Planning Commission - Regular Meeting

good evening flower mound the time is 6 31 and i call this meeting to order please rise for the invocation and pledge led by commissioner getty

Please grant us wisdom to listen to all opinions as we strive to do the best for our community.

In your name we pray. Amen.

Amen.

I pledge allegiance to the flag of the United States of America and to the republic for which it stands, Item D 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 or administrative matters should first be dealt with by calling town hall during business hours. In accordance with state law, the commission is restricted from discussing or acting on items not listed in the agenda. I suspect that the majority of the people that are here are interested in hearing, perhaps sharing thoughts as it relates to our working session. In which case, please do hold your comments for that time and make sure that you filled out the green form and got those turned in to Lorianne. Do we have any individuals that have indicated an interest in public comment at this point? Very well. Item E, coordination of calendars. Our next two meetings will be held on September 14th and September 28th. If you'll not be available, please notify Laura Ann as soon as possible. Item F, future agendas. Are there any commissioners who have a future agenda item that they'd like to bring forward? Moving right along. Item G is a staff report by Pratima.

Thank you, Chair. Good evening, Commissioners. Pratima Kashyap with Planning Services. I have quarterly update for you tonight. Just wanted to give you an update on development projects that have been, that have obtained building permits since April of this year, since that was when I provided the last update. For general public, anybody can view our development map. Just go to the town of Larmont website. Under government, we have planning services. And then, sorry. and then development map. There's also an easy way to reach this website. It's just fmdevmap.com. So there'll be a list of all projects that staff's currently reviewing. So here we have the first tab that has a list of all projects that have been under review or that are under construction or have been completed. So under review projects, these are projects that staff is currently reviewing, and it's not ready for the Planning and Zoning Commission's consideration yet, but it's still under review. And we do have Flowermont Center on work session for tonight, and we do not have any regular items on tonight's agenda. And then these are all the past approved projects. and we have a long list of under construction projects. I just wanted to share some of the projects that have received development permits or building permits issued within this last quarter. So I'll start off with ABC Services. So this is an office retail building. And you can see here, it is north of Justin Road and then west of Teresina Boulevard. This is the last vacant lot within the Jernigan Heights subdivision. And P&Z approved a site plan in November of last year to construct approximately 7,700 square feet of retail office building. Both DEV and building permits were issued for this building in June. The next one I have for you is Aura at Brookview. So building permits were issued for this development. The construction or the development permit is still under review for this project. In February of this year, PNC approved a site plan for four-story multi-family buildings consisting of 300 residential units. The development also includes fitness building and pool area. So this is part of PD202, which is Brookview. As you can see, that's Denton Creek Boulevard here. That's under construction and there have been phase one and phase two SSPs or the subdivision site plan approved for single family attached and detached. The next project I have is Flower Mound Fire Station number six. So April 13, 2026, PNZ approved a site plan to develop fire station six within the Canyon Falls area. So since this is a town project, it's listed as CIP project instead of a regular DEV permit, and also a commercial building permit was issued for this project. As you can see, that's the site that is the Argyle High School site, and this is all Canyon Falls. The next project I have is the Forestwood Middle School track replacement. So Town Council approved a site plan for construction of a new asphalt oval track, shed, and other athletic event areas. So that is the site and that is the area for the track replacement. And a DEV permit was issued for this as well for them to begin construction. I have two projects, Forteza and Forteza North. So both of these are located within Lakeside Village. I'll just open one of them. So both of them are mixed-use buildings, smaller buildings. It is approximately 10,000 square feet. So the ground floor is retail office use with the second story and above for residential use. This building consists of one residential unit. So these are the sites for Forteza and Forteza North. Similarly, this is Forteza North. This is four-story building, 15,000 square feet. Again, it's mixed use, ground floor being retail and office uses, and upper floors reserved for residential use. Also, this consists of one residential unit. So this is Pounders Landing, the Long Prairie Road, Cherry Lane. And this is Aberdeen here. So as you can see, two retail buildings are under construction. It was a site plan that was approved for three retail buildings along Long Prairie Road and then four office buildings. So we have two that are under construction and then a new permit and a commercial building permit has been approved for two more office buildings on this site. Next project I have is a residential project. This is Havenwood. So this is the second of our conservation developments that the town has approved. So this is for phase one construction. So it consists of 87 residential lots and HOA open space lots associated with those lots. And so a development permit has been issued for this site to begin construction. So town council approved a subdivision site plan in March of this year. So that is Havenwood, Cross Timbers Road. That is Shiloh and here is Scenic. So that is the location of Havenwood. Next one I have is Prologis. So a site plan was approved for this in August of 2022. So this is, international Parkway to the South and then here silver on the work to the North. So the larger of this building it is approximately 525,000 square feet and the smaller building is 162,000 square feet and the use is office warehouse in distribution facility. So and then a DEV permit and shelter building permits were issued for both of these buildings. So again, a subdivision site plan, a site plan, we're both approved for the prayer center for Valley Creek Church. This is the existing church facility that's on Long Prairie Road and this is the location of the prayer center. And a DEV permit has been issued for this site and a building permit is under review currently for this property. And the last project on this list is Trinity Park. This is on Lakeside Parkway. And then this is the last vacant site here. A plan was approved for this property by P&Z, and it's a single-story warehouse, office warehouse building, approximately 48,000 square feet. and both DV permit and sheltering permits have been issued. That is all I had for permits issued, and then under completed, I had a few projects. So all three completed projects are within this M redevelopment. So this is a development consisting of retail and office zoning. So retail zoning along Long Prairie Road and office zoning along the backside of the property. So this is Dutch Boroughs, and then this is Waterburger, and this is Lightbridge. Lightbridge Academy and Daycare Center. So building permits were issued, construction has been completed, and it's been finally accepted by the town. So they have all received certificate of occupancies. So all these are open. So that's Dutch Bros. And then Lightbridge Academy. And then Lightbridge Academy has submitted a comprehensive site plan application that is currently under review. So you'll see that application come before you for consideration shortly. and then we also have Whataburger that's open. That is all I had. Again, for the benefit of the public, I just wanted to mention, anybody can visit the site to know the status of each of these projects, and then you can also get notified. It'll say which zone this project is located, and then you can click on this link and then provide your email addresses or contact information, and you'll be notified when the project has been placed on an agenda for consideration. I think that's all I had. Any questions for staff?

I don't think so. Thank you, Purnima. As we discussed before, this is an outstanding resource and something that we do encourage town citizens to be aware of.

Thank you.

Moving on to the next agenda item. This part of the agenda consists of non-controversial or housekeeping items required by law. We have one item that is listed. I think everyone's had the opportunity to review the minutes of August 10th, 2026. And if so, and if there are no comments, would any commissioner like to entertain a motion?

Move to approve the minutes presented.

And we have a motion and a second. Call the roll, please.

Can you all hear me? Oh, yeah. Okay. Commissioner Bayek?

Aye.

Commissioner Getty? Aye. Commissioner Langley? Aye. Vice Chair Hobbs? Aye. Commissioner Gilmore? Aye. Commissioner Jackson? Aye.

Motion passes. And the time is now 6.46 and I call this meeting adjourned. And the time is now 6.46 and I call this work session to order. So as a reminder, a work session is not a public hearing, and the Commission cannot take action. Public comments will take place after the staff and applicant presentations. We'll now be discussing MPA 26-002, MPA 26-003, and ZPD 26-004, Flower Mounds Center. And presenting is Cody.

Good evening chair and commissioners, my name is Cody, hey I'm a planner with the planning department and the item before use the farm on center work session. So this shows a general location of the property which is located east of rippy road south of wait to run west of long prairie road. And then tonight, the work session qualifiers for this project, it's over 20 acres, which is approximately 28.58 acres. It requires two MPAs, and there's three or more exceptions, modifications, or waivers that are being proposed by the application. And then this is the master thoroughfare plan amendment that's being proposed. So they are proposing to remove the urban collector that currently runs through the property. And then this is the master land use amendment. So to the left is the current land use, which the west tract is master plan for the land use of low density residential. And then the right tract on the top, it's master plan for the land use of retail. And then to the south, it's master plan for the land use of office. What they're proposing is to master plan the whole thing as retail. And then this is the conceptual state plan in reference to the site pictures. So this is a picture looking Southwest towards the property. This is a picture looking West towards the property. This is outside picture looking South towards the property. This is another picture looking South towards the property. This is a picture looking Southeast towards the property. And this is a picture looking East towards the property. And then this is a picture looking north towards the property. And then beginning with the modifications, so the applicant has included proposed definitions for the current uses listed below, which is for a large format grocery store, and accessory promotional activities. So what we've proposed and discussed with the applicant is potentially proposing a definition that's consistent with past definitions that were approved, specifically this one from Brookview, the PD202 that was approved for regional supermarket. which means a retail establishment 75 square feet or greater offering a wide variety of food, beverage, and household products, including fresh meat, fresh produce, dairy, and deli items. And then for the accessory promotional activities, currently they're proposing right now to not be required to request a special event permit with that use. At minimum, staff recommends that a temporary food permit be required for any outdoor cooking activities that are proposing with that use. And then for number two, the applicant is requesting uses that normally require approval of specific use permit from the town council to be permitted by right with the proposed PD. That means a daycare center, a car wash automatic, an auto service center use. Number three, parking deviation to exceed the town's allowable 20% limit for the current use. on lot two for the large format grocery store. And what that parking deviation specifically is right now, based on the square footage that they're proposing, the 130,000 square feet, it's one space per 250 square feet required by the town. And so right now the requirement is 520 spaces. With the 20% allowed deviation, they have excess parking up to 624. Currently they're proposing 750 parking spaces. which is 126 spaces over the allowed deviation. And then number four, topographical slope exception to develop an existing slopes of 12% or greater or to offer slopes of less than 12% but equal to or greater than 5%. Number five, modifications to signage standards for the development, including signage for the large format grocery store. Number six, modification for the foundational planting requirement to allow installation of required plantings adjacent to the back curb next to parking, instead of being located adjacent to the building foundation. Number seven, a modification to building height standards to allow maximum height of 50 feet for the large format grocery store. The applicant has not provided information if this includes the parapet height. And the standard for R2 zoning, if it was just the straight zoning, is two stories or 35 feet for all uses. And then they are proposing that trees are not required within 100 feet of the main entrances for a large format grocery store. Number nine, modification to parking area landscaping for lot two. The applicant is requesting a modification to not separate large parking areas by continuous landscape islands. So typically the max is 250 parking spaces before you have to provide that landscape island. So they're proposing a modification to not provide it. And then number 10, modification to patio and outdoor seating area. The town code requires outdoor patios to be parked at the same ratio as the associated tenant. The applicant is requesting the patio seating areas only in excess of 20% gross leaseable area of the associated tenant or building shall require off-street parking. NUMBER 11, MODIFICATION TO OUTDOOR DISPLAY AND SCREENING FOR LARGE FORMAT GROCERY STORE TO NOT REQUIRE SCREENING FOR OUTDOOR DISPLAY AREAS. NUMBER 12, A MODIFICATION TO THE TOWN'S URBAN DESIGN PLAN FOR ROOF PITCH REQUIREMENT FOR BUILDINGS 15,000 SQUARE FEET OR LESS TO MEET A SLOPE OF 112. STANDARD IS BETWEEN 612 AND 912 IN THE MASTER URBAN DESIGN PLAN. OKAY. AND THEN THIS IS JUST A SUMMARY OF THE LIST OF MODIFICATIONS. SO IF WE NEED TO GO BACK OR YOU JUST NEED A GENERAL SUMMARY, WE CAN GO BACK TO THIS SLIDE. Okay. And then this is the conceptual site plan. So as proposed, the conceptual site plan depicts five structures that may contain the following uses based on how they're labeled on the plan. So that includes a general restaurant, a retail general indoors, and a large format grocery store. The applicant is also indicating an area for outdoor display and sales area adjacent to the front entrances of the large format grocery store building. In addition, outdoor storage is proposed at the rear of the building. The list of items proposed to be stored or displayed has not been specified by the applicant yet. However, they are requesting portable containers, such as mobile minis, to be permitted within the outdoor storage area. For access, there will be direct access drives off of Long Prairie Road, Waketon Road, and College Parkway through mutual access easements connecting sites. Currently, there is approximately 655 linear feet of overhead power lines along Waiton Road. The applicant has provided a letter from COSERV stating that the utility will not allow the utility lines to be buried per the policy. And then this project will need to receive a recommendation from the Environmental Conservation Commission and Transportation Commission prior to being scheduled for a Planning and Zoning Commission hearing. And if after public hearing the ZPD request is approved, the project will still be required to be reviewed and approved through subdivision site plan and record plot applications. OK. And this is the concept landscape plan, which shows the parking area landscaping currently being proposed, the street buffer landscaping, the detention pond landscaping, and the bioswale that's being proposed as one of the mitigation options for the excess parking. And then this is the Rippey Road frontage section that's been provided so far. We have requested more information from the applicant to actually show how tall the screening wall is going to be, how tall the retaining wall is going to be, and the grade, so that way we can get those dimensions. But this is how it would look off Rippey Road in regards to the screening wall, the retaining wall, and the landscaping. And then this is the concept elevation plan for Building A, retail. This is the conceptual elevation plan for building B retail. This is the conceptual elevation for building C retail building. And this is the conceptual elevation plan for building D retail building. And then this is the conceptual elevation for the large format grocery store that's been provided so far. And then this is the concept sign package with the signs that are proposed with that package. And then items under discussion. So these are things that we have discussed with the applicant over the last couple weeks in regards to meeting with them and also a couple phone calls as well. So the parking deviation and mitigation. So we discussed it earlier that they're going over 126 bots in excess parking. So that is why they're required to request the parking deviation specifically for lot two and not the other lots. In regards to the mitigation, right now they've not provided the mitigation table that we typically ask for to just basically show how they're meeting the mitigation requirements. Earlier this year, the town council approved an update to the parking mitigation where they have to pick at least two different options for the parking mitigation. So right now we know they're proposing a bioswale, but we don't know how large that is. So we're requesting that information to make sure it's gonna be in compliance with the town code. And then the other mitigation option we're not aware of yet. In regards to the building design, so in terms of unified design theme, the large format grocery store is not matching the other retail buildings and vice versa, they're not matching each other. And unified design theme is required by the urban design plan when you have a development with multiple buildings. So they will be required to either update the large format grocery store materials or vice versa, update the retail building materials to match. And then going back to the previous slide, I don't know if y'all can see the red on the elevation, but that's something that's not permitted within the urban design plan in terms of colors. So if they do want to move forward with that coloring, they will be required to request an additional AmeriTours design exception. Okay, and in terms of traffic, so currently staff has the first draft of the TIA available, but staff has provided comments to the consultant back, so it's still undergoing review in regards to the TIA, so it's not complete. There's also a second scope of the TIA that's being conducted to consider the what if the Cottonwood property does get approved for its zoning application. So there's two TIAs currently being conducted. And then meeting the landscape standard of parking spaces within 50 feet of a tree. We are concerned that since they're proposing the 150 feet within the front entrance that they're proposing to not have any trees within that entrance, that they're not going to be meeting this landscape standard of parking spaces within 50 feet of a tree. So that's a discussion we have ongoing with the applicant. In terms of phasing for lots five and seven, so going to the conceptual site plan, you'll see that these lots, this is lot five and seven, and then they also have an eight and nine. Those are still being phased in. We've discussed with the applicant about showing them on the plan and then potentially instead of phasing, instead having multiple options for elevations to basically make them as a building type instead of having an exact elevation if they don't know what the kind of uses are gonna be for the tenants. And then this is just a slide with the parking mitigation just for reference. This shows the mitigation options that they can choose from. And then establishment of POA or entity for maintenance of X lot. So this is something that is an ongoing discussion with the applicant. I know they're concerned about establishing a POA, but we talked to them about establishing maintenance language to make sure that X lot that's being proposed is going to be maintained. And then minor amendment section to the PD standard language. Currently staff does discourage the language that's proposed. They're currently proposing that the concept plans can be updated and approved at staff level. We would discourage that and we propose that they look at other PDs that have been approved such as the Monarch PD for minor amendments that can be proposed. And then, of course, the outdoor display area. This is a continued conversation that we've been having with them in regards to making sure the materials that are going to be outdoor displayed are listed and also that the area is defined in the PD. Okay. That is the end of my presentation. Did you guys have any questions for me at this time?

