I don't have a computer. I'm going to be going to be going to be going to be going to be going to be going to be going to be going to be going to be going to be going to be going to be going to be going to be going to be going to be going to be going to be going to be going to be going to be going to be going to be going to be going to be going to be going to be going to be going to be going to be going to be going to be going to be going to be going to be going to be going to be going to be going to be going to be going to go to the next slide. I'm going to go to the next slide. I'm going to go to the next slide. I'm going to go to the next slide. I'm going to go to the next slide. I'm going to go to the next slide. I'm going to go to the next slide. I'm going to go to the next slide. I'm going to go to the next slide. I'm going to go to the next slide. I'm going to go to the other side of the room. I'm going to go to the other side of the room. I'm going to go to the other side of the room. I'm going to go to the other side of the room. I'm going to go to the other side of the room. I'm going to go to the other side of the room. I'm going to go to the other side of the room. I'm going to go to the other side of the room. I'm going to go to the So now 6.02 p.m. and we will call to order our Planning and Zoning Commission meeting for July the 1st, 2024. First order on our agenda is the invocation. We'll be led tonight by Commissioner Moses. If you would please stand with us. Shall we pray? Chris, dog, our committee, we come down this time, simply asking for your peace in Europe, but stand as we put before this body all of great work and make this community a community that will be right by all people regardless of our faith tradition or our respect that's all about us living in harm. Now Lord we ask Your blessing upon this body of all great citizens of this community, upon our leadership. Bless us down as we are mindful that this is indeed about people created in the very image of our God. And the people of God say, Amen. Amen. Thank you, Lord. of the United States of America and to the Republic for which it stands one nation under God, indivisible with liberty and justice for all. Honourable Texas flag, our pledge allegiance to the Texas, one state under God, one in indivisible. Thank you all. Next on the agenda, we will have the approval of our minutes from the June 17, 2024 planning and zoning commission meeting. We'll give the commissioners an opportunity to review those and then we will call for a motion. We have a motion to approve. Second. Second. There any questions? Not please cash your votes. And motion carries 6-0 with one absent. Next on the agenda, as I said in comments, citizens wishing to address the commission on non-public hearing agenda items and items not on the agenda may do so at this time. Once the business portion of the meeting begins, only comments related to public hearings will be heard. All comments are limited to five minutes in order to be recognized during the citizens comments or during a public hearing. Applicants included. Please complete a blue appearance card, located at the entry to the chambers and present it to the planning secretary. We have any citizen comments cards. We do not have any citizen comment cards tonight, so we will move on to agenda item number seven, which is our public hearings. Item number 24, dash 6054. Public hearing on a change of zoning from SF 1222. Single Family Residential District to PD Plan Development District for commercial and attached single family residential row house uses on approximately 10.574 acres. Described as block one, lots one, and two are of the RW Roberts edition, Tarrant County, Texas located at 650 and 700 North Holland Road, 1020 Ventures LLC developer. This is only case number 23-019. Mr. Rodriguez. Thank you commissioners. Again, this is Z EC23-019. I'm going to start by showing us an aerial making sure that we understand where we are on the site. You would have... Why am I drawing? You have Holland Road on the western half of the property as well as Holland Road Extension on the eastern half of the property. Grand Meadows is just along the north up here. The piece of property is a little over 10 and a half acres and we'll get into some of the details here in just a second. This property may seem a little familiar to the commissioners. As in 2023, we did hear a case, ZC-22-014, that looked at taking the most northwestern portion of the development. I believe it was about 2.9 acres of that 10 and a half acre site that I described earlier. Was coming in to rezone from SF-1222 to a PD for C2 zoning uses. So that piece of property was essentially in this general location. At that point in time, that case was denied by the City Council. As City Council wanted to look to make sure that we could put together a development plan that or work with developers to put together a development plan that looked at creating a holistic development as opposed to more piecemeal sort of smaller developments as we move the long. A lot of discussion at that time centered around connectivity through the development, making sure that we could get residents through from the eastern half of the property over to the western half of the property, also making sure that we connected the commercial spaces. I bring that up just as a bit of history on the site so that we can remember where we've been on this site as we get into where we're going. The overall site is zoned as SF1222. SF1222 of course is a single family detached zoning category that would require 12,000 square foot lots and 2600 square foot homes. When you zoom out and start looking at the context of the development, you'll see that I've already highlighted the property in red right in this general area. When we look at the Mansfield 2040 Plan Land Use designation, we can see that this entire area here is zoned as mixed use local. We'll get into a couple of reasons why I think that's important to point out the overall context of how much of the property in this area is mixed use local as we get further on into the presentation. Mixed use local of course is intended to provide for low to medium-scale development that supports mixing uses within the same lot or project. In this case you do have horizontal mix use and we call it horizontal mix use when you actually have the uses adjacent to each other and connected. We'll get into some of those details as we move forward. Looking at the overall site, this is Holland Road here. This is Holland Road here. This is Holland Road Extension. It then curves over as they meet Grand Meadow. Here's Holland Road Extension. The neighborhood to the east would be Meadow Glen. Overall the PD provides a distinct set of regulations that will deliver and sustain a traditional neighborhood. We've talked about traditional neighborhoods and what traditional neighborhoods are with this board in the past. Those are the types of developments that make sure that they are building compact and walkable areas, but also making sure that we have a good balance between commercial uses and overall rooftops to make sure that that balance is met. The PD itself does propose various standards for building frontages, architectural standards, building setbacks, building use, building design, glazing. It also requires that there is commercial construction prior to the application for residential building permits. There's a phasing portion of the PD that requires that. Specifically, it requires that there's a 10,000 square foot minimum commercial constructed prior to those residential permits coming in. A lot of reason why we look at phasing within our PDs is to ensure that we are getting the retail that is promised with the residential uses that come in. If I could be a little bit more specific about what the PD states, it does state that of that 10,000 square feet, 10,000 square feet, 2,900 square feet is set aside for a food service type establishment, so a restaurant or those types of, again, just a food service. The PD also provides a mindful list of allowable uses to ensure local neighborhood serving commercial uses. Overall, the development is broken up into 48 lots. I'm going to try to go into those in a little bit of detail. In red here, we'll take a look at the largest lot. You can see that the largest lot is on the western half. It does depict four buildings today that show commercial style development. On the southeast corner, you'll see a 29,000 square foot private residents. That label is lot two on our development plan in front of us. And then there are 46 single family attached units here along the eastern edge. Single family attached, of course, is our way to describe row houses. Row houses are those attached products that are each individually placed on fee simple lots, so they're all given an ownership as a single-family home would, except in this case they're attached units. As we look for the inspiration that pulls us to creating development standards for grow houses, this is a typical image that we bring to show how the buildings address the street. So you have stooped frontages in this case being shown in this image. This is a three story unit. I think some of the things that we always talk about from a design aspect of the reasons why we use these types of images is there to show how that building addresses the public realm, the sidewalk, the streets, the areas where the pedestrians are. But then from a commercial standpoint, we've been very mindful to make sure that our commercial development uses shopfront treatments. And I know a lot of this terminology are things that we've sort of brought towards the commission to make sure that y'all have a good understanding, but some of those things that you would see within shopfronts would be some of the bulkhead, some of the knee walls, transom windows. In this case, you do have a commercial development that is two stories in height. I think as we get into some of the things that bring us inspiration as we're having meetings with the developer, you'll see that they were able to bring in some of those elements. It's a little difficult to see here. I believe the developer might have some other rendered images that show, but all of these units use door yards as their frontage requirement. Those door yards are a private yard in front of the home. From a commercial aspect though, you can see those shopfront elements that we were talking about, right? You have that awning in this case. Although we're looking at a two-story looking structure, I believe these are all one-story retail. I'll let the developer describe that as they get up to discuss the project. But again, you start getting that two-story fuel to the development. The developer has also put together a landscape plan that does some of the things that we heard the council in their overall discussions, right? As we're looking for ways to bring residents that may be on the eastern half of the development over, oh, sorry, that's the wrong one. Let me redraw that. So you can see that there are these pedestrian paths that are created that pull the residents from the east into the commercial or those commercial users back to their home after they're done. But I think where they all go and they all meet are the civic spaces that we've made sure within all our PDs, within all our foreign base codes, we're creating these areas of activity once you get into a retail development. Those areas can be programmed in a number of ways. In this instance, the developer has called out specifically that there will be a splash pad in the middle of the commercial development. They've pulled this image as one of their inspirational images that is now within their PD as well. In summary, the change of zoning request is generally consistent with the vision and goals in the Mansfield 2040 plan. The change of zoning request is generally consistent with the overall strategic priority set forth by the city council. Although there are multiple elements of this zoning change request that are positive, there are some elements that may have an unintended impact on the surrounding properties and the cohesiveness of the existing and future urban fabric. And I'm gonna go through some of those here in just a second. Contextually, I've tried to drop in the overall elevation so we can sort of see where this sits within Mansfield. As we're looking at the development proposal, we're looking at the development proposal, we're looking at a development that still is right around the 10 units per acre, dwelling units per acre calculation that we do. And that is utilizing this eastern edge, oops, sorry, I should go this eastern edge of the property and figuring out how many units are there, as well as how much Square footage of that retail area is taken up. So again, that's about 10 units per acre I think contextually what I want to talk about though is that when you look at the neighborhoods that surround it from a water from Waterford Park which is to the west we're looking at a development there That's about 2.3 units per acre. And as you look towards Meadow Glen on the eastern edge, which is this neighborhood here, you're looking at a development that is about 3.24 acres per dwelling units per acre. Both of those developments have development standards that require for the residential units to be about 8400 square feet. Oh, sorry, the lots to be 8400 square feet and the homes to be between 2,200 and 2,400 square feet. In contrast, the overall building area for this development is somewhere in the neighborhood between 16, 1,600 square feet and 2,000 square feet for the attached single family. Before I go to that next image, contextually also we have an existing commercial development here and that's what the next slide's going to get into. Our existing commercial is typical retail strip that that retail strip exists today. It exists in a PD for C2 uses as well. But again, here's looking over at Waterford Park, which is again the development that's on the western half of Holland. And then you're looking at Meadow Glen, which is on the eastern half. This is that dividing line between Holland Road Extension and Meadow Glen. Meadow