Jul 25, 2024 P&Z Commission

CANNOT BELIEVE YOU.

[00:00:01]

[1. Call to Order.]

PLEASE LET THE RECORD SHOW THAT ALL COMMISSIONERS ARE PRESENT.

NEXT IS THE NUMBER THREE,

[3. Director's report to the Planning & Zoning Commission on action taken by City Council on the July 18, 2024 meeting.]

GOOD EVENING.

I'M REPORTING ON ITEMS THAT WERE PRESENTED TO THE CITY COUNCIL DURING THE JULY 18TH MEETING.

UM, THEY DID REVIEW THROUGH THREE CASES THAT WERE AFFORDED FROM THE PLANNING AND ZONING COMMISSION.

UM, THE COUNCIL DID APPROVE THE ENTERTAINMENT, UM, OVERLAY.

UM, WE DID MAKE SOME CHANGES TO IT TO ADDRESS SOME OF THE CONCERNS WITH THE SIZE OF THE OVERLAY.

UM, SO IT WAS, UH, REWORDED TO SAY IT'S EITHER ONE LARGE PROPERTY THAT'S ABOUT 10 ACRES, OR IT COULD BE MADE UP OF MULTIPLE PROPERTIES WITH NO ACREAGE LISTED.

AND IT DID GET CLARIFIED FURTHER TO SAY THAT IT, UM, COULD BE APPROVED OTHERWISE.

UM, WE ALSO ADDED A MINIMUM NUMBER OF BOOTHS FOR, UH, FARMER'S MARKETS, BUT THOSE ARE THE, THE MAJOR CHANGES, UM, THAT WENT FORWARD.

UH, THE COUNCIL ALSO REVIEWED THE SILENCER SHOP VARIANCE REQUESTS REGARDING THE SIDEWALK, AND THEY APPROVED THE VARIANCE AND THEY ALSO APPROVED THE AURORA TRACK ZONING CASE AT HERO WAY AND LAKELINE.

AND THAT'S IT FOR MY REPORT.

THANK YOU.

THANK YOU.

NUMBER

[4. Review of meeting protocol.]

TO MY LEFT ON THE WALL IS, UH, THE WAY WE CONDUCT OUR MEETINGS IF YOU'D LIKE TO LOOK THAT OVER.

NEXT IS PUBLIC COMMENTS.

FOR ITEMS NOT LISTED ON THE AGENDA, DOES ANYONE HAVE A COMMENT THEY'D LIKE TO MAKE ABOUT SOMETHING THAT IS NOT ON TONIGHT'S AGENDA? SEEING DONE WE'LL

[ CONSENT AGENDA: ACTION]

AGENDA ITEM SIX.

UM, APPROVAL OF THE MINUTES.

MOTION TO APPROVE.

SECOND.

MOTION TO MOTION TO APPROVE BY COMMISSIONER MAY.

SECONDED BY COMMISSIONER COLOM.

ALL THOSE IN FAVOR? NO OPPOSED.

OKAY.

NEXT

[7. Conduct a Public Hearing and consider action regarding Comprehensive Plan Case CPA-23-0007 to amend the Comprehensive Plan to update the mix of land uses associated with the Activity Center and Zoning Case Z-22-0023 to amend the current zoning of TOD/PUD-CD  (Transit Oriented Development / Planned Unit Development – Conventional Development Sector) to adopt the Pioneer Farmstead PUD (Planned Unit Development) with the base zoning of SFL-2-A (Single-Family Limited), SFT-2-A (Single-Family Townhouse), CH-2-A (Cottage Housing), and GC-3-A (General Commercial) on one (1) parcel of land approximately 56.65 acres ± in size, more particularly described by Williamson Central Appraisal District Parcel R032213; and generally located northeast of the intersection of 183A Toll Road and East San Gabriel Parkway, Leander, Williamson County, Texas. 

• Discuss and consider action regarding CPA-23-0007 as described above.
• Discuss and consider action regarding Zoning Case Z-22-0023 as described above.

ITEM NUMBER SEVEN, CONDUCT A PUBLIC HEARING AND CONSIDER ACTION REGARDING COMPREHENSIVE PLAN CASE CPA DASH 23 DASH 0 0 0 7 TO AMEND THE COMPREHENSIVE PLAN TO UPDATE THE MIX OF LAND USES ASSOCIATED WITH THE ACTIVITY CENTER AND ZONING CASE C DASH 22 DASH 0 0 23.

TO AMEND THE CURRENT ZONING OF TODP CD TRANSIT-ORIENTED DEVELOPMENT, PLANNED UNIT DEVELOPMENT, CONVENTIONAL DEVELOPMENT SECTOR TO ADOPT THE PIONEER FARMSTEAD PUD WITH BASE ZONING OF SFL TWO A SFT TWO, A CH TWO, A GC THREE A ON ONE PARCEL OF LAND THAT'S SHOWN ON THE AGENDA.

THIS IS GENERALLY LOCATED AT THE INTERSECTION OF 180 3 A AND EAST SAN GABRIEL PARKWAY.

STAFF PRESENTATION, GOOD EVENING COMMISSION.

THIS IS THE FIRST STEP IN THE ZONING PROCESS.

THE APPLICANT HAS MADE A REQUEST TO CHANGE THE ZONING DISTRICT OF THEIR PROPERTY IN ORDER TO DEVELOP A SINGLE FAMILY NEIGHBORHOOD WITH COMMERCIAL USES ALONG 180 3 A TOLL ROAD.

THE 2020 LEANDER COMPREHENSIVE PLAN ADOPTED APRIL 1ST, 2021, HAS DESIGNATED THIS SUBJECT, UH, PROPERTY WITH THE ACTIVITY CENTER, FUTURE LAND USE CATEGORY.

GENERALLY, THE DESIRED LAND USE MIX OF THE ACTIVITY CENTER IS LISTED AS 70 TO A HUNDRED PERCENT NON-RESIDENTIAL AND ZERO TO 30% RESIDENTIAL.

YOU CAN FIND THIS ON PAGE 92 OF THE COMPREHENSIVE PLAN.

THE APPLICANT HAS REQUESTED TO AMEND THE COMPREHENSIVE PLAN, UH, TO ALLOW FOR THE LAND USE PERCENTAGES OF 60% RESIDENTIAL AND ZERO TO 40% NON-RESIDENTIAL OPEN SPACE, AND CITY OWNED LAND WITHIN THE ACTIVITY CENTER.

IN ADDITION TO THE COMPREHENSIVE PLAN AMENDMENT, THE APPLICANT HAS SUBMITTED A REQUEST TO CHANGE THE DESIGNATED ZONING DISTRICT OF THEIR PROPERTY IN ORDER TO DEVELOP THIS MIXED USE PROJECT.

THE APPLICANT IS PROPOSING APPROXIMATELY 18.7 ACRES OF COMMERCIAL USES, 27.2 ACRES OF RESIDENTIAL USES AND 3.6 ACRES OF OPEN SPACE.

THE PUD PROPOSES GC GENERAL COMMERCIAL SINGLE FAMILY LIMITED SINGLE FAMILY TOWNHOUSE AND COTTAGE HOUSING.

THE PUD INCLUDES A MAXIMUM OF 325 RESIDENTIAL UNITS AND INCLUDES CODE MODIFICATIONS IN EXHIBIT A.

THE PLAN UNIT DEVELOPMENT INCLUDES THE FOLLOWING HIGHER STANDARDS IN WAIVERS, RE REQUEST, OR, AND IS REQUESTING THE FOLLOWING WAIVERS.

SO FOR THE HIGHER STANDARDS, UH, THEY ARE PROHIBITING USES NORMALLY ALLOWED WITHIN GC USE COMPONENT.

THEY WILL ALSO HAVE RESIDENTIAL UNITS THAT MUST FRONT ONTO THE HISTORIC FARMSTEAD PROPERTY.

UH, THEY WILL HAVE A MASTER SIGN PLAN.

UH, THERE WILL BE A, THERE'S A HIGHER STANDARD OF PEDESTRIAN CONNECTIONS TO SURROUNDING DEVELOPMENTS.

AND, UH, THERE WILL BE A LIMITATION ON THE LOCATION OF A GAS STATION AND CAR WASH THAT THEY'RE PROPOSING.

UH, SOME WAIVERS THAT THEY'VE

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UM, SOME SPECIAL CONSIDERATIONS WITHIN THIS REQUEST.

UH, THIS ITEM WILL REQUIRE TWO ACTIONS TO BE TAKEN BY THE COMMISSION AND COUNCIL.

