Planning and Zoning Meeting - Regular Meeting

two.

Good evening and welcome to the City of Farmers Branch Planning and Zoning Commission study session meeting. It is presently 6:30 p.m. Monday, September 8th, 2025. We'll begin this evening by thanking the commissioners for their service. And then we'll hear item A1, uh, discuss regular agenda items, which will take us to item C1, consider approval of the August 11th, 2025 planning and zoning commission minutes and take appropriate action. Commissioners, any errors, omissions? I appreciate the new format from staff. Thank you for those updates. All right. Well, with that, we'll move to item D1. And a reminder to keep me honest, these are two public hearings. Uh, we'll conduct a public hearing and consider the request for a specific use permit for outdoor storage on approximately 2.84 acre property located at 20002 Academy Lane and located within PD77 zoning district and take appropriate action. Thank you, Brian.

Thank you, Madam Chair, and thank you, commissioners. Um Brian Campbell, planner with the planning department. Um if you have any questions you'd like me to address now, I'd be happy to um take those on or we can wait till um the public hearing. Um this is a specific use permit request for on-site storage vehicles. Um and the applicant will be here to address um any questions regarding business operations and maybe perhaps give some insight into the code enforcement history that I can't.

Thank you for that, Brian. Um, I wonder if you would at least speak to the item. We we did all get a copy um from uh a citizen who uh wrote in specifically about the mail notice. So, just you know, just affirming our policy on the mail notices and kind of making sure we're all up to date on that.

Of course. Absolutely. So, um, our city policy states that 10 days, not 15, but 10 days before the planning and zoning commission meeting, we are to mail, um, notices to all affected property owners within 300 ft of the subject property, as well as place a zoning notification sign on the property. And so, that was completed on August 28th. Um, of course it's hard for us to control when people actually receive the letters, but as long as they're postmarked by that 10day deadline, then we're meeting policy.

Thank you for that clarification. U Commissioner, other questions for staff in regards to this case? Yep. Go ahead. Thank you. um in on maybe this should be deferred to the uh next phase, but have they been assessed any fines for their uh non-conformance with zoning in the past? To the best of my knowledge, yes, they have. Okay. And did they pay them? Uh that I'm not sure, but I'm happy to check with our code enforcement department and let you know. Okay. Thanks.

Do we know if their vehicles use sirens ever? Uh, I was actually out there today to observe um the vehicle storage and I did not notice any sirens on them. But there do they have them installed? Do we know? Uh, I believe maybe on some of on the ones that are more like an ambulance, if you will, but they do use like paratransit vans as well, and those don't have sirens. No, I was just trying to ascertain the risk of 2 a.m. siren departures in the apartment being across the street. Sure. Um, but these are not technically considered ambulances. Is that correct?

Yeah, some of them are, but then a lot of them, like I said, are more paratransit vehicles, if you will, and they don't have sirens. Okay. So, they're more um think of like the um vehicles that like DARD uses to transport the handicap. Right. I understand. Uh and is this a 24-hour operation? Yes, sir. Okay, that's all I have. Thank you. Of course. Go ahead. Yes. I see went by and took a picture today and it was that whole back row was pretty much all of transit vans. I didn't really see many. So, I'd be interested. It would be interesting to know though what the percentage is, but from the picture I'm looking at now, they look like they're all pretty much those vans.

They are. From what I observed, I would say maybe four, maybe five of those are actually ambulances with the sirens. Okay. Go ahead. Yes, sir. The thing is is that if they're equipped with sirens, are are they authorized to use those sirens? Because they're not if they're not considered emergency vehicles, but they're equipped with sirens. If they if they start using them, then there might be an issue. Sure. Um I would bring that point up with the applicant. Okay.

But that's a good point. Additional questions for staff. All right. Thank you, Brian. Of course. Appreciate it. All right. That then takes us to item D2. Conduct a public hearing and consider the request for a zoning amendment for multif family development on approximately 5.213 213 acres located at 11775 Miraago Boulevard within PD81 zoning district and take appropriate action. Thank you, Brett.

Hello, Chairley and commissioners. Brett Mangum, lead planner uh with the planning department. Uh second case is 25 ZA05. This is a reasonzoning request for multif family development on the south side of LBJ. The address is 11775 Marilago Boulevard in the Miraago development. Uh so we'll hold the formal presentation until the public hearing at 7, but if anybody has any particular questions on this case, uh be happy to entertain those now. Thank you, Brad. Come questions for staff.

