Planning Commission - Regular Meeting

A good evening, Flower Mound. Time is 6.31, and I call this meeting to order. Please rise for the invocation and the pledge led by Commissioner Bayek.

Heavenly Father, as we gather to do your work tonight for the town of Plow Around, we pray for all the residents and the town staff that are part of this amazing town that we enjoy. We pray for the safety of our first responders as they give themselves to help others. And Lord, we ask your wisdom and guidance to this commission to ask the right questions and to help make the best decisions for the important items before us. Lastly, we pray for leaders everywhere that they will seek peace and harmony throughout the world. In Jesus' name we pray.

Amen.

I pledge allegiance to the flag of the United States of America and to the republic for which it stands, one nation, under God, indivisible, with liberty and justice for all.

The next item on our agenda is public comment. The purpose of this item is to allow the public an opportunity to address the commission regarding any item on this agenda that is not a public hearing. Daily operational administrative matters should first be dealt with by calling town hall during business hours. I would make note that our regular items on the agenda today are public hearing. In accordance with state law, the commission is going to be restricted from discussing or acting on items that are not listed on the agenda. Speakers will be limited to three minutes, and when it is your turn to speak, please state your name and municipality, and then direct your comments to the commission. As you may know from the agenda, we do have a work session. It's the last agenda item, and that work session will be providing information, and we'll be able to take public comments specific to that at the time of that work session or as it concludes. Are there any individuals who would like to make public comment at this time? Yes, ma'am.

I'm short, okay, that's good. Good evening, Planning and Zoning Commissioner members. My name is Holly Seclair. I'm a longtime Denton County resident. I've been in Flower Mound for five years and I live near the proposed Cottonwood development. So thank you for letting me speak tonight about my opinions on this proposed development. I wanna be clear that I'm not opposed to grow their responsible development in Flower Mound. Our community will continue to grow and I understand that development is part of the growth. My concern is where this development is being placed and how dense it is in this area and the impact that the scale will have on the surrounding neighborhoods and overall quality of life, particularly for high school students who are in that area. A development of this density belongs in an area that is better suited for it, closer to major highways, major commercial corridors, and areas that are already more heavily developed and less residential in character. For example, the Costco in South Lake and the Costco in Louisville fit that bill. They have the development to support the traffic. There's a fundamental difference between placing a high density development where it can be absorbed by existing infrastructure and placing it next to establish less crowded residential neighborhoods. The surrounding residents chose their homes with certain expectations about traffic, noise, congestion, safety, and the character of the community. Adding significant distance in this location will inevitably bring more cars, more traffic, more noise, and greater pressure on the roads and infrastructure. And it's simply not about protecting property values. It's about quality of life for us. My husband has lived in his home since 1993. Flower Mound has worked hard to maintain the balance between growth and character that makes this town desirable. Once a densely development, densely developed areas built, we can't undo this. The decision made here will affect the neighborhoods for decades. I respectfully ask you to consider whether there are alternative locations, particularly areas with direct access to major highways and less impact on an established residential neighborhoods where this level of density would be better. I ask you to consider the cumulative impact, traffic, congestion, infrastructure, noise, safety, and the overall character of the surrounding community, not just the individual development proposal on paper. We all know when a Costco and hotels come in, that just opens up the area for more and more development. It's just going to grow from there. We can support responsible growth by still being thoughtful about location density, compatibility, and the people who are already here. So thank you for your time, your service, and considering the residents who will live with the consequences of this decision.

Thank you.

I do have a couple of other individuals have indicated an interest in talking, but one of those I think will be with our work session when we get to that, and the other is with item I.2 on our agenda. Is there anyone else that was wanting to speak at this time? Sir.

Good evening, hot evening. My name is Ron Newton. I live at 2257 Shoreline Drive in Flower Mound. That is the Twin Coves estate. The midway residential zoning issue directly affects. Sir.

Sir, we're going to be. Is this an item listed on the agenda?

Yeah, that's going to be on agenda item I.2. So we'll have an opportunity for public comment.

Okay. So we have to hang around until item two comes up then, right?

Yes, sir.

Okay. I didn't get that from the instructions. My apology. Sorry if I wasn't clear. Sir.

I'm going to talk about the same thing. Is that okay? Okay. I'm tall. My name is Jeff Cousner. I live at 2612 Rustwood Drive. I appreciate you guys giving me the ability to talk. I've been a resident here for 25 years, so I've seen Dixon be two lanes with a canopy of trees over the top of it. I've seen 2499 flood when it rains. I've seen a lot of stuff throughout the years I've been here. I'm very proud. My kids, they graduated from Marcus High School. I love the area. When I found out about this Costco thing going in or having the ability to go in, it floored me because it's already bad enough as it is. I'm literally a stone's throw away from that property. And I just hope that someone will consider what we think living in that territory, that area. It's really getting, I feel it's a tipping point. to be perfectly honest with you with the area. I've lived there so long and I love so many things about it. The development's been really, really good. But this just changes literally everything. I feel like she said, if it goes in, it's never going to go out and it's just going to get worse and worse and worse. And I don't really want to live here if that's the case. I really don't. And that's sad because I love it here. So please consider what we think. Please, I beg of you. It's not a good thing. Thank you very much.

JUST AS A GENERAL REMINDER, THIS AFTERNOON THE AGENDA, THIS IS A WORK SESSION. THERE WILL BE NO DECISIONS TO BE MADE, NO RECOMMENDATIONS EVEN THAT WILL BE MADE. THIS ISN'T EVEN A REGULAR AGENDA ITEM FOR OUR CONSIDERATION OF A RECOMMENDATION.

BUT WE DO APPRECIATE THE COMMENTS THAT HAVE BEEN SHARED.

OKAY. WITH THAT, NEXT AGENDA ITEM IS THE COORDINATION OF CALENDARS. Our next two meetings will be held on August 24th and September 14th. If you'll not be available, please notify Lori Ann as soon as possible. And next on our agenda, our future agenda items, are there any commissioners who have a future agenda item to bring forward at this time? Moving right along. Item G, staff and direct report. I believe Parnima has a staff report for us.

Thank you, Chair. Good evening, Commissioners. Pranima Kashyap with Planning Services. I wanted to share information related to a couple of projects that are currently under review by staff that would require a future work session with the Commission. The first project is called the Flower Mound Center. It's number six. It's listed as number six on the development map. So this site is located west of Long Prairie Road. and south of Waketon and north of College Parkway. The site is approximately 28 acres and there are three applications for this project. One is a zoning plan development application to change the zoning to retail uses. The proposal includes a large format grocery store and other neighborhood retail uses such as general retail and restaurant uses. There's also two master plan applications associated with this project. One is to change the land use plan to retail to support this development, and the second one is a master thoroughfare plan amendment to remove an urban collector that runs north-south through this property. So, and this application would also be requesting a few exceptions and modifications, so it does meet the criteria for work session. We expect to bring this forward to the Commission as a work session item as early as next P&Z meeting, which is August 24th. The next project I have on this list, it's called as the first ranch at Prairie Vista. It is listed number nine on the development map. So again, there are two applications for this. One is a zoning plan development and other one is a master plan application. So this is a proposed development of the west side of the town, so north of Cross Numbers, east of 377, and to the south of the town limit line. So this would be a residential development. It is located within the Prairie Vista area plan, which has a land use designation of estate residential, which is one acre lot. So the zoning proposes residential neighborhood. It's a SFE, single family estate under the conservation. We don't see this more often. So SFE also allows for conservation developments. So this is SFE conservation development. The site is approximately 377 acres. And there's also a master thoroughfare plan amendment associated with it. There's also a rural arterial that traverses through this property. So the request is to remove the arterial street. So it's still under review. The date for this work session has not been finalized, but we'll let you know as soon as a date has been finalized for this project. So these were the two items I had for you today. Thank you.

Thank you. Moving on to our next agenda item. This part of the agenda consists of non-controversial housekeeping items required by law. We have one item listed, and that's the minutes from July 27th, 2026. Would any commissioner like to entertain a motion at this time?

I'll move we accept the minutes as written.

Second. We have a motion and a second. Laurie Ann, would you please call the roll?

Commissioner Bayek.

Aye.

Commissioner Langley.

Aye.

Commissioner Gilmore.

Aye.

Commissioner Jackson. Aye. Commissioner Fitzpatrick. Aye.

And the motion passes. Moving to our agenda items, I, these are regular items. Typically, the commission will make a recommendation to the town council on projects that are listed in this section of the agenda. If a public hearing is required, it will be noted as I mention each item in the caption. If you wish to speak on items I.1, I.2, and I.3, which are public hearing items, and you have not already done so, please fill out the green comment card. And of course, I already have one of those. We'll now open up item I.1 for SP25-0023, Argyle High School Bus Parking. And please note that this is a public hearing. Presenting is Cody.

Good evening, chair and commissioners. My name is Cody Hay. I'm a planner with the planning department. And the item before you is the Argyle High School bus parking site plan project application.

Can you hear me?

No. Can you hear me now? No, not very loud. I can scream if you want. No, no. Okay, is that better? Okay, so the item before you is the Argyle High School bus parking site plan project application. So this shows a general location of the property, which is located south of Canyon Falls Drive between Denton Creek Boulevard and Stonecrest Road. And this is a more detailed location of the property. So this is Lot 1R, Block 1 of the Canyon Falls Middle School addition. The property has already been developed with Argyle High School, with its associated accessory uses, and is approximately 106.922 acres. And then the site is master plan for the land use of institutional, and it is located in the Denton Creek District Area plan. It is zoned PD 98 with single family 10 uses. And then this is a site plan in reference to the site pictures. So this is a site picture looking south towards the property. This is a site picture looking west towards the property. This is another site picture looking west towards the property. And this is a site picture looking east towards the property. And just for some background information, in 2019, the site received approval of a compatibility buffer modification to locate the buffer within 75 feet of the property line due to existing easements. The site also received approval to waive the six-foot tubular steel fencing requirement on the property line. And then tonight, the exception request is section 82-302 to the compatibility buffer. The town code requires that schools provide a minimum landscape buffer with native shade trees, a minimum of three-inch caliber, and provided at a ratio of one tree per 800 square feet of the buffer area. A waiver or modification to the buffer requires approval of an exception by the town council. So the applicant is requesting a partial exception to waive this requirement for approximately 803 linear feet of the southern property line due to the trees being removed for the proposed bus parking. So you'll see the area is marked in red that's specifically being proposed for the exception tonight. And specifically, they're removing 25 compatibility buffer trees for the proposed bus parking. And then this is site plan. So the applicant's main use requires 2,031 parking spaces calculated at the ratio of one space per four seats and stadium seating. Overall, the site plan will provide 2,092 parking spaces. They are proposing 61 bus parking spaces and two fueling stations to fuel those bus parking. And this is the landscape plan which is in compliance with the town landscape standards for parking lot trees and they are proposing screening shrubs and it also shows the required 6 of masonry screening wall that's going along the southern property line eastern property line to screen the bus parking. And then this is an elevation of the proposed masonry screen while in the proof of fencing for around the area. And then this is an elevation of the fuel tanks. And this is the application matrix. So this is a site plan with exceptions. So it will be required to go to the town council after recommendation by the Planning and Zoning Commission tonight. And per the town code requirement, property owner notifications were sent to adjacent property owners adjacent to the compatibility buffer waiver. And at this time, we've not received any correspondence regarding this application. So that is the end of my presentation. If you have any questions for me, please feel free to ask at this time. The applicant is here, and they do have a presentation for you.

Cody, what is the zoning on the property to the south of this parking lot?

It's called as Brookview. You've seen subdivision site plans. It's a residential subdivision that would be located to the south of the Argonne High School. Thank you.

Okay, any other questions?

Apparently not.

All right.

Good evening. Can you guys hear me pretty well? Hi, good evening. My name is Sasha Lynn Davis. I am one of the landscape architects on the project. We're looking at Argyle High School today with the bus lot addition. And so Cody did a wonderful job giving the project context. I'll give a little more for the compatibility buffer waiver. And so, again, this is Argyle High School. The improvements proposed here are 61 designated bus parking spaces to park those buses towards the south of the site. There's also going to be a refueling station there on site for those buses, and then to get that access, we're going to need access from the roads to the west, and then we'll have north access for that new parking lot. The site configuration and the compatibility buffer is what we're here for tonight. There are currently compatibility buffer trees there now. The required ornamental metal fence with masonry columns is not there, but they had a waiver for that a couple of years ago in 2019. So what we're going to propose here is some improvements to Since we can't meet that ourselves because of the existing utility easement, we're going to try to go ahead and give a couple of additional improvements there along with what you see for the parking lot. Just a little bit of site context. What we are trying to do is, one, impact as little trees as possible. So the ones that we are taking out are compatibility buffer trees, but they're under four inches. So they're still small. They're not protected yet. And then we do have a nice buffer of existing trees to the west. And then there are also proposed trees to the east that we're not touching, as well as the improvements to the north that we're not touching. And so here's a good visual for why we're here in the first place. In the yellow is where we're supposed to be planting those compatibility buffer trees and providing that regular fence. What's happening there is a couple of existing easements, one of them being a utility easement. And those two don't really match together, those uses. So we're not allowed to place any new plants within that. That easement is also being used for new improvements. So I'm not sure if you can see it here very clearly, but in that yellow there are new drainage swells going in there and the site is super flat. So you'll see south of those shrub symbols that we have a proposed utility line running through there. The site is flat, and so that utility line needs to be placed quite close to the parking in order to get the slope that they need to get the water off of the parking lot and into the overall drainage system. And so that takes away some room that we need for planting trees also. So we have a couple of challenges in the way, if you will. What we're proposing is, one, a masonry wall versus the ornamental metal fence. So you get a clear or rather I should say opaque solid screening fence there, or solid screening device for the folks to the south. And then what we're also doing is instead of planting those canopy trees, since we cannot, what we're doing is putting directly south off of the parking lot are about minimum, five foot minimum screening strips. It's nice and solid all the way there, sprinkled in with a couple of ornamental trees. And so what we're trying to do is meet the intent, one, by fortifying basically that southern property line and then providing quite tall, quite healthy screening shrubs, large screening shrubs. The picture on the very bottom, the bottom right, is the existing tree canopy vegetation that exists just west to where we're proposing the site. So you can also see it from the plan where it says existing grove trees to be preserved. That thing will be pretty solid. This picture here is from the fall, and even now you can't quite see through it. So once the trees do have their leaves and their vegetation, that should be a good buffer, a visual buffer, too, for what's going on with the parking lot. And so with that, I will pause for questions, if you all have any.

What are the, there's trees that are being removed, right? And what kind of trees are those?

Mainly oaks and elms.

Okay.

Which there are plenty of those on the site, much bigger. In fact, those to the north of the proposed parking lot are also oaks and elms that will be staying in place.

How tall is that masonry wall?

That's going to be six foot minimum.

The shrubbery that you talked about, that would be put on which side of that masonry wall?

Inside of it. So the neighbors to the south or even to the east or west will see the wall first before they see the shrubs.

And from your diagram, it looks like perhaps on the far left and right side of the parking lot areas where you may be adding some additional trees.

That's right. I included the picture there in the top right of just how large those shrubs will end up being. So again, it's an addition to the buffer. Those there in the picture will at least get to be as tall as a one-story building. So you shouldn't be able to see too much going on back there for the buses.

In the area highlighted in yellow, you talked about both the utility easement, but also need for adding drainage. That's the full area that's going to be required in order to support that.

The drainage easement, I want to say is about 25 foot of that, but then there's another easement. They're back to back. So that whole 50 foot of yellow is unavailable to the landscape improvements.

Are the shrubs in the top right kind of what you picture them being at like?

Yes, the species, Nellie R. Stephens, and those are evergreen, so they will keep their leaves.

Nellie R. Stephens, okay, I like those, okay.

Cody, I got some questions for you. I know it's a little bit outside of the scope here, but has the high school presented a traffic plan for the exit and entry of these school buses?

No, there's not a traffic plan, but they will have access from Denton Creek Boulevard, and of course, it'll connect back through mutual access easements to Canyon Falls Drive. Okay.

Has there been any feedback from either Flower Mound Fire Department with the new station that's going in effect there or the Brookview community that is also directly to the south?

Brookview there's been no correspondence with Brookview when we sent out the property owner notifications In regards to fire fire admin actually reviews the project application and they review actually every project application Yeah, but they didn't express any concerns laying.

No, especially if buses were leaving the fire department needed to get out No, they didn't express any concern and then the other question I have is what are the town requirements as it relates to fuel stations or fuel things being stored on on site and

So in this case, typically we want some kind of screening. And this is considered accessory to the use, the main use, which is the high school. So it's not a fueling canopy. Fueling canopies have separate regulations. They have certain setbacks. They have to meet from the road. In this case, it didn't apply as accessory to the bus parking. So the biggest thing we were concerned about from staff's side was making sure it was screened from view.

Thank you.

Any other questions for the applicant or for staff? OK, this item is listed as a public hearing. And I'll open up if there's anyone that specifically wants to discuss item I.1. If not, we'll close the public hearing. And we will move on to deliberation. Commission, any thoughts, any concerns?

I think we're facing that it needs to be done for safety reasons for students and most appropriate spot to park. I mean, I see that as a plus. If you consider other options, it probably would not come up as a well-placed as this one.

I don't know if I agree with that comment, Mr. Kilmore, because they have the middle school where they could store the buses that they had before. So I don't know if I agree with that.

So in that opposition, so the plan would be to expand the existing parking lot in the junior high? That's not what we're here to talk about today. I mean, yes, we either skipped this, yes or no. The exception we're talking about here is the compatibility buffer.

That's what we're looking at.

So I just take it you were just simply noted there had been another option available for consideration.

There's another option for them to go through this issue is my point.

But looking at this particular agenda item, it does make sense like they're attempting to use a space as best they can. And I appreciate the fact that with the utility easement as well as the drainage space is limiting factors for them. And it strikes me that the proposed masonry wall along with the shrub screens is a good means of kind of mitigating any negative consequences and helping to kind of protect that many negative visibility from offsite. Any other thoughts or considerations? And if not, I'll entertain a motion.