IF THE COMMISSION AND COUNCIL WISH TO APPROVE THE ZONING REQUESTS, THEY WILL FIRST NEED TO APPROVE THE COMPREHENSIVE PLAN AMENDMENT.

THE ACTIVITY CENTER IS CURRENTLY DEVELOPED AS 89.4% RESIDENTIAL IN 10.6%.

NON-RESIDENTIAL USES.

THE PROPOSED CHANGE WILL INCREASE THE PERMITTED PERCENTAGE OF DEVELOPMENT, UM, RESIDENTIAL USES.

UH, THE REQUEST ALSO DOES NOT ADHERE TO THE WATER RESOLUTION APPROVED BY THE CITY COUNCIL.

ORDINANCE 22 DASH 0 3 1 DASH ZERO WATER RES RE, UH, RESOLUTION, WHICH PRIORITIZES LOW DENSITY USES OR USE COMPONENTS S-F-R-S-F-E AND SFS.

UM, ALSO THIS CASE WAS DELAYED, UM, BY THE APPLICANT DURING THE APRIL 25TH, 2024 MEETING TO ALLOW THE APPLICANT TO CONSIDER FEEDBACK RECEIVED FROM THE NEIGHBORHOOD OUTREACH MEETING ATTENDEES.

UM, SO FOR THE PROPERTY LOCATION, UM, SO RIGHT HERE YOU HAVE THE SUBJECT PROPERTY.

THIS MIDDLE PORTION IS THE, UH, BRYSON FARMSTEAD.

SO IT'S JUST THIS OUTER PORTION RIGHT HERE.

YOU HAVE SOME TREE COVERAGE IN THE BACK AND THEN MOSTLY OPEN SPACE.

UH, ALONG THE 180 3 FRONTAGE, YOU'RE GONNA HAVE THE, UH, BRYSON COMMUNITY RIGHT HERE.

YOU HAVE AVEN RIDGE APARTMENTS THAT ARE LOCATED RIGHT HERE.

AND THEN HERE'S ST.

DAVID'S AND NORTHLINE.

YOU HAVE SAN GABRIEL, UH, EAST SAN GABRIEL PARKWAY RUNNING RIGHT HERE, EAST TO WEST.

AND THEN THE 180 3 TOLL RIGHT HERE.

AND THEN BACK HERE WOULD BE THE PLEASANT HILL ROAD.

UH, FOR PUBLIC NOTIFICATION.

PUBLIC NOTICES WERE MAILED ON BEHALF OF THE CITY, UH, TO ALL PROPERTY OWNERS WITHIN 200 FEET.

THE AGENT ALSO REACHED OUT TO ALL PROPERTY OWNERS, UH, PROPERTY ZONE, SINGLE FAMILY, AND ANY PROPERTIES USED AS SINGLE FAMILY USES WITHIN 500 FEET.

AS PER ARTICLE 10, SECTION 3D OF THE COMPOSITE ZONING ORDINANCE, ANY HOMEOWNERS ASSOCIATIONS LOCATED WITHIN 500 FEET WERE ALSO CONTACTED.

THE APPLICANT REACHED OUT TO THE SURROUNDING NEIGHBORHOOD AND RESIDENTIAL PROPERTY OWNERS ON, UH, MARCH 25TH, 2024, WHICH INCLUDED GOING DOOR TO DOOR AND HAND DELIVERING NOTIFICATION LETTERS AND DISCUSSING THE PROJECT WITH ANY RES RESIDENTS AVAILABLE TO SPEAK.

NO IMMEDIATE CONCERNS OR QUESTIONS WERE RAISED DURING THIS OUTREACH.

FOLLOWING THE INITIAL OUTREACH, THEY HAVE CORRESPONDED WITH SOME OF THE NEIGHBORHOOD COMMUNITY MEMBERS REGARDING THE PROJECT.

SOME CONCERNS BROUGHT UP INCLUDE TRAFFIC, NOISE AND CRIME.

IN ADDITION, THEY VIRTUALLY ATTENDED A MEETING WITH THE BRYSON COMMUNITY ASSOCIATION HELD ON APRIL 16TH, 2024, AND PRESENTED THE PUD DOCUMENTS, ANSWERED QUESTIONS AND NOTED CONCERNS.

THESE CONCERNS INCLUDED TRAFFIC SCREENING WALLS AND ACCESS TO THE DOG PARK.

IN ADDITION, AN ADDITIONAL IN PER AN ADDITIONAL IN-PERSON MEETING WAS HELD BY THE BRYSON OR WITH THE BRYSON COMMUNITY ON APRIL 23RD, 2024.

THE APPLICANT, UH, DELAYED THE PUBLIC HEARING AT THE APRIL 25TH, 2024 PLANNING AND ZONING MEETING TO ADDRESS THE CONCERNS.

NO CHANGES WERE MADE TO THE REQUESTS.

FOLLOWING THE DELAY, YOU CAN SEE THE FULL REPORT IN THE PACKET.

AND THEN IN CLOSING, UH, STAFF DOES NOT SUPPORT THE AMENDMENT TO THE COMPREHENSIVE PLAN TO ALTER LANGUAGE IN ORDER TO INCREASE THE AMOUNT OF ALLOWABLE RESIDENTIAL.

THE ZONING REQUEST REQUIRES THAT THE ACTIVITY CENTER BE ALTERED TO ALLOW UP TO 60% RESIDENTIAL USES INSTEAD OF THE CURRENTLY ALLOWED ZERO TO 30%.

IN ADDITION TO THE ZONING REQUESTS BEING INCONSISTENT WITH THE CURRENT REQUIREMENTS OF THE ACTIVITY CENTER, IT IS NOT CONSISTENT WITH THE ORDINANCE.

22 DASH 0 3 1 0 0 WATER RESOLUTION, WHICH PRIORITIZES LOW DENSITY USE COMPONENTS.

S-F-R-S-F-E AND SFS STAFF RECOMMENDS DENIAL OF THE COMPREHENSIVE PLAN AMENDMENT AND THE RESIDENTIAL PORTION OF THE ZONING REQUEST.

I'LL BE AVAILABLE FOLLOWING THE APPLICANT'S PRESENTATION AND PUBLIC HEARING.

THANK YOU.

THANK YOU APPLICANT PRESENTATION.

THANK YOU.

GOOD EVENING, CHAIR.

UH, MY NAME'S AMANDA SWARNER GROUP.

PLEASE FORGIVE MY VOICE.

UM, AND IF I COUGH, I ON THE VERY FAR END OF THE SUMMER COLD THAT EVERYBODY GOT, AND THE COUGH IS THE VERY LAST THING TO GO.

SO, UM,

[00:10:01]

DO I JUST, JUST FALL FORWARD BACK AND IF YOU WANT TO POINT OUT ANYTHING, YOU CAN JUST POINT AT THIS SCREEN OR THAT ONE THERE.

GOOD LUCK.

GODS SPEED, .

THANK YOU.

UM, AGAIN, MY NAME'S AMANDA SWO WITH RENER GROUP.

THANK YOU FOR THE OPPORTUNITY TO BE HERE THIS EVENING.

I ALSO DO HAVE NSH, UM, WHO'S WITH THE PROPERTY OWNER.

UM, HERE, IF YOU HAVE ANY QUESTIONS THAT I CAN'T ANSWER, UM, HE WOULD BE HAPPY.

UM, HIM AND HIS FAMILY HAVE BEEN THE PROPERTY OWNERS OF THIS SITE FOR A REALLY LONG TIME.

I DO ALSO BELIEVE THAT THERE'S A MEMBER OF THE NEIGHBORHOOD HERE TO SPEAK.

UM, I WOULD ALSO ADD THAT IN ADDITION TO THE WE, SO WE KNOCKED ON DOORS, , UM, WE HAD, WE'VE HAD THREE NEIGHBORHOOD MEETINGS.

AND, UM, I'M EXCITED TO TALK OF SOME OF THE ITEMS THAT WERE IN HERE.

UM, AS STAFF MENTIONED, WE DID DELAY AND NOT COME TO YOUR APRIL MEETING, UM, WITH SOME VERY EXPLICIT INTENT.

UM, IN SOME OF, IN A LOT, UH, MOST OF OUR CONVERSATIONS WITH THE NEIGHBORS, THERE WAS A LOT OF, UM, CONCERN AND CONFLICT BETWEEN OUR PRESENTATION AND THE CITY'S PROJECT THAT WAS GOING FORWARD.

