Planning and Zoning Meeting - Regular Meeting

Good evening and welcome to the city of farmers branch planning and zoning commission study session meeting. It is presently 631 Monday, August 24th, 2026. I'd like to begin by thanking the commissioners for their service. And on our study session agenda up first, item A1, discuss regular agenda items, which takes us to item C1, consider approval of the August 10th, 2026 Planning and Zoning Commission meeting minutes and take appropriate action. Commissioners, any errors, typos, omissions? All right, you'll be abstaining probably. All right, great. So with that, we'll move on to item Oh, hold on. Let me get to the listing here. Apologies. So I can read it off correctly. It appears as though that in my packet, I'm missing the label for D1. Thank you for that. Yeah, there's no back pages. To conduct a public hearing and consider adopting Ordinance 4012 for a comprehensive amendment to PD80, an associated conceptual site plan for an 8.703

acres site located at five thousand alpha road and planted as lot one are into our block a alpha west addition and take appropriate action thank you brett all right thank you very much cheerily and members of the pnc brett mangum with the planning division here at city farmers branch and i will save the presentation for the public hearing at seven o'clock uh... this is in your packets uh... sure if you have any questions on this uh... give you just kind of a Brief outline, then we can get any questions out of the way. We will have the applicant here if you have any questions for them. And then I'm here to answer any policy related questions or city related questions. But this is the subject site. This is in the eastern part of Farmers Branch District 4, right at the edge of the city, just near the intersection of Alpha Road and Dallas North Tollway. The Inwood Road corridor is just to the right. This is 8.7 acres. What's being proposed tonight is an amendment to PD 80. It's an existing PD on that site. That plan development was created a few years ago, and it's for, this is what we have on the books right now, which you see on the left. So it's a mix of uses, varying from a full-service hotel to office. It has restaurant, retail, green space. There's a parking garage. Just a wide variety of uses. And then on the southern part of PD 80 is a multifamily building, which was constructed and is all Vista Galleria. It's currently there. Tonight's amendment would take the area in red and modify that concept plan and change it out, swap it out for what you see on the right. This was basically the PD80, the multifamily that's there would remain unchanged. Just the top portion will be changing and it would be swapped out instead of having the commercial components and the commercial uses. The developer is wanting to build multifamily on both of these sites. It's a phased product. So what you're seeing on the right with the building is phase one. Phase two is the hatched area to the right. All it says on there, it may be really fine print, so it may be hard for you to see it, but it just says future development. They're also contemplating multifamily on that site, but it's not at a phase yet where they have a building or a layout or anything like that. So, as you're aware, I mean, we see these kind of PDs come through pretty frequently. A lot of the new development in Farmer's Branch is done under PDs. The way these are kind of set up to operate is the zoning must be changed first, so it's a multi-step process. This is the first step in a series of different things that they have to do to get the development entitlements. So, if this is... PASS TONIGHT, IT'LL GO ON TO COUNCIL, BUT BASICALLY THE ZONING IS THE FIRST STEP IN THE PROCESS. IT WOULD BE FOLLOWED UP AT A LATER DATE BY A DETAILED SITE PLAN. SO THAT'S WHEN WE REALLY GET INTO THE NITTY-GRITTY AND THE DETAILS OF HOW THE LAYOUT, HOW THE SITE FUNCTIONS, NUMBER OF UNITS AND ALL THAT. THE PD DOES SET THE PARAMETERS FOR THAT. Most of the time when the PD is set up, this is where we can negotiate density, parking numbers, things like that. But generally speaking, these are just conceptual only. So there could be minor changes from here to when we get to the detailed site plan. But by and large, it'll follow the brushstrokes of what's set up here tonight. I've got the comp plan. I'll... Show you there on on the right hand side and in the blue or navy blue circle is where the property is located. It's future mixed use. This is again. The comprehensive plan is a little bit unique in that. It's not parcel by parcel specific. The comprehensive plan is more of the. Overall view for for an area or a sector of town so the eastern sector is kind of envisioned as more of a mixed-use area While this proposal is not strictly consistent with the comp plan because you're taking Essentially a mixed-use site and making it one a single use if you look at it in terms of the overall area you are adding a multifamily component, and we always follow the maximum planning of retail follows rooftops. So in theory, creating more housing units here would be beneficial to spurring more potentially more commercial development in this vicinity. So that's that. We have all the public notice, sent out all the notices as presented, put the signs up as required. One thing I do want to point out is this is a residential upzoning, so with the changes in state law, we do have a higher protest threshold than we're accustomed to. The 20% is what was our normal baseline prior to the changes. Anytime you're INCREASING THE RESIDENTIAL DENSITY IN A ZONING CHANGE, IT RAISES THE THRESHOLD TO 60%, BUT AT THE SAME TIME, IT HAS REDUCED THE SUPER MAJORITY THRESHOLD TO JUST A SIMPLE MAJORITY. SO NOT SAYING THE 60% IS MEANINGLESS, BUT REGARDLESS IF YOU HIT THE 60% THRESHOLD OR NOT, IT ONLY REQUIRES A MAJORITY VOTE. And that's at council. Here, we're just making the recommendation to council. So just want to point that out. More of a housekeeping item than anything. And we have not received any correspondence back as of the writing of this report. So with that, I'll turn it over if you have any questions.

