkway and Approximately 950 Feet West of South Lake Forest Drive]

HAVE ITEM NUMBER FOUR. 2500100. CONDUCT A PUBLIC HEARING TO CONSIDER, CONSIDER, DISCUSS. ACT ON A REQUEST TO REZONE THE SUBJECT PROPERTY FROM PD TO PD, GENERALLY TO ALLOW FOR A NEW AND UNLISTED USE, WHICH IS TO MODIFY THE DEVELOPMENT STANDARDS LOCATED FOR MULTIFAMILY SENIOR LIVING. LOCATED AT SOUTH SIDE OF MCKINNEY RANCH PARKWAY AND 950FT WEST OF SOUTH LAKE FOREST DRIVE.

JAKE. YES, THANK YOU VERY MUCH, MR. CHAIRMAN. GOOD EVENING. COMMISSION JAKE BENNETT, PLANNER WITH THE CITY OF MCKINNEY. THE APPLICANT PROPOSES TO REZONE THIS PROPERTY NEAR THE SOUTHWEST CORNER OF MCKINNEY RANCH PARKWAY IN LAKE FOREST FOR SENIOR MULTIFAMILY USE. WHILE STAFF DOES NOT HAVE ANY OBJECTION TO THE USE, THE DEVELOPMENT REGULATIONS ARE INCONSISTENT WITH THOSE OF THE UDC, SPECIFICALLY, THE PARKING AND LANDSCAPING DEVIATIONS DO NOT MEET THE INTENT FOR A NUMBER OF OUR TYPICAL UDC REQUIREMENTS, THE APPLICANT PROPOSES TO REDUCE THE PARKING RATIO FROM 1.75 SPACES PER DWELLING UNIT TO 1.27. IN ADDITION TO THE REDUCED RATIO, THE MINIMUM NUMBER OF ENCLOSED PARKING SPACES HAVE BEEN REMOVED FROM THE PROPOSED DEVELOPMENT REGULATIONS. INSTEAD OF PROPOSING ANY ENCLOSED PARKING SPACES, THE APPLICANT HAS INCLUDED A MINIMUM STANDARD OF 29% OF THE TOTAL NUMBER OF DWELLING UNITS TO HAVE A COVERED PARKING SPACE. INSTEAD, STAFF IS UNSUPPORTIVE OF THE PROPOSED PARKING DEVIATIONS. THE APPLICANT PROPOSES A NUMBER OF CHANGES TO THE MINIMUM REQUIREMENTS OF THE UDC FOR LANDSCAPING STANDARDS AS WELL. THE FIRST OF THE PROPOSED CHANGES IS A REDUCED ADJACENCY BUFFER FROM 20FT TO 10FT. THIS REDUCED BUFFER WOULD BE PROVIDED ON THE SIDE AND REAR PROPERTY LINES, INCLUDING THE SOUTHERN PROPERTY LINE, WHICH IS ADJACENT TO RESIDENTIAL HOMES. IN ADDITION TO THE REDUCED BUFFER WIDTHS, THE APPLICANT PROPOSES TO REDUCE NUMBER OF CANOPY TREE PLANTINGS AND SHIFT PARKING AREA TREES TO THE EDGE OF THE SITE. STAFF IS UNSUPPORTIVE OF THE LANDSCAPING DEVIATIONS. THE APPLICANT PROPOSES THIS REZONING IN THE FORM OF A PD PLANNED DEVELOPMENT DISTRICT, WHICH IS NOT INTENDED TO BE USED FOR THIS TYPE OF DEVELOPMENT. A REQUIREMENT OF PD IS TO PROVIDE A NEW AND IMAGINATIVE DESIGN THAT INCLUDES COMMITMENT TO THE CITY. STAFF DOES NOT BELIEVE THAT THE PROPOSED PD OFFERS AN ADDED BENEFIT TO THE CITY, IN EXCHANGE FOR DEVIATIONS TO THE MINIMUM DEVELOPMENT STANDARDS OF THE UNIFIED DEVELOPMENT CODE, AND AS SUCH, STAFF RECOMMENDS DENIAL OF THE PROPOSED REZONING REQUEST, AND I'LL STAND FOR ANY QUESTIONS. THANK YOU. JAKE. YES, QUESTIONS OF JAKE. I DON'T HAVE ANY QUESTIONS AT THIS TIME, BUT WE MAY ASK JAKE TO COME BACK. JAKE, ONE QUESTION AS IT PERTAINS TO THE SETBACK REQUIREMENTS IS I SAW IN THE DEVELOPMENT REGULATIONS THAT THERE OFFERING TO DO A MASONRY WALL. I BELIEVE THEY ARE DOING A MASONRY WALL ON THE SOUTHERN PORTION. HOWEVER, NO WALL IS BEING PROPOSED ON THE EAST OR WEST PROPERTY LINES. HOWEVER, STAFF DOESN'T NECESSARILY HAVE AN OBJECTION TO THAT. THOSE ARE CURRENTLY ZONED AND THE EAST IS ACTUALLY ALREADY DEVELOPED FOR COMMERCIAL USES. I BELIEVE THEY'RE PROPOSING SOME SHRUBS IN THAT AREA, BUT BUT NO WALL.

YEAH. NO, I WAS REFERENCING THE. OF GREATEST CONCERN WOULD BE THE RESIDENTS TO THE SOUTH. SO OKAY.

THAT MAKES SENSE. THANK YOU. ANY MORE QUESTIONS. THANK YOU JAKE AND THE APPLICANT. CAN WE HAVE APPLICANT? YES, SIR. MR. CHAIRMAN, MEMBERS OF THE PLANNING COMMISSION, I'M BOB ROEDER. MY OFFICE IS AT 1700 REDBUD, SUITE 300, IN MCKINNEY. I WANT TO START BY EXPLAINING WHAT THIS WHAT THIS PROJECT IS, BECAUSE WHEN IT COMES TO A DISCUSSION ABOUT THE ADDED BENEFIT TO THE CITY, I THINK THAT'S PRECISELY WHAT THIS PROJECT IS GOING TO DO. I'VE GOT A CLICKER IN MY HAND AND I'VE GOT TO TELL YOU, I'M DANGEROUS WITH THIS. I'LL TRY TO FIGURE IT OUT HERE. OKAY? LET ME GET TO ANOTHER SLIDE HERE. OOPS. ALL RIGHT. THIS IS A SENIOR LIVING COMPLEX PROJECT. IT'S DESIGNED TO BE FOR PEOPLE WHO ARE 62 YEARS OF AGE OR OLDER. THIS IS

[01:15:08]

