Planning & Zoning Commission - Regular Meeting

Um on uh Monday, December the 1st, 2025, 6:30, um we've we've got a uh first thing on our agenda is the roll call and certification of a for quum, which we have. All seven commissioners are present. Uh next thing that we have is our intro introduction of agenda and format of hearing. So over to you staff.

Good evening everyone. Thank you chair. First we will have a call to order followed by a staff report. Then the applicant will have an opportunity to make a presentation. Afterwards the public comment will be open. Please state support or opposition as well as your name and address 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 the first reading for the zone change request will be on Monday, December 15th, 2025. Tonight on the consent agenda, we have approval of the regular meeting minutes from November 17th as well as a preliminary plat of CR48 self storage. And then tonight on new business, we have a zone change from office and professional to a plan development. And with that, I'll pass it back to you, chair. Thank you.

Thank you, Kaja. All right. I will entertain a motion and a second for approval of the consent agenda. Commissioner Haskins, motion to approve. Uh, Commissioner For second, but I have a question if I if I could. Yes. Can we discuss or just ask a question about any of these or do we need to pull it off the off the consent agenda to just ask a simple question?

That might depend on the question. It's really not even specific uh except for uh more of a general question. This is a preliminary plat for a self- storage. Self- storage is under the zoning of manufacturing. This isn't under the zoning of manufacturing because I believe it's in the ETJ. Is that correct? This preliminary plat is located in the extr territorial jurisdiction. So it therefore it doesn't need the zoning. Therefore, we're just voting on the plat. That's correct. Correct.

Okay. Satisfied. Any more discussion? All right. Seeing none, all those in favor sign by raising your right hand. All those opposed, same sign. Carry seven to zero. All right. That takes us over to uh items removed con from consent agenda, which we had none. Moving us on to uh new business. Consideration of possible action zone change application Z2025-0517 public hearing a request of Travis McDonald Rockport Ventures LLC of applicant on behalf of Terry Opinger and Jackal Partnership uh Ltd owner for approval of a zone change for 15.0372 0372 acres of land from office and professional uh district to plan development uh district to accommodate a proposed multif family development uh located north of Magnolia Parkway west of Manville Road Periland Texas. Uh can I have uh a motion for approval and a second?

Commissioner Haskins motion to approve. Commissioner Henrik. Second. All right, that takes us to uh staff report.

You each. So, my name is Patrick Bar and I'll be making the request tonight. Um so, as you mentioned, the request is for a zone change from the office and professional district to the plan development district. And the applicant's intent is to develop a maximum 315 multif family unit development across three buildings. Some of the proposed amenities within that development include a clubhouse, a pool with outdoor grills, a dog park, a pocket park, and a sidewalk along the east side of the detention pond on site, which will be shown in uh further with the design plan. And then the proposed base zoning for the development is the multif family MF district. And so as required by the UDC, a joint workshop was held August 25th, 2025. And kind of some of the general topics discussed were developability of the land given the current zoning um traffic along Magnolia Parkway, flexibility with uh infill sites, kind of the design of the buildings and kind of mix of units, buffering to the adjacent residential and a recommendation that the applicant talk with the adjacent HOAs. And so to date, staff has received three written comments um in support of the request. And kind of first looking at the zoning of the property, as mentioned, the subject property is within the office and professional district. And it's adjacent to the west is the single family residential 4 zoning district. And then there's some plan unit development to the kind of southsoutheast. And that PD is a mix of mostly MFbased zoning with some more G general business based zoning closer to Manville and the Magnolia intersection. And then to the north is the extr territorial jurisdiction which you'll notice doesn't have a color because it doesn't have any zoning. And the surrounding uses um include to the west is a existing single family residential

subdivision as well as to the north and then to the southsoutheast is an existing multif family development. While the aerial doesn't show it, this is an aerial from 2024. You drove drove by it today, you would see that multif family development. So looking at the future land use map of the property, the uh subject property is within the mixeduse center place type and that same place type is to the south uh with some traditional residential to the north and the west. And on the right hand side of the screen is a cut sheet of the mixeduse center uh place type. And you'll notice one of the primary land uses is that apartments use. So that's where the consistency is that development is multif family and apartments is a primary land use of that place type. It's a little history on the property. It was originally annexed into the city in 199 1999, my bad. And it is not platted currently. And then in 2008, a zone change was approved uh to change the property from the townhouse district to the current office and professional OP district. And then that same year in 2008, a cup was approved for a hospital use. So here we get a look over the and I'll sorry, back up a little bit. Over the next couple slides, we'll be going through kind of design plan, different plans for the PD as well as deviations. And so the first one is just the design plan of the property, kind of orienting yourself. Magnolia Parkway is running uh kind of right through the middle of the site plan. Um and so first we get a look at kind of these gray buildings, three and four. And that's not the numbering of the buildings. That's just the numbering on the design plan, but these are three-story residential buildings that'll be along Magnolia Parkway with kind of more of the purple outlined as two being uh the third multif family building. And then kind of in that enclave of that third building is the um one-story clubhouse and the pool and outdoor grills. And then additionally throughout the site there's surface

parking as well as a small portion of ser uh my bad covered parking that's kind of this blue blue purple uh color and then the detention pond for the site is located on the west side um of the property adjacent to the residential. And additionally to point out um they're alo proposing a pocket park um in the kind of more eastern portion of the site along Magnolia Parkway. And so here we get a look at the landscape open space and kind of pedestrian connectivity and amenity plan. And kind of already noted some of these with the design plan, but just to reiterate, we have the that clubhouse in the middle of the site with the pool tension pond as well as the pocket park. And they're also proposing sidewalks running throughout the site and connecting into Magnolia so that people can freely move throughout the site and actually go and utilize Magnolia Parkway. And kind of looking at the fencing plan, they have a number of different types of uh fencing proposed throughout the site. And some of these are your normal gate to like your vehicular gate, but also some of these are trying to mimic what's to the south already. And so with their main um entrance coming off this middle section of Magnolia and their exit coming off more of the ex western uh driveway. Um when you enter into the site, you see your normal route iron fencing with the vehicular gate. That'll be route iron. Then along Magnolia Parkway, you'll notice there's a this black fencing. That's actually a route iron fence with masonry columns, which is similar to the development on the south side. And then for portions that are not buildings, which are more like parking or a maintenance building, they've proposed um a brick fence to kind of screen those areas. So you'll notice there's the red down here next to the exit and then the red up here next to the pocket park to try to screen off parking areas as well as maintenance building. and the trash compactors also up in this area. So trying to screen those areas and then on the northern side there's a wood picket fence to

