Planning & Zoning Commission - Regular Meeting

call this meeting of the planning and zoning commission. Uh together uh we have a uh quorum all seven of us here and uh now it's for the introduction of the agenda and format of the hearing and that turn that over to staff.

Thank you chair. Good evening everyone. Tonight we will start with a call to order followed by a staff report. Then the applicant will have an opportunity to make their presentation. Afterwards, public comments will be open. Please state support or opposition as well as your name for the record. And please be brief and to the point within a threeminut time frame. Afterwards, the commission and staff will have their discussion and the commission will then vote to recommend approval as presented, approval with conditions, denial of the request, or to table the item. City Council's consideration of tonight's zoning change will be on the Monday, March 16th, 2026 agenda. Looking at the consent agenda for tonight, we have excused absences from the previous planning and zoning commission meeting as well as approval of the regular meeting minutes from that last meeting. And tonight on new business, we have a zoning change request from plan development to plan development, replacing the previous prominade shops lifestyle center PD with a new mixeduse plan development. With that, I'll pass it back to you, chair.

Thank you, Katcha. All right, I'll entertain a motion and a second for approval of minutes. Commissioner Haskins motion to approve consent consent agenda. Yes. Commissioner Fores, I'll second the motion to approve the consent agenda.

All righty. Seeing that we have that, anybody have any discussion? Seeing none, all those in favor, sign by raising your right hand. All those opposed, same sign. Passes seven to zero. Uh there were no items removed from the send agend agenda. New business consideration in possible action zone change application uh Z2025-0569 uh public hearing a request by plan community developers v Ltd a applicant on behalf of Periland Lifestyle Center LP owner for approval of a zone change from plan development to PD replacing the previous prominade shops lifestyle center PD with a new mixeduse PD on 119.1069 acres of land located in the at south of the Sam Houston Toway west of uh the state highway 288 Periland Texas. All right, that takes us to uh staff's report. Oh, need a motion and a second.

Commissioner Eckles submoved. Commissioner for a second. All right, we have a motion. Say now we take it to Yuka.

Thank you, chair. Good evening, everyone. Tonight, the applicant is proposing a mixeduse development called the Orchard at Lower Kirby with a base zoning of general business GB as well as townhouse residential TH district. The plan development introduces three districts. Highdensity single family residential mixeduse commercial district waterfront entertainment mixeduse and a flex district that allows for any of the described districts. Each of the districts has tailored standards and area regulations, parking facade, building signage, open space, landscaping with a vision to create a pedestrian oriented urban center where residents and guests can live, work, play, stay, and shop. As of today, we have received zero written comments or phone calls regarding this request. A legal ad was posted in the Parland news reporter and public notices were sent out to property owners within 200 ft and a notification sign was placed on the applicant's property. Looking at surrounding land uses, we have undeveloped land as well as the Ivy District to the south, resident hotel, restaurant, excuse me, hotel and church across State Highway 288. And then we have manufacturing to the west. The future land use plan has this area designated as both town center and professional services. And the history of the site is that it was annexed into the city of Periland in 1999 and the prominade shops at Shadow Creek planned development was approved in September of 2005 and an amendment was adopted in December of 2006. The Bass Pro Shop is currently developed there and was developed between 2007 and 2008. The parcel is currently platted

and a joint workshop for this request was held on November 17th, 2025. And before I get started on really introducing this plan development, I did want to state for the commission and the people watching at home and in the audience today that the applicant does have a presentation tonight that is detailed and really dives into their proposal. And with that, staff is simply going to be providing a high-level introduction to the plan development as the applicant again has this very detailed presentation ahead of us. And so with that, introducing the chapters within the plan development document that's in your packet posted online, we can start with chapter one, the introduction. And it really introduces the plan development as the orchard at lower Kirby as well as defining the location in Harris County and where it's placed in the city of Parland noting how many acres as well as identifying that this plan does align with the comprehensive plan the lower Kirby urban center master plan as well as the Paraland Prosperity True Plan and the parks master plan. Chapter two is the administration chapter talking about the development process as well as deviations comparing minor versus major deviations and what approval looks like. Minor deviation for example is in-house review and approval. Major deviations will be going to the planning and zoning commission as well as city council for approval. In addition to talking about management districts and having a property owner association established. Chapter three is a big chapter in this plan development talking about the zoning and land uses introducing the districts as well as streets project phasing block and lot standards as well as the use table what's allowed by right what's allowed by conditional use permit and parking and loading

next chapter 4 again another big chapter really focusing on the building layout design materials screening parking lot screening and structure design as well as the landscaping requirement for the plan development open space requirements as well as lighting and utilities. Chapter 5 focuses on streets, streetscape and street trees as well as signage in chapter six identifying street trees, permitted and prohibited signs and overall having a master signage plan. And finally wrapping up with chapter 7 being our definitions. There are certain definitions within this plan development that may not be within our current unified development code or some certain text words are different from the unified development code. And so just identifying some of those words that are used within this development is important. Looking at the comprehensive land use plan as well as the thoroughfare plan, unified development code and the utilities. This property and the plan development conforms to all of those criteria as well as the criteria for looking and approving at a zoning change. And with that, staff founds that the requested plan development met the established criteria for approval of a zone change. And if approved, the site will need to be designed and compliant with the plan development or and the UDC requirements for the GB and TH zoning districts as well as the corridor overlay district and other applicable codes such as building and fire. The proposed PD is consistent with the comprehensive land use plan and the surrounding zoning and land uses and overall staff recommends approval of the proposed zone change to the plan development district. Staff does encourage discussion between the commissioners regarding the zoning districts and the concept plan as well as the PD amendment and deviation language phasing plan highdensity single

family product types and the design plan. And that concludes staff report. Thank you. Thank you. Kcha. All right. That brings us to uh the applicant's presentation. I'm assuming y'all got one. take the podium and state your name and address for the record, please.

Yes, my name is Don Jansen with Plan Community Developers and my address is 3915 Wood Hollow Court in Sugarland, Texas. So, um, good afternoon and chairman and members of the planning and zoning commission, city leadership and staff. On behalf of the PCD team, we appreciate the opportunity to once again share our new vision for our incredible site in Parland. I'd like to say how much we appreciate the cooperation demonstrated by city leadership and staff and the EDC team. We realize we can do nothing without your input, direction, and concurrence. So, we look forward to working with you all. So, our presentation team tonight includes um Wendy Lewis Buckley who's with BCD and me and then with TBG Blake Coleman and Rob Parsons. Um in in restating what we said last November in our workshop, our team recognizes that we are coming to Perilland, which is your city. We want this project to reflect the vision set out by the Periland leadership team and be respectful of those who have come before us. Each and every part of this plan needs to benefit this community first and foremost. Our objective is to take advantage of a rapidly growing periland region and add value where possible. So before we present our vision and plan, I'd like to recap the prior development attempts associated with this property. Two prominent developers over a 20-year period have tried to develop this property. Unfortunately, the property is in the same condition since 2007 when Bass Pro moved in. The reason the prior two developers failed had nothing to do with their development capabilities in each including a very extensive development track record. It had to do mostly with uncontrollable market conditions like interest rates, construction costs, competition, and then a changing marketplace for the tenants and the

prospects they were attracting. Unfortunately, we faced the same control uncontrollable market conditions. With all those headwinds facing us, the obvious question is, so why are you pursuing this project? Well, we feel like that there are significant changes and fundamentals that have occurred in Perland over the past 20 years. The significant growth within the Perilland region is not just the numbers, but the quality of those residents and businesses. Job growth wise, which is the most important type of growth to this project. Evidence of the life science and biotech medical influence from the Texas Medical Center is seen in the Lonza Mars Merritt Medical and Abbott manufacturing and research facilities along with core businesses such as Indrrishauser, Mitsubishi and do energy. Another one is with no class A office currently in Periland there's a huge void in the market. The flight to quality will result in demand for class A space supported by a conference center hotel, residential and restaurants. This will be filled by Texas Medical Center related companies or just current off office office users in Perland who would like to have um thank you very much. I would have had that in just a minute because I wouldn't be able to see what I was trying to read but thank you. Um, so with the growth in the workforce, Paraline now has a better chance to attract and support the next tier of retail and office users, which the prior two del developers did not have. The proximity to the Texas Medical Center, Hobby Airport, and downtown Houston. Our mixeduse project with its amenities and placemaking opportunities will add to the extensive list of reasons why major corporate headquarters which is going to be very important our project and regional office users in general will now consider perland. So when investors and lenders agree to move forward with us they need the assurance

that our development plan can pivot and adapt to these changing market conditions in a timely fashion. Even with the adaptability of what is incorporated into the PD plan, there's a chance we will be back in front of this body with a unique request. After doing this for 40 years, there's no way to know everything before you own the property. To be successful in the long-term development of this property will require a strong, close working relationship with the city, county, ISD, chamber, and most importantly, the community. I can't emphasize enough the importance of community support. Our success as a developer over the past 40 years is through community engagement and having them involved in the project from day one. We started this process last week by meeting with the chamber board and will continue with other organizations and groups. In real estate, timing is everything. Even now for us, we have a specific due diligence period ending in April with a close proposed in May or June. Our team is having to make decisions based on certain assumptions, many of which will be decided by planning and zoning and city council. I say this to help you better understand why our PD application involves providing our development team the capability of adapting and changing to unforeseen market conditions in a timely fashion. And every decision going forward include if you included the typical 6 to 8month process, there's no way we would be able to react quickly enough to respond to our prospects. So now I'll start the actual so the key topics we're going to go through are the role of the master developer alignment with goals of the city project vision a day in the life which is actually how this project will work on a day-to-day basis and how people enjoy it and then envisioning the future. So our role as master developer is to plan entitle and develop largecale in this case largecale multifase real estate projects. We act as the conductor

for the entire development. We prepare the raw land with infrastructure which is mostly road and utilities and sell service parcels to subdevelopers or builders while retaining control over the overall visions, quality and design standards. So where are we in the process? Currently we've site selection, we're under contract, concept planning has been done. Now we're in the entitlement phase. Once the entitlements are there, we're going to secure the initial commitments necessary to be able to get our financing and closed, which is the final acquisition. This is kind of a funny slide. I get that. But um so what we're doing here is really juggling a bunch of puzzle pieces. And if you look at all the uses that are there from a hotel, conference center to an event space, multif family, retail, grocery, food and beverage, public realm, office, entertainment, medical, where do these all go? But they're all necessary uses that add to the overall success of our project. Our goal in this is to within the individual nodes of the project organize those create these transitional elements so that they all are very cohesive in the way they put together. So uh Blake Coleman with TVG is going to come up and talk about vision and project.