This isn't really um zoning uh related, but what's going on with the trash out there? I drove through there and there's just tons of small dumpsters uh in the street. So, do you have any insight? Uh, we can look into it. I don't have any knowledge of it just offhand, but I'll make a note to look into that. Additional questions for staff. Go ahead. You Okay.

All right. Um maybe just to follow up a little bit on on your question. I know for this particular development the dumpsters will be housed in the parking structure. So they will be contained. They won't be out in the exterior portion. All right. Thanks for that. And thank you.

Yeah. With that uh that takes us uh all the way back to A2. discuss agenda items for f for future planning and zoning commission consideration. Uh commissioners items you'd like to put forward. All right. Well, uh seeing none then that takes us to adjournment of our study session meeting. It is presently 6:37. We will readjourn at 7 o'clock uh for our regular meeting. Thank you all.

Good evening and welcome to the City of Farmers Branch Planning and Zoning Commission meeting. It is presently 700 p.m. Monday, September 8th, 2025. I'd like to begin by thanking the commissioners for their service this evening. And uh we'll begin this evening with citizen comments. This agenda item provides an opportunity for citizens to address the planning and zoning commission on any matter that is not posted on the agenda. Anyone wishing to address the commission should complete a citizen comments registration form and submit it to the chair prior to the start of the meeting. There is a threeminut time limit for each citizen to speak with a reasonable limitation on speakers on anyone topic or item with a maximum of 15 total minutes on the same topic item. Anyone wishing to speak shall be courteous and cordial. The planning and zoning commission is not permitted to take action on any subject raised by a speaker during citizen comments. When called, please approach the podium and state your name and address prior to the beginning your comment. Please direct all comments to the commission and not to the audience. I believe this evening we have no one uh who signed up for citizen comments. So, we'll proceed to our regular agenda items. Up first, item C1, consider approval of the August 11th, 2025 planning and zoning commission meeting minutes and take appropriate action. Commissioners,

I'd uh move to approve the minutes as they're presented. Thank you. I'll second.

And seconded. Any further discussion on the item? Seeing none, we'll move to a vote. All those in favor to approve the minutes as presented. All right. Any uh abstensions? Thank you. All right, that carries. And now we'll proceed to our public hearing. Uh first up, item D1 24 SU8. Conduct public hearing and consider the request for a specific use permit for outdoor storage on approximately 2.84 84 acre property located at 2002 Academy Lane and located within the PD77 zoning district and take appropriate action. Thank you, Brian.

Uh, thank you, Madam Chair, and thank you, commissioners. Good evening. Brian Campbell here with the planning department here to present to you tonight on case 24 SU8 for 2002 Academy Lane. So, this is the subject property. It is zoned plan development district number 77 and this is a specific use permit request for on-site storage of vehicles. So the applicant is priority care transit uh which provides um emergency medical transport services on a 247 basis. And so with their business operations, they are proposing to park um 52 EMS vehicles outside. Of these, 36 will be parked um behind the building along Academy Lane and the remaining 16 will be parked um to the west along Huden Drive. Um, in addition to maintaining the existing landscaping on site, um, the applicant is proposing to also install additional landscaping in the form of six additional live oak trees and three cypress crepe myrtle trees um, to screen the vehicles that'll be parked here. Um and as I stated in my staff report, this um landscaping is being provided in lie of a screening wall um due to the potential for such a wall to inhibit ingress and egress of the subject property from Hutton Drive. So on this slide is the parking analysis that I included in your staff report um which I'll just briefly summarize here. Uh so between um Priority Care Transit and the other um tenants of this building which include um Graceoint Media, TM Studio and Journey of Faith Church um per PD77 together they're all required to have 70 parking spaces. Um and so given that um