I think this is a hard one because there's a lot of, the property has a lot of limitations and so I appreciate the effort that was done to do with the masonry wall and the shrubs. The shrubs are a good effort to try to replace the intent. I'm having a hard time with the compatibility buffers. The people are going to be, there's going to be homes right there. So, I don't know. It's a hard one. I appreciate the effort that was made to try to work with the challenges of this property.

I think they did a good job with trying to mitigate the issues. My concern still remains, I don't think this is the best place for that, but that's not what we're here to vote on today. We're just to vote on whether or not we can make this exception for them at this location.

So with that in mind, I'll ask again, is there a motion?

Okay. I'll move to approve SP25-0023, the Argyle High School bus parking as stated.

I'll second it just to vote on it.

We have a motion and a second. Laurie Ann, please call the roll.

Commissioner Fitzpatrick? Aye. Commissioner Jackson? Nay. Commissioner Gilmore?

Aye.

Commissioner Langley?

Aye.

Commissioner Beck?

Aye. The motion passes. We will now open up item I.2 ZPD26-0007, Midway Residential. Please note that this is a public hearing. And presenting again is Cody.

So the item before you is the Midway Residential PD211 Zoning Plan Development Project Application. And this is general location of the property. It is located south of Wanda Lane and west of Midway Road. And this is a more detailed location of the property. So it is master plan for the land use of low density residential, and it is zoned single family 10 with underlying SF3 obsolete regulations. And just for some background information on the single family 10 zoning district, so when someone goes to amend their plat or plat their property under the SF10 zoning district regulations, They are required to meet those minimum standards, including building setbacks, lot coverage, et cetera. So the intent of the property owner tonight and why they're requesting this application is they're trying to plot their four lots together that they own. And so with that, they have to meet the SF-10 zoning district standards. However, with the current location of the house itself right now, they cannot meet those standards. So the intent of this project application is to modify those standards so that way they can plot those lots together. And this is the concept plan in reference to the site pictures. So this is a site picture looking south towards the property. And this is a picture looking west towards the property. All right, the modification request they're requesting tonight is to section 98-395, single family 10 minimum and maximum dimensions. So the town code requires a minimum lot area per dwelling unit, and the SF-10 zoning district should be 10,000 square feet. The applicant is proposing a minimum of 15,000 square feet. The town code requires a minimum front yard setback to be 25 feet. The applicant is proposing a 15 foot front setback. The town code requires a minimum side setback to be 10 feet. The applicant is proposing an eight foot side setback. The town code requires a minimum rear setback to be 25 feet. The applicant is proposing a 10 foot rear setback. And Part B, Section 98-1032, Accessory Buildings. The applicant is proposing the combined floor area of all accessory buildings to not exceed 1,000 square feet. The town standards for SF-10 zoning district is 750 square feet, or 25% of the floor area of the primary structure, whichever is less. In this case, it is actually less. It is 438, I believe. That would be the minimum, or max. Okay, and this is the concept plan. So currently, this is what it would look like if it was plotted all together. There's an existing house that's 1,940 square feet. There's an existing storage shed that's 398 square feet. And so the site would be required to follow those modifications if they were approved by the town council. And that is the end of my presentation. So this is a zoning plan development. So it will require the town council vote after recommendation by Planning and Zoning Commission tonight. And then per the property owner requirements, property owner notifications were sent to adjacent property owners within the 200 foot buffer line of the property. And at this time, we've received six phone calls and four emails regarding this application in regards to correspondence. And mostly, it's been about wanting more information on the project application itself, and then also concerns about the private roadway easement that's connected to Wanda Lane regarding this property. And just to state, they are not getting rid of the private roadway easement. They have to retain it. And that is the end of my presentation. If you guys have any questions for me, please feel free to ask at this time. If not, the applicant is here and they have a presentation for you.

One quick question.

Yeah.

I got all of the interest in terms of the setback modifications being requested. But can you go to the square footage issues again?

Yes, are you talking regarding the accessory buildings?

Top bullet, yeah.

Oh, the top. Okay, so the minimum lot area per dwelling unit in the SF-10 zoning district is required to be 10,000 square feet. So they're actually going above and beyond, and they're requiring it to be a minimum of 15,000 square feet. Because at the end of the day, when these are all platted together, it'll be 0.64 acres.

So what's the reasoning for that?

The reasoning is they're just trying to show like in good faith that they're trying to meet one of the standards and be more restrictive on it versus if they can't meet the building setbacks for the rear and the side right now. Because the way the existing dwelling is located, it's an eight foot side and a 10 foot rear. So they're in good faith trying to show, hey, we're trying to meet our standard here while we can't meet these other standards here.

NOT LOOKING TO GET AN EXCEPTION HERE JUST DEMONSTRATING THAT THEY'RE EXCEEDING THE MINIMUM STANDARDS ALREADY.

YES.

Hypothetically, they raise the primary residents and they build a new home. It would only have to, it would have to meet the, if we amend this, the setbacks, it would still, I mean, it would, they'd only have to meet what we amend it to unless we put language in there that if the primary domicile is replaced that it fits the normal standards, right?

That's correct. So whatever standards get approved by the town council, those are the standards they would have to meet. But the house currently, and we got this question earlier when I was talking to someone on the phone about this, what they're proposing is actually where the house is located already, so they're not going to be able to go closer to the property line, even if this was approved as is. So even if they were to build a new house, it would essentially be either in the same place or they have other restrictions because of where the, if y'all can see where the accessory building is located, they can't move the house further behind that accessory building because we have other accessory building standards that require that basically the accessory building cannot be located closer to the front property line than the house can.

Any other questions for staff? Okay.

Okay.

And you mentioned the applicant does have a presentation.

They do. Let me pull it up for them. Well, it was up. I'm sorry. Are you sure? Okay. Perfect. Okay. Oh, not the bus, sorry. Give me one second. Just a little minor errors. There you go.

No worries, thank you. I'm Paul Cragen with Cumulus Design. I don't have much of a presentation, really, just more here to answer questions and emphasize to the neighbors that the shared access that's here on the northern side of the site, it's going to remain. We're not touching it. We're not going to do anything with it. So we're not trying to be bad neighbors. We're just trying to get this zoned so that we can plat, and then they can move on with their lives. That's really it. That's all I have, except to answer questions you all may have. I have the owners here as well, if there's any questions for them.

Is there any other development intent or objectives associated with the extra land?

Eventually they want to put a pool in, but they're still moving in, sorting stuff out. So it's probably a couple of years before they put a pool in, but that's really it.

Any other questions? Thank you. Thank you all. This item is listed as a public hearing. I know we have at least one individual who's already indicated that they would like to make comment. Mr. Newton, would you like to come up and again provide your name and residence?

I'm not going to outrun.

I usually wave to Dave here riding the bicycle around our neighborhood. My time here was briefer than that. My name is Ron Newton, 2257 Shoreline Drive, Flower Mound, Texas. I am a 30-year resident of the Twin Coves Estates, the old development that preexisted the town of Flower Mound. that is there with a number of houses. It is truly a legacy neighborhood that we have. It is what Flower Mound prides itself on, you know, in its advertising, in its public image. The treed neighborhoods, you know, next to the lake, etc. That's what Twin Cove Estates is. It is a legacy neighborhood, much like Redbud Estates and others that border Grapevine Lake. My street is called Shoreline for a reason. It's backed up by Corps of Engineer land that leads to the Grapevine Lake. There are two things I would like to say, not in opposition to my new neighbors, who I just met tonight, but to call to the Commissioner's attention tonight. One is the presence of a former water well that is on Lot 20 of the applicant's property, which is the far northern lot that you enter when approaching from the north down from the Wanda Lane entrance to the property. Three years ago, there was a owner of that lot, 20, who appeared before Planning and Zoning, and indeed Town Council, who wished to build a house on Lot 20, which is the former site of the Twin Coast Water Supply Corporation. We once, as a neighborhood, supplied our own water, you know, from a water well that's there. The remnants of that, which were disbanded in 2005, Because the state mandated that that water supply system be closed and we tap into flower mounds the remnants of that concrete rebar Etc etc and a water well which to my understanding right now is uncapped or unplugged It on the property exists on lot 20 If they are to follow through, if the applicant are to be granted their request here, I would and my neighbors would love to see that something be done to follow up with the rule that was made by the town council in 2023 when that applicant came in and made application and that is if that water well be capped or plugged you know for public safety and for the water contamination that might result the other thing i would like to call to your attention is that is that town councilman she still uh uh and oh i've got 30 seconds left Town Councilman Sheestal, former Councilman Person Martin, and current Councilman Werner are all very interested in the concept of Flower Mound creating what are called legacy neighborhoods or a legacy neighborhood status. uh which in 2024 i proposed to councilman schistel and he forwarded to the town developers you know as a possibility for creating special circumstances to govern what happens to legacy neighborhoods planned developments are not part of a legacy neighborhood plan we should stay what we are right now not issue a lot of adjustments it is a wild and unwieldy neighborhood with eclectic people who each have their own plans for doing things. And I must now quit talking.

Thank you, Mr. Newton. Are there any other individuals who would like to speak as part of the public hearing?

I'd like to pop up, or what do I do?

All right, sir. Please come forward. Your name and your residence. Yeah.

My name is Dave Zinker. I live in Lake Cove. It's on Wanda Lane. And I just have a couple of general questions. So from the gentleman there that was, so on your.

Your public comments need to be addressed to the commission.

Oh, okay. All righty. So I'd like the gentleman there, once I address you guys, to explain. You know, it says here, therefore the applicant is proposing alternate setback standards in this PD. In addition, the applicant is requesting the total maximum floor of accessory buildings of 1,000 square feet, but it says you're not doing it at this time. So it's my understanding, and I'm seeking concurrence, that what we're doing here is we're doing a driveway, and that's essentially it. There'll be no new structures, and aside from what Ron said, maybe cap that well. But all we're talking about is a driveway, and that perhaps a pool is what they're saying with the existing structure remaining. Is that correct? That's correct. Okay. All right. Thank you, guys.

Any other public comments?

My name is Julie Taylor, and I am the homeowner. And we were told...

Your residence or municipality, please.

Oh, I'm sorry. 2141 Midway Road in Twin Coves Estates. And we were told that there was a water well there and that it was for the Twin Coves Estates. However, there's no... Indication that there was one there. I guess it's been buried. I don't know I'm not sure what that would entail to Cap it off with that. I don't know what that means to me my property. What would happen? I understand his concern But I just don't really understand what you would do. I don't see anything there. So What would we do to cap that? What would that mean? I? That's what I'm asking. Does anybody know?

Cody. The water well's been capped, and we have the capping report on file. Thank you. You beat me to my staff question, which is just that. All right, any other public comment?

Cody, for the public record, do you want to come up and say that on the microphone just so we have it on record, please?

Yes, the water well's been capped, and we have the capping report on record. Thank you.

Thank you, Cody. All right. Being comments, we'll go ahead and close the public hearing, and we will move to deliberation. Any questions, comments, or concerns by commissioners?

I like it. It's lower density. I like that they're doing that. We can't move the buildings. So I have no issue with it.

Same. I feel the same way.

Make sense?

I have none. It sounds to me like we're moving pretty quickly towards one of the commissioners perhaps making a motion.

My only concern is kind of from a policy perspective because they probably may or may not ever have intent of doing a tear down and rebuild, but I would just like the usual setbacks to govern a rebuild if there ever is one.

That's a good question for us to turn to our town attorney on.

You could do a conditional approval with those requirements for any future building.

Okay, so if there's ever a tear down and a rebuild, that they would be responsible for meeting the established standards? That's correct. So with that in mind,

I'll make a motion to approve regular item I-2 with the, with amending it to take into consideration that a tear down and rebuild follow the usual, the normal setbacks for this PD. Second.

We have a motion and a second. Lori Anne, please call the roll.

Commissioner Beck? Aye. Commissioner Langley? Aye. Commissioner Gilmore? Aye. Commissioner Jackson? Aye. Commissioner Fitzpatrick? Aye.

And the motion passes. We'll now open up item I.3, ZPD 26-0001, Monarch. Please note that this is a public hearing, and presenting again is Cody. Excuse me, Mr.

Chair, I have to recuse myself for this item. All right. Thank you, Commissioner.

All right. The item before you is the Monarch PD Amendment PD 200 Zoning Plan Development Project Application. And this shows a general location of the property, which is located east of I-35 West, west of 377, and generally north of Cross Timbers. And this shows a more detailed location of the property. So the property is master plan for the land use of campus commercial and high density residential and is located in the Denton Creek District area plan. It is zoned PD 200 with campus commercial and single family attached uses. And just for some background information, so previously the town council had approved a master plan amendment and rezoning to rezone this property to the PT 200. So today we're bringing forward a zoning amendment to incorporate some changes that have occurred since then. There was a master thoroughfare plan amendment that affected Monarch Parkway and also Eads Boulevard, which is now removed from the plans. There's now an additional big box retail. So before there was four big box retail, now there's going to be five. The plans also reflect certain amendments that the applicant is proposing tonight. So just keep that in mind as we're moving forward. And there will be no site pictures tonight for this application specifically. So I'm going to start with the exception request that's being added to the PD amendments to section 82-302, compatibility buffer. The town code requires a brick or masonry wall with stucco or mortar wash finish. Both exterior finishes being the same shall be constructed along the property line. The applicant is requesting the wall be proposed offset one foot from and parallel to the property lawn on the side of the non-residential use. And you can see in the picture the green line where they're proposing that compatibility wall. And then going into the modification requests. So they are requesting a temporary dry detention bond to be permitted in phase one of the development. And so I took a snapshot from the concept plan, but this is where the pond would be located. then another modification request for building 201 and 202 applicant is requesting a landscape modification to section 82-248 aggregate or inorganic materials or short for short aim the town code states that aim coverage cannot exceed 20 percent of the total green space on site excluding decomposed granite pathways and patios the applicant is requesting that areas between the retaining wall and screening wall on east side of buildings 201 and 202 Can utilize decomposed granite or rock mulch in such areas shall not count towards the 20% aggregate maximum. And just for reference, the red is where I marked where the screening wall is going to be located. So the area between where they're going to propose the retaining wall and the screening wall is where that aggregate would not count essentially. And then they're also proposing the use of an outdoor display home improvement center, which would have the following items listed. Number one, exterior shelves or tables displaying goods for sale. Number two, goods for sale, such as building materials, plumbing materials, plants, gardening materials, lawnmowers, grills, wheelbarrows, lumber, etc., Number three, lawn furniture. Number four, propane natural gas cylinders. Number five, separated fenced areas. Number six, storage buildings. Number seven, trailers. Number eight, demonstrations and examples of projects for occasional parking of vans, trailers to demonstrate home improvement projects. These events are limited to three days in length. Number nine, food vendors, subject to applicable permits, approvals in health, fire, building, and safety codes. Number 10, vehicles, all-terrain vehicles, ATVs, and utility task vehicles, or for short, UTVs. Number 11, sale of seasonal items and goods are permitted year round. Number 12, outside storage of bagged materials such as mulch, soil, sand, and gravel. And number 13, used appliances and pallets must be contained within trailers. So basically the use and the items listed are identified in location size and orientation on the concept outdoor display plan that I'm about to show you. The use is listed as an accessory use permitted in campus commercial district in the zoning district standard. Okay, and this is the outdoor display plan for building 201A, and it also indicates where they're going to have enhanced live screening on the plan. And this is the outdoor display plan for building 503A, and again, the green area is where they're proposing landscape screening. And then for the development standards, single family attached district. So the collector, which was Eads Boulevard, has now been removed. So the collector through the residential is now shown to be removed. And the setback requirements that were originally in the development standards for that collector have also been removed. The residential has been redesigned, including the location of the required pocket park. And the maximum density has been decreased from 290 to 250 residential units. And then in the public and private open space standards section, for the entrance open space located at intersection I-35 West and Denton Creek Boulevard, the applicant has established standards that were previously not in the standards, including requiring the following amenities. So seating with shade tree or shade structure, trash receptacles, and connectivity to the trail. And then part 2 of this lighted Bob lighted bollards were previously required along trail located in residential section of development adjacent to non residential with residential redesign the trail portion will now be on the non residential portion and lighted ballers will be required where it Jason to residential zoning district. And then under the landscape hardscape and screening standards required enhance masonry screening for buildings to a 1202 and for a one has shown on the conceptual site plan screening of outdoor display home improvements that are you shall be provided as shown on the conceptual outdoor display plan we saw earlier. And then there was concern over the enhanced pavement pedestrian crosswalks at major intersections that originally was in the PD by Public Works due to the long, sorry, due to the long-term maintenance requirements there was concern, so they are removing the requirement for the enhanced pavement pedestrian crosswalks. And then for the access and parking standards, amenity center proposed within SFA zoning district will require a minimum of three parking spaces. And then for additional miscellaneous standards, they're proposing phasing standards for the residential and updating it to the following. Up to 185 residential units may receive a building final upon the issuance of building permits for at least 150,000 square feet of commercial development. The remaining residential units permitted by the PD would not be eligible to receive a building final until 150,000 square feet of commercial development has passed the wall exterior inspection. So the current standard is the following. The first 150 residential units are not eligible to receive a building final until 150,000 square feet of commercial development has passed the wall exterior inspection. The remaining units may receive a building final only after an additional 150,000 square feet of commercial development has passed the wall exterior inspection. And what they're proposing now is actually more in line with what we would propose with other PD standards. And then the total number of gas stations permitted has increased from 2 to 3. And then addition of phasing infrastructure language that wasn't there before. So phase 1A shall include a temporary dry detention pond that is designed to serve retail developments of phases 2 and 3 south of Denton Creek Boulevard. Phase 1C shall include the portion of Denton Creek Boulevard extending from the Monarch Parkway intersection to the I-35 West Frontage Road and shall be required once the Frontage Road paving has been accepted by TxDOT. This portion of Denton Creek Boulevard shall include the design and construction of the minimum .5 acre entrance open space park. And to that standard, there shall be no subdivision site plan acceptance of retail developments within phase three north of Denton Creek Boulevard until the minimum .5 acre entrance open space park has been constructed and accepted. And then number three, phase three south council consists of the regional retention facility and minimum 4.0 acres of town restaurant open space. Improvements required to enhance the temporary dry detention pond constructed with phase 1A to a permanent retention pond shall be included. And then as part of that, the town shall not accept submittal of any development application within phase four until the town center and permanent retention facility have been constructed and accepted. And then this is the zoning exhibit. So just for further background information, I missed this earlier, but the town council is considering a land swap agreement development with the town of Argyle involving property located along the town's northern boundary. Upon approval of the agreement by both municipalities, the town will initiate a master plan amendment and rezoning application for approximately 8.6 acreage at a future date. We will bring that forward. And then in terms of the zoning exhibit, so the zoning exhibit depicts approximately 149.132 acres of campus commercial zoning and approximately 38.681 acres of single family attached zoning. And then this is the concept plan. So in relation to the concept plan, the applicant is proposing 4,892 parking spaces, which is within the allowable town's allowable 20% deviation. Access to the site will be provided from the proposed I-35 service road, extension of Denton Creek Boulevard from the east, and extension of Smith's Avenue from the south. OK, and then this is a depiction of Block 100 and Block 200 on the concept plan. This is a depiction of block 300, 400, and 500 on the plan. This is block 600 and 700. And then this is the residential portion. And then this is the concept landscape plan, shows the required landscaping requirements. And it also depicts the required 12-foot trail and six-foot trails connecting throughout the development. Then this is showing block 100. This is showing block 300. This is showing block 400. This is showing a portion of block 500. This is showing the other portion of block 500. This is showing a portion of block 200. This is showing block 600. This is showing block 700. And then this is showing a portion of the residential. And then this is showing the other portion of the residential. And then this is the concept circulation and open space plan. Now, this did go back to Parks Board on April 9, 2026. The Parks Board recommended approval of parkland dedication of 6.5 acres of land and $622,480 cash in lieu of land and park development fees of $347,000 minus any park fee credits for amenities installed in the .5 pocket park. And then this is the phasing plan, which correlates back to the phasing we talked about earlier for phase 1C, phase 1A, and all the other phasing. And then this is the application matrix. So this is a zoning plan development application. So it will be required to go to the town council after recommendation by the Planning and Zoning Commission tonight. And per the town code requirements, property owner notifications were sent to adjacent property owners within the 200-foot buffer of the property line. And at this time, we've not received any correspondence regarding this project application. Now, at this time, that is the end of my presentation. If you have any questions for me, please feel free to ask at this time. The applicant is here, and they do have a presentation. And I know it was a lot of information, so please feel free to ask.