ALSO A TAX CREDIT PROJECT. AND LET ME EXPLAIN THAT FOR A MINUTE, BECAUSE WE'VE SEEN SOME PROJECTS COME THROUGH THAT HAVE THE WORD TAX ASSOCIATED WITH THEM. AND THE RESULT OF THAT IS THAT THEY BECOME TAX EXEMPT PROJECTS. AND THAT IS NOT WHAT THIS IS. THIS IS A PROJECT THAT HAS BEEN APPROVED BY THE MCKINNEY HOUSING AUTHORITY OR A RECOMMENDED BY MCKINNEY HOUSING AUTHORITY TO THE CITY COUNCIL. THE CITY COUNCIL HAS ADOPTED A RESOLUTION OF SUPPORT THAT WENT TO THE TEXAS DEPARTMENT OF HEALTH AND COMMUNITY. THE TDHCA AGENCY, AND IT HAS QUALIFIED FOR THE MOST DIFFICULT OF THE TAX CREDITS THAT YOU CAN GET, WHICH IS A 9% CREDIT. THEY'RE VERY DIFFICULT TO COME BY. THE REASON WHY THIS PROJECT GOT THE SUPPORT FROM THE CITY COUNCIL AND FROM THE HOUSING AUTHORITY IS THE REASONS ARE SEVERAL. ONE IS THE LOCATION ON THE WEST SIDE OF TOWN. IT IS ADJACENT TO THE INTERSECTION OF MCKINNEY RANCH PARKWAY AND LAKE FOREST, WHICH HAS THE BIG WALMART CENTER. SO YOU'VE GOT LOTS OF RETAIL, YOU'VE GOT LOTS OF SERVICE UP AND DOWN THAT SECTION OF LAKE FOREST. AND IT IS ON A MAJOR THOROUGHFARE, WHICH WOULD BE MCKINNEY RANCH ROAD. THE COMMISSION RECOMMEND, OR THE HOUSING AUTHORITY RECOMMENDED IT, AND THE CITY COUNCIL ISSUED THE. RESOLUTION OF SUPPORT. BECAUSE WE HAVE A DEARTH, WE HAVE DON'T HAVE ENOUGH SENIOR RESIDENTIAL MULTIFAMILY. NOW, THE IMPORTANT THING ABOUT THIS BEING A TAX CREDIT PROJECT IS THAT IN ORDER TO QUALIFY, YOU MUST OFFER THE UNITS AT DISCOUNTS BASED UPON AMI AND UP ON YOUR SCREEN IS THE BREAKOUT OF WHAT THESE WHAT THESE APARTMENTS WILL BE. WE ARE PROPOSING 109 UNITS ON THIS SITE. WE'RE GOING TO GET INTO THE DETAILS OF THE SITE IN A MINUTE. WE'RE PROPOSING 109 UNITS. OF THAT, NINE OF THOSE UNITS WILL BE AT. YOU'D HAVE TO HAVE 30% OR LESS OF AM I TO QUALIFY 33 UNITS? YOU'D HAVE TO BE AT 50% LESS OF AMI, 60% ARE 30 UNITS AT 60% OR LESS. YOU CAN READ THE CHART, BUT WE HAVE VERY FEW PROJECTS IN MCKINNEY THAT WILL GO THIS DEEP IN THE DISCOUNT. AND THIS IS NOT A SUBSTANDARD PROJECT. THIS IS A PROJECT THAT WILL BE BUILT TO THE STANDARDS OF ALL OTHER MULTIFAMILY PROJECTS IN THE CITY, WITH A COUPLE OF EXCEPTIONS, AND WE'RE GOING TO TALK ABOUT THOSE. BUT THIS WILL HAVE ALL OF THE NEW INTERIORS. IT'LL HAVE ALL OF THE TOP GRADE APPLIANCE PACKAGES. IT'LL BE JUST LIKE EVERY OTHER APARTMENT UNIT, BUT ITS FOCUS IS ON THE AGED COMMUNITY. MY CLIENT TELLS ME THAT FOR THE OTHER PROJECTS LIKE THIS, THAT THEY HAVE DONE, MOST OF THE RESIDENTS ARE WELL OVER 62 YEARS OF AGE. NOW, I KNOW MOST OF YOU HAVE NEVER SEEN THAT. THAT WAS IN MY REAR VIEW MIRROR MANY YEARS AGO. BUT THOSE PEOPLE THAT THAT UNIVERSE OF PEOPLE, THAT POPULATION OF PEOPLE ARE TYPICALLY PEOPLE THAT ARE TRYING TO LIVE ON SOCIAL SECURITY. THEY DON'T HAVE A LOT OF OTHER INCOME. AND THIS IS DESIGNED SPECIFICALLY FOR THAT POPULATION. THE AGAIN, I WANT TO EMPHASIZE THIS PROJECT WILL BE A FIRST CLASS PROJECT. IT WILL BE TOTALLY TAXABLE. EVERY PENNY OF ITS VALUE WILL GO ON THE CITY'S TAX ROLLS, THE SCHOOLS TAX ROLLS, THE COUNTY'S TAX ROLLS. THIS IS NOT AN HFC OR A PFC PROJECT. IF YOU'RE FAMILIAR WITH THOSE ACRONYMS. SO THIS IS A VERY TIGHT SITE. LET ME SEE IF I CAN MOVE. THIS IS A WE CALL IT A SITE PLAN. IT'S NOT FULLY ENGINEERED BUT IT'S CLOSE. AND SO WHAT I WANT TO USE THIS EXHIBIT FOR IS TO TALK TO YOU ABOUT THE PLACES WHERE WE'RE SEEKING VARIANCES. I MEAN, I THINK THE GOOD NEWS HERE IN FRONT OF YOU IS STAFF CONCURS. THIS IS AN APPROPRIATE USE. A STAFF CONCURS THAT WE MEET ALL OF THE WHAT WE CALL DIMENSIONAL STANDARDS. THAT IS, THE HEIGHTS LIMITS THE. SETBACKS, THE BUILDING SETBACKS AND ALL THAT KIND OF STUFF. SO WE'RE NOT

[01:20:06]