Yeah. The I know we spend some time on the traffic once you get it but yes on the initial recommendation for the first traffic study that came through was there anything that that's a recommendation to study on any recommendations that town have you sent back to the developer to discuss.

I will refer to our topic engineer Matt hoteling for that question.

The.

The study, they still have a fair amount of work they need to get done before it's really to the point where we can get a lot of the recommendations through the TIA.

I would like to ask Matthew Hotelling just to put it on record. I was emailing a bunch of questions to him today and my understanding was that the Institute of Transportation Engineers, ITE, that is the guidance that's gonna be used for recommendations in the TIA and the things that we're gonna be considering once you get the next TIA and have more information. One question that I was asked was because of the square footage of this, are we using the code for 850 for supermarket? Or is it going to be 857 for discount club? And the answer in the email was 850 for supermarket. So that affects the calculations for the daily trip generation and the a.m., p.m., peak hour trips. So when you answered me back, just because we have so many people here and are trying to get a lot of information out to them, you stated that the daily trip generation was going to be around just under 12,000, 11,998 trips daily. But that wasn't as big of a consideration as the a.m. peak hour and the p.m. peak hour, which were calculated to be 227 in the morning in trips, 157 out trips, and then the p.m. peak hour is 572 in and 571 out. Since we have so many people here that are using their valuable time to come here, can you give us a general feeling of what that volume looks like for us as residents, if I'm just driving around in the morning?

Well one, in the end it's not gonna be that many trips because there's some people that are already on 2499 or Wake Den or any of the other streets that are gonna stop in. So it's not gonna be 570. Try to think of a good, 570 is as far as, let me think about what's a good other description. I'd have to, let me think about it. Can I think about it and give you another answer on it? I mean, yeah. So I can get that 570. I can get you a.

Something as simple just to give perspective to people who are trying to understand these. These are very technical traffic. A TIA is a super technical engineering analysis, so something that could help just a layperson understand, is it low, medium, or high? Is the impact going to be low, medium, or high? You can think about it, of course, but just trying to get information out to the public, since we have quite a few of our residents here tonight.

Well, for a typical urban collector, which is a two-lane undivided roadway thoroughfare, a level service C is about 420. That's per lane. So, I mean, it's 800 total for that type of roadway. So, that's one way to look at it. I mean, Waketon itself is an urban collector, so you can see kind of where that is. It's probably, it's definitely less than what's out there today. It's A lot less than an elementary school that would be there. Okay, that helps. Because they have a fairly high trip, Jen, unless there's a lot of buses, but otherwise it's...

Thank you.

I think that's probably about the best.

Okay, thank you, that's helpful.

I could go back a couple more. Yeah, so the the heat of 50 feet that that does not include the extra 10 foot we allow for like stuff on top of the roof stuff correct.

I'm not aware yet that's something that will need to be discussed with applicant.

And then the other question I had in I actually went over there over the weekend and actually took my drone up so it's very difficult to get on the property but There definitely is a lot of topographical slope, but I know they're talking about the 12% exception there What and I know we have other developments throughout the town that we have approved and have worked with 12% and that they've built on and done stuff with it. What recommendations does the town have as it relates to this property to help ensure that the downstream residents are not impacted by any of the runoff that would come from this development?

So there are best management practices in regards to slope. Prima, do we have anything else to add to that?

There are some best management practices in terms of clear and cut-and-fill methods that we use for some of them, cut-and-fill methods to avoid those circumstances. We just have best management practices, like avoiding retaining walls that are larger, that are great, taller than eight feet tall. So we do have some of those practices in the town. But in terms of drainage, maybe engineering can speak to the drainage.

Yeah, so regarding drainage, during this level of application, we see conceptual plans. We don't have full engineering plans yet. That would be like in a subsequent application. But we have established they are constrained. Essentially, their runoff release is limited to what the adjacent systems accounted for and were designed to. So they can't exceed drainage coming offside to what those systems accounted for. And then the systems that are along 2499 will have additional review through TxDOT, also through their engineering drainage department. So at the nine locations that they have proposed for these set of plants, they have noted those values that they're restricted to.

Do you have any perspective to offer us on? What a permeable surface parking lot would do to mitigate the drainage for that would that be?

Significant in this for this development for this proposal Yeah, so the majority of the sites drainage goes through detention pond to the north Well the detention pot be sufficient to be able to support all the water runoff

We haven't looked at those plans yet, but they're restricted. The release runoff rate will be restricted to what that system could take that they're connecting to.

Question for Cody. You mentioned the landscape islands. Can you tell us what are we asking? What do we normally want in terms of the landscape islands in the parking lot and what is being proposed?

So you were talking about the parking lot spacing specifically correct. So it's an example of this is actually straight from our town code on this slide. So those are what the parking area or landscape islands would look like if they were doing that. There have to be a minimum of separated at least 15 feet from each other with continuous landscape island area. They're supposed to include canopy and ornamental trees, shrubs, natural grasses and ground covers. But essentially that's an example of what it would look like if an applicant was implementing that.

And so what's being proposed?

Currently, they're proposing not to meet that standard.

So what is being proposed instead, I guess?

So what's being proposed right now is just the typical landscape islands that you would see. And I can go back to the landscape plan to kind of show. Yeah, let me go back. Give me one second. So that is currently what's being proposed. Thank you.

All right, Cody, I guess I'll go up again. And maybe the applicant can talk about this when they come forth, but in the PD that they're proposing, that's Exhibit B in the packet, there are several items under permitted uses, and I'm just curious what the town's thoughts are on some of these. I know that's standard based on the Retail 2 development, but whether or not what the town's thoughts are and then what the applicant's thoughts are when they get up here. I may ask the question again if it's not answered, but A couple of things on here really kind of stood out for me just trying to think of how they would actually fit in this development But one was college at University Fire station, I would think that the town would probably want to have a say on that one Mortuary or funeral home. I don't know if they would want with that Railroad track. I don't think there's any railroad tracks there by and I don't think they'd want a sewage pump state Station there. Did you guys have any discussion with the applicant buying those items? I

We haven't had any discussion, but those are uses that they could remove proposed to be removed by the PD standards was also one I think that was Under temporary uses carnival or circus was another one. I think they kind of stood out so We've not discussed that but again, that's something that they could propose to have removed from their standards Thank you Okay, any other questions?

I think they'll do it for now.

All right, would you like to hear from the applicant?

Of course, please.

All right. Okay.

All right. Commissioners, thank you so much for coming out tonight. Appreciate y'all's valuable time. I know you don't need to do it. And we greatly appreciate the opportunity to come and present this tonight. Also, to the folks who actually joined us and taking y'all's valuable time to come out, we really appreciate you guys coming out and hearing what you guys have to say about the project. We've been working on this now for- I'm sorry.

Sir, could you please give us your full name and your residence or municipality?

Sure. My name's Abe Bassetti, and I work with Regency Centers. WE WOULD BE THE DEVELOPERS OF THE PROJECT. WE WOULD BE THE DEVELOPERS OF THE PROJECT. WE'VE BEEN WORKING ON THE SITE WE'VE BEEN WORKING ON THE SITE FOR ROUGHLY 15 MONTHS OR SO NOW. FOR ROUGHLY 15 MONTHS OR SO NOW. WE'VE GONE THROUGH SEVERAL DRC WE'VE GONE THROUGH SEVERAL DRC FEEDBACK COMMENTS. FEEDBACK COMMENTS. WE'VE HAD THREE DIFFERENT the public, invited the public to come out and we'd listen to it. So everything you see today and some of the stuff that Cody already talked about has been informed by those meetings and also by the public. Cody did steal a little bit of my thunder with putting some signs up. We were going to sort of announce today the first time in public that this is going to be something we hope the town really embraces. We're very excited about it. This would be the first H-E-B to open. In Flower Mound. So today we know there is a land bank on the west side of town There's not really a schedule not speaking for for HEB But there's no schedule timeline for that to open if we believe today and the closest HEB that's open is 20 miles away in Irvine so HOPEFULLY I THINK IN 2025 Y'ALL DID A RETAIL AND A RESTAURANT SURVEY. SO THE SECOND MOST REQUESTED RETAILER ON THAT SURVEY WAS HEB. SO HOPEFULLY WE'LL DO A LITTLE BIT OF OUR PART HERE TO TRY TO HELP YOU GUYS WITH YOUR HELP TO BRING THAT TO FLOWERROUND SOONER THAN LATER. SO JUST TO ORIENT YOU GUYS. THERE WE GO. Just to orient you guys to the site. You can see we are bounded by Long Prairie, Waketon, College, and Rippey Road. We are seeking, we're requesting a master thoroughfare plan amendment. So Jacob Lugo Way, which is a platted road that goes through, it's on the master thoroughfare plan. We're requesting that to be condemned. We're also requesting a master plan amendment to modify the western portion of the property west of Jacob Lugo Way. And then we're submitting this all under a plan development PD. Moving to the site plan, a little more colorful than the one that we showed before. Our site's roughly 28.6 acres. We have 175,000 square feet of retail. And the heart of that retail you can see is our grocery anchor is HEB. Bounded by that are roughly four other buildings. Those four other buildings are much more pedestrian scale, all of them under 10,000 square feet. They're bounded by Waketon and by College Park, really trying to give the edges of this a feel that isn't as boxy or industrial, but much more walkable, much more palatable for the public. We have, you know, we are trying to embrace the natural topography of this wonderful site. I will say it's got some challenges. We have roughly 268,000 cubic yards of dirt to export to get off site. But that said, we are trying our best to maintain the natural topography with meeting ADA code and things that the community, you actually have to have. in preserving some of the topography. There will be retaining walls really on the south and the west portion of the site to take up for some of those. And also you'll note that there's no access to Rippey Road through the shopping center. So you can see lot five, which I will point out to you. Lot five is back here. There's access from lot five to Rippey Road that's being proposed. But you cannot come through the shopping center and get to this lot 5. So you have to access this lot from Rippey Road and leave that lot from Rippey Road. We also have roughly a two acre retention pond And it is I'll let the engineers speak to it technically but certainly sized To hold water but also to hold additional water in in flood levels and for the awful off for the watershed of this site we also shaped that by that to preserve as much legacy trees as possible and and also the landscape amenities that are around it, we think are gonna be a nice amenity to the Ripley Road community. You can see down here, we are proposing a bioswale. Bioswale, in my mind, it's a demonstration for commitment to a low impact development, as well as it's something that the consumer can actually go out there and see and feel, and we can sign and show them sort of what that does for low impact developments. We're studying, so this isn't, I don't want to steal any of Nick, our landscape architect's thunder, but we are planning to come back and plant 450 trees on this site. And we're also studying an area that can be deeded or dedicated where we can plant acorns to post oaks on the site. So we've got several things we're considering to really help soften some of these edges. We're going to be seeking LEED Silver certification, which is a low impact environmental development certification for retail that is definitely harder to achieve in Texas than other states around the country. And then while we had the site plan up, I wanted to sort of address something that's come up during some of the meetings with residents is truck access. So semi-trucks will be required to, and there are certainly some constraints around that, certainly by the anchor, to enter the site through Waketon Road, turn into Waketon, make their deliveries, U-turn around, deliver, and then leave out the same exit. So entrance and exit through Waketon Road for all semi-traffic. Let's see. This is awful close. There we go. All right, so you can see this is a vantage point down Rippey Road. There is our retention pond. This is the area where we can really keep as many of the legacy trees that we can on the site, just given the topography. You can see the retaining walls that encirculate the detention pond. And really our thought and effort is to try to make this as an amenable sort of park-like setting as possible. We also wanted to show this one, and I believe the next slide, really to kind of show the distance between this retaining wall, the sidewalk we'll be putting in, and the road curb where it is today. the width and the distance of it before you actually get to the property line. And then as you were to come up the road closer to Waketon on Rippey, you can see there's actually a berming with a tree canopy and then a retaining wall and then a screening wall on the other side of that.