We may be having you go back through some of these slides.

Yeah.

Can you repeat everything you said?

Yeah, basically, yeah.

I had one question. It's not an exception or anything that you have, but on slide 41. I want to go back to that slide. I'm just going to end the show. More my curiosity. Number five on there for the home improvement center, separate fenced areas. Are there any constraints on that or they can have separate fenced areas anywhere in the property?

No. So the outdoor display plan specifically states where those materials are going to go specifically. They can't just put those materials anywhere. It is specifically designated on the plan and they have to follow that plan.

So it'll only fence those outdoor.

The fencing will only be in those specific areas where it's designated. Okay, thank you.

This looks very familiar.

It is very familiar, yes.

In fact, almost a photogenic copy of something I know came before this commission not too long ago. This does appear to be pretty much a standard layout for home improvement type stores in terms of both the area, how it's fenced, what's displayed, as well as the list that you went through just now, the 14 and 15 items. Is there anything out of the ordinary or extraordinary in regards to this compared to what we've seen with other home improvement stores in Flower Mound and in the area?

So the one that recently went through, this actually mimics that purposely. The one that was approved by the town council recently. So this plan is very similar to those that have already come before the council.

That's what I was thinking.

Well, can we go look at the enumeration of all the... I thought I saw something about bags of... Can we go to that where we have the list of that?

Yeah.

Okay. So... bagged materials number 12. number 12. i thought we didn't i didn't think that got approved by town council they had areas designated on the plan where they could put mulch just not was it i think we did they exclude the parking lot yes is that what i'm thinking yeah i think it was inside of the building as compared to

And that's correct. And that's what these plans actually follow. Where they talk about organic mulch is specifically for the actual landscaping that's going to go on for the landscape screening.

Thanks for the clarification. Can you go back to the incentive on the commercial? Yes.

The incentive on the commercial, which one are you referring to?

The one that you said, the 150,000 square feet.

Number eight. I think he's talking about number eight. Are you referring to the residential facing? Yeah. Okay, gotcha. Let me end show.

Take a look at the. And you said what they're asking for is in line with other similar PDs.

That's correct.

Can you name one or two for me?

Cornema. Do we have any examples that we could provide?

Like First Ranch comes to mind maybe?

What we've seen is Point, which has something similar, Silveron Park, some of these which have both residential and non-residential. So this is typically what we see. What's being proposed is what we typically see in other developments.

Okay, that sounds good to me.

I did have a question, a little bit of a concern, actually. It seems like a lot of this proposal is potentially even better in some ways, particularly caught my eye on max density being decreased. I think most people would appreciate that. But the total number of gas stations being permitted increasing from two to three. A LITTLE CONCERN ABOUT THAT. WAS THERE A PARTICULAR JUSTIFICATION GIVEN FOR THAT OR JUST TRYING TO CAPITALIZE ON EXPECTED THROUGH TRAFFIC AND DEMAND?

I believe, based on conversations with the applicant, that they just wanted to put that in just in case there was the proposal of another gas station. Right now, the plan currently has two, and it's tied to the retail. So just in case in the future, based on traffic, if it becomes proposed, then they could have a third gas station.

They're not great tax revenue generators. Just my comment.

It may be something for us to discuss. Since no other commissioners are jumping out with another question, I did have another one just for clarification. One foot offset, I think, on the compatibility screening wall.

Yes.

And related to that, I think, was the issue about aggregate materials.

I'm so sorry, repeat your question.

So in relation to this one foot offset, I think there was an interest also in terms of the aggregate material. I'm assuming this is going to be placed on the ground next to that compatibility buffer.

No, the compatibility buffer is next to the residential. Where they're asking for the aggregate is specifically between the retail buildings of 201 and 202, and they actually are, it's next to non-residential. So it backs up to block 600 and 700, which is a town park, and then, I'm sorry, it's town open space. Then block 600 is more retail.

And what's the purpose of that?

So based on conversations with the applicant, there's concerns that because of the elevation difference when you have the retaining wall versus where the actual compatibility wall, screening wall is going to go. And I'm sorry, it's not a compatibility wall. It's just a screening wall in general. I'm sorry if I said that for the confusion. Where the screening wall is gonna go there's gonna be a slight elevation difference So you're gonna have this awkward area where you really can't plant any trees or anything So what they're asking for is the that they don't have to use or they can use more agrio material in there So that way in regards to maintenance over time that it's easier to maintain Okay, and then there was one other item that was modified in terms of the lighting or the

Do you want the bollards?

There you go, the bollards, yes.

And that's on page 45, yeah.

Yes, so based on the location of the residential and the redesign, that trail no longer goes through the residential. So it's now on the non-residential side of what is basically being proposed for the trail now. And so that's where the flip is, that basically they're going to put the lighted ballers on the non-residential side that's adjacent to the residential. So it's no longer located in the residential portion.

Okay, that sounds reasonable. And then I guess a related question, and did you say the applicant does have a presentation?

Yeah, they do have a presentation.

Okay, so they may be the best to answer this, and that was in terms of with lower density, they're moving that trail. I'm just wondering what does that look like from a resident's perspective in terms of open space, green space, walking trails, and the rest?

Okay. Did anyone else have any other questions before the applicant comes up?

You got me on the bollards, so. Gotcha.

All right.

Putting you to work tonight, Cody. Hi, my name is Jonathan Kirby. I'm with Kimley Horne and Associates 2600 North Central Expressway in Richardson. Thank you for having me tonight here as Cody did a good job of running through the Monarch PD amendment. I'll try to speed through some things that maybe would be redundant, try to provide some clarity around some questions. that were answered. Here representing Eric Schmitz, who's the master developer that's here with us tonight, and Weber and Company is the co-retail developer. He wanted to be here but had a medical procedure today and couldn't make it, so he wanted to send his thanks to staff and to the commission for all the work to get to this point. So I wanna start with a roadmap of kind of what we're gonna talk about. As Cody mentioned, it was January of 2025 the initial PDE was approved. So we're gonna tell you guys what we've been up to the last 18 months. We're gonna go through the land swap with Argyle a little bit. We're gonna talk about the reasons for the amendment to the existing PDE and then some new stipulations that were added to the PDE such as the outdoor display for the home improvements. So I'll start with TxDOT. As we know, this is a unique property for Flower Mound, being that it's the only portion of Flower Mound that touches a highway frontage. Also, 35 doesn't have any frontage roads right now, so we need some frontage roads to help out to capitalize on that. The blue that you see here on this exhibit represents a portion of a TxDOT project for the frontage roads from 1171 to 407 and also the Denton Creek Boulevard overpass or interchange depending on what word you want to use to provide that full circulation. So Mr. Schmitz, in coordination with Denton County and Judge Eads, who's been a large supporter of this project and advocate for this project and just this corridor, in general have done a lot of work with TxDOT, with the different commissioners, to really help push the funding up for this section of the frontage roads. TxDOT releases what's called a unified transportation plan, or you might hear me say UTP plan. once a year in the summer that details out what their funding over the next two years is going to be. We're excited to say that the UTP was released in July and these fronted roads and the Denton Creek Interchains are both in that UTP. So that's obviously been a huge catalyst for this development, specifically for the retail portion of this development, which is why you will see that we have five big boxes that are currently proposed, which is a little bit different than previous plan. So in order to fit those five big boxes on the property, we needed to figure out a different way to provide the adequate detention. And essentially the floodplain or creek that borders the property to the north and to the east acts as a good buffer. And there was some land on our side of the floodplain that was in Argyle's town limits, some land on Argyle side of the floodplain that was in Flower Mound town limits. So essentially what we're doing is taking the yellow land and putting it into Flower Mound to utilize that portion for detention. We're giving the red land to Flower Mound. That large peninsula that you see on the east side is being dedicated as a park to Argyle. So it'll be a 60 acre park that will stay obviously the park slash open space amenity for the surrounding community in perpetuity. This land swap is on the town council agenda for next Monday. Okay. Now we'll go into the reason for the amendment. So as I mentioned, We frontage rose the retail activity that's been happening on this property has caused us to increase the proposed retail square footage by greater than 20% from what was in the original PD. which triggers an amendment to the concept plan. Cody had mentioned that we were here earlier this year getting the master thoroughfare plan amended to reclassify Monarch Parkway and remove Eads Parkway from the development. We've reduced the townhome density. I'll go through the phasing a little bit and then just the design progressions that you've heard some of tonight. So here's just another picture of our concept plan kind of showing the revised retail with the five major anchors. You see the pond on the north side that's in the land swap that I had mentioned. You see the revised townhome plan on the east side. And then you see a similar design on I'll call it the southern portion where the community pond is adjacent to Schmitz Avenue. So this is just the exhibit that we used when we were here for the Master Thoroughfare Plan amendment earlier this year. Thought it provided good context. It's kind of a hybrid exhibit because it shows the old townhome site plan which shows that Schmitz Road alignment going through it. And then it shows the retail. So essentially Schmitz got removed from the Master Thoroughfare Plan. EADS was reclassified from a 90-foot right-of-way section to a 70-foot right-of-way section. Both of those were approved earlier this year and just caused us to revise the plan enough to need to amend the PD accordingly. Here is the new townhome concept plan. So as we mentioned, this goes from 290 lots to 250 lots. Essentially what happened is a lot of the lots got larger than what was shown on the previous PD. So the overall footprint of the townhomes has just kind of grown a little bit. You have the amenity center that's shown in the center here. You have the town pocket park that's adjacent to the floodplain to kind of capitalize on those views and that adjacency. You have the what we're calling the pollinator garden but buffer with the trail that's going up through it to really take advantage of the flood plain and the creek as well there and then we're doing a regional detention concept for the overall townhome development that's on the side which provides maximum efficiency for that layout. I did want to mention that these townhomes we have a chess more homes is the developer for these townhomes and They're saying that they will start in the upper 500,000s and go to the upper 700,000s, depending on the feature and layout that's proposed. So nice product, it'll be a good amenity to the town and to Monarch. Okay, now the phasing plan. This one confuses me too, so buckle up. We have the blue is the initial infrastructure that sort of tees the project up for development and provides access and utilities to get everything off the ground. that is Essentially right now. It's didn't Creek Boulevard up to the monarch Parkway intersection and then monarch Parkway That last leg of Denton Creek Boulevard that connects back to the 35 W frontage that will be constructed once TxDOT does their part so we actually have something to connect to because that will be an overpass that goes over 35 W and We have the phase one detention pond that we'll go into a little bit more detail here in a second. And then as was discussed, we're asking for the initial phase of town homes to be able to go and go to construction but not receive a certificate of occupancy until 150,000 square feet of retail has their building permit issued. And again, because of the adjacency to 35, how hot the 35 corridor is, all up and down it with retail activity, there is already an acre that has plans for permits out of town that's greater than 150,000 square feet that's gone through multiple rounds of reviews. We understand that there might be some concern around releasing some residential from some maybe past battle scars, different things like that, but hopefully, Just the synergy that this development has with 35W and that retail activity can just provide some confidence that the retailers want to be here. With that, so like I said, the blue detention pond on the southern side, that will be the interim condition dry pond that we'll go through, but that triggers the full amenitization of that area when the yellow develops. So that would be the last remaining pads on the south side of Denton Creek Boulevard against the frontage, or obviously the restaurant's open space and adjacent retail against the pond. To wrap it up, we'll go through the new requests in the PD, so what we're kind of adding to it that we've talked about a little bit already. So this is just some images of that interim condition detention pond that we're talking about for the first phase. Just wanted to provide some confidence to the commission that this isn't going to be some dug dust bowl or something where Planting it to flower mounds landscaping standards for a detention area it's going to have gradual side slopes it's going to be grass it's going to be stabilized it's going to be nice for the purpose that it's serving until that full minute is Asian does occur. So this hopefully provides a little more clarity around a couple of the other requirements that we're having. So this is, as Cody had mentioned, these two boxes on the south side of Denton Creek Boulevard, they're elevated from what's east of them. That retaining wall is, 10 feet in height to 15 feet in height. They require that masonry screen wall on the backside of them. So essentially we're putting that screen wall five foot off the top of the wall, which really just helps with the structural integrity of that retaining wall. And I don't wanna be 15 feet in the air mowing a five foot strip of sod, and I bet y'all don't either. So what we're doing is proposing just aggregate rock be put in that area. Now the town has landscape requirements that only a certain percentage of your site landscaping can be aggregate. Essentially what this is doing is it's just removing this area from that calculation so the rest of the site will still meet that intent and that requirement of the ordinance. This area just gets some free rock for safety concerns and long-term maintenance.

Can I jump in right here and ask? Sure. Beside the retaining wall, is there any kind of plan for any landscaping there?

So the lower side of the retaining wall is where the open space and amenity will be. So the retail is on the high side and the low side, yeah. So that will be the open space and amenitization for that park area down there. So then flipping to the north side of Denton Creek, this is between the two boxes on the northern end and the townhome residential. We have the screen wall there too. It was mentioned earlier, we have this screen wall just proposed to be a foot off of the property line. Really the reason there is so the screen wall is just wholly on the non-residential, the retail lot. Those screen walls have a footing. Depending on the soil conditions, that footing can be six inches out. It can extend all the way up to a foot out. So we don't want that footing that extends onto the townhome side of that wall to extend over the townhome property line. We just want it to all be on the retail. So that's technically an exception that we have to seek, which is what we're proposing here. And again, I just provided this section of your screen wall your landscape screening your compatibility buffer plantings and then that trail that's there as well i won't beat this horse too much since you all talked about it a little bit again this should look familiar we were watching with baited breath earlier this summer to see what happened and we thought we'll do that so uh here's what you have on the south side and put a little vicinity map there on the right side of the screen so you can see where we're proposing this. Again, as pointed out, just want to say that there's no mulch or bagged goods in the parking lot. We know that was a big pain point, and so we heard you.

Same thing on the north side of Denton Creek Boulevard.

Same standard, same theory, same thought process. Again, I'll just point out, no mulch or bagged goods in the parking lot. So just to summarize some other items that I didn't specifically touch on, the fuel stations, the increase from two to three, that was actually a recommendation of staff. There's two big box users that have fuels and accessory use right now. One of them, they're both just in accessory use. And so the thought there was if there is another fuel that comes in, we don't have to come back and get it. an exception for it just to provide some flexibility as Cody mentioned there's currently not another fuel located on the property but that is why that's there we went through the residential for the reduction from 290 to 250 lots we went through the timing we there was not an amenity center parking requirement established previously in the PD so we went ahead and established that the open space With that land swap, it just kinda changed the calculation from the initial PD, so we had to revise it for that. We added some parameters for that entrance open space feature, which the existing PD did not have. And I went through all of the triggers with y'all for the detention, Denton Creek Boulevard, and the open space, and then we just went through the different screening compatibility buffer exceptions. So with that, I will take any questions.

Can I just clarify? To Commissioner Langley's point, first ranch is one of the ordinances that requires similar conditions on the residential facing. Not so much the other two projects I mentioned, but definitely first ranch.

I'll just throw one to the staff, because you just mentioned the staff apparently was involved. And I'm not certain, could have been poor Nemo who just hit it out. Is the consideration for the potential of three gas stations versus two gas stations an issue of both commercial flexibility but also something that we see in a norm in a commercial area of this size? I'M NOT CERTAIN WHO IT WAS ON THE STAFF WHO WOULD SUGGEST OR RECOMMEND THIS. AND THERE'S PORNIMA.

CAN YOU ASK AGAIN FOR PORNIMA?

MY APOLOGY BECAUSE IT VERY WELL COULD HAVE BEEN FROM YOU. WHAT WE JUST HEARD IN THE PRESENTATION WAS THAT IT WAS ACTUALLY A STAFF THAT WAS MAKING THE RECOMMENDATION FOR I THINK THE SAKE OF FLEXIBILITY OF POTENTIALLY THREE GAS STATIONS AND NOT TWO.