Glen from an overall development. You can see that it is a typical single family detached development. There are side entry garages. Some of the homes do have porches, but we also have quite a bit of front entry garage product within this development. I've zoomed out just a little bit more. So again, you can see that white areas where the site plan is dropped into the area. And one of the reasons why I want to drop in here is because it may not have been clear as we were looking at the future land use plan. The future land use plan actually has a much larger area shown as mixed use local. I think that's been some of the dialogue that we've had with the overall developer about. In general, the intensity of development, making sure that it matches its overall context. I do believe that there is an appropriate place for the amount of density that the developer is asking for. I think that that would be closer to our broad street intersection, closer to our Holland roadings intersections. I think we're getting a little bit closer to the existing single family fabric in the site that we're looking at today. With that said, staff does have a recommendation that provides some comments for y'all's consideration. Those comments and conditions would include that the total number of dwelling units for the row houses and single family residential detached Be set at a maximum of 21 units. I think that that helps bring it contextually into line with what's around in the surrounding residential there today. That medical clinics, specifically though, I want to get into urgent cares. Because we have had some dialogue with the developer about overall making sure that doctors offices are something that are allowed within the retail area. I think from staff standpoint though we want to make sure that we're limiting the amount of urgent care clinic style medical uses and so I think we can have that dialogue as we continue with the developer that the overall hours of operation for all non-residential uses be limited to 7 to 10 p.m. So that's the hours of operation, that's the hours of operation that customers would be coming into the site. We think that if you are coming into a neighborhood, those are the types of hours that you should be looking at in order to make as little negative impact on the surrounding residential. The staff also wants to make sure that we create additional rules and regulations on the corner market specifically that require more perishable goods within that site. We want to make sure that those areas that are markets are true markets. In this case we are asking that it be increased to 50%, I believe it's closer to 15% today within the PD. We also want to make sure that we're provided within the Mansfield zoning ordinance and the subdivision control ordinance that screening walls that are constructed are constructed out of brick or stone or Faced in brick or stone veneer or board on board fence and finally That the minimum floor area for each detached single-family resident be a minimum of 2200 square feet. I believe the existing single-family home that they have on site meets that minimum meets that minimum and exceeds that minimum actually. But I think that as this development continues on there may be discussions about maybe mixing some detached single family units within the overall development. Again things that we can work with the developer on as this project proceeds. With that, I'm going to go ahead and pause. Thank you all for bearing with me on that one. But if I have any questions or comments, I'll be available here that the applicant does have a presentation as well that they'd like to go through. Thank you, Mr. Rodriguez. Commissioners, do you have any questions from Mr. Rodriguez at this time? If not, I believe the applicant would like to speak with the presentation as well. Is it Mr. Collille? Are you Mr. Collille? Yeah. If we get your name and your address for the record, that'd be great. Yes, sir. It's a Carrom Collille 2967 K. Eugulane, Grand Prairie, Texas, 75054. I'm basically Mansfield, though. As soon as I leave, it becomes Mansfield. So I'm sorry my taxes don't go to you. Yeah. That's me back drawing. You speak of color. Awesome. Draw an inclement. Perfect. Thank you so much. Good evening chair, commissioners, planning and zoning, staff, and everybody in attendance today. We appreciate your time. And we appreciate everything that you all are doing for the city of Mansfield and for your latest success. Congratulations on HEB's most recent opening. I got Miyawago beef burger from there and it was delicious and I had a great time going there. It was quick in and out too shockingly from how busy it was. Anyways, today what I'm going to be presenting to you all is 650 slash 700 North Holland Road in Mansfield, Texas. It's a project that we've worked on for about three years and in real estate three years is not too long because things for some reason drag by a law. To go to the next slide, do I just click the screen? Oh, you have the... And is there a time limit on me here because I plan to be here for a couple hours? Okay. That's a good way to get it to now. Yeah. No, we should be fine. Awesome. Okay, and if I wanted to go back, okay, it's there. So quick property details. The land size is about 10.5 acres. Our proposal is a mixed use, residential and commercial. Our planned onsite amenities will be immediate connectivity from residential to commercial. Walking trails, benches, green space, and oversized fountain, dock park, are areas and more. I'll get into more detail hopefully once we get through to the next slides. Something as we continue with this, please remember that we have a major incumbrance on the property that straight through the property is a 50 foot gas line easement. That has killed us with our vision, with our design, with the engineers, and also the gas line company. When we send them a plan, they reject and they don't allow us to go. I think it's horizontal. We have to go vertical with concrete, so we don't follow their gas lines. So that's been a huge challenge. But with staff's health, the engineers, and us going back and forth, we found a way around it. Here's the gas line that I was sharing with you, the red line that goes straight through the center. What we were able to do is we pushed commercial to the left, residential to the right. We were essentially forced to do that, but it came out beautiful as we progress. You'll start to see how it came together One thing that already mentioned is the land is mixed use local in the 2040 vision doesn't mean that that's the zoning but that means that that's the vision for man's fields So we're happy that we're following with their vision and we're proceeding in that direction This is the first site plan that we did is going to be quick 30-second history This is the first site plan that we did. It's going to be a quick 30 second history. On the left is commercial. On the right is about 10 lots for the houses. This is when we initially owned 700 North Holland. So we bought five acres first. We didn't own the other one next door to it. If you pay attention to the residential number 671 and 2, it's very close to the commercial. So we had issues of setbacks. We had issues of it was too close. And then also the gas line, easement and red right here, the gas line company rejected it. Because we were following our concrete on that gas line, they said we had to go, I believe it was vertical, which is continue the street down, which made that project not work. So after staff advised us, they told us that they would like to see the project in whole, the full 10 acres. So it was denied, but really we knew it was going to be denied because we had to purchase the lot next door and it was essentially tabled at that point because we were in negotiations with them. This right here is the old commercial building elevations. If Jason sees this, he'll probably throw up. He worked extremely hard on the new elevations and this is just history. This isn't it right now. This right here is the full 10 acres. If you see I got three red buildings, and in the green square is the outdoor in the patio, that was initially the vision that we had. We sent that to Jason and Arty. It came back a lot prettier, a lot of marks on it. If you see here on the left, this is the 13,000 square foot building we're proposing. These are the 3,5600 individual square foot buildings we're proposing. These are the townhouses in the back. This is the owner's private residence. He plans to live on site. It's about 6,600 square feet, and he's worse than cops. He's 24-7 on his property, 24-7 looking so you better believe this development has a cop on site 24-7. This property 24-7 looking so you better believe this development has a cop on site 24-7 This right here is the gas line easement. I'm gonna keep pointing it out just so you see how we transition do we made that work This is the current project. This is the official site plan that we worked with if you noticed Jason and already site plan it's basically we took it and we loved it So we almost implemented that would say a hundred percent which is it right here this right here is the building that they had on the left This is a three individual buildings if you vision first watch how on broad street it's facing the back This is how we are our our retails backside is facing North Holland so You won't see people walking in the building. They'll be walking in from the front side not from the street side You won't see people walking in the building. They'll be walking in from the front side, not from the street side. This is the townhouses, and this is the owner's lot, and this is what we ended up figuring out. So we made this a pedestrian path to walk from the townhouses to the commercial. So what was once a challenge it actually made a beautiful buffer, a 50 foot mandatory buffer, aside from the buffer that we have for the town homes already. And it created something that is not connected, become connected if that makes sense. Here, if you're looking at the top, this is the elevations for the commercial site. This is the rear of the building. This is the 13,000 square foot building and the top is the rear elevation. It looks like a front, but what we had from staff, they advised us to make it mirrored four ways. So essentially the back looks like the front if somebody sees it, it would look nice. On the lower portion on the south of this image is the front elevation, so the lower image that wide one. That's the front elevations. It's all brick, consist of brick. And you have around the window some stucco or a CIMF fiberboard trims,, you could say 99.9% is brick with the color switches. The bottom right image is building 1, 2, and 3. That's the front elevation. And the top left image is building 1, 2, and 3 as well. The rear elevation. So on North Holland, this is the top left what you would see. I know that we have one of the neighbors over here. He was asking me what's facing him. The top left image is what you would see. I know that we have one of the neighbors over here. He was asking me what's facing him. The top left image is what you would see for the commercial side. This is a 3D rendering. When I look at this, I get a smile. So I hope this doesn't get rejected because we, when I look at this, I get very happy. This is three buildings on North Holland on the far left. And then on the north side, you see that big 13,000 square foot building. In the middle you have the fountain, you have the walking trails, you have the grass. Those three buildings on the left side, I know that there's going to be a brunch business that opens here, like 360 brunch house and first watch. So I want you to vision that there's going to be outdoor patio seating areas where you're looking on to the fountains, kids are having a good time and families are over there. So that's the vision for the site. Here's a, these are the three buildings facing North Holland, just a different angle. Just brick with brick trims, and then on the windows, you have that stucco trim on it. Here's another angle. This lady's waiting for the approval of the zoning case. She's just waiting for when she can actually be at the development. It's another angle of the building facing north Holland. This is the angle of the 13,000 square foot building. So that's how that one's going to look. They're all essentially connected and looks similar, but this one's all connected in one and the other ones are one individual building each. Here's the townhouses. So on the top left, you have the townhouses rear. This is where the cars would go in. It's a two car garage with two cars that park in front of it. There is no townhome on site parking, so if you are there, if you're visiting, you have two cars in your garage. If you're like me, you have no space in your garage, so you have two cars outside your garage. And we did that from the aspect of staff not wanting too much car movement in and out of the area and also we did it to have that connectivity be forced to where if you're in the town home you don't get in your car to get to the commercial you just walk to it. The top right is the front elevation where it has the stoop and all these buildings that we're going to be having is I would say 99.9% brick. There's no cheap siding, there's none of that stuff, it's just straight brick, and these are inspirations that we got from staff. This right here is an image, so Jason and already sent us say six seven inspirations. This was one of them that caught our eye. We liked it, we liked the color, we liked the roof line, the awnings, and we said let's just move with something like this, and we ended up replicating as close as we could to it. This is how the townhome would look. If you guys see this gravel right here, this is essentially gonna be grass. I don't know why they're wondering how to as gravel, but it's gonna be grass. There is some spaces we're still planning. Where's the dock park gonna go? Where's some amenities we plan to go? So they may shift around. Where the lady is right now, that's the door yard where you walk in, you're covered from the awning on the top, you walk into your