Thanks Don. Yeah. So, to get started on on this piece of the the the talk tonight, um you know, we wanted to just put before you again what we shared last time in regards to how we're thinking about this project. One second. State your name and address for the record. Oh, I'm sorry. Each person that speaks just just so we can get it on the record. Sure. My name is Blake Coleman. I live at 3327 IV Mill Lane in Missouri City, Texas.

Good. All right. So, as we started the the the endeavor of of planning this project and looking at design and and how it would start to come to fruition and uh taking all these puzzle pieces that Don mentioned and starting to knit them together, we really started with the the Periland pro prosperity plan and that was our our go by, if you will, to really start to listen and and weave what the city's already done and what the city's ambitions are. Um, and city staff has been tremendously helpful in in this design process. As we've started to look at what that looks like, I think there was there was multiple things that we looked at that could be achieved and realized in this development from cultural arts to places to gather, parks and recreations, mobility and infrastructure. Um, a lot of what's already been conceived we see happening in our our plan. Um, these were just a few. I won't go into them in too much detail but but some of the ones that we really think there's a tremendous opportunity to realize uh within the development. So when we talk about project vision um in a lot of ways uh it it starts with the with the name. Um, and so the name is really uh just an embodiment of of how we're thinking about this project in terms of uh it really being responsive to the the character of Parland, the history of Parland um and feeling like it's of the place, but at the same time bringing in um sophisticated amenities um in a in a very uh a much needed uh destination uh if you will that in incorporates a lot of different uses in a cohesive way. um but doing so not not in a way that feels foreign to Perland but very responsive to the people that come here, the people that live here um and kind of the ideals of this community. And so some of the the words that we started to to think about and and um and and talk about in terms of of what we

wanted this development to look like um are are up here on the screen. um things like vibrant and connected green space. Uh nature, uh nature has been a consistent theme throughout the the design process of of how are we leveraging Clear Creek, the trail system, uh all the great things and amenities that the district has already uh put underway. Um but also creating a sense of urbanity and and and um sense of of higher scale, higher fit and finish um throughout the project. um and creating this really inviting energetic atmosphere. So this is our our design plan and again as Don mentioned with the puzzle pieces this is this is a vision of of how we see the plan uh starting to come together. Um but but a lot of those puzzle pieces still remain um to be determined regards to how the market will influence different development. Um, but we I I think we all started to really gravitate towards this plan and feel like this this is starting to to point us into a direction that that starts to pull these the the vision um and and a lot of these guiding principles uh together. Um we'll go through each one of these areas in more detail. Um but things like you know all all how we're responding to the different uh you know physical uh things that are driving the plan. We have a lot of different um condition conditions, a lot of different adjacencies as you know. Um how we respond to the frontage is is obviously going to be different to how we treat the internal aspects of the project. We obviously have an existing retail center around Bass Pro. So part of the plan really wants to infuse and energize make that more of the heart of the project um that we'll talk about the the waterfront district um that also integrates the hotel and conference center and then all the the rooftops that support that. Um I

think we have uh 1,400 units um in in the plan currently. And so, um, that's part of what what will we believe will make this successful is is people living there who will who will populate these these retail centers and and activate the space, animate the space. Um, and then obviously the you can see the amount of green and and and everything that that weaves everything together and ties it back to the overall framework of the the overall lower lower Kirby district. And there's a few things that we really think that that are going to make this planet successful in terms of realizing these vision the vision that we've set forward. Um one is is the streets. Um and this is just a diagram of the different street types that we have the typologies that we have. Um and and when we talk about streets, we're talking about we're not talking about roads. Uh we want we want them to to move cars, but that's really not their primary function. Um, a lot of the the function functionality of this is really making cars slow down um and and prioritizing pedestrians with wider sidewalks, shade shaded tree um groves and and things along those lines. Uh, one one thing we've also discussed in the past as well is is the reroute of the major thoroughapare plan um from north spectrum um rather than having that continue through our site um rerouting that uh to the south again to just to encourage uh less cut through traffic, less um more more pedestrian focus. Um and then again the the parks and open space. So this is a diagram showing some of the larger parks that we have. Um this doesn't show all the green space. This is just the dedicated reserves and um uh that we'll see throughout the plan. Um you can see the large pond area associated with Bass Pro in the waterfront district as well as the existing detention. And all of these large open open spaces are connected

through larger trails uh ranging from 10 feet um along our major spine pass down to to 5T. and this diagrammatically and and uh sorry for the confusion if the plans rotated with north up on this this diagram, but really we did this early on just to really communicate the big idea that that we want to create this this seamless connection from Clear Creek, all the great amenities and the trail systems that that exist along Clear Creek and the adjacent um spine paths that are that the district's already developed to the west and really start to bring those into the heart of the project that would be the waterfront area. And these are just some images that that start to evoke the character of of how we're envisioning the spaces where um it's all about walkability. It's all about people. It's all about u animating these spaces, connecting different uses so that the whole experience, the whole uh project feels interconnected um and and seamless from a pedestrian standpoint. We also started thinking about it just from a character uh standpoint and and what would this place really feel like? What would the architecture and and and the setting be like? Um you can see from the imagery we really started to gain a lot of inspiration from the coastal um coastal architecture. Um you know being being kind of the the gateway to um the Bay Area. I think this this also has an opportunity to feel um a little with with a little bit of that character brought in. Um I think it we also want to invoke kind of a a feeling of of relaxed um that you've arrived that it's welcoming uh that it's not too uh sterile or or or even something that could be replicated some somewhere else but very of Parland very much of Parland. And in the end, we hope that um you know, we get we get uh something like

this where you can see the the amount of um variety in the plan. Um you can see the scale that's addressing more of a pedestrian scale with lower um singlestory buildings that create this village in the center and then the supporting uses that that work around it ranging family to retail um all the different uses component uses um that start to feed into and energize the district u while at the same time complementing the existing Bass Bass Pro development. Thank you. Rob Parsons, 1212 Wilderness Drive, Austin, Texas. We're going to go into the zoning plan and this is this illustrates the several districts that Kat explained earlier. Um, we have the waterfront entertainment district there in orange, the mixeduse commercial in pink, and the flux district in purple. Notice the flex district as described can be any of the three districts. The third one being the highdensity single family. So this this document is with the framework by which the PD standards get applied to the site. And so those standards for each one of these districts, this attaches it to the physical place. And now Don will go into a little bit more detail on what each one of these describe. So we're going to start with the highdensity single family residential district. So what this shows is the plan where it has the individual lots kind of at the bottom right corner of

this which when you look at this at a glance you would say this looks like a bunch of just single family lots. I mean I don't see a lot of high density. So this is just the concept plan. So, there'll be a combination of many of these lots, whether they're a duplex, whether they're town home of six, it could be um brownstones, it could be um it could be live work units, duets. So, there's a lot of combinations of this, but all this does is put a bunch of lots on a piece of paper. Um the products that you see on the right hand side, there are three opportunities here that we think can be incorporated into this. The top right is town homes. The middle is more of an urban home setting with very like six foot separations between the lots and the bottom right is our live work units. So what this shows is town homes with a muse in the middle of it. And what's interesting is the muse actually in the highdensity uh subdiv all the utilities are. So we're going to have to work with staff on where these trees are located. It's a really pretty picture, but when you've got utilities there, we're going to have to figure out a different arrangement for the trees. But I think this this allows the the green space to enter in and you don't see utilities. You see small front yards based on easements and we're working through street sections and different setback requirements for this, but um very small um front yards, but a lot of green space that would be just in front of your home. This one shows a collection of all different types of houses. Top left and in the middle of the top would be urban homes. To the right, those are town homes. Just below that is town home. To the left of that is that could actually be multiple types. It could be a sixplex. Um here shown is is more of a town home type. Uh on the left is an

urban home. The very bottom left are brownstones. In the middle, once again, those are live work units. And to the right, those are duads. This shows how kind of the relationship more of the sense of how trails impact how there's um a front yard, but it's really connected to the community where traditional neighborhood you have a much larger front yard. So, you're kind of disconnected from the sidewalk is in front. You're going to walk out your front door and you're going to be engaging people who are running by, walking by. It could be a porch on the front, but I mean it's really meant to be a more engaging um vibrant interactive community. The bottom middle, I love that photo of kids playing out on the muse with the homes uh facing the majority of the homes will face the muse or streets. Um there will be some rear load, but it's going to be minimal and those are more on alleys where you really don't have the opport it's the only public street coming in, so you have no other choice. And then I think uh Blake's going to come up and talk about product mix.