AND IN TALKING WITH SOME FOLKS, IT MADE SENSE TO SEPARATE THOSE PROJECTS SO THAT WE KNEW WHAT WAS HAPPENING WITH THE PROPERTY THAT'S INTERNAL TO OUR SITE AND WOULD KNOW HOW TO ADDRESS IT IF THERE WAS A PROJECT MOVING FORWARD VERSUS JUST TRYING TO GUESS WHAT WAS HAPPENING IN THAT PROPERTY AT THAT TIME.

SO WITH THAT, I'M GONNA, UM, RUN THROUGH WHAT OUR PROPOSAL IS, HOPEFULLY ANSWER SOME QUESTIONS THAT I JUST KNEW YOU WERE GONNA ASK, AND THEN, UM, PAUSE AND ANSWER ANY QUESTIONS THAT YOU DO HAVE.

UM, AS STAFF MENTIONED, WE ARE THE PROPERTY THAT IS OUTLINED IN YELLOW.

THE, UM, YELLOW INSERT IN THE MIDDLE OF THE SITE IS WHAT IS CONTROLLED BY THE CITY.

OUR SITE IS JUST OVER 56 ACRES.

IT IS CURRENTLY VACANT, AND MOST THE STAFF COVERED.

THIS IS CURRENTLY ZONED TOD AND IS PART OF THE, UM, CONVENTION DEVELOPMENT SECTOR.

WE ARE REQUESTING A, UH, A PUD ZONING DESIGNATION ON THE SITE TO ALLOW FOR THE DEVELOPMENT OF A MIXED USE PROJECT.

WHAT OUR PROPOSAL IS, IS, UM, A TRULY MIXED USE PROJECT HORIZONTALLY.

SO WE, I'LL TALK ABOUT THIS IN A SECOND, BUT THIS IS A PROJECT THAT HAS BEEN GOING ON FOR MANY YEARS.

WE ORIGINALLY STARTED THIS IN 2002 OR 2022.

UM, I'VE BEEN INVOLVED IN THIS PROJECT FOR OVER 18 MONTHS.

UM, WE HAVE SPENT A LOT OF TIME WITH STAFF.

UM, THEY'VE BEEN VERY GRACIOUS WITH THEIR TI THEIR TIME IN HELPING US GET THROUGH THIS PROJECT.

AND WHAT WE'VE TRIED TO DO IS COME UP WITH SOMETHING THAT IS, UM, VIABLE THAT WILL ACTUALLY, UH, WORK ON THIS PIECE OF PROPERTY.

SO WHAT WE ARE PROPOSING IS, UH, A LITTLE OVER 18 ACRES OR A THIRD OF THE PROPERTY THAT IS ALONG THE 180 3 A FRONTAGE ROAD AND MAKES THE TURN THAT WILL BE COMMERCIAL SPACES, A LITTLE OVER 27 ACRES.

THAT WOULD BE A MIX, UH, RESIDENTIAL COMPONENT, AND THEN THREE AND A HALF ACRES OF PARKLAND.

THE MAXIMUM NUMBER OF RESIDENTIAL UNITS ON THIS PROPERTY WOULD BE 325 UNITS.

THOSE STAFF REALLY COVERED THESE PIECES.

WE, WE, UH, REALLY PUT A PAUSE ON THIS PROPERTY AROUND THE TIME OF THE FREEZE.

UM, THAT'S HOW I REMEMBER IT IN MY BRAIN.

SO, UH, THAT WOULD'VE BEEN, UH, WINTER OF 2023.

WE HAD TALKED A LOT WITH STAFF AND THEY SAID, LOOK, THE, THE COMP PLAN SAYS COMMERCIAL, YOU NEED TO COME BACK WITH COMMERCIAL.

AND WE SAID, OKAY, WE HEAR YOU.

LET'S PAUSE.

AND WE HIRED A MARKET ANALYSIS, A MARKET ANALYSIS TEAM TO COME IN.

AND THEY SPENT, UM, ALMOST SIX MONTHS DOING A COMPREHENSIVE ANALYSIS OF THIS AREA THAT WE HAVE SHARED WITH STAFF TO HELP US GAUGE WHAT WOULD AND COULD WORK IN THIS AREA.

WAS IT THAT WE REALLY COULD PUT 55 ACRES OF COMMERCIAL AND IT WOULD SURVIVE? WAS IT THAT FIVE ACRES OF COMMERCIAL WAS ALL THAT WAS NECESSARY HERE? WE WANTED TO BE ABLE TO MEET, COME UP AND STAND IN FRONT OF YOU WITH A REALLY STRAIGHT FACING.

WE HAD DONE ALL OF OUR DUE DILIGENCE TO KNOW WHAT WOULD ACTUALLY WORK IN THIS AREA AND WHAT WOULDN'T WORK IN THIS AREA.

AND WHAT THE ANALYSIS CAME BACK WITH IS THAT CAN SOME COMMERCIAL BE SUPPORTED HERE? YES.

UH, SPECIFICALLY ALONG THE FRONTAGE AND ALONG THE HARD CORNER.

BUT GIVEN THE DEPTHS OF THE SITE, THE VISIBILITY, THE ACCESS, AND THE LARGE AMOUNT OF ADDITIONAL COMMERCIAL THAT'S ALREADY IN THE AREA OR PROPOSED IN THE AREA, DOING 55 ACRES OF COMMERCIAL IN THIS AREA, IN THIS LA LOT WOULD NOT BE SUPPORTED.

IT WOULD RESULT IN ONE OF TWO THINGS.

IT WOULD RESULT IN THE PROPERTY NEVER BEING DEVELOPED.

UH, IT WOULD RESULT IN SHELL BUILDINGS GOING UP AND NOT BEING OCCUPIED, OR IT WOULD RESULT IN THIS PROPERTY COMING IN, HAVING SOME SUCCESS, BUT CLOSING DOWN OTHER AREAS OF THE CITY BECAUSE THIS WOULD BE THE NEWER, UM, SECTIONS OF RETAIL.

BUT THE MARKET ANALYSIS OVERWHELMINGLY SAID THAT 55 ACRES OF COMMERCIAL WAS NOT SUPPORTED, UM, IN THIS AREA WHERE THE CITY IS TODAY.

BASICALLY.

THAT'S EVERYTHING THAT I JUST SAID.

THAT'S, THAT'S UP THERE, .

UM, AS I SAID, WE DID WORK WITH STAFF FOR A VERY LONG TIME AND WERE ABLE TO INCORPORATE THEIR FEEDBACK AS WELL AS SOME OF THE FEEDBACK FROM THE NEIGHBORHOODS.

SO WE HAVE PROHIBITED SOME GR USES.

THE LAST MEETING THAT WE HAD WITH THE NEIGHBORHOOD ASSOCIATION WAS IN, AT THE BEGINNING OF JULY, END OF JUNE.

THEY HAD INITIALLY SAID THAT THERE WERE SOME ADDITIONAL PROHIBITED USES

[00:15:01]

WE REACHED , WE REACHED OUT A COUPLE OF TIMES AND, UM, DID NOT RECEIVE SPECIFIC FEEDBACK.

IF ANY IS GENERATED OR IF THERE ARE ADDITIONAL USES THAT ARE PROPOSED TO BE PROHIBITED.

WE ARE HAPPY TO CONSIDER THOSE.

UM, AT THIS POINT IN TIME, WE JUST WEREN'T WITH OUR BEST JUDGMENT AND WHAT, WHAT STAFF ANTICIPATED.

UM, WE ALSO KNOW THAT THE FARMSTEAD IS A REALLY BIG PIECE OF THE COMMUNITY AND WHAT'S GONNA HAPPEN.

WE WANTED TO MAKE SURE THAT THERE WAS, UM, NO BACK TURN TO THAT PROJECT.

SO A STAFF SAID RESIDENTIAL BUILDINGS ARE REQUIRED TO FRONT ALONG, UM, THE BRYSON OR THE FARMSTEAD PIECE OF PROPERTY.

THE, WE ARE REQUESTING THE MIX OF USES OF RESIDENTIAL.

UH, WE ARE HAVE LIMITED THE HEIGHT OF THE RESIDENTIAL PIECES TO 40 FEET AND THEN A PORTION OF THE PROPERTY TO 30 FEET.

SO I'M A VISUAL PERSON.

THIS HELPS ME.

SO THIS IS THE ENTIRE 56 ACRES, UH, OF THE PROPERTY.

WHAT WE HAVE DONE IS, AGAIN, A THIRD OF THAT, WHICH IS SHOWN IN RED WOULD BE COMMERCIAL.

IT IS THE ENTIRE FRONTAGE OF 180 3 A.

IT MATCHES SPATIALLY WITH ALL OF THE COMMERCIAL THAT IS ALONG 180 3 TODAY.