provide a little more screening to the ETJ residences. And then of course around the detention pond is a 4ft route iron fence which is typically more for safety purposes. And then additionally, just to point out, there's pedestrian access gates um at the two main entrances as well as the exit gate and at the pocket park to provide for those to privacy, but also to get in and out of the site. Looking at the signage plan for the site, um it's minimal. It's just the ground sign that they're showing on here. Um and so that'll be located at the main entrance, kind of noted here with the purple star. And then here's just an image of what the um sign will uh look like. And then lastly, just briefly going over the tree plan. Um the requirements will still go to what the Magnolia Parkway requirements are for the corridor overlay district, but this is just kind of a look at kind of tree plantings along Magnolia Parkway as well as throughout the site. And also, it should be noted the pocket park um has specific tree plantings as they're looking to do harvestable trees, which is something I believe they also did on the when they did the south side. Um that with that pocket park kind of focusing on providing a variety of different types of trees in that area. Then here we get a look at the u elevations of the buildings that are specifically along Magnolia Parkway. And so the top image is that view looking um if I'm standing on Magnolia, this is what I would be able to see. And you'll notice there are no balconies on this elevation. The bottom one is would be the internal or rear view. So looking more interior to the site. They do have balconies on that one. And then the two off to the right hand side or the left and right view uh of those elevations. And then just to note again, this was an image from the PD. And what they're looking to do is provide a very similar um product to what has been developed on the south side. and kind of just going over a couple of the deviations. Um they're kind of

broken out over the next couple of slides. Um and so kind of the first couple have to do with kind of that urban style um of development. You see this often whenever the MF zoning requires a 40 foot or 40% uh project coverage. Um typically these urban style, they need a a little more project coverage to actually make it suitable. So they're requesting 65%. Um, additionally, kind of I'm move around just to kind of keep the subject the same. The dwelling units is also one where they're requesting an increase from the 16 dwelling units per an acre that the MF zoning currently allows up to 25 dwelling units. And then also they're requesting for the height to be increased from 35 feet to three stories or 50 feet or three stories and 50 feet for those buildings that are along Magnolia. And then the one that's more interior to the site, they're requesting that to go up to four stories and 65 feet as the maximum. And then kind of going off those kind of more make it the density deviations, two deviations um that are noted at the bottom here and at the top on the right hand side are actually setback um requirements and it's actually a heightened requirement from what the UDC requires. And so one of them has to do with the building on the northern side. um how close it can be to that northern property line and typically the code will require a 25 foot setback. They're proposing to do a 60 foot uh setback on the northern side and then for the western side so they're focusing on the kind of those adjacent to the single family zonings. Um they're proposing to do a setback of 275 ft from the west property line to that building to kind of push the vertical buildings back away from there. as well as there's also the detention over in that area. Then kind of moving forward, the lefth hand side of your uh screen has um some open space uh deviations specifically.

We see this with um that kind of project coverage. And the idea is to we'll reduce maybe the acres, but we're going to provide a heightened uh amenity than what the multif family zoning currently requires in the UDC. That's where your pool courtyard, the dog park, the pocket park. That's where they're proposing that common open space will follow what the uh what the design plan is proposed for those um for the acreage as well as what's being provided in those amenities. And on the right hand side of your screen is actually these are two deviations for the articulation and transparency. And this is more to make sure the product is exactly what uh that they're going to accomplish exactly what they're proposing. And so it has to do kind of with articulation with parapit walls and how they're the design is working as well as the transparency with kind of windows that they're proposing for that facade. And then on our last page just to kind of focus on these the parking we see this kind of with more of those urban style to find the dependent on what the developer what they've seen in other products. So this parking deviation is similar to the development on the southern side as well as on the right hand side of your screen there's a request to one of the deviations to reduce the minimum setback for fencing from 30 feet to 20 feet which was a similar deviation on the southern side and this is essentially to allow the route iron fencing to be the first thing that you that is along Magnolia Parkway and then allow for the building to be 25 whereas if you had the building at 25 and then your fencing it has to be at 30. You would wouldn't be able to provide that fencing to be uh to have the building interior to the site. And so looking at the criteria for establishing a planned development district, staff found that the request met criterion one and criterion seven, which is the land is near established residential neighborhoods where conventional zoning may not adequately

address neighborhood concerns. And then criterion seven that the land is of such a character that is the committee's best interest to encourage a high quality development through flexible development standards. And looking at some of the review criteria as mentioned previously the proposed MFB zone is consistent with the mixeduse centerplace type. Um, Magnolia Parkway is also a major thoroughare with sufficient width. And it should be noted that a traffic impact analysis will be required with the platting of the property to determine if there are any additional traffic uh alterations that need to be made to Magnolia Parkway. And then the site also has access to water and sewer along Magnolia Parkway. As looking at the approval criteria for a plan development, uh staff found that the requests met all seven of the criteria. Um and specifically as mentioned the PD is consistent with the future land use plan and strives to create a superior development that includes amenities uh that are above what the multif family zoning requires as well as design stipulations that attempt to mitigate any major impacts to adjacent properties such as those setbacks and buffering as well as placement of where detention is to go on the site. So therefore, staff recommends approval of the requested zone change to a plan development. And that concludes staff's report. Thank you, Patrick. That brings us to applicant's presentation. Some I don't know how to Okay. Okay. Uh, good evening. U, for the record, my name is Travis Donnell. Uh, my home address is 1909 Barton Parkway,