home, and that's essentially how it is. What the guy standing on is concrete walking trails throughout, it's just decorative on how we did it. Here's the rear where you have the truck, that's where the car, the two car garages. You have the awnings on the top, you have the windows throughout. If you notice the entire building four ways has windows. For me personally if you don't have natural light in a home it makes it very small choked and dark. In townhomes generally aren't four or five thousand square feet so these windows help throughout the property and we have them all around. Here's an aerial shot right here. I don't know if this is gonna draw. I'm scared to draw and then I can't. Oh there it is okay cool. So this right here is between, say, every two buildings or three buildings, we have it towards green where it's a green space. You can just cut straight through like audio show to the commercial. This is the pedestrian path. If you have dogs, you can be over there and just walk around. And if you have family that just wants to get some green space, you have that as well. All right. So clear. Oh, there you go. Here's another angle. We have, like I was sharing, where those kids are playing the dog is, you can go through here, couple buildings down, you also have it. It created a buffer between just building, building, building. It created that nice buffer, and then you can see the area how it connects to the commercial. That buffer, that 50 foot gas line easement, as you can see, it's a beautiful easement whenever you made it work to your advantage. We will have to have a fence from the beginning of the property all the way down. Believe it's going to be a six foot fence. We're going back and forth. Is it going to be six foot all masonry or is it going to be every eight to ten feet masonry with metal rails in the middle? So that's still in discussion. We'd love to discuss that with you all, but it will have offense to separate it indefinitely. This is the owners home, the elevations that you see. They're still gonna be tweaked, but essentially he plans to do a 6,000 square foot, 6,600 square foot home. He plans to live on site. He doesn't plan to sell the asset, the commercial side, the town home aspect. He does plan to sell that, he plans to retain the commercial. I'm a commercial broker by trade and we sold one of his assets that he had in Arlington and he plans to move his whole life to Mansfield after he saw what's been going on, he loves it and he wants to be in the area. So that's his intention. This is how his house would look. I would say this is maybe 60% really how it's going to look. We had to get something out for you guys. It's gonna consist of Stucco. It's gonna consist of, he's aiming for the Mediterranean roof style. It's gonna have that courtyard fountain might not be there. That fence is how he was visioning it, but we might have to tweak it a bit. But I just wanna let you guys know that this is, you know, the zoning approval would be for this PD on his parcel particular, it would have the standards that Mansfield requires for a single family home. So it would have to be within that color contrast and so forth. This is another angle. If you look where that red car is on the far right, the rendering doesn't show it fully, but that would be his private entrance. So you can see the townhomes right behind him, but he's going to have his private entrance there on the far right side. Here's the full project in Hull. On the left side you have all the commercial. On the right side you have the townhomes and on the bottom right you have the owner's home that he would be hopefully living in there. This is for me to summarize the presentation. Mixed use local, which is what already shared, is essentially saying that this property right here, what they would want with it, is to have commercial and to have residential. And the ideal land use balance with this is 50% residential, 50% commercial. I believe we're exactly that. Because the town home in the home individually is about five acres, and the commercial's also about 5.2 acres. So we're in line with that. Also it speaks about having residential uses to support non-residential functions. So the commercial to help the town homes and the town homes to help the commercial, we also follow with that. And it talks about having the parking, having the common areas, the green space, being able to interconnect with each other, which is also what we have. There is an average density requirement by the city of 12 to 36 dwellings per acre. We went on the lower side, which is 12 units per acre, we're about 4.2 acres on the town homes. So if you do 12 by four, it's 48 units, we're about 46 units, and it says the land use intensity for this category, which is about 46 units, and it says the land use intensity for this category, which is the vision plan, this isn't the actual zoning, I just want to remind y'all of that. It's medium to high density. I believe we're in the medium density, we're not near the high. This plan actually calls and says that multifamily low intensity is highly recommended by the city. But I don't think anybody there wants three or story buildings there so I don't know whenever this was prepared if it was in line with this specific parcel or it generalized it but we are in line with a lot of what Mansfield's vision is now the final thing is why you should hopefully approve this project number one there's walking trails there's green space there's an oversized fountain there's a dog park number two there's art areas benches outdoor seating Jason and already we spoke about a hammock for them. We don't mind adding that in there if they want to hang out on the site. Number three, families are able to safely hang out. I drive to Frisco, which is Cowboys Way, which is the Cowboys headquarters, where they go and they train. And it has a massive green space area. And when I sit there, my kid just runs around, but I'm not scared, because there's no main streets over there. So if you notice how the commercial pushes you onto the parking side, it allows your kid to walk around. Yeah, they're still parking, but it's not a main street. So that's a huge positive to be able to go and hang out. Number four, it's boutique commercial to serve the community, whether it's coffee, whether it's ice cream, whether it's a brunch restaurant, someone doing their nails, it's going to serve the community and Mansfield right now is exploding in all aspects. There is a ton of residents and me being one of them, I don't like to go to broad always. When I have to grab tomatoes and I'm barbecue and I got to go all the way to Kroger. I prefer to just drive half a minute down here and just pick up my tomatoes. So that was the vision on that. Number five and six, which would hopefully put a smile on your face and to conclude, the commercial's estimated value at completions 12 million, which I did a 2.8% tax rate could be a little bit maybe 2.7. It gets Mansfield $342,000 a year in city property taxes, plus 2% of local sales tax, which I estimated 480,000 per year, based off of general revenue that happens in businesses on average. The residential valuation is at 22 million, which is about $627,000 a year in property taxes. So almost 1.5 million man's field gets, and right now it really gets nothing from the site. So I ask all of you, thank you for your time, and we look forward to hopefully an approval on the site. Thank you so much and God bless. Thank you Mr. Cleal. No problem. Commissioners, you have questions for the applicant at this time. Thank you sir. We'll call you back up if we have questions. At this time we'd like to open the public hearing at 6.39 p.m. We have any cards? We have one card. Mr. Chuck Dandridge. If you would, sir, please state your name and your address for the record. Thank you for allowing me to speak. My name is Chuck Dandridge. My address is 4013 Watercress Drive in Mansfield, Texas. That's in the Waterfork area. Thank you for allowing me to speak today. He may have answered some of these questions that I have, but within facing you, I wasn't hearing it very clearly. So if I'm asking questions, you've answered. I apologize. But for the parking garages, I think he indicated that each resident would have his own two-car garage. There will not be any garages like community garages on that property, correct? Okay. You also stated the closing times. How will the city enforce those closing times? If you say that a business can only operate from seven to 10 o'clock, what will keep people from keeping those businesses open longer and later if they so choose? Does the city have something in place to stop death from happening? I don't know if the son of the commissioner can answer the audience. Let him finish the party. Let him finish up his questions and he will address your questions. Okay. Go ahead. It's a lot to go through them. Lot to that was a that's a private resident. So that's their own other property that you stated. Who's going to maintain this property once it's completed and so off? Will that be an HOA? How will that work? That's a question that I need clarified. And I noticed some of the properties that you had where there are grass areas between them walking away. If you don't do something with some kind of walkway in there, it's going to create a people going to make it a pathway. It's going to look pretty bad at some point. So I'm thinking about that. Let's see. And the other thing is when these houses or these townhomes are sold, what's to keep a resident, a person buying those townhomes from buying them and using this rental property. Is there some things in place to keep that from happening like a 36 month moratorium on it where you buy the property, you have to live in it for 30 before you can use it as a rental property. Is there something that's going to keep that from happening? Because I think that can go down pretty fast if people start buying those up and start using this rental property only. So those are my concerns. Thank you for allowing me to speak. Thank you, sir. Mr. Rodriguez, would you like to address some of those at this time? Yes, I can address some of those. The first question was about hours of operation. Hours of operation are a tricky thing to regulate. Fortunately, we do have a department called the Regulatory Compliance Department that would be able to help us enforce those items. One of the reasons why that's important to us, though, is to remember that we are near a residential area. And so making sure that those times match are something that we're striving to do. Overall, there was a question about maintenance. The developer will have to come up with a plan to maintain those areas. I believe in HOA is probably the best way to do that. I would actually say that for the gas pipeline easement that it's probably best that that be within the commercial it's probably best that that be within the commercial developments POA. POAs tend to be able to sustain maintenance a little bit better than residential and making sure that that burden's not on the residential might be a good thing as well. Really though these are details that the city can't get involved with because all of the HOA and POA discussions end up being private matters. And then finally, there was a discussion about rental units. There's really nothing that the city can do to enforce those types of items. Again, via the HOA and the overall deeds that are done on there, maybe there's something that the properties can do, but the city can't lead in any of those discussions. So I want to make sure that everybody understands that any home today could be bought and rented in the city of Mansfield. And there's nothing the city can do. And as long as that rental meets a state requirements, and that is that that rental is for more than a period of 30 days. Otherwise, it's considered a short term rental in the city of Mansfield. You do have to get a PD in order to have a short term rental. Thank you Mr. Rodriguez. Mr. Danders, is that answering your questions, sir? I- The only thing that you know is that the city can't do anything about the residential rentals. I made a city that came back get to that question in just a second. I do want to also point out one other fact about rentals. If one owner starts to gather up more than three units, they would have to register with our rental registration, which is also handled through our regulatory compliance group. I wanted to make sure that that was understood as well as that there are ways to prevent rental of multiple units. Again, from a zoning standpoint and from a PD language standpoint, I think getting into the discussion about ownership is something that PD cannot do, but I'll let the owner answer that question so that Yalkin here his intention if that's what you would like. Ms. Clill? Yes. Just a quick to elaborate on it. So the townhouses will have a H.O.A. 100% so that entire 4.2 acres will be maintained. The owners primary residents will be primary residents he will maintain that and then the commercial we do triple net leases so we have implemented in those rents that you pay taxes insurance and then common maintenance area. The triple nets will not be cheap for this facility because we have a lot of walking trails, a lot of landscaping, the fountain, we have benches, all of that has to be kept up and that passes on to the tenants. So hopefully that answers it for him. Regarding rentals, we have zero intent to rent on the townhome aspect. I know the owner intends to keep a couple of units because he has several kids. He wants to keep them to live around him as they get married and as they grow up. So I know that that's his intent, but for rentals we have no intention on that. We plan to sell them in price points about 420 to 450 as what we're looking at whenever we get these on the market. To limit it is, I haven't heard that before to be honest because my house I bought it, I can rent it. Somebody buys an asset, They assume they control the asset and they can do stuff. Maybe within the H.O.I. you can put laws or bylaws in there that says that you can't rent within six months of transfer of deed a year. There might be