UM, MA MATCHING THAT ENTIRE DEPTH, IT TURNS THE HARD CORNER AND GOES UP, UM, UP THE INTERSECTION TO THE EAST.

WHAT THE PROPERTY THEN DOES IS TRANSITIONS TO THE EXISTING BRYSON HOMESTEAD THAT IS BEHIND THIS PROPERTY.

UH, ONE OF THE OVERWHELMING THINGS THAT WE HEARD FROM THE COMMUNITY THAT'S THERE IS POLICE IS NOISE, RIGHT? THEY DON'T WANT NOISE.

THEY DIDN'T WANT HEIGHT, THEY DIDN'T WANT COMMERCIAL RIGHT NEXT TO THEIR PROPERTY.

THEY WERE ACTUALLY HAPPY WHEN WE TOLD THEM THAT THERE WAS, THAT WE WERE PROPOSING THE ABILITY TO HAVE A TRANSITION OF COMMERCIAL, UH, FROM, FROM THE RESIDENTIAL TO MORE RESIDENTIAL THAN TO COMMERCIAL.

THE AREA IN YELLOW IS WHERE THAT MIXED RESIDENTIAL IS PROPOSED.

THAT AREA WILL HAVE ALL OF ITS OWN AMENITIES.

ONE OF THE BIG CONCERNS WE HEARD, UH, WAS JUST THE MISINFORMATION THAT IF THERE WERE ANY NEW RESIDENTS IN THIS AREA THAT THEY WOULD GO AND USE ALL OF THE EXISTING FACILITIES, UM, THAT BRYSON HAD.

UM, THAT IS NOT THE CASE.

THERE WOULD, THIS WOULD BE A 3.6 ACRE PARK AND THEN WITHIN THE YELLOW THERE WOULD BE DOG PARKS, POOLS, TRAILS, SWIMMING POOLS, ALL ALL OF THOSE ITEMS. UM, ONE OTHER THING I DID WANNA POINT OUT IS THE AREA THAT'S HATCHED IN RED AT THE HARD CORNER.

THAT IS AN AREA THAT IS PROPOSED TO HAVE A, A HEIGHT LIMITATION OF 30 FEET SO THAT ANYBODY GOING THROUGH THE INTERSECTION WOULD BE ABLE TO SEE AND UTILIZE WHAT THE CITY, UH, DOES EVENTUALLY WITH THE, UH, FARMSTEAD THAT'S IN THE MIDDLE OF THE PROPERTY.

LEMME JUST GET THROUGH A COUPLE OF THESE THINGS.

I PRO TALKED ABOUT THE USES.

UM, TRAFFIC DID COME UP QUITE A BIT AT THE NEIGHBORHOOD MEETINGS.

AT THIS POINT IN TIME, TRAFFIC WILL BE HANDLED AT THE TIME OF SITE DEVELOPMENT PERMIT.

WE DID TALK THROUGH WHERE OUR PROPOSED ACCESS POINTS ARE, WHERE ROADS ARE GONNA NEED TO MEET UP, THE THINGS THAT WE KNOW FOR SURE ARE GONNA HAPPEN.

BUT GIVEN THE, THE TIMELINE THAT A PROJECT LIKE THIS WILL TAKE TO DEVELOP AND THE ONGOING TDOT AND UM, CTMA IMPROVEMENTS, UH, THAT IT MAKES MORE SENSE TO STUDY TRAFFIC AT THE TIME OF SITE DEVELOPMENT PERMIT WHEN SPECIFIC USES ARE KNOWN VERSUS ARBITRARILY AT THE TIME OF ZONING.

SO, UM, SO WE DID TALK ABOUT THE COMPREHENSIVE PLAN, UM, IN THE COMPREHENSIVE PLAN AMENDMENT.

SO WE ARE MAKING A REQUEST TO BE ALLOWED TO HAVE UP TO 60% TO HAVE 60% OF THE PROPERTY BE RESIDENTIAL WHILE, UM, THE LANGUAGE ON THE PAPER SAYS THAT IT'S INCREASING THE AMOUNT OF RESIDENTIAL.

WHEN YOU LOOK AT THE PLAN THAT'S IN YOUR STAFF BACKUP, IT SHOWS THIS PIECE OF PROPERTY AS PRESUMED RESIDENTIAL, RIGHT? WHICH IS WHERE THOSE NUMBERS TODAY COME FROM OF BASICALLY 89% RESIDENTIAL AND JUST OVER 10% COMMERCIAL.

WHEN YOU ACTUALLY PUT THIS PROPERTY, IT'S 55 ACRES.

IT'S A BIG CHUNK OF THE OVERALL ACTIVITY CENTER.

WHEN YOU PUT THIS INTO PLAY, IT TAKES THAT, UH, THE ACREAGE AND TAKES IT FROM 10% TO 20%.

SO WE'RE DOUBLING THE AMOUNT OF ACREAGE WITHIN THIS ACTIVITY CENTER THAT IS COMMERCIAL.

AT LEAST THAT'S OUR PROPOSAL.

WE'RE INCREASING THE AMOUNT OF OPEN SPACE, UM, AS WELL.

UH, AND WE ARE ADDING THE RESIDENTIAL, BUT WE ARE HAVING A SIGNIFICANT IMPACT ON THE AMOUNT OF COMMERCIAL SPACE THAT IS IN HERE VERSUS WHAT'S IN THE, IN THE NUMBERS TODAY, WHICH IS PRESUMED 100% RESIDENTIAL.

WE ALSO, UM, LOOKED AT THE WATER NUMBERS.

SO WATER WE KNOW AS A BIG, UM, COMPONENT OF THE COMMUNITY AND SOMETHING THAT WE ARE, WE TAKE VERY SERIOUSLY.

THE PROPOSAL THAT WE HAVE TODAY IS THAT IS THE TRUE MIXED USE PROJECT AT 56 ACRES.

THAT PROJECT WOULD, UM, RESULT IN THE CONSUMPTION OF 425 LU.

WE LOOKED AT IF THIS PROPERTY WERE 100% COMMERCIAL.

UM, WITH THAT, THIS PROJECT WOULD UTILIZE, UM, ADDITIONAL LUE OVER THE 400 AND UM, 425 THAT OUR PROJECT WOULD PROPOSE FOR A TOTAL OF 501 L LUE.

AND THEN WE LOOKED AT THE OTHER SCENARIO, WHICH, UH, YOU SEE IN HERE A LOT IS THE TRUE, TRUE MULTI-FAMILY VERTICAL MIXED USE THAT WOULD UTILIZE 854 LUE.

[00:20:01]

IT ACTUALLY UTILIZES THE LOWEST NUMBER OF LUE OF ANY OF THESE POTENTIAL PROJECTS.

I TALKED A LOT.

THANK YOU FOR LISTENING.

I REALLY APPRECIATE IT.

WE ARE HERE TO ANSWER ANY QUESTIONS AND UM, THANK YOU FOR YOUR CONSIDERATION OF OUR REQUEST.

THANK YOU.

WE'LL, IF WE HAVE ANY QUESTIONS, WE'LL CALL YOU BACK UP.

THANK YOU FOR THE PUBLIC HEARING.

THANK YOU.

OKAY.

AT THIS TIME WE'LL OPEN THE PUBLIC HEARING.

WE HAD 37 ONLINE SUBMITTALS IN OPPOSITION OF THE REQUEST.

THESE WILL BE ENTERED INTO THE OFFICIAL RECORD.

WE WILL NOT BE READING THOSE OUT LOUD.

I HAVE TWO PEOPLE SIGNED UP TO SPEAK IN PERSON.

THE FIRST ONE IS BENJAMIN DAVIS.

MR. DAVIS, IF YOU WOULD STATE YOUR NAME AND ADDRESS FOR THE RECORD WHEN YOU COME UP, YOU'LL HAVE THREE MINUTES.

THANK YOU.

I'M BENJAMIN DAVIS AT 1924 WOOLSEY WAY.

I'M A RESIDENT IN THE BRYSON COMMUNITY.

SO FIRST THANK YOU FOR YOUR TIME.

UM, I HAVE FOUR SPECIFIC OBJECTIONS THAT I'D LIKE TO RAISE ON THIS PROPOSAL.

SO, AND I'D LIKE TO NOTE THAT ALTHOUGH THE DEVELOPER REQUESTED A DELAY TO ADDRESS OUR COMMUNITY CONCERNS, THEY NEVER ACTUALLY AMENDED THE ORIGINAL REQUEST.

I DON'T BELIEVE THAT OUR CONCERNS REALLY HAVE BEEN ADDRESSED HERE.