We're looking at, sorry, we're looking at Rippey Road here.

Yeah, this is, sorry, this is looking northbound on Rippey Road. All right, I think they're just different sizes. So here's a close-up vantage point. So if this was your drone, Mr. Beig, setting if we're sitting in the parking lot over bioswale. So you can see the bioswale is in the parking lot. It is a mitigation technique. It also serves some other purposes to getting a LEED certification. It gives us more just general area GLA to plant trees and to bring some things back to help mitigate some things we're asking for in the parking. You can also see the elevation. We've got some natural stone and some faux wood-like materials to try to keep within some pitched roof to try to keep with the look and feel of sort of being a neighbor to the residential area. Let's see. Here we go. And on the edges of each of these buildings, we'll have what we call placemaking areas. These patigos that our design team has spent a lot of time trying to create INCORPORATE SAFELY INTO THE PARKING LOT, SAFELY ADJACENT TO THE BUILDINGS. WE ACTUALLY LOSE SOME EFFICIENCIES Make it a safe area for restaurants to have kids go out there and play. I think my wife and I are really good examples of this. I kind of designed the shopping centers for families like myself. We have 10-year-old twins, and oftentimes we make inferior dinner choices to go have a safe place where we can sit inside. Our kids can play outside on the patio, not next to traffic. that is a good dinner spot for Friday night. So we try to incorporate those types of designs into our shopping centers. You'll also see some faux chimneys and other things where we try to pay homage to sort of the design guidelines from the town, as well as the materials from the town. You can see more place-making here. This is sort of a place-making area with patio. Probably have some natural and or turf grass next to it for safe play next to sort of the retaining walls with a fence. Let's see. I want to invite the Kimley Horn team up. They'll talk about... sort of the zoning and the landscaping portions of the presentation. So unless there's any questions, I know somebody said they had a question for us. We can take it however you want. Give the whole presentation, come back, or we can ask them that. Either one.

A quick question for you the staff indicated right now, there's kind of an unresolved issue in terms of unified design across the the project can you discuss that please.

YES, SIR. WE WERE MADE AWARE OF THAT THIS WEEK. I THINK WE HAVE A FAIRLY UNIFIED DESIGN FOR THE FOUR SMALLER MULTI-TENANT BUILDINGS. AND THEN THERE'S OBVIOUSLY A DIFFERENT DESIGN TEAM THAT'S DESIGNED THE ANCHOR BUILDING. AND SO REALLY I THINK WE'RE KIND OF WE'VE SUBMITTED TWICE SINCE I THINK WHAT THIS MEETING REFLECTS THE NUMBER OF exceptions that we're asking for, as well as the design, really represents what was submitted last time. And so we've taken a good amount of time. We've gotten some good feedback and education from staff of what they're looking for. and so i think we're we're looking to try to really whittle down the number of exceptions we're asking for uh and i don't you know certainly don't want to speak for um for hbr anchor but i think we're going to be listening to staff's recommendations to bringing that design a little closer together

Yeah, I appreciate that. I think that having that unified design is important. I know we're about to hear a little bit more about landscaping, green space, trees, that I know is important as well. And I know we're still waiting for more detail in terms of traffic analysis and the overall impact there.

We plan to hit, obviously, zoning, traffic for what we know about it today, and then we want to address the things that have repeatedly come up with residents we've met with. We certainly know traffic's a concern. We know there's been some downstream flooding from this site from an existing condition today. I think that was before the city actually put some infrastructure in to help with that. And so we plan to plan to address as much as we can today and if we don't bring it up Feel free to ask the questions. We certainly Are open anything?

Thank you.

Can we can you go back to I think it's slide four or second. I think so I Think if you put four and then hit enter it right to it

Cody? PowerPoint? On his presentation. On our presentation? Where did that one go?

You might have out of it. That's OK. No big deal. Let me see applicant presentation. I'm kind of blind, so I'm hoping that's it. That's it. There we go.

I think it was slide four. Go back.

Up at the top, that box. Yeah, there you go.

Which one? Slide four.

There we go.

There we go.

Yes, this one. So, question. I know I saw some emails come across regarding College Parkway. You were talking about traffic flow and stuff like that. I think there was some concerns from the residents on that as it relates to that particular entrance and egress from the property. What are the plans to help address some of the concerns from the residents on that one?

Yes, sir. You know, we hope the TIA, the full gamut of the TIA is going to really inform that. And so I want to, if I can, put a pin in that question and let our engineers answer it. But we certainly, when we came in here, we sort of, We knew first steps were, hey, gosh, there's a phenomenal community to the south. There's a phenomenal community to the west. And so as we're thinking through the ultimate design of the shopping center, we need to take those things into consideration. So I think there is a 60-foot easement and setback on the southern side of the property that we put in place to add some buffering. For that for that community to the south and also have a hike and bike trail that traverses through it Same thing on Rippy Road that kind of vantage point we looked at before large buffering zone with a hill retaining wall and and Detention wall From those residents so that doesn't answer your question about traffic so when our engineer comes up to discuss traffic I've definitely Ask him to answer that for me.

Thank you.

I have a question. Yes, ma'am I'm on the same slide. I know I wrote down you said it's gonna be four Buildings all under 10,000 square feet. I know this conceptual site plan is just a you know a rendering there's more than four buildings here on other than the anchor And then Cody said in her presentation, you guys were not sure what the tenants were going to be for these sites yet.

Correct.

I don't see anything that looks like a QSR on this, but is that something that's in the discussions? You were talking about placemaking and places that families can go with kids. That totally resonates with me, so I would like to hear a little bit more about what you...

thank you uh yes ma'am so so uh obviously the heb is the anchor in the middle the four buildings uh that we have labeled a b c and d a b c and d would be built would be what we call multi-tenant buildings that we're going to go ahead and build so those are the architectural plans that we have submitted those are the ones that we're going to sort of program with some place making with some larger patios you know we sort of I guess curate what those will look like up front per staffs recommendations we're also going to curate to an extent what the out parcels will as well but lots five which is back at Rippy Road and waked in and lots seven eight nine what we are we are sort of calling them those are those are gonna be really for lease pads. And so we aren't exactly sure what they'll be until the end user kind of comes and presents itself. So actually tonight is the first time that we've even really mentioned HEB's name. We've really tried to keep those things under wrap until now. And so oftentimes as we sort of get down the road and we're marketing things, that's when you really find out who your out parcels and all those things are gonna be. But I would certainly think there could be you know, fast food, QSR, sit down restaurants, all those things in the out parcels. I will say in the quiet marketing that we have been doing. We've been very pleased with the type of uses that we've seen out here. Our intent is to try to bring probably duplicate of uses, but different names within a category that are currently in the town of Flowerland. So obviously HEB being one of them. We have grocery stores here. HEB is not currently here. So examples like that with restaurants that are not currently here. but have a desire to get into Flower Mound and have been waiting on the right project to get here. So we've definitely had some very positive conversations with retailers in that regard. Thank you.

I have a question. Regarding the retaining wall along Rippy Road, that is 12 feet high, is that correct?

Yes, ma'am.

And you're asking?

The screening wall is 12 feet, I believe. Retaining wall varies. Everything I say, I want to be corrected by the engineers whenever it's their turn to come up. Yes, the screening wall. So if you're sitting in this parking field looking back towards Rippey Road, looking west toward Rippey Road, there will be a 12-foot wall from the inside of the shopping center.

From the inside versus the outside?

Versus the outside. Much higher on the outside.

Right. So, and I just wanted to clarify, it looks like in your exceptions, the town ordinance is 35 feet for this kind of a retail store, and you're asking for an exception of 50 feet? Yes.

Okay.

I believe... Again, I would love to be corrected by the team of engineers, but I believe it's to the flat roof, it's 35 feet, and then there's 10 feet for architectural elements. And so I think we're asking for an additional five feet over that to get to 50 feet. So we're not asking for 50 feet on top of that. I think the interpretation is it's 45 feet all in with architecturals, and we're asking for 50 feet all in with architecturals.

Thank you. Is the screening wall coming from a town requirement or is it coming from a development? I'm sorry, I couldn't hear you. The screening wall on the north side of the property, is that... Is that emerging from a town requirement from a screening wall?

I don't believe so. That's actually something we kind of offered up very early. We knew that, again, we knew really established communities to the south and to the west. And for a number of reasons for their privacy, as well as noise ordinances and other things like that, we wanted to make sure that WE DIDN'T HAVE BACK OF HOUSE BEHIND OUR ANCHOR SHOWN TO THOSE RESIDENTS AND SO THAT WAS THE PRIMARY REASON FOR IT AND THEN I WOULD SAY THIS IN OUR FIRST WORKING SESSION I THINK WE DID HAVE A CURB CUT PROPOSED THAT WENT ALL THE WAY THROUGH THE SHOPPING CENTER ON RIPPEY ROAD AND OUR HAND GOT METAPHORICALLY SLAPPED REALLY QUICKLY AND IT WAS LIKE THERE WILL BE NO TRAFFIC THAT CAN GO TRAVERSE THROUGH THE SHOPPING CENTER TO GET TO RIPPEY ROAD. So then we just kind of started walling it up and then creating some, we have been asked by several of the folks in working sessions to really make sure that the perimeter of the property is, to the extent we can, embrace the natural topography, really soften the edges. I think that once the landscape architect comes up, once Nick comes up, he'll be able to articulate really well kind of the cascading architecture or landscaping, excuse me, that's coming in from the corner of Long Prairie and College. And so this is a relatively steep fall. I think it's, you know, I won't quote the feat, but it's greater than 10-foot fall from the finish floor to Long Prairie. And it won't look like a prison wall as you come up. It's going to look like a cascading, landscaping, and tree-lined canopy that really is a good viewpoint as you're coming northbound on Long Prairie because it's a pretty good swath. It's probably a half-mile view corridor as you head northbound on Long Prairie. So We definitely want that to be, you know, an amenity for the community and also, you know, kind of your first sense of entry into the shopping center.

I just wanted to give more information regarding the screening wall. Not meaning to interrupt, but he's correct that the screening wall is not required where it currently is being proposed. However, for the outdoor storage area, those areas are required to be screened and they're utilizing that screening wall to screen the outdoor storage areas.

Go ahead. I don't know if this is a good question for you or if Ray can help us answer this or anybody in the room, but HEB, so it's a grocery store. There's a lot of things that a grocery store sells that are not taxable. And what I'm concerned about is, you know, what percentage of a typical HEB is taxable sales and how much could the town expect to bring in off that tax? SELLS TAX REVENUE.

YES, SIR. I DON'T THINK TONIGHT WE'RE REALLY QUITE PREPARED TO TALK ABOUT THOSE THINGS, BUT WE CERTAINLY WILL BE TALKING ABOUT THOSE THINGS WHEN WE HEAD FROM PLANNING ZONING INTO CITY COUNCIL SESSIONS. I KNOW WE'VE SORT OF PROPOSED SOME THINGS TO RAY AND HAVE A DECENT SENSE, BUT HEB MIGHT WANT TO COMMENT LATER ON PERCENTAGE OF THE GROCERY PORTION OF WHAT'S IN THEIR STORE. are taxable or not taxable. I'll let them speak to that. They also have a restaurant in their store that's obviously taxed at a different level. Right, yeah.

So since HEB is not here tonight, I know you cannot speak on their behalf. Is anyone from HEB here tonight?

Sorry to introduce my whole team. So I'm with Regency Centers. We're the developer. Kimley Horn is our architect. I'm sorry, engineer. They're also our landscape architect. They're here to speak on the next sections of the presentation. And then the HEB development team is here as well. So we do have them here to answer some questions. Okay. in whatever order we want to have them come up.

We'll wait until, I'll hold until they come up here. Thank you.

Okay, sure. Yes, ma'am.

I did want to ask, do you have any retail under contract yet, or is this still all under discussion?

Well, nothing under contract. We're trying to lease everything in the shopping center. But no, we're really focused on getting our entitlements and on our anchor tenant, HEB.

So I had asked staff earlier about some of the permitted uses. I don't know if you heard me talk about those, but what were your thoughts on any of those? Because I know it was listed, and it's typically what's allowed in that type of R2. Is that something you guys are considering?

It is absolutely not. Thank you for bringing those up. They're definitely prohibited uses in our agreement with our anchor, and certainly not the kind of – LEVEL OF SHOPPING CENTER THAT WE'RE TRYING TO CREATE HERE, THE FIRST CLASS, METAPHORICALLY IT IS ON A HILL BUT THE TOP OF THE HILL RELATIVE TO TYPE OF TENANT MIX OF RETAIL USES WE'RE GOING TO INTEND TO HAVE OUT HERE. SO I THINK YOU SAID A CIRCUS AND I CAN'T REMEMBER THE OTHER ONE. THERE WAS A MORTUARY. WE ARE HAPPY TO STRIKE ALL OF THOSE PORTIONS.

AS YOU GO THROUGH AND FINALIZE YOUR PRESENTATION. just obviously take the comments you get in the sessions tonight and, you know, try and make some adjustments. I would recommend trying to strike those. Absolutely. Thank you.

And while you're up here, because I know this is for Regency, not for HEB.

Mm-hmm.

I strongly feel that any of the things that require an SUP should remain as SUP items. I don't want to give anything by right, because that protects our town. When land ownership changes hands, as it sometimes does, we don't know, then intentions and goals can change hands as well, but entitlements remain. So I would like to keep anything that requires an SUP to stay under the SUP process so we get to have a public review of those things if they should come up in the future, just for assurance for our residents and our town.