Yeah, this is we wanted to include this just to give a little bit more color to how we're seeing the high density single family coming together. And when we say that, I think there's a a um the fir the the first impression a lot of times is it's going to be all of one type or we're gonna we're going to land on a product type and then repeat it throughout the community. And that's really not what we're trying to do. I think that's that is a lot of what you see in in new suburban developments. However, here we're really trying to push the the edge in regards to how can we diversify and add more interest throughout the the the single family area, whether it's town homes or duets um or cottage. Really trying to diversify each block. So, this is just an example of of of another plan that we've worked on where it's we we've integrated different th those different uh product types. And so it ranges even block by block um how how the these these things might come together. Some are some are alley loaded th those are primarily what's shown in the plan but um not everything um and then you see the diversity that you you get um just just within a block. So I think it's it's one way for us to not only create um more flexibility in terms of how the the plan gets absorbed, we can respond to the market, but also just a lot more interest. um it doesn't have to all be the same homogeneous thing throughout the the the uh single family area. This is another example of this just at a larger scale. Um a project um called Stapleton. You may be familiar with it in in Denver. Um but they they employed this very successfully and and what you get at the end of the day is a very um just rich um interesting community. It doesn't look at all like a typical suburban community would where where everything's the same or you have a a pod of of 60s or 70s or everything's segregated by the the product or lot

size. It's very inter interwoven. Um and it feels like much more like an authentic city that that evolved over time. talking about this one.

Now, we're gonna get into the commercial parts of this. So, this is what you're Sorry, he's taller than me. Um, so the this is the area that fronts 288 and starts getting into more of the mixeduse component. Um, this would show more of a traditional shopping center across the front, if you would, of 288. You can start seeing how the residents are immediately behind that. And this will be a collection of at the top right with the photo. That's more of an incap restaurant type with outdoor dining. The middle u which one of the things we're really focused on here is bringing the entertainment whether it be family or adult entertainment. Not adult, but you know what I mean by adult. Yeah. So, um, anyway, so this is actually Popstroke and it's shows how you can kind of have this really cool, uh, entertainment area and it's a specific user that's related to golf. And then the bottom right is actually a we took the name off, but it's a ger that's a small ger, Trader Joe's, but um, we just we're not sure if we can get it or not. Um, we're trying. We're also attempting to get a Whole Foods. Now, they turned us down just the other day, unfortunately. They said, "We've put a pause on the south. We just found this out." Um, which was kind of disappointing, but they said, "Don't give up on us." So, when we did we did the project, that's the Whole Food Shopping Center at the Horner Six and Highway 59. It took us 13 years to get the Whole Foods. Now, we're not going to wait that long here, I don't think. But the point was, um, that was the first Suburban store. So, we've got a great track record with them. It's been their most successful suburban store. And what we're proposing here is very similar to that. We have the same type of housing behind it in Lake Point. It's the highdensity housing. We have a town square across the street from it, which is similar to our our weimu area. So, I think we're trying to use some of those parallels in

our history with them to attract them. So, these are ideas of what we call more of a neighborhood shopping center look. And these are call them midsize anchors. uh top left which is once again with entertainment we're really trying to stress fitness club studio is someone we've spoken with and it's a little higherend type of fitness um kind of the diagonal pictures where you can see castle dentl and then to the left of that bottom below club studio those are actually part of a center we developed called market at town center and it starts giving you a flavor for what the buildings can look like because it's we don't want it to be just a typical shopping center which a little bit higher end. But what's interesting about where this is located in Sugarland, we have the 32 acre town center, Sugarland Town Square development, which is at the corner of 6 and59. Immediately adjacent to that is this shopping center. And then to the west of that is First Colony Mall. So they're actually these fit really well together. Even though you could say the Wimu is going to be a little higher end, there's a transition between the two and they actually complement. And then the bottom right is that ger that we talked about. Um these are more getting into more encap or villagy type retail like what you say at the top right midnight grill. So that's just in a little setting where you might have the end of a shopping center and then a a retail space that sits out with a little open area green space where kids can play or you can sometimes have outdoor dining there. And then the others are just pictures of smaller buildings. We really like the building that's the bottom middle. Uh we think the character of that building just looks really cool and could fit well in Periland. And then the mod pizza at the bottom right. Once again, just how you look, how you treat it. There's so many ways to design that. As we transition to the waterfront, um on the left, you can see the plan itself, the the focus, and I know it's

not approved yet, but we're really pushing that the hotel conference center be something that drives and anchors this project. Um to the bottom right of that is office with an associated parking garage and the parking garage would actually have a sky bridge that would connect from the garage to the hotel and the office. The bottom left of that is a wrap product multif family obviously Bass Pro but I think what you can start seeing here is where Bass Pro's rear entry has just been that I mean they've been storing things back there. Well, they're very excited about our project saying we're going to open up that rear entry. we're going to move the um all the equipment and all the boxes we have stored back there cuz they've turned a blind eye to it and they really feel like this is going to drive more and more people to their store and help with their sales. In front of the hotel conference room is really what we call um the gathering space or the central park which has kind of a villagy concept with uh smaller buildings and some larger buildings that surround that potentially. Once again, this is conceptual. If we have a very strong interest in the office, you can see one office building that's six story or eight story. Well, if we have a lot of interest in this project, you could see a second office building that would go that would flank and actually become a part of that inner portion with the retail at the base, maybe an incap that would have a restaurant. So, there are so many different ways that this can take shapes based on the market demand, and we just we don't know yet. The pictures on the right start talking about the gathering spaces and how there's water features and outdoor dining and the middle one there's the bigger area to the right and you've got a building on the left which is retail in the background. There's probably either multif family or office. Then the bottom is more or less the the base of an office building looking out onto the main plaza. So, what this does, this starts bringing into reality. I know it's a rendering, not a picture, but the focal point of that is the conference center hotel. In

front of that, um, there's going to be a small retail building that will support what is more the park area and to the right of that actually has a water feature. To the left of that, along that tree line with a street is with cars parked along the street is actually brownstones. On the bottom right are additional brownstones. In the background, you can see office buildings rising up above as well as multif family. So, this starts to give you a sense of kind of what this looks like when all these pieces come together and how they work. This is a focus from more the south looking to the north. So, what you see on the bottom left is kind of the top of an office building. Uh to the left of that in the in the background is the conference center hotel. You can see the central plaza with the village concept with the different uh buildings that would face the plaza and and activate the plaza. Then you can see the water just to the north of that with um restaurants or retail that would face the water. And then all the way to the right you can see the end of what's going to be kind of the 288 shopping center as it transitions to more retail. These are just pictures really of how we can treat the common areas and the green space. This has festune lighting, a lot of outdoor dining and and spaces that might actually be more of a food court type with multiple users that um kind of all assemble in a common area. Uh similar look and these are it's kind of funny when you look at that one. It's got kind of a red brick with kind of a white metal avid finish to the left. This one gets more to the warmer uh tones, more the coastal like Blake was mentioning, just more thematic. And in the back you can see the office building kind of rising up. This one is more of a office over retail to the left which is maybe along that main plaza. This would be the back of it but it would face this

what more of a heartscape to the left of that would be more the green space look. And then in the back once again conference center hotel or office building. Once again, just a different look and feel for that, more of a red tone that I don't think you're going to see much of this here because we really want to go a different direction with the tones as Blake mentioned. Um, so this is kind of a collage of pictures that kind of are representative. They could be a part of the mixeduse area, but this is kind of the focused on the weimu. So, you know, you can see the top left yard, which is in city center right now with an open area in the front. You can kind of see the front of a two-story building which is probably office over retail with retail at the base. Act you're actually entering into a parking garage in the middle of that. To the right commercial building and then you can just kind of see all of them have a different character and feel. Um the one on on the left the middle is actually Sugarland Town Square that we developed. So you can just see there's a lot of different directions this can go. The end result is going to be some type of mixed use um around a green space that's connected to the other parts of the project transitionally speaking. So the phasing plan um when you see initial phase that's that's based on kind of the uses that have come to us so far. We haven't really even been to market on this. We went to ICSE, Matt Pino, my son Corbin, and um Jazz Hamilton, which Jazz Hamilton has been our uh uh let's just say our retail specialist in First Colony for 22 years. He actually has managed the Whole Food Shopping Center, and they had their first IC, which is International Council of Shopping Centers. So, they had this was kind of their small uh grouping of retailers, but it's there was there was a lot of interest in Purland. They like the site. Their comment was, "Hasn't this been tried a couple of times?" And they said, "Well, yeah, but we've got a

different vision. We've got a different idea." And so, um, I think the the initial phase is going to be, uh, more of the high density for sale, single family, and a multi-family project. I think what's going to happen is where we have subsequent phase, we are actively trying to lease a shopping center up there. We're only doing this a little bit of how utilities and infrastructure are are placed in the site and this is the most this is the easiest way to do it because there's already utilities in a street south spectrum. There's already utilities in place along what was going to be currently it's called prominade which the north south street which is our westerly most border. So the street will go in and we'll be able to service that initial phase pretty easily. But the subsequent phase as well as the area that's around Bass Pro where you see the um some of the restaurants for the waterfront dining. We're getting interest from them too. So we're not really sure whether it's one, two, three all happening at the same time or just one. But that's kind of how these projects work. You've got to gain momentum. You've got to have the anchor. People have to see that it's a real project. You've got to see progress. And you start signing those leases. and then you're kind of getting the market to buy into your your plan. So Rob's going to talk about some of the one of the specific parts of our

