Planning Commission - Regular Meeting

The crowd tonight, it's good. We don't get as many visitors sometimes at the planning and zoning board meeting. So welcome to the regular meeting of the Frisco Planning and Zoning Commission. We are gathered at 6101 Frisco Square Boulevard, and the time is 6.30 p.m. The Planning and Zoning Commission consists of Frisco residents appointed by the City Council. Tonight, commissioners present are Warren Ruiz, Michael Howard, John Kendall, Steve Cohn, and myself, Sean Merrill. Commissioner Tiffany Johnson-Wells is absent tonight. Representing staff tonight, we have LeRondre Russell, Sean O'Quinn, Irel Winfrey, sorry, Aza Woodbury, Caitlin Venezuela, Erin Farina, Jennifer Morgan, and then from Engineering, Jason Grimm, Joel Fitz, and Ricardo Ordonez. And then from Legal Counsel, we have Erica Toledo joining us tonight. and Alyssa Barstow also representing fire. Anybody else we're missing? The next item on the agenda is citizen input. If you wish to address the commission regarding any items that are on tonight's agenda, you may do so at this time. Please complete a blue speaker card and approach the podium. Prior to your comments, please state your name and address for the record. Our meetings are recorded, so please speak directly into the microphone. Please address all comments to the commission, not to members of the audience or any applicants present this evening. To ensure there's enough time for all to speak, please limit your comments to a maximum of five minutes unless you must address the commission through a translator, in which case you may have a maximum of 10 minutes. Please note the commission cannot discuss or take action, specific action during citizen input on items not on the posted agenda except to provide a statement of... specific factual information in response to an inquiry, to recite existing policy in response to an inquiry, or to indicate that the manner may be placed on a later agenda. Everybody for public speaking, public meeting tonight? First one, we have Key West. And we seem to be missing the agenda item number on this. Yeah. So please let us know which agenda item you wish to speak on, please.

And then you've got five minutes if there's agenda item associated with planning, and then I'll give you when you have a one minute warning.

So I'm here to address an agenda item that has not been acknowledged. I submitted a request last Wednesday and I have not heard back from the city, the city manager, any council members or the mayor.

Is this regard to a planning and zoning case?

No, this is regarding a emergency public agenda that I requested to be added to the agenda.

Well, I'm sorry to interrupt you, but the item that you're bringing up is not on tonight's published agenda.

Exactly, that's what I stated. I submitted it last Monday for it to be on here, and I never got it acknowledged.

So by law, this commission cannot discuss, deliberate, or take action on any item not explicitly noticed to the public.

In your statement over there on the blue cards, it stated that you can hear, you can't rule or anything, but you can refer it. You can hear my public comment.

Not if it's not on the agenda, ma'am.

You can. We can also refuse to hear.

Thank you. Thank you.

That's where we're at right now. We're refusing to hear your comments. Commissioner Ruiz. On any item that's not on the agenda. Thank you.

Thank you for noting this as a refusal, and I will document it as such. Thank you. Thank you. Thank you.

All right. Next person was Monty West. Did you have an agenda item you wanted to speak on? All right, thank you, ma'am. All right, the next item on the agenda is approval of the minutes for the two previous P&Z meetings. I'll entertain a motion.

I move to approve the minutes from the regular Planning and Zoning Commission meeting on June 23rd. Motion by Steve.

Second.

Second by Warren. All in favor? Aye.

Any opposed?

Motion passes five to zero. Move to approve the minutes from the Special Planning and Zoning Commission meeting on July 7th, 2026. Again, motion by Steve.

Second.

Second by John. All in favor say aye. Aye. All opposed? That passes five to nothing. Next is the consent agenda. The consent agenda consists of routine and non-controversial items. Any commission or member making such requests prior to a motion and vote on the consent items may consider items individually. Any members of the audience wishing to make comments on consent agenda items may do so with the majority approval of the commission. We have items four through 21 this evening. Are there any that need to be pulled for individual consideration? Okay, I need to recuse myself from item number eight.

With that, then I recommend make a motion to approve items four through seven and nine through 21 on the consent agenda.

Motion by John.

Second.

Second by Michael. All in favor say aye. Aye. All opposed? Those consent items are passed. Motion passes five to zero. And I am now leaving the dais.