YEAH, STAFF IS OKAY WITH THAT PROPOSAL OF HAVING three gas stations just because of it's the entrance to the town has accessibility to I-35. And I know one of the big boxes would have that as an accessory use to the main, two of them would have that as an accessory use to the main use. And there would be one free standalone.

So it creates a third opportunity for a dependent.

Third opportunity for a standalone.

Okay, and that's probably somewhat the norm for a commercial complex this size?

We just wanted to allow flexibility for the developer to have one standalone in addition to two accessory uses. Okay.

Thank you. Could you go back one slide? Sure. That's a nice slide to have as we kind of discuss this. Other questions for applicant or for staff?

I like the clarification on we've got two that would have gas stations as accessory and then adding, you know, a standalone. It kind of changes it for me a little bit. I know we're not deliberating, but.

Soon enough. I'm going to ask that this slide stay out. Thank you, sir.

Thank you. Presentation.

Okay, this item as mentioned is a public hearing. And is there anyone at this time, I don't think we have any green cards that have been turned in. Is there anyone who is wanting to come forward as part of the public hearing? If not, the public hearing is now closed. And commissioners, if you have any additional questions, and if not, we will open to deliberation at this time. I'll go ahead and kick it off. One reason why I asked for the summary card is it seems that all of this not only makes sense, but in some ways is even better than what we've seen proposed before. I don't think there's anyone here that's going to be disappointed to see that density has been decreasing and that we're looking at 250 versus 290 townhomes. So looking at these items, the only thing that even caught my eye in terms of potential question was the issue of the number of fuel stations, and it doesn't seem like that would be too much of a concern, maybe appropriate for this location.

I have one concern, but I don't think it applies to this. It's just TxDOT, you know, their timeline. So, you know, I hope a lot of this is not time dependent, because if you look at what's happening on the other side, of I-35 and 1171. It's been a long time in construction, so I take it as if some of these can start before that commitment finishes. That's a concern I have. Because I know you probably borrow from the bank, and you're expecting the buildings to be completed in production. So that's mainly a concern outside of this proposal that we have.

I think it's certainly fair to recognize the importance of that work by TxDOT. but I think that given the amount of support that it has both from elected leaders and appointed officials, hopefully TxDOT's making this a high priority and we'll see things move relatively quickly, which I grant you for TxDOT, different meetings at different times.

And with Andy Eade's name on it, that might help too.

It may indeed.

It's too bad we can't write into the PD that the standalone gas station has to be at Buc-ee's. even though there's one right down the highway.

I don't think the property is that large.

Use, not the user.

That's true.

Unfortunately.

That's true.

Actually, I still don't love the third gas station. Are we in deliberation now? Okay. I still don't love the third gas station only because it makes me wonder what are we sacrificing that could otherwise be there that we would be having there that could be something to bring in more tax revenue, to bring in another feature, to bring in another service, to bring in another type, another use. Y'all know me. I like to be special. I like to be extra fancy. So that's just my two cents. I'm not feeling the third gas station, but I know I may be riding alone on that one.

Well, I had fallen off the fence to the other side, but you dragged me back up on top of the fence, so I'm persuadable.

Any other questions, comments, or concerns?

I do appreciate that you guys were paying attention earlier when another set of circumstances came through and you guys were, looks like you guys really listened to our town council. I appreciate the consideration to all of that. It makes it a lot easier. Even the pictures that were in the packet, you could kind of see that you guys had been, appreciated that. And then on the, I know you made the point about The process, the typical standards that what percentages has to be complete with the commercial until the residential and all that, I think the explanation made me feel a little bit more comfortable. I do wanna underscore that we have been burned by this before and it is important to us that we get the follow through on this. I would like to underscore that strongly. But yeah, other than that, just the, that piece and they're not loving that third gas station, that's it.

So if I were to summarize, it sounds like we're all feeling quite comfortable with this and I think perhaps even seeing this as an improvement of what we saw earlier with the exception of a potential third gas station. Yeah, I think we're right there. Depending upon how the Commission would like to perhaps make a motion. We can either exclude that from this or consider it.

Well, I think we're planning, so I think have it in the plan is a good way to do it because it's easier to not do it if it's there than to have to go for it if all of a sudden something comes in. We'll still have to the Commission would have to decide on what type of gas station That's most it's gonna have to come with an SUP if if it were to come or is this by right?

I think it's a SUP It's still subject if a third one were to come would it would it be subject to SUP? So we'd get to take a look at it or would it be but would this be by right? I

Let me check the development standards to see if they've written it in such a way that does not require an SGP. But if you would like, if that makes you more comfortable, that is a recommendation that you can pass on to council that a third gas station that's not an accessory used to the main would require approval of a specific use permit so that that would come back to Planning and Zoning Commission for consideration when they're ready so that you have an opportunity to see if it's appropriate in the location. So were you looking at standalone to add this condition on a standalone? Because an accessory, yeah, it would be a standalone one.

Yeah, yeah. So it would have to... Okay, I get it. So if we were to go that route, we would need to...

provide some language that stated something like the two that were attached to the big boxes, this would apply to a third standalone. The potential of a third standalone would need to come via SUP.

It might be the third standalone would require an SUP.

Yeah, third standalone would require an SUP. Deb, what you got to say, girl?

I'm totally fine with that. Yes.

Okay. Well, with that discussed, is there any more discussion, comments, or questions? Or do I hear a recommendation from anyone on the commission?

Well, I'll make the recommendation if you'd like. I'll make a recommendation to the town council that we approve in item I3, ZPD 26-0061, that we accept with one provision and that with the third gas station would require an SUP.

Second.

Just a quick question. Does that need to specify third gas station standalone?

Yeah, I guess you could say a non-accessory gas station, but I think the third gas station, I think that's okay. I think given the context.

Okay, Commissioner Gilmore, would you agree to that in terms of a modification?

I'd agree to that.

And we have a second. Laurieann, can you please call the roll?

Commissioner Fitzpatrick? Aye. Commissioner Jackson? Aye. Commissioner Gilmore?

Aye.

Commissioner Langley? Aye. Commissioner Bayek? Oh, sorry. He's recused.

He is recused.

And on that note, I need to go get him.

Yes. And that motion passes.

As soon as he comes back and we'll do that.

Okay, time's 8.07 and we are gonna take a short break before we come back for the working session. The time is now 8.18 and I call this work session to order. As a reminder, work sessions are not public hearings and the commission cannot take action. Public comments will take place after the staff and the applicant presentations. So we'll now discuss MPA 25-0008 and ZPD 25-0009, Cottonwood. Presenting is Chuck.

Mr. Chair, members of the commission. So general location of the property, located between Dixon and Justin, and currently the zoning on the property is a combination of agricultural district and I-1 industrial. This is a work session that's been triggered because it's over 20 acres in size, it requires a master plan amendment, and it has more than three exceptions, modifications, or waivers. So as far as the master plan amendment portion of this, the existing master plan category, so the boundary of the property's in this blue line, and you can see that the northern portion of the property currently has a land use category of commercial or industrial uses, and the southern portion has an office uses designation. The proposed change, would be to shift some of this commercial industrial to this red, which is retail. The office portion and some of the commercial industrial, well, mostly the office portion that is to the south would shift also to red retail uses. And then the purple would be, some of it is currently commercial, industrial, and that would be retained as commercial industrial uses, and then there'd be an additional portion that would be included in that category. So that's the master plan amendment. First look at the conceptual site plan. So it's a large proposed development that includes, at this point, at least 24 individual structures. The uses include quick service restaurants, general restaurants, amusement, recreation indoors, an office showroom warehouse, which I know the applicant will talk more about that in their presentation. We're working on kind of how to define that use right now. Retail, obviously, gasoline sales, and what's called a wholesale membership retailer, which is defined, and that's this building right here that's over 160,000 square feet. Medical office as well. So your quick service retail or restaurant is located along Justin Road and Then you have a kind of a band of what we're calling these office showroom warehouse uses that are Maybe office showroom warehouse plus they're gonna kind of have some different components that the applicant will be discussing a little more detail and Block D is that wholesale membership retailer. And they're kind of standalone in a sense. And I'll get more into that in a little bit. But Block D is kind of standalone when it comes to some things. The blocks that are down along Dixon include other quick service restaurants, retail. There's a fuel station that's associated with the large retailer. Then you have another mix of uses that are basically the way the zoning's gonna work is you're gonna have R2 district base uses on this northern, northeastern retail portion. The band down the middle that includes this portion here is gonna have a base zoning right now of C2 commercial. And then the remaining retail that fronts along Dixon and the large retailer would also be R2 as a base zoning district. Something to note here is that as has been approved for the thoroughfare plan, there is a connection that goes between Dixon and Justin. And this will be the, it's also gonna be called Wyburn Drive an extension of wyvern to the south except this section is a minor arterial Herb urban arterial that that has Instead of it was that when the traffic impact analysis was done it was Basically it was it worked with the normal 60-foot collector right-of-way, but now I guess there was some concerns we didn't want to improve that, so the applicant has agreed to a 70-foot right-of-way with four lanes for this thoroughfare that runs north to south between Justin and Dixon. Something else I can point out too, while we're looking at the site plan, is that a couple of things that they're asking for in association with the large retailer is they would like to have temporary seasonal sales in this parking area here. And they've written a definition for that in their proposed standards. And they would also like to have outdoor display just in this section here where the main entrance is to be able to display certain products there. Pictures looking to the south at the property from Justin Road and looking towards the southeast. The subject property in the foreground, this is further into the subject property. And then from Dixon looking towards the north, and this is the LISD property. that is southeast of the subject property. So this, as of today, this is no longer a concern. I know this was in the staff report, so I wanted to make sure to bring this up. We did have some concerns about a couple of uses that were not currently allowed within RT zoning, and the APCA is no longer interested in pursuing those uses, so they pulled them off out of their proposal. They won't be pursuing the kennel with outside runs or pens or an extended stay hotel. They're off the table. Other modifications the applicant is requesting that there are certain uses that normally require a specific use permit be allowed by right and There's a parking deviation. So the way the parking is going to work is proposed is you've got that block D, which is the large retailer, that's going to be standalone. And they are going to have cross access to the remainder of the development, but not cross parking. The parking would be within that large retailer, within their property boundary. It would stay there. The remainder of the Cottonwood project did two different parking studies. One parking study for Block D, the large retailer, another parking study for the remainder of the property. No cross-parking, just cross-access. So when you look at the parking study for the large retailer, they do exceed the 20% allowed deviation. The max, I believe, was $7.98 that would be allowed, and I believe they're at $8.98, so they're 100 spaces over that 20%. The remainder of the property, the Cottonwood parking study, they came in at a number that is within the 20% allowed deviation. So their total numbers for all those uses, they are not needing a deviation. They're within the 20% boundary on either side. And another modification would be that This again applies strictly to the wholesale membership retailer. They're proposing to use up to 90% inorganic landscape materials on their lot, in their parking lot. And as you heard earlier tonight, the max in the code is 20%. So that would include things like artificial turf in the parking lot median areas, as well as rock and other inorganic materials. One of the other things that we're working on with the applicant right now is, as you're aware, the code was recently amended to provide options or really requirements for a developer. When they exceed 20% required parking, there's mitigation requirements that kick in. You have to choose at least one of the first two, which is the increased bioretention or permeable or porous pigment. Then you have to choose at least one of the other options in the menu. As of today, the large retailer hasn't chosen any of these options. So as we speak, it's a modification. They may be working on that. They may be coming back with something in the future and may consider complying with this section of the code. It's just a look at the landscape plan and you can kind of see a couple places where they're showing the artificial turf and rock within the parking lot. Because Wyburn Drive is an arterial, it does technically have, when it runs north to south through the property, It technically requires a 250-foot spacing requirement between driveways. And obviously, Wyvern's going to feed lots of different tracks and pieces of property. So there's a few places where the spacing gets down to more like 50 feet. So they're going to be asking for... It's a technicality, really, that they need exceptions because Wyburn is the main street through the development. Again, it feeds all those different tracks on both sides.

This number six, I think, is coming off.

I think we determined that if they're able, they're working with LISD to get an easement for drainage. And if they do that, then there won't be any need for an exception. They're asking to not bury overhead power lines along both Dixon and Justin, and I believe that's already been approved along Justin Road. It doesn't meet the requirement of being at least 1,200 linear feet. Elevations for certain buildings will come later, and there'll be amendments when they come in once those elevations have been determined. And I'll show you the elevations that they've provided so far. Potential modifications for signage for the wholesale membership retailer at the accessory fuel station. And then modifications to the urban design plan, a meritorious design exception. We consider the red banding that is a part of the large retailer to be... Franchise architecture and so they want to obviously keep that red banding so they'll need a meritorious design exception for that They're also on two on two facades the north and the west They are not providing articulation and their materials are over 20% the metal the ribbing that they use doesn't meet that 80 20 percentage for materials and They're also asking for a waiver to the roof pitch for buildings that are 15,000 square feet or less. These are the other elevations. You can see the south meets the articulation, the materials. And then on the west and the north, I mean, those are elevations. Essentially, the north elevation faces other industrial and warehouse-type uses. And the west elevation essentially faces the backside of Lowe's in that shopping center. So when it comes to an overall unified design theme, we're working with the applicant, but I think we have some work to do. These are the elevations that they've provided so far with the large retailer at the top. This is a standard kind of multi-tenant retail elevation. And this is a quick service restaurant. And then we've got this office showroom warehouse hybrid use that's at the bottom. So this is something I'm sure we can work with the applicant on, but we'd like to get all of these different types of elevations to have some cohesiveness in terms of materials and color. So these were the items for discussion I had in the staff report. I've pretty much covered all this. When it comes to traffic, the traffic impact analysis was done. I believe the final version came in today. I'm not going to get too far down into the weeds, but obviously we're here to answer questions. But I will say that what the TIA does recommend, it basically splits it up into two phases. There's like a two-year phase. Outlook and there's like a five-year outlook. There's a whole series of improvements that are recommended that be completed to help with the traffic that will be Coming to the site one of the there's two two lights that are being proposed one would be at the intersection of 407 and tartan trail to the north and And there would be either a roundabout or a light recommended for the intersection of Wyburn and Dixon. And there's about seven or eight different intersections around this area where they're looking to add additional turn lanes, right turn lanes, left turn lanes. There's a whole lot of improvements that would be proposed as a part of this traffic impact analysis. Tree survey, they will need to go to ECC. I believe in terms of numbers, what I read was there were 78 specimen trees on site and 31 of those would be proposed for removal that would need to go to ECC. Again, this is a work session. We're still reviewing things. Still kind of going back and forth, so a lot of these numbers I'm talking about tonight may change. Better look at the concept plan. Let me see if I left anything out. I think that's all I have. I'm happy to stand for questions. The applicant has a presentation as well.

Chuck, I got a question about the proposed, I mean, there's a possibility of either a roundabout or just a standard four-way light there. What are some considerations? I see that Matt's in the house. I mean, is there like maybe some land purchase that would need to be done from LISD or some kind of agreement or what kind of variables are we talking about

to make the roundabout happen? Yeah. Defer to Matt.

Or Bob. We would have to have an agreement with LISD. But until we know exactly what is going to be built there, whether it's a roundabout or whether it's just the road, we're not going to be able to get the drawings to know the property we need to acquire. So we kind of, you know, we'll definitely have to get something from LISD, but at this point in the design, we don't know what.

Maybe this is an odd question, but what determines the timing of this work session? Why are we doing this today versus in another three or four weeks? Because it seems like there's a lot of stuff that's still up in the air. So we could sort of sit here and talk about some of the TIA study things, but it sounds like that was very recent, so it's probably going to be responded to.

I don't think there's any magic to it, it's just, we're looking at the calendar, we're projecting when, in this case the applicants came through with their third snow, so we've done three reviews, we feel like, Things are coming together in terms of what this plan is going to look like. In terms of the readiness for a work site, we felt that this was definitely ready to start. The whole point is to get put this in front of you and start getting your feedback, let you ask questions, let you start giving feedback that'll help. Yeah, I guess that makes sense.

The alternative would be wait till way late and then it's too late to have any feedback, right? So I guess it's just a balance. Okay.

So we've definitely removed the extended stay and we've removed the dog kennel. What was the kind of behind the dog kennel? Is it a noise thing or?

In terms of why it got removed, why it was proposed in the first place, I'm going to defer to them. We just had concerns because the use, there's nothing necessarily wrong with either use. It just wasn't permitted in the base zoning they were proposing. So we had concerns about that. Got you.

Chuck, I thought the parking study was interesting. I think I was picking up what you were putting down. Have you done the math where if you combined the whole site, what would a parking study look like if you used those same numbers combined? Would it be within the 20%? Okay.

What would it look like if we did a combined one?

Yeah. If you accounted for this entire center and then combined all the uses. Right.

I think, honestly, just in terms of numbers, I don't think you'd be too far off. When you look at the overall parking study, the 20% deviation allowed up to 1655, and they came in at 1588 spaces. Yeah. So if you're 100 over on block D, you're still a little over, but not too far off.

Right.

And your question, the numbers you were just sharing, that was like with block D and block E, a cumulative total?

Yeah, I was just wondering if the study was combined and you just added all the totals, what would the entire product look like?

I know there's a lot of distance between those parking areas as I'm looking at this proposed design.

But...

It did cause me some concern. You were briefing that the proposed use 90% inorganic landscaping materials. That's for the wholesale. Up to. Up to 90%. Right. I'm assuming that as we're looking at more planning to be done and such that we may get a better number in terms of what that exactly looks like.

Yeah. Again, I better let the applicant address that. I'm sure they're ready to answer that question.

Okay. Okay. And I'm assuming the applicant will also be able to talk to us a little bit about their justification in terms of the numbers that they would be considering for those parking spaces.

Yeah, and I'll let them answer too, obviously. But their individual parking study was interesting because they really did dig into what makes this use a little different and why you may need more parking spaces for a use like this for example the shoppers tend to spend more time in the facility than they would other, like a grocery store. There's some really good points I think that were made in their parking study that I'll let them elaborate on.