Yes, ma'am.

And then I think you mentioned a presentation from landscape engineers?

Oh, yes.

Tim, you guys want to come up? All right.

Good evening. Matt Lucas. I think you asked for municipality, so Terrell, Texas. I'm the civil engineer on the site. I have the pleasure of being the boring guy in between the two more exciting, you know, the developer, and then you're getting to the landscape architect, so I'll talk about a few things. It sounds like there's already some questions, so maybe we'll have some discussion. But let me see if I can scroll down here to... All right. I'm not going to spend a lot of time on land use and zoning. I think that Cody covered that pretty well, just knowing that we're going from what's today agriculture and retail with the office, and I believe there's some retail uses allowed in the office to all retail. trying to be efficient here with your time. And then the next is really just looking at the traffic impact analysis. We do have a draft of that. I do understand that there's some changes that are going to be made, so we're going to continue to work through those I guess, recommendations as we get those from the third-party consultant. And hopefully we'll be able to get those here in the next couple weeks so that we can work through those. There are some traffic mitigation measures that we do, that we are including on our site already. just based upon the draft and so I'll just kind of highlight those real quick there's two right turn lanes that are required along 2499 one at our main entry there at the existing median opening the second being at College Parkway I know that there was a question on the roundabout. I think that was from over here. We did evaluate the roundabout separate from the TIA. It showed to have exceptional capacity, like roundabouts typically do. That's how roundabouts work, and that's why they work so well. because we actually had evaluated whether we needed to add a lane going into the development. Think about it as a right turn into development. Our evaluation showed that it has plenty of capacity and there shouldn't be any kind of issues related to traffic at the roundabout. Along Waketon, one of the mitigation recommended that it was a right turn lane. We don't currently have that shown on our site plan, so we're in the In the process of working that into our site plan. The other thing that's come up is the capacity on Waketon Road. And I know Mr. Hotelling is here if there's any detailed questions and don't suggest that we even get into those since the TIA is probably still in process. But we are suggesting that there are some striping that maybe occurs over there. And I'll just kind of leave it as we're going to work with Matt and his third-party consultant and the team to evaluate what improvements along Wake 10 that we need to do to make sure that we're meeting the expectations to maintain the level of service. And then finally, I'll just cover, um, the TI did evaluate the signals at, uh, Waketon and Graham, uh, Long Prairie and at college Parkway and Long Prairie. Um, and just, um, I'll maybe state an obvious thing. The town's traffic grows each year. It will continue to grow each year. As you look at the horizon, which is like an eight-year horizon that the TIA looked like, the delay at both those signals does grow. It grows about, if you don't even build our project, it grows anywhere from three seconds to eight seconds. The level of service maintains at a level C. I think a level B for College Parkway and a level C for Waketon. And when you add a project in, it grows about another two to eight seconds depending on whether it's AM or PM. So there is some, like with any project, there's going to be some impact to traffic. But in the grand scheme of things, and I think this kind of goes to the question that was earlier, that's a 500 plus trips in in the PM and out in the PM is is sounds like a lot but mr. hurling made a made a I think a really good representation the capacity of the roadways in front of the store are significant. And so even though it sounds like a lot, there's thousands of cars that run through there in an hour during the peak. And then finally, I think I wanted to maybe address too is the parking exception that's being requested. I think it's 126 spaces over the 120% that we're requesting. One of the main points, main reasons why we're requesting that is because, well, HUB has opened 400 stores or more. They identified how much parking they need for their store. And one of the reasons why they want to have that amount of parking is because if you have that amount of parking, it allows the vehicles to move off the roadway, off the city streets quicker because you don't have people queuing up looking for spots during your peak times, specifically holidays. So having that number of spaces is important to them and important to the operations and really important for the traffic, the public safety on the city roads. Do you all want to ask questions about traffic real quick, or do you want to move on?

A couple of things that come to mind. We did have another HEB come before us not too long ago, and parking was one of the issues there as well. And I do recall that they were able to show us an analysis of similar stores in similar areas that have a very high rate, and it's very popular traffic. I expect that that's another one of the justifications for the extra spaces. The challenge, I think, and I encourage this, is how do you still maximize the green space, the trees, the landscaping, so we're not having people driving by and just looking at acreage of concrete and a heat sump.

Yes, sir. That's a great point.

The one other thing, as a third-party engineer, I know the staff will be taking a look at this as well. We have another rather major project that has been proposed we've heard just recently in a work session not very far from this one. So when we're looking at the TIA, we're very interested in a second version there, and that is the event that we have two different major projects that occur within just a mile mile and a half of each other, and what that overall impact may be. And I realize when we get the hard numbers from the TIA, when we find it, while there's a lot of concern, understandably, it's actually a very fraction of the total percent and capacity. But I think it is important that we crunch those numbers and make sure we consider it both ways. You have something?

Yeah. I think we sort of skimmed over it a little bit, but there was a... The pad that's at the northwest corner of the property, there was mention of that being accessible from Rippy Road as well. Can you tell us more about that and the type of business that, I mean, maybe it's not even known, but that pad being accessed from Rippy Road, I'm interested in that because it kind of sticks out.

Rippy Road's a pretty small road.

Yeah, I'll just say one of the reasons why it needs to access off Rippey Road is due to some of the grade change that happens along there. If you've driven Rippey Road recently, you'll know that there's a high point in the roadway about right here, and it drops off pretty quickly as you go to Waketon. So what that does is that piece of property, just from a nerdy engineering standpoint, like you really can't connect it to the rest of the property to begin with. So I think the development team felt that that would be a good potential daycare, for example, or something along those lines that wouldn't connect in that you probably wouldn't want to connect into the center to be in with, you know, just from up, you know, just, you know, trying to keep their traffic separate from the rest of the center. But that, that'd be one reason why it's that we are taking, access, offer it being only RIPI at that location.

I don't know what's in the language of the... you know, proposal today. But I think that particular pad would be, I don't know, to me, I would like to see that as like described in a special way for usage because, just because it would depend on Rippy Road. And so to me, it stands out from all the other pads on that, on this site. It's, you know, you'd want to maybe specify uses there that are potentially different from the rest of the pads. Just thinking out loud there.

Noted. Thank you. One question comes to mind, too. And I don't think it's in the TIA right now, but what's the load expected of like 18 wheelers and large trucks impacting those corners? Has that been in consideration on how they're resupplied?

I do believe that in the IT manual, it does evaluate the number of trucks.

And I know you got specific. Like a grocery store probably restocks every 24 hours, I'm guessing.

Yes, sir, you may be right. I'm not exactly clear on the operations. There might be something maybe HEB could speak to a little bit later today.

The interest really is impact of the traffic that that causes.

Yeah.

Are you specifically interested in the volume like the number of trucks because it's the Drips per day just per day, and you've got to supply the other Entities also the demand may be a little lower than it would be for a grocery store.

That's the turnover is where the profit is yeah Mr.. Hurling would it be appropriate to say I think that those trucks are evaluated in the ITE manual and included in those trip generation numbers I

It would be included, but they're not called out specifically as far as whether the trip's coming into the store. You will not find in a TIA where it spells out specifically 18 wheelers.

But the number of vehicles takes into account the 18 wheelers?

It gives you a wide range of whatever's going there during a peak hour. It's not specific to one type of vehicle.

Okay. And I assume the restocking for those large stores are in the evening, or it's low at impact. That's where the HEB rep may be over there.

Yeah, I'd probably defer to HEB to talk about their operations and store deliveries. All right, can I move on to drainage or... Please. Okay. Excellent. I know there's some concerns that were addressed a little bit earlier, and I also know that during the HOA meetings that had come up that there were some drainage concerns downstream. Our understanding is that the city did spend some money downstream to help correct some of the issues. I just want to give a little background to how we evaluate drainage. I'll try not to bore you, but the first thing we do is we evaluate the downstream system. This side being on the hill, there's multiple downstream systems. So we evaluate those downstream systems, and what we're evaluating is what is the capacity of the downstream system. What goes today, and that is the controlling factor. The rate of water we send there is the controlling factor of what we can send there when we build our development. So as you can imagine, as we put paving on the site, as we put buildings, the runoff goes up, so the rate of runoff goes up, and so what a detention pond does is it provides a place where there's volume, there's storage, so when a storm does happen, that water can collect somewhere, and then we restrict the outfall into the existing system down to a rate to match or be lower than the existing capacity of the system. So we have dove really deep into drainage here. This is a lot deeper than we typically would at a project this stage. And we have a really high level of comfort that we are not increasing the runoff into any system that we connect to. And therefore, we are mitigating any downstream effects.

OK, that brings up a question, too. How safe are those retained? You're going to have a large pond, you know, and there's safety factor built in because you'll have small children around there. So is there going to be retaining fence or something of that nature to keep the safety factor there? Or is it going to be like an open lake?

Well, we would meet the town requirements for that. Right.

So you'll follow those?

Yes, sir. We're going to follow the town requirements for whatever the safety measures are that are required by the town.

You mentioned the extra effort that you're making from an engineering perspective in terms of what that water flow runoff may look like. What about those worst case scenarios, the one in 100 year heavy flood rains and high intensity? Does it have the excess capacity to be able to handle that?

Yes, so our design criteria is the 100-year storm, so that has a 1% chance of occurring every year. And then we build in freeboard. I don't recall off the top of my head whether it's a foot or two freeboard here in Flower Mound, but there is a freeboard element that provides for some additional capacity.

Very good, thank you.

You're welcome.

All right.

And finally, you know, this is, Finally, fun topic. I guess Abe addressed this a little bit earlier. So just addressing some noise and lighting concerns. He talked about how the trucks enter and exit on the site. So this gives a little bit more clarity I guess identifies where that screen wall is this green line represents green wall location so that is a 12-foot screen wall like you heard Cody say that's not a town requirement but we think it's important for the adjacent residents to have protection from the back of house from any kind of lighting or sound I also note that HEB is very proud that they don't have backup signals on their trucks so the beeping that you might hear at other stores is You won't hear here. We're complying with the town standards on the lighting. Unless there's other comments here, I'm going to hand it off to Nick because he can get more into the landscaping and buffer trees and everything else. They'll be a lot more fun than my boring stuff. Thank you.

I enjoyed your boring stuff. Hi, I'm Nick Adams, landscape architect at Kimley Horn. I live in Heath, Texas. Let me see here. Y'all seen some pretty pictures. I've got some other ones that I'll share with you, but I'll start with this. I've worked in Flower Mound before several times. I understand what the intent is behind the landscape here, beautification, what you all want to see in a development like this. And I'll remind you, as Abe mentioned, this is still very conceptual in nature. We're working very hard with the staff to make sure that, one, that we're meeting the town requirements, but two, that you're getting something that you like to see, because obviously when you drive home at night, the residents adjacent, they want to see something nice when they come up, so we understand that. I'll kind of hit some of the main points, flip through these slides, because I've got a lot of different information that I can share, some of which corresponds to what Cody was describing about code earlier. And we'll just kind of go from there. So one of the key things that we're doing on this site, which is very difficult, as Matt just described and you saw in the grading plan, to meet a – What the needs are for a development like this or any other development in that nature is that we're trying to preserve as much as we can of those trees on the site. So it's not seen in this slide here, but I think that we are preserving 11 or 12 specimen trees on site adjacent to the neighborhood to the south and a couple of others that are to the west and to the north. in keeping with what's required with a surplus of parking. And we do intend to share this with the staff soon when we resubmit. We are providing a bioswale that meets the requirements of what that surplus of parking would require. We're also, within that parking, especially in the main area within HEB's parking zone, providing enhanced parking, which is one of those other requirements, just to obviously bring some of that beautification into an area where you would see a lot of cars and things of that nature. We will be providing that to the city, and that is our intent, to try to provide as much of that as possible to make this thing look nice. With that, obviously, too, becomes what is required with the city of the different characteristics of what those plant material are. So we'll be meeting those. And then obviously like Matt and Abe both mentioned, creating a pedestrian friendly type place that you wouldn't wanna see anywhere else. So we're incorporating large buffers that are required by the city. Some of them appear to be larger given that you have different utilities and things that are required to go in for a development like this. We are planting over 400 and I think it's 52 exact trees 90 of those which are mitigation trees And obviously anywhere else where we can find locations to plant mitigation trees. We're going to look for those opportunities And I'll just keep flipping on here so this this Diagrams kind of shows obviously not keeping with scale of what those trees are but the amount of trees that we are planting on site So the the lighter green and kind of the the mid-tone green those are those are trees planted and as you can kind of see You know, we're outside of HEB's zone of parking Adjacent to their front door to the side loading area which I'll get to in a minute and HEB being able to speak to a little bit more clearly here of why they why they're doing that for safety reasons Um, there's, we're meeting the town code outside of parking on all the buffer areas. The zones here up next to the, uh, that I just mentioned up next to the front and the side of the buildings, those, those are the areas where we're not meeting that one tree per every 50 feet. And again, there's health, safety, welfare reason that, you know, HEB is, uh, very inclined, um, on, on doing and meeting. Um, they're very educated on this. Um, for things like birds and getting into the store and trying to eliminate those opportunities, which we feel strongly about also. And then you'll see here in the top left, and some others in the area, I think there actually is, there might be another one over here that we're intending to save. These are the large canopy trees that we're able to preserve on site. So one thing that we're trying to do, because obviously we care about those things as well, Um, this is a rendering of, and again, mind you, it's lifted high just so you can kind of see what's going on. I've got another one later in the, in the, uh, presentation that kind of shows that at eye level, this is, uh, probably a better depiction of what that space would look like. So neighborhood friendly, um, obviously as Matt discussed, this would be something that holds water continuously and also is able to, uh, hold the attention that would be needed in a storm event. Things like fountains, there's an overlook opportunity here. And again, these are things that we're still currently working on as we move forward through the design. So these are just nice images to look at. And then in keeping with some of these trees that are on the adjacent property. So those trees, this is a shot that's looking back towards this area here. So those trees presented here are pines and post oak trees to my memory, very nice trees. So just a couple of other shots. I like pretty pictures, so I hope you all do as well. This is another shot kind of looking in from the neighborhood to the, from the south, and what that would look like. So as you can see, I mean, even aside from the trees that aren't planted in this zone of parking, there's still a plethora of opportunities for other trees in the area. So you look at this, you're not gonna just see a concrete area, just a mass area of concrete. And the grading obviously also, I don't know if there's another shot on here. This kind of does a good job. The grading on the site gives us an opportunity to look at the landscape as it goes up, because obviously we're on a hill already. So it presents an opportunity to create that prairie looking property that's already there. Um, so we, we intend to, you know, create opportunities like that to where, when, again, when you come in, you're not looking at a lot of walls, concrete, things like that. You're looking at trees, grasses, plant material, and things of that nature. Obviously this is a view looking back from, uh, long Prairie road, looking in towards the grocer. Again, there's quite a few trees that are required along the buffer zones. One other thing that we are doing, I'll go back up to the main slide here that shows the plan that we aren't required to do. is have additional plantings along the edges that really, again, intensify that look and feel. So as Abe mentioned earlier, we have quite a bit of planting up through here. There might be opportunity for more. We're looking into that. We obviously also, and I've got some other images to show you for this too, are working really hard with staff and the team to make this wall presentation as the neighbors to the west come out of their neighborhood or go in to look at something nice with the wall with landscaping. get back to that, and I'll show you what that looks like. We've had some other images shown. I think that we've got some other ones that look a little better. So in this instance, this is along College and Long Prairie. I can't remember how many feet that does cross through here, but it's like 15 to 18 feet, I think, if I can remember correctly. We're trying to preserve that as much as we can. And again, these are images, but create an opportunity for enhanced landscaping, especially at that corner. We've heard the residents and everybody at the town to preserve that hill look is our intent, but as much as we can, as best as possible. This, staff hasn't seen this, this is something that we've created in the last couple of days Again, it's a rendering, we're working through materials. One of the most important things about this wall and the landscape is to imply the appropriate materials that one, correspond with the architectural elements of the development. We don't want those to differentiate or be apart, set apart from what that looks like. We want that to be integral to the character of the community. And the other thing that we're trying to do Which I think will be very successful is create Other opportunities where we can lift that landscape up to kind of take away from the wall Maybe even more so than what I'm depicting here. We have room for trees One of the things that we need to work with staff pretty closely is there's a buffer along this area that wall in the area where we've got the trees elevated is outside of that buffer area so that's one that's one of the things that we're trying to do the wall perhaps might be able to move we're working on that but you can kind of see here the idea with the enhanced landscaping one and most importantly but other trees of of how we're trying to achieve that so we don't know what those materials are but that is one thing that we're hoping to share with staff and get better feedback on some of the things that we're doing I hope that illustrates it a little bit clearer. And again, I threw this in there at the end. I think this is, you're looking at different images from above that you'll never see unless you get out there with a drone and fly it. But this is probably more of a characteristic, and again, it's a rendering of what you would see from the southern portion of Rippey looking in. You might see a fountain. You might be able to see people walking this trail. I'm sure there will be wildlife opportunities, ducks and things of that nature. We are intent on providing seating opportunities in certain areas and just trying to give it that buffer and that neighborhood-esque feeling at that location. I don't think I left anything out, but I'll open it up for questions.