All right, let it be known that Sean Merrow has left the dais. Do I have any questions or consider a motion for item eight on the consent agenda?

Move to approve item number eight on the consent agenda.

Motion by Steve. Second. Second by Michael. All in favor? Aye. Any opposed? Motion passes 4-0. Let the record show that Sean has made it back to the dais.

All right, tonight we have four public hearings on the agenda. I want to review the process. Each public hearing is proceeded by a staff introduction of the request. The applicant is then permitted 10 minutes to make his or her presentation to the commission. Following questions of the staff and applicant by the commission, those wishing to speak are welcome to address the commission. All speakers, including the applicant, need to complete a speaker's card and provide it to the administrative assistant on the end. If there are any organized groups in attendance, we suggest that you select representatives to present your positions. Please avoid repeating what has been stated by previous speakers other than stating that you agree with their comments. The time limit is five minutes per speaker to ensure everyone has a chance to speak. The commission members may vote to limit speaking time if a large volume of people are wishing to speak. Please note that you only have one opportunity to speak. Repeat appearances to the podium are not permitted. After all persons have been given the opportunity to speak, the public hearing portion of the case will be closed and no further testimony will be permitted unless the case is tabled to a future date and the commission includes in their motion to continue the public hearing to a future meeting. After closing the public hearing, members of the commission may have questions for staff or the applicant. Please note, the Planning and Zoning Commission only makes a recommendation regarding zoning cases. Unless the Commission disapproves the case and the applicant does not appeal the disapproval, final action requires a public hearing by the City Council. You are encouraged to contact the Development Service staff as to when the case will be considered by the City Council.

Let me get situated here.

All right, we have regular agenda item number 22, Cobain's Platte, Firefly Park, block G, lots five through seven, block H, lot one, block I, lots one and two, and block J, lots one and two. This is CP26-0002.

Thank you and good evening Chair and members of the Commission. The item that was just read into the record is before you tonight for disapproval. The project was submitted on January 26, 2026. The Planning and Zoning Commission approved a 30-day extension on February 24, 2026. and subsequently disapproved the project on March 10, 2026. Staff has reviewed this project and found that it fails to meet the city's subdivision ordinance, engineering standards, and or other applicable city codes, ordinances, regulations, rules, policies, or standards. And with that, I'd be happy to take any questions.

Commissioner, do you have any questions?

No.

We'll entertain a motion. Hold on one second.

I move to disapprove item number 22 for the reasons identified in the staff's report and delegate to staff the authority to provide a written statement to the applicant of the reasons for the disapproval. Motion made by Steve for disapproval.

Second.

Second by Michael. All in favor? Aye. Aye. All opposed? Motion passes five to zero. Next, we have agenda item number 23, final plat, Bettis Estates, Block A, Lot 1, FP 26-0004.

Good evening, Chair and members of the Commission. The item just read into record is before you today to update the recommended action to approval. After the agenda was posted, staff was able to work with the applicant to get the comment resolved. Before you today is the updated exhibit and also the updated staff report. I am happy to answer any questions you may have.

Do we have any questions?

I'll entertain a motion. I move to approve item number 23 as recommended by staff.

Disapprove.

Disapprove.

No. To approve.

So this item is before you to update the recommended action to approval. You have a memo in front of you that states that she's updated the action to approval instead of disapproval.

So then I'll go forth and make a motion to approve item 23 as recommended by staff.

Motion by John. Second. Second by Michael. All in favor say aye. Aye. All opposed? Motion passes five to nothing.

Thank you.

Next, we have the public hearing. This is a replant for THR Frisco, Block A, Lot 1, RP26-0015. Owner, Texas Health Hospital Frisco and Texas Health Resources.

Thank you, Chair and members of the Commission. The item that was just read into the record is before you all this evening with the applicant's request to table this item and continue the public hearing to August 11th. I'm happy to answer any questions.

No questions, no questions.

I'll make a motion to open public hearing for item 24.

Motion by John. Second. Second by Michael. All in favor say aye. Aye. All opposed? Motion passes five to zero.

If there's a request to table this, I would give a recommendation that we continue the public hearing and table this item to the August 11th P&Z meeting.

Motion by John. Second. Second by Steve, all in favor say aye. Aye. All opposed? Motion passes five to zero to table, continue the table. Next we have agenda item number 25, public hearing, replant, Hall Park, phase D, block A, lots two and four, RP 26-0018, owners, Hall 3101, Gaylord, The second LLC, HPD4 Food Hall LLC and HPD4 Residential LLC.