Yeah, I can appreciate that. That also has a secondary impact I guess on the traffic study as well. And one more time, can you just tell us where we are in terms of the hard numbers of that analysis?

The traffic impact analysis, the final version was turned in today.

The sign sealed traffic impact study was finished in the end of June. And then we had the latest updated study in already. Yeah, I know.

That's something I would be interested in getting into a little bit more, a better understanding of, particularly when it looks like that main arterial we're talking about having some real issues with minimum spacing. Instead of being 250, it says around 50 feet.

In places. That's the minimum.

Is this why burn drive you're talking about? Okay.

I'm sorry, I had my mic on. I think it's primarily on Wyburn Drive, but I thought the diagram we saw also showed some other feeders coming in off of Dixon Lane.

Chuck?

Typically at the Costco's I've been to, parking spaces are extra wide, much wider than usual parking spaces. Has that been accounted for?

You're referring to the large or the wholesale membership retailer?

I'm sorry.

I apologize.

It's a Costco? Yes, for Block D1.

That's a good question. I can't remember off the top of my head if the spaces are wider. I think the applicant can catch that one as well.

so they're foot wider than typical i'm sorry a foot wider and two feet deeper than typical thank you i've got some feedback on the um can we go back to that slide that shows the parking kind of like if you have to choose either a or b you remember that one This one? Yeah, that one. I was just wondering what the others, my just kind of first swipe at it is I'd like a combination of A and B. What do others think? Or do you have any opinion?

I mean, would this be the first application we've had that we'll be applying these mitigations, I think?

I don't remember seeing one.

I think so.

Well, this just came before us not too long ago.

I thought we had a discussion about this related to the HEB proposal out in First Ranch.

I don't think we'd established this.

Well, we started talking about some of the options, though, I think. To your point, I think that's the first formulation of it, but I think we actually had extensive discussions about what we might want to have there.

But I think this also will be an important thing for us to take a look at.

Yeah, agreed.

Mayor Mrakas, The other thing that I appreciate is still under discussion and you mentioned in your brief is trying to come up with a more unified design thing something I think you talked about greater cohesiveness and design something that's a little bit more adherent with our our town urban design plan agree with that. Mayor Mrakas, So. Mayor Mrakas, i'm sorry.

I was debating if I was going to wait for the applicant to come, but I think I'll go to you first. Can you go back to the last slide that you were on that showed all the entrances and whatnot?

Sorry, say that again?

It was the last slide that you were looking at near the very end of your presentation. Yeah, that one I believe right there. So when we do a TIA, does it look at traffic flow or anything of that nature as well in terms of how they want the traffic to move and all that?

What exactly is the question?

When you're doing the TIA, do they look at traffic flow in any capacity in terms of how traffic should be navigating down certain streets, surface streets, which direction they should go or anything of that nature?

Yeah, every TIA does a distribution for various, whichever direction surrounding the development.

Were there any recommendations in terms of how traffic should flow around here, especially when you consider the neighboring adjacencies with the LISD property directly to the east and then to the south you have the Wyburn development for the seniors and stuff like that. Did anything come about at all with that?

I mean, the study showed, the traffic went to 407, it went to 2499, and those are your major arterial streets, so it did, push the distribution towards those two roadways.

Okay. And then when you look at with their parking that they have as well, and the timelines in terms of the, that they said that there would be their higher traffic times, like, you know, like, so for example, Sunday, it's at like three o'clock. And I think on Saturday it was like 1030 to 1230 or something like that. This is how much does the traffic impact look at that as well?

it looks at your during the week a.m. and p.m. peaks, because that's where the other traffic outside the development is highest.

Thank you.

And just for clarity, the finding of that TIA with analysis of all traffic currently exists, weekends, weekdays, peak traffic times, and the anticipated additional traffic that would be caused by this was something that we would have the capacity to handle without, you know, adversely impacting the communities and traffic significantly.

The study did come up with a number of recommendations that needed to be done there's some additional work at 2499 and and Dixon to handle some of the traffic obviously the traffic the new two news traffic signals would be obviously additional something that needed to be done to handle the traffic the look at the between an urban collector and an urban minor arterial undivided was something else that was looked at that came out of the the TIA that needed to be done to help to handle the traffic that's why we went from that two-lane cross-section to the four-lane cross-section

And, you know, in the past we had peak load issues, but they were just peak loads like Friday night football games scheduled at Marcus. It impacts Dixon pretty heavily. But those are peak loads and rare. They're probably, what, six times a year.

Yeah, it didn't get down to that fine of detail to determine the interaction between this property and Marcus.

Any other questions for Chuck, or are we ready for a presentation by?

Probably the presentation applicant.

All right, very good. The applicant would like to come forward.

Thank you, Chair. Thank you, Commission. My name is Randy Rivera, a planner with McAdams in Louisville, Texas. Thank you, Chuck, for the presentation. I will try not to repeat. We have a group of people with us tonight, and I do want to introduce them so that you know who the experts are to answer these questions. They're very detailed. But first, I'd like to give the property owner an opportunity to say a few words before we dive into the rest of the presentation. This is Grant Callison, the property owner of Cottonwood Development Partners.

Thank you, Rand. Good evening. Chairman and commissioners and town staff, I'm gonna keep my remarks brief tonight, give a little bit of introduction of who I am. We're very excited about our users and the plan that we're gonna present tonight, or what Chuck presented. We're gonna present a little bit more and answer some questions, but leave as much time as possible to our users and those with us and let you guys. ask questions. But thank you for your time this evening and the opportunity to present our vision for the property. I'd also like to thank town leadership, the planning department, and the many staff members who've worked with us over the years to help shape the vision for this property. For those of you that may not know me, my name is Grant Callison. I'm with Cottonwood Development Partners. My family has owned this property for and operated businesses and been a part of the Flower Mound community for over 40 years now. So we're excited to be here tonight. Over the last seven years, we've been working to create the right plan for these 85 acres. There's certainly been a few starts and stops along the way, but we've remained patient and committed to working with the town to identify the right mix of users that makes sense for the property, the community, and the town's long-term growth objectives. We're especially excited that several of the users we're actively working with are businesses that rank near the top of the town's residents' surveys regarding retailers and restaurants that people would like to see in the town. You're going to hear from Costco tonight, who consistently ranks near the top of that list. And we hope to be in a position when we come back here in a few weeks to announce a few more that we're working with. We're excited that, we think the town's gonna be excited that a few of those that have been on that list for a while, hopefully, will find their home on these 85 acres. We're proud of this plan that we're presenting tonight and appreciate the partnership and support of the town to bring us to this point. And I'll turn it back over to Randy for the rest of the presentation. Thank you.

Thank you, Grant. Okay, so here's just a summary of the team that we have with us tonight. With Grant on the Cottonwood side is Pate Barnes. And then with the Costco team, we have Brian Whelan, who's representing Costco. We also have their architect, Carolyn Jones. We also have their landscape architect, Kyle Schellhorn. And also their parking engineer from the Kittleston firm, that's Christine and Gracie. And then with their civil engineers, Middleton and Associates, Matt Haskin is also here. Pelican is the column, the third column over there. That's the office warehouse plus that Chuck was alluding to that we're going to talk about tonight. And with us, they flew in Drew Thigpen and Tillman Herring, and then the McAdams team there on the far right. All right, just a brief timeline of events. Our first submittal was in November. And the TIA was started in December. And we had some drafts, like Matt was saying, throughout the last several months. And so yeah, that final TIA was this summer. And then here we are tonight with this work session. And we still have these tasks to do ahead of us. And I think this is good timing before we make hopefully the fifth and final submittal with the input that we received tonight. All right. The site characteristics always want to start with demonstrating what's on our canvas and what we're working with. So the high point is 407. There's about 48 feet of fall when you go from 407 down to Dixon. So it does generally drain to the south. And there is a dividing line right here where some of that drainage is to the southeast, sorry, southeast this way, and then the southwest. And then here's some pictures as well. And the thoroughfare plan, this was when it was updated to the 60-foot collector, which will be updated again for the 70-foot arterial. Zoning, like Chuck said, sorry, not zoning. This is the master plan future land use. Taking that campus commercial industrial off of 407 and turning that into retail and then basically taking this portion and putting it down here away from the arterials. And extending the retail from 25 to 9. to hug around on Dixon and up on 407. And then here is our zoning, which is consistent with the other power centers that are over here on 249 and 407 with R2 in the front and the C2 in the back. And I outlined this area, which is that band that Chuck talked about as that office showroom warehouse area that I want to talk about with more detail with the Pelican team and this board. All right, I'm gonna zoom out and we're gonna look at the rendering here and the context of the area. We know this is a very, Very healthy retail area to over 200 2 million square feet of retail storefront at this intersection of 407 and 2499 And this is the 86 acres and just how it can you know fits in here with the wholesale retailer tucked behind the lows and the best buy And then as we go along Dixon the blue asterisks are meeting openings that are currently there today and then the yellow are the access points along those corridors that we would be utilizing and adding. And so that's what that is showing. And then along Dixon, you know, Chuck talked about those uses there along that corridor. And then as we go up Wyburn Drive, The office uses or retail uses a combination of that here. And then this is that office showroom warehouse, and I'll talk about that. And then another, some more QSRs up here on 407 that we're excited to be able to share at some point who those are. But then another box of retail here, probably more like a fitness type gym or something like that. So, you know, Wyburn on the thoroughfare plan, Wyburn, lining up with Tartan is important. That's where that signal is indicated from the TIA and how it wiggles through here and hugs our east property line and then curves over onto the LISD property on top of their existing fire lane. So there will need to be a coordinated effort with LISD. And we, with the town, have been working with them and hope to pick up those conversations now that school's almost back in session and the board is reconvening. But it would change their access to their parking area and lining up with that meeting opening there and then eventually Wyburn at some point would continue south to 2499. And so this arterial is a rerouting or another route option from folks who don't want to go to this intersection. And we know just this intersection has gone through some improvements recently and it has helped adding turn lanes and things like that. But there is a lot of traffic that converges here. And so this having a four-lane road does help alleviate some of the congestion at this intersection. And I think it's a good option for folks who want to avoid the intersection can use this. And then, you know, we talked about the site Topo and how it generally drains to the south. And we're like, well, the ponds are here sort of in the center. There is a kind of a bowl, if you will, in the center. And the location of these retention ponds would serve as regional detention for the entire site. It's also where the more heavily treed area is located. And so it's a very good location to turn it into usable and activated open space with trails, saving as many specimen trees in this area. And eventually, the drainage from these retention ponds would drain south. There are several culverts under Dixon. I think there's probably three or so. I think it's like one and then something over here and then this one over here. But it eventually does drain to the south on this site. And so we would detain there and turn that into amenity. And the types of folks that Grant is talking to, they like this area. They would like to be able to back up to that space and use it as part of their experience that they would offer their patrons. And then looking at the concept plan here, the red areas are the retail, the magenta is the commercial two. And that just shows kind of where those are, how they overlay onto the site plan. And that over here on 407, we have another access point that we're proposing that would be a write in, write out, because there's currently not a meeting opening there. And I don't think there can be. It wouldn't meet spacing requirements. So there's three access points on 407. and then 4 over here down on Dixon. The town's trail map indicates from Wyburn, I think it's on the east side of Wyburn currently, is a 12-foot trail. And this would be extended to come across Dixon and across Wyburn, and it would go on the west side. And the reason we chose the west side of the Wyburn Drive extension is to not put the improvements on the school property and impact their parking and their baseball field. And then the 12-foot trail is also required along the north side of Dixon. So it would go here to the Best Buy Center and then also along 407 there. And then here are the six-foot trails around the ponds in the center. And then there's this third pond here. This is where we previously thought we were going to need lot-to-lot drainage when water is released from this pond to go into this creek for the school property. But if we were able to get the easement, we would not need that exception.

Randy, can I stop you on that slide? Yes. I'm sorry. I figured you might want to rather get this question now than later, but Um, on the, so eastbound Dixon, those, those four X, well, actually let's just take the three access points before Wyburn. And I think I've looked at Google maps and one or there's one or two left turn lanes, but those will all be left turn lanes. And then will you all, will you have a D cell lane going westbound for all three of them? Okay.

All right. I have blow ups of that in here too.

Okay, sorry.

Yeah, I was anticipating that being a question, but that was, those are part of the recommendations from the TIA. All right, showing the different, Building uses based on kind of what Chuck was talking about but looking at that just broken down into different categories and the total square footage. The red represents the retail office uses and then that green is that restaurant and QSR and then the wholesale retail is the 168. So in the center band is what we're calling business flex commercial. It is kind of we're expanding a little bit of that office showroom warehouse and We'll talk through that here in just a second, but I think the term business flex commercial really captures the intent of this user or this developer and the type of tenants that they're seeing, and so I don't want to get too far ahead there. But total building square footage is just over 600,000, and it's broken down into these use categories for the purposes of the PD, the regulations, and the parking. And so with that, I would like to turn it over to the Costco team because I think we're all excited to hear a little bit more from them. So Brian Whelan with Costco.

I guess it's not a secret anymore. We were never trying to keep it a secret, Mr. Chairman. members of the commission staff. My name is Brian Whalen. I manage site selection for Costco. We're very excited to be here. We have many, many members in this area who have to drive out of town to go to our facilities. So opportunity to serve them better is really important to us. I'm going to try to just really quick touch upon our business. I think most of you are likely familiar with Costco, but I think aspects of our business actually tie into planning issues. Someone touched on longer shopping trips and such. So real quickly, I know it's late, I just want to touch on some of the unique aspects of our company. So we are a membership wholesale club. And what we try to do, we operate differently than most retailers. Our buyers are charged with getting the highest quality product in any one product category. We buy a whole bunch of it, and then we pass that savings on to our members. So we have a great range of products, but we have limited depth in any one product category. I like to say if you want to go by ketchup at Costco, you better like the kind we have because we're going to have one kind, and it's going to be one size, and we think it's going to deliver the best value to our member. HEB probably has 100. if you have different sizes, different varieties, what have you. So our business is much different than a traditional retailer in that regard. develop those best and deliver those best products that our buyers think serve our members best and then bring that value to the consumer. And we are a small business wholesale provider, which is another big differentiation for us. The company is named Costco Wholesale. We were started as a wholesaler in the Seattle area where we did not have a retail presence. And to this day, wholesale is a big part of our business, particularly serving small businesses who are too small to have a traditional wholesaler deliver to them. Daycare centers, some convenience stores, lots of offices, certainly restaurants. That's why you can buy 20 gallons of canola oil and you know, 40 pounds of rice. Those types of products are sought out by small business, our small business members, and they're a big part of our overall business proposition. We typically have 3,000 to 4,000 SKUs, different products, in our buildings. Again, HEB is an example. I would imagine they have over 150,000. And that's really because we have great breadth. We sell diamonds and steak and tires, lots of different things. But we have no depth in each product category. So it creates a much different type of shopping experience. And then we're most proud of the fact that every year our members get to choose whether we are doing a good job or not. And 93% of the folks that sign up with us become members renew every year. So when you think about folks that move and life circumstances doesn't allow them to renew, we're very proud of that number. In fact, it's been increasing every year for many, many years. Just real quick, in terms of the economic impact we would have to the community, we would start out with about 175 employees. That would grow as our sales grow. Typically, when we're new to a community, our sales grow rapidly in the first five years until we get to a level of maturity. Very proud of how we treat our employees. Our interlabor cashiers make $21 an hour. Our average hourly rate is almost $28 an hour. We have built-in bonus amounts for our employees such that a 10-year service clerk makes about $73,000 a year. I've been doing this for 25 years at Costco and had the fortunate experience to work with both of the founders. From the day I met them, they said they were trying to build a A business forever and not to flip it and they wanted careers for the employees if you go into many of our buildings On the west coast you'll see lots of banners on the wall with our 25-year employees. So people stay with us Our turnover rate after one year is about 8% The average retail turnover rate is 60% That's not altruistic. It's that we want to make sure that we don't have to retrain our employees, you know, we have lots of great service from those employees, and it's just good business. About 59% of our employees are full-time, 41% part-time, and both full and part-time employees are eligible for benefits. We're quite proud of the fact that 97% of our eligible employees actually take the benefits. Many companies will have benefits, and a lot of the employees won't take them because they're too expensive and not very good. But 97% of our eligible employees, and eligible employees are those folks that have been with us through the grace period, three to six months as applicable. So really proud of how we treat our employees. And then lastly, big picture-wise, I just thought I'd touch on this that you might find of interest. This is just a little demographic analysis of your community. Our demographic system is showing that last year you had a population of about 81,000 And the big numbers on here are that of the households in Flower Mound, 52% of the households are Costco members. And last year, they drove out of Flower Mound to a Costco 339,000 times. So we love you guys, but we want to get closer to you. Those are big numbers from our perspective. You may know that Costco, we're very high volume. The average Costco does about 285 million in sales. We estimate that right now you have about $150 million in retail leakage just from sales that would come here immediately because this Costco would be closer to our existing member base. So beyond the employment, certainly the economic benefit of our sales tax generation would be something that would be big for the community. And then this is our site plan. Much has been touched on the details. I'm just going to walk through this real quickly. Some of you may know how we operate. This is what we call our corner entry. We have only one point of ingress and egress to our facilities. And this is very prototypical for us. Some of our oldest facilities don't have this luxury. But this fanning the parking around both sides of the front door really makes for a much more efficient layout. Anybody that goes to Louisville knows it's not great. It's a very difficult parking lot to navigate. So this is very optimal for us. It was mentioned earlier, we do put in 10 by 20 parking stalls. In addition to that, the distance between our stalls, the trees, if you will, is longer than typical. We put in 64 feet, so it's easier to back in and out, not only to get in, but to back in and out. There's more room to navigate. This is our fuel facility down here. We don't call them gas stations. There's no C-stores attached to them. They're for members only. So in our world, it's a fuel facility. Most of our members get fuel before they go shop. So we really like the way this lays out because someone was asking about the turn lanes. There's a long queue lane on Dixon here. So folks can come in here, go left, make an easy right, and then they can get back out and navigate back into our parking area relatively easy. So again, this is really a really nice prototypical layout for us such that we think the flow will work much better than maybe you experience at some of our nearby locations that you may have seen. From a traffic perspective, we have our professionals here, but just some questions that were asked. You know, we don't open to the public until 10 a.m. in the morning. We do open for our executive members now at 9. But what that means is we have virtually no a.m. peak impact. So staff was mentioning earlier from a traffic perspective, we have a lot of traffic. I'm not suggesting we don't. But relative to when our traffic occurs and when our peak traffic occurs, Because we have that later opening, we're not really impacting traffic in any meaningful way at the a.m. peak. And then someone also mentioned that you shop longer at Costco. Typical Costco, you don't go there for a gallon of milk. Typical Costco shop will be about an hour for our members. So if you want to go to Costco, the best time to go is at 5 o'clock because most people don't stop in there for a convenience trip on their way home from work for milk or any kind of convenience product. Our busiest times, Monday through Friday, are noon to 2, and on the weekends, they're noon to 4. And we do have a heavier percentage of our sales on weekends, as you may suspect, than we do during the weekday. So some interesting things as you dig into the traffic study and try to think about how our business works and how that may impact traffic, just to keep in mind. So unless you have any immediate questions for me, I was going to turn it over to our technical folks at this point. Sure.