Thank you very much. Commissioners, any questions for staff? Yep, go ahead.

Hello.

So in the comp plan, when it says mixed use, does that mean that every single development inside of that should be mixed use?

That's a good question.

And the reason I ask that is because you have this, it's mixed use, and so you even said it, that this kind of development can create rooftops which can support the whole concept of mixed use. No, it doesn't itself have mixed use, but is it necessarily not... in line with the comp plan, right? I mean, it could be, unless the comp plan literally means that every single parcel has to have mixed use, it just seems like there's some times where it's actually is in the spirit of the comp plan.

Yeah, that's a great question and a great point. We kind of wrestle with this as staff because we don't write staff recommendations here. So it's not necessarily just like a yes or no. There's kind of a gradient. So in this instance, it really just depends on how you want to slice the apple, so to speak. So we weren't comfortable calling it consistent with the comp plan because of the sense of it's going from a mixed use product to a less. It's like a monoculture. It's just the one use multifamily. So in light of that, that's where our kind of reasoning was in this particular case. But we take it by a case by case basis.

Yeah, just a couple more. So on this design, where the garage is completely separate from the building, is that okay because the other half is going to be developed multifamily and then that will not be visible? Because usually you try to hide the garages. Is that this is just sort of an interim kind of design that...

Yes, essentially this is phase one.

Phase one, and then when the other is in there, then the parking garage will become less...

Correct. Yeah, that this is more of a what we call like a wrap building. So the parking is squeezed into the corner where it's least visible by any of the street, the public street frontages. If you go around to the back, that's just a fire lane for access. And same with the access point to the north. They're just basically like driveways. So they will be visible from those even when something's built in the western portion of that lot and phase two. But it's as camouflaged as can be with the design that they're proposing.

Okay. And just one more. So, and this is a conceptual site plan. So this is accepted. So does that conceptual site plan become part of, does it in any way create any obligation either from the developers or does it? I mean, does it have any meaning at all, really? Do they have to sort of roughly stick to this? I mean, I'm trying to get a sense for what is being locked in at this point with that conceptual site plan.

So at this point, all the fine print items to the right would be locked in. Some of these things are maximums and some of them are minimums. So, for example, the density, I can't read it from this angle, but whatever the density is, that's capped at that number. So they could come in with a detailed site plan that's less than that and it would be OK. They could not exceed that without coming back. before you with a rezoning case. Same with like the parking minimums, or the parking ratios, depending on how they have it set up. They could do less than, but they cannot, or that would be a minimum, so they would have to do more than that, but they could not go lower than that.

So.

All right, thank you.

Of course. Further questions, yeah?

Thanks very much for the detailed background on how this works, that's helpful. On this diagram, from your comment, the trapezoids in the middle there are not the building. Those are the green space interior to the building, right? And the yellow is actually the building. So the building is, the parking garage is integral and directly attached to the building, right? That's correct.