something that we can discuss to see that. But the intention for us is the sale of town homes and retaining the commercial. He doesn't have intent to sell the commercial at all. Hopefully that answers that. And and then one final thing we more than likely will have a donut store in there and donut stores open 4-5 a.m. So we do want to request that on the hours at least for the donut store they can get up or those specific type of businesses that need early mornings they can get up and prepare their donuts to be able to operate their business. So when we say store opening at 7, donuts usually open 5, 6 a.m. So we would like that help if we're able to get at least something specified for the donut businesses. Thank you. I believe we don't have any additional cards at this time. So it is now 6.47 p.m. and we will close the public hearing and we'll open it up to Commissioner Questions and comments. Mr. Chairman, thank you, Commissioner President and also to the developer and Miss Cardi. I was really wondering that question that Mr. Dandruff raised about that rental relationship. And understanding that HOAs can have some moratoriums on this whole rental on concept. I really appreciate that. Mr. Rodriguez, I'm wondering though, as we think about the Mansfield 2040 Plan and this whole notion of age and in place and work play live so forth so on and knowing that the biggest employer in Mansfield, of course, and I've said this before, is the Mansfield and the Penn School District. And those educators cannot do not have the ability, I should say, to live, work, and play in our own community. And so of course that's a concern. But more to the point as we age in place, and quite obviously, I am age in in place. What about that urgent care, or any other health care capability in that area if you're forcing people to walk in an area? Why couldn't one walk to let's say a place instead of going to an emergency room? That's a good question and it's definitely one that the commission can provide us with some discretion and some guidance on From a staff perspective Again as we're looking for local neighborhood oriented commercial uses Those types of uses that you're describing with urgent care are are typically done more on a a regional area, right? So so individuals travel to those places. And they're meant to be a closer location than a hospital, and a more attainable location than a hospital. But for them to be located in the local and neighborhood commercial areas, is a little bit of a concern to us. It may not be if the commission feels that this is something that we should consider, but one of the reasons why we're specifically looking at limiting urgent cares is I think we've seen a proliferation of urgent cares throughout the city and wanting to make sure that the areas are targeted more for local uses. So I think what we would like for those same individuals that are aging in place is for the general practitioners to be in a local area for them or for a more targeted. I think what happens with urgent care sometimes is they're dealing with a quicker type of medical. I hate to use the terms like docket a box or those kinds of things, but they get that kind of connotation based on the way that they're used sometimes. And so again, staff is willing to look at whatever the commission directs us towards, but that was our concern. Thanks so much for that. And let me just kind of clarify the earlier comment as I was thinking about Mr. Andrews' question as well and was thinking about that early on during the presentation. I didn't approach that question from the perspective that we all not have renters. That wasn't a quite the concern. Because we understand the impact, we understand economic consequences. But this whole notion of some time investors tend to keep our children from then becoming homeowners. And how the developer and others are ensuring that as people are approaching them to move into those areas if my mind it gets to the point of that man's go 2040 that I as a person regardless of age can stay there as a owner and not someone holding to somebody else who's just trying to not really invest in the community just trying to not really invest in the community. I'm trying to pull the question from there. I think what I'm trying, what I'm hearing you, okay. And I think my response to the comment then would be, yes, I think that home ownership is something that we've striven to make sure that there are places for individuals to live in Mansfield. And so I can understand the concern about investors grabbing pockets of that development and renting out those two individuals that aren't looking for ownership opportunities. Hopefully there wouldn't be that much of an issue here. I think sometimes when you're close to who college campuses or you're close to where those types of units become investor properties, that becomes a bigger issue. But again, there's nothing that from a land use and zoning aspect that I can address within the PD on those items. zoning aspect that I can address within the PD on those items. Commissioner Bennett? Actually, if I could provide you one other note so that you understand the way we do plots, which is subdivisions of property, I think one of the reasons why doing a attached single family is better than us allowing for multifamily in certain areas is there's a greater investment from the developer as well because individual meters are installed for each one of the homes. There are different ways that maintenance is looked at when you have a town home as opposed to like a condo or something else like that. So I think that that that might provide some of the protections that you're talking about, right? Is that each one of the homes have their own water meters sanitary, so there's other infrastructure that has to be done that the developer is then trying to recoup those costs. So sorry. So I had a question on the density that you're mentioning in your presentation. What you're requesting. I also wanted to make some comments on what I saw, what I've personally seen in this. I do have just looking at it, it's used with the densities while it is within alignment with the future land use plan by definition was written in there. It doesn't look like a good transition to what's surrounding it on all three sides. Now maybe in the bigger property up north of that, that's north would probably work. But this is essentially what it looks like. It's just a massive jump from one density level to another, as well as architecture and look at everything that was on the rendering doesn't look like it flows at all And so while it is all brick it doesn't have enough unique features that make it interesting walkable So those are just my comments on it. It looks very Barracks Army. I don't know very uniform And I don't know, very uniform. And yeah, I did have a question on the special use cases on something like a donut store. So I do understand the intent of mixed use is to capture daily traffic to prevent it from leaving the area. And so the hope is that people will not all travel a devilene, and broad street. So a donut store seems to be one of those that would be attractive for that place. And so what would a special use case on timing like that look like in this as well as is it within the rules? Yeah, actually like three questions. Yeah, I wanna point out a couple of things, right? And that is the seven o'clock start, right? I think we're really thinking about when customers are coming in, and if that needs to be adjusted, I think that that can be adjusted. I think the four o'clock, five o'clock start for employees, right? You're not open for business at that point, so the activity is much less at that instance. So I think we're all for making sure that the employees can get in there and get everything ready for a work day. If seven o'clock is the wrong time, I think we can adjust that. I think we can adjust that in two different ways though. We can adjust it by saying within the whole PD, everything can be four o'clock in the morning until 10 o'clock at night, or we can say let's limit that to a certain square footage. I think we can have a dialogue with the developer to figure out about how much square footage they need for those types of uses, and actually within the PDE say, you know, X number of square feet can be utilized for businesses that operate prior to 6 a.m. or those types of things. So I think that there are a couple ways for us to look at.m. or those types of things. So I think that there are a couple ways for us to look at that timing. And the question I had was, what was the density that you were requesting or looking at? So I think it's there. My comment on it was, while this is within the sentence on the future language plan, it does not transition from the neighborhood that's within the future land use plan, it does not transition from the neighborhood that's within 100 feet. So I'll tackle that a couple of different ways. The first being, I want to make sure everybody sees the extent of the area that's considered for makes you local. The applicant definitely made a comment that said that they don't feel that maybe those rules were made for this exact lot. That's 100%. Those rules were made for all mixed-use local within the city of Mansfield. More specifically though, when you look at why we have mixed-use local in certain areas, it's because we see 100 acres of undeveloped land outside of some of those constraints that you're talking about, right? There aren't the transitions immediately to single family on the east or the west. And I want to, I'll be a little bit more specific then and show everybody the land use designation slide. So it does. It says average residential density is 12 to 36 units per acre. This also says that single family attached is probably the least appropriate land use for these types of uses. Now we understand, and I'm saying that because there's one circle there, right? These are things that I've told you all that I'll try to start pointing out as we have our presentations, is when you look at the appropriateness, the applicant's correct. Multi-family is shown with three dots of appropriateness. Multi-family high intensity is shown with two dots of appropriateness. Local businesses, three dots. I think as a planner, when I look at those types of things, I say that there are opportunities for something more dense, you know, as you get closer to those intersections of Broad Street and Holland, but as you transition towards single family in either direction, you should start trying to bring that intensity down. So you may have densities that are well over as we all know averages are sort of that That median right that that middle point within there So we understand that when you have an average residential density of 12 to 36 You could have some projects that are more dense than that But you need to make sure that the overall district the overall mix use land you a mixed-use local designation meets those densities. So yes, while single-family attached may be only showing one dot here, we feel it can be appropriate. We've said that it's generally consistent with the future land use plan and I think that's what we're being. Not to go back and not to refute anything, I want to make sure that the commission sees the feedback that staff's giving, right? When we're looking at row houses, we're not looking at 46 units of row houses in this image. And so that's where I think there's a disconnect on the overall density. I think if you had a project, and I think this is about 13 residential row house units that are shown in this image, when you look at that, I think I went through it in a little bit more detail on my staff report. This was the first concept that staff worked on with the developer. The first time the developer turned in a development plan. They showed 31 row houses. They also showed an example that showed 62 row houses. So we do have them back down to 46, right? But I think that there's always been a desire on the development side to have it as intense as possible. And really, I think we're wanting to make sure that we can can temper that transition a little bit better. And that's why staff is recommending a maximum of 21 units. Thank you. I dump all my thoughts. Sorry. Got a mark on time. I'm sorry, got a mark on time. Already one of the recommendations that staff made was to have middle on 2200 square foot units. Correct. If you factor that in, would that land as far as total number units around the 30 mark? I think we could probably get closer to that. Yes, sir. I think really don't, and again, we haven't had the discussion with the developer about creating more single-family detached units, right? But we've seen them in other projects, whether developers would call them casitas or other small homes, right? But I think that there's a way for you to start grouping some of these into, you know, taking two of the Ro House units and bringing them into one so that you do meet that 22-hundred square feet and then having detach units. I think that starts making that transition a little bit more clearer because one of the things, right, we're talking about the neighborhoods that are here, but something I haven't pointed out are there are some pretty good estate lots within this development. So these are very large single family lots. And so I think that those transitions are very tricky. I mean, across the street, as well as the home right back here, you have very large homes adjacent to this. So I think, sorry, I went on a little bit further, but I think your discussion was met there. No, it goes into the discussion that's going on right now. And that's, you know, ensuring that we transition correctly between what's there and what's being proposed. And I have the same concerns. I think that's a lot of, a lot of units. And I understand the point of what our vision plan shows. But I still feel the numbers a little high. So I'm thinking through what, where could we land? If the square footage recommendation could land us better on a number in between where we're at here, would that be doable? Would that solve two bars of one stuff? Or kill two bars of one stone basically is what I'm