I have one on the practical side. I mean, stop on that slide. Go back up. Just the irrigation that you have in the parking lot, how are you going to supply water to that? Is that through pipes underneath the concrete?

That's correct.

And retaining pond gonna be a source for the June and July, August and September? At this point, I don't believe so. So you're gonna draw from the city or the town?

I think that that is the intent.

I mean, this is kind of an operational question, not a design question. But that should go into design considerations.

Sure. Possibly could be. That's one thing that we'll have to look into. At this time, I'm not previewing that information. However, with the supply of that, either way, I think it would be something that would require city water to refill if it were to

You know we ration water here, so that needs to be taken into consideration. Sure. Absolutely. I have a question for you.

Actually, it's a request, but can you go down a slide and go down another slide, go down another slide, another? Stop. Okay. So that up there, that kind of like that graphic up in the right, can you blow that up and Can we see what this, what all, yeah, and then scroll over. Sure. Thank you. Thank you.

So let me describe this a little bit there. Again, materials are still up in the air a little bit. However, one of the things that we initially proposed to our client is the use of natural materials. So stone, some type of stone slab, something like that to kind of give it a little bit more of a natural feeling, yet being able to utilize that to elevate some of this landscape. That way it softens it a little bit, even though it's hardscape material. to not look so uniform and things of that nature. So that's what you're seeing here. I know that's been a question aside. Landscape materials, obviously canopy trees, the required size. This retaining wall is, this better depicts it here, it is a varying height wall. as the slope down Rippey. So you're looking at Rippey north to the left of the screen, Rippey south to the east of the screen there. So the grade drops, therefore that wall stays a little bit higher. So again, another opportunity for us as landscape architects to create things to lift that landscape up and really vault those trees up in the air to try to break that wall up a little bit. And that's the intent of our client as well. They understand and would like to see that character as well.

I'll be honest as I look at this, like this wall on Rippy Road is kind of one of the things that's giving me the heebie-jeebies a little bit. Just because I think if you, the perspective that we're at here looking at this shot, like there's already a masonry wall there on the other side of Rippy Road on the, What is that on the west side of Rippy Road? And so I feel like it would really create like a masonry tunnel on Rippy Road that's not very country feeling. I was just thinking, and I know this is probably a pretty tricky thing because you've got elevation challenges here and you've got a lot of space, elevation to make up there. I'm wondering if there's a way that can be achieved without this big... Enormous masonry wall. I'm the area I'm thinking of in town is like on Spinks Road Where the warehouses are on the south side of the road? Yeah, and there is no make well there may be a masonry wall You don't know because all you see is trees and buffer now They've got the opposite issue where the warehouses are lower than the road, right? You know, I'm wondering if you could achieve something here, which is It doesn't it just looks more Natural, right? There's not just an obvious. It just seems like it'd be in the shadow of this very large. It seems almost unavoidable and the wall there seems right. This is that's just my opinion, but sure. No, I think I don't know that. I think I'd really be interested in looking at an alternative to putting a big 12-foot wall there. Maybe you can achieve that with some tiering of whatever you call it of the landscape and then additional trees or a larger buffer. I don't know, but that's, I mean, obviously you guys are presenting a whole bunch of stuff here, but I'm just saying this is the one thing that's really sticking out for me.

I was actually feeling the same, and you were brave enough to say something about it, that wall, when you're looking at it from the RIPI perspective.

Yeah, I've been OCD. I'm looking on Google Maps here. I'm going up and down Rippy Road. I think it would be very un-flower mound, I think, if we had masonry walls on both sides of the road right there. It would just feel very enclosed. And I know we prefer to have a more open feel. We want to be able to see into... And then I looked up... um, kind of, um, over there further North on Chinchapel road where like the, um, it's the academy you know they've got they've got a small similarly sized road on chin chapel and there is retail on the east side of it there's no masonry wall it's sort of it's still it's not ugly sure um but there's a nice transition there's a nice buffer there um that uses you know landscaping and natural materials so i guess that's all i'll say but i'd encourage you to look at that a little bit

Absolutely.

Or maybe you can have a wall where there's breaks and then there's different depths of the wall being further.

Yeah, I think there's other parts of town too that have some sections of wall, but they're just sort of short sections, so they do some screening, but they don't occupy the entire road.

Do y'all remember me bringing up these living walls? It's my time to shine. This is it. This is my moment. I have actually been very interested in living walls. I've had Pornima on a side quest about it. Unfortunately for landscape architects, but fortunately for our residents, I traveled somewhere and saw a beautiful one and I thought, oh my gosh, this is amazing.

Where were you?

This was in Portugal. But I did read they are possible all over the place. And you being... more knowledgeable than us, I would like to hear your thoughts on, because I actually had this in my notes. Thank you guys so much for giving me a segue into this. I really think that if it were possible, this would be a perfect opportunity to have a living wall. If residents don't know much about that, you can Google it, living wall, because sometimes they call them green walls, vertical walls. Um, you see them in different places. They're very architecturally appealing. They're green. They're friendly. I mean, tell me what you know. Okay.

I wasn't prepared for this.

However, um, they are beautiful. Um, one of the things of with, with things like that here is the heat, especially with times like right now where it's 110 degrees and, and, um, The shade.

You realize if you appear to be knowledgeable about this, your boss won't approve that trip to Portugal, right?

Research.

Opportunity. No, they're beautiful. You're not wrong about that at all. They're also very expensive. And one, to do it the right way is... to achieve that look how and to maintain it very, very costly, but they are beautiful. You're, you're right about that. Um, one, uh, This is something we'll have to look into. We do have a little bit of give in some areas. Obviously, one of the things that we're keeping intact here because of the operational aspects of what HEB needs to function in the back of their lot is the appropriate space. However, there is some give. We'll have to look into it. Your comments are noted. Absolutely.

I think there's an important balance there because I know another important part of that is both safety as well as helping mitigate light and noise pollution. And I think the real key, and it'll be interesting to see how this finalizes, is in how you do the landscaping and the depth that's there. Absolutely. I know if I'm going to be driving down a road that's kind of narrow on both sides, I'd much rather see a lot of beautiful trees and landscaping than just bare concrete walls and such. Right.

It looks like that's what you're planning here. We are trying very hard to make that happen, yeah. Thank you. That is the intent.

Something I want to remind the commission about it earlier, I spoke about it. They're also utilizing the screening wall to screen the outdoor storage areas that they're proposing in the back. Please keep that in mind as well, that if they do not have the screening wall, they would need to screen those storage areas with some kind of screening device.

So a living wall. Living wall.

Potentially, we would accept a submittal if that was an alternative that you guys wanted to look into.

Okay, one more thing on the trees that are on. There was, in the packet, it said the entrance from 2499, the trees there. They're requesting to have an exception for that. Can you please speak on that?

Sorry, what trees?

The trees that are on the entrance from 2499, that was in the packet.

I think it was within the entrance to the store.

Within the entrance to the store, yeah.

Yeah. Oh, you're talking about the HEB itself.

The HEB itself, yeah.

I think it was trees within a certain distance from the entrance to the store.

Oh, that's right. Okay. I'm sorry. That's okay. I wasn't following.

It's a huge packet. Yeah.

No, no. So, and H-E-B can speak on this way better than I can scientifically in just how they approach their sales. The trees that have been left out of the front of the store particularly and over here are are due to their intent to keep birds out of the store. I know that we've all been in stores where that happens. their concern with that, and again, they can speak to this better than I, is the fact that birds get into the store, they defecate, things like that, and it causes a health safety issue for buyers. So, I mean, I'll keep it as simple as that. That is the intent by trying to obtain this parking variance for that specific reason.

I have a question about the foundational plantings. One of my concerns with the development is obviously the Higa Island effect that it's going to create, and with the additional parking spaces, it creates an even larger concern. The mitigation here is nominal. I'm sorry, I haven't seen a lot. But you're asking for an exception to foundational plantings.

Can you talk to that a little bit? Yes, ma'am. I can. Sorry to cut you off. Our intent is to provide the foundational plantings. The ask is to move the foundational plantings away, even though the term is foundational, away from the foundation, closer to, let me see if I've got an example up here. To move it away from the building. Let's see. So in that instance. here on slide nine out here. The idea is to keep water from penetrating the ground at the foundation itself for reasons of foundation issues, et cetera. So the idea is to keep the foundation plantings but just move them away from the building. So we're not necessarily eliminating all of that. We're just moving them out of the, away from the foundation.

The exception specifically says that you want to, they shall only be provided at the back and curb adjacent to parking.

Yeah.

Which is limiting. Yeah. So, okay, thanks.

Yes, ma'am. Any other questions?

Okay, thank you very much.

Chair, if I may, I noticed that Ray Watson, the economic, town economic developer director is in attendance and I was gonna see if we could ask him to come step forward after this gentleman to give his thoughts and any input.

I'm sure he'd be willing to do that.

Sir. John Rose, I'm with HEB, 5000 Plano Parkway, Carrollton, Texas. Thanks so much for letting me come up here and letting all of us come up here and take your time. You've been very, very gracious. You've had charming and you've had brilliant. I don't know what that leaves for me, but anyway, I'm just here to answer your questions that you may have. There's been a lot of things that have come up, a lot of things that y'all have brought up. You've asked about trees and why we don't like trees at the front of the building. Anytime you have, we're very concerned about food safety. And I think, look at the news, and you can see that currently. Certain birds carry diseases that can transmit to humans. And nobody wants to put a zucchini or a cucumber into their cart that a bird's defecated in. So it's something we've learned that lesson Long ago and we are it's just one of those things that we try very hard to avoid Because it is a life-safe issue for us On top of that we have automated doors to make it easier for people that are that have handicapped problems And so consequently those doors open anytime there's movement And so a bird just flies up. It's going to open up We've looked at every other possibility of how to avoid that we can't avoid that And getting rid of those birds once they're in the building are near impossible. All of the ideas that you can possibly do make it very, very difficult. So that was one of the questions that was brought. Most of our truck deliveries are in the evening. But you're right. We do run trucks every, if it's a good store, which we certainly expect it will be here. We're going to be restocking that store on a regular basis. We have our trucks. We also have what are called direct store delivery. If you've ever gotten a beer from a grocery store, it was done with a direct store delivery. If you've gotten Blue Bell ice cream, although our ice cream is much better, Creamy Creations, just try it. You'll see what I mean. They deliver. their stuff. So we have different people that are delivering. We can't always control when those vehicles show up. But those, generally speaking, Blue Bell is not an 18-wheeler. It's a box truck. Different folks, different types of vehicles come in. We really try to avoid, wherever possible, mixing minivans and 18-wheelers. So we really direct a very definite path that we want our trucks to run through. And we want to keep them away from our customers as much as possible. let's see, the rear wall on the building. I understand the concern. And I just reached over and said, we need to look at maybe breaking up the type of materials that are being used there. The thing is, we don't want you all to see how the sausage is made. And so that is the reason for the wall back there. There's things that we obviously are trying to do, moving vehicles in and out and stuff like that, that we don't want neighbors to see. And they want to enjoy the quiet of their neighborhood. And so we know that the reason it's as tall as it is is because some trucks are taller and their exhausts are up at a higher level. And so consequently, we want to make sure that doesn't happen. And most of these things are lessons learned over a long period of time. 400 stores, you kind of start to see where things are wrong and things are a problem. And we try to correct that. The biggest thing is we want this store to be your store. So the things we put in the store are matched to Flower Mount. So I can promise you that the things you'll find in this store, you may only find in this store. If you go over Irving, you probably won't find some of those items because we're matching this store to this community. You brought up the idea about matching designs. We've got to do some things between our... Developer partner and us to be able to get that point. We will get to that point We do there was brought up about the red and I will tell you that is a The element for us and so we need to work with y'all on that We need to with y'all on that because we feel very strongly. That's an identity element Let me see if I can, I'm old and I don't remember everything that came up. So I'll ask you to give me a little bit of a break there. What other questions can I answer for you?