When I first looked at that,

The other day, I was like, wow, that's really weird to be attached to a parking garage, and then, oh, that's not the bill. The whole thing is the bill. It was like inverted, yeah. In this packet, it was noted that no traffic impact analysis is required, and I'm frankly surprised by that, because we're adding 600 housing units, ultimately, to what is already a really, really busy intersection. So why is no TIA required here?

I will speak to what I know, and that is our city engineers part of our what we call development review committee. We talk about that all the time. You might hear us refer to it as DRC. Those are just the initials of it. But that's where we convene all the different internal staff departments that have a hand in any development. So engineering is a big part of that. When this application comes in, all the different departments vet it and create a list of comments or corrections, and we send that back to the applicant and work through with them. I think this one's been through probably three revisions total. They have diligently worked through the comments. So what you see is actually not even the first pass at the Apple. Sure. when this initially came in, and I may be confusing it with a different case, but I think this one had more units and it's come down in subsequent submittals to what it is today. But we do have a process in place for all zoning applications where the city engineer looks at it they analyze it I'm not an engineer so I can't really speak to the technicalities or the numbers involved but our city engineer determined based on his expertise that a TIA was not required at this point it will be reviewed I believe again at the secondary when the detailed site plan comes in So it may change, but I don't want to speak on behalf of that staff member since they're not here.

Okay, thank you. I've got one question. Is Simonton, because that's going to be basically the biggest egress road, is Simonton four or six lanes at that point? I'll have to look to be sure.

It's, yeah, I'd have to double check.

It'd be okay if it's four. It's just that six would really move traffic a lot easier in the mornings and afternoons. I may, yeah, I should be able to access it from here.

All right.

It's a... It's four. Well, it's sort of a generous two.

Yeah, with on-street parking.

That's not too bad.

So this is the Al Vista Galleria that I referred to. That's the southernmost building in PD80.

Okay. Further questions? No, that's fine.

Yeah, I'll just say Pat I had the same question about the traffic impact study is there any way that we can get a summary or a breakdown of What thresholds a development has to meet in order to trigger a traffic impact study? I think that would just be helpful for our understanding of the process And then Can you help me understand, because this has been top of mind, I think I heard it on a podcast, somebody brought it up about the last apartment, and then obviously we've had all the water main breakages. Is there a public works person involved in that development review committee that looks at, you know, the kind of infrastructure that we have in place, kind of water infrastructure that we have in place around a development and makes a determination about how that will be affected, you know, pre, post development?

Yes, uh, that would be our, our city engineers names ton when and, uh, he's a part of the development review committee and I don't know that he's. I mean, typically we don't have other stuff, um, attend these hearings just because it's, um. unless it's an unusual circumstance, right? But I can certainly research that. I mean, it's something that I'd like to know the answer to as well. I'm just not, as I say all the time, I'm not an engineer. I don't want to represent myself as an engineer. But we can get that information for you as far as what triggers a TIA or a full-blown TIA.

Further questions?

Let's see if I'm live back here.

Yep.

Very good. Brad from the back. Thank you. Howdy. It did say in the materials that a TIA had been completed, did it not? That the, if I read that correctly?

Oh, a TIA determination. Okay. If it said, yeah, it may have been missing the word determination, but as a TIA determination form is what we call that.

Okay. All right. And then secondarily, if... the applicant was to put commercial on the first floor, would that change the match of consistency of not match being consistent with the comprehensive plan?

In that scenario, we would probably reevaluate it to be consistent, yeah. This initially came in. It may have been even before the application process. It may have just been in a pre-development, but originally it did have a mixed-use component, and that has receded. So, again, I don't want to speak for the developer. That may be more of a question for them as to why that has shifted in favor of more residential. It may just be market conditions, or it may be financing-related. Probably be worth asking the developer or the developer's representative.

Fair enough. The other question, and the last question I have, is does the applicant own the other parcel that is to be developed in the future?