trying to get at here. I definitely feel that anytime we make recommendations from the staff standpoint that we're looking for feedback. And so I think finding that middle ground that compromises what we're here for. I noticed in there that the staff had a recommendation of adding screen wall requirements, using brick and stone, board on board. Can you explain a little bit more as to why on that? The first thing I would like to back up and say here is that between residential uses, screening walls aren't required. As a matter of fact, the city of Mansfield would like to get away from those kinds of things, from a maintenance standpoint, right? And so we just want to make sure that where there are walls being proposed, that they're proposed of quality. So that's why we've added those standards there. But if the development didn't have those walls, I think it would be appropriate as well. The only place where walls by ordinance would be addressed, would be those areas between commercial and residential. But I want to remind the commission that we've had changes to our ordinance overall, that have said that even in those places you have to ask for special permission to have those walls in those places. Again, because we want to ensure that as we're creating these walls and we're creating what some see as barriers between properties that we're doing it in a mindful way. And so that's why we've provided standards if walls are going to be used, but if walls aren't used, then I think they would normally follow our standards that we have in place. Okay, yeah, I was just curious as to why that was part of the staff recommendations. I know we covered hours. I do agree with Mr. Colliel that if a donut shop goes in, it probably needs to open sooner than seven. I'm glad you expanded on the conversation about the urgent care. I absolutely agree with you. Those have come and gone. And now we've got several vacant buildings around Mansfield because we allowed those uses. So I know we're looking for more of the professional setting when it comes to medical use in these developments. And I want to be sure that I make a note just so the applicant knows as well. Is we're actually asking that urgent care is be prohibited. It's not a prohibited use. I think there was some dialogue between us and the developer on where professional medical office would fall and they do have an office category that we feel meets that need. We just wanna make sure that there's a prohibition of the urgent care of this dust before. And do we know on the existing commercial property that's right next door if they have restricted hours? I don't know that they have restricted hours and they have some of the same conditions, right? You do have, and as a matter of fact, Jason and I were out at the site recently. And there is an emasonry wall, right? It's a masonry column with rot iron inserts between these two units so the existing commercial has has very similar style Constraints that this one does as well, but I don't believe that there are hours of operation Restrictions there, okay well, but I don't believe that there are hours of operation restrictions there. Okay. Some other comments I had here. There was discussion about rental properties in HOA. We hit that one pretty good. I will say as an HOA president that you are allowed by state law to establish a moratorium. I think it's a year up to a year lease and limit the number of rental properties that can be had. It's a percentage base. And if I remember correctly, the law may be 10%, might be a little lower than that. So they have the power and the availability to limit the number of rental properties, if an HOA is part of the managing the property. It might have been yet. I will echo Commissioner Bennett's comment about the look. Maybe I've been spoiled after going and looking at several developments, but I would like to see more diversity in the materials being used with the row houses. I don't like them all being the same brick color. The details are fine, but maybe just changing up the color of the materials to really set each unit out a little bit differently than the other ones. I think there are ways for the PD to address sort of the building on the left and the right of each one of the developments has some sort of change, change in color, change in texture, those types of things. Okay. And I did want to confirm as far as who's, you know, the HOA, there's an HOA on the row houses. They'll have their HOA that will be, the dues will be maintaining that property. And the commercial property will have its own setup on how they maintain it too. There's no cross of who's responsible for what amenity, correct? If I heard that correctly from the developer, it would be that area and then everything from the gas easement. Oh, sorry. This way. So everything from the gas easement, including the gas easement, would be maintained by the HOA. And then everything, this way would be PLA handled through maintenance. And then the private owner would have his own maintenance to, okay, his property. You mentioned earlier that you would recommend that the gas easement part go to the commercial property, correct? Because if I heard you correctly, the gas company is making you put fencing up. No. Is that right? No, the gas company is not making them put fencing. I think that they were saying that they're placing fencing along that northern edge. Is that correct? Yeah. So the gas company doesn't require us to do anything other than don't poor concrete the way the gas is at the gas lines moving but staff is saying that they would want us to put a fence line. We talked back and forth about it being not 100% masonry because this property is massive and just on offense we got estimates of almost a quarter million just to separate the two. So we told them if we did every eight feet to 10 feet amasonry pole, and then in the middle it was a metal fence, which is a see-through fence so you can see through to the commercial side. That's what we asked for. Because as you guys, you know, you're talking about, I have a lot of points that I hope that can touch on. But to have an HOA, you can't have an HOA with 20 units. It just doesn't work. Math doesn't work. The cost of HOA is insane. There's so much upkeep with it. 20 units, it becomes where if there's a president, there's only 19 people left. And then you have four other board members, they essentially own the entire area. So having an HOA with limited units is a huge struggle, and many HOAs just diminish because there's such little units. By Abisone and Case in Arlington, where they're proposing, I think, 17 units, single family, they proposed HOA and they got tabled. Because of the HOA, because like you said, you're a president of the HOA, the president himself was in the audience and he said, HOA will not survive with this and I live next to that. And if I live next to that, they're just gonna have weeds growing, trees messing around and everything is going out of order. So, you know, the unit count is extremely important for us because this cost is very high. There is nothing in this facility, the whole 10 and a half acres that's cheap. Everything we're putting top. There is, you know, you're talking about the townhouses, the color and the bricks. You know, we came to a point with three years of back and forth. We essentially just rose our hand and said, you know, guide us what do you want things to look like? You want this brick? We're cool with that. You guys want this trim? We're cool with that. So we have multiple townhome elevations of white and brown and brown and black and we like that. But we ended up just taking the inspirations and applying it because we felt like with staff having our back and, you know, supporting the project, we'd have better odds with it. This site, the cost of the site's not cheap, the infrastructure to get the sewer, the utilities is not cheap, to put 30,000 square feet of commercial at this capacity at the new construction cost is very expensive. We need to offset that with the townhouses. And to touch base on renting, no investor, and I'm sure we have Chair and we have commissioners here that invest in real estate You will not buy an asset for 450 grand to get $2,000 a month in rent or $2,500 a month in rent I see clients call me consistently trying to buy rents and I tell them this is a money loser My neighbor knocks on my door saying I want to buy an asset. I lose $300 a month in cash flow, but I own a real estate Since when do you own a real estate. Since when do you invest in real estate to lose money? So I told him don't buy it, he's still waiting to buy it. So some people have a mentality of it's better to have an asset instead of cash, but how is it an asset for losing money? Nobody will pay $450 grand to rent this out for $2,500. After taxes, insurance or cash flows is out. So rent rentals here, I don't see that we're too high end. Nobody wants to come in a high end market because they're not going to get the rents. There are houses, single detached homes renting for $2,500. A town home for those numbers, I don't see that happening. Down the street in Grand Prairie where they built the red roofs, those big apartments on England and forgot the intersection where the bridges. They have rentals going over there for $2,300 for $2,700 for $2,800 and it's a mix and they're sitting on the market. They have units that they're trying to sell. They're sitting on the market. Interest rates crush the market. So right now there is a risk factor from our side getting this PD. He plans to go full force and develop. You guys are talking about the North parcel, that's 100 acres. It's got gas or oil there, who knows if there are leases in 50 years it expires, who knows when they come to do a plan, you're going to freeze 10 acres on maybe in the future they come. That can sit for another 100 years, the lady I've tried to reach out to her. She's caching in every month income and I don't think she has any intent to leave on that site. So taking this site and tying us, when we got advised by staff by the other five acres and they'll support our project, we were injected another almost million dollars for another five acres. That has an awkward turn which is not really five acres, it's more like three, to make this project hopefully get to the next step. So we did our best and when I came here, the gentleman was asking me about concerns who came who lives in the neighborhood, and I spoke to him openly. I said, we're ready to do any concern you have. We're willing to work with you. We're flexible and we want this to get approved. I told the owner there's a huge risk on this development. And I told him when you complete it, you might be looking at a 7% return on your money. I said who invests $20 million to make 7% when you can find assets available today, making you 8% without the risk factor. He said I want to be in Mansfield. I can't push him away more than just give him my advice, but he wants to be here. He's living on site. He wants some of these town homes for his kids. That's a huge positive to have in Mansfield, I think, when you're doing a project this large. Great. So that's my- Thank you, sir. Thank you, sir. Appreciate it. Commissioner Goodman. Vice Chairman Axon, where are you complete? Well, I mean, I just asked about a fence, but I appreciate all the responses there. To clarify what I asked about the FIDS, you're essentially saying we need to build one all the way down the property line. Correct? Where the gas line is located. We're in the easement. areas. I think it's a limited cost of things we don't have to do with health list because we're investing into the buildings and into the townhouse. We don't mind switching it around. We would love to switch it around. If you've all had the guidance, we'll see somewhat focusing. We can talk about the staff. You can do great, but a main day on the PD have two different materials, 70% 30% no replaceable or possible in the lower part costs. Just full rate, a little bit of commercial screen elevation. We would usually feel great in just an emergency. We're doing a whole new side of the year, which is a common focus to do that because we want to show you guys that we're working with heavy metal fans to make it us. Okay, appreciate it. Thank you. Commissioner Goodwin. I think Commissioner Akson covered most of my bases. I have a question about the Holland Road Extension. Is there a plan to upgrade that particular stretch? And does the existing Holland Road Extension have sidewalks. There are no sidewalks on the existing Holland Road Extension beyond this area right here. You can see those. Those are in the foreground. I'll get back to the area. So really the only area where we have Existing sidewalks are here as the development came in They if I get me You can see that the development is proposing a sidewalk along the front edge of the property and that would continue along this entire area. As you know, my questions are often about how the kids get to school. There's an elementary and an middle school within walking distance and it'd be nice if they could get there without taking a circuitous path. Sorry, I should have also pointed out that with the new roadway project that was done out in Holland, those sidewalks do go all the way down to the school on the eastern side of Holland. All right, thanks, Roy. Commissioner Thompson. I have a question on the fence between the Downhomes and the commercial development. Is that in the, is that in the coat? Is that a requirement on city side? So I just clarified with Jason to make sure that we do not have the desire to force the developer to place that there. So I think if there was a misunderstanding on that, I want to make sure that we do state that residential uses don't need to be put in fences up between residential uses. Now sometimes private property owners do that. But no. Okay. Yeah, but along the easement, right? Oh, no, no, no. Along the easement. Again, I don't think that they're you're not saying that there's a fence along the easement. You're saying that there's a fence here. There's not a fence here. Let me get to a bigger image real quick. That's okay, I see it. I'm sorry about the confusion. So the easement right now is just grass. We have nothing on it. Okay, and you're not putting a fence there. There's no fence proposed there, right? So it's a 50-foot easement plus you have the parking. So we feel we're very spaced from the commercial. Plus the commercial is thrown all the way and all the way. Right, okay, so fence or no fence? No fence. Okay, perfect, perfect. On the town homes, what's the proposed score footage right now? On the town homes, how do you say it was $2,200? It's a mail on 18. I have on the row houses. 