Yeah. So we've looked at a wide range of development types representing uh uh development over a period of time. And so one of the things we've worked with staff on is working setting up a a system with minor deviations and major deviations so that we can be able to adapt this plan to development as it comes in. And so the major deviations are as as the term says major changes that would require essentially going back for a PD amendment. And so those are things that aren't in keeping with the standards in the document. Um the minor deviations though are things that um fit within specific criteria that can be handled administratively. So this uh table that's in the PD standards, I realize it's it's hard to see here. Hopefully a little bit easier to read on your screen. Um but it lays out specific standards for changes within the document. Um and so they fall into several different criteria. The the big ones being here is just a 10% numerical standard to specific standards within the PD. So an example of that is um if for example if you had the minimum lot area for a commercial mixeduse commercial lot is 22,500 square ft. We're allowed to do 10% plus or minus there and someone comes in a specific user on a site that's 21,000 that would be allowed and could be approved administratively since that's within that 10% um deviation. Also, the street alignment and district size allowing for um minor shifts in street alignment as long as the network

is maintained. And then a shift in the district size allows for small changes that reflect specific user needs that are still in keeping with the intent of the concept plan and design plan. And then lastly, um the street sections, uh there's built-in variations on there to allow for drop off or loading areas. For example, if there was specific needs along a specific section of street. And then those last two categories for building depiction and parking depiction allow for u specific users to come in where on the design plan now there's generic layouts shown when specific needs or um specific users arise then that um that once we get to the site plan phase it can vary uh from what's shown in the design plan. This next table shows the difference from what's in your existing zoning, what we're doing for base zoning, um, which is either townhouse or general business, depending on if it's that residential category or the commercial categories. That text in red is what's in the base zoning and the black is uh, what's in the PD zoning. So you'll see some of those where it's consistent with base zoning. There's no red text. Um essentially the reason that we had to do a PD and that there's these variations is to allow for denser, more walkable style commercial or residential. And so you'll see um generally speaking, a lot of those are smaller setbacks, meaning the buildings closer to the street um or smaller lot sizes.

Now Wendy will talk about administration.

Good evening everyone. My name is Wendy Buckley and my address is 2950 Bueno Drive, Chapel Hill, Texas. And so to this section we were talking about administration and we just want to talk about the key points and administration of the PD. what happens after the documents are done and we start construction and we start having people living and um buildings being developed on site. And so um within this section that you'll see in chapter 4, there's a lot of details on the design standards. And again, the goal is to create a vibrant, walkable, and cohesive environment. And there's lots of details in that section specific to building layout, design standards, screening, parking lot, landscaping requirements, and all the things that are going to make every individual project work together and be cohesive. This is just an example of part of the requirements that you'll see within the document is that we want to create consistency, but we also want to allow for brand identity. Each project will have its own um look and feel whether it's a multif family, single family district or a commercial building in the retail. But we want to be able to pro provide some guide rails to make sure that the overall project looks and feels cohesive. And the way that we're going to do this is through associations. So there will be a residential association and then a commercial association. And the reason that we have two different associations is that the um state laws with Texas require that the residential association be turned over to the homeowners after there's a certain um number of homes on the ground. And from a long-term perspective, we want the commercial association to be managed long term and to make sure that we are continuing to um actually um ensure that the businesses um succeed and we can help do that through this association. So the uh

responsibilities of the association include maintenance of the common areas and to activate the event space and that would be done um both through the residential and the commercial. The commercial association will take the the lead however in the larger public spaces and the shared spaces. We want to enforce community guidelines that includes the restrictive covenants as well as our design standards. Um the associations will also manage shared amenities. That could be um pickleball courts, the public trails, and other things that everyone in the community will share. And then one of the challenges of a mixeduse environment are all the needs of different of different residents. You've got property owners, residents, and commercial tenants. And we want to preserve the integrated vision that makes mixed you mixeduse living appealing. And one of the things that we know from our experience in mixed use is that it takes a lot of work to really balance all the needs. And a couple of examples that come to mind um for example um you want to don't want to do street maintenance in front of the hotel overnight. So things that you learn um from experience and also to in our commercial district something as simple as washing the windows on an office building should not be done during lunchtime when you have restaurants on the first floor. So you have to continually be thinking about ho how all of the different parts fit together and that's going to be part of the the job of the associations. One of the big items for the commercial association will be um our special events. We do have a public plaza that's um at the focus in the WEIMU district and it will be very important um in order for that association to be responsible for events and public space activation and being able to manage that entire process. Um we want to generate meaningful traffic and by that we mean um things that meet the goals. It could be community goals and it also could be

meaningful traffic that also helps promote businesses of the retailers. We want to enhance the district's appeal as a premier destination for shopping and entertainment. We want people to come to this to the orchard and to be able to enjoy this community and then also know and be able to participate um in supporting our local businesses. We want the orchard to be a place that people enjoy and feel safe. They they belong in this community. and we want to be able to host um our different friends within the community um that you already know, charities um and different community groups and we want this to be a place that people love to come and we also want to drive economic vibrancy for member businesses. This is really important. It's a challenge for event programming um to produce events that drive business for the stakeholders and programming on this level requires collaboration with the member businesses and it requires the ability to adapt our event ideas to generate business or create opportunities for awareness. In the past, we've done this through a few things such as we've had a dance studio um as a tenant and we created um once a month we had dance lessons that that studio actually led. Um we've done things also with chefdriven events. Um the chef of the hotel as well as the chefs at all the restaurants participated. So collaboration is going to be a really important part of this and it creates a great opportunity um for awareness and then to drive the success of business for each of the retailers. And then what we also have to be realistic about is that over time the goals are going to change and there will be a board of directors for each of the associations and that we'll work with the board to make sure that goals can adapt as we move forward when things need to change. Um and special events again these are specific sections within your um the PD but we will um produce goals through the partnerships vendor coordination and

marketing. Again, collaboration is really important in this environment. Making sure everyone comes together um to work together for our events. Um we want to make sure that whatever we do has a very very strong um outline for safety, public safety, and then rules that we make sure that we're not disrupting residents and we're following noise ordinances and things of that nature. And then the last um item is um programming um priority will be implemented which means that um we while this will be a space that is open to the public and could be leased specifically the plaza area um the administrator of the event space will have priority for events and then we um expect that we will be working very closely with a city so that city events um as desired will will take priority and then the next tier would be um renting the plaza. for public events um outside of that. And so these are just a few images of the beautiful space that we hope to create. You can see that the plaza is in the middle. There's lots of activation and opportunity around the plaza. Again, we want a space that people are utilizing during the day. Hopefully, our residents will walk over. People will come down from the office building at lunch and then the hotel guests also come while they're staying here um to enjoy this beautiful space that we create. And then we hope to create events and these are just a few examples of things that we hope to do here. Things like movie nights, wine events where we have restaurants participating, um live bands, live music, and then one of my favorite things is this community table where we can engage our restaurants and the hotel staff um and all come together for a major event. Wendy Wendy comes from a little experience. So when we were managing Sri Land Town Square, she was hosting 270

events a year. So think about that. Thursday, Friday, Saturday, Sunday, there was always something. She was like a crazy person. I mean, I I don't know how she did it, but um she had to also manage 150 tenants. We had six associations. The relationship with the city of Sugarland, I mean, it was it's a very dynamic. If it's done well, it can become a very dynamic place for the community that touches just about everybody in Periland and actually impacts the whole region. So, we say a day in the life of because, you know, we can talk about all these things, but what does it really mean to a person that's that's coming to um the orchard? This is actually a town square idea. And so the lady in the middle um is actually an employee of the Minutemade Corporation who had their world headquarters in Sugarland when we moved them into their building. So she lives in the condos in the top left. So she decided she's going to get a cup of coffee on the way to work, goes to Starbucks, sits down, have a cup of coffee, has her quiet time, and then she walks over to the Minuteade building, which is directly across the street. Then at um at 10:15 she had in the in the conference center right across the street from the Minutemade Corporation had a training session. She then left and went to Fish City Grill to have lunch. She forgot she had a birthday party that night and it's one of her best friends. She had to get something nice. So she went to 2250 and accessory place which is the bottom middle. And then she decided she was going to have dinner there as well. So she went to the the place on the left which is Ruport. Of course everybody has to end with ice cream. So she went to Benjerry's in the plaza and then she ended up at her condo. So not that she does this every day but she has the ability to live, shop, work and play all in the same place. This is the true definition of mixed use. So how would that work in our project? So when you start looking at where home is located, that's either high density single family or it's

multif and then you can kind of see the hotel conference center, you can see office. So you just in your mind you can see walking across because we're going to have trails that connect everything. Walk over to the base of maybe the conference center that has a Starbucks or actually we're here going to have what it's called a first cup coffee I think. So I'm kidding. Parland activated and so and then maybe you off you are in the office building and then you go to uh a conference and so anyway you can see what's happening. It's the same application so that people can do everything they need to do here without ever having to get in their car. So what does the future look like here? And a lot of these are slides you've already seen, but once again, picture yourself um looking across from what would be Bass Pro. Well, actually Bass Pro would be to the right from the parking lot across that's right at the corner of 288 and the beltway and looking across with this nice lake with a couple of restaurants on a boardwalk behind it to the right you top right you can kind of see the conference center hotel. Then there's office building in the background, multif family. And so if you kind of look inside all that, there's that little village that we're creating there. Um, this is from the opposite direction that Wendy was just discussing, which is the central gathering place in the middle, office building, bottom left, conference center, hotel, water, and then bottom right would be multif family, and top right would be uh the retail. So it just all starts actually fitting together. all the little puzzle pieces, they start becoming real um as they start to assimilate. This is that same picture that Wendy described, which is once again the future is that's you standing there with your family looking across a green space. Where do I want to eat tonight? Do I want to go sit down and have a cup of coffee and relax for a minute and then maybe walk home? So, you can just if you immerse yourself into these