Austin, Texas. Uh, I've been here before. Most recently was in August, as Patrick mentioned, for the joint workshop with city council. Uh, and in that meeting gave a pretty comprehensive presentation over the proposal. uh and I don't want to be redundant and repeat that exact presentation. So tonight, what I really want to focus on is uh the work that we've done since then. Uh and so really that's that's three things. One, we've uh put together some conceptual renderings which are going to be unveiled for the first time. Uh we also have a 3D video of the project and hopefully uh those images will give you guys some good perspective over the vision for the project. Um two uh I want to talk about traffic. Um we know that is a sticking point for any development that's proposed in the city. Uh we know the city has a lot of plans to expand and widen Broadway. Um and there's some issues with traffic particularly on Broadway. Uh but Magnolia Parkway is unique um and uh there really is plenty of capacity for additional development and so we think that's uh a key distinction to make between looking at a project on Magnolia versus Broadway and some other locations in the city. Uh second uh we sticking to traffic we preemptively went ahead and completed a full TIA. Um we used a company called Voit Associates Tony Voit. He's not present tonight. Uh but he will be uh if we have the fortune of passing tonight and being proceeded to the next step, he will be available at the December 15th meeting to answer questions relating to his report. Uh and then finally and most importantly at the workshop we were asked directly to go and speak with the HOA and uh I'm pleased to report that we have spent

roughly four hours uh with representatives of the board. Um, and we gave two presentations. Uh, we had a coffee chat and a property tour of the Delta, which is the project Patrick mentioned we completed last year. So, we'll speak to some of that feedback as well. Uh, real quick, everybody knows where the site is, but that orange star in the middle of the page is our 15 acre site just south of Broadway and Cullen Atalus site. This is the future land use plan. uh location map. This touches on traffic. Um I think all of you are pretty familiar with this area, but the image on the left illustrates there's almost zero commercial development between 288 and and Manville Road. Manville is where you first see the uh some life of commercial activity. Um most of all the commercial development this side of 28 is 288 is located on Broadway. Um there's a couple landmarks here. We're very proximate to three schools, elementary, middle, and uh junior. Um the uh here on the image right, this is where I'm showing the traffic counts. This is text information from 2024. Robway has roughly 30,000 vehicles per day running east west. Magnolia only has 10,000. So both of those streets have two dedicated lanes in both directions and have relatively the same capacity to handle vehicles. Yet Magnolia only has onethird of the traffic. Uh here's an aerial uh taken of the site uh just shortly after completion of the Delta, which is 358 unit project we completed last year. Um,

this is uh the project description. Patrick did a good job, so I'll sort of skip over this. I don't want to be redundant. Uh, but this is this is that same aerial with the site plan overlaid. Um, and so you can kind of see how the site plan fits within the immediate area. What I think is really nice, uh, having a developer who is part of the FA, the same developer develop this piece of land makes a lot of sense because we're replicating a lot of the architecture and a lot of the themes that we executed on the southside on the north side. And so kind of bookending this curve in Magnolia Parkway, you're having two pocket parks sort of mirroring each other with um almost identical architecture on both sides of Magnolia Parkway. So it creates a sense of place. Um we think and we think it's um developed like this. I think it makes for a pretty nice stretch of Magnolia Parkway, which historically has just been a exempt land. Uh here's a uh 3D massing of the project. Um hopefully uh this gives a little bit more sense of the scale relative to the single family homes to the west and the ETJ large lot single family homes to the north. All right. Now I want to show you a video supposed to be music. So I don't know.

Here you can see both sides of the street. Here's a little pocket part. All right. So just this is that same image. Uh hopefully the video gave you some sense of perspective. Really hoping to get give you guys a better feel for the vision and the project because we've spent so much time with this. Uh you haven't had the benefit of doing the same. Uh so just a couple things to note. So Patrick talked about the 275 foot setback to the west. Um that is this sheet right here. the setback from building three to the fence line of these neighbors and then the setback just naturally occurred through our design plan uh to about here is 350 ft. So you really have 275 here 350 here with all this detention placed here strategically to create that buffer. Um uh when we get to the traffic report um one of the conclusions uh was that a left turn lane median cut was necessary. And so I've depicted on here um where that would go right in the middle of the page. Um the recommendation is for a 150 foot bay plus a 200 foot taper. That median is about 27 feet wide. Um and the width will be about 12 feet uh for the

bay. Um and you can see also we have two access points. The one in the center um is our main arrival um and the one to age left is our secondary um exit only. Um and so those are aligned with the existing median. So there will be no need to relocate any medians. Um the other thing to highlight which is different from when we presented at the workshop meeting was we added a roundabout at the entrance to our property. There was a comment uh to consider bus stop safety and although we only have 10% of our residents across the street with school age children will still be some uh living here most likely. Uh, and so we have designed that with a turning radius that accommodates a full-size school bus. And we've reached out to Maryland ISD's transportation management group and have let them know that we're planning this. And so we've we've basically point being we we've designed um a safe arrival for ISD to use it if they um this is just another uh perspective on the setback 275 ft 75 ft 350 total. Uh, one thing to point out here too is the buy the the property's current zoning only requires a 30-foot setback. So, I've drawn in here in the middle of the page what someone could develop under the current zoning. You could put a 35 foot tall office building right up on the fence line up to 30 ft. Now, there is a BDD4 detention ditch that's running there that's going to require an easement which we discussed last time. And so re realistically you couldn't get any closer than 70 ft, but