16. I have on the row houses 16 to 2000. Okay. And I'm going to go, I might not have y'all's complete exhibit, but it's within your packet there's a site plan that shows they have lot standards on the side. But 2200 square feet would be a more desirable. 2200 would be for detatch single family, sorry. I want to make sure that the staff recommendation there is if this proceeds and there is an opportunity to lessen some of the density by doing some detached single family, those should be a minimum of 2200 square feet. Currently the development is showing units somewhere near, oh sorry, those are lot standards. The lot standards are 1600 square feet to 2000. The overall homes are 16, uh, 100 square feet to 2000. The overall, um, homes are 1800 square feet. Okay. It was 48 lots on it right now. Staff recommends a maximum of 31. So there's 47 staff recommends a maximum of 21. And I want to make sure that that's why I did this slide this way. Is because it's labeled 48 right here. Right. But this is lot one. This is lot two. Oh, I see. So what we're saying is when you add up all of the residential that we would like that number to be closer to 21. 21. Yes. OK. How do you think that would look? I apologize for flipping through these. I think it would look a lot like this, right? So you would have either there could be a couple of things that occur. You have one row of row houses on that eastern edge of the property, or what you do is you take one of these homes and you combine it and you do some sort of rhythm. And then maybe you'd get some more row houses back here to gain some of that density back or that intensity back. to gain some of that density back or that intensity back. So I think again, I think it would look more like our original discussion with the developer. Okay. I think it's a good use of land in regards to where the commercial is and how it was flipped to the outdoor spaces. I think I was confused on the gas line. I thought you were talking about putting a fence separating the townhomes from the commercial. So that was confusing to me, but I understand now. I think it needs to be open. I like the pathways. If there's concerns over an HOA, and less volume for the units, I think that, maybe in the triple net, should be included to cover the gas easement as well if there's a concern with less volume on the homes and in HOA not being able to maintain that. And I also am going to agree with my fellow commissioners in regards to the architectural design on the row houses. I do believe that in regards to what is surrounding them they do need to have more creative character. They do seem just off the renderings to kind of all just blend together and look a little cold. I think it is a good transition from the residential having this area, coming into townhomes and then having the capability of the surrounding neighborhoods being able to utilize the commercial spots that are going to be in there and with the water features and the landscaping. I think that that's a really good idea. My only concerns are going to be the amount of row houses and then the architectural design on them right now. That's all I have. Thank you, Commissioner Thompson. Any other questions or comments? Commissioner Moses? Yes, Mr. Chairman, just follow up for moving forward. Oh, Mr. Damages card, the citizens card, did he indicate a recommendation of approval or a nodule of this? He opposes the project. the citizens card did he indicate recommendation of approval or not you. He opposes the project. Thank you, sir. We're calling that out. So just a few questions for me. First of all, Mr. Calil, is this your first project in Mansfield? Please. From the broker standpoint, I do a lot of real estate in Mansfield specifically. I'm with Vision Commercial. We do a lot of projects from the leasing of commercial real estate. That's what we specialise in. We have a property at 305 Regency Parkway. It's in plans right now. We're doing a 302 square foot office building. We have an asset at 6509 Newt Patterson, which we just purchased recently, which is 30,000 square foot industrial building also in Mansfield and multiple projects in Arlington. So my scope is Mansfield, Arlington Grand Prairie is what I really stay around, because this is where I live. So project personally, these are what I'm working on. And's going to be a good idea to do that. I'm not sure if it's going to be a good idea to do that. I'm not sure if it's going to be a good idea to do that. I'm not sure if it's going to be a good idea to do that. I'm not sure if it's going to be a good idea to do that. I'm not sure if it's going to be a good idea to do that. I'm not sure if it's going to I have heard tonight is your position in regards to the conditions that has been laid out by the staff. I'd like to hear what your position is on those conditions right now. Is there a way I can go back to? If you would like to go back to the slides. So, I'll skip the first one to get to, because that's the most important one, just very quick, the medical clinics, urgent care. You know, personally, I thought that was golden to have there. I lived down the street from there. When I have to drive, they open a new one on broad where Wingstop is. It's 15 minutes maybe down from where I am. And I'm right on the border where CVS and Broad and Holland is, it's 15 minutes down. And you know, urgent care, it's an urgent thing that you need to go to. We go to that one and they close at 5 p.m. on Sunday. And throughout the week, they're closed maybe at 8 p.m. So it closes even sooner than maybe a restaurant would or a coffee shop would. So I didn't know or understand what the problem with that was and I did want to push back on that because an urgent care could take 3,000 square feet and they are not intense at all. People go in there, park in the spot and then they just wait on it. I haven't seen intensity on those properties or those uses. It's for me, it's not a deal breaker if they said no, but me as a commercial broker, my biggest concern is a lot of square feet in limiting my uses on who I can bring in. If I have limited uses, how do I fill the empty space? I've had properties where we overbuilt and it was a struggle to fill the space. Then you have to go too cheap on rent and then you have to start taking tenants who don't qualify. I don't want that. And neighborhood commercial approval is already maybe 30 uses and staff already dropped us to 19 18 uses. So that's a concern. So your preferences that you would like to be able to do the urge occur? I would like to. It doesn't mean we would guarantee get it, but I would like to have that door. Okay. And you skipped the number of units. Yeah. I'm glad I'm fine. Is that a game changer for you? I'm trying to avoid that. It's so difficult. I don't want to be the one who says, this project is not a money maker like someone might look at. These units are very important to get in, because we've never built something at this high quality. Everything about this project, there's nothing that we were spared by Mansfield on the design. You looking at it, it might say it looks like an ugly building, but the aspect of the brick and the trims and the concrete, it's just the green space I'm out of concrete, you're pouring a substantial. The units, I don't want to say, yeah, we can take off two units, it's just to make sense. Yeah, we can take off eight units. I don't see them being that intense. And I see the transition to go from town homes. I don't want to swear but that 100 acres you're going to see apartment complexes go there. You're going to see retail in the bottom, three four stories high on broad apartment complexes when maybe we're not alive by then. But that's 100 acres. That's a massive development. Us transitioning from single family to town homes to then what they do there. I think that's a smooth transition and 48 units with the connectivity of what we gave, limiting parking, you're not gonna have the people who buy it, people who are trying to party. It's limited parking, it's older folks, it's everybody in the areas are getting older, it has its own backyard, it's own private residence essentially. So your preference is to keep the 48 units. Our preference would be that. I believe the next one was the hours and I think there's flexibility on the city in regards to the hours So that doesn't seem like it's as much of an issue as maybe it was discussed earlier Just for the donor I would want to have some exclusivity for them Yeah, I think there's already one right next to it and a pizza place or something. Yeah, I love donuts. Yeah, okay And then the minimum floor area of each detach single family if you were to go that route and I know that's not what you're thinking right now but if that was what it came down to of 2200 square feet. So the 2200 square feet requirement is for his home, the owner's home. The town homes we have, we were proposing 1500 staff advises 1800 and higher. We intend to be 1800 to 2100. Town homes are already narrow as is, so it's a little tough to go too big if you don't go a third story. So we don't wanna do a third story, so that's where 1800 plus. And I think that's very good for a town home. I don't see it being a little tough. I think condition number five, number six probably doesn't work for you if you're not gonna do any more single-familitary detachment because that was what the proposal was. If you were to step away from the 48 units and do less and then create more single-familitary detachment, the recommendation from the city was that they'd be at least 2,200 square feet. But that's not something you're considering though. I understand. Correct. If we did 2,200, I would have to see how many units we can fit. Okay. That's my, I don't know how we can parcel it. So we proposed zero lot lines. They did a villa in Grand Prairie in Arlington. We're not happy with that project if we were to be behind it, to be honest. It's no covered parking. It's all under the apartment style. I think zero lot lines and squeezing more is uglier than just doing nice townhouses. I would think this is maybe a bigger plus. And sorry for the commissioners, this is three years of work, so I had a lot of my brains. So sorry for the time. That's okay, we appreciate you coming to the city with a potential project. We always like that when it happens. I didn't read through and see it, and I'm not sure if it was there, but the 10,000 square foot prior of the commercial pride to the building residential permits. You have an understanding on that as well correct We're fine with that definitely so essentially 10,000 square feet Then you can start the town homes then you can start the residential. Yes, okay We were thinking to proceed with the three buildings 5,600 each one then do the town homes and then push on to the bigger building at that And so that was the plan okay, all right good. Thank you the plan. Okay all right good thank you. Thank you. Am I good to... There was a question in regards to the perishable for the store going from 15% to 50%. Yeah I think so whenever you say perishable you're talking about meats and tomatoes and things that end up rotting correct. Yeah 50% seems a little high because when I walk in stores you have a lot of aisles that's you know cookies and snacks and things that are done. Looking at it 50% I feel it might be high. Maybe if you came back I don't know the exact numbers but 30-35% because- Well I think the objective is trying to ensure that it doesn't come across as a convenience store but more so it comes across as a market. Especially with the residential homes that are right there in the area and I'm thinking that's what the city's position is is that look let's make it more of a market than necessarily a convenience store. Yes, Chairman. Again that's something that if it takes us understanding what that percentage is I think we felt 15% was too little was low. Yes. So there's possibility that it could be somewhere between. 