Thank you, Chair, members of the Commission. After the agenda was posted, the applicant requested to extend this item to the August 25th meeting. An updated staff report and formal extension letter has been provided for each one of y'all. Staff recommendation is for approval of the extension, continue the public hearing, and table this item to the August 25th, 2026 meeting. Happy to answer any questions.

Any questions? I'm gonna continue the.

Move to open the public hearing.

Motion by Steve. Second. Second by Michael. All in favor say aye. Aye. All opposed? Motion passes 5-0.

And we'll continue to table it. I move to continue the public hearing and table item number 25 to the August 25th PNZ regular meeting.

Motion by Steve. Second. Second by Warren. All in favor say aye. Aye.

All opposed?

Motion passes five to zero.

Congratulations. You have a table.

Next we have item number 26, public hearing, zoning, plan development 199Z25-0008, owners or multiple owners.

Thank you, Chair and members of the Commission. So the request before you all this evening was previously scheduled for the April 28th Planning and Zoning Commission meeting, which was canceled due to a lack of quorum. Since that time, staff has re-advertised for the request, sent out the required public notices, and also we have continued to work with the applicant to address the areas of concern so that we are able to arrive at a recommendation of approval this evening. So just a little background for this. So Plan Development 199 was previously zoned to accommodate retail office and a single family development on approximately over 223 acres. And so the overall boundary of the plan development 199 is shown in yellow. And so the track that we're focusing on today is highlighted in red. So a couple of you were present at the work session that we had last November. where we discussed several areas of concern. We also shared with the commission that we have been working with the applicant for over three and a half years, and the various renditions of this plan range from a mixed-use townhome development, solely townhome development, senior living, and a mix of senior living and commercial, which is the bulk of the item that is before you all today. So previously we had a recommendation of denial, just simply because the plan that was presented to us did not meet the intent of the plan development in maintaining the walkability of the overall PD that was set forth in terms of having the building pull all the way up to Majestic Gardens with the 15 foot wide landscape and sidewalk area. The applicant has now addressed the concerns that staff had that led to the previous recommendation. The applicant is requesting to rezone to a senior living facility, which per is considered multifamily with the retail component at the hard corner on Majestic and Main. The applicant is also at staff's recommendation proposing to build a development in one phase and that language is specified in the plan development before you all today. So the big areas of contention that I would like to highlight here today that we've worked on with the applicant is previously we had concerns about the open space being fenced and gated. We have now resolved those comments which are detailed in the staff report before you and shown on the exhibits that have been provided. The building now for the grocer now immediately abuts the majestic Gardens Drive as well as with the 15 foot landscape and the 15 foot sidewalk, sorry, and the landscape area. Before you all, this is the open space just referenced. And on this exhibit, you can see where the building... The building is pulled up to Majestic Gardens. So for the portion of the property that's to the south, for the senior living, they have also brought these single storey units closer to Majestic Gardens and they will have ornamental fences which will provide a backyard amenity space for the future residents. So this evening the request before you all is for approval. The staff report that has been provided to you all does outline in detail the improvements that have been made with the plan and just how the applicant has worked with staff to put this product together so that we are at a place for approval this evening. So I'm happy to answer any questions.

Do you have any questions before we open public hearing?

And the applicant is here with wanting to speak and with her presentation as well.

Do we open public hearing first?

Well, no, an applicant. If the applicant wants to speak, we'll do questions after.

Sure. It's in there, okay.

If the applicant would like to speak, are you just here for questions or would you like to speak? I want to speak. Okay. Yep.

Make sure you fill out a blue speaker card once you're done. You have it. Did he? Yeah.

We'll let you go and then we'll do public hearing. Yes. And for those who are wondering, public speaking is five minutes per person, applicant is 10 minutes.

Good evening, Chairperson and fellow commissioners. My name is Travis Thompson, and I represent the applicant tonight. But before I go into a very... Will you give your address for the record? 3903 Morning Dove, Carrollton, Texas, 75007. Before I get into a very short presentation of our application, I wanted to introduce Dylan Ojeda. He's with Trader Joe's, which is part of this application. Formally, I represent only the applicant, and we have a representative here from Trader Joe's to make a quick introduction.