ARGUING ABOUT THOSE KIND OF THINGS. WE'RE BASICALLY ARGUING, NOT ARGUING. WE'RE BASICALLY TALKING ABOUT THREE THINGS. WE'RE TALKING ABOUT LANDSCAPING. WE'RE TALKING ABOUT WHAT IS CALLED LANDSCAPE ADJACENCY BUFFERS AND SOME SCREENING. OKAY. AND NUMBER OF PARKING SPACES. SO I'VE GOT SOME INFORMATION FOR YOU ON THAT. SO I WANT TO I WANT TO USE THIS SITE PLAN TO TALK ABOUT A COUPLE OF THOSE THINGS. WE ARE PROPOSING. I'M GOING TO PICK RED. IT'S MY FAVORITE COLOR. TODAY. WE'RE PROPOSING THAT ALONG THIS SIDE, THIS REAR AND THAT SIDE, INSTEAD OF THE TYPICAL 20 FOOT LANDSCAPE BUFFER OR SETBACK THAT WE MAKE THAT TEN FEET. NOW OVER HERE, THIS IS COMMERCIAL. AND IF YOU'VE BEEN OUT THERE AND LOOKED AT THE SITE, THEY'VE ALREADY THEY'RE BUILDINGS, THEY'RE THEY'RE TREES THERE AND EVERYTHING ELSE. SO IT'S NOT LIKE WE NEED TO BUFFER OURSELVES AWAY FROM A USE THAT IS LESS INTENSIVE THAN THIS USE ON THE WEST SIDE OVER HERE, THAT IS A VACANT LOT ZONED FOR COMMERCIAL PURPOSES, BUT IT'S A VACANT LOT IN AND BEYOND THAT, I THINK IS AN ASSISTED LIVING CENTER ALONG THE SOUTH. WE'RE PROPOSING A 20 A TEN FOOT SETBACK OR TEN FOOT BUFFER, NOT SETBACK, TEN FOOT BUFFER RATHER THAN A 20 FOOT FOR A COUPLE OF REASONS. ONE IS WE HAVE A 50 FOOT WIDE GAS EASEMENT THAT GOES RIGHT ALONG HERE. SO WE CAN'T BUILD IN THAT AREA THAT SQUEEZES THE SITE, MAKES IT MUCH MORE NARROW OR SHALLOW, I GUESS, IS WHAT I WOULD SAY. SO WE'VE TRIED TO DO A COUPLE OF THINGS. WE'RE PROPOSING TO PUT AN EIGHT FOOT MASONRY WALL ALONG THIS, THIS REAR LINE AND ON THE AND THAT'S BEHIND THE TEN FOOT SETBACK. IF YOU'VE BEEN OUT THERE, YOU HAVE SEEN THAT THERE IS AN ALLEYWAY THAT SEPARATES THIS PROJECT FROM THE RESIDENTIAL TO THE SOUTH. AND THOSE ARE THOSE ARE TOWNHOMES DOWN THERE. WE VISITED WITH THOSE NEIGHBORS. I'LL TALK ABOUT THAT IN A MINUTE. BUT WE'RE PROPOSING TO PUT TO JUST HAVE THAT BUFFER TEN FEET INSTEAD OF 20 WITH THE ALLEYWAY.

THAT'S A 20 FOOT MINIMUM OF 17FT, BUT IT'S PROBABLY A 20 FOOT RIGHT OF WAY IF YOU ADD THOSE TOGETHER. WE HAVE MORE THAN A 20 FOOT SEPARATION BETWEEN THE PROPERTIES. WE'RE PROPOSING TO PUT AN EIGHT FOOT HIGH MASONRY WALL ALL ALONG THAT SOUTH EDGE AND PLANT ORNAMENTAL TREES THERE RATHER THAN CANOPY TREES. BECAUSE IT'S AN ALLEY. WE DON'T WE THINK THE CANOPY TREES WOULD GROW UP AND BECOME A HINDRANCE FOR PASSAGE DOWN THERE. SO WE'RE LOOKING AT ORNAMENTAL SMALLER TRUNKS, MAYBE NOT QUITE AS MUCH CANOPY AND WHATNOT, BUT WE'VE DONE THAT TO, TO CONTINUE THE CITY'S DESIRE TO HAVE A PERIMETER ON THE MULTIFAMILY, ON ALL MULTIFAMILY PROJECTS. THAT IS ATTRACTIVE. I THINK JAKE SAID THAT ON THE EAST AND WEST SIDES, WE'RE NOT PROPOSING TO PUT MASONRY WALLS. YOU WILL SEE THERE ARE A NUMBER OF EXISTING DRIVEWAYS IN HERE.

MAYBE I'LL CHANGE MY COLOR. LET'S GO TO BLUE. THIS IS A DRIVEWAY HERE AND A DRIVEWAY HERE AND A DRIVEWAY HERE AND A DRIVEWAY HERE. AND THESE ARE ALL FIRE LANES. WE CAN'T CLOSE THEM OFF, SO IT MAKES NO SENSE TO PUT A MASONRY WALL ALONG THE SIDES. WHAT WE'RE PROPOSING TO DO IS TO USE, PARDON ME, EVERGREEN SHRUBS IN THAT TEN FOOT LANDSCAPE SETBACK TO PROVIDE WHATEVER SCREENING IS REQUIRED THERE. OKAY. SO I THINK ON BALANCE, WHAT WE HAVE ATTEMPTED TO DO WITH THE SETBACKS AND WITH THE SCREENING MEETS THE INTENT OF THE MULTI-FAMILY POLICY. WE VARIED FROM IT SOME. BUT THIS IS SITE SPECIFIC AND THEY'RE ALWAYS GOING TO BE SOME VARIANCES BASED UPON SITE. SO I WANT TO LEAVE THAT FOR A MINUTE AND TALK ABOUT PARKING. NOW I'VE GOT ANOTHER SLIDE HERE ON PARKING. THERE WE GO. I GUESS I'VE GOT A HOW DO I ERASE IT. THERE WE GO. IT'S GONE

[01:25:07]

OKAY. SO YOUR STANDARD PARKING IS 1.75 PARKING SPACES PER UNIT. NOW THAT'S FOR ALL MULTIFAMILY.

THAT'S FOR THE 20 YEAR OLDS. AND RIGHT NOW THAT'S FOR THE 90 YEAR OLDS. OKAY. REMEMBER THIS IS AN AGE RESTRICTED. IT'S GOING TO BE AT LEAST 62 YEARS OF AGE OR OLDER THAT ARE GOING TO LIVE THERE. MY CLIENT PALLADIUM, WHICH IS DONE ANOTHER ONE OF THESE PROJECTS IN MCKINNEY, SENIOR LIVING, HAS PROJECTS IN THE AREA, AND THEY HAVE PICKED TWO THAT ARE 98% LEASED UP. SO WE HAVE A, I THINK, A PRETTY CLEAR PICTURE OF WHAT THE PARKING DEMANDS ARE THERE. AND AS YOU CAN SEE FROM THIS SLIDE, THESE ARE THE TWO RIGHT HERE. LET'S GO BLUE AGAIN. THIS ONE AND THIS ONE ARE THE TWO SENIOR FAMILY PROJECTS. YOU'LL NOTICE THAT THEY ARE BOTH 98% LEASED.