100%. I think 15 is too low too. Our priority is to get my tomatoes on them cooking so I want to make sure that that's that's there. And you can walk it together, right? No, seriously it's a struggle for me all the time, especially with my wife being pregnant. Mr. Dandridge brought up a point about the pathways and the grass area which looks pretty on the pictures but obviously as traffic goes across it It's gonna look really really bad. So what's your plan? Every guard's in between those buildings for the pathways So you're talking the walking from townhouses to the commercial. Yeah, so they're walking on concrete They won't be touching the grass. Well, you showed us quite a few grassy areas where there's gonna be pathways Oh, yes. Yes. Yes. yes, yes, yes, yes, yes, yes, yes, yes, yes, yes, yes, yes, yes, yes, yes, yes, yes, yes, yes, yes, yes, yes, yes, yes, yes, yes, yes, yes, yes, yes, yes, yes, yes, yes, yes, yes, yes, yes, yes, yes, yes, yes, yes, yes, yes, yes, yes, yes, yes, yes, yes, yes, yes, yes, out, dogs may be clawing into it, things like that. We would have to see how we can make it to where it's not turf, but it's something to we can have longevity in it, because I do see that being a problem. So you wouldn't create anything on the development you would leave it to the HOA? I would more than likely look at it from the development aspect, see if there's material we can put in, we're open to doing that. Something to keep in mind the middle 50 foot gas line easement, we might want to put that liability on the commercial. Town homes and paying the premiums for it in the HOA may not be affordable for the residents. So we're going to try to push what we can off of them. If it's investing a little more in that grass area, we'll do that so they don't have to have HOA do's being too high. Okay. Yeah. The commissioners have spoke quite a bit tonight about the appearance of the buildings. I don't think the word ugly was used. I think it was just, there was no diversity in the buildings. So they weren't necessarily ugly. They just all looked the same. And the challenge we have in the city is that when the buildings start to look the same, our residents can immediately say their apartments. Because that's what happens with apartments. So we would like to see some diversity and the appearance of the building, the exterior so that they look different so you can tell that there's some difference in that they actually are single family homes versus multi family. It'd be great if you could take a look at that as well so we could be sure that we have that look. I would love that. If we can put a mandate on minimum two materials or three materials, however you guys want to shift it on, I'm 100 percent. We'll get it up to the experts. Those guys do a really good job of that. A couple of things that you mentioned in regards to rentals and HOAs that I've been in the city for, since 20, I can't even remember now. 1999. Quite a bit of time and I would tell you, there are quite a few single family homes that do a value that $500, $600,000, that are rental homes. As a matter of fact, there's some in my neighborhood. So while you may feel that there is a challenge to provide a rental home at that type of value, they actually are in our city right now, quite a few of them. The other thing I would say as well is that we got to HOA's is that 48 homes is on the lower end a little bit, 21 is even lower. But we actually have neighborhoods in the city that only have 12 to 15 homes that they have HOA's that are very effective. Realize the cost would be more, but there are neighborhoods that have that in place right now today. So there are some things that are a possibility in regards to make it that happen. I mean, if you went down with less units, I just don't know how you could maintain it without having an HOA. You'd have to have an HOA to maintain it. For sure. It's an upscale area, so we would need that. Regarding the HOA aspect, there are successes 12, 15 units, 20 units, but the rarity of that is a lot higher. Plus you're a town home, you're not a home. And then, for example, my home says 550, I rented it for 3000. There's people who own a house for 5,600 who bought it for 253, 300. And it makes sense for the monetary. But if you're paying the premiums in today's market, it won't make sense in an investor. I don't see you grabbing them. Yeah, I would go. Okay. The last thing I have is just on the density and you've heard it tonight already. I'm very familiar with this area. I live just east of here. So I'm very familiar. I travel through this way quite often. The Waterford neighborhood is a beautiful neighborhood. There are beautiful homes that are over there, I would have a concern living that close having that type of density right in my backyard. Is there a, if I can ask, is there a number that you guys may have in mind that I can quickly see if I can do some adjustments to see where you guys might be? Because when staff told us 21, you know, I told them it was so far off that there was no way we can get near that number. But I didn't want to just throw numbers in the air. Because when I ran numbers on 47 units, the numbers were still very tight. But if there is something that you guys have in mind that can share with me, I can quickly discuss it in a minute or two and see if we can make it work. I could appreciate that. My thing is that I don't think the city staff threw the number in the air either. I think they did some research. They really took a look and said, okay, let's really determine what's gonna really work on this particular piece property. So I have a lot of confidence in the fact that when they came up with the number, they thought it was a number that would work. And I don't have another number in my head right now. I'm based in that off of the work that they have done and how they've looked at this particular development. So I think it's something that we have to take into consideration. Okay, thank you so much for your responses. I appreciate any more questions for the applicant? Mr. Exant, did you have a comment? Yes, sir. Good evening, planning is owning commissioners. Thank you, Mr. Chair. I know that we've discussed a lot this evening on this item and it has been a rather robust and a very enlightening conversation this evening. What I would like to do just for a moment is really kind of paint a narrative of how this project came about. It is mixed use and by mixed use it doesn't mean that the uses have to be in the same building, which is vertical, but that they can be horizontal, that you can have residential uses that are adjacent to non-residential uses. This does function as a neighborhood, which is what we have been after I can say for at least three plus years that I have been here and I think maybe this is a good image to just stop on for a moment and not even thinking about density or even thinking about architecture but really thinking just about site design and implementing some very flexible principles when it comes to parking when it comes to landscaping when it comes to pedestrian connectivity when it comes to human scale design that is all within this and whether someone is renting or owning a parcel of land or a home. The fact is that this truly has the origins. It is the genesis of a community based off what I did here earlier tonight about aging in place, about creating opportunity. So with some of the things that were discussed on density, yes, that is what the Department of Planning and Development Services is comfortable with. On architecture, the standards, they are a little bit tighter than standards that have come before you as a decision. Or pardon me, a recommendation to make embody to the City Council as a decision making body with respect to design. And then with respect to the buildings and the orientation and so forth, that's one of the reasons why in the recommended conditions that there was flexibility with the row houses and with a detached single family. And that's to allow the developer to respond to the market without having to come back through the public hearing process. So there is rhyme rhythm and reason to the standards that are in front of you this evening. There is rhyme rhythm and reason to the thought process that went behind this project that is in front of you tonight. And if I may make a couple of modifications to some of the conditions at the department of planning and development services recommended, the first one being absolutely that if there is the ability to increase the amount of the display area and the sales area from 15% to 30 or 35% for perishable items, we would be on board with that. Again, as the comment was made, it is to create a corner market, not a convenient store. Something that people can walk to in the surrounding areas. If there is a desire to maybe modify some of the provisions, as it pertains to the hours of operation to clarify that employees may arrive earlier, but that the hours of operation for certain businesses are at a set time, we would certainly be on board with that as well. And part of that is because of the concern that we don't want this area to lose this character as a neighborhood. It is also thinking about this from as Mr. Wheaton Rodriguez shared earlier from a more holistic perspective. Is that this property, it starts the activity that we have been looking for as a community, as a department on Holland Road from Brostory Head itself to the entertainment district that there is a plan in place with the With the Massful of 2040 plan, the goals, divisions that have been outlined there to create not just these physical and visual connections, but these real economic and social connections throughout the city, particularly with the entertainment district, starting to take shape along Tell Road 360. This property does play a valuable and a very important role in how that all pans out. And before taking my seat as you all consider and make a recommendation or take action on this item, I would encourage you to remember the rural to urban transect zone Of going from the least intense activity to the most intense activity or from the most rural Environment to the most urban environment. There is a bit of a microcosm from that rural to urban transect here So yes, while there are considerations for financing this project, yes. While there are needs to provide for the long term maintenance of this project, it is something that will at night, economic and social opportunities along this quarter. And those social opportunities, meaning for neighbors to get out, know each other, learn each other, be with each other, love on each other. And that is why this property has been designed the way that it is based off of the interactions that we have had with the developer as a department and even other departments as well. So there are a lot of things that are in front of you this evening that have come to you before in some shape form or and the department of planning and development services stands is that if those conditions are modified or provided, that it is a project that can be supported, it is also a project that we know that we will have to work with and collaborate with the developer on certain elements to bring out the best in both. So I'll pause here and introduce the other questions. I'll start with the first question. I'll start with the first question. I'll start with the second question. elements to bring out the best and both. So I'll pause there and answer any questions that you may have as a body. Questions from Mr. Exander. I have one. Jason. Sir. for the you know, we had a lot of discussion about the HOA, POA. Do y'all have enough detail on that right now, definitively with what was submitted to understand how that that setup is? No, sir, and we were certainly yield to the developer on that, but there could be some language within there that mentions that a HOA and or POA would be required for this property. At some point we would have to stop and yield to the developer on those finer details when it comes to some of the other items discuss this evening. But with an HOA or a POA in place, I think that does ensure the long-term maintenance and survivability of this project as a piece, a component of the urban fabric. All right, thank you. Other questions from Alexander? Could you further define condition number one in regards to the total number of units? So with the row houses and with if there are single family detached, a total of 21. Yes, absolutely. So a lot of that calculation and discussion came from another project that came before you as a body and before the City Council. And if memory serves me correctly, it was on a smaller parcel of land. The thought process is that when laying everything out and when considering the intensity of development and the surrounding areas, that that is on par with what is in the area and on par with what we believe from a land use perspective or position that what best support the existing and the future urban fabric and the one unit in particular is the one that is at the corner which is is the one that is at the corner, which is identified as the one that would be the private residents that one of the developers would own is taking that out and thinking about the disbursement of the other 20 dwelling units throughout the rest of the project wasn't over developed but still allow for enough room for these key view quarters to come through. So again, it doesn't read as a very intense residential or mixed-use development but something that has occurred over time organically, naturally within the community. Thank you, sir. Sir. I don't believe we had any further questions. Thank you. Thank you. So at this time, we are ready to receive a motion. I would ask the commissioners to take a few things in the consideration as you make your motion because this is not just a motion of approval or denial. There's a little bit more involved in this one. So please take into consideration the conditions that the city has recommended. They have also made some adjustments to those conditions. One being that the perishable goes from 15% to 35% instead of 50%. And then the hours of operation be. The cost of the property is not the cost of the property. The cost of the property is not the cost of the property. The cost of the property is not the cost of the property. The cost of the property is not the cost of the property. The cost of the property is not the cost of the property. The cost of the property is not the cost of the property. The cost of the property is not the cost of the number of units that are in the neighborhood. And we are now ready for a motion. Mr. Chairman, I have a question on the hours part. Is that something that is part of a motion tonight can be say, hey, we want you all to work this out between each other and come up with an amenable range of hours instead of dedicating a specific time zone. Absolutely, Mr. Vice Chair. If that is the direction of the planning and zoning commission, we can certainly work that out with the developer. Okay, thanks. Do we have a motion? I have a question. Yes. On this, because it doesn't seem to be worked out, and this is just more of a, how would I propose this motion? And would it be appropriate to propose a table to work with the city, to work through these things, or approval with condition that they work through these things. Well, either way I want them to work through these things. You can make a motion any way you choose. One of the things I would suggest though is that there's been a lot of work that has been put into this, and I do believe that they are very close in regards to where they are needed to get to in regards to the development and if they can work through the conditions that have been outlined with the developer I think this will give them an opportunity to do so. I'm