SO MY FIRST OBJECTION IS RELATED TO THE DENSITY OF THE HOUSING THAT'S ASKED FOR IN THIS ZONING.

UM, AN ACTIVITY AREA, UH, THAT THIS IS ALREADY CONTAINS, UH, HUNDREDS OF MULTI-FAMILY MIXED USE RESIDENCES AND MANY SINGLE FAMILY HOMES IN THIS AREA.

HOWEVER, THERE'S NOT A SINGLE DESTINATION HERE THAT MEETS THE OBJECTIVE OF THE ACTIVITY CENTER.

NOTHING IN HERE IS ADDING ACTIVITIES, AMENITIES, SHOPPING RESTAURANTS.

AND THIS PROPOSAL FOCUSES TOO MUCH ON ADDING MORE DENSE RESIDENTIAL TO THE AREA.

THINGS THAT ARE ALREADY FOUND IN ABUNDANCE IN OUR NEIGHBORHOOD AND NOT ENOUGH ALTERNATIVE ZONING.

MY SECOND OBJECTION THAT I'D LIKE TO RAISE IS RELATED TO THE ZONING TYPE.

THE GC THREE A AND THE PUD NOTES, I THINK MAKE IT PRETTY CLEAR THAT THEY'RE LASER FOCUSED ON ADDING GAS STATIONS AND CAR WASHES.

WE DO NOT NEED MORE GAS STATIONS AND CAR WASHES.

AND LEANDER SHOULD BE MORE THAN JUST A COMMUTER TOWN TRAVELING TO LIBERTY HILL AND CEDAR PARK FOR OUR NEEDS.

THE ACTIVITY CENTER HERE INTENDS, I THINK, TO PROVIDE A LOT MORE, AND I STRONGLY FEEL LIKE A ZONING LIKE GC ONE A OR GC TWO A SHOULD BE CONSIDERED AS AN ALTERNATIVE THAT WOULD REQUIRE HIGH QUALITY COMMERCIAL TO BE BUILT IN LIEU OF MORE GAS STATIONS.

MY THIRD OBJECTION IS THE REQUESTED WAIVER FOR THE 40 FOOT HEIGHT LIMIT.

UH, THAT'S THE 40 FOOT HEIGHT LIMIT FOR RESIDENTIAL AND 60 FOOT FOR COMMERCIAL.

I NOTICED THAT THEY ARE PROTECTING THE BRYSON FARMSTEAD WITH A 30 FOOT LIMIT THERE SO PEOPLE CAN SEE IN THE BRYSON FARMSTEAD, BUT THEY DON'T OFFER ANY PROTECTIONS TO THE RESIDENTS THAT ARE SURROUNDING THE NEIGHBORHOOD.

AND YOU CAN SEE THERE'S QUITE A FEW SINGLE FAMILY HOMES AND OTHER THINGS SURROUNDING THE AREA.

UM, MY POINT HERE IS THAT THIS IS NOT A FA FLAT NEIGHBORHOOD EITHER.

THE AVERAGE ELEVATION AT THIS LOCATION IS ALREADY 82 FEET, UH, ABOVE THE AVERAGE LOCATIONS IN BRYSON.

PUTTING COMMERCIAL HERE WOULD BE ABOUT 142 FEET ABOVE THE AVERAGE STREET IN BRYSON.

UM, NOW LAST APRIL WHEN WE WERE HERE AND THIS WAS DELAYED, THIS COMMISSION REQUESTED THE CREATION OF THE HERO MINOR PUD AROUND A SIMILAR ISSUE WHERE A DEVELOPER HERO WAY AND RONALD REAGAN, UH, WHICH IS ALSO AN ACTIVITY CENTER AND A SIMILAR DISTANCE TO SINGLE FAMILY HOMES IS FOUND HERE.

AND THAT PUD CAME BACK AND SAID THEY AGREED TO A 35 FOOT HEIGHT LIMIT AND SINGLE STORY RESTRICTIONS AND MORE EXCLUSIONS ON ACCEPTABLE USE THAN IS PROPOSED IN THIS P.

UM, IN CONTRAST, THIS PUD ALLOWS FOR 40 FOOT TALL, I GUESS FOUR STORY CONDOMINIUMS IN A 60 FOOT HOTEL TO BE BUILT.

UM, OUR RESIDENTS SHOULD GET SIMILAR PROTECTIONS.

MY LAST OBJECTION IS THE OPEN SPACE WAIVER.

THE ONLY OPEN SPACE IN THIS CONCEPT PLAN IS THE RETENTION POND.

AND A RETENTION POND BARELY EVEN COUNTS AS OPEN SPACE.

I BELIEVE THAT THEY'RE LEANING ON THE BRYSON FARM STUD, NOT OWNED BY THEM OR PRIVATE BRYSON, HOA AMENITIES THAT THEY WANT TO BUILD A PEDESTRIAN CHANNEL TO.

AND I THINK THAT THEY SHOULD JUST TRY TO MAINTAIN THE CURRENT STANDARDS WITH RESPECT TO OPEN SPACE.

WITH THAT, THANK YOU.

THANK YOU MR. DAVIS.

THANK YOU.

OUR NEXT SPEAKER THAT SIGNED UP IS LAURA MARQUEZ.

MY NAME'S LAURA MARQUEZ.

THIS I LIVE AT 7 24 MALLOW ROAD RIGHT THERE.

UM, BACK UP TO THIS PROPERTY.

SO GOOD EVENING AND THANK YOU FOR THE OPPORTUNITY TO COMMENT.

I'M GENERALLY EXCITED ABOUT THE DEVELOPMENT OF THIS PROPERTY AND DO APPRECIATE THE WAY IN WHICH THE DEVELOPERS TRANSITIONED FROM COMMERCIAL TO RESIDENTIAL AT THE BRYSON PROPERTY LINE.

ALTHOUGH I KNOW DENSITY AND HEIGHT ARE CONSIDERATIONS HERE.

THE LAST TIME I WAS HERE, THIS BOARD DENIED THE DEVELOPMENT OF AN OPEN AIR RENTAL FACILITY DUE TO CONCERNS FOR SURROUNDING RESIDENTS.

I'M HERE AGAIN TO ASK THE BOARD TO REQUIRE EXPLICIT PROHIBITION OF VENUES WITH OUTDOOR ENTERTAINMENT IN THIS P THIS SEEMS IMPORTANT GIVEN THE PROXIMITY TO LARGE

[00:25:01]

UM, AS I MENTIONED, THIS PROHIBITION WOULD ALSO BE CONSISTENT WITH THE CONCERNS AND SUBSEQUENT DECISION OF THIS BOARD ON A SIMILAR MATTER.

I ALSO ASK THAT THE PUD EXCLUDE THE CURRENT PROVISION OF PEDESTRIAN WALKWAYS TO DOGWOOD PARK.

DOGWOOD PARK, JUST TO GIVE YOU CONTEXT, IS A PRIVATE POCKET PARK ABOUT THE SIZE OF ONE RESIDENTIAL LOT THAT IS TUCKED IN THAT NEIGHBORHOOD AND IT'S SUPPORTED AND DEVELOPED AND MAINTAINED BY THE BRYSON HOA.

I ALSO ASK THAT THE ROAD OPENING TO PLEASANT HILL AND DIRECTLY CONNECTING TO BLACK HAW LANE, A NEIGHBORHOOD STREET BE BE MOVED TO SAN GABRIEL INSTEAD OF CONNECTING INTO THE BRYSON NEIGHBORHOOD.

BOTH THE PEDESTRIAN WALKWAY AND THE ROAD WILL SIGNIFICANTLY INCREASE TRAFFIC IN BRYSON NEIGHBORHOODS, WHICH IS CONCERNING FOR MANY RESIDENTS THAT I'VE SPOKEN WITH.

THANK YOU FOR YOUR CONSIDERATION OF THESE ISSUES AS WE WORK TO BILL GREAT AMENITIES FOR LEANDER THAT ALSO RESPECTS THE NEIGHBORHOOD SURROUNDING THOSE AMENITIES.

THANK YOU.

THANK YOU.

IS THERE ANYONE ELSE WHO WOULD LIKE TO SPEAK ON THIS ISSUE? SEEING NONE.

WE'LL CLOSE THE PUBLIC HEARING AND ENTER DISCUSSION.

COMMISSIONER MAHAN? YEAH, I JUST HAVE A FEW COMMENTS MORE THAN ANYTHING ELSE.

'CAUSE THIS IS MORE OF A, AS I WOULD CALL IT, A BALLS AND STRIKES ISSUE FOR US TONIGHT, UM, AS I SEE IT.