To my knowledge, yes. One portion or one piece of the development process that y'all haven't seen is they have filed a replat. Sometimes you will see replats if there's certain conditions met. It was one that qualified for administrative processing. So we've already approved that and it's already filed with the county. But on the replat, it's one lot for the phase one with the building that you see on the right and lot two for the remainder portion. And it was the same owner on the replat at least. Thank you, Brad.

Further questions for staff? Anything else? All right. Well, I thank you again.

Thank you.

And with that, I believe we did have an item on our study session, item A2, to receive training from community services staff. But I understand that the individual that was going to lead that training is out ill this evening. And so we will just move on to item A3 from that item, which is to discuss agenda items for future planning and zoning commission consideration. And I think you've already brought up one from our discussion of talking about traffic impact analyses. Any other items? All right. Well, seeing none, that I believe concludes our study session. It is presently 6.51 p.m. Thank you all. Good evening and welcome to the City of Farmers Branch Planning and Zoning Commission meeting. It is presently 7 p.m. Monday, August 24th, 2026. I'd like to begin this evening by thanking the commissioners for their service. And then the first item on our agenda is citizen comments. This agenda item provides an opportunity for citizens to address the Planning and Zoning Commission on any matter that is not posted on the agenda. Anyone wishing to address the commission should complete a citizen's comments registration form and submit it to the chair prior to the start of the meeting. There is a three-minute time limit for each citizen to speak with a reasonable limitation on speakers on any one topic or item with a maximum of 15 total minutes on the same topic item. Anyone wishing to speak shall be courteous and cordial. The Planning and Zoning Commission is not permitted to take action on any subject raised by a speaker during citizen comments. When called, please approach the podium and state your name and address prior to beginning. I believe this evening we have no one signed up for our citizen comments, so we'll move to our regular agenda items. First, item C1, consider approval of the August 10th, 2026 Planning and Zoning Commission meeting minutes and take appropriate action. Commissioners? Then we need an action.

I'll make a motion to approve the minutes. I second.

All right. Any further discussion on the item? Seeing none, we'll move to vote. All those in favor? And abstentions? Thank you kindly. All right, next on our agenda, we move to item D1. This will be a public hearing considering adopting ordinance number 4012 for a comprehensive amendment to PD 80 and an associated conceptual site plan for an 8.703 acre site located at 5000 Alpha Road and plotted as lot 1R and 2R block A Alpha West addition and take appropriate action. Thank you, Brad.

Thank you, Chair and members of the Planning and Zoning Commission. My name is Brett Mangum, lead planner with the Planning Division here in Community Services at City Farmers Branch. Happy to present this case to you tonight. This is 26ZA04. The address is 5000 Alpha Road. On your screen, you can see the subject property in green. We are looking at the southwest corner of Alpha Road and Inwood Road in Council District 4. This is the eastern sector of Farmer's Branch. The subject site's about 8.703 acres approximately, and location-wise, we're about 1,000 feet from the Galleria, which is just on the other side of the toll road outside of the picture here, but it's within that activity center. The current zoning on this parcel is PD80. That is a planned development. It was created a few years ago. Tonight's zoning amendment would have the effect of amending the existing PD80 and updating the concept plan to reflect the current development conditions. In addition, there would be a conceptual landscape plan as well as conceptual elevations for a proposed multifamily development on this site. And here we have both of the concept plans for comparison. On the left is what is currently on the books. This is the PD80 site plan as adopted. I've outlined the area in red that would be changing with tonight's amendment if approved. So you can see the left shows multicolor buildings, a lot of parking and some green space. So the orange in the northwest corner indicated where a future full service hotel would have been. There is a seven level office building, which is in pink, and then the remainder yellow color is a mix of retail and restaurant. as well as green space, and there's a parking garage as well, a multi-story parking garage. Just outside of this boundary to the south is a multi-level apartment building that has been constructed. It is the Al Vista Galleria, and it is currently in operation. It's part of PD80, but it is not a part of tonight's amendments. They are just focusing on the portion in red, which is Lot 1 and 2 of Alpha West Addition. That was recently replatted as part of the development process. As touched on in the study session, this is going to be a multi-step process in order to get the entitlements on this land. The replat was the first step. That has already been processed. You did not see that because it was an administrative approval. So that is on the books and filed with Dallas County. Tonight, the zoning is the second step. So this would have the effect of updating the concept plan, taking on the left and replacing it with what's on the right

Amen.