SO WE'RE NOT WE DON'T HAVE GAPS PEOPLE THAT AREN'T THERE. AND WHAT MY CLIENT DID WAS HE COUNTED THE NUMBER OF CARS THAT WERE PARKED ON THESE PROJECTS AT 10:00 IN THE EVENING. NOW, I'VE TALKED TO A COUPLE OF YOU ABOUT THIS, AND MY JOKE IS, I GUESS NOBODY THINKS THAT A GUY MY AGE IS GOING TO BE OUT CLUBBING AFTER 10:00 AT NIGHT, RIGHT? SO THEY FEEL LIKE THIS IS A PRETTY SOLID COUNT. AND I WOULD AGREE WITH THAT. AND WHAT WHAT THEIR WHAT THEIR RESEARCH SHOWS IS THAT THE NUMBER OF CARS PARKED PER UNIT IS LESS THAN ONE PER UNIT. SO I'M USING THAT OR WE'RE USING THAT AS OUR BASIS FOR SAYING IF WE PARK AT 1.27 PARKING SPACES PER UNIT, WE HAVE MORE THAN COVERED OUR EXPERIENCE IN WHAT PARKING IS REQUIRED FOR THIS POPULATION OF PEOPLE IN THIS KIND OF UNIT, THIS KIND OF DEVELOPMENT. SO THAT'S THE OTHER VARIANCE THERE THAT WE'VE TALKED ABOUT. I WANT TO POINT A COUPLE OTHER THINGS OUT JUST SO. JUST SO YOU'LL YOU'LL HAVE A FEEL FOR IT. I'M GOING TO GO BACK TO THIS DIAGRAM HERE. THE PROJECT ITSELF WILL CONSIST OF THREE STORY AND FOUR STORY APARTMENT BUILDINGS, ALONG WITH A CLUBHOUSE AND ALL OF THAT STUFF. WILL READ AGAIN.

THE THREE STORY BUILDINGS ARE GOING TO BE IN THIS AREA RIGHT HERE. AND THESE BUILDINGS, THE FRONT OF THESE BUILDINGS, THE CLOSEST WALL OF THIS BUILDING TO THE PROPERTY LINE, IS 75FT IN MCKINNEY, WE HAVE A RESIDENTIAL ADJACENCY RULE THAT SAYS IF YOU'RE BUILDING SOMETHING THAT'S A THAT'S THREE STORIES OR TALLER AND YOU'VE GOT RESIDENTS ADJACENT TO YOU, YOU'VE GOT TO HAVE THEM SETBACK SO FAR. AND I THINK THE IDEA THERE IS SO NOBODY'S LOOKING INTO YOUR BACKYARD LIKE WE HEARD EARLIER, RIGHT. SO REMEMBER EIGHT FOOT MASONRY WALL ALONG THE SOUTH 75FT SETBACK ON THE THREE STORY BUILDINGS. THE FOUR STORY BUILDINGS ARE UP AT THE FRONT RIGHT HERE. AND THE DISTANCE HERE TO THE PROPERTY LINE IS 150FT. SO WHAT'S HAPPENED IN THIS WITH THIS LAYOUT IS WE'VE CREATED A WHOLE BUNCH OF ARGUABLY OPEN SPACE THERE THAT'S PARKING, WHICH DOESN'T CROWD THE NEIGHBORS TO THE SOUTH AND CREATE A MONOLITHIC STRUCTURE THERE. WE WISH WE DIDN'T, BUT WE HAVE TO LIVE WITH A 50 FOOT GAS LINE EASEMENT ACROSS THE FRONT, WHICH WE WON'T BE ABLE TO PUSH THOSE BUILDINGS UP. SO AGAIN, NO MONOLITHIC STRUCTURE RIGHT AGAINST THE RIGHT AGAINST THE CURB. SO WE THINK THAT THIS, ALTHOUGH TIGHT, FITS VERY WELL IN THIS AREA. LET ME MAKE SURE I GET EVERYTHING IN HERE. WE'RE PROPOSING I DON'T KNOW IF YOU'VE READ THE REGULATIONS. WE'RE PROPOSING 109 UNITS. WE'VE LOOKED AT THE ARMY DISCOUNTS THERE. AND SO WE ALSO HAVE A REALLY ROBUST AMENITY PACKAGE. LET ME GO TO THIS SLIDE AGAIN.

IT HAS THOSE LISTED ON THE BOTTOM. SO MOST PROJECTS OF 109 UNITS ARE REQUIRED TO HAVE THREE AMENITIES OR AMENITIES. AS YOU CAN SEE HERE WE'VE GOT TEN. SO AGAIN FIRST CLASS PROJECT, STATE

[01:30:02]

OF THE ART EVERYTHING. AND IT SHOULD BE A REAL BENEFIT NOT ONLY TO THIS POPULATION BUT TO THE CITY. SO I'M GOING TO STOP THERE AND REMIND US THAT WE'RE THERE'S REALLY THREE THINGS WE'RE TALKING ABOUT PARKING UNITS, NUMBER OF PARKING SPACES PER UNIT, THE TREE BUFFERS.

OKAY. AND THE TEN FOOT INSTEAD OF 20 FOOT SETBACK. SO MY PLEA TO YOU IS TO GIVE US A FAVORABLE RECOMMENDATION TO THE COUNCIL THAT APPROVES THE PD WITH THE REGULATIONS AS WE'VE SUBMITTED THEM. AND I WILL SHUT UP NOW AND ANSWER ANY QUESTIONS THAT YOU HAVE. WE DON'T WANT YOU TO SHUT UP. WE WANT YOU TO ANSWER QUESTIONS. WELL THANK YOU. STEVE, COULD YOU PUT THE PARKING ANALYSIS BACK UP AGAIN? YES. THERE YOU GO. OF COURSE. ALL YOUR OTHER PROJECTS THAT YOU HAVE IN THE AREA HAVE MORE PARKING SPACES PER UNIT THAN WHAT YOU'RE ASKING FOR HERE.