What time do you close?

Monday through Friday we close at 8.30, and on the weekends we close at 6.30. Our fuel facility stays open an hour later on both. But, yeah, we're not a 24-hour operation. It's a shorter window. I should have mentioned that. I'm sorry. Thanks.

When you go into an area like Flower Mound and you're planning your store and let's say the area doesn't currently have liquor and wine sales, do you always kind of afford some kind of scalability in case that does happen later?

Well, I don't think we have any in Texas where we don't have beer and wine sales. But the square footage of this building is the same size of those. We build the same building everywhere. So in Chicago, where we have liquor, it's the same size building. So if they would ever change the law such that we could sell that, we would accommodate it. It's interesting, we don't have many skews in those categories. We're the largest fine wine merchant in the world. As an aside, nobody sells more fine wine in the world than Costco. It's defined as bottles of wine that cost at least $20. We try to appeal to a more fluent consumer. But we don't have many skews. It's the same kind of thing. If we would sell liquor, there wouldn't be much depth in any one category. It would just be, you know, breadth of categories but not much depth.

I think what's important to remember is like Costco is not like a big grocery store. You go into a grocery store and a lot of what a grocery store sells, there's no sales tax on it. Whereas you go into a Costco and there's a lot of stuff that has sales tax on it. and that sales tax helps our parks and our police and fire and streets and stuff so i'm not trying to do your job to sell costco i'm just trying to point out the importance of tax revenue for things that keep going it's good no i mean i it's it's a really valid point you know these but the technical things are important too right it's

The questions you have, we have for the developer. The perfect site for Costco is if we could go have our site by ourselves, and we don't have to worry about anybody else around us. So the things you're worried about, about the stuff that happens around us, we're worried about. So this process is important to us to get it right. And if we don't get it right, the whole economic engine doesn't work like it should.

Well, I have one question, and it's related to traffic. When you restock your store, is that off hours?

Yeah, good question. So we're much different than like a grocery store, and that is that we deliver almost all the products we sell from our own what we call a depot. We have a cross-docking depot south of Dallas that serves – big part of Texas. And what happens there is all of our vendors come bring products on one side of that depot, and then it gets put onto trucks on the other side of the depot, our own trucks, that come to each one of our, we call them warehouses, rather than stores, would come to Flower Mound. So the deliveries at Flower Mound would come from our Dallas depot. From our trucks and because we don't have a backroom Most if you're familiar with us. We have the warehouse racking in our facilities So we don't put product in the racking when we're open It's just too dangerous So those those deliveries come early in the morning before we're open and they get put it they get put in we call it to steal By our own truck so we can do we can control when they come to make sure that that process is managed and A grocery store is going to have the bread truck. They want people to come put stuff on the floor for them. We don't do that. We want to control all that ourselves, which limits the amount of deliveries we'll have. We typically have about 10 deliveries into the warehouse and four fuel truck deliveries.

And my second question to that one, the time of day that they usually deliver it?

Yeah, they start early in the morning, like 5 in the morning. Prior to the 8 o'clock traffic. Correct. Yeah. Yeah. We need them out of there before we open.

And I assume most of them, 18 wheelers or such? Yes.

Yeah. Can I get you to clarify 10 deliveries and four fuel deliveries per week per week?

uh daily daily 10 10 daily and four fuel deliveries daily yeah okay thank you um i had a question um i loved your presentation i think you know everything else aside costco has a great business model and You know, and I think you proved that out. One question I had was going through the material is that there's going to be a POA and the wholesale warehouse was not going to join it and I was just curious about why that might be so.

You know, because what we want to maintain our own facility. So you've got property owners associations or something. Yeah, we want we want to maintain our own facility. We will maintain everything on on our property. We will contribute to the cost of the drainage which we share. But the property owners associations, when there's many, and the issues are, we're very selfish to make sure that we can control our own destiny. We just don't like to have that many people in the decision-making process when we are kind of separate down here in this southwest part of the project. So it's really just from a management and control perspective.

Great, thanks.

I've got a question that I'm going to get asked when I get home. What time or what's your estimate for having the facility available?

Well, the developer, we need to have them. I mean, are we talking about years? Well, we would like to open this. We have it on our rollout plan for May of 28 would be an opening date. We're hoping we can meet that. As you can see here, there's a lot of moving parts. But the sooner the better for us.

And then I have one question. Again, the developer may be the right person or one of the other members of the team. But 900 parking stalls. And I think probably like everybody else here, I've got my fair share of experience going in and out of Costco. That's a lot of covered space, whereas right now we've got open fields. What's being engineered in terms of runoff and the ability to manage that and to mitigate the negative consequences in terms of environmental impact?

Yeah, I'm going to defer to a technical focus on that, but I think because they have that large facility in the middle, I'm going to let them explain it all. They can... run the water through there and make sure it's clean and all of that. Fair enough.

That's a good cue, a segue cue. Kyle Schellhorn, Kimley Warren, landscape architect. Again, great segue into how are we mitigating the excess parking, right? We're providing over 100 extra On the concept you guys see on your screen, we have introduced a bioswale on the bottom right corner on the plan, the southeast corner. It runs north-south along the east drive. So with that, again, we heard the new code come into play about how do we, again, include that access or include the drainage. So with that, bioswale feels like the best option for us and tries to really account the needs that we see for the site.

What about any of these permeable surfaces? I know this is like a giant parking lot, but I actually came across one of them recently and it wasn't their full parking lot. It was like sections of their parking lot, like big rectangular pieces of it, but not the entire thing. What are your thoughts on anything like that? I'm definitely wanting to mitigate some of this.

Of course. I think it really comes down to maintenance, in my opinion, where the maintenance of a porous surface tends to crumble maybe a little bit more and has a long-term maintenance effect that you need to be aware of. whereas our advantage with a biosphere or any sort of vegetation is, one, you're always going to have eyes on it. So, two, with that, it's going to cause us to continually have improved maintenance. You know you're going to get a quality product on the front end. That being said, again, there's two options on the table. For this particular site, we feel that with the biosphere on that bottom right corner pushing our water to the east is going to actually complement the pond as well.

I mentioned, Ed, your concerns about this are not unique. A lot of communities have this same question. At least on one of my other projects, we are testing using that permeable asphalt.

Yeah, I understand it's becoming more and more common that people are using it more. And I think, you know, you guys would be a good partner because this is such a big parking lot. Understand, you know, win some, lose some. But that sure would be a win if we could, you know, even if we did like a couple of sections of it somewhere.

Yeah, we hear you.

Along the same lines, I know you saw the graphic and probably tell them stats already talked about the parking mitigation measures that have passed here, particularly for the parking lots like this that are exceeding what our standards are normally be. I trust that that's a part of what you're looking at, how to better employ some of those mitigation measures.

Yeah, of course. So with that as well, the other additional landscape item is provided an enhanced screening on the south side as we are again providing an overage. One of the one of the applicable options is to provide a double row of shrubs. So with that, you can see it along the entire south side of the parking bay. In addition, around the fuel bay, that would be just standard three to four foot shrubs coming in again, giving you that added depth. That way you don't have, again, cars immediately adjacent to the to the right of way.

It feels like it might be a non-sequitur or tangent, but how does this work? The developer builds this to suit for you. Do you guys do a ground lease?

No, good question. We own almost all of our real estate globally. So the transaction here is that we will buy this ground and we will, the developer, because it's efficient, because it's so big, they're going to mass grade it and put in a lot of the core infrastructure, if you will, the utilities and some of the big roads. And then we will get that site when it's masqueraded, and we will construct it ourselves, the Costco ourselves, and we will own it ourselves.

And so this is a big investment for Costco. Very large. And how many Costco's have closed in the past five years? Retail's shaky.

None. We have relocated some to bigger facilities because the sales, they were too small to accommodate us. But we haven't closed any globally. I've been doing it for 25 years. We haven't closed any globally. That's good.

I did want to bring something up, and that is that most of the big box stores are off of main thoroughfares highways, 114, 121 in the area, Costco's in Southlake and Louisville. This is very unique in that you're putting it in the middle of a town without a main providing access. Have you done this before? And can you tell us a little bit about that?

Yeah, you know, early on I met with, I think it was staff asked this question, aren't you guys usually at highway intersections? Why are you not at a highway intersection? Well, when we first come to a market, yes. I mean, we identify regional locations to enter our market, but now we're doing what we would call infill projects, you know, where we're There are all these members in Flower Mound that travel to us, and we can support the Costco without it being such a regional facility. We're able to take sites like this. We don't put up pylon signs. You know, we're a destination. You know, people know where we are. We're not going to have to put a sign up so that they can drive by and say, oh, there's a Costco I'm going to stop in. That's not our business. So this is more of an infill project for us, and we have them all over, especially on the West Coast. So what's happening here is Costco's been around for decades. 50 years now and so we have many many locations Cover a big territory I have in Seattle we put them like four miles apart Because you know it's just become part of the culture and people learn how to what we they learn our value proposition What they can buy at Costco? So we're able to put them closer and closer together And it's the same phenomenon here in the sense that you know the more people know us In the in the area the closer and closer we can put them together such that it can support a facility So yeah, we have we've done that quite a bit and it's it's more viable the more mature you get you know We've been we've been in Dallas Fort Worth since 1980 now, so it's been quite a while Thanks

We appreciate your time and patience as we ask various questions. We appreciate your presentation. And I suspect Randy's thinking, let me back up there. The night gets longer.

Yes, and there's a lot more to cover. So I was going to have Carolyn, the architect, come up and talk about the elevations for the Costco building. And while she's doing that, I was going to say, if we did look at the site overall, we asked that question, it was a great question, if we needed to exceed the 20% allowance of parking deviation. And if we, as a whole site, all 86 acres, if we lose 24 parking spaces somewhere on this 86 acres, we could still be within the 20% allowance as a whole. So if you look at it like that. But I wanted to give you that number. We ran those calcs just a second ago. So Carolyn, if you'd like to speak to the elevations.

Thank you.

Thank you. My name is Carolyn Jones. I'm with MG2. I'm the architect who works with Costco on this project and many others. I want to kind of preface by thanking staff who we've worked with quite a bit over the last year almost, I think, with our design. And most of you are familiar with Costco and know that Usually we have our kind of metal buildings and there's a lot of efficiency and reasons that we do that, like to design them that way, but we also understand the aesthetics and how important, especially in Flower Mound, that is with your masonry requirements and other design enhancements and the architectural look feel. So we work really closely to talk about how to bring that masonry into the project And still trying to make it, you know, reasonable in a couple of areas. I know Chuck talked about how, you know, a couple sides of the building will walk through that. We have kept a little more, you know, plain, kept it to our metal siding, really so we could put the money and the emphasis on the architecture on the two sides. So this is our main entry. It's, this building is quite, sometimes we bring up our Our master building, as we call it, our prototype, it's quite different than this. So really tried to play up the art canopy feature, the use of stone kind of framing the sign there and in other few areas around the around the building. So this is our main entry on the southeast corner. This is our south facade. So we've brought stone in, again, on this feature around our tire center, so around those bays. We've got two different types of structural brick that we're using here, which, if you're not familiar with, is kind of a larger module. Usually like a 4 by 12, I think Then a standard brick which works well for the scale of such a large building You don't want to cover it with teeny tiny bricks, but we really You know have hit on these two sides on the west sorry east and south side. We have met the 80% and minimum requirement, no stucco or any other stuff. It's all stone and structural brick. And then we've infilled with kind of our sign bands, sign panels, is where we use our vertical metal rib. Feel really strongly about that product. I know people say oh metal siding. I think we've heard it called a Giant connex container and stuff, but it's really you know, it's not that It's got a lot of you know, we feel good about it from an environmental perspective. It's a lot of recycled product in there, but it's also Stays looking good for many years. We have a 25 year warranty I believe from the manufacturer for that and we have found that Over the years and even you'll see around the Dallas area. There's ones that maybe we're concrete masonry blocks or other decorative features that sometimes can start looking looking a little old and stucco things like that can and we have always found that our Our metal siding really stays looking crisp and clean, you know through the year So that's kind of the feature areas where we put our signs This is the east side Building kind of same architectural aesthetic where we're framing our sign panels there and with the alternate color the structural brick it's a little more of a bird's-eye view you would get And then these are just the elevations themselves so these are the two main facades that again both both of them have 80% masonry and And then our two back facades. So again, facing to the north, that's where our trucks come, where our dock is. And then facing to the west with the backside of, I know Chuck mentioned it, I'm trying to remember what the Home Depot or.

Lowe's.

Lowe's, not close, okay. That it backs up to. And this is where we work with staff to try and balance the you know, being economical and, you know, using our preferred products and really putting the emphasis, you know, where it really belonged on those front two sides. So those are, these two sides have, I have to go look at the calculations. I believe they're about 18 to 20% masonry on these two. So we've, so the whole building, that's the part of the exception we're asking for. The whole building does not meet the 80%, but the two main public facades do. And then our fuel facility. Often, usually our typical master, just steel, painted steel columns, posts. But here we are bringing out the structural brick. So again, working with staff and knowing the requirements. We've got our metal panel with the vertical ribs up the canopy, but then our columns as well as a controller enclosure. So it's not an occupied space, but It's where the controller is, where the person who is out there helping manage what's going on could come in to do their paperwork and such. So we definitely, normally it's a prefab in a metal box. It's dropped on the side, but we will be cladding that in the structural brick as well. I think that's it for the elevations and the design. Thank you. Okay. If there's more questions, yeah. We're all wearing down.

Well, and I think here is a good summary of the exceptions and modifications that are specific to the Costco site, which is what Chuck was alluding to as Block D on the concept plan. Carolyn just went over the architectural materials. Meritorious is for the red banding. And then just the uniqueness of the architecture for the Costco facility. The next two are outdoor display, which is in the bottom right corner under the canopy. Actually, sorry, no, it's not under the canopy. It's out in the kind of the walk-up pedestrian area where the bollards are that Costco would like the ability to display items behind the bollards before we get underneath the canopy. And then the outdoor sales temporaries in the Next image to the left there with the blue outline in that top right area of the Costco site. So it's tucked away back there. And the PD talks about that being seasonal. Very similar to some of the other PDs that we just talked about tonight. The parking exceeding 20%, we talked about that. Inorganic material, that is a request. And I think maybe Kyle can speak to that in a little bit more detail. But what you see in that top left picture is an example of the landscape islands for Costco, where it's a combination of some turf and rock mulch. And so right now we're asking to exceed the town's requirement of 20% or not. Yeah, we're going to have more than the maximum of 20%. And Kyle, if you could speak to that in a little bit more detail, please. Of course.

Again, Kyle Shellhorn, Kimley Horn Landscape Architect. The top left end that you guys see there is a traditional parking island. The biggest thing, what we've found with Costco's in general and any sort of big box retailers is that sod tends to get either shaded out it gets ran over either doesn't get maintained doesn't have an aesthetic peel year round or appear appeal year round and that even goes along with the line of shrubs as well so our goal is really to provide this beautification to a year-round aesthetic that is continually green continually has minimal weeds that you may see in traditional inside also with the big benefit of reducing water consumption as we're seeing in North Dallas and North Texas specifically is the amount of water that we're using for irrigation is quite high. So the proposal of reducing or exceeding the integrated material comes directly in reducing irrigation water and irrigation consumption. With our initial analysis, we're anticipating about a 35% reduction from the overall traditional code as recommended versus proposed on-site and as the colored site plan illustrative site plan you all saw. That would be, again, 35% reduction between the two. So that's the biggest thing. Again, open to discussion. Definitely can answer any questions in relation to inorganic material.

I guess I've related to the inorganic stuff. Have you had these conversations about what else you could consider instead of that with staff?

Can you repeat that, please?

What conversations have you had with staff in terms of what alternatives there might be from turf? Of course. Maybe something that could still reduce water consumption, but be organic or be More natural.

The biggest item at this point was just to make sure we don't exceed the 20%, but that is definitely a discussion we'll continue to have internally to make sure that we're all on the same page as far as finding the best solution for this particular site. Again, at this point, gravel has been a staple tried and true. Artificial turf still has appropriate drainage, if not more than what you traditionally would sod or see with sod. Water still seeps through it, seeps into the ground. Again, it's not impervious. Again, water still goes through the ground, unlike concrete, like you traditionally see. So the alternative going into maybe like a mulch solution or a rubber mulch that might be a little bit more, oh, what's the right word? manufactured is less than ideal as you're introducing unnatural substances to the soil. So with this itself, we believe it to be a strong opportunity for us to balance aesthetic while meeting water infiltration.

I can see the turf being a bit of a sticking point maybe in Flower Mound.

yeah i was gonna say the turf i'm already like i don't know about that because the turf it it has it's hot it can hold microorganisms we got problems there you it can shed toxic materials it's microplastics and that kind of stuff um it's just not that green or environmentally friendly as as everyone thinks i think there's some

things there that i have reservations about that 90 inorganic material i think when since we're in a work session and we can speak freely that's too much i'm too high for me of course for me and i'm going to speak to that too because that's um we have been working in the plan as as uh chad has been speaking to the background um excuse me chuck chuck has been speaking in the background uh the landscape plan has been progressing um beyond the previous iteration With that, that 90% is now down to 65. Again, we're still over 20%, but we're down to 65 versus the 90 that was originally implied or applied for. So we're definitely trending in that positive direction and definitely hear the concern as far as.