I think one of the questions I realize you, well I suspect actually as successful as HEB has been, the business analysis has already been done. The size of this store and the demographic that you're in, can you give us an estimate of what kind of tax revenue this will be contributing to the town?

To be honest with you, I don't know. If I knew, I'd be happy to. One of the things we don't want to do is lie to you. I can tell you that we're going to have pots and pans and we're going to have we're going to have in our in our Texas backyard. There'll be a Blackstone by. So there's a large cross section of what you can do. I will tell you that in Texas, if you can eat a plant, it's not taxable. So if we if we have any plants that you can eat, that's not taxable. But we do have a lot of plants in there that are that are going to be there. And that's One of the other things I wanted to talk to you for a minute about, we've asked for an exception on the outside storage. If you look at our average store, which has two entry points, one is our fresh side, one is our pharmacy side, in between is our Texas backyard. And we use, it effectively becomes a green wall. because we are marketing everything on six foot racks there. So you have six foot tall of green racks and plants and flowers and everything else in that area. Then on the ground level is normally some sort of pots that we're in the business of selling things. But the good news is it gives you that green effect that you want to have here. But at the same time, it gives us that flexibility. So that's what the outside storage is all about. We don't put black stones out there. We put plants. And that's why we have to ask for this variance.

I just heard you say the average size of store includes the things that you listed. And that brings me to a question that I had. So I don't know what the average size of your store is. I looked all over the state of Texas.

They vary so much. Yes, I try. They really do. And the reason, I cut you off. I'm so sorry. My wife would hit me so bad.

You see this gray hair? Look at all this patience.

Our stores vary so much again because we're matching into a community We're going into and so some stores because of where where it's located It's it's next to other stores. We're gonna probably not have as a bigger store if If you go up to a store where they're where we're kind of a lone ranger like if you go up to our store this in Melissa It's a very big store And if you go look at the store in Irving that we just opened a store in in Euless with at the same time, right within a month of each other, they're a little bit smaller because they're close enough to each other. So we're matching that from that standpoint. But more importantly, we're trying to match the size for the things we want to put in that store. So this store will have sushi, we'll have

Barbecue it'll have curbside pickup It'll have pharmacy and even the size of the pharmacy sometimes varies from small medium and large I don't know what size this one is so I apologize so that gets me into the I know you said you don't know what size this one is on the plans that were submitted for us It's a hundred and thirty thousand square feet and like I said I looked all around the state of Texas and there is quite a bit of variability So that lets me know within your portfolio of products, you have different sizes of stores that you can do. So I was just wondering, when I look at these plans, I'm excited about looking at these plans. I love pouring over this stuff. I'm excited about all the things that we've talked about tonight. So putting a spin of positivity on the front of this. But the challenges that we're looking at for this project have to do with the footprint of the store, this 130,000 square feet, the extra parking. So those challenges are making it difficult to meet our standards on parking and landscaping and all the things, the footprint of it all. so i was just wondering is there any thing within your brand or your your family or portfolio that you guys have available that could still give us a really elevated experience but have a smaller footprint and make it easier for us to meet these standards and work closer to what our town's standards are generally the size of the building is driven by the demographic information we have in the community and that what we anticipate the the demand is going to be

And so we're trying to give plenty of a choice. One of the best things about our company is we give folks a lot of different choices. When you decrease the size of the store, you decrease the number of SKUs you can have. It's just that simple. So you decrease the amount of produce, or you decrease the amount of meat, you decrease the brands you can carry. It's not a matter of just We're trying to match what this community is, what we understand this community is looking for. And we find out what the community is doing for them with demographic information, but we also do some really crazy stuff like we'll do focus groups and we'll try to get an idea of what's going on from the focus group. We've actually paid to walk in and look at somebody's pantry. So we want to make sure that we actually know what's going on in this community. And to do that, we try to match up the size of the store. So it becomes, when you're referring to this store, you say, that's my HEP. And very specific to the folks. So I don't know that there's an opportunity for us to do something different because We're also preparing food here in terms of everything from meals ready to eat to bakery. We've got a full bakery here. Well, we've got a full deli here. We have a whole bunch of different things that are unique for this particular community. So I would tell you that after doing all that studying that we've done, this is the size building we think we need. I'll be here all night, so if I can answer any questions that come up, you let me know, okay?

All right, thank you, sir.

Thank you. Thank you.

And do we have any other presentations related to the applicant? Okay. First, I'd like to thank everybody for their patience, and I hope that the people that are attending or people that are viewing online are finding this as informative as I think the members of the commission have. What I'm going to go ahead and do right now is call for a 10-minute break. Let us kind of stretch our legs a little bit, catch our breath, and then we'll return and we will transition into a period of public comment. Thank you. All right.

Be back at 2. 42. 42.

And we now will call forward those who wish to speak during this public comment portion of this work session, for those who have filled out green comment cards. Please state your name and municipality and direct comments directly to the commission. Donated time will not be recognized, and please be respectful of others in keeping to the three-minute allocated time. The first card I have is for, I think it's Mr. Todd Eadie.

Yes, if that's to do, my name is Todd Eadie. I live at 3305 Pecan Meadows. I've been in Flower Mound for 40 years. I have four generations.

I'm sorry, sir, could you pull the mic closer so that we can hear you?

Thank you. I said my name is Todd Eadie. I live at 3305 Pecan Meadows. I've been in Flower Mound for 40 years. There's four generations of my family here. I've watched it grow. We had this conversation about growing responsibly. We build an outline for what our neighborhood should look like. Yet we continue to have to fight to maintain that. Right now, the property that we're talking about was purchased with an expectation of what it was then. We had to go through the whole thing of high density housing. Then we had a gas station put on the corner. And if we want to talk about what high density looks like, we're staring at it. You have homes that are three quarters to a million dollars surrounding that neighborhood. When a grocery store like this or a big chain goes in next to these kind of places, our homes, they stand to lose 5% to 10% of their value. It's not a matter that you're a mile and a half away like Target from where we're at. That's an increase for our value because it brings a neighborhood that we want to be around. People don't want to be, how do I say, present. They want it close, but they don't want it right next door to them. So a lot of us, this is our nest egg. This is our life home. And now we're going to fight for, again, what does that look like? HEB's a wonderful property. They've done a nice job of taking care of customers. They have a great name. I don't have any problem with that. Where they're locating, they're backing up 100 yards behind brand new homes that people spent their lives to own. So let's think about that just a little bit. I've got a home 100 yards away, and I'm gonna wake up and sit on my back porch with a barbecue and friends, and I'm gonna listen to potentially trucks, air conditioners, horns, somebody's alarm going off, And HEB is just a small part of this. The community that they're looking at up here, I love the subliminals with Charm Cafe and so forth. But let's be realistic. We have a lot of empty places, and we have a lot of other things that are moving into those as we move away. What's going to happen with all the other grocery stores? Reality, we have high-end grocery stores. So though HEB is a great place, they're not really adding value to this neighborhood. They're taking away from what we have. The neighborhood we live in, they're half acre plus homes. They were designed to be quiet. It was a pocket neighborhood. And we continue to say, here's what's gonna happen. But reality is the traffic, you got two schools, one on either end of that road. That's right. Our kids. My time was up?

Yes, sir.

Thank you.

Thank you.

Hopefully we get more time to talk because it's not right.

Just a reminder for everybody, this is just a working session. This is not something that we're never going to hear from again or any decisions being made as a result of this.

The next screen card I have for public...

For public comment is Mr. Albert Picardy. I think I saw him leave earlier. Okay. Mr. Cole Woodard.

Good evening. I'm Nicole Smith Woodard and I'm a resident of Flower Mound. I am chairman of the board of the Flower Mound Chamber of Commerce this year. And again, a Flower Mound resident. The chamber represents 600 local businesses and several of our board members are also in attendance tonight. We support the thoughtful process that welcomes high quality commercial investment and provides Flower Mound residents with more opportunities to shop locally. HEB was the second most requested retailer in the town's 2025 retail survey, demonstrating meaningful resident interest in additional grocery options. We also recognize that a project of this size must appropriately address traffic, access, landscaping, screening, and compatibility with nearby neighborhoods. A well-designed project can expand local choice, retain more resident spending in Flower Mound, and strengthen our commercial base while continuing to respect the high standards and neighborhood character our community values. We encourage continued collaboration among the applicant staff and the commission to resolve the remaining details, and we look forward to reviewing the final proposal at the public hearing. Thank you.

Thank you. And Mr. Brett Lindstrom.

Good evening, Planning and Zoning Committee. Thank you so much for giving me a few minutes of your time. I do appreciate it. Just after reviewing the proposal and everything from everybody who's spoken this evening, there was a number of thoughts that came up, and I just wanted to point those out. I'm a resident of Pecan Meadows. I'm on Singing Brook, just back behind Bradford Park, behind this development. In looking at a lot of the sketches and whatnot, there's just a number of thoughts that came to mind, and I jotted down notes. So I'm going to be coming at you like a machine gun with a bunch of points, all right? First things first, I have three kids in LISD. I go three different directions, in elementary school, middle school, and high school. You have two schools at both ends of Waketon. i don't feel that the infrastructure of waketon can can withstand the trucks and the traffic of this major draw retailer on top of the other draw retailer that we're considering in planning and zoning right now so that's a concern a sidewalk from rippy all the way down to 2499 there's not even a contiguous sidewalk for my son who's in high school to get to marcus on the opposite side of waketon there are kids every day that ride bikes ride scooters and all sorts of ways to get to school at different hours that's that street backs up a great deal with the congestion of those kids trying to get to school in time so it's a very large concern when you talk about 18 wheelers turning into the heb proposal BEHIND QT OFF OF WAKETON? WHY CAN THEY NOT COME DOWN 2499 AND MAKE A RIGHT AND GO DIRECTLY TO THE BACK OF THE STORE? THAT'S A BIG CONSIDERATION. SO THE TRAFFIC STUDY THAT'S BEING UTILIZED TO LOOK AT THIS, THERE WERE TWO DATES. ONE OF THEM WAS OUTSIDE OF SCHOOL YEAR DATES. THAT'S A BIG CONCERN BECAUSE I DON'T THINK IT'S GIVING YOU A REALISTIC PICTURE OF THE TRAFFIC AND VELOCITY OF TRAFFIC THAT'S GOING THROUGH THERE. there's a hazard for kids going to and from these schools. So when you're talking about congestion of a major retailer at this location, you also have to look at the impact of what's it going to do to Waketon, to Chinchapel, to Dixon, to College, and Rippey, because you've got two major retailers that are going to draw from not just our local community. These are destinations that people want to go to. I go all the way to Louisville to shop at Costco right now, and I love HEV as a retailer, but I'm worried about it being shoehorned into this spot. Is there an HEB gas station that's planned for one of those corner sites on this proposed area of land? And one of the other concerns that we had in the northwest corner of the development that's not listed as a specific retailer, there is an exit or entrance coming off of Rippey. Because of the hill that's up there, it's almost a blind turn. IT'S GOING TO BE A SAFETY CONCERN FOR ACCIDENTS FOR PEOPLE EXITING THE RETAILER THAT'S TALKING ABOUT THAT NORTHWEST PARCEL. SO DRAINAGE AND RIPPEY AND THAT RETENTION POND, WE'VE ALREADY GONE THROUGH A CONSTRUCTION PROJECT WHERE THEY HAD TO REDO THE DRAINAGE UNDERNEATH THE RIPPEY ROAD EXTENSION. IT TOOK A TWO-YEAR PROJECT THAT WAS SUPPOSED TO BE A ONE-YEAR. SO THAT'S ONE OF THE BIG CONCERNS ABOUT THIS DEVELOPMENT. THANK YOU FOR YOUR TIME.

THANK YOU. Miss June Stanley, I believe, or Stankey.