ABSOLUTELY. I KNOW UTILIZATION IS SUPPOSED TO BE UNDER ONE OR YOU SAY IT WAS 0.59. IS THAT 1.75 IS FOR STANDARD MULTIFAMILY? NO, I MEAN PARKED CARS AT 10:00 AT NIGHT. OH, IT WAS UNDER ONE. IT WAS 0.850.88 PER UNIT. OF COURSE, THAT DOESN'T INCLUDE VISITORS AT 10:00 AT NIGHT. WELL, IT INCLUDES EVERYBODY AT 10:00 AT NIGHT BECAUSE VISITORS COME CARS PARK VISITORS COME IN THE MORNING OR AND AS YOU WILL NOTE IN THE SITE, PLAN OUR SERVICE PERSONNEL. IF IN THE SITE PLAN THERE IS A THERE IS A CLUBHOUSE AND AN ENTRY AREA AND THERE ARE AT THIS POINT. LET'S SEE. WE'VE GOT I THINK WE HAVE SOMEWHERE AROUND 8 OR 12 PARKING SPACES FOR VISITORS. IN ADDITION TO THE NUMBER FOR RESIDENTS. YES. SO HOW MANY IS THE TOTAL NUMBER OF PARKING SPACES? WELL, THE TOTAL NUMBER OF PARKING SPACES IS ABOUT 136, I THINK IN MY AND NO, IT'S GOING TO BE A LITTLE, LITTLE GREATER THAN THAT. LET ME GIVE YOU THAT 141. AND THERE'S NO WAY TO SQUEEZE IN ANY MORE PARKING SPACES. ABSOLUTELY. I LIKE THE LAYOUT, YOU KNOW, THE WAY YOU DESIGNED IT. AND FROM THE STREET IT'S GOING TO LOOK GOOD. WELL, AGAIN, PARKING IS ONE OF THOSE KIND OF THINGS THAT WE TALK ABOUT A LOT. MY EXPERIENCE WITH THE DEVELOPMENT COMMUNITY IS NO DEVELOPER IS GOING TO UNDER PARK, AN APARTMENT COMPLEX, BECAUSE THAT IS ANATHEMA TO TRYING TO GET AT LEAST UP. YOU MIGHT GET IT 50 OR 60% LEASED UP, BUT IF THERE'S NO PARKING FOR THE RESIDENTS, YOU'RE NOT GOING TO GET TO THE TOP. I THINK OUR EXPERIENCE IN DOWNTOWN MCKINNEY HAS SORT OF PROVEN THAT OUT, RIGHT. I MEAN, IT'S A GOOD CONCEPT WHERE NO PARKING IS REQUIRED, BUT I THINK YOU HAVE TO HAVE ADEQUATE PARKING. WE THINK WITH THIS, WITH THIS POPULATION OF RESIDENTS THAT ARE 1.27 IS MORE THAN ADEQUATE. THANK YOU. THAT'S ALL MY QUESTIONS. OKAY. ANYONE ELSE? I HAVE A QUESTION. SO REGARDING THE LOOP THROUGH OVER ON THE EAST SIDE, THE ACCESS ROAD THAT'S GOING TO MAINTAIN THAT'S GOING TO CONTINUE TO BE MAINTAINED. OPEN ACCESS. MISS WOODWARD IS GOING TO BE MAINTAINED. OKAY. LET ME SHOW YOU WHAT TODAY AGAIN I LOVE THIS COLOR STUFF. LET'S DO WHATEVER THAT COLOR THAT IS TODAY. THIS IS A DRIVE ON THAT VACANT LAND THAT GOES LIKE THIS THAT YOU'VE SEEN. THERE IS A GATE HERE BECAUSE THIS THERE'S A GATE RIGHT HERE BECAUSE THIS IS NOT INTENDED TO BE A, A PASSAGEWAY FOR CARS. IT'S INTENDED TO BE A FIRE LANE TO SUPPORT THE NEIGHBORS TO THE SOUTH, BECAUSE THEIR ONLY OTHER ACCESS POINT IS WAY OVER TO THE WEST. AND SO THIS IS A THIS IS AN ACTIVE FIRE LANE. WHAT WE PROPOSE TO DO AND WHAT WE'VE TALKED TO THE FIRE DEPARTMENT ABOUT, AND THEY'RE IN THEY HAVE NO PROBLEM WITH IT, IS TO PUT GATES HERE, PUT A GATE OVER HERE AND WE'LL PUT THE KNOX LOCK ON IT. SO THE FIRE DEPARTMENT HAS ACCESS, BUT THE RESIDENTS WON'T HAVE ACCESS.

OKAY. WAS MY CONCERN MORE SO WITH THE GAS STATION OVER THERE TO THE EAST, WITH TRAFFIC JUST CUTTING THROUGH THAT AREA AND USING THAT AS A PASS THROUGH TO GET TO WHEREVER. YEAH. OKAY. I'M KIND OF THE OTHER WAY. I THINK CROSS ACCESS IS GOOD. WELL. I THINK IN THIS PARTICULAR CASE,

[01:35:06]

AND AS YOU'LL NOTICE, BECAUSE OF THE SITE PLAN, IT'S NOT GOING TO BE IN THAT SAME CONFIGURATION.

IT'S A FIRE LANE. NOW THAT COMES LIKE THIS. SO BUT FOR THE NEIGHBORS DOWN HERE. MR. LOBO, THEY, THEY DON'T WANT US HAVING ACCESS INTO THEIR NEIGHBORHOODS. AND WE'RE FINE. NOT WELL, I MEANT JUST THE ONE TO THE EAST BEING ACROSS ACCESS WITH THE ADJACENT COMMERCIAL. OH, IT COULD STILL BE A. WELL, YOU'D HAVE TO PUT A GATE. YOU DON'T HAVE TO PUT A GATE ON IT. COULD IT JUST BE OPEN? NO, THIS NEEDS TO BE A SECURE. THIS IS GOING TO BE A SECURE APARTMENT COMPLEX.

SO YOUR ONLY ACCESS REALLY IS TO THE WEST. OUR ACCESS IS COMING FROM THE WEST. AND AS YOU'LL SEE, WE'VE GOT TWO ACCESS POINTS THERE ON THE WEST. OKAY. THANK YOU. BOB, WHAT TYPE OF SCREENING IS PROPOSED FOR THE PERIMETER ALONG ALONG MCKINNEY RANCH PARKWAY? WOULD THAT BE LIKE? WELL, WE ARE REQUIRED. WE'RE WE HAVE TO PUT THE CANOPY TREES. WE ARE, AS YOU'LL SEE IN THIS DRAWING. NOW, THIS IS NOT, AGAIN, THE FINAL SUBMISSION THAT WE'LL HAVE TO DO FOR A SITE PLAN, BUT WE'VE GOT TO PULL THE BUILDINGS UP TO THE EDGE OF THAT GAS LINE EASEMENT. AND WE CAN'T PLANT TREES IN THAT EASEMENT. THAT'S A ATMOS EASEMENT. AND I DON'T KNOW IF YOU'VE EVER TRIED TO DEAL WITH TIMS, TRY TO DEAL WITH THEM. IF YOU DON'T DEAL WITH THEM, THEY'RE LIKE A RAILROAD. SO WE'RE WE'VE GOT THE NUMBER OF COUNT THAT WE HAVE TO HAVE, AND WE'RE PROPOSING TO MOVE THOSE FURTHER TO THE WEST TO MAKE UP FOR THE NUMBER OF TREES. BUT OTHERWISE THERE'S NO FENCING. THAT'S NO THERE WOULD BE NO FENCE. OKAY. NOW, THANK YOU, MISS WOODWARD, FOR BRINGING THAT UP, BECAUSE THAT'S ANOTHER IMPORTANT POINT HERE. THE CITY OF MCKINNEY HAS AN ARCHITECTURAL STANDARD FOR ALMOST EVERY BUILDING, AND WE'RE NOT SEEKING TO MODIFY THOSE STANDARDS AT ALL. SO WE ARE WE'LL HAVE A, A FACADE, THE BUILDING FACADE THAT YOU SEE FROM MCKINNEY RANCH PARKWAY WILL MEET ALL OF THE ARCHITECTURAL STANDARDS IN TERMS OF MATERIALS, COLORS, OFFSETS, ALL OF THAT KIND OF THING. SO IT SHOULD BE A PLEASING SIGHT AS YOU GO BY. THERE WILL BE FENCING ALONG WHERE THE POOL IS, AND THE DOG PARK AND FENCING OR SCREENING THERE. YES. I MEAN, WE'LL OBVIOUSLY THERE'LL BE FENCING AROUND THE POOL, THERE'LL BE FENCING AROUND THE DOG PARK. THOSE WILL PROBABLY BE MORE TUBULAR METAL FENCES. THERE WON'T BE SCREENING FENCES. WHERE WILL THE ENTRANCE GATE BE? IS THAT ON THE I GUESS THE MORE NORTHERN ENTRANCE THERE, THE ENTRANCE GATE WHERE YOU SAID ENTRANCE GATES. THE ENTRANCE GATES ARE REALLY SET BACK TO THE TO THE EAST OF WHERE THE CLUBHOUSE IS. SO THE ENTRANCE GATE, ACTUALLY THERE'S REALLY ONLY ONE ENTRANCE GATE, AND THAT IS SOUTH OF THE. I CAN DRAW HERE. ENTRANCE GATE WILL BE RIGHT IN THIS AREA. OKAY. THAT ALLOWS FOR PARKING AND EVERYTHING TO BE SECURED. OKAY.