BUT, UH, I, I'M SUPER CURIOUS AS TO WHEN THE PRESENTATION HAPPENED.

THEY TALKED ABOUT A CAP IS 30 FOOT ON THE RESIDENTIAL AND 40 FEET ON THE COMMERCIAL, BUT YET THEY'RE ASKING FOR A 60 FOOT BY RIGHT? AND SO THAT JUST DOESN'T ADD UP.

UM, WITH, WITH WHAT THE ONE OF THE WAIVERS IS, WHICH IS ONE OF THE WAIVERS THAT I HAD A HARD TIME WITH ANYWAY, IS A 60 FOOT BY RIGHT, UM, HEIGHT RESTRICTION OR HEIGHT ALLOWANCE AT THAT POINT, IT'S A HEIGHT ALLOWANCE.

UM, AND, AND I ALSO JUST WANTED TO CORRECT SOMETHING, YOU KNOW, ALTHOUGH A LOT OF THE PROPERTY IN THAT ACTIVITY CENTER IS INTERIM RESIDENTIAL, THAT DOES NOT MEAN THAT IT'S PLANNED TO BE DEVELOPED AS RESIDENTIAL, RIGHT? SO SOMETIMES WE CAN GET CONFUSED AROUND WHAT OUR PLANS ARE VERSUS WHERE WE WANT TO BE.

THE THE, THERE'S STILL THE, THE SITE COMPONENTS, YOU KNOW, OR THE SITE RESTRICTIONS AND WHERE WE WANT TO HAVE THAT DESIRED MIX OF THE 7100%, UH, COMMERCIAL IN THIS SPACE.

I WOULD BE A HARD SELL IF WE DIDN'T HAVE THE WATER ORDINANCE IN PLACE, RIGHT? SO THAT I'M KIND OF DOUBLED DOWN AT THIS POINT.

UH, IF WE DIDN'T HAVE THE WATER ORDINANCE IN PLACE, THAT PROPERTY, THE, THE RESIDENTIAL PROPERTY, THAT 8.3 ACRES THAT THEY HAVE, A BUDDING SAN GABRIEL ROAD WOULD STILL BE HARD FOR ME TO SWALLOW JUST BECAUSE I KNOW THAT OUR FUTURE EXPANSION OF SAN GABRIEL'S GONNA MAKE IT A FOUR LANE, IT'S GONNA MAKE IT A MAJOR ARTERIAL.

SO THAT WOULD SUPPORT COMMERCIAL UNLIKE WHAT THEY WERE SAYING WITH THE, UH, THE DEPTH OF THE PROPERTY, UH, ET CETERA.

SO FOR ALL THOSE REASONS, YOU GUYS KIND OF KNOW WHERE I'M GONNA BE AT TONIGHT.

THAT'S IT.

THANK YOU.

COMMISSIONER COSGROVE.

MR. HUNT, CAN YOU, UM, UH, REITERATE FOR ME WHAT THE, UM, DENSITY, UNIT DENSITY PER ACRE IS ON THE RESIDENTIAL? THEY'RE ASKING FOR HERE, HOW MANY UNITS PER ACRE? YOU TALKING ABOUT THE 10, 11 ON THE CONDOMINIUMS, IS IT, IS IT 10 OR 11? IT'S 8 8, 8 MAX FOR THE SINGLE FAMILY TOWN HOMES, RIGHT? COTTAGE, COTTAGE HOUSING IS EIGHT, TOWNHOUSE IS 10.

BUT HOW MANY, HOW MANY, HOW MANY ACRES? HOW MANY? YEAH, THEY WANT S YOU RIGHT? HOW MANY ACRES ARE WE, ARE WE TALKING ABOUT FOR RESIDENTIAL HERE? UH, 27.6 AND WE WANT 325 UNITS.

11 UNITS.

THAT'S 11 UNITS AN ACRE, RIGHT? YEAH, THAT'S WHAT, OKAY.

OKAY.

YEAH, 305 MAX UNITS AND THEN YOU HAVE 18.7 ACRES OF COMMERCIAL USE AND 27.2 ACRES OF RESIDENTIAL USES WITH A MAX OF 325 RESIDENTIAL UNITS.

OKAY.

THANK YOU COMMISSIONER.

MEG? MY PERSONAL FEELINGS ON THIS IS IF THE RESIDENTIAL COMPONENT AND COMMERCIAL WERE SWITCHED AROUND WHERE IT WAS 27 PER OR 27 ACRES OF COMMERCIAL AND ONLY 18 ACRES OF RESIDENTIAL, IT WOULD BE A DIFFICULT SALE.

WE'RE IN AN AREA WHERE IT'S SUPPOSED TO BE ZERO TO 30% AND THIS IS PRIME, UM, COMMERCIAL SPACE FOR OUR CITY.

AND, UH, IT, I I JUST CAN'T SEE WHERE WE CAN APPROVE THIS.

COMMISSIONER MOSS.

HELLO EVERYBODY.

HOW Y'ALL DOING? UM, WELL, MY PERSONAL OPINION IS, UH, I'M KIND OF CONFUSED 'CAUSE WHAT YOU'RE ASKING FOR ON THE ZERO TO 40, YOU WANT 60% FOR COMMERCIAL, BUT ZERO TO 40 FOR RESIDENTIAL.

SO THAT'S, BUT IS THAT WHAT IT SAYS?

[00:30:01]

AND YOU'RE REQUESTING FOR 60% RESIDENTIAL.

CORRECT.

ALL RIGHT.

AND, AND THEN YOU HAVE THE ZERO, UH, TO 40.

IS THAT GONNA BE COMMERCIAL? CAN I ANSWER THAT? YES, COME ON NOW.

THANK YOU.

SO THE, TRY TO FOLLOW MY LOGIC, AND IT MIGHT NOT BE PERFECT, BUT THIS IS WHERE WE WENT.

SO IN THE CITY'S COMPREHENSIVE PLAN, THE WAY THAT THEY DO IT IS AN ABSOLUTE, THEY HAVE THE ABSOLUTE MINIMUM, RIGHT? IS ONE AND THEN ZERO TO WHATEVER THE REMAINDER OF THE PERCENTAGE IS.

MM-HMM.

.

AND SO OUR ASK IS FOR 60% RESIDENTIAL AND THEREFORE THE SECOND PART OF IT WE MIRRORED TO HOW THE CITY DOES IT, WHICH WAS ZERO TO 40.

KNOWING THAT OUR INTENT IS FOR THAT, YOU KNOW, KNOWING, NOT KNOWING EXACTLY WHERE THE RIGHT OF WAYS LAND, NOT KNOWING EXACTLY HOW BIG THE PARK EBBS AND FLOWS, BUT THERE, THERE COULD BE NO MORE THAN 60% THAT IS RESIDENTIAL.

THE REMAINDER WOULD BE COMMERCIAL, OPEN SPACE, ET CETERA.

A COMBINATION OF THOSE PERCENTAGES.

OKAY.

SO THAT TOOK ME A REALLY LONG TIME TO WRAP MY BRAIN AROUND IT THE OTHER DIRECTION SO I CAN UNDERSTAND.

UM, OKAY, SO WHAT MY CONCERN IS WHEN IT SAYS ZERO TO 40, UM, YOU PROBABLY GONNA HAVE 40% THEN THAT'S THE INTENT.

YES, MA'AM.

IS THAT IT'S 40, BUT, BUT YOU DON'T KNOW FOR SURE, RIGHT? RIGHT.

LIKE THE ROADWAYS COULD CHANGE.

SO IT, WE DIDN'T BREAK IT.

WE FOLLOWED THE CITY'S MECHANISM ON HOW THEY DO IT, THE INVERSE.

AND SO THE MAXIMUM RESIDENTIAL COULD BE, WOULD BE 60 AND THE REMAINDER WOULD BE COMMERCIAL AND OPEN SPACE, ET CETERA.

BUT IT COULDN'T BE RESIDENTIAL.

THERE COULDN'T BE 61% RESIDENTIAL.

SO WE JUST FOLLOWED THE CITY'S.

I TRIED TO FLIP IT THE WAY THAT THE CITY DOES IT IN THE COMPREHENSIVE PLAN, IF THAT MAKES SENSE.

OKAY.

SO WHAT I'M SEEING, AND THIS IS JUST MY UNDERSTANDING OF WHAT I'M SEEING IS ON THIS ZERO TO 40, YOU COULD HAVE 30% OF THAT OPEN SPACE AND 10% COMMERCIAL.

I GUESS THEORETICALLY, TECHNICALLY, THAT THAT'S NOT THE, THAT'S NOT THE INTENT.