June Stanley, Flower Mound, and I live in the Highland Court neighborhood. Thank you for letting me speak. I'd like to outline some major concerns that I have with the proposed Regency Park development. And we would request that you consider our concerns. The greatest concern is the huge amount, for Highland Court, is the huge amount of traffic that will be coming into and especially out of our college entrance to Long Prairie. and how that will impact our ability to get easily into and out of the neighborhood. There's a tremendous concern for cut-through traffic through our neighborhood that attempts to reach 2499 through Rippey Road. They come through our neighborhood and go Rippey Road and out. This backs up. We can't get out of our driveways when there's a wreck at Waketon. It's a real problem. And then there's also we worry about the safety of children riding bikes and playing outside as cars zip down through there and don't stop at the stop signs. We would like to ensure the development is effectively managed so that the quality of life in Highland Court is maintained. Speeding, noise. So proposing some possible solutions would be widen and continue the designated right turn lane that's already been started when you enter college. It just stops and merges to the left. um talking about the roundabout remove the yield sign that's already posted on the jacob lugo or whatever road that's going to be from the development place a stop sign there so that there is some kind of slowing down that gives us in highland court a fighting chance to get out of north berwick you can see that cars coming in would could ride the bumpers if there's not a stop sign. I see it all the time at Waketon and Chinn Chapel and at Dixon and Chinn Chapel. Another concern is that I heard very little about hardscape materials used, very little was said about College Parkway, what it would look like to help the aesthetics of our neighborhood, except for the corner. I'd like to see them use large boulders, only plant trees, large tree-like shrubs like the Nellie R. Stephens, a dividing berm, something, no plant beds with fountain grass, small hollies and so forth that could quickly deteriorate. They get weeds, they die quickly. It's a constant eyesore. You look at any retail development, that is a big problem. I did see a lot of grass. So finally, we beg for you to save as many large, beautiful trees such as those large ponds along Rippey. Thank you.

Thank you. Ms. Chelsea Lindstrom.

Thank you for allowing us the opportunity to speak today. My name is Chelsea Lindstrom and you just heard from my husband. He unfortunately stole a lot of the thoughts that I already had written down, but we share some of the same things. So if you hear it again, this is why. We do live in Pecan Meadows. We have three kids. We moved here from Coppell seven years ago because we liked this community. We appreciated the lower property taxes and the open farm space that was here. Now we're seeing all of that disappear in front of us. Like I said, our kids go to Flower Mountain Elementary, Downing Middle School, and Marcus High School. It wasn't until this last year when my freshmen started walking home from Marcus High School that I realized we didn't have a sidewalk continuous from Marcus all the way down to 2499. And we especially don't have one from 2499 down to Pecan Meadows. This is a huge safety factor. Now you're going to increase the traffic on Wake Den coming across from Morris because people from the east side of Flower Mound will not take 407. They'll steer clear of College Parkway because they don't want to get in front of Costco traffic. And they definitely won't come down 1171. They'll be cutting across Wake Den where we've had Dixon Estates and another established neighborhood If you've ever come out of the south end of Marcus High School during times that school has let out, it is a bit of a nightmare. This afternoon, I drove through, down College, picked up my son on the north side, came down Marcus, sat on Wake Den for 20 minutes. And that's without an established retailer on that side of $24.99. So I think that something, if this project is going to happen, that that has to be into consideration. It has to be taken into consideration. If you're asking 18-wheelers to come on and turn in off of Waketon, Are they coming off of that south end or coming south on 2499? Have you ever watched a school bus try to turn right onto Wake Den off of 2499? They can't do it if somebody's sitting in that turn lane. Even if you put a new turning lane in there, the radius there is impossible. Not to mention the lighting's... timing is a little bit difficult as well, which I know that would get adjusted with this. Now this presentation is beautiful and everybody that presented was very charming, but I think some of those things really do need to be taken in consideration and that we're not looking at Cafe Charm, which we don't even know is going to be established there. This looks like a really fun place that you could take your kids. I wouldn't even feel safe with my kids walking through that parking lot. I don't even feel safe with them walking from Quick Trip right now. So I think that's all things that need to be taken into consideration. If it's not obvious already, I'm opposed to this coming in. We already have plenty of grocery retailers within a mile. I could walk or ride my bike to Market Street, Sprouts, Kroger, Target. If I really wanted to get active, I could go to Whole Foods. And I don't think with this and a Costco, it's necessary in our town. Thank you.

Thank you.

Mr. Dennis Stanley.

Thank you very much. Dennis Stanley, resident of Flower Mound and Highland Court specifically. Highland Court will be affected more than really most neighborhoods because we're directly adjacent to this proposed development. We're not separated by any major road or meaningful buffer. My concerns are fairly straightforward, and you've heard a lot of them already. More traffic at College Parkway and Jacob Lugo Way. Cut through traffic through Highland Court. truck and customer traffic on Waketon Road, noise, lighting, and the long-term effect, as was mentioned earlier, on home values nearby. A small single-family neighborhood should not back up directly to a regional commercial center without some strong protections. I ask you to honor the intent of the Master Thoroughfare Plan and the Future Land Use Plan, which would be safe traffic flow and protection for the single-family neighborhoods along Rippey Road and College Parkway. For that reason also, I ask that the added uses that were requested in the concept plan be denied, especially the daycare center, automatic car wash, and auto service center. If any approval moves forward, please require stronger protections for Highland Court, including a substantial buffer and wall, limits on store hours, delivery times, lighting, and a site plan that keeps loading, service areas, and other back of the house activities away from the neighborhood. Alternatively, I ask planning and zoning to send the applicant back with a truly neighborhood-scaled plan that respects the separation between higher-intensity commercial uses and single-family homes. Thank you.

Thank you. Mr. Ryan Schroeder.

Thanks. Ryan Schraer, 5209 Bayberry Street. I live in Pecan Meadows, right across from Rippey Road from this proposed development. When this project was first introduced, I had reservations about traffic, drainage, and visibility from Rippey, but over the last several months, I've engaged with the developer and just simply asked questions. I'm now in full support of this project with HEB as a tenant. RESIDENTS CAN AND CERTAINLY SHOULD ENGAGE IN DEBATE AND THE PROJECTS ON YOUR SLATE WILL BE BETTER FOR IT. BUT WE NEED TO PRIORITIZE OUR FINANCIAL VIABILITY LONG TERM. WE MUST DIVERSIFY OUR TAX BASE OR FACE HIGH RESIDENTIAL TAX RATES AND SUBPAR INFRASTRUCTURE. NOT EXACTLY WHAT WE WANT TO BE KNOWN FOR. Traffic is an inevitable reality of the site and in our area, no matter the tenant. The question is not whether the traffic will exist, but how effectively that traffic is engineered and how we turn traffic counts into revenue for the town. I think there's still work to be done here in conjunction with other traffic studies like Wyburn and Cottonwood and those, and we need to keep our residents safe, undoubtedly. Denying this project doesn't eliminate traffic. It forfeits our ability to cohesively guide the engineering while surrendering our premier corporate partner. If we reject this application, many of the alternate uses under the master plan are not ideal and generate fragmented uses. This would inherently track from the comprehensive ingress, egress, and offsite infrastructure improvements that this developer site plan provides, and we hope that you'll continue to consider. Now a word about HEB. These are fellow Texans and fantastic grocers. They have a proven track record of quality and community investment. I serve on the board for the Children's Advocacy Center of North Texas. In our last fundraising event, they contributed $30,000 to help the children find hope and healing who have been abused. This is exactly the type of retailer that we want, one that invests in the communities that they serve. I urge the Commission to honor your duty and charter mandate and look to the long-term prosperity of Flower Mound and recommend approval. Thank you. Thank you.

Ms. Tracy Caswell? Or Cassel? There's not a W in there.

Right. Yes, Tracy Cassell, Flower Mound Highland Court resident. Many of the speakers already have communicated and addressed a lot of my major concerns for this development. I think a key question I'd like to ask the chair and commission to consider is, especially for responsible growth perspective, is whether this particular location can safely and reasonably absorb the additional traffic and infrastructure demands and the intensity of the development. As far as residential character, a zoning change, especially for a large-scale store, would introduce a level of commercial activity that is inconsistent with the established residential character of the surrounding area. As far as safety, obviously increased traffic, commercial activity raises legitimate concerns about the pedestrian and driver safety, especially for children, families, and students traveling to and from nearby schools. I think we're downplaying the impact on traffic. The proposed development would add additional traffic to 2499, which already functions as a heavily traveled and highly constrained north-south corridor. Existing traffic volumes are approximately 80,000 to 90,000 vehicles per day at the 2499-1171 intersection, and approximately 45,000 to 55,000 vehicles per day at the 2499 and Wake Road. Given these existing volumes, the concern is not simply the number of additional vehicle trips generated by the proposed development, but the development's incremental impact on a corridor that is already approaching or experiencing significant capacity constraints. In addition, something else that was already brought up is the drainage, detention, and flooding We've had major issues on Rippey Road, two years, yes, longer than the year proposed corrective action. So the development appears to rely heavily on bioswales and detention ponds to mitigate the resulting increase in stormwater runoff. The LOI that was shared also contains flood-related disclaimers, acknowledging larger floods that can occur, flood heights, et cetera, man-made natural causes, raises several concerns and important questions, such as how will the town ensure that the development does not increase runoff or flooding onto Rippey Road and neighboring properties? Who will independently verify the actual drainage study, pre- and post-development drainage calculations? Who will verify that the proposed detention ponds, overflow routes, drainage infrastructure, finished floor elevations are adequately designed? Who will financially be responsible if inadequate drainage design results in flooding or property damage? Will the town require sufficient safeguards so that taxpayers are not ultimately responsible for correcting drainage problems created by the development? So the concern isn't simply about one store. It's about continuing to add commercial intensity along an already congested corridor. Thank you for listening.

Mr. Eric Blackwell.

Good evening. My name is Eric Blackwell. I live in Highland Court. I'm asking the Commission to recommend denial of the master plan and zoning changes required for this development. I understand that traffic studies, including cut-through analysis, have been completed, so my concern is not that the traffic has not been studied. My concern is that the town is being asked to accept a result of this development. Long Prairie is already one of Flower Mound's busiest roads. The town reports more than 82,000 vehicles per day along Long Prairie in 1171 and approximately 67,000 per day at Long Prairie in 407. Now Regency is proposing 130,000 square foot HEB, another commercial, which almost is the same size of the large Melissa store, which is 136,000. So to put it in that perspective. For us, Highland Court Residence College Parkway is not simply another access road. It's an entrance that we depend on to get in and out of our neighborhood. The important question is not just whether Long Prairie and College Parkway meet the engineering standard, After the development is built how much additional traffic will be cut through cutting through our neighborhood, right? That's the concern that a lot of us have is the cut through to avoid Everyone else leaving to go out long prairie The Commission should look closely at the actual projected increase in vehicles through Highland Court Particularly during the morning and the evening peaks and most importantly on the weekends, right? That's we're gonna have a lot of kids people out walking around, people are leaving HEB, they don't want to wait at the light at College Parkway, they have to cut through and get to Ripley Road, and they'll come right down our streets. Approximately a mile north of this is the Cottonwood project that you're looking at. So this project cannot be considered in isolation. We have to consider the additional traffic that's going to be headed to HEB and to Costco, And at that point, the traffic study says 1,100 additional vehicle movements during the morning peak and 1,300 during the evening peak at the full build-out. So I find it hard to believe that HEB would only generate 500 additional vehicles. It's not going to be 500. It's going to be significantly more than that. These developments will not operate on separate road systems. They're going to place a lot of traffic, a lot of wear and tear, and a lot of frustration for residents simply wanting to get to and from their home, right? And concern about the neighbors. I like HEB, I like development, but I don't like where the development in HEB is going, right next to my house. There's an issue there. So the larger question is whether the individual intersections can technically process the projected traffic. A STUDY WILL TELL YOU YES OR NO, BUT IS THAT A GOOD USE OF THE LAND THAT'S THERE? THAT'S THE ANSWER. TAX BASE, WHATEVER, YEAH, WE ALL WANT MORE MONEY FOR THE TOWN, BUT THERE HAS TO BE A RESPONSIBLE WAY TO DO IT. THANK YOU.

THANK YOU.

Good evening, thank you. I'm Kelly Bradshaw. I'm a Flower Mound resident in the Highland Court development. I do not feel the traffic patterns that will affect the Highland Court development from the roundabout has been discussed thoroughly. I've heard comments this evening about traffic in and out of the site development and along Long Prairie, Wake Den, and College, but not addressing the traffic that is going to cause, that's going to occur through our development. I live on the corner where the main thoroughfare already exists from College to Rippey. We already experienced non-residents cutting through the development, speeding, and blowing through the stop signs, which is right across from a gazebo and a park where there are a lot of children's and dog walkers. The exit on the roundabout into our development is going to be a release valve and a part of the traffic pattern on the site development and is not being discussed thoroughly. Besides being a resident of the neighborhood, I've been in the consumer products industry for 40 years, working with supermarkets, hypermarkets, restaurants, and the like. High store traffic is their number one goal, and we know that supermarkets, especially HEB, drives heavy traffic. Earlier this evening, it was quoted that this will be quoted as a large supermarket. I think we all know that HEB is on the high end of traffic of those parameters. Therefore, I strongly urge us to consider the high end of any of those ranges and not an average when making decisions. Also, holiday traffic was briefly addressed, but with HEB, we need to consider every weekend as a heavy traffic time as well. I have circled the parking lot of HEBs for five to eight minutes due to the density of their weekend and holiday traffic. I experience this regularly at Irving, which according to Google is a 112,000 square foot location, and Allen, which is a 117,000 square foot location. And this is in an area that is better suited for heavy supermarket traffic. We are talking about a 130,000 square foot facility within a residential footprint. The traffic along Ripien College has very minimal traffic today. I keep hearing quotes of traffic along Waketon and Long Prairie this evening. College will be a major inlet. I would like to understand who's going to be responsible for policing traffic through our development. As mentioned, the passive traffic is already an issue. Also, policing using our development for using as an overflow parking area, carts being left in our neighborhood, and as traffic and people are circling and searching for spots. I feel any consideration of a supermarket should be in an area that should be effectively planned in advance to manage the car and truck traffic effectively and planned accordingly, not often a roundabout that offers a traffic outlet and will spill way for traffic into a housing development. Let's proactively consider the traffic issues HEB or supermarket will drive, not reactively by placing it in a corner where housing developments surround one half of the complex, which is not set up for trucking. and heavy traffic patterns. Thank you.

Thank you. Those are all the public comment forms. I thank everyone for their comments. Is there anyone else who is wanting to make public comment tonight? Okay, if not, I thank you for your time and comment. We'll allow a little time for the commission to be able to discuss, ask questions of the staff, and perhaps also of the applicants.