Priority Care Transit is proposing to occupy an additional 52 spaces um that leaves 122 parking spaces that could be occupied at any given point in time. Uh with 67 parking spaces remaining for future tenants of the building. Uh so now to get into the code enforcement history of this property. Um I'll just briefly go over the highlights um of what I stated in my staff report. Um so we do have several uncompleted certificate of occupancy applications um that were applied for in 2020, 2022, and 2023. Um, in September of 2023, the applicant was cited by our code enforcement department for operating a business without a certificate of occupancy, uh, not having a specific use permit for the outdoor storage, and having junked and inoperable vehicles in view of the public. Um, in October 2023, the applicant um did meet with staff to discuss the SUP process, including how to apply. However, none was filed. Um the applicant did finally file for the SUP in November of last year and in January of this year um we received a yet another CO application um which is currently on hold um pending the final action of this SU request. Uh so now to get into the recommendations of the Farmers Branch 2045 plan. So the farmers ranch 2045 plan designates um the subject property and the surrounding area as industrial. Um so with this land use designation um the plan recommends a mix of industrial uses um focused on industry, employment and enterprise. And so with that the recommended uses are office, research, industrial, manufacturing and

warehousing and distribution. And so while the applicant's um use has office as a major component as well as providing opportunities for employment um in addition to providing an essential service for citizens of farmers branch through emergency medical transport the use is not industrial in nature um so given that the proposal is not entirely consistent with the farmers branch 2045 plan so on August 28th we did mail um 52 letters notific ification letters to all affected property owners within 300 ft of the subject property as we now require in addition to sending letters to both the Carolton Farmers Branch and Dallas Independent School Districts and a zoning notification sign was placed on the property the same day. Um as of this evening, we have received um one email in opposition to this request um of which you were provided copies of. Um, so this concludes my presentation. If you have any questions, I'd be happy to take those. We do have the applicant here with us as well. If you have any questions for them, otherwise I thank you for your time this evening. Thank you.

Thank you, Brian. And, uh, before we start with the other questions, if you wouldn't mind just summarizing, especially since we have several residents, um, our policy, especially in response to this letter on mailing those notifications. Absolutely. Yes. So, just to clarify one more time, our public notification requirement for P&Z meetings. So, per city policy, um, 10 days prior to the planning and zoning commission public hearing, we are required to mail notices to all property owners within 300 ft of the subject property as well as place a zoning sign on the subject site. Great. Thank you. And that was the process that was followed. Yes. Yes, ma'am.

Great. and Pat to address your question from the study session earlier um regarding um fines. So I just um had a conversation with Scott Webster, deputy director of community services um and he confirmed to me that um while the applicant um was summoned to court twice. Um we don't currently don't have any documentation as to whether or not um they were fined um at least not in our system because those fines would have been handled um through the courts and not through our um permit tracking system. Thank you. Thank you. Of course, commissioners. Further questions for staff.

Do you mind just clarifying the wording on the recommendation of not entirely consistent with the plan? You know, where is it consistent and what causes it to be in conflict? Absolutely. So it's consistent um from the aspect that it is from the professional office aspect of the business that includes um the administrative office functions in the vehicle um dispatch part of it. However, it's inconsistent when it comes to it not being an industrial use because with this particular land lane use designation it recommends that all of the uses be industrial oriented in nature. Thank you.

Of course. Any additional questions for staff? All right. And I believe we do have questions for the applicant. Yep. All right. If the applicant wouldn't mind just step forward and state your name and address for the record, please. Good evening. My name is Samuel Bronson. I'm a representative for Priority Care Transit. And um what else we need? Uh the just the address and you can use the address for the address 2002 Academy Lane 130 as well as suite 200. Great. Thank you. And commissioners, we have some questions.

Thank you. Obviously, there's some concern about noise from emergency vehicles when there's apartments directly across the street. Um, this is a 24-hour operation. Is that That's correct. That's correct. And do any of your vehicles use uh sirens in their work? We do have sirens, but they are nonuse because it's non-emergencybased. So basically they do not deploy uh their sirens in that neighborhood. Um but your vehicles uh park and arrive and depart at all hours of the night. Is that correct? That's correct.

And they do have backup warning systems that are audible outside the vehicle. Just for backup. Yes. Um do you maintain the vehicles on site? Not on site. Okay. And I I guess the question we're all having is why did it come to this? I mean this in terms of out of compliance for four years. I I mean I drive past that place several times a week. I live right in the neighborhood there. Uh so I'm I'm never would have occurred to me that it was out of compliance with ordinance. So

Right. Right. Um, long story short, miscommunication from the owner standpoint as well as the owner of the facility or the building uh from his the owner of the business thought that the um co that he had was good for I guess the length of the term that he had with the uh the building. So once I found out the information, I kind of took over and start putting plans in place to correct it. Okay. Thank you. Further questions?