we're still going from 70 to 275. Uh so that's something we've done intentionally uh to mitigate any potential negative impact our our future neighbors. Uh here's another perspective. This is from this is sitting west looking east down Magnolia. Uh this this is a similar perspective, but this is a phototric plan. I don't know if you're familiar with what these are, but we had an MEP engineer put a rough schematic uh phototric plan, which is essentially a lighting plan together for the site. And some cities have adopted dark sky ordinances, which essentially requires uh communities like this to use certain light specifications that cast light straight down instead of a bulb that radiates 360 degrees in all given directions. And so by using uh we're committing to use these types of specs in this lighting plan to al to prevent any noise uh light pollution from spilling out outside of our property boundary line. That's something we've done as well uh to mitigate any impact to the HOA. And this this perspective was is about grade level. Someone's about 6 feet tall. This was intended to provide roughly the perspective um someone living on that corner right at Magnolia would have looking over their fence um at our property. As you can see, it's a pretty nice setback. This is just an architectural rendering of a broadside of one of the buildings. You may have seen on the design plan, these buildings are a little bit longer um than the buildings across the street. And there was also a comment in the

workshop uh about um the buildings in phase one on the front were very modern and had the parapit walls and were dense and long uh but the buildings behind it weren't. And so this site plan incorporates that feedback and we only have three buildings instead of 10 on the south side and have kind of condensed the site plan into more of a a dense project with the same architecture throughout. Here's a rendering of the arrival. Um this is what you would see arriving into the property clubhouse straight ahead. Uh two buildings to the right with gates to the right and the left. And then big L-shaped building in the back. There's just another perspective looking down Magnolia. Here's an internal view. The one thing we found really successful was we put a bunch of pet yards um inside of our property. Almost every single ground floor unit we do has a nice pet yard and it's a very popular amenity that we offer. Um, so we have those. We don't have any on Magnolia Parkway for obvious reasons. We don't have balconies and doors to access Magnolia Parkway. Uh, but we put pet yards everywhere we can and they're huge success. You can kind of see the courtyard there with the umbrellas to the left. Uh this is super preliminary and we haven't done a full landscape plan, but this is our kind of courtyard amenity resort area at the center of the property. Uh so that kind of concludes the images. Um we can go back to those. I'm going to leave time for the end for Q&A and we can go back to any of those if you'd like. Uh but here's here are the conclusions from our TIA. Um, and I

don't know if I'm going to recite all of these. Um, but the punchline was that there were uh no concerns. The only thing we need we know we need to do is that left turn lane. Uh, but there's no impact to the level of service from this this development at the Colin and Manville areas. And the the study arrow was essentially Manville to Cullen. I'll take Q&A on this as well. Um uh so at at our presentation to the HOA um you know we we highlighted a few things as to why this would be in their best interest. Um you know I think there's uh the perceived risk of security with the alternatives is is higher in in my opinion. This is going to be a fully gated secured community. Uh and we're going to do a flop camera system at our entry um that's synced with the police department. Uh so the alternative um and I'll just jump to those but the alternative so this is option A is what we're proposing. Some alternatives could be a medical office building um which could be essentially just a giant surface parking lot and one threetory big block building um that's by right approved. Another alternative could be this sort of low density singlestory office park. Um, which could could generate some good business activity. Um, but compared to what we're proposing, we we truly think our project and our concept is is what's going to keep Parland beautiful. Um, we're enhancing, you know, almost.3 miles4 miles of frontage along Magnolia. Um, we think it's safer. Um, and we think it's going to lift property values compared to the alternatives. Certainly compared to continuing to just be an accident

talked about most of these uh on traffic too. I have another slide in here that kind of compares traffic trip generation uh between multif family office and shopping center. Office and shopping center the only plausible alternatives for use here. Uh and contrary to what I think most people think, this uh multif family generates the least amount of rush hour traffic and so we have the data here to support that. We've talked about um number three and all that this the setback the photometric lighting plan and the upscale sort of design to the neighborhood number four and then there's the there's the tax benefits you know I think this is at the end of the day a 40$45 million asset generating over half a million dollars to Parland ISD almost $300,000 to the city and 120,000 to county every single um reference and we talked about this last time, but property across the street uh was assessed at I think $38 million last year and it wasn't even fully stabilized. So I expect that'll go up next. So just some concluding thoughts um as to what the opportunity for Parland is. You know, we think this is an opportunity to approve a a plan development that is aligned with the 2040 comp plan. Talked a lot about that last time and uh the the project we built across the street leased up so fast with is such incredible demand. It's evident to us that this is the highest and best use for the site and the city needs more of it. We're 95%

full. Uh two, we tal we didn't talk much about detention and drainage tonight. Um but this is a very challenged site from a detention perspective. And if any of you have seen the property we built on the south side, we built maybe the largest private detention pond in Parland. It holds 23 acre feet of water. Uh and so we're going to have to build a similar structure for this property. Very expensive and the cost cannot uh be absorbed by a small scale project. So uh project with this density uh is really necessary to to monetize this land from the city's perspective. Uh three uh you know the stated goal in this comp plan is to have resilient finances. Uh we can take the annual revenue from this track from $50, which is it was less than $50 last year to close to a million um for beautifification and enhancement of Magnolia Parkway. Uh I I just think it would close the loop on this this track to town that sat empty for a long time. Uh in a span of 18 months, we purchased and developed and completed a phase one project. We could do the same across the street and really create a comprehensive, cohesive section of town on Magnolia Parkway. Um, I think look really nice. Uh, and then five, uh, just, you know, the 7-Eleven down the street went out of business last year. I didn't know that. It got replaced by a sort of mom and pop operator. Uh, and they they need business. I mean, the CVS could go out, too. They're closing stores all over the country. And so I think the density of rooftops here is good for business as well. Um, and then six, I think this is the most important point and I hope city council if we're blessed to get there would

would agree, but of the future land use plan as concluded by the city and their their uh analysis on built future buildout, population growth, etc. concludes that some amount of multif family is preferred in the city and it's just a matter of where to allocate it. And we've seen other projects get declined in different for different reasons. But I think when you just objectively compare the pros and cons of this site to other proposed sites, we do not have a traffic problem. Um, and I just think it makes a whole lot of sense. With that, I'll open up to Q&A.