So just for additional detail, this is showing the proposed multifamily building. There are somewhere in the order of 319 units being proposed as part of this conceptual site plan. This is what's called a wrap building, meaning that the parking garage is integrated into the building structure, but it is hidden in the back in order to decrease the prominence from the street facade. So when you're driving down the street, you just see the The multifamily facade and the parking is in the rear. The two diamond shape in the middle, those are the interior courtyards. Those will have a pool and landscaping program throughout those. Again, this is just the concept plan level, so we're not going to have a lot of detail just yet. But the detailed site plan would follow. That would be step 3. We do not run these applications concurrently. So this has to go through the process before we can. Start the detailed site plan review and approval process. It is I will say it is in the hopper. So once this makes it to council. Then we would be following up pretty shortly with a detailed site plan. So again, concept only, but this is the landscaping plans, kind of showing just the rough street trees and how the courtyards will be landscaped and so forth. And then the building elevations to the bottom left corner. So this is a five-story building, again, a wrap style. The other amendment to PD 80 in addition to the site plan landscape and elevations would be to add a clause. Currently, the PD does not allow solely multifamily use without a commercial component. It either has to be fully commercial or mixed use where you have residential and commercial together, but it does not allow solely multifamily by right. this amendment would add a clause allowing that. Again, it would only affect 8.703 acres out of the total 13.995 acres that is PD80. Concept plans only at this stage, and we'll start to see the detailed site plan for review and approval here subsequently. Going through the comprehensive plan, we use this 2045 comprehensive plan as kind of a guiding document when we have any zoning change. This was approved in 2023, so it's fairly recent. You can see the city is broken down into different sectors, but the easternmost sector, you see a lot of orange. What that color indicates is future mixed use. And again, this is The comprehensive plan is distinct from zoning. I always like to point that out. Zoning is very parcel specific. The comprehensive plan looks more, it's more of an area plan or more of a vicinity plan. So when looking at this and analyzing this for the staff report, we come to the conclusion it was not consistent with the comp plan just based on the mixed use components going away. It's currently entitled for mixed use on the parcel and that would be going away. So that was where we came to that conclusion. You can look at it in a number and multitude of ways. So in one hand, it's not consistent if you apply the comprehensive plan in the way that we have. But if you want to interpret it a different way, you could say it's introducing a new number of residential units into an area. Again, we refer to the maxim of retail follows rooftops. So creating new residential units in this area could potentially be a boon for creating more businesses in the future as one kind of follows the other. So just going into our public response, we did post a sign on the site letting the public know of this hearing. On the same day, we published notice in the Dallas Morning News notifying the public of the public hearings. This one is a residential upzoning. So again, going back to the study session, you'll recall we talked about the 60% threshold. ANY TIME WE HAVE A ZONING CHANGE THAT POTENTIALLY INCREASES THE NUMBER OF RESIDENTIAL DWELLING UNITS ON A SITE, THE THRESHOLD HAS NOW CHANGED FROM 20% TO 60%, SO I ANTICIPATE THAT YOU'LL START SEEING THAT A LOT MORE OFTEN AS THE YEARS GO ON. I WOULD POINT OUT THAT ONLY APPLIES TO CITY COUNCIL, SO FOR P&Z IT'S JUST THE TYPICAL MAJORITY THRESHOLD. And the only other thing I have is that we have not received any opposition to this request as of tonight. We have not received any correspondence back at all, so no support or opposition letters, just for full disclosure. So that will conclude my portion of the presentation. We do have Stefano Farina here. He is with the developer and he's prepared to answer any questions. I believe they have a little presentation as well that they can go through. But we do have the development team here if you'll have any questions. And I'm also here if you have any questions for city staff or city policy can help answer those.