Again, please state your name and your address, please.

Dillon Ojeda, address 800 South Shamrock, Monrovia, California, 91016. Just wanted to thank everybody for the time with this PNZ meeting. I'm here in partnership on this project as the commercial tenant potentially for this location. If there's any specific questions as it relates to the Trader Joe's parcel or building, I'm happy to answer.

Thank you.

All right, I'm gonna go through this fairly quickly. But of course, there'll be time afterwards for questions and answers. But I wanted to give everyone a quick background for those of you who may or may not have been here for the work session that was in November. Basically, we have been working on this for a very long time. The idea was that we could have several uses that would be complimentary to one another, but also not overwhelm the neighborhood. without going into too much background, the idea of a neighborhood grocery store and a senior housing facility fit this site like a glove, better than any site that I've ever worked on. And we have had multiple iterations over time. But you can see up here, and I'm sure you have it in your review packet, that we have the specialty grocery store Trader Joe's that would be on the northeast corner, and then we have the senior housing facility to the south. Big picture, the reason why these uses fit together is because senior housing is a relatively low impact use. Less parking, less traffic. Trader Joe's, being a specialty grocery store, is gonna have some amount of traffic, but we'll get into why The southern portion of the property sort of offsets that traffic from Trader Joe's. But it was a good complement. And then on top of that, which we'll also talk about, we have the church and the YMCA next door. So it just fit together really, really well. going to go into all of this but yes it has been a couple of years that we've been working on this but it hasn't been a couple of years all at once it's truly been a two weeks at a time three weeks at a time process wherein we met with neighbors we met with city officials and tried to take as much feedback as we possibly could from stakeholders in the community and at City Hall to try to improve upon our plan upon the layout and everything that we're presenting tonight So over the course of that time, we've made multiple changes to the plan. Some of the highlight changes that I'm gonna get into and expand on, but they include, of course, increasing the open space, making it more pedestrian friendly by removing fencing, One of the big things that we are very excited about is that we have a proposal to improve, not eliminate, but improve the traffic flow on Majestic Gardens. We worked very hard with Joel Fitz on that. And then we also improved the walkability. We worked with the church and the YMCA next door and tried to incorporate their respective facilities into our plan to improve the walkability. So why this site for Trader Joe's? Why this site for us? Well, you have great access from Main Street and secondary access from Majestic Gardens. You have good visibility on Main Street. And then you also have a site that is in particular situated between north and south of adjacent residential neighborhoods, complementing both of these uses. Trader Joe's is obviously, as many people know, is a very sought-after grocery store. It's a great neighborhood grocery store that many people in Frisco that they've told us that they're looking forward to having. The senior housing isn't necessarily something that catches as many headlines as the Trader Joe's. But nevertheless, in Frisco, and I provided some backup data for this in the work session, but in the city of Frisco, we have a population that is not only currently needs facilities like what we're going to build, but as time continues, the segment of the population that would qualify for age-restricted senior housing is increasing at a higher rate than it is right now. So every year that goes by, the need is going to increase. So again, why it fits. The grocery store, neighborhood grocery store that you'll see we provided ample parking for in combination with a multifamily senior housing development that requires Less than a typical multifamily development and would have less thoroughfare traffic than a typical multifamily development They fit very well together and then on top of that you incorporate the adjacent usages the YMCA and the church the church has a senior outreach program as well as a food donation program and and Trader Joe's also happens to have a food donation program as well. So there's so many things about this development that as it came into being, they just made sense. It made sense that our residents are gonna wanna walk across the street to go grocery shopping. It made sense that they're gonna wanna walk across the street to go to the YMCA or do one of the outreach programs at the church. So everything came together and the more that we looked at the plan, the more excited we became. So real briefly, when examining what we're proposing, you also have to think about what could go there currently without rezoning. The original layout that when I became involved with this plan, the original layout was what you see up there. It was about 84,000 feet of mixed commercial use space. That particular usage would have produced more traffic. And we're gonna get into some of the particulars, but also the setback on the southern side would have been closer to the single family neighborhood that's to the south. So from a setback perspective, our building, we do have a three story component to our building. It's tiered, we have part three story and part two story. But even the two story component of our building is gonna be 80 feet back from the single family neighborhood to the south. Current zoning would allow a single story commercial space as close as 30 feet back. And our three foot portion of our building will be 150 feet back from the single family neighborhood and both of them are limited to 40 feet in height. So we feel like we're actually producing a better setback than what currently would be able to be developed. The big takeaway. Okay, I'll go through this really quickly. The big takeaway on this is that we're gonna be producing roughly three times less traffic than what could currently be produced. In addition to that, we did a very, very thorough traffic study, which you have a copy of, and worked closely with Joel Fitz to determine and look at traffic from the school, which we all heard about during the work session, and I've talked to the neighbors about. To help combat that, we've actually incorporated some improvements along Majestic Gardens, which should be in the staff report, but are also noted up here. And I'm sure Joel can speak more to that. But we're very excited about that, something that we're able to offer the neighbors to help with traffic flow from the school. In addition to that, we also incorporated walkways to both the church and the YMCA, working closely with both of those organizations. And we're very, very excited about that for our residents. So in summary, We feel like we're bringing a very sought-after retailer, which is Trader Joe's, and we feel like we're also providing something that the city and its citizens need, which is a senior housing community. We've been in this business for a long time, and this is one of the best layouts that I have ever been able to be a part of. It makes more sense than anything else that I have personally done. I'm sure we'll have time for questions. I know what my time is about to include. But in summary, I just want to thank everyone at City Hall. We've worked very closely together with Jonathan Hubbard, with John Lettler, everybody, the neighbors that have shown up, the church and the YMCA, everyone that has given their input over time. We're extraordinarily appreciative of everyone on staff and every citizen that's shown up to every neighborhood meeting and provided comments. everyone here tonight for hearing us, and we hope you consider this favorably. Thank you very much.