Commissioners?

And we've already had a lot of questions that have been asked and also answered. And I think we're all aware that as a working session that there's still more research to be done. Obviously, one of the themes that was common throughout all of that is concern with traffic, that there were also several other issues that were brought up. And I know that a lot more analysis will be done. We'll be able to share that later.

And I think some of the concerns we're hearing tonight is the safety of the children, the sidewalks being completed. uh perhaps that could even be in the and i could refer it to our uh transportation commissioner or but that could be resolved just budget and selection of new uh sidewalks uh other concerns obviously is the traffic flow i know and and this come up before on dixon we Maintain the three stop signs to control the traffic and that seems to be a way to control some of it So we might want to invest that a little bit more we could go in and Matt and I go way back some We could do probably what Morris did when we had all the issues. We did a plan for the whole road to make it safer, to make it more efficient. Did not add lanes, but we had the acceleration lanes to keep the traffic flow just continuous. So that might be something. we jointly might want to look into is the traffic impact.

I think you're making some good points, and it seems like a number of the concerns dealt with College Parkway and with Ripley and through traffic. I know one of the individuals talked about replacing yield signs with stop signs, other measures to to try to slow down or to prevent through traffic.

And on Friday night, Marcus High School, if they have a football game, you know, they've been concerned, brought forth 10, 15, five years ago, five to 10 years ago, issues there. So it already has some impact.

Purnima, is that something that, before this comes before us again, we could take a look at a discussion about sidewalks and trafficability and safety issues, particularly we're talking about between the high school and this site?

On my end of things, it's definitely one of those locations that could come before the Transportation Commission for their sidewalk gap projects that come around every spring in April. That's when the Transportation Commission takes up their sidewalk gap program. Okay.

Isn't this going before the Transportation Commission as well as one of the other commissions before we see it again? So that would be a good thing, I think, for them to be giving some consideration to.

That's correct. It also has to go in front of the Environmental Conservation Commission, just for clarification.

No, that's good. Thank you.

I wonder if you could... But I don't think that any of the traffic TIA stuff was in the packet. So it's this nefarious thing. Can you just kind of talk through what's the scope of the traffic study? Does it focus on specific roads? Does it focus on specific entries? Can you just give us a bit of an overview of the scope of that document and the type of detail we'll typically get from those?

In this case here, it covers, it went as far north as 2499 and Dixon, as far south as 2499 and Rippey, and then the intersections in between all of the development driveways, and then west over to Waketon and Rippey. So you're going to, a lot of it, I mean, a lot of it, of course, is... vehicle interactions so what you'll see in the tia is a lot of the turning movements whether it's at the driveways at the intersections and that's what you'll get a lot of of it it'll also look at smart growth to find out make sure it meets our smart growth criteria our smart growth criteria requires it to have a level service c or better in our thoroughfare streets look at that it'll look at turn lanes it'll it'll It'll look at intersection Geometry's it looks at sight distance it looks at it access spacing between driveways I mean there's a lot of things that you'll get out of the TIA so

Are there certain gates that need to be met on that study before it would move forward to come see us again or go to transportation or whatever? If there were certain numbers in a study, this study or the next one or whatever? but it's like this can't work.

The first draft has been in, and then I've made comments on the first draft, so there's a number of items that they need to address to get it back to us. It needs to be satisfactory to staff before it can go forward to either the Transportation Commission or back to the Planning and Zoning Commission as far as what improvements need to be made and, again, if it meets smart growth or not.

Thank you.

I had a few questions that came up. So just to get this on public record, I do think I know the answer, but what are, what limitations, I don't believe that we're allowed to put limitations on the store hours. That was something that multiple people had brought up, just even people that I've talked to in my personal life that know we're gonna be listening to this tonight. I do not think that we have the ability to limit their store hours. Is that correct? that is correct yeah so just because that did come up tonight i just wanted to get that on the public record that there's only so many things that we are allowed to consider we're not voting on anything tonight just so you guys know but um landowners and businesses have rights we cannot just slap a bunch of rules on them so just so you guys know there's only certain things that we are allowed to do that is not one of the options that will ever be on the table Another thing, at the beginning of most of our meetings, Purnima always asks, is there anything you guys want to put on the agenda? And a question that is coming up for me tonight is that we do not have the benefit of going through the TIA with the layer added of the what if, the proximity of the other. It's very important to get the traffic piece right. We've heard this multiple times. Even the emails that we got from people who didn't come tonight, the traffic is a resounding thing that we're hearing. And we've got to evaluate the cumulative effect of the entire PD. So people have been specifically mentioning one piece of this PD, but all of the elements of the PD have unique traffic aspects to them, and we're not having the benefit of discussing that tonight. I know we are just in a work session. So is that something we could add to it? At the beginning of the meeting, could one of us say, yes, Purnima, we would like to add this to the agenda?

Is it just related to this project or in general?

Yeah, related to this. To revisit it once we have the data, you know,

the added layer of data available um once tia is has been completed uh if we this project would be ready to go before the transportation commission and come before you for actual public hearing at which time you would still have an opportunity to discuss the results of the tia and the recommendations of the tia so at that point you would still have an opportunity

yeah at that point though we would probably be in a voting way we would deliberate and vote if the next time it came before us so since we are here in public record and we have our wonderful residents who have their time is so valuable um the they are also allowed to go if it goes on transportation if it goes to transportation commission they could go and make public comment there and be engaged with that process as well it is a master plan amendment so there would be public hearing associated with that project as well so they could speak okay regarding more opportunities for the public to engage the process yes

um and just to go back on your previous question on the hours of operation um just in discussion and then we've had other projects in the town where there were limitations added as conditions of the sap or as a zoning applications so it is possible that you could add hours of limitations on the hours of operation i'm so glad i asked the question so okay so it is that is a condition that we could potentially

have a deliberation about at some point in the future. Excellent, I love that. Okay, and then, sorry guys, my pen was smoking when y'all were up here. One resident brought up after school hours, traffic coming off of Wake Den, school bus turn radius. I was writing pretty fast. Both of my adult children went to Marcus High School, and that is true. It is true. So whether or not that is going to be part of this project or part of a project in the future, it's something that is a valid concern. Then another resident brought up, this is why I love it when you guys come, I really do. Another resident brought up on College Parkway, large boulders, oh, Nellie R. Stephens' large shrubs and preserving the pines on Rippey. Completely agree with that. The Nellie R. Stephens shrubs are very large size shrubs that grow as big as some trees. So I think that would be, I liked that suggestion a lot and I want to work that into the conversation at some point. You guys, I'm doing a lot of talking. Anybody got anything?

Y'all know me.

I try to wait till the end and then get all my stuff.

I was going to ask a question about the combined TIA. So we've got the first TIA. It sounds like we're sort of voluntarily doing an additional one that has that. Should both of these projects happen? What's the difference? Yeah, the cumulative impact. I guess I'm just interested from a planning and zoning, from a zoning perspective, how do we consider that when one or both of these, and I know I'm going a little bit off just this, but when one or both of these applications comes up, how do we consider a combined traffic for both applications? Can we do that?

Well, the purpose of the what-if scenario is to see the combined traffic, to see what those interactions are, and if there's additional recommendations with both of them together. Again, it is a what-if because the one-if is not approved, so that is the purpose of it.

I mean, I definitely think the uniqueness of This situation we're in where we've got these two big applications at very close proximity, both geographically and time-wise will be, that'll be really good information to have. I think for us to discuss whether it's, you know, whether it's, I don't know, significant for one specific application or not. I just think that's going to be really good information because that's what I hear most people talking about when they come and talk is, you know, it's traffic and the addition of this additional thing, which is a unique situation when you're considering a particular application, but it is significant.

Once they're given their notice to proceed, the scope of the project is two weeks. For the additional what-if scenario?

And just a little bit more information, since you had asked how to think about it from a zoning perspective. I mean, we're reviewing this against Smart Growth, and so it won't be able to come forward to you unless it meets the town's Smart Growth requirements for traffic. and certainly, like I said, Matt will be reviewing it to make sure, and we'll be able to pass on that information so that you know if both of these are approved, these are the improvements that would be required with each development, if not, maybe this turn lane doesn't have to be added at this point, or that sort of thing. But really, you're just looking at the plans, and so as long as they are providing adequate spacing on their plans to ensure that they're able to address whatever those traffic improvements are. I mean, you really are just looking at it from the zoning perspective, to your point.

No, I appreciate that as well. I think that the other side of that, and I know the staff's very appreciative of this, is we obviously have a lot of people with a lot of concerns. A lot of effort based upon a lot of traffic engineering studies will determine the feasibility and what the impact would be. I think we're just all interested in making sure that we're addressing those concerns and demonstrating only consideration of this particular project and the concerns that have been been addressed but also that potential of cumulative impact with With the other project that we've discussed Cottonwood. So thank you. I appreciate that.

Yep

One point that somebody brought up, and I actually was thinking about this and debating someone the other day. They said, what happens to, you know, you bring in HEB and what happens with other grocery stores? And does HEB, does it bring in new sales or does it cannibalize sales from other stores? And I think it's a mix. And I think since we have the town economic director here, could we get him to speak to like his projections of what HEB will do? Will it bring in a lot of new sales for traffic that goes north? to to Holland Village and Double Oak and just other points north will we generate a lot of new sales or will it will it cannibalize and will it affect you know I don't want I went to a fitness place the other day that used to be a grocery store our police department used to be a grocery store right I mean I don't want to see that happen So if you don't mind stepping up to the lectern and kind of giving your input, your projections. Your input, your opinions.

Chairman Schultz, board, thank you for the opportunity to be up here in front of you. We've been waiting for this for a long time. We started this project with H-E-B almost four and a half years ago, so glad to be in front of you tonight. We have projected the overall sales tax for this project, including all the sites on it, somewhere right around between $800 and $1 million a year annual in sales tax. And then that doesn't include the property tax on that. And so we do have significant income that would be based on this project as a whole. And that combined with the other project that has been talked about tonight would be significant income back to the town. would that um that 800 000 to 1 million that would be the town's take right yes sir that's not the entire no sir okay so because we're not counting state so that's correct thank you and those are uh fairly conservative estimates we we try to keep those on the lower end just to make sure that we meet those opportunities so okay and concerning another issue that i heard tonight um When they were talking about the number of parking spaces, keep in mind that the HEB by themselves hires almost 700 employees to run this store. So a lot of those will be taken up by employees of the store itself. Any other questions? Yes, sir.

Yes, ma'am. First of all, thank you for everything that you do. I know all of our staff members have worked very hard to get us to here tonight, and I appreciate all of you guys. One thing that I'm... since we have the opportunities to talk so much with our residents tonight i would like to you to speak more on some of these surveys that we're always being told uh this this came in at number one or number two requested on the survey i would like to know how many people how many responses do you get on the survey i'm curious the reason why i'm curious is because we get a lot of opinions and stuff on social media but not a lot of people actually take the time to Email us come here and all that so there you have a discrepancy between the people that are participating engaging the process so I would like to know how many people actually take the survey what is the total number of participants of the survey so that we know like maybe people need to understand you need to participate more in these surveys it's like voting whoever shows up and votes is gonna get their way you know what what is the turnout on that yes ma'am so as a 14 year resident of the community myself participate in that as a resident but also on the side that I do now but

In our evaluation of those surveys, we average between 1,000 and 1,500, depending on what year it is. And so we have a sizable turnout for those surveys to actually run these numbers off of.

1,000 and maybe as high as 1,500, and we have a ton of 80,000 people. So y'all need to tell all your friends and neighbors to participate in the surveys because that is what our economic development program department goes and tries to get for the people, for our residents.

And honestly, a thousand to return surveys is pretty good. Is that good? It's pretty awesome.

Is that good?

Oh, I'm shocked. You see a lot of stories. We've got 80,000 people here. You see a lot of stories in national magazines written off of 100-person surveys.

No way. Okay. That's good to know. But tell everybody, the more they participate, the more reflective the survey is going to be of

And we will have that going out this coming year, in this coming fiscal year for the, we do it every two years so that it will be coming out this next fiscal year.

This is such a great informational session for everybody.

Any other questions? Thank you. Have a good evening. Thank you so much.

Well, Commissioners, it's been a long evening. A lot of information shared. What's next? By the presenters and staff.

What's next?

Of course, we'll get more information when this comes to us again. Any final comments or thoughts before we wrap this up?

I had one more. In the email that a resident sent to us, this is another one where I just don't know the answer to the question, like the condition on the store hours or whatever. They suggested that they would like to have a gate installed to the entrance of their neighborhood to isolate them from this cut through that we've heard a lot of people talking about. And I do not know, is that something that is able to be discussed with, it obviously wouldn't be us, the town, but I mean, is that something that they can pursue independently? I know it is not within our purview, but... We do not have that, when you guys are emailing us sometimes we have questions that are not within our purview. So I am just putting it out there that you guys may have the option to address some of those things that are not within our purview to a more appropriate place.

We do have a neighborhood traffic management program and for the gate though you'd have to get 100% of the people to agree.

You just don't know who's sitting in the audience, so you just wanna make sure we've heard you, but there are certain things that are not within our purview and we cannot address.

I think other measures, and some people have expressed some concern, there are measures that we may be able to do or promote that would mitigate risk, slow down traffic, and promote better safety, because certainly that's one of the primary responsibilities we have is promoting and ensuring the safety of our citizens. Thank you for the question. Okay. Commissioners, thank you. For those that joined us in person and stayed through the entire time, thank you as well. Mr.

Chair, I do have one thing I would like to add. Yes, ma'am. Commissioner Jackson asked about the 500 vehicles in, 500 vehicles out, what size development that would be. That's almost identical to the Kroger Shopping Center here at 1171 and 2499. Just that corner.

Thank you for telling us that.

Thank you, ma'am. All right, the time is now 9. 37 and this works session is adjourned