pictures, you can start understanding exactly how they work. So this these are the town homes once again um with the muse going through it. So if you're an empty neester type or actually talked to somebody that lives in Periland that said well when my child gets out of Arkansas then I'm going to be headed to here so you better have a place for me. They live in Shadow Creek Ranch and he's tired of his house but he could use a 2500 foot town home and enjoy all the amenities. So once again, this could be the gateway into Periland if this all comes together. Uh it's going to go through a lot of changes. It's going to go through a lot of uh let's just say twists and turns with what we have there. But we see this as a vision and hopefully it becomes a joint vision of planning and zoning city council and the residents of Periland. And with that, we really appreciate your time and your consideration of our project. Thank y'all very much. Okay, that brings us to the part of persons wishing to speak for or against this. I don't see anybody moving. I'm going to ask one more time. Anyone wishing to speak for or against this? Seeing none, that takes us to uh staff commission uh discussion. Uh Trey, you want to kick it off?

Thank you, Darl. Uh, thank you'all again for coming back with with an even um bigger, bolder, cleaner, uh, more up-to-date plan. Um, you know, uh, I I I think that in light of, uh, multiple times to try and develop this, I think that this is obviously, in my opinion, the the best vision of of what could come next. Um I think it's got a little bit of everything as I understand it. The single family homes um that would be in phase one would be uh owned and not rented. Um which is something that I think everyone at the city and at least on to my knowledge my colleagues here appreciate. We want ownership in Periland. I think council wants ownership in Periland investing um in in the city and I think that it adds a lot of what a a lot of uh community um what is wanted in in some communities that they just can't get maybe in the heart of the community. Um, I think it's a it's a great place um that lends itself to to have some of these um some of these things because the space is available and in downtown or in in current built out Parland it's it's just the space just isn't there. Um I appreciate the the the phase one approach uh get some some houses on the on the ground and and get some cost moving and get some momentum uh growth. Um, I would just uh be a little concerned that if I was if I was buying into this vision um that I I I might be a little hesitant if I didn't see some some amenities to go with it. And I'm not talking talking a huge amount, but but if I'm buying a house, you know, okay, uh there's Bass Pro, but there's

not much else. and I've got to get in my car and and go to, you know, another semicongested part of the city to to complete that. I may see the the future and I see that it it's forthcoming, but maybe if phase one included a little bit of of retail, something to to keep them there. And I know that the market's going to drive that as well. Um, but maybe just a a food for thought um there. Um, I like the idea of the of the flex options um that you presented. Um, albeit it's somewhat original as I'm told um and kind of a first. Uh, I I do like that as seeing what what's available in the market and what um may come. Um, and I do like the the idea that there's the possibility to change it and manipulate it ever so so slightly uh at a staff level and not to come back and I don't want to say waste everyone's time, but but make a big hubbub of of of changing it 7%. Um, that that appeals to me and I think that that makes it efficient on everyone's part and I I commend everyone that's worked toward toward those uh those goals. Um, other than that, I I I think this is this is a a a really really good vision for what this can become and and I' I'd like to to see it. I'd like uh to be in Perilan when this is completed and hope it's uh hope it's completed sooner rather than later. Um and could be another another good corner and a good uh cornerstone of our our city. So, thank you again for bringing it. Overall, I'm I'm a fan. Uh I I do have some questions. The the what's labeled

the flex um here the the five areas or I I would call them sections. Maybe that's four. I can't count. um they're labeled flex, but that's also the very first thing that you want to uh come out of the ground with. Could somebody help me understand? I I would I would anticipate that you need flexibility in phases 2, three, and four, but they're in the first phase. So, uh help me understand how that works.

So, it's really more market driven. I mean, I it's a great question. But so let's say that the builders the builders don't come in and buy all the lots at the same time. If you're familiar with home building, they come in and they put a deposit down and they'll take down 30 lots, let's just say, of the 187. Well, if they get in there and then they don't do phase two and you have this only highdensity single family, what do you do at the land? Then I come back to you and I say, "Hey, this didn't work. I need to change the use." And so what we would do is pivot to multif family. Actually back there along the frontage, you could actually have some retail. You could have things that are more things that we haven't even thought about yet that would still fit within a mixeduse project. And so once again, if if it weren't called flex and we had to change it, which originally it was all highdensity single family, we didn't have it as flex and we would just been stuck with one use back there and it was just going to be sitting there. So if you have something that's unsuccessful that's sitting there because it can't be changed and the city is saying, well, you know, if we had the flexibility and we could put retail, we could create more value, which you know, drives sales tax and property taxes. It also creates that amenity that you're talking about because the more and faster this develops, the more of a developed neighborhood that we have. So that's that's the rationale behind the the flex district. Is that is that that helps? I just I guess I'm I'm I'm hearing um single family being compact, super compact, residential, whatever you want to label it, uh multif family. Um, but the flex I thought was either that or retail andor we move I think is what you call that.

Um, so you're asking kind of for flexibility. The flex word is is just in case market conditions come out and you get some top golf, you know, wants to come in and they want to come in dead center. That would and I know that's a example. I get it. I'm just just creating something and I passed it up today. That's why I thought of I understand. Um that that might create a a need for flexibility from that standpoint, right? But otherwise otherwise it's going to be some sort of multif family andor highdensity residential. That's correct.

Which which I would want to say that's probably your least profitable or least on the profit margin, right? I mean, I don't think this project survives. I don't know what you're paying for the dirt, but I don't think this project survives if you wanted to do the entire thing residential, which is why the commercial need or the retail need and etc, etc. So, okay. Well, and and let me just go one step further with that. So if if you look at that plan that's up right now and you see the multi-tenant I mean excuse me the multif family that's the closest to the green space see the big wrap product right behind the 288 frontage. Okay. So, let's say that that doesn't go there and it it maybe it shifts down more towards South Spectrum, which I think is what's going to happen. And then the highdensity single family that's along the future, we're going to call it Orchard Boulevard, but it's now Prominade. And that doesn't all build out, but you have an office building that's now full. And you'd really like to have that office building across from the green space. So it act once again it activates the water and the plaza and they have a nice view over towards the lake and then maybe you put a parking garage next to that. It's just you can pivot, you can move to what really the market tells you is is going to be beneficial to you. You've added much more value by that. Um you've created instead of 150,000 ft maybe you have 300,000 ft as a corporate headquarters. So we we've I mean I we've had a lot more time to think about this than you. So I I appreciate your question, but this gives us the ability to let the project grow, maximize the value, and stay on track so something doesn't just sit there for 5 years and nothing happens. But I guess my point was if this is your

first phase, you've lost that opportunity if you sell it out to the builders and and do multiple, you know, to get velocity. you do multiple property types. Um, now your office wants to expand and you've you've already sold that to the residential, which is just just more of a comment, not I mean, yeah,

but that's okay. I mean, honestly, rooftops drive retail. I mean, you probably heard that acumen. And so, if we end up with 187 homes right there and some multif family to the south of that, we're we're happy as well because that's going to support the retail. If if not, then we're going to be able to do something there. And we'll know that because either the products that they built are not accepted by the market, the market like 2008, there were some great builders out there that had a lot of lots on the ground and they just stopped selling. Had nothing to do with the the value of the lots and how good the homes were. Sure. Just the world changed. No, that's still changing, right? Yeah. We get those interest rates down that that'll help.

Yes. Very much. Um, did I understand correctly? 400 unit cap. That's multif family only. Doesn't count the single family. Correct. It's,00 multif family. I thought I heard 1400. Well, 1400 includes all the single family as well cuz there's there's live work. Not to get into a lot of detail, but there's actually live work units in here. The density of the um high density for sale, I mean, it could go to 15. I mean if they do a lot of duet a lot of the product types that you saw that were more the combined. So the 1400 is not a cap that's more of an approximation. The 1100 is a cap.

Okay. Well from a former sandwich franchisee owner 1,400 units close to me wouldn't help me survive. Sure. They're going to need drive count and and and other people that go to all these other things to stop by. Yep.

And grab a grab a sandwich or something. And that's it's really all it does is just activates it. That's all it does. It just provides people there on a 247 basis. People are in the plaza. Yeah, it's it's you're right. It's not going to support the retail. Um my biggest concern uh just bottom line is that we've had other developers come in and and and let me preface that. I I can appreciate everything you guys have put down here and a lot of work and a lot of thought went into this. I I I definitely understand that. I I watched the other one uh down the street that was successful over this one. Um I had a front row seat and it was amazing to watch. I learned so much from both from both sites as they tried to come up off the ground. I think you guys have taken it to a completely different level of uh and and and I think you were right. It's market driven. This is completely market driven um these changes. Um with Amazon and and some of the other online shopping, I don't think you could fill this thing with with typical mall retailers and succeed. I don't think you'd ever get it filled up. Not not in 10 trips to the IC would you would you fill this thing up? I don't think um and I and I believe that one's been tried and you guys have come back with something completely different and I and I I sure do welcome this this new look. Um my concern is other developers in town have started out with uh hey we just want to do this multif family to start out with. We're going to get to the good stuff. Just give us time. You know it it'll happen. And uh there's one on the northeast corner of Cullen and Mard Road, which is

Shadow Creek Parkway going east. Um they promised us all sorts of uh of retail and we have one office building that I think is maybe half full uh small at that um twotory and we have uh I don't know 3 to 400 multif family units. It never happened. Um, and just to the south of you, we have um uh the the urban style product. Beautiful product. Suba, I think, is the developer here. They did a wonderful job there.