Thank you. Thank you. Man, you had one second. That was good. All righty. So motion to open public hearing. Move to open the public hearing. Motion by Steve. Second. Second by John. All in favor say aye. Aye. All opposed? Motion passes 5-0 to open public hearing.

And I've got four, if you would come up and state your name and address, first will be Alan Lawrence, and after that, it will be, I think, Travis Thompson? Oh, that was, yeah, I knew that. After that will be Dylan.

Okay, do I have to do anything to start it, or?

Just your name and your address.

Allen Lawrence, I live in Majestic Gardens, just south of there, 8500 Tripoli Trail, 75034. I'm actually on the board of the Majestic Gardens Single Family Homes, which include the town homes as well, but they're a sub-association of ours. The first I had actually heard about this was, I guess, after the November workshop session. So I don't know. I've been on the board for four years, and they've never approached us, but we are in favor of having a Trader Joe's. I've talked to the board in the past couple weeks. We're all big fans and drive to Plano and McKinney to go to those all the time. We're just concerned about the walkability. We do want to be able to walk with the groceries to and from, so we don't want any gates impeding pedestrian traffic. now for car traffic, I don't care as much, but pedestrian traffic easily getting from our park area down in the Majestic Gardens neighborhood or up the sidewalks and into Trader Joe's without walking through an acre of parking lots and stuff would be nice. But the maps I just saw look a lot better than I envisioned, so that's good. I think the only other concern is the traffic, and the school has caused a lot of bad traffic there, but having a better left turn lane, or also having an alternative out the east, one block east is Kentland Drive, AND IT DOESN'T HAVE A TRAFFIC SIGNAL, SO IF THERE IS A PROBLEM, WE CAN ALWAYS HAVE THE CITY ADD A TRAFFIC SIGNAL OR SOMETHING LATER IN THE FUTURE, OR AT LEAST A PROTECTED MEDIAN THAT YOU COULD LIKE GET ACROSS ONE DIRECTION OF TRAFFIC, WAIT, AND THEN TURN LEFT IF YOU NEEDED TO. AT LEAST THOSE ARE FIXABLE PROBLEMS. I DON'T THINK IT WOULD AFFECT APPROVING THIS ITEM. Yeah, that's mainly my concerns. But yeah, if you have any other questions for a local neighbor, let me know.

Thank you.

Thank you, sir. I have a Billy Eccles Richter. Can you give us your name and address for record? And that's the only cards that were turned in. If someone would like to speak, please come up and fill out a card.