I just uh the one citizen comment that we had did mention um vehicles being washed. Is that is that something you regularly do like mobile washing? Yeah, we do wash and there's an area that's on the the west side of the building that we do all the washing in one area. Okay. Uh but we do not wash along the back area where the apartment buildings are. It's all located on the west side of the building. And the uh um it's like backup alarms. There's 52 trucks. 52. So I guess they're coming and going. So I would think that it would be there's actually only 15 of those that have the backup. Then those would be the ambulance. All of the transit vehicles they do not have.

They do not have the beep beep beep beep. Okay. So 15. Okay. Um, and so do do and you don't do mobile uh maintenance at all? No, we have a company that we lease out. Um, they come and pick up the vehicles, they take them, do the maintenance, and bring them back. Okay. And is just the this number, this 52 vehicles, is that a stable number? Are you growing? Like what's what's this? We have grown over the years. Um, I think we started with about 15 vehicles and we've escalated that now to where we are now into about the 52 vehicles. Okay. All right. Thank you. Thank you. Further questions?

This is stemming from that comment and this maybe good for you. Uh Brian, does this SUP put a limit on the number of vehicles? So, let's say that they continue to grow into a larger fleet. Uh is there a limit to how many vehicles they can have with this SU? Yes, because they're they only they're only permitted to park vehicles in the spots that are marked um in the site plan that was included with the ordinance. So, essentially that limits them to 52. Yes, sir.

Great. Thank you, Brian. Uh a reminder, this is a public hearing. So if any members of the public would like to uh speak, you're welcome to do so. Please just uh get a citizen comments form from the back. All right. Well, a reminder for our commissioners that this is a public hearing. Um I have one more question. Sure. Um you said there was a miscommunication between the property owner and the operating business. Yes. Um and where you said that they they're occupancy permit prior extended to this. When when did the business start operating in that building?

At that location, if I have my numbers correct, it was uh 201 15, I want to say, but I have to go get 2015. Yeah, it's been the right number. I don't have the right date. Okay. Thank you. Yeah, you're welcome. Thank you. Any other questions? concerns, discussion to bring up.

I'm sorry. I I guess I'm confused by the vehicle washing on site. I It was my understanding that commercial vehicle washing could not take place except in areas where the water is recycled and doesn't go into storm drains. Is Is that the way your car wash situation is configured or does the water drain into the storm system? Uh that I I think it's just one drain there, but it's not um we don't wash every week. Um sometimes we don't wash, you know, monthly. It's u at need base and uh but I do believe on that side of the building there's a drain and it goes into the storm drain system. I do believe so. Okay.

I' I've got one question. I don't know. I don't know whether you know this or or whether there'd be a question for somebody else, but does your business already generate more in-n-out traffic from that property than any of the other occupants? Uh, no. Our all of our business is outside of that location. Uh, we service the Dallas Fort Worth area as well as the Bon area, Oklahoma, Louisiana. We're traveling all of our advance. They leave that location and they're doing all their traveling outside of that.

Okay. Well, I may not have made myself clear enough, but if you have that many vehicles on property at any one time, is your company generating more traffic in and out of that property than any of the other tenants? I guess is the better way to Yes. If you're looking at the number of employees that we have versus the number of employ or residents that are there that have uh traffic, yes, we have more traffic. And do do any of those other companies have as much in and out during the day as you do or is yours is yours the one that generates the most traffic in there?

There's one other company that has large number, the studio that's right below us. They have a lot of foot traffic coming in and out. Okay. Okay. Questions further? Yeah, I guess I do for Brian. Um, so I know we're talking about an SUP for vehicle storage. Are there the going back to the commercial washing on on premise? Is that is that discussed or covered anywhere in the CZO?

So, it's actually um addressed by this ordinance. So, if it were to be approved, it would not be allowed to wash vehicles on site um because it would prohibit any activities um related to vehicles, including washing, maintenance, repairs, anything of that nature. And does the the applicant is aware of that that they will have to stop washing their vehicles? Okay.

All right. Any further question? Go ahead. My concern was um from the complaint that um the the person was um the complaint was the backup alarms. Is there anything that we could do to maybe address that complaint as far as like I know you said it was only 15 vehicles, but is there a is there a way we could address that some way to

Yes. Uh what we could do instead of reversing into a parking spot, we can pull forward, especially with the ambulance. Uh the only reason why we uh back in is that so we're ready to go if we get a call. So uh we can go forward into the parking spaces versus reversing.