Right now, we can't dialogue. Just we got to go through some more steps, but when we get ready, we'll call you back up. Okay. Thank you. All right. That brings us to uh uh persons wishing to speak uh for or against this project. I have two cards here. One uh John Dullard. Would you please go to the podium? State your name and address for the record. You have three minutes.

Good evening everybody. My name is John Dullard. I live at 3123 Glennwood Drive. Uh one of the properties that is on the west side of the proposed development. Um I appreciate like all the information that was given today. Um I do have some concerns uh with flooding in that area. Um I moved to the area um shortly before uh Hurricane Harvey. Uh, and because that area was lower and didn't have concrete on it, um, our neighborhood didn't flood like a lot of the neighborhoods to the west. Um, so that that is a major concern for me. Uh, the other one is I have family. I have two young children. Um I am concerned with upper level like higher level um apartments, balconies, just looking into our backyard and just wanting my children and my wife, my family to feel comfortable uh with that. So those are those are kind of my two major concerns that I that that I have. That's it. Do you need anything else from me?

No, sir. All right. Thank you. Okay. I have another speaker card here for Kathy Tad Tidelski. How bad did I butcher that?

Perfect. My name is Kathy Tidelski. I live at 4622 North. I'm also in section one. Um this is the third time I've heard speak. I am on board for section. I also go to the master meeting. I'm here today though as a homeowner because this is close to me as you can see. Um this is parland. Everyone wants to come here and that piece of property something's going to go. I'm really impressed and the board was also impressed that Travis at least came asked our concerns, answered our concerns. Um, the way they really planned and thought of houses there give us lights are going to be not shining in back. They're going to be a good neighbor and I just I just think it's a really good benefit for Magnolia and they'll be a neighbor.

Okay. Thank you. All right. This is going to be redundant, but I'm going to ask anyone else wishing to speak for or against this project. Seeing no one moving in that direction, and being that the only two people here spoke, u we're going to move on to uh staffing commission. U Trey, do you want to kick it off? Sure. Thank you, sir. Uh, thank you for presenting again. Uh, much appreciated. Um, nothing but but really good comments. Uh, love the bus turnaround. Um, too many times have I seen school buses stopping on a on a major thorough affair. Um, that's really great. Um, I believe it adds an upper level aspect to it that that um means you put some thought into it, especially with with Tony. um and and your your transportation engineer. Um I I said before that this is this is a great idea to mirror what's on the other side in driving the corridor um a lot. I don't think that the one side that exists today is is too tall and mirroring it on the other side. you're not going to get that skyrise effect, you know, um of driving downtown or even uh with taller multi-story um apartments adjacent to the roadway. I think both of them set back pretty well and uh I I think it'll be well received um if he imple implement what you presented today. So um uh good on you and uh thank you again for being here and and coming to Periline. Um the presentation was really good. You um did a great job at um describing the height requirement or I guess what it would look like and what's allowed there by right. I love the bus turnaround.

That's my absolute favorite because I'm with Trey. It always it's just it's not cool and we see buses that have to stop on major thorough affairs. So I really really thank you for taking the time to put that turnar around in. And I do think that it, yeah, I understand that there's con I do appreciate the homeowner that came out, the concerns with the drainage. Um, I think the fact that your homes didn't flood during Harvey is a testament to what detention ponds actually do. Um, and your your drainage really worked for you and there's a lot of old subdivisions in Parland that don't have that. Um, and there's this site is going to probably be held to one of the strictest drainage and detention criteria we've ever had. So, um, but we do definitely listen to your concerns. They are very important. Um, and I truly believe the city staff is going to make sure that they don't drain their water, um, onto your property. Other than that, the presentation was great and I I like how it's going to you're going to have a product that's going to mirror what's on the other side. Um, it's visually going to look really good and I appreciate you coming back.

Uh, thank you for your presentation. Um, I live about two and a half minutes from this location, so I cycle and bike here along the, uh, Magnolia Parkway a lot, so I appreciate the connection to the existing trails. Um, just a couple of questions for clarification. Uh the leasing office, would that be um on the south development or would it they have a leasing office here as well? We would have one here as well. They're fully separate properties. Separate. Okay.

Um and then also what what determines the um the height or the the story um the purple um colored uh building you have three or four stories. So what determines whether whether there's going to be three or four? We are asking for the option to to have the purple building be three or four. It's really going to come down until we fully design the project. Uh because it has to, you know, this is all conceptual and we've got some serious uh work to do with BDD4 to make this all feasible. And so we think we've estimated accurately how much land is going to be lost to this massive detention pond. Um but until we get an approved because the next step would be going to BDD4 and working with the city's engineering department to get our detention on fully designed and engineered and then we start the full design on the multif family. and we need that flexibility in case we lose more land than we're expecting to lose. Um, and so when we finalize the design, we really kind of have a threshold unit count. If we can't get about 280 units, um, we can't operate efficiently and it impacts the the economic analysis for us. And so with this site plan, we can fit two about 280 units, all threetory. Uh and if we did a fourth story on that building, too, we would we could either shrink the footprint and have a little more open green space and stay the same unit count, or we could max out to 350 units. So, it's just we're asking for a little flexibility to be able to do 280 to 315 units is our max. And we won't

make that decision until we kind of run our construction cost, figure out exactly um what makes the most sense, the actual essentially we're asking for discretion over over that, but we're only doing threetory on the Magnolia.

And how would How would you um respond to the the homeowners concern about being able to see into their backyard? They have any sight line studies that you I would love to to huddle up after this and talk. Um, but we're we're happy to hear the the feedback and u we understand and I think that's why if my presentation could go up again um I think that's why that's why we prepared this setback. Um so you're going to have a 350 foot separation that's longer than a football field um from the fence line. Uh, so I mean, you know, this is pretty this is pretty much the perspective you would see. So I I really don't think anyone has the ability uh to look into the backyard, but I'm happy to further discuss that and consider suggestions to mitigate that concern.