Good evening. I'm Billy Eccles Richter. I work at 3521 Main Street in Frisco. I'm also a resident of Frisco. But I come tonight enthusiastically supporting this development. We are the neighbors who are immediately to the west. I'm one of the pastors at Grace Avenue United Methodist Church. And I also come tonight representing the Frisco family YMCA, which is also a part of our development as well. Give you just a brief history. In the early 2000s, our church actually owned this land that was on Main Street. And then we found out that the city was interested in building a street called Majestic Gardens right through the middle of the property that we owned. And so the city was nice enough to get us involved in a land swap, and that's how we ended up moving a few hundred feet to the west where we developed. And we have developed since 2004 on our property and the YMCA as well, and it's been a wonderful joint venture. Over the years, we've been very curious about what would go in immediately to the east of us. And I have to tell you, of all the different things that have been planned and proposed. This by far and away is the thing that we are most excited about and enthusiastic about. The developers who have worked on this, I cannot say enough good things about them. We met them about a year and a half ago. They have been cooperative, they are great communicators, and they build a fine product. And we just think they're going to be a great addition to the city of Frisco in that regard. We also want to say a word of appreciation to the city staff. They have worked diligently with us and also with the developers in making this come about. As you've heard in the presentation, walkability has been a concern. And we think those issues, at least from our perspective, have been addressed in a really wonderful manner. purposeful way and so once again I just am here tonight to say on behalf of Grace Avenue United Methodist Church and the Frisco family YMCA that we enthusiastically support the zoning change and this development plan thank you thank you excellent thank you before I make a motion is there anyone else that wanted to speak for this public hearing and I know they had already gone but for the record it shows that Dylan and Travis both were in support of this

We want to close the public hearing.

I make a motion to close public hearing on item 26.

Motion to close public hearing by John. Second. Second by Michael. All in favor say aye. Aye. All opposed? Motion passes 5-0 to close the public hearing. Do we have any questions? Let's start with Warren down here.

I have no questions. Move to approve agenda item 26 as recommended by staff.

Let's make sure nobody else has questions or comments.

I actually do have some comments.

Let's work down.

I don't have any comments or questions.

I know I'm going to try to be very short-winded, and I will be. I'm glad that applicant and city have gotten on the same page of recommend for approval. I think it's important just as one of my I don't get on social media, but my wife and I think I need to when she had more than three people reach out to her. They said, hey, is city going to finally allow Trader Joe's into the city? And so, you know, I try to educate and I want to make it very clear in case there's someone here. This, in my opinion, this had nothing to do with Trader Joe's. My understanding, this is zone commercial and Rolanda, my understanding, if Trader Joe's wanted to come three and a half years ago, it's zoned for that. Is that correct?

Yes, it is permitted by right today.

So there was no stopping of Trader Joe's. This was zoned commercial. If they wanted to build last year, two, three years ago, they were allowed to come. Really, the reason why we're here tonight, this is actually a what we call multifamily zoning case. There is a commercial that's zoned by right. They're wanting to add a senior living component, which falls under multifamily zoning. And so that's where we're here tonight is going, are we going to allow multifamily on this site? When the applicant came before, I think I agreed that this is a great site with a mixed use, commercials by right. And the question is, does it allow for multifamily? I think it does fit here. Staff have kind of worked to get where we are today. I'm happy with it and excited to see this go forward. I will be in support of it.

Thank you, Steve. Just a couple of questions. Well, Andre, can you pull up the slide that shows the open space in the middle of the development? Thank you. And can you just identify the changes and improvements that have been made regarding that open space in between the two uses?

So previously, the senior living component was being gated and would put a fence halfway through the open space. This is from memory. It's been a while. And so with our zoning ordinance, we do require the open space to be centrally located and be available to the overall development. So that was one of the things that were our sticking point that we felt like the fencing would separate the two developments and would not meet the intent of keeping the walkability of this planned development.

Thank you. And I understand that we require 10% open space on all commercial projects like this?

Yes, that is correct.

Yeah, so for the record, a lot of big boxes, medium boxes, commercial places are surprised when they come to Frisco and find out that they have to include usable open space, not just what a lot of people call a green bandit, but usable open space that people can easily access, sometimes a park, a variety of different things. So pay attention when you go around to different stores and different commercial properties and you'll see how Frisco kind of dresses them up and makes them more usable for the people there. And I ask a question then for Melania. If you can answer this, great. If not, we can ask Joel the question. The person earlier just asked about them making sure they can walk up Majestic Gardens from their neighborhood to kind of get back and forth. It's pretty straightforward. But Joel, I don't know if you want to highlight to them, make it clear. It's going to be very easy for them to do that.