ANY OTHER QUESTIONS? BOB, THANK YOU VERY MUCH. THANK YOU. THIS ITEM DOES HAVE A PUBLIC HEARING.

IS THERE ANYONE HERE WISHING TO SPEAK ON THIS ITEM TONIGHT? GOOD EVENING. CHAIR.

COMMISSIONERS. TOM HUTH, PRESIDENT AND CEO OF PLAYDIUM USA. I'M SO GLAD TO BE STANDING HERE IN OUR NEW CITY HALL. WHAT A FANTASTIC JOB YOU ALL DID. I KNOW IT WASN'T EASY GETTING IT DONE. I KNOW YOU HAD SOME OF THE SAME ISSUES WE HAVE WHEN WE BUILD IN MCKINNEY. I'M NOT GOING TO MENTION FIRE DEPARTMENT, OKAY, BUT YOU ALL DID A FANTASTIC JOB. SO THANK YOU VERY MUCH FOR THAT. SO WHEN I'M SPEAKING, I'M GOING TO ALLOW MY ARCHITECT, MICHAEL DELGADO, TO GO AROUND AND SHOW YOU THE RENDERING. I THINK YOU NEED TO SEE WHAT THIS LOOKS LIKE, WHY HE'S DOING THAT. I'M GOING TO TALK A LITTLE BIT. I'M GOING TO TALK ABOUT WHO ARE WE SERVING.

WE ARE SERVING OUR SENIORS 62 AND OLDER. SO THE QUESTION IN YOUR MIND OUGHT TO BE, SO, TOM, HOW MANY AFFORDABLE SENIOR DEALS DO WE HAVE WITHIN, I DON'T KNOW, ONE MILE, THREE MILE RADIUS OF THIS SITE? THE ANSWER IS ZERO. THERE ARE ZERO AFFORDABLE SENIOR HOUSING DEVELOPMENTS WITHIN A THREE MILE RADIUS OF THIS SITE. HOWEVER, THERE ARE 48 NON SENIOR DEVELOPMENTS. AND ONLY THREE OF

[01:40:11]

THOSE ARE AFFORDABLE. THE NEXT QUESTION IS SO TOM TELL ME WHAT ARE THE RENTS THAT THESE EXISTING SENIOR DEALS. WHAT ARE THEY PAYING PER MONTH. CHATEAU $4,000 A MONTH IN RENT 48,000 PER YEAR. HOW MANY SENIORS CAN AFFORD $48,000 A YEAR IN RENT? NO SENIOR. I KNOW, I KNOW, MY MOM COULDN'T EVEN AFFORD A FRACTION OF THAT AMOUNT. BELL TOWER RESERVE 2000 A MONTH.

OVERTURE FAIRVIEW $2,100 A MONTH. HIDDEN SPRINGS $3,600 A MONTH. THAT IS A LOT OF MONEY FOR OUR SENIORS. WHAT ARE OUR RENTS GOING TO BE? OUR RENTS ARE GOING TO BE A FRACTION OF THAT AMOUNT. WE'VE GOT UNITS AT 30%, 50%, 60% OF AREA MEDIAN INCOME. AVERAGE RENT IS GOING TO BE ABOUT 800 TO $1200 PER MONTH. THAT IS SOMETHING OUR RESIDENTS CAN AFFORD. THEY CAN'T AFFORD WHAT'S ON THE GROUND TODAY REGARDING THE PARKING. WE WOULD NOT BUILD A DEVELOPMENT. I WOULD NOT ALLOW OUR ARCHITECT SITTING BEHIND ME TO DESIGN A PROPERTY THAT WAS UNDER PARKED. IF IT'S UNDER PARKED, WE WILL HEAR ABOUT IT AND WE WILL NOT GET RENEWALS. IF WE DON'T GET RENEWALS FROM OUR RESIDENTS. AND THEY'RE NOT TENANTS, THEY'RE RESIDENTS, THEN THEY WOULD NOT COME BACK. AND WE GOT TO CONTINUE TO FILL THE PROPERTY. WE WENT OUT AT 10:00 AT NIGHT TO OUR TWO CLOSEST SENIOR DEVELOPMENTS AND COUNTED THE CARS. EVERY CAR THERE WERE VISITOR. THAT'S FINE. WE COUNT THEM AND THAT'S THE COUNT THAT WE HAD. IT'S SUFFICIENTLY PARKED. PLEASE APPROVE THIS TONIGHT. THANK YOU. AND I GOT THE CARD. I HAD A QUICK QUESTION. I'M SORRY. YES, SIR.

WOULD YOU COME BACK? WHAT DO YOU ANTICIPATE YOUR MARKET RENTS BEING FOR THIS PROPERTY? YEAH.

SO THE MARKET RENTS ARE GOING TO BE SOMEWHERE 1700 A MONTH. OKAY. AND THE PROCESS I KNOW I'VE READ THIS BEFORE, BUT THE PROCESS TO HAVE THE LOWER AMI LIKE THE 30, 40, 50. RIGHT. IS THAT AN APPLICATION PROCESS OR HOW IS THAT ACCOMPLISHED. WELL, WE'VE GOT CERTAIN NUMBER OF UNITS SET ASIDE AT EACH ONE OF THOSE THRESHOLDS. RIGHT. AND WHEN WE START LEASING AND GENERALLY WHAT THE CITIES DO, LIKE OUR, OUR EXISTING MCKINNEY DEVELOPMENT UPON VIRGINIA PARKWAY, WHICH JUST GOT FINISHED ABOUT 4 OR 5 MONTHS AGO. SO THANK YOU FOR YOUR SUPPORT ON THAT ONE AS WELL. IS THE CITY SAY OKAY, WAIT A SECOND, TOM. YOU KNOW, LET US HAVE AN ADVANCED NOTICE OF THIS, OKAY. SO THAT MAYBE CITY STAFF COULD LEASE THEIR GET ON THE WAITING LIST. SO IT'S ALL ABOUT THE WAITING LIST. SO IF YOU KNOW A SENIOR 62 OR OLDER. LET US KNOW OKAY. BECAUSE THIS WILL FILL UP OVERNIGHT AND IT WILL STAY LEASED INDEFINITELY OR OTHER ASSETS ARE 100% OCCUPIED ALL THE TIME. AND THE GREAT THING ABOUT THIS SITE RIGHT NEXT DOOR IS ASSISTED LIVING. SO IF A RESIDENT WHEN IT'S TIME OKAY TO GO, WHICH WE HOPE THEY DON'T, BUT THEY DECIDE TO GO TO ASSISTED, IT'S RIGHT NEXT DOOR. THIS IS A PERFECT LOCATION FOR THIS. THANK YOU. ANYONE ELSE WISHING TO COME FORWARD AND SPEAK ON THIS ITEM THIS EVENING? I PROBABLY DON'T NEED TO SPEAK AFTER TOM DID. HE DID A GREAT JOB. DAVID CRAIG, 6850 TPC DRIVE, MCKINNEY, TEXAS 75070.