All right. Any further questions? Thank you for that. Thank you. Nothing. I guess I would move that we close the public hearing. All right. I'll second.

Seconded. Any further discussion on that? All right. Seeing none, we'll move to a vote. All those uh in favor to close the public hearing. All right. So with that we will hear action on the item. I don't have the right language in front of me but I would move that we approve the request and recom that we recommend approval as presented.

Thank you. U move to uh recommend uh approval of the SUP as presented. I'll go ahead and second and seconded. Any further discussion on the item? Okay, with that we'll hear a vote. All those in favor and opposed. All right, I believe that carries. So, uh, this will then be at city council on

let me check that date bear with me just a moment. Uh, so it'll be um October the 8th um because the f the first meeting in October is being moved due to um national night out. So it should be October 8th. Great. Thank you for that, Brian. Of course. Thank you, commissioners.

All right. And with that, we will move to item D2, 25ZA05. Conduct a public hearing and consider request for a zoning amendment for multif family development on approximately 5.213 acres located at 11775 Miraago Boulevard within PD 81 zoning district and take appropriate action. Thank you, Brett.

All right. Thank you, Chairley and members of the PNZ. My name is Brett Mangum. I'm the lead planner here with the city farmers branch planning department here to present to you tonight case 25 za05. The address is 1175 Miralago Boulevard. This is a reasonzoning request for a new multif family development known as Dominion phase 2. The subject site is just over 5 acres is located south of I635 LBJ freeway in the Miago Plan development which is part of PD PD81. The site which you see there on your screen as in green is currently undeveloped. It is adjacent to phase one of the Dominion multif family development. You can see from the aerial that the way this site is located along the LBJ corridor, there is no frontage road in this area. So the access to the site is fairly limited, meaning that all incoming traffic does have to exit at Luna Road and backtrack to the site from the west. So that does limit the utility of the property for any kind of commercial or non-residentidential purpose uh just due to the uh limited access. the south and west you see a heavily wooded area that is a green belt that follows the Elm fork of the Trinity River as it passes through the area. Uh this is largely flood plane and is unlikely to develop uh in the future uh just due to the low elevation of the of that. Uh moving on to the proposal there are 265 units proposed in phase two. This would be a single four-story building with an attached fivelevel parking garage. The parking garage would accommodate 440 parking spaces. And in addition, there are 14 surface spaces

that are parallel parking along the driveways uh that are adjacent to the site. 28 of the 265 units will be studio. 143 will be onebedroom and 94 will be two-bedroom units. There are some specific conditions that are in the uh current entitlement for the land and we'll go over those more in detail, but this request would be to remove some of those conditions. Um again, there's there's four in total and we'll go over the four here in a second. Uh the developer will be building an offsite uh park uh a pocket park as part of the amenity package for this. uh the park at park would need to be constructed uh prior to the issuance of a certificate of appropriateness if this uh resoning request is approved. And this is just a view of the site. This is about one block to the south of the subject property. It's within the Miralago development. Um if you I don't know that we have a map of the entire area, but it's within a walking distance. It's a probably a fiveminute walk from the subject parcel. The current request does include an increase in the amount of units. Currently, they're entitled for 224 units on this site. The request would be to add a net of 41 to that with it leading to a total of 265 units. And there are two conditions that will uh are proposed to be removed from the previous approval back in 2014. Uh the first condition uh was that a hotel be constructed as part of phase 2 just to the east of the site. And second that the uh developer build a perimeter trail around the interior block of Miralago to connect to the pocket park. There's a third condition uh which would be to provide a second connection

between the Miralago development and the I635 road. Uh they are requesting to remove that condition as well. I do want to point out that condition has already been met with the completion of Sandia Trail. So the second access point is already there. So that condition is now redundant. So striking that just for redundancy only. Uh the proposed land use does appear to be compatible with the surroundings and I do want to point out there are no single family uh developments in the vicinity of this particular site. Uh looking ahead at our comprehensive plan, this is the uh farmers branch comprehensive plan. It does indicate uh the area which is circled there on your map in the western quadrant of the city. Uh the orange color indicates future mixed use. Uh so with this designation you can have things such as medium to high density residential which is what's being proposed here. Uh other acceptable uses would be things like office, commercial, civic, parks and open space. All in all our analysis of the proposal uh staff did pro find that the proposed land use and the site modifications would be consistent with the future land use designation of mixed use found in the comprehensive plan. We sent out our statemandated notices on August 25th. We sent out five letters, three to property owners within 300 ft and two to the two school districts. Zoning signs were also placed on the site on that same day. And as of this evening, we have not received any written correspondence uh in regards to this particular request. So that'll conclude my presentation. Uh we do have the applicant here. Maxwell Fischer is the representative for this case with Zonedev and I'll be happy to uh go back to any slides. I believe that the applicant does have a presentation of their own so we can swap back and

forth as needed if anybody has any questions. And the council date for this one is also uh going to be October 8th.