Yes, so Majestic Gardens being a public street, it's going to maintain a wide sidewalk along the street. So, you know, you'll be able to walk back and forth along Majestic Gardens. No hindrance by anything, whatever is developed on the senior living will not impact the ability for people to walk up and down Majestic Gardens up to the Trader Joe's with no problem.

Thank you, Joel. And just can you also highlight where they can then go into the open space to get into the property there?

Yes, let me see here.

And then maybe as it goes to the west to the church.

So here's the route into the open space. And then the people who live in the senior living have a route that goes this way to get to the Trader Joe's.

If you just want to show where people would be walking to here, Joel, on here, just to give an idea as to the front. The entrance to the Trader Joe's is over here.

And that trail in the middle continues to the west, all the way to the church, correct? Oh, yes. Can you draw on that line that you were drawing?

This isn't the best exhibit for that. Where it goes once it gets past here, but yes, that trail goes to there.

We're sorry, but we don't have people from that audience speaking. But we'll, happy to stay after and answer any questions.

Yeah, yeah, well, staff always says we'll be available after the meeting. We'll be available after the meeting to kind of answer some more technical details. And down at the southern, Joel, down where the fire lane is that's connecting over to the church?

Yes.

Can you add that into this lovely drawing here? This right here.

There's a vehicular connection here. This connection, though, however, will be emergency access only. There will be a gate across that one because that's emergency access only.

And, Joel, on the vehicular, you're saying that there's three different ways to get out of the Trader Joe's to kind of break up the traffic.

Yes.

So let me clear.

I'm not the best with this. How do you clear it? There we go, all right. So they have a driveway on Main Street where traffic can turn in, oops.

Is that a right in, right out?

No, it's gotta meet, oops, still not doing the right thing.

What is wrong? I thought you was an engineer.

Not a computer engineer. Easy now, you're surrounded by engineers. There it goes. All right, so you can turn right in or left in and right in and left out of that entrance there. And then, of course, traffic can come down here and get in. That's another way in, but it's less convenient than just simply turning off of Main Street. And then there's also cross-access through the church's parking lot to get over to the traffic signal at Kaiser Way. So those are the various ways in and out of the Trader Joe's.

And Majestic Gardens... Traffic signal also there? There is an existing traffic signal here, yes. So you have two different directions. You can go east or west to get out of the Trader Joe's and turn using the traffic signal if you prefer that.

Yes.

Okay. Thank you. I just wanted to highlight some of the improvements and some of the things that the applicant and the staff worked on to get the site to where it is today. That's all I had.

So real quick, when I moved here in 2008, I remember going to Frisco online and some of the comments back then were, when are we gonna get a Trader Joe's? and that was almost 20 years ago. It's getting pretty close to that. It's amazing it's taking this long, but I'm glad it's coming. I looked through the packet today. There's 140 comments, 140 sheets of comments from the neighbors and the citizens. I'd say over 95% of them are in favor of this, which is huge. We usually don't see big developments like this with that much support, so that's really great that the community's come out for that. Joel, I know early on one of the issues was, of course, with the school traffic and everything. But in reading the traffic impact study and talking with the developer, really their peak hours are totally different than the school hours. Can you explain that a little bit, just to ease the...

Yes, so we had them do a traffic impact analysis because of the concerns about the neighboring school. There's a couple things. One is that the grocery store's traffic is spread out over the course of the day and school's traffic is concentrated. Everybody has to be there by 7.45 in the morning and everybody's released at 3, 3.50 or whatever, two different times in the afternoon. So it's very concentrated at two time periods. So the two don't really overlap and exacerbate each other because they have different operations. So for instance, the school traffic is busy between 7 a.m. and 8 a.m. and the Trader Joe's doesn't even open until 8 a.m. So people might be just arriving, the first early customers, they won't be leaving with all the school traffic. Same thing, the school's busy traffic in the afternoon is like from 3, like 3.45 to 4.45, and the Trader Joe's peak hour traffic is like 11 a.m. to 1 p.m., and then again after 4 to 7 p.m. So those time periods just don't overlap, the peak periods of each one, and of course, again, the Trader Joe's just doesn't have that same amount of traffic ever concentrated at one time.