Uh, to the south, I think they're putting in some town homes, I believe. Um, but the office product they committed and all the other things. I mean, I and I get it. Office is tough in today's environment. after COVID, last thing you wanted to be during COVID was an office building owner or property manager, right? Um, but I my biggest concern when I saw this plan and and and visited with staff and staff did a great job of of uh of of getting giving me a good understanding of of what's happening here. But it still goes back to and I'm just afraid you guys will do the do the shut the lights out on me. Wouldn't be the first time. Here we go. But but that you guys would develop the single f not single family the

multif family andor high density residential. Um and then economics don't work out, market changes and and here we are. And uh you know at some point um I I sure would like to have some sort of assurance that that uh that that wouldn't happen and and we can talk about it all day long. Oh, it's never going to happen. There's two examples we have. So just, you know, I appreciate everything. I have a big long list of things to talk about. I won't waste everybody's time, but that's my biggest concern and I don't know a way around that. I'm still going to vote yes, so you don't have to give me a big speech about it or anything, but but uh it's just it's my biggest concern and I think that'll probably be council's uh biggest concern as well. And and by the way, one last little thing. The PD I I meant to address this. The PD to the I think they called it PUD when they got passed in 2005 or six. Uh the the uh Periland Town Center, it was so stringent that they've had to come back to us at least a dozen times, if not 20 times to uh to work this little kink out or that little kink out. So flexibility to me is fantastic. The 10% variance uh when I was meeting with staff, in fact I had thrown it out there before they said it that exact number, that's what Shadow Creek Ranch had in their in their PD or PUD back then was a 10% variance without having to come back to the city and that was in use in uses. I think you've got some other variances that you can uh that you can have, but I welcome that. And in fact, one last comment there on on that. Their PD was so tight and it had to follow our our rules. Um, you know, when they sold off a pod, they

had to do a flag lot and then they had to do this other one was a flag lot before. You know, I mean, we called it jokingly a spaghetti bowl to to to meet the city's code. It tells me our code doesn't meet the needs of a of a development like this. So flexibility is a necessity in my opinion to get something like this done. So appreciate hats off to you guys all of you for for a great presentation and for a great project. So let if I can respond to one thing. So the one thing that's unique about this project than all the others you mentioned is the conference center hotel. It's going to be one of those things that we have four projects that we're emulating which is our project in town square which the first phase of that when the city agreed to do the project with us and they provided incentives they said we want a full service hotel with a conference center we want city hall and we want to park those were the four components the second one is city center they started with a stellar which is now the Moran hotel the Norris conference center shared parking garage and an office building. The Woodlands, they started with a full service Marriott hotel, a shared parking garage with an office, and now they have a 100,000t conference center. Springwoods was the same thing. So, the common element, and it's it's a risk for the city, but it's calculated. We've got a lot of numbers that we can share with you at the right time as to how it's worked, but that's the difference. If you take the conference center out of this project, plan B doesn't look really pretty. So, I'm just telling you that's we've designed this from the very beginning with a conference center hotel. We've made the case as to why that's so critically important. And so, um that's when you when you just listed the differentiators, that's the differentiator here.

I'm sorry. I was going to be quiet, but now that you brought that up, um, who who the city is going to be responsible for that conference center or it's a joint partnership or it's a it's a private but but I'm looking over at Matt over here and probably it's best not to get into the details of this right now. Would you agree with that? I mean, yeah, correct. At this time, we still we don't have those details.

Okay. I I my only cautionary statement there is we held the other group and I'm going to I'm going to say things that I shouldn't say say it in a way I shouldn't say it. So pardon the way I say it but the point is Periland Town Center had eight or 10 acres in the back 12 acres 13 acres uh surrounded by the detention pond and the city wanted a an event center there or some sort of center there and it set empty. that spot set empty for years and years and years until this past in 2025 we allowed or we we passed and city council blessed a multif family project. Um and I don't want to see any project ever held host and that's again that's the bad word but bad phrase but I'd hate for you guys to be held hostage if this is your centerpiece. Um I I just wonder if we're getting the the cart before the horse here. Um, and the last thing I'll last thing I'll say is office. Um, two 2005ish I believe the EDC even before Matt was here um created a a document um regarding off you know what I believe it was office space or or use in Parland compared to other cities. What I learned from that is that Katie and Sugarland had 50 times, that's an exaggeration, probably 20 times the amount of office space Parland had. And and and we've never had that office space. I've always wondered why that is, except, you know, we're a commuter city at that point. Everybody wakes up and goes to work somewhere else. I know the things Matt's doing have changed a lot of that with with properties just to the west of you, but but I still think overall uh you know, we commute to work. So, and would

love to see some office. Would love to see a second one. Would love to see you go 10 stories tall if that was possible. So, that's it.

Hey, quick question for the city. When we met last week, didn't we talk about on the initial phase uh if we were doing rooftops first, we were going to do 20,000 square foot commercial or retail space with that so that it wasn't just So the PD calls out currently depending on how they build the initial phase out, if it ends up becoming all highdensity single family, they'd have to do 20,000 foot. Uh and then I believe if they put another multif family unit in the initial phase, they'd have to do 20,000 square foot.

Okay. I just wanted to make sure Trey that you knew that that there would be some commercial space with that. So, I thought it was a great presentation. Um, I'm all for it. I love the idea that um we're going to get some class A space that we've never had that's needed. I love the idea of some corporate headquarters moving in. Um, I love the walkability. Um, I think it's a great a great use of the land.

Thank you. Thank you for the presentation. Um, so this is right up my alley. I do a lot of long range planning for communities and teach urban design. So I was uh had fun looking at this one. Um, and I'm I'm all for development here. I think it's this area has sat um vacant for a long time. And I've always wondered since it is the gateway to the city and great visibility in in frontage why it hasn't taken off. So I'm I'm looking forward to to this development. Um couple of things I would mention from kind of design plan perspective is um I wouldn't want to see any garages facing 288 um on any of those residential product products. Um I think I mean you have the alley and the the backloaded. So um just making sure that we don't see any garages from 288. Um there are some streets and and I'm assum I saw that there's some alignment um deviation allowed in the PD and so when some of these streets are laid out especially in this residential area there's some jogs in there just making sure that we kind of clean that up some um kind of reduce some some vehicular conflicts and things of that nature. One one thing about the Periland Town Center, I think it has a lot of challenges when you when you look at those those sight lines and having to peep around the corner and things like that. So, I want to make sure that we um have some good visibility in this in this development. Um also making sure that the development that's just south of uh Prominade uh Shops Drive is well connected. I see there's a trail connection

there, but just making sure it doesn't seem like it's off off by itself. Um, making sure that that connectivity is is is pretty good. Not crazy about the big box trai I think you call it traditional kind of retail commercial um off of the service drive. I don't know at the time of development if if we can, you know, maybe massage that a little bit. Um, I see a couple of pad sites there. We didn't want to see any drive drivethrus there. I mean, I think this development should be different and unique, especially as the gateway into the community. Um, we don't want to see what we're what they're doing down there in Manville Town Center. We think we need to be be a little bit different. Um, one thing I wanted to um also bring up is the festival street typology um that runs in front of the hotel. It would be good to see that same topology um between the hotel and that open space um green space area there. Um especially if you have a conference center and you have hotel guests there going across that street. And I know it may not be a heavily uh vehicular uh road, but if that could be a that festive festival topology, I think that would kind of create that that space and just making sure that that's a pedestrian realm there. Um the parking uh multif family parking garages, are those just for residents or will it be a shared um parking for the commercial? maybe more so than one that's that's closer to 288.

So, we've actually looked at this. City center has done this and it's traditionally the wrap products are private garages for their own residents because they're gated. But when you have an area like that that that is that concentrated, then we're looking at how we might be able to do some sharing in the bigger larger parking garage to reduce the number of spaces that they have. We don't have this worked out yet, but that's a great question because we need more parking that supports the the central core. We're going to look at all lot. We've actually got a traffic consultant that that's all they do is design garages and looking at the different uses we have and how can public parking work. We've in town square we have parking condominiums. So we have shared parking, they're not private garages, they're shared parking garages, but they support all the uses in that one. The condos actually have a private garage. So that's different than what you're saying. But I think with parking the way it's going right now and the less demand for parking, I think you're going to have opportunities to do things a little differently. So, we're actually we're not there yet, but we're going to be studying that.

Okay. Uh just a couple of more comments. I I wouldn't skip skimp on the open and green space and just the overall development. Um I think that's what would set this development apart like you've all have have mentioned. Um, again using a Carolina Town Center. I have an office there, so I'm not really talking about it much, but there's no green space and it's a lot of hardcape and um, makes it a little bit more difficult for people to want to get out and and explore that area. So, um, I'd like to make sure that we kind of maintain the the green and open space um, somewhat like we have here in the conceptual plan. I had one other comment I can't remember at the moment, but I'm good.