Great. Thank you for anticipating our questions. I appreciate that. Uh commissioners, uh any questions for staff? Go ahead. First question for me is how much change in construction and everything along the the service road is going to have to be done and is it going to be a case where they have to shut LBJ or the service road down at at some point to get some of this done because being in a flood plane you're going to end up with a lot of unexpected problems with regard to elevation and things like that and probably run into some delays if if they don't engineer it right.

Certainly, that's a excellent question. It's a concern of staff as well. Uh what you're looking at here, this is just the site plan showing the property boundaries. Uh so from what's shown on here, all of the work will be on private property. it won't cross over into the textout ride ofway for LBJ freeway. Uh which is pretty wide at that point. I think it's nearly 1,000 ft. Uh so as far as I know, there won't be any interruptions due to construction uh for the roadway. Yeah, because it's already pretty jammed in there. Mhm. On the service road. So

go ahead, Pat. the uh driveway that goes around that um unit, it looks like it connects to the two kind of deadend spurs that exist in Dominion One. Is that correct? That's correct. And is that drive considered a public street or is that going to be a private driveway? It would be a considered a private driveway, not a public street. Okay. Um if you look very close uh where the cursor is, there's a it shows a gate there. So, this will be gated and it will have a NOX box for fire access. So, it will be limited access. I saw that I raised the question. Thank you.

Just for fire. And then the other gate is down here like you said where this uh current driveway stub terminates. And the um can you go to the the the pocket park picture, please? Um I if there's a scale on there, I don't see it. Um, what's the diameter of that third of a circle? I mean, how far is it across it? I see dimensions on the side of the sidewalk, but I don't know how big that is. Well, I can get that for you. I don't have it on here, but there is a legend on the side. We just cut it off to get it. Excuse me. I'll make a note of that.

Just a bit. Okay. Thanks. And this is supposed to be a family apartment, right? I believe that's the demographic that they're targeting. Family well primarily young professionals um maybe some families the unit mix is majority onebedroom. So I I was just curious if they had any plans for any children recreation like a playground anywhere because there's no park anywhere nearby or there's no nothing. Yeah, I the applicant's probably the best resource for that. So, I'll I'll defer to them to explain the amenity package that's going to be uh proposed as part of this.

And I will just I will just chime in that the packet indicates that that park is proposed at half an acre in overall size if that helps you. It does. I missed that. Thank you. Additional questions for staff. All right. All right, I believe we have some questions for the applicant. If you wouldn't mind, just step to the podium, state your name and address for the record.

Either one. Okay. Thank you, chair, commissioners. My name is Maxwell Fischer with Zone Dev, 25502 Grand View Drive, Richardson, Texas 75080, representing Pillar As commercial asset, Pillar Income Asset, sorry. U Pillar Income Assets been around for over 40 years. They specialize in the acquisition of development and management of multif family and single family um throughout the southern United States. They have 65 properties over 8,700 units including Dominion and Marilago to the east of this development. As Brett mentioned, um we think this site is suited perfect for multif family and not much for anything else. Um it's a a mixeduse development of of of higher densities. There's some multif family already here. Um the zoning today allows for 224 additional units. We are asking for an additional 41 for a total of 265 units and uh it's an 18% increase from what's allowed because of economy of scale, the cost of construction, the structured parking, the amenities we provide the park. We need to be able to make this um economic viable and that that would help us with that. It's a four fourstory product. It's elevator serve. There's five levels of parking garage. Um it's one and two bedrooms. So it's not really considered in in the multif family industry, it's not considered a family development where you have a lot of threebedroom. We don't have any three-bedroom. It's going to be more of a um young professional one. You know, typically maybe some empty nesters, but a lot of younger uh folks uh here. Um we'll have a welcome park at the the entrance there. Um, we'll have four pocket parks for a private open space on the back of the development, which is why we put our parking structure where we did. So that way we could have some nice um space for our residents on the on the to the rear of the development and kind of block some of that noise from the highway. Um,