GOOD TO SEE ALL OF YOU. I THINK THIS IS THE FIRST TIME I'VE SPOKEN IN FRONT OF THIS PLANNING

[01:45:05]

AND ZONING COMMISSION, AND HONORED TO DO SO. I DON'T HAVE OWNERSHIP INTEREST IN THIS PROJECT, BUT I DO IN THE CITY OF MCKINNEY, AND I CERTAINLY DO FOR THE SENIORS, GIVEN MY AGE AND SOME OF YOU THAT ARE ON THIS COMMISSION, I WILL JUST SAY THIS. PALLADIUM, I KNOW QUITE WELL THEY'VE BEEN IN CRAIG RANCH SINCE THE INCEPTION. THEY'VE DEVELOPED IN THE CITY OF MCKINNEY PROJECTS THAT HAVE BEEN VERY SUCCESSFUL AND HAVE DONE A GREAT JOB. BUT THE ESSENCE OF WHAT I WANT TO TALK ABOUT IS THE NEED FOR AFFORDABLE SENIOR HOUSING. AND THAT'S A BOTTOM LINE. THEY'VE DONE A GREAT JOB. IT'S A TIGHT SITE, BUT IT'S THE PERFECT SITE BECAUSE IT'S NEXT TO. ASSISTED LIVING, A SITE THAT WILL BE FOR ASSISTED LIVING. IT'S NEXT TO COMMERCIAL RETAIL, WALKABLE, AND THAT'S WHAT SENIORS NEED. SO THIS IS A PROJECT THAT THE CITY NEEDS. AND I THINK COUNCIL WILL FEEL THE SAME. BUT I ABSOLUTELY AM ASKING YOU PLEASE SEND THIS FORWARD TO COUNCIL WITH A FAVORABLE APPROVAL. THANK YOU FOR YOUR TIME. THANK YOU DAVID. THANK YOU. IS THERE ANYONE ELSE HERE WISHING TO SPEAK ON THIS ITEM THIS EVENING? ANYONE AT ALL? OKAY. DO WE HAVE ANY DISCUSSION OR EMOTION? I WOULD JUST LIKE TO SAY THAT ONE. FIRST OF ALL, THANK YOU VERY MUCH FOR ALL THE DATA THAT ALL THE GENTLEMEN SHARED THIS EVENING. THAT WAS VERY HELPFUL. AS WELL AS SEEING THE SITE PLAN. PERSONALLY, I'M I'M A HUGE PROPONENT. I FEEL LIKE WE DO NEED ADDITIONAL AFFORDABLE SENIOR HOUSING. MY PARENTS ARE NO LONGER LIVING, BUT IT IS VERY CHALLENGING. NOT JUST IN MCKINNEY, BUT IN COLLIN COUNTY, FOR SENIORS TO BE ABLE TO FIND HOUSING THAT THEY CAN ACTUALLY AFFORD AND NOT STRUGGLE TO MAKE THOSE PAYMENTS. I DO FEEL LIKE THE TEN FOOT ADJACENCY BUFFER IS NOT THE MOST IDEAL PROPOSITION THAT WE WOULD LIKE TO SEE. HOWEVER, I AGREE WITH MR. CRAIG. THIS IS THE IDEAL LOCATION FOR THIS TYPE OF DEVELOPMENT. PRIOR TO GETTING INTO REAL ESTATE, I WORKED IN THE LONG TERM CARE INDUSTRY. I WAS IN THAT INDUSTRY FOR ALMOST 14 YEARS, AND SOME OF THE MOST SUCCESSFUL LONG TERM CARE FACILITIES WERE THE ONES THAT WERE ADJACENT TO INDEPENDENT LIVING FOR SENIORS. YOU KNOW, EVEN RIGHT OFF OF HIGHWAY FIVE, I'M DRAWING A BLANK ON THE NAME OF THE COMMUNITIES THAT WERE UP THERE FOR MANY YEARS. AND THEY DID. YOU KNOW VERY, VERY WELL THEY WERE CLIENTS OF MINE. BUT, YOU KNOW, I UNDERSTAND THAT STAFF IS RECOMMENDING DENIAL OF THIS, BUT I WOULD LIKE TO PROPOSE THAT WE CLOSE THE PUBLIC HEARING AND I MAKE A MOTION TO APPROVE THIS PROPOSAL AS IT'S SUBMITTED. THANK YOU, DEIDRA, FOR THE MOTION. SECOND MOTION TO CLOSE THE PUBLIC HEARING AND APPROVE THE ITEM. 250010. WHO IS SECOND? ME. MUHAMMAD. MUHAMMAD. MUHAMMAD. EXCUSE ME. MUHAMMAD WAS SECOND. PLEASE CAST YOUR VOTE. VOTE IS 6 TO 1. THE ITEM IS APPROVED. THE PUBLIC HEARING IS CLOSED AND WILL BE FORWARDED ON TO CITY COUNCIL FOR FINAL ACTION ON AUGUST THE 19TH, 2025.

THANK YOU ALL FOR THE PRESENTATION. OKAY, WE HAVE OUR LAST PUBLIC HEARING ITEM

[Conduct a Public Hearing to Consider/Discuss/Act on a Request from the McKinney Housing Finance Corporation on Behalf of the City of McKinney to Rezone the Subject Property from “O1” - Office District to “PD” - Planned Development District, Located on the West Side of North Lake Forest Drive and Approximately 135 Feet North of Bridgeport Road]

250082Z2. THAT IS, TO CONDUCT A PUBLIC HEARING TO CONSIDER, DISCUSS, ACT ON REQUEST FROM MCKINNEY HOUSING FINANCE CORPORATION ON BEHALF OF CITY OF MCKINNEY, TO REZONE THE PROPERTY FROM ONE OFFICE DISTRICT TO PD. LOCATED ON THE WEST SIDE OF NORTH LAKE FOREST DRIVE AND 135FT NORTH OF BRIDGEPORT ROAD. JAKE. YES. THANK YOU AGAIN, MR. CHAIRMAN. JAKE BENNETT, AGAIN WITH THE CITY OF MCKINNEY PLANNING DEPARTMENT, THE MCKINNEY HOUSING FINANCE CORPORATION PROPOSES TO REZONE THIS PROPERTY TO PD PLANNED DEVELOPMENT DISTRICT IN ORDER TO PERMIT ATTACHED SINGLE FAMILY RESIDENTIAL USES. CURRENTLY, THE EXISTING ZONING ON THE SUBJECT