I think that specificity that he just, that makes me feel better because when I hear up to 90%, I'm like, But if you're telling me it's gonna be 50% or 60%, at least that's something I can kind of, you know, it's more tangible to me. Not saying I like it, but it's just.

I just wonder if there's a way to.

I'm frowning over here.

I just wonder if there's a way to, those mitigations that we're asking for too, like maybe there's a creative thing where those things can be combined and, you know. two stones, one bird, or whatever the expression is.

Of course, yeah. I definitely hear what you're saying is the ability to, again, take a step back and figure out how we can maybe thread the two needles together.

I have a question for staff. Does the recent ordinance we passed on shared parking, that's not applying here, is it?

No. They're not proposing to apply. So we adopted the ordinance recently before this application. This application was submitted prior to that.

Is it something they might want to take advantage of? I mean, do they know about it?

It is possible that they could take advantage of the time-based shared parking. It could be at this stage that is a base ordinance now. It doesn't have to be through a PD. So they can take advantage of the shared parking at this time. or when they come in with the site plan application, they do have the option to utilize the time-based shared parking at that time when they know who the end users would be.

Be sure and ask Pornima for details on that.

Thank you. Thank you, Kyle. Thank you all.

And then just two additional ones that Chuck may not know about yet, but we believe we might need a modification for are the light pole spacing. So since the parking lot has more than 150 parking spaces, our parking lot lights can go up to 35 feet. The spacing cannot exceed four times that. Did I say that right, Carolyn? Or it has to be four times that. Yes, thank you. Which is 140 foot spacing. But because the drive aisles are about 64 feet apart, some of those parking lot lights are 120 feet apart instead of the 140. And so we might need to put that in the PD as a modification. The last one there on the list, which is in the image on the top right, is the queuing analysis for the fuel facility. And there are six bypass lanes. They don't meet the 12-foot width requirement. They're 10 feet. But there are six of them. And so I wanted to bring that out to Chuck and see if we need to put that in the modifications as well.

I'm sorry, I still want to go into one of the things. Before we move past the parking and everything, there was one thing I didn't get to say that I was wanting to work in there. I was looking for a good spot. Sorry, Randy. Going to all the spaces being a little bit wider and deeper than normal, would there be a way that we could maybe do like that's what they typically do but like maybe in this case because we're not on highway frontage we're not on the freeway we're more in a suburban area we look at doing like some of them are like that but some of them are a little bit more compact to where we get a little bit i mean we still get the number of spaces but just take up less area

So, like a combination of the two.

Yeah, is that something? I'm just trying to look at creative solutions that are more environmentally friendly. I threw out maybe doing some permeable parking. That was like, eh. I know they said they're looking at it. I appreciate that. I will be following up on that question, especially what they're finding out, what they're working on. But if there's a way to, like, say, okay, well, normally we're a one – foot wider and two feet deeper on every single space in the lot. But since Flower Mound is a different, one of the more infill locations and not on the freeway and we're accommodating not the probably same experience that people are having possibly looking at um trying to negotiate a little bit there like what we could do to you know just the heat island and the runoff and all the things just the in the environmentally friendly aspect of less concrete is all i'm angling for there

Right, and I think that's good input, and we'll see what we can do. I know the larger spaces are very helpful when you have larger vehicles, which a lot of us do here, but the other thing is the landscape islands and the trees, they do meet the requirements for the spacing. with the town's code. So they're meeting that even though they're adding more depth and width to the parking stall itself. But I think that's something we can talk through.

Nothing ventured, nothing gained.

I had a question about the outdoor temporary sales in the parking lot. Is that something that's being done in other stores? I haven't seen it at other Costco's, and it's something that came up recently with a big box store locally, and so I wanted to get some feedback on that. I don't recall seeing it at other Costco's.

I think that's something they might be starting to do, but maybe I should let Brian speak to that.

You're correct. We don't do that much here. But we want to make sure that we do in other locations. Periodically, we have some Christmas trees and things like that. That's why our request is really just for that seasonal period. I saw that prior applicant when they had a much broader. So I thought we were going to get passed on this one. Okay.

Got you. Thanks.

But it's just isolated up here in this top corner up here. kind of away visually from everything else. It's more just to kind of make sure that we have that flexibility to react if we do decide to do it. One other thing that was brought up was someone had mentioned We had asked to be able to display some things out in the front. The only thing we really display out there is we have an auto program. If you go to Costco, you'll see a car parked out there. That's really all we're trying to get the flexibility to do. We're not going to put product out there to sell or anything else. It's just for that display. We wanted to make sure we had that flexibility.

Okay. No pallets of mulch in the parking lot.

Maybe salt or something. I don't know.

We need it. Okay. All right. All right. I will transition now to that center band piece, which introduces kind of that hybrid use. Looking at the office showroom warehouse definition, it looks like they're based on that, that some of the uses extend beyond that base definition. Some of the uses that the Pelican group is looking at provide assembly of some packages. So it doesn't fit within the office showroom warehouse. And so I'm gonna at this time let the Pelican team come up and talk specifically about their business proposition and the projects that they do in greater detail so we can understand that type of use. So Drew and... Thank you, sorry.

Thanks, Randy. Even everybody, as mentioned, my name is Drew Thigpen. I'm here tonight with my colleague, Tillman Herring. We're representing Pelican. Really excited to talk to you all tonight about our participation in this project. Our buildings are the four shallow rectangles that Randy's highlighted. When we first started talking with Grant and his team about this project, we got really excited as this business flex commercial product is exactly what we do. It's all that we do. In fact, our company was formed Specifically to develop this type of product that we have seen is incredibly undersupplied and in extreme demand throughout the country. We have projects in the Carolinas, in Florida, and we have two actively here in the greater Dallas area, and we're really hopeful that this will be our third here in Texas. You'll see from this picture, this is an actual project of ours in Charlotte, that our design, the architectural concept of this product is intended to mimic from the front and from both sides the look and feel of single-story office, almost quasi-retail. So we have that same brick component that was shown on the Costco buildings formed into our walls. We have these large eight-foot ribbon bay windows. We have these canopied storefronts. It's designed intentionally so that from the front and from the sides and our buildings, if you refer back to the site plan, are intentionally oriented so that those fronts and sides are always facing the major thoroughfares. Unless you were actually servicing these buildings, you would simply think that that's what they are, just more office or more retail. It's only in the rear where you see those loading positions that our tenants need to support their operations. So who are our tenants? We get asked this a lot, and it's actually in that business flex commercial name, that middle word, flexibility. That is everything to us. Typically what you'll see commercial developers do with a project is they are essentially betting their product on a certain company industry or market. They're bullish on EV. They're bullish on aerospace, on tech, life science, whatever it is. And they are going to build something specifically for that industry. What we do instead is actually kind of similar to a retailer. We bet on the demographics of a town and of a market. And when we find something like Flower Mound, that has the demographics and the population that warrant and support the type of small business creation and demand that we know is there, we will build our product, which is essentially the largest, most flexible type of product to cast the largest net to cater to all of those tenants. And you see that reflected in this pie chart, where we have, this is our actual nationwide rent roll. And you will see damn near every single product type out there. automation and assembly we have tech we have home improvement is huge commercial service we have food and beverage large catering services we build a product type that is very versatile so that we can support any industry regardless of any specific markets ebbs and flows. This next slide highlights a couple of physical specifics that are important for our building as we are typically compared to or lumped in with larger bulk distribution type of product, which we absolutely love. Do not cater to and cannot even support with the physical limitations of our buildings. And we highlight that with a couple of figures up here. So this chart here shows the depths for us and our tenants. The depths of the buildings dictate how they use the space. And you'll see an average bulk distribution center. You're almost at 400 feet deep. Our deepest building is 140. That larger bulk tenant cannot use that narrow of space Similarly, we're at 24 foot clear that larger bulk tenant. They're 30. They're 40 They're a much higher clear height to support the type of racking and operations. They need our tenants Think 10,000 square foot on average, which is basically the size of a CVS, and it is your plumber. It is your custom cabinet manufacturer. It is the orthopedic supplier for knee surgery. They'll have the health kits that go in and support the surgery. That's who we're catering to, and there's an extreme lack of this product throughout Flower Mound, and we think this would be a great fit for it It's four buildings in total, and here to answer any questions that y'all might have.

Did I hear you say, you might have said we cater to, or did you say sometimes you, I heard that for sure, but did you also say potential catering businesses in there?

Yeah, so we have Sky Chefs is the largest airport catering company. They supply all of the flights. They're one of our tenants in Charlotte.

Okay. I was listening.

Nailed it.

What were you saying, the average?

10,000 square feet. So each of our buildings.

It's pretty big. It's like a strip mall type store is what you're saying. It's not like a.

Yeah, that's each tenant. So each building will have five, six, maybe seven tenants in it.

Yeah.

So you mentioned you've got projects already that have been built in a few other places. How long typically is it before you get occupancy, full occupancy, and what's your turnover rate?

Yeah so good question we would build these start to finish in about 12 months now similarly to what Brian mentioned there be coordination with grants team on kind of civil works and when we take over but from start to finish typically about 12 months until lease them a project of this size probably 2 years.

And I know you talked a little bit about your architectural design, and I think that's kind of an appealing approach, but one of the other things that we're looking at is some architectural continuity throughout this broader project. That's something that you'd be able to work with.

Yeah, absolutely. This is our standard, but completely agree that for this type of a master plan project, some continuity is critical for a successful field. So we'd work with the staff, and we'd work with the combined cottonwood team to make sure that we can have continuity while maintaining some of our kind of design staples.

Thank you. Thank you.

All right. We're going to bring it home. All right. So I'm going to talk about the TIA recommendations. And this slide is just... reminder of the truck routes through Flower Mound That truck traffic has to use the Texas State facilities and take the shortest path to the site And so as Brian talked about a lot of the Costco deliveries would be coming from South Dallas. They could use 35 or 2499 and Then that's those those are those routes that they would need to take and enter in through 2499 and Dixon since that's the shortest length of the local roadway that they would impact All right, starting at 407, we're zooming in here looking at Wyburn and Tartan is just off the aerial there. But there is a right turn to Tartan. There's two through lanes. Then there's a left turn south into Wyburn that's currently there. And then eastbound on 407, you've got a left turn lane into Tartan. The TIA, I'm just kind of skipping ahead here, but number two, we would be required to do an eastbound right turn lane onto Wyburn. That requires Grant and the Cottonwood team to work with the lawnmower shop owner here to remove his egress point, add in this decel lane, and then give him access to Wyburn alternative means so he would have two points of access still. So those negotiations are going on. And this would be a dedicated right turn lane to go southbound on Wyburn. So you have two lanes on Wyburn going southbound, two lanes going north, number one. There would be a dedicated left turn to go west on 407 and a through and a right turn to go eastbound on 407. And there would be a signal there. And so that's the recommendations that we're providing for from the TIA. And then looking on Dixon, resuming in a little bit more here, I'll start with number three. Wyburn and Dixon would have a signal. And there would be turn lanes for 407. turning movements here. There's already a dedicated right turn that probably would have to be improved for, I think, for this collector. I'm sorry, this arterial probably. But there's already a left turn going northbound. And so those turn lanes are already there for that. The number by the traffic signal would need to happen. And then moving on to number four, there is not a left turn lane currently when you're going eastbound on Dixon and you want to use this meeting opening. So that would have to be added. And then, as you said, Commissioner Langley, all of the westbound would need a decel lane. So number five and number six are those decel lanes. And then number seven, this drive going into the site off of Wyburn needs a dedicated right turn lane as well. And then going more west on Dixon and 2499, currently there is a left-bound, sorry, a westbound turn lane, but that would need to have a second one there based on the TIA. We did have a meeting with staff and the traffic consultant, Kim Lee Horne, to talk about, This and the other recommendations to, you know, wanting to make sure that there was enough geometry there to accommodate another left turn lane. It appears that there is. And so there would be two left turn lanes there. Number nine is an eastbound. So right now when you're coming out of the Dix and Target, it's a right or a through. This would turn into a decel lane to turn right to go south on 2499. So those are the TIA results. And the TIA, we talked about the timeline, and it's done. When the traffic counts were done was in February. It was a Tuesday. But the Wyburn extension does provide a relief to the 407 intersection. And it is indicated in the data in the TIA if we wanted to go through that with the town or our team in more detail.

Randy, while you're on the TIA, can you go back to slide 32 for me?

Yes, sir.

So you have those two QSRs to the right in there. Yeah. And the parking spots actually looks like they're almost, is that like a, that's kind of a two lane road or two lane pass right through the, right above those, right at the very top of your thing?

Right here. Yeah.

Go up higher, right above it. That's a two-lane thing there, right? Yes, that's a fire lane. So is there any concern about those parking spots, where they're at, and potentially then having to back out into oncoming traffic?

No, there's not a concern there because it is essentially one kind of large parking lot. And while you see on the Costco site, they don't have parking on their main kind of- Yeah, that's where I'm going with that. Yeah, because that is a request that they have that folks can come in without being impeded because of the volume of traffic, I guess, going into the Costco site. But that is one of their requirements when we did the site plan so that Costco wouldn't have it. But looking at how they could come out to Wyburn here, and if you look at the overall plan, there's another access point on the north side of Costco to go to Wyburn. So folks would be able to use two access points to go to Wyburn from the Costco site. And so this isn't the only route. So we don't believe that would create an impediment or anything like that from people parking there.

I would recommend you take a look at that, though, because particularly if folks wanted to go out to Dixon and then go down that way and potentially turn left, because it would be difficult to be able to turn left from going down through the quick service, they would probably be going down that route. And I can just see that potentially being an accident.

It's something we can definitely take a look at. I know we talked about taking out 24 spaces somewhere.

Yeah, because you're going to be flying through that little section there potentially, and I just see it as a potential hazard.

This may be a question for Chuck. And Randy, tell me if we haven't got, because we haven't really talked over here about Block C and everything yet. Is more of your presentation going to go into all that or later so I can save it or?

Oh, I think you could please bring it up now if you would like to.

Okay. This may be more of a question for our staff, though. Whenever I was looking over the packet, down here, it's a lot of potential quick service restaurants. And under the permissible uses, the land uses, it says restaurant comma general. So are the drive-thrus permitted by right or SUP? By right. So is there going to be anything that we can do to kind of mitigate? I feel like this is so full right here. It's just going to be crammed full of and really increase the traffic right there and make that just a traffic. I get like just the feeling of just looking at that and I'm like, oh, I don't know if I want to drive over there. That's going to look really busy to me. The feeling of just volume.

Well, I do think hopefully by the time we come back, we can make some more announcements. I know Grant has had a lot of activity with four or five different types of QSRs that are very, very interested in coming to Cottonwood. And so there's a demand for it here. And so we're trying to provide for that option for them to come to this site. They want to serve this community. They're not here currently. They're on the town's list. The citizens want these. So I think we're wanting to provide as much option for them to pick these sites. And I think if you look at Long Dixon, too, in front of the Costco, there's one there as well. So there's... choices that they can make on where they would like to go. I don't know if we would have all of them be QSRs when it's fully built out, But we want to convey choices to them so that we can attract those types of users to Firemont where they'd like to be located.

This plan is sort of speculative, right? It's a proposed, but even I'm assuming even the comment about the two lanes and the parking, that's probably, I mean, is this pretty close to what we think it would be? Or is it sort of like this is where a QSR would be and it would probably look something like this?

Yeah, these are typical footprints. And what we've asked for in the PD is that, like on a per block basis, if the building square footage changed and the uses from the concept plan were different but still allowed within the PD, that it wouldn't require a PD amendment. So if someone were to come in, talk to Grant, And say these two middle uses by the fuel facility, they wanted to do one large building.

Maybe it's a- So they could put a large restaurant in there. Yes, yes, correct.

I would much prefer that use.

How many, oh, I'm sorry, were y'all in mid-question?

Yeah, I was in the middle of something.

Okay, sorry. I'll wait my turn. So back to, there was a, go back a slide back another slide there. Okay. So this is what really kind of, you know, when you're looking for a car and you love everything about it. And then there's like this one thing about the car that you're like, Ooh, and my, Ooh, is it's the trucks, right? Cause you're going to have how many trucks go in the Costco every day working. So I'm trying to imagine 14 trucks going up 24 99 and,

Well, I do think, I don't think they're, they're within a window of time, but they're not 14.

Oh, I know. It's not a convoy like smoking the bandit or anything, but I'm trying to imagine like in there it's early morning. So it's five or six o'clock and I'm trying to think of how that's going to play out. Um, could we put in the PD that they have to come down 407? That's a joke.

Wait a minute. That's an attorney. He was shaking his head. He went to law school.

And Brian, if you wanted to speak to that, please feel free to come up. But I do think when you look at the overall intersection and the target, Best Buy, Lowe's, you know, Belks, all of that, it's like when you're visiting, Are you, you know, do you see the traffic when you're there? I mean, because I'm there all the time.

I don't get up that early.

Yeah, we don't see you. So I think it's very common for these retailers like Walmart and stuff. Every now and then I might see one of those during the day. But for the most part, we really, we don't necessarily see them or we're just kind of numb to it.

I'm pretty sure that I personally generate more Amazon delivery traffic than this is. That's what I see mostly is Amazon delivery.

I would suspect this entire area, though, the heavy truck traffic that would be increased is going to be in off hours. I know that we all are sensitive to the traffic on both 2499 and 407 during peak hours because we've all been there and been stuck in that. And I think that's probably the main concern of a lot of people. They look at the density of this and the traffic related to it. But the other way of looking at it, like with the Costco presentation, is A lot of that traffic actually is right there, but it's us going out of the town to spend our money and then driving all the way back into the town as compared to driving a mile or so and being able to shop here in Flower Mound.