Thank you so much. Commissioners, questions for staff. No, I believe we got that sorted in the study session, but I suspect we'd love to see this presentation and have some questions for our applicant. So thank you.

Thank you.

And if you wouldn't mind, just state your name and address and.

Okay. Good evening. My name is Stefano Farina and I'm development manager with Kennedy Wilson. Address is 5027 Mission Avenue, Dallas, Texas. So like I said before, development manager with Kennedy Wilson and the project lead for 5000 Alpha. And for those who are not familiar with Kennedy Wilson, we're a global real estate investment and development company. And last December, Kennedy Wilson acquired the multifamily development arm of Toll Brothers, the luxury home builder. So we're now under the Kennedy Wilson flag. But we've kind of. Kept the same team here developing in our same thesis of developing high quality buildings, communities across the DFW marketplace. Remained deeply committed to investing in the best neighborhoods in the region. Our focus has always been on developing, like I said before, high quality luxury residential communities, places that are thoughtfully designed, built to last, and make a positive contribution to the surrounding community. That's kind of the same approach we've taken with 5000 Alpha. We're really excited about this one. We've worked closely with city staff and our design team throughout the process to create a project that we're really proud of. And we believe will be a great addition for farmers branch in the surrounding area. So we're excited to be here tonight and appreciate the opportunity to present to you guys. So with that, we'll kind of just go through the. presentation, just kind of delineating the site as Brett was doing before. We have phase one, which is our site here, and then phase two on the western portion. And then on this image, you can kind of just have our concept plan kind of overlaid, which shows the exact building footprint. And then here just kind of outlines kind of the comparison between PD80 and the proposed zoning that we have here. As you can see, we're pretty much sticking to PD80. We're not changing any text or anything like that. We're just updating the concept plan. And then going from there, we have an image from kind of where the site is today, a recent image showing the state of PD80. of the property. And then from there, we can go into some renderings that we're really excited about. We have GFF here, who is our architect, who has done an amazing job to help kind of bring this building to life for us. So this is on the corner of Alpha and Inwood. So you can see a lot of masonry work, beautiful glasswork, lots of street trees along Inwood and Alpha, and just creating a great street presence at this corner. You can see here a separate elevation here showing, again, the brickwork masonry work as well as the hard corner there. This is kind of a zoomed-in version of that alpha inward corner. And then lastly, that's kind of it for what we have for you guys. So thank you for your time. Thank you.

Thank you, thank you. All right, commissioners, questions for our applicant? Yep, go ahead.

Yeah, I would just ask if you could help us understand some of the conditions or criteria that necessitate this change from a mix of retail and residential to strictly residential.

Yes, so we want to bring some vibrancy to this corner of a farmer's branch. Like Brett mentioned before, rooftops bring life to the retail down the street. So we think that by bringing our quality of construction, we can really drive and bring a level of luxury or of you know, quality that, you know, we can bring, you know, quite a few residents to this pocket of town that can help, you know, create life and bring in future retail to this corner of Alpha and Inwood. So that was kind of our thought process here. You know, we're really excited about this one.

Further questions?

So I know there's a dog park in the design, but that's not going to be in phase one, is that correct?

That is correct. So we're working with the seller to kind of program that. We've already kind of outlined it. It'll be an amazing dog park for all the communities around. We're really excited about that one. So yes, that will come to life shortly after.

So it's right there on that same strip. Is there a construction reason? Because it didn't seem like it would be much to go ahead and get that done with the first phase.

Yes. So it would become it would be a big challenge for for the second phase to kind of get all their materials to show up because they'll need like a nice through street to kind of bring all their materials on site. So it does become kind of a challenge. But we were very much committed to that dog park.

And then the current garage is, I guess I would call it a quasi-wrapped, because it's wrapped on two sides. But when you do the next phase, I assume that's going to be kind of butted up against there, and it will sort of disappear. Correct. That'll go away. Yes. But the second one will have its own parking garage as well.

Likely, yes. Yeah.