Thank you. Appreciate it.

Travis, thanks for your presentation. It was great. Um, it seems like all the information we threw at you in August, you guys really worked through that and we appreciate that. I love, like everyone said, the uh the roundabout for the buses is huge. Um, I love the additional setback. That's going to make a a big difference for everyone. I love the pet yards. What a great idea. That's everyone's going to love that. Um, uh, and I appreciate that you took the time to meet with the HOA. as someone who was on a HOA board for 12 years, I think it's important and I appreciate that you took the time to do that. So, I think this is a great use of this property and appreciate your presentation, Travis. Thank you for your presentation. I I do have some comments, questions, and one of the comments that I get, telephone calls that I get, please, we've got enough apartments, don't let any more apartments come in. And this one acquaintance that had called, I simply said, you know, you can't always say no. There is a time and a place. There's a avenue and right across the street from another comp complex that is is so interesting. I had a daughter that even looking at maybe uh moving to Perland. She works in the med center and uh going to the Delta. She was impressed with the Delta. So overall, you have a good product and thank you for wanting to bring it to. My question is how do I tell the

constituents, the the homeowners that are begging for no more apartments that In this location, you're not going to get much more of anything else other than what you showed with a high-rise office complex, medical complex. In fact, we had a cup that came came in for a hospital and that hospital never came came into existence. So w with that help me. As I looked at your slides, it looked like your detention was a wet detention. However, I didn't see any fountains, anything that would keep the water from stagnating and being a mosquito farm. So that has some concern that I'd like for you to address. Another thing I'd like for you to address is Pocket Park. It appears that it's outside of the gated community. So with it outside the gated community, is it then going to be open for other citizens of Periland, i.e. the neighboring neighborhoods? And if so, are you expecting parks to maintain or will you maintain? And if you're maintaining and you have no control over the the adherence, what what safety guidelines are you going to be putting into this pocket part?

Uh so and one one final observation and I I'll let you answer these once I ask is your egress your exit only on the west end. How are you going to control that being exit only if your neighbors have a keep or a punch remote control that opens the gate, closes the gate? How are you going to police that where it is only an exit, no entrance?

Good questions. Um, help me if I forget one of them. Um, first one on the detention. It's a dried pond. The the rendering showing it full just so we could communicate what it was instead of just a a deep hole. But that will be a um detention pond similar. I think I've got a photo in here. That'll be very similar to what you see in this top right corner. Okay? It has 12 10 10 ft cast in place concrete walls um on the regulating um that western access. That's a good question. I don't have the answer for you, but we did the same thing at phase one exiting out to Manville Road and so far we hadn't had problems with it, but we do have a label and signage indicating it's exit only. And um you know I'm I I'm not sure um how they regulate it. Um I could I could follow up with an answer to that question. Personally you don't have a good answer for that. We do have signs and they are the residents are told not to do it. Um so far we haven't had issues um on the pocket park. Um, the pocket park, it is going to be privately owned. We'll maintain it, but it's not going to be gated and it'll be available for public use and essentially be a free extension of trail network on the south side. Um, we had a 1.6 six acre park that we dedic dedicate or I don't think it's actually been deed over yet, but it's going to be gifted to the

city through a deed and we're responsible for mowing the grounds and the city's responsible for doing whatever they want with the equipment that we paid for and put in there. Um, so I mean, if the parks department wanted it, we would feed it to them, but we're offering just to uh let the public use it and maintain and own it ourselves. Um, for safety, we'll have to get with the planning department uh or Lawrence talk about that and put a game planning together, but I think we'll probably do some public use easement. I think is what's in the code that needs to happen when you have a situation like this. Uh, but defer to the city to tell us what they would want us to do. I missed one.

Got them all three. Thank you much. and you may want to have an answer on the egress uh or if it goes to council, maybe council people that may have that same question. Yes, sir. Thank you.

Howdy. Uh great presentation. Like the project. Uh but but want to clarify a couple of things. Uh, and first off for the the gentleman that showed up um and and mentioned the line of sight um we had and I don't know that we still do in our old retail node section of the uh of the uh UDC that may have gone away uh is still there in the retail node section. We we show because of your concerns. There were similar concerns. And if you if you go back to Broadway and in between Cullen and and close to the sun, I believe it's a Sunrise neighborhood. There's a hotel that they put up. It was not city land. We couldn't do anything about it. They didn't come in front of P&Z or council. There were no decisions like that. Staff never got to look at it. They put a hotel that backs up right next to neighbors and we as a planning and zoning commission back in 2006 7 and 8 decided that wouldn't happen in any of the any of the lands uh you know that the city had in a proposed building etc etc. So, we established some rules, one of which was a line of sight that said a six-foot fence. Had to have a distance. Um, the building itself, well, there you go. Right there. It's It's a three to It's a 3 to one. Oh, it's an 8 foot fence. I stand I sit corrected. 25 minimum setback. Every three feet, they could go up one feet. In this case, if it's 275 feet to that first building, that's 92 feet they could go in the air plus the 8 feet, that's actually 100 ft. The math just worked out nice and pretty

there. Um, so therein lies, you know, we did the best we could. I think we got this actually from another city that had done the studies of we've used it. Well, I I definitely have referred back to it. Um, but I want you to know that that they're asking for x amount of feet and and the and if they utilize this height restriction, it could have gone up to 100 275 ft. So, I hope there's comfort in there for you. So, I wanted to make sure we talked about that. Um, triangles are difficult shapes to develop on. uh if you're going to develop you you you wish you had this entire rectangular project uh if you combine both of them you have a nice pretty rectangle now problem is you have a road going through and you have two triangles basically with a curve very difficult to work with so I can appreciate uh some of the some of the limitations you have and therefore I think density is a is a factor that I know it's in our UDC I don't want to just blanketly say I don't care. I don't give it a lot of weight. Honestly, I'd rather have the tax revenue and a denser project. And and as you as you stated, this is a difficult project for anybody to utilize. Um I'd rather have that AV on the ground and uh and help the tax base. Secondly, um multifamilies, although they're not uh some consider them a four-letter word in this town, I I can appreciate that they're grouped together. It's much nicer to have them grouped together than oneoffs. Um Shadow Creek Ranch when they developed, they put a few of them together, but then they had some one-offs.