[01:50:05]

PROPERTY ALLOWS A MULTITUDE OF NONRESIDENTIAL USES THAT COULD BE DEVELOPED AT ANY TIME WITHOUT A REZONING ON THE PROPERTY. TODAY, NEARLY ALL OF THE PROPOSED DEVELOPMENT REGULATIONS FOLLOW OR EXCEED THE TYPICAL STANDARDS OF THE TR 1.8 TOWNHOME RESIDENTIAL DISTRICT. HOWEVER, THE PROPOSED FRONT YARD SETBACK IS REQUESTED TO BE REDUCED TO TEN FEET TO OFFSET THE REDUCED FRONT YARD SETBACK. ADDITIONAL SPACE ACROSS THE SUBJECT PROPERTY WOULD BE REQUIRED TO BE DEDICATED AS COMMON AREAS FOR OPEN SPACE, LANDSCAPE PLANTINGS AND PLAY AREAS. THAT MINIMUM SQUARE FOOTAGE IS 40,000FT■S, SO ABOUT AN ACRE OF THIS ENTIRE THREE AND A HALF ACRE SITE. THE APPLICANT PROPOSES ADDITIONAL LANDSCAPE PLANTINGS ALONG THE WESTERN PROPERTY LINE, WHICH IS ADJACENT TO THE SINGLE FAMILY RESIDENTIAL. AND THERE IS ALSO A MINIMUM 15 FOOT WIDE COMMON AREA ADJACENT TO THE RESIDENTIAL AS WELL. FOR THOSE PLANTINGS, AS WELL AS PRESERVE ALL THE TREES CURRENTLY ALONG THAT PROPERTY LINE TODAY, THE ONE MCKINNEY COMPREHENSIVE PLAN DESIGNATES THE PROPERTY AS A SUBURBAN LIVING PLACE TYPE, WHICH INCORPORATES A MIX OF SINGLE FAMILY RESIDENTIAL PRODUCT TYPES. STAFF BELIEVES THAT THE PROPOSED ZONING IS COMPATIBLE WITH THE SURROUNDING AREA, ALIGNS WITH THE COMPREHENSIVE PLAN, AND SHOULD NOT NEGATIVELY IMPACT THE ADJACENT PROPERTIES. AS SUCH, STAFF RECOMMENDS APPROVAL OF THE PROPOSED REZONING REQUEST AND I'LL STAND FOR ANY QUESTIONS. THANK YOU. JAKE. YES, QUESTIONS OF JAKE.

THIS IS A PROPOSED TOWNHOME IS WHAT THE PD IS. WHERE DID YOU SAY THE COMMON AREA IS GOING TO BE? IS IT ON THE ON THE NORTH END OR SO. CURRENTLY WE DO HAVE A CONCEPT PLAN. WE ARE NOT TYING ANYTHING DOWN WITH WITH THE WITH THE ZONING. WE'RE REALLY JUST CONSIDERING THE DEVELOPMENT REGULATIONS AND CHANGE IN USE. HOWEVER WE'RE WE'RE LOOKING AT PUTTING THE COMMON AREAS. WE WOULD HAVE ONE ON THE NORTH END, ONE ON THE SOUTH END, AND THEN THERE WOULD BE A 15 FOOT COMMON AREA OR 15 FOOT WIDE COMMON AREA, I SHOULD SAY ADJACENT TO THE RESIDENTIAL ON THE WESTERN END. PLEASE BE INDIVIDUALLY OWNED OR THE UNITS THEMSELVES WILL BE INDIVIDUALLY OWNED. YEP.

THANK YOU JAKE. THANK YOU. THANK YOU. THE CITY IS THE APPLICANT. SO IS THERE ANY QUESTIONS OF THE APPLICANT? YOU HAVE CRYSTAL TODD HERE. AND THEN WE ALSO HAVE TAYLOR SCHLEICHER WITH OUR ENGINEERING DEPARTMENT. IF THERE ARE ANY QUESTIONS FOR HIM AS WELL. OKAY. THAT'S ALL THE QUESTIONS. SO WE'LL OPEN THE PUBLIC HEARING. IS THERE ANYONE WISHING TO SPEAK ON THIS ITEM.

PLEASE COME FORWARD. YES, SIR. GOOD EVENING. I'M PAUL LYMAN. I LIVE AT 5332 BEAR VALLEY DRIVE, MCKINNEY. AND THE SUBDIVISION THAT I'M IN IS WHAT'S ON THE WEST SIDE OF THIS PROPERTY. FOR FOUR YEARS I WAS HEAD OF THE HOA, AND THIS YEAR I'M ON THE BOARD. BUT WE HAVE A NEW HOA PRESIDENT, AND I'M JUST HELPING HIM TRANSITION IN. WE FOUND OUT ABOUT THIS ABOUT THREE MONTHS AGO, AND I'D LIKE TO FIRST COMPLIMENT JACOB RYAN HUNTER AND CRYSTAL TODD. WE'VE MET WITH THEM ON THIS PROPERTY AND THEY'VE BEEN VERY HELPFUL IN US UNDERSTANDING THIS PROPERTY. WE DO HAVE SOME CONCERNS. ONE OF THE MAJOR CONCERNS IS, AND I DON'T KNOW, CAN WE BRING UP THE CONCEPTUAL DRAWING? THE ONE THAT WAS BEFORE THIS PICTURE? ANYWAYS, ZONING EXHIBIT MAYBE.

THERE IT IS FROM LAKE FOREST TO THE BACK OF THE PROPERTY, WHICH IS THE WEST END, WHICH BACKS UP TO OUR SUBDIVISION AND THE HOMES ALONG GOLD RUSH. THERE THERE'S AN ELEVATION DROP OF EIGHT FEET AND THIS PROPERTY HAS BEEN VACANT. IT HAS SOIL TO ABSORB SOME OF THE RUNOFF, BUT THROUGHOUT THE MY TERM AS PRESIDENT, A LOT OF THE HOMEOWNERS THERE HAVE COMPLAINED ABOUT THE RUNOFF GOING ON TO THEIR PROPERTY. THEIR PROPERTY ESSENTIALLY IS THE DETENTION AREA FOR THE RUNOFF. IN THE DISCUSSIONS WITH THE CITY, THERE ARE SOME CONCEPTS OF PUTTING A ALLEY BACK THERE WITH STORM DRAIN, INLETS, ETC. BUT RIGHT NOW, IN LOOKING AT WHERE THAT STORM DRAIN GOES THROUGH OUR SUBDIVISION, WE HAVE A RETENTION AREA, AND WITH THE HARDSCAPE

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