There'll be like two ships passing in the night. Right. Excellent. And then deliveries will be made on the Western driveway off of Main Street to get back to the loading dock, correct? We won't even go on just the garden, correct? Right.

We made sure that the radii and everything worked for a truck to be able to, I'm not drawing very well, but to get back into here without ever having to use Majestic Gardens. Excellent. All righty.

Can I have Joel just highlight that other, the turn lane change that you guys made on Majestic Gardens? That was the main thing I meant to ask about earlier.

So the north is shown very well here, but Majestic Gardens is a divided roadway. So right here, there's one lane south and one lane north. And by narrowing up this median right here, we can get two lanes northbound, which will help with the school traffic to help clear it faster so that if any traffic from Trader Joe's wants to use Majestic Gardens, the school traffic won't be as bad as it currently is because they'll be able to have two lanes going north and clear out faster and not queue up as much at the signal.

Great stuff. Great, thank you. The last thing I wanted to say was that after the last work session, a lot of people contacted me and were really upset that, oh, why aren't you approving this? Why is Big Bad Frisco not... I mean, we had some minor comments with the pedestrian accessibility and with some of the other issues with the fencing, and that's all been fixed. So all my questions and all my concerns have been 100% met by the developer, so I appreciate everything you guys have done, and I appreciate all the hard work by the city. So if there's no other questions, I'll entertain a motion.

Move to approve agenda item 26 as recommended by staff.

Motion by Warren.

Second.

Second by John. All in favor say aye. Aye. All opposed? Motion passes five to zero. Congratulations, you have a Trader Joe's and a Senior Center. Alrighty, next we have agenda item number 27, public hearing zoning four corners, Z25-0013, owner, multiple owners.

Thank you, Chair and members of the Commission. So the request for you all this evening is to amend the existing plan development. So when this plan development was established in 2016, a big part of the concerns and the direction and just the outlook of it is to have the buildings banned. the open space and make due of the open space and so the request this evening is to update the exhibit to remove restaurants, if I could get there, to remove restaurants that front onto the open space to replace it with a fitness center. The item before you all this evening also has some cleanup modifications that are not being utilized by the applicant that has been detailed in the pd and the standards before you all this evening we are ensuring that the fitness center does make use of the open space and meets the intent of the plan development there is also and outdoor space that's being provided, I believe on the second or third story that will overlook the landscape area as that was previously intended. So currently one of the major changes is changing the restaurant green standards to the personal service standards to accommodate the fitness center. Excuse me. So those are the high level big changes that are in the plan development. There is also the request to remove the pet clinic from the plan development that's detailed in the exhibit before you all this evening. And so staff is in favor of this request. We did send the necessary notices to the adjacent property owners and as of date have not released any letters of objections. Happy to answer any questions.

Does the applicant hear? Do they want to speak? Okay. Excellent.

I'll make a motion to open the public hearing for item 27.

Motion by John. Second. Second by Steve. All in favor say aye. Aye. All opposed? Motion passes five to zero. Open public hearing. Anybody wishes to speak? Now is the time.

Seeing no one here to speak, I move to close the public hearing.

Motion by Steve to close public hearing. Second. Second by John. All in favor say aye. Aye. All opposed? Motion passes five to zero. Closed public hearing. What questions do we have from commissioners? No comments? No questions. I'll entertain a motion then.

I'll make a motion to approve item 27 as recommended by staff.

Motion by John. Second. Second by Steve. All in favor say aye.

Aye.

Motion passes five to zero.

Congratulations.

Next, we have the results of the July 7th, 2026 City Council meeting.

Thank you, Chair and members of the Commission. So I know we had that special meeting on the 7th, and so that item was recommended for approval by City Council, as well as all agenda items that came from the Planning and Zoning Commission.

Excellent. Agenda item number 29, schedule of future discussion items. All right, just as a quick reminder, there is another meeting that's going to follow. We'll do a five-minute recess after we finish this meeting out. So I'll wait for a motion to adjourn this meeting.

Move to adjourn.

Motion by Steve, second by Warren. All in favor say aye. Aye. All opposed? Motion is adjourned. Meeting is adjourned. Five to zero at 722.