Okay. U Commissioner Henrik's here. I want to say I love the product. There's just a few things I want to add. Um one, I think a lifetime fitness would be ideal here. I'm not sure if you talk to them, but they should know that Parland residents would love to have them. Um and then unique restaurant experiences. I'm not sure who would go here, but things like and I don't know that it would be a Toco Madera something something that brings like an experience that might be cool there. The hotel conference center having a really nice spa I suppose would be key. I don't I don't know who would be having conferences there, but most of the really really nice conferences business-wise that I think of because I'm not sure if this is big enough to host sports events. Is it big enough to host volleyball or basketball or is it just more business?

Well, so I don't know if I'm supposed to get into this or but I guess I can respond. Um, so if you liken it to what we did in town square and it's 25,000 square ft. It's not really meant to be for athletic events. It's more corporate, but it it has a lot of which is the the bigger piece of this for the conference center here is and I don't think people think of it that much, but all the charitable events, all the people, the foundations that they drive right past that site go into Houston to downtown and they go to a nice hotel there. This can seat 800 to,300 people, which I'm using the example. And so all of those groups that are paying $200 a person for these nice dinners to raise money, all that money is leaving sugar was leaving Sugarland. Now it all stays and there's probably I don't know how many Wendy do we have 30 events a year

and weddings um a lot of different things that happen there other than just the corporate users. And there needs to be a balance because if it's a corporate business center then you know you've got enough room for the corporate headquarters that will be attracted by having a conference center hotel. So it's I it's not really meant to be for sports is what I'm going to say. Could it be converted for single? I mean I guess it could be. I I don't think we've ever Have we ever done that Wendy in ours? I don't think we've ever done that. No. So that's

No, it's fine. I was just curious cuz I think corporate events I think like JW Marriott type type style where they have really nice facilities inside their hotel conference and then um let's see office space like the single executive suites and some of the office space. Are y'all planning on having some of that or is that more developer decision? Don't know yet. That's

okay. It's it's certainly something that's become a lot more popular. Do I need to push a button over here? No. Um it's become a lot more popular. I mean, the Regis and the there's like four or five that are the ones that do a really good job with that. They used to kind of be something that would fill off a space that hasn't leased, but it's a totally different look at that. I mean, it provides amenities. It's a business center. I mean, it's actually desirable to have it in a in an office building. And so, I think we would definitely look at that.

Yeah, I think that'd be great. Um, especially for small businesses that are expanding, maybe want to expand a pairand and they don't want to go out and buy a big office space. Um, and then who are the developers you were looking at for the multifamily projects? These are obviously they look very nice. So, who are you leaning towards that might be interested in developing these?

I can't really say right now, but um they're I'm just going to tell you they're the best in Houston. I mean, they have high-rise. They're in Boulevard Place. I mean, they have 16 stories. They have I mean, these are familyrun companies that have been in the business for 50 to 60 years that have the nice units. And when I'm at liberty to talk about it, I'm happy maybe do it offline. I can tell you who those people are, but they're they're not this the guys that are going to cut their teeth on developing a multif family unit. And we have four of them. So, it's like we have our choice of the best.

Okay. And then lastly, I know I've said this before in the meetings we've had before, is safety because we are down the road from a pretty dangerous area of Houston and we definitely want to make sure I know the citizens of Perland, some of them that are in Periland tend to traffic towards Bay Brook for that reason. But I think if you make this area ultra ultra safe and have a strong police presence or private police presence, that would be very ideal for this because the minute crime starts breaking out, they're not going no matter how nice the shops are. And I want to see this succeed and be successful. And so that would be my biggest uh recommendation is making sure that safety is we're we're doing something to deter that type of crime. That's it.

So in Sugarland, can I respond to that? Is that okay?

So in Sugarland, we created when we did basically it was the mall plus town square plus the marketed town center, we had 300 acres that created the first colony management district. And the problem was the city of Sherland was watching what was happening in um oh gosh Greens Point. Thank you. And they didn't want that happen there. So we created a management district that provides private patrol that's connected to the city of Sugarland Police Department. They have license plate recognition. So we have 247 patrols that patrol all the first level and garages. And so we would love to work with, we've already talked about this a little bit, the the management district that exists because I think it has the powers to provide security and do something very similar to here because we need a presence quickly. We need to basically establish that if you're going to come here to do crime, you're going to get caught.

Yeah. Yeah. And so I think if you can do that and have a strong presence up front, it's it's key to the entire project because to your point, if someone gets robbed, which it's going to happen, but I'm just saying all of a sudden it becomes a common occurrence, people aren't going to come here. So it just that can't happen. But I've got faith in these guys that they're going to be able to help make that happen. So

yeah, and our police force here in Perilan is excellent. Um, but it's the people that think they're still in city, the city of Houston, which they think they get away with crime all day long and nothing's going to happen, and it's true, but they don't realize they're in Perland. So, I think just making sure that people that are entering into the property know that, hey, your license plate, it's been recorded. We know who you are or we can find out who you are. So, yeah, I think security is going to be number one. Agree. Don, thank you so much for coming out with this vision. Walk. This basically is is the first thing people will see when they come into Periland from from the beltway or south freeway. And u I think the overall plan is very good. There's couple of concerns I have and that is multif family um rent rental apartments and if you'll pull up your exhibit E on your design plan I see that 07 is your multif family. See 08 is your uh high density single family. And with this primarily if my eyes are see what I need to see there's already two places where you have 07 for your multif family your 08 I think I counted three uh spaces for high density single family which that would be your true town homes and I'm

okay with that. That's I would like to see more of that if uh not less. I'd like to see less uh apartments, multif family. We have Ivy just s south of you and Ivy 2 which will be age restricted condos. I I believe that's been approved. Construction hadn't started. And so that gives me a little heartburn to give flex that can be more multif family. Your flex if you would extract out the possibility of multif family and let it be high density single family. I'm I'm okay with that with the restriction. So I know you said you have the 1,400 units. Well, if you use the 10% deviation, that's going to that's going to take you right up to 1,500 and a half.

It's only 1,100. Okay. The 1400 includes the high density. So, it's only 1,100 cap for multif family.

Okay. So, well, 1500 multif family single family cap of total total rooftops are is how I how I was envisioning. I took the 1400 and I've I've heard you say 1400 and so I understand it's 1100 but then 1,400 that kind that's kind of saying two things were saying one. So which is is it 1,100 total rooftops or capacity or is it 1,400 and 1100 multif family?

It's 1100 capped multif family. There's no cap on the highdensity single family. Okay. Okay. So just real quick commissioner Eckles. So there is a 400 cap 400 unit cap on this single family detach single family product and there is 1100 but the the 1100 cannot change so they can't use the 10% deviations on that. Okay.

Okay. That's that gives me a little bit more piece there. So, um, can can you limit on the flex your multif family the apartment building? Would that be a possibility to if you're capped and you already have two designations of 07 that you can get your your,00 fulfilled. Why why would you even need or have the possibility of using another area of flex or mo multif family when you already have the two there?

So let me So what is your concern with multif family? Well, I will I will tell you if you are going to fill this with the apartment, this chamber will be full of people in opposition of apartments. I I agree. And so that's that's where my heart. Sure.

We have a cap on it, I guess, is what I'm saying. And the type of multif family that we have here is not garden. I mean, it's not we I mean, let me put it this way. We've been through this for 20 years in Sugarland. And the people that started had the same arguments. They didn't want what was in Southwest Houston. I don't want it either. Those are low rent apartments. They have no amenities. They're about 30 years old. what we're talking about. I mean, if I showed you a pallet of building materials that were in these multif family units, I mean, these are 2,000 to 2,200 per multif family on a monthly basis. They have dog parks. They have I mean, they have more amenities than than subdivisions. So, I agree with you. There are types of multif family I don't want, but I would love to have these multif family units, which we have to have in this project to support young professionals. The ones in in um city center, they use empty nesters going there because they can walk out and have all these amenities. It's safe. They it's it's just a different type of multif family than what people are used to. And I don't I don't know your so I don't mean to say that. I don't know your background with your understanding of the kind of multif family we're talking about, but I don't want anything in this project that's going to negatively impact the rest of the project. I see those as being accreative. I see those as adding value. They're the kind of people that can shop in these stores and these restaurants. They're people that my son or or my daughter, I would love for them to live in these units because I think it's a great place for them to live. They have got to go somewhere. they get out of school, they can't buy a home. So, they've got to go somewhere. I'd rather them go on a nice multif family project that's safe and in a highly amenitized area. So, I can def and I I get it. Some people just don't like multif family period. But I can

defend these multif family units because it's a much higher level. It's going to add to the overall project and it's going to be a positive and it's going to bring people that I want to come to this project and shop and and dine. So, it's I don't know if that helps or not, but we need that in our project and in that area.

And I understand that. It's not that I'm in disagreement with that. It's just I am in I'm having heartburn giving you six partials of flex that can be you you have a cap of 1,100 but instead instead of having two nice places like you were saying 550 a piece then what if you do three with 300 you're over the cap but At the same time, you know, we understand deviations happen. You have to go back to the drawing plan, drawing board. And I I just understand not only myself, but there's other constituents that will have a difficulty just giving a developer open checkbook to just say, "Well, if we want this, we can put this. If we want this, we can put this. If we want this, we can put this." where there's no restraint and that's just where I have a little heartburn. So,

but we're limited. Understand? Tommy, Tommy, maybe maybe this will help. What if seven became a lifetime fitness and now they moved the multifamily to section 8. That could be the flex, right? Is what you're talking about. You just can go anywhere in there. Right. Okay. Right. Right. That's the because maybe somebody else that does like the lifetime, they want to go there. where he has the option to move it. I think that's what he means,

which I I I do not have a problem with the flex overall. I have a problem with h having more development there than we're all comfortable with. So that it's just a problem. I'm going to be voting for the project.