we'll have fitness and business center on the inside and an interior courtyard as you see with this type of of residential development. Um we are proposing the the po the pocket park and that will serve all the residents uh in in this miracle development. Um we'll have two benches, a picnic table, trash receptacle, uh dog dog bag dispenser, and a 10-ft sidewalk um for that in that area. And what's nice is it's somewhat centrally located. It's on the southern end, but a lot of the multif family, the way it's structured is that you can quickly get to that that area. Here's our elevations. Um we're trying to car for carry forward some of the architectural theme that's already there stone and stucco. Um we have vertical and horizontal articulation. One thing to note is that the parking structure is architecturally integrated where it won't won't read like a parking structure. Here's a 3D rendering of how it will look from the highway. There's some other things in the PD that we're carrying forward such as some lighting, special lighting, and some landscaping and other features that you may not see in some of your other developments. We think the plan aligns with the comprehensive plan. It meets the multif family vision of urban design, structured parking and pedestrian oriented streetscape and then both private and public open space. Um it also we think it qualifies as strategic location for multif family given the multif family that's there. There's no single family around us. Um so to summarize we the PD allows multif family. We're asking for a slight increase in density to make the project viable and to support our the quality of the development. uh minally in minimal increase in the number of units. Um as staff mentioned, it's at sort of at a dead end. It doesn't have direct access to the highway, which I think is important. So, we would deliver another high quality product for this uh housing product um here and provide the the park as I mentioned and aligns with comp plan and the multif family policy and I'll be happy to answer any questions.

Thank you, Mr. Fischer. Uh questions for our applicant. Uh yeah. So in the in the citizens on patrol program in the past we've been encouraged to patrol in the Miraago area there mostly the the parking garage. It's a lot of theft, a lot of catalytic converter kind of things. Um and there are I know there are things that you can do with a parking garage design that lessens that impact. Are you are you aware of the issues that have been associated with that area in the parking garages and have you done anything with the design here that might you know mediate those?

Yeah, there's always crime prevention techniques that we can we can put in place and we always you know or we our charge our our architect to make sure we're considering those things. um if there's particular issues, you know, that we can address with any existing I guess I would just I would encourage you to to maybe even talk to the police department and talk to the other the other buildings there because it was it's been an ongoing problem. Okay.

Yeah. Just just um the developer here does own the apartment next door, but it has sold off the other multif family assets. Um, just so everyone's familiar with with responsibility, but we will definitely be happy to address that. And there's a question about trash that came up as well. Um, and we're happy to to pass along anything and try to help police that because we want to make sure, you know, we're protecting our our asset and providing a nice um place of residence for our residents. Thank you. Additional questions for our applicant?

Yeah. Do I understand correctly that part of this request is to um not move forward with the construction of the walking trail in the central plot? No. Well, so there's a there's a trail that's already been built around the development and there's also sidewalks that also provide a connection to um to that the central area. And then so what we're doing is that we will be building the 10-ft sidewalk adjacent to the park, the park that we're developing. And then in the future, whoever does build in that in that central portion when we they know the design and how they want to lay out the building, that 10-ft sidewalk or at least some some width of sidewalk will be carried forward with that development. But today, the the residents enjoy a nice trail system that's out there. Um, and then we're we're building it where sidewalk where it makes sense, where the developments occur.

Okay. Thank you. Any additional questions? All right. A reminder, this is a public hearing, so any member of the public is welcome to issue a citizen comments uh form and we will gladly hear you. All right. Seeing none, a reminder to the commissioners that this is a public hearing. I'll move to close the public hearing. Thank you. A second. All right. All those in Oh, any further discussion on the item? Seeing none, we'll move to a vote. All those in favor to close the public hearing. All right. And with that, we will hear action on the item.

I move to approve 25 ZAO 5 zoning amendment as written. Thank you. I'll second. There it is. I'll second.

All right. So, we have a move to recommend approval of the new ordinance uh 3963 as presented. Uh with that, any further discussion on the item? All right. See, we'll move to a vote. All those in favor to recommend approval. All right. That carries. And as you said, it will go to city council on the 8th of October. All right. And with that, that ends our session today. We conclude at 7:39 p.m. Thank you all.