I will say the Friday evening ball at Marcus doesn't concern me because, I mean, as the gentleman said, their peak kind of volume is weekends like 12 to 4 and then like weekdays, I can't remember, like 12 to 2 or something like that. And I've been in Costco like on a Friday night, like 5 or 6 or 7 o'clock, and it's really kind of dead. And so when you have a Marcus High School football game, which I've worked them, like volunteered, and I can't remember. I'm kind of embarrassed. I can't remember what time the games start. But it's like the game definitely ends after the store is closed, right? And there's a little bit of overlap when the buses and the kids are showing up to the game and the Costco's still being open. But really, they're kind of trailed off. Their business seems to really trail off on a Friday afternoon, evening. It's not like people just jump up and go to Costco at 6 o'clock on a Friday night. Yeah.

And then the concern we talked about earlier, and I think Costco said they deliver at 5 or ish. So you're ahead of the 8 o'clock traffic. Yes. 407 can get congested.

Yes, it can.

At peak hours.

That signal should help as well on Wyvern and Tartan and 407. And then, as Costco said, too, they don't have storage inside their building. So they have to empty out the trucks, get everything on the racks before the store opens. And so that's their business model. But they do do that before the store opens, before the peak traffic during those times.

What's the total number of QSR retail? Like the pad sites, I'll call them. What's the total number we're talking about, or at least based on this?

Three on 407, and then I think it's four on Dixon. There's a retail inline storefront. further west on Dixon.

Sorry, I didn't just mean QSRs. I meant those paths, whatever those happen to be, whether it's regular retail or restaurants.

Oh, so yeah, this would be inline retail here as well as here, but there is a drive-through plan for this one, but it would have possibly two tenants, multiple tenants here, and then potentially QSRs, or this could be combined. In line retail potentially another QS are another retail at the corner We're gonna talk about this Yes, I can I'll be glad to I So this is a cluster of office buildings. Grant's been talking to a group there that is interested. So I think each of those buildings might be 5,000 to 6,000 square feet, possibly. There's six of those. And then south of it, there's one user that he's also speaking with in this area for these two buildings. And it's a medical user, medical office. right now. So I think on the plan I presented earlier, we had them as retail in the red, as you can see here. And we did that for the purposes of, but it was retail slash office. Got it.

And the one to the north there is retail?

Yes, we believe this would be a fitness gym. And this might be combined into one QSR, and then you might only have two up on 407.

On the economic development site, there is a possible proposal for a fitness gym there where you just said. You guys look at Ray Watson's stuff. There's a proposed gym there.

Yeah, Grant and them are talking to them. We weren't able to get their elevations in the PD submit. I don't know if we'll be able to by the time we resubmit either. But if not, then they'd have to come back and amend the PD for their elevations. All right, we are almost done.

Well, this is interesting because we've wrestled with just that one section up to the right, just off of Justin Road, two or three times figuring out what to go in there, and none of them worked. I looked at this plan, and I thought that was a better approach because the other was just going to be pure warehouses. Yes. And they would have really had the ATV.

It was over 340,000 square feet of industrial warehouse proposed.

I didn't know what was going to happen to that land because every time you see it, you say, man, it ought to be bulldozed, but we don't know what goes on top of it. Yeah.

And at one point, the village church was looking at it.

Who was?

The village church was looking at it to put their campus here, and they decided not to.

They're going crazy. Wish we had that problem in our church. Yeah.

So they left it for economic development purposes Chuck talked about trees I don't necessarily need to go over that but I would be happy to we have our landscape team here if you'd like to know about the trees One thing I do kind of want to talk about we haven't mentioned this yet There is I'm sorry there is the raising canes is right here by the marketplace meeting opening and there's a fine line on the East side of it that just kind of dead ends and there's a gate to get the cottonwood property. But this finally would also be extended as part of the pelican development to give access here so there is multiple points of access again on 407 and Dixon. So this really does help create an alternative route if you want to avoid this area. And I think that connection there would be great to have.

Okay, on the trees. Yes, ma'am. I know that this will go to ECC, so just a word to the wise. I know in the letter of intent, I saw there was a line in there that was like, just 39%, and I'm like, listen, in Flower Mound, that is read a whopping 39%. That is how we read that in Flower Mound. so Just word to the wise any amount of trees that could be saved preserved So for that want to have those conversations and I will be watching what what we talk about at ACC with that.

Thank you We you know the different species. There are a lot of American elm and pecan And then there are some post oaks out here as well and so we We started with a different plan that didn't have that open space in the middle, and it was impacting more trees. So over the course of the four submittals, we have helped through the evolution of the plan to save more and more and more, coordinating with Costco, particularly about these trees on their north property line. And then we're still working with the staff We just got comments on our for submittal about we need to revisit the site on some of the trees look like they might be In a different condition than they were before when we did the tree survey, so we need to check those But that is well noted and Thank You chairwoman For the plan development just going a couple of things here We did we are defining a couple of terms one is the wholesale membership retailer And that is in the PD. We can speak to that if you'd like. We talked about the outdoor items. We are striking extended stay and a kennel. And the reason for that, those have been in, I think, for the most part, for most of the submittals. And we felt like there was a market for an extended stay hotel in this area. But as Grant is having conversations with end users, more and more it looks like that that use there's not going to be a place for it anyway so we're going to strike that and then the kennel we were thinking of because there's the I forgot the kennel that's just over here next to Raising Cane's but there's also you know other businesses throughout similar in Flower Mound I was thinking of that might want to go to this location since we're not adjacent to any single family It might have been an appropriate use, but we're okay to strike that, too. There's not interest here in the market for that. The commercial, too, we talked about office showroom warehouse. So the other two definitions that what we would like to do is possibly add these terms to the PD, warehousing and wholesale general and manufacturing light. Those are actually already defined in the town's code, but these two uses, actually I think all three of them, are allowed in the I-1 zoning, which most of the parcels north of us are I-1 zoning. And so what we're working with staff on is we'd prefer to add them to C2 if it was possible. But if it's not possible, we might have to change the zoning in this dashed line to be I-1 instead, based on what you heard Pelican say tonight about their typical uses. So here's some permitted uses here. We'll have to talk about that again. Accessory uses. So some accessory uses that are specific to the Costco site are car wash, the tire center, which is actually within the building, the tire center is. The motor vehicle fuel facility is accessory proposed. You all saw that. And then propane sales and filling. So those are uses that we'd like to add for a Costco site. Commercial 2 would be consistent with commercial 2 and then all the specific uses are what's already allowed in the R2 and C2.

Randy question. I believe C2, I know you struck extended stay, but I believe regular hotels are allowed in there. Is that still kind of in your plan then or?

I don't think we've spoken to a hotel. We haven't, to my knowledge, spoken to a hotel user. If one was interested, you know, we would have to probably, I don't know if we'd have to amend the PDE, but it would, if it, you know, I guess it deviated from some of the things that were on the concept plan, we might have to come back, but I'm not sure.

Okay, thank you.

And then we want to be consistent with the dimensional standards for C2 and R2. So you'll see that what's in the town's code is what we're meeting for the proposed standards for this PD. And then I think this is the last slide for just summarizing the exceptions. The first one I think you heard tonight was this access spacing. So 407 is on the left side on the screen. And it's 145, 146 feet to this egress point. So this QSR is very specific about having two points that they control. And this point here would be exit only for them. So you come out of their drive-through, and you can go left or right. This southern point of their property access point would be their ingress to go into and either go inside the restaurant or enter into the drive-through. And so that is the shortest distance is 108 feet apart for those two driveways. So it doesn't meet the 250 right there either. And then the third location is where the fitness gym is. They also want their own drive. And it kind of creates a ripple effect. If we move the fitness gym further south along Wyvern, it will impact the access point to the Pelican building. And then there would be another access spacing dilemma. And so they're in this area, but these are the dimensions that we're providing. I do think it helps with circulation that this is an exit only. And then we talked about parking. Sorry, I'm up here in meritorious. We talked about parking. We're removing the lot-to-lot drainage. The power lines, we are exempt from that on 407 because it's less than the 1,200. But like Chuck said on Dixon, we're requesting to not bury the lines there. So we'll have conversations about that. But that frontage exceeds 1,200. I think it's close to 1,400 or so. And then Screening Wall, there's this one property north of us that's actually, I guess it is ag zoning. But it is a single family house. And on the land use plan, it's commercial industrial. And so we're asking to not put this masonry screen wall along that segment of the north line, because it would only be for a short segment. And then the rest of the north line is adjacent to industrial. And so we're asking for that exception. To mitigate that, we're doing more plantings along that landscape buffer area. And then the pitched roof requirement, we're asking for an exception to that. because of the fact that we're not adjacent to any single family uses directly adjacent to us. And so we would like to ask for that for the smaller buildings. And then speaking of smaller buildings, I do have that elevation. Chuck, you shared this earlier, so thank you. But this is that building in Block B that's in front of Costco right on Dixon, the multi-tenant building. So you can see how that looks here. And then the QSR up on 407, the dual drive-through, and then there's their egress-only access point. But these are their elevations. And we hear you loud and clear about working together with all the different architects to create more cohesion in the design and the style. So we'll need to get them together to work on that with colors or materials and what we can do. So I think we made it through. And this is just a quick rendering that we wanted to share tonight of where we are currently with the plan. This is subject to change as we keep modifying things. But we're super excited. I know there's a lot to cover and a lot to hear. We've been working on it for a long time, and I appreciate the team coming out. Some of them did fly here from elsewhere around the nation. to present to this board, because it was very important that at our first work session that we're able to share the facts of these different uses and get right out of the gate of just what it is that we're proposing, because there's a lot of details, and me and Grant can't really remember all of it, but we need help. So thank you all for your time tonight, and we'll stand for any other additional questions.

Thank you. Any final questions?

Yeah. Just make a comment about the power lines on Dixon. I think I would probably try to push to see if you guys can make that happen. Just because when I look at that, when I look at the power lines layout there on Dixon, I think it ends right there too. So it's really just that section that still has power lines.

Right. I think it ends. No, it goes over the Robertson, I'm sorry, the Best Buy Center. It's above ground there. It's above ground all along the Cottonwood frontage, and then on the school, that's where it starts going underground on the school property.

Yeah, then I think it's down on the rest of Dixon, right?

I think going east into the residential areas.

I don't know. I think that would probably be one of the things I would try to nudge towards a little bit.

Can I help you nudge?

Go ahead. Okay, let's push. Let's push.

I think both lines are co-serve lines. They're both, 407 and Dixon are both co-serve. So, yeah. So we'll work with them. We have been working with them. So thank you for the nudging. We'll see what we can do.

We have nudged to the power of three now.

I'll add to that. I want the power lines to be buried as well. I really liked the gentleman's presentation from Pelican. That used to me. It really appeals to me. I liked it. that uses something different here. For those of y'all unfamiliar with me, I'm always beating the drum about bringing us stuff we don't already have and not homogenizing our town. So that appeals to me. I definitely want the power lines to be buried. On number two, I know we've already gotten, said the Kennell and Nixon is out of the picture, so I'm going to go down to number two. The applicant is requesting uses that normally require approval of an SUP from the town be permitted by right in the proposed PD. I would prefer that anything that needs an SUP would stay needing an SUP. I do not want to do that, anything by right, especially with so many things being unknown at this juncture. The parking deviation, we covered that fairly well. Multiple driveway spacings, exceptions along Wyburn. The issue with that for me on the driveway spacing is that we are not allowed, I know you said there's certain users and there's certain QSRs and whoever's popular in the town, there's a list of places that always make appearances on the questionnaires for the town, but we are not allowed to consider the user we are only allowed to consider the use and if that user doesn't come then we've agreed to this and it does cause traffic and congestion in my my opinion so i think there's more to hash out on that um and then oh i have too many papers Here we go. I know you talked about the lot drainage. Y'all are working with LISD. Thank you for doing that. Powerhead, bearing the power lines, I agree with the gentleman. Elevations for certain buildings shall not be required. Okay, because we're still kind of working that out. That's number seven. Number eight, modifications to signage for the wholesale membership retailer. I didn't have an issue with that. Anybody? Okay. Signage. Okay. Number nine, modifications to the town's urban design plan, meritorious design exception. I think we covered the Costco architect came and talked about that. I did not have a lot of objections to the Costco branding architecture. Anybody on that? Okay. Use of secondary materials over 20%. I heard you on some of that, but I... I wonder about that. I wonder if we can revisit that a little bit. I think my impression from the talk was just like, this is just the type of thing that is built. Here it goes. Waiver to the pitch roof. I think we talked about that. So my main ones were, I want to keep that SUP in there after all this discussion. And I'm kind of concerned about the driveway deals. because if those users that are so popular don't come, the use is still there, we've already agreed. Power line, okay, what y'all got, throw it at me.

I agree with pretty much everything you said. And I know it's kind of like out of their hands and even the town staff's hands, but what we were talking about earlier with the consideration of the roundabout at Wyburn, I just kind of want to keep that like out there. I think that would... be really cool to have if i lived along dixon i'm thinking i'd rather have that if i'm going westbound um instead of like traffic like really stacking up on each side of wyvern drive but anybody else well i'm in favor of roundabouts i think that's a long-term solution

roundabouts cost less for our taxpayers, just so in case we are gonna get quoted in any of the media outlets.

And we've already got, it would be the second roundabout on Dixon, because the other one's on Chinchapel, right? Yeah.

That's exactly right.

So I'm sorry, could I respond to that a little bit, please? Sure. So this, in the appendix, you know, we realize in the TIA it talked about a roundabout was a recommendation, not necessarily a requirement. But this red circle at Weyburn and Dixon represents a 200-foot diameter. And we believe, because the roundabout has to be bigger than the one at Dixon and Chinchapel. It has to be two lanes, east and west. And then Wyvern can be the single lane. But this is how big it would generally be. And then with Watermere and those structures already being installed here, And then underneath Dixon here is a large culvert. I think it's over 500 CFS go through there from the LISD site going south. This circle really would have to shift more north to get away from Watermere and a little bit more west to get away from the cost of extending these headwalls or moving this culvert. It's really like a bridge culvert because there's railing. It's a pretty serious infrastructure lift. But what it does is it takes the circle and puts it off-center from the intersection, like we have it drawn now, and it puts it more on the north and possibly more on the west. So it does impact infrastructure. It would be more expensive to construct. I understand what you're saying about long-term, and it also impacts the Cottonwood layout here, and that's the right corner, or left corner, where this building and parking would all have to shift to accommodate the required landscape buffer and the 12-foot walk and everything, too. So it's like taking the circle, picking it up, and trying to figure out how best it could work, because then there's the lanes going into the roundabout have to be designed in a way that is easy for folks folks to maneuver to get into the roundabout, but also safe. And there's only so many angles that we can play with to where if we go too far from that, then it's no longer safe. And it just takes more space, which is more impactful.

So you're saying you'll do it?

Yes. So there is a chance. Some enthusiasm. We certainly appreciate the presentations, people being available to answer questions. You've got more? Oh, yeah.

Oh, so much. So much. I'm going to let y'all, if anybody has anything else, because I've got just pages of things.

I was going to say, there is public comment. Yeah. We want to hear that. Yes.

Yeah. Y'all go ahead and I'll spend my stuff last.

Well, if there are questions, this is the right time for us to do it because we won't be doing deliberations tonight. So if there's anything else that you want to share before we go to the public hearing.

I think we've got time after the public comment to further discuss. Because what I'm interested in as well is, I don't know if there's any public that's going to talk, but if there is, it gives us a chance to discuss what they mentioned as well and ask the applicant for that.

Okay.

Thank you so much.

Okay, now we'll go ahead and open for public hearing. As anyone that is, I'm sorry, public comment, not public hearing, public comment. Thank you for keeping me straight and narrow. Any kind of public comment regarding this work session. If there is anyone who would like to come forward and make a public comment, please state your name and the municipality and then direct your comments directly to the commission. We've got one that I'm tracking, and I believe that is a Mr. Zach Brown.

Hello. My name is Zach Brown. I'm a certified general appraiser here in Denton County, license number 1380549. My biggest concern with this is the traffic on Dixon going both directions, honestly. And then my biggest question to the Costco people is, when I did a cursory search, this is the first, I guess, infill location that I can find in Texas. Is that correct? Sorry. So that's kind of my... Two biggest concerns by far, just the traffic generated on Dixon, I think, can't be underestimated, especially considering it's a destination location. You know, I don't think the residents that purchased their homes around there many years ago, I know things always change, but I don't know. I'm just... I think it could be a lot greater than what's kind of being put out there right now, some of the studies. But I feel like I have to say that. So thank you.

All right, thank you. Do we have anyone else who would like to take advantage of public comment?

Holly Sinclair again.

One of the things I've thought about is people in neighboring towns like Denton, Argyle, instead of going to the Louisville or the South Lake locations, we have a Flower Mound location. That's going to bring outside traffic to our town, plus the trucks that are coming in. And yes, some of them will come at 5 a.m., but you can't control all of it. I think that we need a better location. I'm so concerned about the traffic and the congestion. This There's quite a bit of retail being put in this small space and neighborhoods. I think people have worked really hard at it. I don't think it's the right place for it. So, yeah, and just I don't think there's been enough consideration of what the trucks and the volume of traffic from outside towns is going to bring into our town. Okay, thank you.

Thank you. Anyone else for public comment?

Aaron Klepper.

And your municipality, please. Pardon me? Municipality.

I'm the president of HOA for Waterford Park Estates, which is to the east of the ball field there. So traffic was a big concern. Awesome to see the wider right-of-way. But I'm also concerned about how that impacts. It might be our conversation to have with lasd also but we have a fire access out of the ball fields into our neighborhood so changing that egress out of the ball field could impact and put traffic into our neighborhood so it's a concern of ours but other than that a great presentation i liked everything i saw thank you thank you

and anyone else for a public comment? All right, we'll close the public comment. Any final points or questions for the Commission?

My overview, I think it's, personally, I think it's a great addition to our community. We wrestle with 407 and keeping it under control. We've gone out of our way to protect Dixon Road by putting up the stop signs and keeping them in place for the ball games, so we've taken care of that. But we bring into a community that wants something that we could have. And I think we'll just be very considerate of the details and work those out. But I think overall, it would definitely improve our community.