Okay. Thank you.

Mm-hmm.

Further questions?

Yeah. I wonder if we could bring up the map again. Yes. This one? Yeah, that one's fine. I was just curious, this little finger that goes down to Simonton, that is ultimately going to be a driveway that supports phase two only? I'm unclear as to how that works.

Yes, I believe that drive will connect down, and the second phase will be able to use that. And there is... It's not exactly a through street here, but the majority of the use for that street will be for Phase 2.

Okay. And access to the driveway from the parking garage will be for either east or westbound traffic on Alpha?

Yes.

And southbound traffic on Inwood, can northbound traffic on Inwood make a left into that driveway as well?

So right here? Right there, yes. Yes, so you'll be able to turn off the Inwood in here, and then there'll be an entrance here into the garage.

If you're northbound on Inwood?

Yes, and then there's also an entrance over here.

Okay, thank you.

He's talking about the east side of it going from the structure onto Inwood and trying to turn left or north up toward Alpha.

Like up here through the dog park? No, the other way. Other way? Yes, there'll be...

Yeah, that driveway where the cursor is allows access to the garage, right?

Yeah, right here. There'll be two access points, one here and one down here.

And I was curious on the very lovely renderings of the building. that giant glass corner, what's going to be behind that glass on the upper floors? Is it just an atrium area for the guests, for the residents?

So, yeah, if we're talking about right here?

Yeah, yeah.

So those are actually going to be units, two-bedroom units. Oh, wow. They're pretty impressive, yeah, floor to ceiling. You know, windows that we think is different than anything else in the area, so I think it would be a nice feature to have.

Should be interesting.

Thank you.

Yes.

Further questions?

Mr. Farina, back in the back. Ownership of both parcels was a question in the study session. Could you clarify that your agency owned both parcels of this particular proposal?

So we are working with the seller. We are the buyer. We're working with Bridgeview here. They are the ones that own both parcels, but we intend to purchase this portion here for this development.

Okay. And then the second question I have is regarding street safety. This might be an architectural question with a six foot sidewalk and plantings that you have there. Is that meeting the requirements of safety with traffic at that heavily?

trafficked intersection I believe so we have met with the fire department as well on this concept plan and we have not received any sort of comments regarding that and we've kind of been in compliance with everything they've Those are the only questions I had thank you all right further questions On the glass in like

Early to mid-morning and then evening sun reflection and possibly blinding vehicles and drivers in the area. How are you mitigating that?

We'll work with our architect to see what they can do to the glazing to minimize any sort of reflection on that glass.

All right. Anything else? So who is your target demo for this?

Yeah, great question. So we're targeting, you know, young professionals, you know, mid 20s, late 30s, early 30s, you know, young professionals that just want to be in this neighborhood with all the amenities that, you know, have to offer also young couples. that want to be in this area, that work in this area. That's kind of the demo we're going for. We cater to those groups. We kind of design our amenities towards those groups. And we've been very successful at that. So that's kind of the group of people that we're targeting here. Now, it does vary sometimes. Sometimes you do get older couples sometimes want to be in a cool area as well. But the majority of our demographic is kind of that young professional, single or newly married, that want to live in this pocket of town. And that's what we kind of notice in the area.

Further questions? All right, this is a public hearing, but I don't believe I have anyone signed up to speak, so thank you. Thank you. A reminder that it is a public hearing.

I'll make a motion to close the public hearing.

I'll second. Any further discussion on the item? All right, all those voting in favor to close the public hearing. All right, so with that, We certainly can continue any discussion if there is or happy to receive action on the item if we're ready to do so as well.

I'll make a recommendation to approve the item as presented.

Okay. Recommendation for approval.

I'll second.

We'll second.

Okay. Yep. Thank you. Any further discussion on the item? All right, with that, we'll move to a vote. All those voting in favor to recommend approval? All right, and so with that, I believe it carries, and this will go to City Council on... I should have asked you during study session.

October 7th.

October 7th, thank you very much. And with that, we will adjourn. It is 7.23 p.m. Thank you all.