I can't say I cared for that, honestly. Um, if you look at uh the one that we passed and I believe council uh denied, um, what I liked about it is that big huge lake, there's multif family all around it. To me, if you put another one there, it's it's just another one. There's less of an impact to citizens and houses, etc. So, um, single family, I should have said. So, um, much appreciated that you're going to go across the street. I think that's a that's an that's a plus. Um I I do appreciate the distance to the western property being 275 ft. What we haven't discussed is the distance to the um northern property owners realizing those are not uh those are in an ETJ. Um I think that's correct. um would like to know the line of sight there and hopefully we fit under that. I am concerned that you don't know if you're going to do threetory or fourstory and and by the way in in your in the the write up here in table two it did say that it's 315 units to maximum. I think you may have stated 350 if I heard you correctly.

15 is what I intended to say.

Perfect. So, um, how you get there, I really don't care. But I I I do like to have this is a PD. Um, in in the cup process and in the PD process, we have the right to ask for a rendition and and for the uh applicant to stick to the rendition. And it gives me a little bit of uncomfortableness to uh to hear you say, "Well, we're going to go, you know, basically we're going to spend money after this zoning pro entitlement process is over with and then we'll figure out what what the buildings are going to look like and how they're going to lay out perfectly. If I'm voting for multif family across the street from another one and near some houses, I I certainly would like to. I think it's my responsibility to know what they're going to look like and have the renditions done ahead of time. And and I have to say I I'm not trying to be negative, but I have to say I was a little disappointed. And you know, you you said in your presentation it's going to be a three or four story building. Every one of your fancy drawings showed it as a three-story building. And so, you know, I I what I don't want is later on somebody to say, "I don't like it. is too tall and I'm in the car with them and I got to say, well, you know, they kind of presented it. Well, the drawings I saw were threetory and now they're fourstory. Um, so I I I guess there's a little bit of disappointment there u from that from that side of things. Um, not worried about the traffic. Happy you met with the HOA. Um, let's see. Yeah, I think I pretty much covered everything. Um, just also the the height of 65 ft just to make sure that the Parland Fire

Department is okay with that and there's I'm assuming you're going to sprinkler these um sir.

Is that typical? So, they're probably okay with it. But uh I just know that uh when we hit past 45 ft sometimes and this this goes back to two early 2000. So I'm sure that's been addressed by now. We've had some taller buildings. Um but I think that's it for me. I'm sorry I I do this instead of a straight path, but thank you. Appreciate the presentation and I appreciate you meeting with the HOA and the and the care you took and the time you took to get us here. Uh, Commissioner Henrik, here I have one more comment or question. How much is the one-bedroom apartment? The price to rent. Yeah.

Should be around 15 to$,550 on average. Okay. Month.

I mean, going back to your question about when people say I do not want any more multif family. Let's be real honest with each other here. If you're a single professional, a single mom, a teacher, work for the fire department, the police department, I mean, you all got your tax bill lately, right? Like, it's not gone cheaper. And our insurance, like my insurance went up $1,000 more. So, my point is my insurance and taxes alone are at least $1,500. Um, and then a brand new home in Parland now is what, 500,000? It's not attainable to live here if you're a young professional. So, your only choice is to go to apartments where a long time ago paran allowed uh hood housing. And I wouldn't if I was a young professional, I wouldn't want to live in that. Or you're going to go to a very old super age apartment complex that's 50 60 years old maybe. I mean, I don't know. Some of these are really old and they don't look like they've been well taken care of. So I think this is our way of allowing working professionals who want to live in this community to have something somewhere very nice to live that they can afford the community. And unfortunately their choices are not they don't have a lot of choices. I I can't think of anywhere else that's been recently built that has nice amenities that's $1,500. Like there's just there's no way. So, I think that's one of our our things we have to tell the community like, I'm glad you've lived here for 50 years, but you also bought your house for 50 grand. You know, it's not 50 grand anymore. So, new homes or home even even homes that have been on the ground for 20 years are 300 400,000. It's just with taxes and insurance, it's too high. And we need to provide alternatives to young professionals who

want to live and work in our community. And this is a product where we're saying you have to bring the luxury and the amenities and you have to make it nice or not. We're not going to say yes. So I think this is what we say to our constituents. They have a right want to live here.

Sure. No. And I I think we've had other planning and zoning commissioners that uh that had family their kids wanted to come back after four, five, six, seven years of working and and couldn't buy a house here. So, and I think as we did our comp plan, we discussed compact residential for that reason. um that that a typical home, if you look at the neighborhoods that have been established here since 1995, let's say, just just to throw out a date, those homes sit on 60, 70, 80, 90 foot lots, front feet, and therefore they built a larger house. Those resales now, as time's grown, I mean, the house I bought in 2005 for 232,000 is worth 500 plus now. So, I'm assuming in another 20 years it'll be a million-dollar home. It's not a million-dollar home to me. Um, but but times change and money changes. And and you make a great point. I I think as a planning board, we probably ought to do a little more planning and have these kind of discussions because I think it's great philosophical discussions for us to say we need to be considering compact housing. We need to stand up and say it is multif family. It doesn't have a great reputation around town. Multifamilies in general, but this one is right across the street from another. It's in the right location. What What's the criteria we would consider? Council has a different set of regul or thoughts that that that we do for for approving, right? Um but you you brought me to a you you woke me up for a second. Um, I did forget to mention the elevation that you showed, uh, the the front elevation versus the one across the street. I think it's a little different. Uh, they they they seem to be less urban

style and more hip roof on that on that front building. And I appreciate that you you you went to the back building. I think that was my comment that I said, you know, the back buildings of the one across the street are all hip roofs. I I just think that shows more hip roof than the one across the street. And maybe that's the case because I'm driving every day when I drive past it. I'm I'm kind of low and it doesn't have that that look. But what do you call these these uh these elements that pop up? You call them parapit wall.