BUT THE REALLY, WE SPENT A LOT OF TIME GOING BACK AND FORTH ON WHERE THAT OPEN SPACE LANDED.

I MEAN, YOU CAN HEAR FROM THE CONVERSATIONS WITH THE NEIGHBORS THAT THERE'S BEEN A LOT OF CONVERSATION ABOUT OPEN SPACE.

SHOULD THERE BE MORE, SHOULD THERE BE LESS? SO WE DIDN'T DEFINE WHERE THOSE PARAMETERS ARE, BUT WE WILL END UP WITH A DEFINED AMOUNT OF OPEN SPACE AND THE REMAINDER OF THAT WILL BE BE COMMERCIAL.

UM, I DON'T THINK THERE'S A CHANCE THAT STAFF LETS 30% OF THAT BE OPEN SPACE.

UM, BUT WE DIDN'T KNOW EXACTLY WHERE THAT NUMBER WENT IS HOW THAT THAT WAS FINE.

AND IT WASN'T IN THE OTHER PARAMETERS OF THE COMP PLAN.

IT WASN'T BROKEN DOWN EVEN FURTHER INTO IT WAS RESIDENTIAL AND COMMERCIAL OPEN SPACE WASN'T A SPECIFIC ADDITIONAL CATEGORY.

WE'RE HAPPY TO MAKE THAT CHANGE IF IT'S THE DESIRE OF THE COMMISSION.

UH, WELL MY OTHER CONCERN IS THE WATER ISSUE, AND THAT'S ALWAYS GONNA BE A SERIOUS CONCERN.

SO, UH, I'M, UH, I'M NOT FEELING GOOD ABOUT THIS.

MM-HMM.

.

SO ANYWAYS, WHOEVER'S NEXT CAN COME.

VICE CHAIR, THAT WOULD BE ME, .

UM, YOU CAN HANG UP HERE FOR A SECOND.

'CAUSE I, I, MY, MY FIRST QUESTION BEFORE I DIG INTO SOME OTHER QUESTIONS IS, YOU KNOW, YOU GUYS HAVE BEEN GOING BACK AND FORTH WITH THE CITY ON THIS.

YOU'VE OBVIOUSLY DONE YOUR, YOUR MARKET RESEARCH WITH THOUGHT WAS GREAT, BUT AS A DEVELOPER, YOU'RE ALSO A SALESPERSON.

SO I UNDERSTAND YOU'RE TRYING TO GET THIS PLAN APPROVED.

SURE.

BUT LIKE KNOWING WHERE THE CITY IS ON THE, OR ON THE, THE WATER RESOLUTION.

OKAY.

THAT WAS, UH, I THINK BACK IN 22, OCTOBER 22, WE DID THAT.

UH, B-C-U-R-A DOESN'T COME ONLINE, I THINK FULLY UNTIL 2027 BASED ON WHAT I'VE SEEN ONLINE.

UM, AND SO, YOU KNOW, WE'RE, WE'RE GETTING THERE AND OBVIOUSLY, YOU KNOW, THE GROWTH OF THE CITY IS EXPANDING AND WE'RE GONNA NEED MORE RESIDENTIAL, BUT WE DO HAVE A TON OF RESIDENTIAL NOW AND NOT ENOUGH COMMERCIAL.

AND BEING THAT AN ACTIVITY CENTER, YOU KNOW, THESE ARE STRATEGIC AREAS OF, OF DEVELOPMENT FOR COMMERCIAL AND, AND BUSINESSES TO OPERATE IN.

LIKE WHY WOULDN'T YOU WORK WITH THE CITY, I GUESS TO PUT SOMETHING IN PLACE THAT WOULD PROBABLY GET APPROVED IS WHAT I'M ASKING YOU.

BECAUSE I MEAN, YOU, WHERE THIS THING STANDS NOW, YOU CAN SEE ACROSS THE BOARD 60% RESIDENTIAL, ESPECIALLY WITH SFT AND COTTAGE HOUSING AND THOSE REQUESTS AND THE DENSITY OF 11 PER ACRE UNITS PER ACRE IS GONNA HAVE A HARD, IS GONNA HAVE A HARD SELL.

SO WHY, WHY WOULDN'T YOU COME TO THE CITY AND TRY TO WORK ON SOMETHING THAT WOULD PROBABLY HAVE A MORE SUCCESS OR HIGHER SUCCESS RATE? WE'VE GONE, UH, AND BEEN WORKING ON THIS, LIKE I SAID FOR A LONG TIME, AND I CAN LET NASH SPEAK TO IF IT, UM, TO IT IF YOU'D LIKE TO.

IT'S LIKE I SAID, HIS FAMILY HAS OWNED THIS PROPERTY FOR, UM, FOR MANY, MANY YEARS.

AND WHAT, WHERE WE HAVE TRIED TO GO IS OKAY, WHEN I GOT INVOLVED IN THIS, I WASN'T INVOLVED WITH THE ORIGINAL SUBMITTAL.

UM, THE ORIGINAL COMMENTS CAME BACK FROM THE STAFF TEAM AND IT WAS, THERE'S THIS NEEDS TO BE COMMERCIAL.

[00:35:01]

LET'S LOOK AT IT AND SEE WHERE IT GOES.

AND ULTIMATELY WHERE THEY WERE IS THAT A, A COMMERCIAL PROJECT ISN'T BUILDABLE RIGHT? IT'S NOT SOMETHING, AND I DON'T, YOU PROBABLY WANNA COME AND CORRECT ME OR KICK ME UNDER THE TABLE IF I'M WRONG, BUT THEY COULD, THIS ISN'T A PROJECT THAT'S BEING ZONED FOR DEVELOPERS, UM, TO BE SOLD AND FLIPPED.

IT'S A PROJECT THAT'S BEING ZONED FOR THE PEOPLE THAT THAT OWN IT TO SEE HOW THEY CAN FINANCIALLY MOVE THE PROJECT FORWARD.

AND WITHOUT A RESIDENTIAL COMPONENT, THERE WASN'T GONNA BE THE ABILITY TO FINANCE OR FINANCE A COMMERCIAL COMPONENT.

YEAH.

BUT, BUT, BUT YOU DO HAVE THAT RESIDENTIAL COMPONENT.

YOU HAVE A 30% OPPORTUNITY, WHICH IS BASICALLY 16.85 ACRES OF RESIDENTIAL THAT YOU COULD PUT IN THIS AREA.

THAT'S WHAT THE, THAT'S WHAT THE ACTIVITY CENTER ALLOWS FOR ZERO TO 30% RESIDENTIAL, 70% COMMERCIAL.

THERE'S ELEMENTS OF YOUR P THAT DO LOOK NICE.

UM, I MEAN I'M EVEN, I WOULD EVEN SUPPORT AN SFT IF YOU WERE GOING DOWN THE PATH OF WHAT THEY'RE DOING IN NORTHLINE, WHICH IS A BROWNSTONE DEVELOPMENT.

IF YOU'VE SEEN THAT THEY'RE 2,900 SQUARE FOOT BROWNSTONES THAT ARE THREE, FOUR STORIES TALL AND THEY'RE BEAU IT'S A BEAUTIFUL DEVELOPMENT.

AND OF COURSE THEY'RE HIGHER COST, BUT, BUT IT'S A, IT'S A NICE ELEMENT THAT WOULD PROBABLY BENEFIT OR THEY SAY COMPLIMENT THE HISTORIC BRYSON AREA.

UM, SO I COULD EVEN GET BEHIND SOMETHING LIKE THAT.

BUT THE, THE FACT THAT YOU'RE TRYING TO BRING ALL THIS DENSITY HOUSING IN HERE, AND I MEAN THE COMMERCIAL IS LINED UP WHERE IT NEEDS TO BE, BUT AS, AS COMMISSIONER MAHAN SAID, YOU KNOW, SAN GABRIEL PARKWAY IS GONNA BE A HUNDRED FOOT RIGHT OF WAY WITH 10 FOOT SIDEWALKS AND FOUR LANES.

SO COMMERCIAL CAN SUPPORT THAT.

UM, SO I I I KIND OF DISAGREE WITH SOME OF THE MARKET ANALYSIS THAT YOUR, THAT YOUR FOLKS HAVE BROUGHT TO YOU ON THIS.

UM, YOU KNOW, THE GROWTH OF LEANDRO UP IN L 180 3 IS GONNA BE RAPID AND EXPONENTIAL AND IT ALREADY IS HAPPENING NOW.

YEAH.