sorry. Thank you. May I ask another question? Yes, you may, sir. Okay. On the same lines as the question I asked about the hours, as far as the number of units for real houses, I think there's a middle ground here that can be reached between city staff and the developer. I don't really want to put a detailed number on it, because I don't know what that number should be. But I feel like as with the hours, city staff can end the developer can work a little bit more on figuring out what an agreeable number is. I think the number proposed is too high. I think the number proposed by the city while you guys the number of the number of the number of the number of the number of the number of the number of the number of the number of the number of the number of the number of the number of the number of the number of the number of the number of the number of the number of the number of the number of the number of the number of the number of the number of the Yes, sir. May I propose for consideration to that very point that maybe there is a more defined transition from a detached single family residences to the east of Holland Road extension that maybe across the street would be detached single family residences with row houses to the rear of those that then provides the visual transition over into the commercial area. I think the way that the PD plant development district is written now is that detached single family homes would require a minimum of 3,000 square feet. That may further lend itself to the ability to have architectural variety, such as the fact that no detached single family dwelling unit, not the floor plan, but the elevations that face the Holland Road extension cannot be the same. And then that would be an opportunity, or it should be an opportunity presented for Roe houses to be constructed and then whatever land is remaining that that would allow for that to take place. And of course, that would allow from a financial standpoint the developer to work out the numbers. And then from a standpoint of a better transition from existing detached single family and architectural considerations to the West Taurus Holland Road that could accomplish multiple fronts that have been discussed by planning his own commission this evening. Did you get all that Chairman? Yeah. My apologies. Do I need to say it again. No You know we always appreciate your thoroughness. I know I know I felt that there was something in there Thank you, sir. Sir. If I may, as part of consideration, that maybe that also be guidance as part of any consideration of action this evening for the Planning and Zoning Commission. The perspective of the Department of Planning and Development Services is that this project isn't far off. And that there are a lot of the elements that have come up as reason for concern or pause for a concern that really have been addressed within the PD standards. This perhaps is one of the more thorough PD districts that has come before you as a body. With I would surmise 90 to 95% of the items already addressed. Okay, so I'll start. I'm going to go to the city. I'm proposing or making a motion to table and for them to the city and the developer to work together to find an agreeable number that meets the intent of preventing a convenience store. I don't know that 35% of shell space is reasonable the city of New York and the city of New York. I'm not sure. I don't know the 35% of shell spaces reasonable either. I'm not sure so I don't know I don't want to put a specific number so. Find an agreeable number that meets the intent of preventing a convenience store. In this location. And the hour of operations set for certain time of the property to maintain the character of a neighborhood. And the density to be looked at to find a middle ground that helps transition from the current existing neighborhoods to the Rojo homes. We have a motion by Commissioner Bennett with quite a few items in it. Clarissa, did you get all of those? I did, but can we clarify if this is going to be tabled indefinitely? I would have to ask Alexander on this one on how quickly do you think that you guys could work this out? If this is ready for the next meeting or if this is something that needs more time? You mentioned that it's very close so My preference will be for the next meeting Okay, so it is table. I'm My motion is to propose to table Get someone all three points. Yes, someone pretend I understand Robert Rooz of order tonight. And along with that motion, is it so we possible for us to replicate what we did with a previous HOA. We have a resident who is in opposition. And I would really like to hear. So I think what's on the table tonight is what he is motioning is that we table the item until another date That's the gist of it. That it be table the agenda item be tabled Or just totally table they'll be tabled into a specific date. Yes Without any engagement between all the parties before the next meeting Well, that's what they're gonna do if the if that motion passes then they will have to go back and work on the project and To chairman Moses or part of me chairman and to commissioner Moses's Question yes, there would be opportunity for the developer and for the Department of Planning and Development Services to engage Residents that have concerns in the area Yeah, I have a quick just clarification. Sorry. On the perishable, excuse me, the perishables were talking just a minimum, like to do the minimum now of 35% correct? Correct. And the impetus for that was the PD plan development district that was approved for Stalin ranch and the same for Parkside. Okay. Okay. And then the hours of just, would staff be wanting a, if there was a motion proposed on hours of operation and to signify a definitive time frame like. So if we're talking what was it 7am to 10, right? Commissioner Thompson, the motion has already been made to table. So we'll have to see if we get a second on the motion and then we can vote. Okay. And if we don't get a second, we're in the motion. We'll not pass. And we'll be looking for another motion. Okay. I'll second the motion to table. So we have a motion to table by Commissioner Bennett. We have a second by Commissioner Goodwin. Are there questions regarding the motion. So the motion is to table to the next meeting to table. Yes, it was to table to the next meeting. Okay, just just yep. Okay, if there are no questions, please cash your votes. Did you have something like that? I was just going to add, it doesn't change anything on the vote because I just want to make sure that there were three items that you asked staff to work with the developer on and that was an agreeable number of units, minutes, hours of operation and the density, sorry, a agreeable number on the perishable items, hours of operation and the density to be looked at. Those are the items. That's the direction that we're looking at, too. Yeah, that was just the direction of why I would make a motion to table this is that it's not worked out and it needs to be worked out. So can I make a comment as well this is that it's not worked out and it needs to be worked out. Can I make a comment as well after it's already done? So it's an awesome plan. I really love the commercial side of it. I'm a big supporter of preventing the need to jump in a car and move somewhere to get something to do something. So I love that part of it. I do, I think it's been pretty clear on the density of the houses. But thank you very much, it's an auspriciation. And I don't think they're ugly. I just outcome from the military and they look very much like the military. much like the military. Okay, is everyone clear on their vote? We're voting to table the item until the next, planning is holding me. We can back them out if you're not clear. They can be deleted if you're not clear. I'm clear. Everyone is clear. Okay. Jennifer, Commissioner Thompson please catch you up. Okay, look at there. Okay. The motion to table the item has been denied. We now need a secondary motion that we can vote on tonight regarding this particular item. I'd like to make a motion on this agenda item that the agenda item be approved with the conditions outlined by the city. The recommendations that the city has outlined that they have, those conditions be in a part of the approval process tonight, along with their adjustment of the perishable to 35% or a number that they can both agree on with the developer, as well as with the operating hours of the commercial area, and then that there be a requirement of an HOA, regardless of the number of units on the property. Can I amend your motion? Yes, sir. And keep the condition on the urgent care. And keep the condition on the urgent care that it not be allowed. Thank you, Vice Chairman Axon. The second item. The second item. The second item. The second item. The second item. The second item. The second item. The second item. The second item. The second item. The second item. The second item. The second item. Second. Second. Second. Commissioner Thompson beat you. Second by Commissioner Thompson. Please catch your votes. That agenda item passes five-1 with 1 absent. Thank you very much. Good evening, sir. When I move on to agenda item number 8, which is the summer of the City Council, City Council actions. Thank you, Mr. Chair. The City Council met on June 24th, 2024, and there are quite a few items that they had in front of them that evening. The first one was a PD plan development district for two detached single family dwellings. At 509 West Kimball Street, they did continue the first hearing and reading until the second hearing and reading. And the only concern there or consideration, I should say was to prohibit the use of vinyl as an exterior finish on the home. The next one was Gyer Commons, which was a request to rezone property from the number of different zoning districts of the downtown district, and in particular the D3 subzone that was approved. the D3 subzone that was approved. The next case is the planned commercial use on West, or part of the East Debbie Lane, and that was approved. The planned mixed use development, which is the, and I forget which one that is, but that was also approved as well. A Lillian road, that was approved, but there were some architectural considerations that did come from the City Council on that one that dealt with the heights of doors, that dealt with the minimum height of the first story. Then there was another item that elutes me at the moment. The next one is the Arcadia PD Plant Development District. That was approved with two modifications. And those dealt with a minimum floor area for a manor house and a minimum floor area for a bungalow, which is part of a bungalow court. And outside of those items, it was approved unanimously by the City Council. And finally, there was a development plan for Knox Street partners. And this is for mixed use development pursuant to the provisions of SOMA, generally at the intersection of highway 360 and US highway 287, and that was approved as well. And Mr. Chair, I'll pause there to answer any questions. Or the other planning is only commissioners may have. Thank you, sir. Any questions from Miss Alexander? Thank you so much. We're now moved to commission announcements. Commissioner Thompson? I would just like to say I appreciate all of you. This has been a very interesting and interactive meeting tonight. Commissioner Goodwin? Ditto. Ditto. Vice Chairman Axon. Happy Independence Day. Independence Day. If you can get out and enjoy the forward show at Hawaiian Falls, find you a safe place to park anywhere in Mansfield to watch it. Yeah. Other than that, it's Todd, stay safe out there. Thanks, sir. Commissioner DeBennett. Commissioner Moses. Yes, sir. Happy Fourth of July Independence Day to everyone. And as you celebrate with your family and friends, please think and pray for the children, the cadets at North Crowley High School, at the untimely death of Master Sergeant, Jean Bass, and a drive by a student in his driveway. Thank you for that word. Thank you. Happy Independence Day to everyone as well. Be safe. Let's enjoy the far work show. We don't need to try to have to shoot off in ourselves. It's illegal in the city anyway, so we can't do it. Are there staff announcements? We do have staff announcements concerning the next planning and zoning commission meeting that will be held on July 15th. I do have an update, as well on the 2024 elected and appointed officials' workshop. I have scheduled, I believe, five of us to attend that training. There were a couple of questions last time about transportation. I have secured the suburban, so we do have access to the suburban on that date. So on July 26th, we'll figure out some details I have secured the suburban, so we do have access to the City of suburban on that date. So on July 26th, we'll figure out some details on getting that here. I can drive you all there. We can all attend the training. That will be July 26th from 10 to 3. Lunch is provided there. I'm also happy to announce that I got name tags for everybody. Oh, look at that. Chairman the mayor. It wasn't that mean HB, man. I didn't have my name tag. All right, Chairman, what I need is for that. So we do have those. I'll be able to provide those to y'all at the training. Okay. As the registration period closed, the registration is not closed. So you still have time. We have up until the date of the meeting, it does sell out, so we just, if you do feel like you can make it, let us know and we'll get you registered. We have tickets for everybody, I will make sure that we get those sent out to the commissioners that have RSVP. Thank you, sir. And if you have not RSVP, I think this is certainly going to be something that's worthwhile for all of us. So if you can make it and join us as a team, that would certainly be great. Thank you, Mr. Rodriguez. We're up to agenda item number 11, adjournment. So, motion motion motion motion motion motion motion motion motion motion motion motion motion motion motion motion motion motion motion motion motion the motion. Second by chairman axon. Please cash your votes. The Passed 6-0, we want absence. We are adjourned at 8-08-PM. Let's do that every once in a while.