I understand and I appreciate your question. I really have a little heartburn there. But now then I'm going to give you an easy uh question. So you developed Sugarland. I know you had lessons learned. Give us your greatest lessons learned from that development that you can bring to this development that would bring peace to our constituents, our citizens. I'm kind of starting out with a negative with the multif family, but I I'll get past that. So, um I think what we learned is and I talked about it a lot is community engagement. I think we did a really good job of whenever we built a shopping center, we had this area that say was an area that hadn't been developed yet and it had a sign that said commercial reserve coming soon and they said, "Oh, what do you mean you're going to put a Kroger shopping center there?" I never knew that. Well, it was posted and we told him, but we went to him and we said, "So, you're living right behind this shopping center." So, what would you like to see that could make this better? Well, you know, can you put break on the back of a shopping center? Sure, we we'll do that for you. You want us to add trees back here? I think the point is the lesson learned is the more you listen to your constituents that's why I'm listening to you with multif family and I can go back and show you where we spent 18 months understanding we knew more about multi from a safety to traffic to how it impacted the school district to the type of we we went through this exhaustive study and the planning I'm just telling you that one they went from being totally opposed to it to totally in favor because they just said, "Oh, we didn't I'm not saying you did, but I'm saying we didn't understand what it really did to add to the community and it's not what we thought it was." So, I don't

know if community engagement is everything. I think um I think we learned a lot about saving your best piece of property for last. We actually ended up doing that, but we were suspect because we saved the the best corner for last. And so I think the more in this project you build from back to front and you create the highest and best value as you get to the corner, you haven't really sacrificed your best piece of property because you needed to make a land sale first. You were you were cognizant of how it impacted the overall. Um, I don't know how I'm doing here, but I mean, I'm just we learned a lot and we we know the mistakes we made, too. And I think that's what we bring as much as the good things or the bad things that we that we maybe did. I mean, we had too much red brick. I know that sounds funny, but it's we used to have an architectural control um review board that they would say, "What color red brick would you want?" And it's like, "What?" I mean, we just were so restrictive. We didn't give anybody a chance to have a great trade dress and have some individualism and have a nice storefront. The signage was either black or white. I mean, you drive out there today and all the centers except for Town Square are black or white signage. We we've learned from that because people retailers today want to have a storefront. They want to have individuality. you need to have guard rails and great um rules and policies that go with that, but we need to allow them their their ability to be individual and they're going to come to your your community a lot more if you allow them that. Those are just probably three examples, but I'm happy to I'll give you my business card. We can go to lunch. I'm happy to talk to you about those kinds of things because I love sharing that with people.

Don, thank you so very much. Appreciate your time. appreciate your efforts and uh we're looking forward to seeing what will happen in the city of Periland on on that corner. Thank you. Thank you.

Okay. I just had one followup. It was right after Henry's comments. It's an easy one and it's just to help us understand what y'all's mentality is regarding the flex. So, you mentioned that if something doesn't work, you'll kind of transition to something else. Great. I I I love that concept because it's completely market driven such that it fills the space. My question therefore is and I know y'all thought about it. How do you maintain continuity? That's not the best word. Neither is homogeneiality or homogeneous I guess would be because you have the the single family high density where it is. Well, if one corner doesn't pan out and you move to the next one and you move something else in, do you fear that? And and how would you offset that to not get these kind of tidbits of of things in there? Right. I know you're going to pivot, but ju just maybe if you could expound a little bit on that for us because I think that would kind of help. I I'm sold on the flex again. I I I understand where you're coming from, but but yeah, how would you kind of combat that wi as you saw that coming?

So, I think in working with Blake and his team, we like transitional elements. It could be a green space that would divide the residential from maybe commercial, so it creates a little bit more green so you're not right on top of each other. Um, I think that we've kind of looked at what would be the worst thing that happens is if we had four different uses in there because if you think about the guys, I mean the those families that are coming in here, they're coming in here knowing it's mixed use. They're coming in here, they don't want a traditional subdivision anymore. They want the amenities. They want to be able to walk. They understand there's multif family across the street. There's an office building next door. there's retail that I can walk to. So, I think if it was a single family neighborhood and all of a sudden we made the decision, we're going to change it completely and put retail right here, we wouldn't do that. That's one of the things in First Colony, we did a really good job of having transitional elements between uses. And so, I think we would pay attention to that here. Um, but I think you can still based on what we're showing these residents when they buy here, all these components are going to be here and they could be next to you. Is that a problem? And they're going to make a buying decision based on I don't mind walking to a retail store that's right next door to where my home is. In fact, I encourage I'd like to go have a cup of coffee over there. I don't think this

Thank you very much. I appreciate it very much. Uh, one I I promise I'd just have one comment. It's okay. Um, Daryl,

uh, multif family. Uh, this isn't Periland school district. It's not Alvin School District. It's HISD. I don't anticipate you're going to have a lot of three bedrooms. Uh, it's going to be a, you know, this is going to be your single family, your professional that's going to move into here. I think you've made that comment. Young professionals will come in here. Um, and and I also think or my understanding is these are going to be urban style. You got the garage showing there. It's not going to be your garden style. So, some of the some of the issues you have with garden style are not going to be here because they're going to be single professional. HISD is going to not not allow a lot of people with kids. you're you're going to have young professionals and they're going to be first class rather than uh you know what what older people us gay hairs think of apartments. This isn't going to be that apartment. That's what I'm hearing.

Correct.

And we have a cap. So good. So we've Let me There's three answers to that. At least two, maybe three. But so one of them is that when we did that same product in Lake Point, we have 375 of those type of homes. garden homes, brownstone town homes. 15% of those people have kids. Very few of those people actually have number one. Number two, they can actually go to Parland schools from here because they have an open campus. I mean, I actually that was a concern of some of the builders. It's it maybe it's a little bit limited in certain areas, but the the um elementary school that would serve this is in close proximity, but that was a huge issue. But to your point, but we've we've overcome that. Matter of fact, I asked I was in the chamber meeting and the Perryland ISD superintendent of schools is is on that board and I asked him point blank, so you're sure that they and he said, "Yes, absolutely."

And then real quick, Commissioner um Fortez, the PD does limit number of three-bedroom units to 5%. We don't the the apartment developers just they don't really want three bedrooms. They're more one and two bedrooms is what they're really going for. So, you know, could have a couple, but not many.

Well, I finally get my time. They've already asked all the questions. We beat this thing up from every direction that we can. Uh, y'all's reputation precedes you. Uh, you know, um, I see nothing. Y'all are going to manage this pro this property and stuff. uh and y'all are not wanting it to fail. So, I don't think that it will fail. I feel like that this is the first time that we've really got uh a chance of actually having something on that corner go in. Uh I've been here long enough that I' I listened to the other things that were always promised us and stuff and and uh it it you know it it was always pie in the sky. this here. U I don't know how Matt feels about it, but I think it's probably one of the probably one of the most premier things that we've had hit this city. And uh and I don't know if he drew you to us or if y'all come down, but whatever the reason being, uh I I applaud it. So, I'm going to call for the vote. All those in favor, sign by raising your right hand. All those opposed, same sign. Car cherry. Seven to nothing.

Thank you very much. Can I add one thing? Can I do that or is it voted? Go ahead. Go.

Well, I just I just want to say that when we tell you we're going to try to do something, we're going to do just that. I mean, we have a track record of of not trying to put something out there that's not realistic, that is not something that we don't think we can do. At the same time, we're not magicians. I mean, there are going to be problems. There going to be delays. Unfortunately, that's the nature of mixed use. This is the most difficult. It has the highest level of success of literally any project. But where it can be successful is when all those things work together. So our goal is to create those items that work well together and have those anchors in place which it doesn't ensure 100% success but it gives you a high probability of being successful. So I don't want anybody leaving here saying this is going to be a magic port and it's going to be perfect. There's it's

we understand that problem. So I appreciate your time very much and your confidence in us. Well, we appreciate the presentation and I apologize that it took us two hours to get it done. Okay. I still got a little business to do here. Uh, all right. Our next uh first thing that we're going to have is our city council update report.

Thank you, chair. The last city council meeting was held on February 23rd and we had three conditional use permits on the agenda. The first was CU 2025-0571 for the accessory dwelling unit in the R1 zoning district on Dublin Circle and that case failed with a vote of 3 to four. Next was CUP 2025-0574 for an auto repair in the Oldtown General Business District on Main Street. And that was a success with a vote of 7 to zero. And then finally, we had conditional use permit CUP 2025-0572 for the resale consignment shop in the BP288 zoning district on business center and that failed with a vote of 0 to 7.

Okay. Thank you. Um, I see that we have a city council special meeting. It's a CIP uh update series on March the 23rd uh from 4 to 6. Uh, is there anyone that knows they're going to miss that meeting? Okay. Then our next PNZ meeting, this is a little bit different, I guess, because of spring break and stuff, but our next P&Z meeting is not until March the 30th, 2026. at 6:30. Uh, anybody already know? So, all righty. I look forward to seeing everybody and we are journ this meeting at um, let me see if I can 8:28