Okay. And so we actually are designing the the elevations in our PD are the actual elevations of the phase one. And so we've stated we're required to uh materially the elevations need to be materially the same. And we also created a building articulation exhibit showing the depth changes in the facade along the length of the building from a plan view. Um so these are actually almost identical. The only difference is these are longer. Um, so there's a couple more units, but we also put a stipulation in there. If you if you took the full length of this building, let's say it's 100 ft long, we have to have 50 feet of parapit walls. So what's what that's doing is it's holding us to a standard where 50% of the length of the building has to have these modern parapit walls. Um, so that's in the PD and that's about the ratio and that was based off of what we built across the street.

It just seems to me um and I don't know if we have a photo a true driveby photo of it. It it seemed to me that it was uh more than 50%. Um, see it's it uh I don't think it is. We could give you the exact I could follow up with the exact measurement.

See one window in between those two large parapits there across the street. There's two. There's a minimum of two. There's three right there, but there's three across the street that you show. See how there's just one in between the three in the middle. And and maybe it is the angle of the picture. And if it is, I'm I'm if if you're matching the one across the street, wonderful. That's that's the intent. and we could work with planning staff to make sure. Okay, if you would. Perfect.

Okay, I think everything's been said. The only thing I want to say is I really appreciate you going and meeting with the HOA. That's one of my big pet peeves that a lot of people come in here and don't want to take the the neighbors into consideration. They just want us to approve it and then go on with it. and and uh it usually causes a lot of problems. Uh uh Mr. Dillard, I hope you are have a are a little bit eased uh your mind eased a little bit by the way things are have uh come out tonight and stuff. I think they're willing to be a good neighbor. Uh the distance and stuff, the sighteline uh I don't think you're going to have any of those problems and stuff that you were worried about. uh you know, they've they put in a good product across the street, they're going to follow through with this one here. Um being that uh we've got all of that said, so I think uh we call for the vote. All those in favor, sign by raising your right hand. All those opposed, same sign carry. Seven to zero. Trey, did you did you you voted four?

Okay. All right. All right. Seven to zero. Okay. 7. All right. Uh that brings us uh up to our city council update report. Thank you.

Thank you, chair. Uh so uh November 17th uh was the last uh city council meeting. It was a busy night uh with five items. So forgive me for going on a rabbit trail here, but uh follow along. Uh first we had the case uh with the McDonald's there at Dixie Farm behind Home Depot. um that ended up uh having discussions about traffic uh overall development of the property, potential nuisances uh and uh there were uh a few uh community members who came out and spoke out on that one. Uh ended up with a 0 to7 vote uh which is a negative vote uh for approval. Uh so that u that request did not get approved. uh and the applicant will go back to the drawing board to figure out what they can do uh with that property. Uh next we had and I'm going to cover the conditional use permits and then I'll go to the zone changes. So it's not going to line up with um with the agenda, but uh we had the 2121 Main Street uh auto repair request. Uh that's in the Oldtown General Business. Um I want to say it was cruising cars or something somebody something along those lines.

Um that ended up getting approval uh with the staff condition uh that had uh that we had talked about. Y'all uh passed the vote without the condition uh without the condition it would have gone to zoning board of adjustment. Uh council passed it with the condition. That just forces them to be in compliance with the the 10-foot setback there. Um then uh at the previous uh November I guess it would have been November 4th, November 3rd uh meeting. Uh there was discussion about the duplexes on uh Grand Boulevard. That one got postponed at that meeting and then showed back up to the the following meeting. Uh they ended up showing a uh if you remember there were four uh duplexes so eight units. Uh they showed a configuration with three duplexes. So they uh subbed out the the plan for that and approved it at a lower uh density you know indicating those three units instead of the the total four. Um, it got approved with a condition uh for it to meet UDC compliance and staff is still working on conducting that uh that analysis to make sure that everything is going to be copacetic for that development. Uh on to the zone changes. Um we had uh 1021 main. Uh that's for the handover property, the the bell bottom uh site or below bell bottom. Um there were a few members of the public

who came out uh talking about the heavy truck traffic, condition of Nap Road, uh you know, overall development of the property with drainage and and potential users of the site. Um, with that, uh, the applicant wanted to, uh, have some additional discussions with those adjacent property owners, uh, and council, uh, postponed the vote on that to allow, uh, the applicant and the, um, community members that came out to have some additional discussions. Uh, they're currently working through those, um, I want to say this week or next. Uh so don't anticipate taking that to the 15th uh but it'll go in early January. Um and then uh there was the uh Broadway and Oak Road uh multif family development. um ended up having some representatives uh from Avalon Terrace come out uh and speak about uh some issues that they were having and about traffic and uh you know overall uh congestion in that area. Uh it ended up having uh a vote of one to six uh one being the four six being the against uh for uh that. So that ended up with a failure for first reading. Um, just as a reminder, this is just an update, so it's not a discussion item. Uh, but I wanted to provide that for y'all. Okay. Thank you. I'm I'm really disappointed on some of this. I know it's not a discussion item, but I'm going to say it anyway. Uh, we have the same people in Pine Hollow come out and complain about something going in on that corner. regardless. Uh they

complained about everything that we've we've brought up so far. Uh you know, they're we're going to we're going to put a Dollar General in there. There's nothing they can do about that, but they're not okay with having a McDonald's right there when they can look across the street and throw a rock and hit a Panda Express. So, um that's all I'll say about that. uh city council and PNZ joint workshop December the 15th. Uh next PNZ meeting will be also December the 15th. Uh anyone know that they're not going to be here? Okay, we have two that say they're not going to be able to attend. All right. So, uh that being said, I'm going to adjourn this meeting at 7:48.