Richardson City Plan Commission Meeting July 2nd, 2024
OPENING & PUBLIC HEARING – CITYLINE EAST MULTIFAMILY
All seven regular commissioners are present. No alternates are present.
Minutes of the previous meeting are approved unanimously.
The first item of business for this meeting is re-hearing ZF 24-11, the Cityline East request. Read the summary of the June 18th meeting to understand why this is being reheard. Staff explains that no formal action was taken on this item at the last meeting. So, since the public hearing was closed at the last meeting, the item was re-noticed and will be reheard again today. The request does not appear to have been amended since June 18th. Staff once again presents a background of the request.
Chair Marsh asks what happens at the Council hearing if the CPC recommends denial. Staff answers that a recommendation to deny would require a supermajority to approve at the Council hearing, meaning it would need six votes in favor to pass. The applicant steps forward to re-present their request. He describes the difficulty in occupying all of the retail space on State St. and the current conditions that make new office not financeable. The applicant clarifies that they are currently achieving roughly 90 units/acre with a 5-story multifamily building.
Chair Marsh asks why they need entitlement for more units if they still have currently unused allowance. The applicant responds that a new multifamily building is unlikely to be financed unless they can show a plan for a complete development. New buildings are unlikely if empty fields aren’t developed. Commissioner Roberts asks what the current residential occupancy rate is. The applicant answers that they are currently over 90% occupied. Commissioner Keller asks if there is a specific number of residents they are aiming for to make the retail successful. The applicant answers that there is no specific study pointing to a specific number. The ability to build more residential units will make residential developers and retailers more likely to invest in this development. When the State Farm buildings were fully occupied, 11,000 people were in the development on weekdays. Now, the highest occupancy is about 1,000 people and that only occurs a few times each month. Commissioner Keller points out that the 40,000 sq. ft. of never-occupied retail space on State St. still existed then. He asks how much of a difference this additional residential allowance makes, given that the increase estimates roughly an additional 1,800 people at full buildout and occupancy. The applicant answers that the additional allowance is needed to support the existing restaurants and retail, not just to fill the empty retail space.
Chair Marsh asks if they have considered additional Neighborhood Service retail development. The applicant answers that they have not considered that. The existing Whole Foods-anchored Community Commercial retail has been successful.
No speakers are present for today’s hearing on this item.
Chair Marsh compliments the developer’s partnership with the city. He says it is unfortunate that State Farm is allowing their employees to work from home. He doesn’t see a recovery of the office market any time soon. He is in support of the request. Commissioner Roberts wants to see more creativity and is not in support of the request. Commissioner Costantino states that the original vision was to make this an entertainment destination. He doesn’t want it to end up as just 5-story apartments. He is opposed to the request now. (This is a good time to point out that both Costantino and Roberts voted in favor of this request at the June 18th hearing.) Chair Marsh replies that transit-oriented developments are considered target destinations for multifamily. With the Silver Line being built, this could also be a good option for students to find housing.
Commissioner Beach supports the request as he doesn’t see this taking away options for other uses in the future. Commissioner Keller opposes the request because he sees it as straying from the original vision. Commissioner Bohnsack offers no comments. Commissioner Beach offers yet another motion to approve the request. Chair Marsh has to correct his motion to reflect that it is a motion to recommend approval, not to “accept as presented”. Chair Marsh seconds the motion. The vote is 2 in favor and 5 opposed. (Marsh and Beach being the only in favor.) Commissioner Costantino moves to recommend denial without prejudice, seconded by Commissioner Roberts. The vote on this motion is 5-2, Marsh and Beach opposed. Therefore, the CPC recommends denial without prejudice. This will require 6 votes to pass at the July 8th Council hearing. (Another reminder that, if Roberts and Costantino had not changed their votes from the June 18th meeting, Chair Marsh’s vote would’ve meant approval. The change in their votes ensured the recommendation for denial.)
(And, now that the Council hearing has taken place, I can add that this was approved unanimously by Council after several public comments and a lengthy discussion on economic development.)
PUBLIC HEARING – BLOCK 24 ADDITIONAL UNITS
Two more public hearings are scheduled. The next public hearing is on ZF 24-13, an amendment request for an existing mixed-use planned development to add more units and modify the minimum unit size at 2000 E. Arapaho. The request asks for 15 additional units to fit within the existing internal space. No exterior modifications are requested. They are requesting these to be efficiency units. One piece of correspondence was received expressing concerns about the request. The applicant steps forward to present their request. The commission asks questions to verify occupancy and the current mix of retail.
Two speakers are present. The first, a resident of the development, expresses concerns about some issues with upkeep on the property. He states that the property has some landscaping issues, dry-rotted wood, and standing water that the city needs to ensure are code-compliant. The second speaker, an owner of a nearby duplex, states the area has issues with crime. The applicant responds to the concerns expressed. He says that they will need to do a repainting of the building before they can complete landscaping work. Staff clarifies the code enforcement process through the building inspections department. Commissioner Roberts asks the applicant if they are in compliance currently. The applicant says they have submitted their landscaping plan and are in the process of implementing it. Commissioner Bohnsack asks the applicant to address standing water issues. The applicant states they are installing retaining walls and landscape drains.
The commission asks if they should include a minimum sq. ft. in the motion. Staff recommends not including a minimum sq. ft. in case that causes a need to return before the CPC as in the Hyatt House conversion. Staff states that the maximum allowance of 15 additional units is sufficient to ensure proper unit size. The CPC approves the request 6-1 with Commissioner Beach being the lone vote against.
PUBLIC HEARING – CHILDREN ARE HEROES CHILDCARE CENTER
The last public hearing of the evening is on ZF 24-14, a special permit request for a childcare center within the Main St./Ctrl Expy planned development at 331 E. Polk St. Staff presents a background of the site and proposed use. The applicant has provided three signatures in support of the request from neighboring business owners. No other correspondence has been received on the request. The applicant steps forward to present their request. Commissioner Beach asks how the applicant will ensure parking is available for neighboring businesses. The applicant answers that they will enforce the 5 p.m. pickup time to ensure parking is available for businesses in the evening. The CPC unanimously recommends approval, and the meeting adjourns.