SO IIII HAVE TO, YOU KNOW, RESPECTFULLY, YOU KNOW, AND I DON'T DISAGREE WITH THE FACT THAT, THAT YOU CAN'T PUT MORE COMMERCIAL THERE.

I THINK THAT YOU, THERE'S A PIECE OF THIS PROJECT THAT TENDS TO GET OVERLOOKED, RIGHT? IS THAT WE HAVE A 56 ACRE SQUARE THAT HAS RESIDENTIAL ON ONE SIDE OF IT AND IT HAS A BIG WHOLE LOT OF THE DONUT IN THE MIDDLE OF IT.

UM, WE SPENT A LOT OF TIME WITH THE CITY, UM, TRYING TO SEE IF THERE WAS THE ABILITY TO MAYBE CHANGE THE CONFIGURATION OF THE HOLE IN THE DONUT, RIGHT? DOES IT MAKE SENSE TO GIVE THE CITY ACCESS IN A DIFFERENT LOCATION? DOES IT MAKE SENSE TO MM-HMM.

PUSH AND PULL THAT, UH, IF YOU, IT'S ON THE SCREEN THAT SIGNIFICANTLY IMPACTS WHERE YOU CAN PUT THINGS RIGHT ON 180 3, YOU CAN ONLY HAVE COMMERCIAL SO DEEP OR IT DOESN'T, YOU END UP WITH WAREHOUSES AND THAT'S NOT WHAT THE CITY WANTS EITHER.

YOU DON'T WANT, YOU KNOW, TILT WALL ALL UP AND DOWN 180 3.

SO THERE'S ONLY A CERTAIN DEPTH THAT YOU CAN HAVE THERE.

WHEN YOU GO ALONG ST.

GABRIEL PARKWAY, WELL, YOU BUTT UP TO THE FARM SET, THERE'S ONLY SO FAR YOU CAN GO THERE.

YOU ALSO DON'T WANT TO HAVE THE BACKS OF WAREHOUSES TO WHAT THE CITY'S GONNA PUT TOGETHER.

UM, THERE HAS TO BE A BACK TO A PROJECT UNLESS YOU HAVE A RESIDENTIAL COMPONENT.

OTHERWISE, WHERE DOES IT GO? SO YOU CAN GO RESIDENTIAL SO FAR, OR COMMERCIAL SO FAR, BUT THEN YOU'RE PUTTING LOADING ZONES BACK TO WHAT THE CITY'S GONNA DEVELOP.

UM, SO THE ONLY PIECE THAT I THINK IS IN PLAY WOULD BE THE LAST, YOU KNOW, COMPONENT A LITTLE BIT FURTHER ALONG SAN GABRIEL, BUT OTHERWISE IT JUST DOESN'T, DOESN'T FUNCTIONALLY WORK BECAUSE OF THE CONFIGURATION OF THE SITE.

WELL, I MEAN, ONCE AGAIN, I, I, I RESPECTFULLY DISAGREE.

I LOOK UP AND DOWN NEW HOPE AND I SEE THEY'RE PUTTING A NELS, THEY'RE PUTTING A NEBRASKA FURNITURE MART.

YOU'VE GOT HEB CENTER, YOU'VE GOT COMMERCIAL DEVELOPMENTS THAT FLOW WELL WITH THE RESIDENTIAL BEHIND IT.

I MEAN, THERE ARE EXAMPLES CLOSELY NEARBY IN GEORGETOWN AND CEDAR PARK THAT WORK AND, AND FLOW VERY WELL TOGETHER BETWEEN RESIDENTIAL COMMERCIAL AND YOU HAVE BUFFERS BETWEEN GC AND LC THAT CAN THEN GO INTO THE RESIDENTIAL COMPONENTS.

AND THAT'S WHAT WE HAVE IN OUR COMPOSITE ZONING ORDINANCE.

SO I, YOU KNOW, UNFORTUNATELY, I MEAN, I'M, I'M KIND OF WITH MY FELLOW COMMISSIONERS HERE THAT I DON'T, I DON'T THINK THIS IS GONNA FLY WITH THE PERCENTAGES AND WHAT YOU'RE LOOKING FOR RIGHT NOW.

OKAY.

THAT'S MY COMMENTS.

COMMISSIONER KALAM, UH, THANKS TO THE RESIDENTS THAT CAME OUT TO SPEAK AND ALSO TO THOSE THAT REGISTERED THEIR VIEWS ON THIS ONLINE.

IF YOU WANNA STAY UP, I, I DO HAVE ONE QUESTION FOR YOU.

THANK YOU.

THANK YOU.

UM, I, I ALSO WANNA THANK THE APPLICANT 'CAUSE I THINK THE, THE PRESENTATION AFTER STAFF'S PRESENTATION WAS GOOD.

I THINK THERE'S SOME THOUGHTFUL THINGS AND THE ARGUMENTS THAT YOU'RE PUTTING FORTH.

UM, I HAVE A LOT OF SAME FEELINGS THAT COMMISSIONER OLIVER HAS.

UM, BUT I THINK THE ANSWER TO THE QUESTION, WHY WOULDN'T YOU COME TO THE CITY AND, AND, YOU KNOW, ADVANCE SOMETHING YOU THINK IS GONNA GET PASSED? UH, THE ANSWER TO THAT IS YOU, YOU DISAGREE WITH THE, WITH THE WAY THE CITY, UH, THEIR, THEIR VIEWPOINT ON THIS.

I THINK THAT'S FINE.

UM, BUT IN THE ANALYSIS YOU, YOU SAID THAT, I MEAN THIS DISCUSSION AROUND THIS BEING A HUNDRED PERCENT COMMERCIAL, 55 ACRES OF COMMERCIAL ISN'T REALLY FEASIBLE.

UM, PROBABLY, I THINK THERE'S, THAT'S A COMPELLING ARGUMENT.

UM, DID YOUR ANALYSIS CONTEMPLATE IS 35, 36, 38 ACRES OF COMMERCIAL SUPPORTABLE THERE BECAUSE THAT 55, 56 ACRES NOT BEING COMMERCIAL IS A BIT OF A RED HERRING BECAUSE YOU CAN HAVE UP

[00:40:01]

SO 70% OF THE 55 OR 56, NOW YOU'RE DOWN TO 35, 36, 38, UH, ACRES OF, OF COMMERCIAL.

IT DIDN'T GO INTO THE ACRE PER ACRE ANALYSIS.

RIGHT? IT WASN'T THAT 21 ACRES WORKS AND 22 ACRES DOESN'T.

MM-HMM.

, UH, IT REALLY LOOKED AT SPATIALLY.

SO IT LOOKED AT WHAT DOES MAKE SENSE, RIGHT? WHERE IS THE MARKET, WHAT ELSE IS AROUND HERE, AND HOW MUCH OF THE COMMERCIAL HAS BEEN ABSORBED AND WHAT IS FUNCTIONAL? AND THEN IT TOOK INTO ACCOUNT OKAY, BASED ON THAT AND HOW MUCH SQUARE FOOTAGE THAT THEY THINK THAT THE MARKET CAN STILL ABSORB IN THIS AREA AT THIS TIME.

RIGHT? UM, WHAT DOES THAT LOOK LIKE DIMENSIONALLY AND HOW DOES THAT FIT ONTO THE PROJECT? BECAUSE AS I MENTIONED, THERE'S, YOU KNOW, IF YOU WENT ALONG 180 3 AND YOU WENT BACK ON 50% OF THE PROPERTY, THAT BECOMES NON-FUNCTIONAL RETAIL UNLESS YOU WANT, YOU KNOW, SURFACE PARKING THAT DOESN'T.

AND THEY INDICATED THAT THAT TYPE OF RETAIL, THAT SQUARE FOOTAGE OF IT DOESN'T WORK ON THAT DISTANCE OF A LOT.

I FEEL LIKE I'M NOT MAKING ANY SENSE, BUT IT MAKES SENSE TO MY BRAIN.

NO, I'M FOLLOWING YOU.

UM, SO, SO YES AND NO.

THEY LOOKED AT QUANTITATIVELY BUT THEY DIDN'T LOOK AT A SPECIFIC, THIS COULD TAKE THREE MORE ACRES.

THEY LOOKED AT WHAT THEY THOUGHT THAT THE AREA COULD HOLD AND THEN THEY ARE THE ONES THAT CAME UP AND HELPED US WITH THIS LAND PLAN BASED ON THEIR ANALYSIS.

OKAY.

AND I'D BE, UM, I'LL MAKE SURE THAT THEY COME WITH US TO CITY COUNCIL 'CAUSE THEY CAN SPEAK TO THIS REALLY WELL AS WELL.