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EVERYBODY'S WATCH MIGHT SAY SOMETHING DIFFERENT.
SO WE, WE ALWAYS CALL, WELCOME
[Planning & Zoning Briefing 08252026]
THE STAFF BRIEFING OF THE CITY OF GRAND PRAIRIE PLANNING AND ZONING COMMISSION FOR THE MEETING OF AUGUST 25TH, 2026.I'M JOHN BORKO, CHAIR PLANNING AND ZONING COMMISSION.
THIS STAFF BRIEFING AND PLANNING AND ZONING COMMISSIONING MEETING IS HEREBY CALLED TO ORDER AT SIX O'CLOCK.
THIS PORTION OF THE MEETING IS WHERE THE STAFF BRIEFS THE COMMISSION AND PREVIEWS THE CASES ON TONIGHT'S AGENDA.
COMMISSION MEMBERS WILL HAVE THE OPPORTUNITY TO ASK QUESTIONS THAT MAY FACILITATE THE MEETING AND THE PRESENTATION OF THE CASES.
NO ACTION WILL BE TAKEN DURING THIS BRIEFING.
PUBLIC HEARINGS, PUBLIC HEARING TONIGHT WILL TAKE PLACE DURING THE REGULAR MEETING, WHICH WILL BEGIN NO EARLIER THAN 6:30 PM I WILL NOW CONDUCT A ROLL CALL OF MEMBERS TO CONFIRM THE PRESENCE OF A FORUM.
AFTER I CALL YOUR NAME, PLEASE SAY, HERE CHERYL ANN SMITH.
ARI HERE PLEASE LET THE RECORD REFLECT THAT ALL MEMBERS ARE PRESENT EXCEPT FOR MOUNTAIN CHARE.
UH, MARQUITA NEMO AND KENNETH PRESTON.
ARE THERE ANY ITEMS, JULIE, TONIGHT, WHICH NEED TO BE DISCUSSED IN THE EXECUTIVE SESSION? NO.
UH, STAFF, IS THERE ANYTHING THE, UH, ON THE AGENDA THAT YOU GUYS WOULD LIKE TO SORRY GUYS.
THAT'S WHAT WAS UP ON THE SCREEN.
I WAS EXPECTING YOU, I WAS WONDERING IF WE SIT LINE MIDDLE
OUR ITEM NUMBER TWO IS SUP DASH 26 DASH ZERO SEVEN DASH 0 1 7.
IT IS A SPECIFIC USE PERMIT FOR PEACEFUL PET CREMATION, LOCATED AT FIVE 20 SOUTH GREAT SOUTHWEST PARKWAY.
UM, SPECIFICALLY SUITE ONE 60.
UH, THERE YOU CAN SEE THE, THE LOCATION.
THIS IS AN SUP FOR A CREMATORIUM.
IT IS STONE LIGHT INDUSTRIAL ON 2.77 ACRES.
HERE'S KIND OF THE AERIAL VIEW.
THE ENTIRE YELLOW PROPERTY IS, UM, ALL OF FIVE 20.
AND THEN THE ORANGE PROPERTY IS THE SPECIFIC, UH, SUITE ONE 60.
UM, AND THEN SOUTH OF THE PROPERTY WE HAVE UNDEVELOPED LAND.
AND THEN I THINK ON THE WEST WE HAVE, UH, LIGHT INDUSTRIAL WITH SOME COMMERCIAL LEASE SPACES.
ON ALONG THE EAST SIDE, WE HAVE A A RIDER TRUCK RENTAL.
SO THE REQUEST HERE, THE SPECIFIC USE REQUEST IS FOR A PREP CREMATORIUM IN AN EXISTING 9,000 SQUARE FOOT COMMERCIAL LEASE SPACE.
UM, IT UTILIZES A PROCESS CALLED ALKALINE HYDRO HYDROLYSIS.
IT'S A WATER BASED CREMATORIUM PROCESS.
THE FACILITY WILL HAVE BUSINESS HOURS MONDAY THROUGH FRIDAY, NINE TO FOUR 9:00 AM TO 4:00 PM THEY WILL HAVE EIGHT EMPLOYEES.
UM, GENERALLY THEY WILL NOT HAVE ANY PUBLIC ACCESS OUTSIDE OF THESE NORMAL BUSINESS HOURS OUTSIDE.
UH, 'CAUSE EVERYTHING IS TAKEN CARE OF BY APPOINTMENT.
UM, THEIR ACCLAMATION EQUIPMENT WILL OPERATE DURING THOSE NORMAL BUSINESS HOURS.
OCCASIONALLY, IF THEY HAVE LIKE A CYCLE THAT'S ALREADY STARTED, IT'LL CONTINUE TO COMPLETE AFTER 4:00 PM THE FACILITY DOES ANTICIPATE ABOUT 70 PETS PER WEEK, UH, BASED ON CU CUSTOMER DEMAND ONLY THESE, I SHOULD SAY, ONLY DECEASED COMPANION ANIMALS, WHICH ARE JUST LIKE CATS AND DOGS.
NOT ANY FARM ANIMALS, UM, ARE GONNA BE PROCESSED HERE.
AND THEY WILL ARRIVE EITHER DIRECTLY VIA PET OWNERS BRINGING THEM OR THROUGH TRANSPORT, UH, SERVICES FROM VETERINARY CLINICS ONCE RECEIVED ON SITE, THE OPERATIONS KIND OF FOLLOW THE SEQUENCE HERE.
UH, THEY POSITIVELY IDENTIFIED THE, THE ANIMAL, UM, COMPLETION OF THE REQUIRED DOCUMENTATION, RESPECTFUL PREPARATION, EXECUTION OF THE ACCLAMATION CYCLE, PROCESSING OF THE REMAINS, PACKAGING, UM, OF THE ASHES, AND THEN COORDINATED RETURN TO THE OWNER OR TO THE VETERINARY CLINIC.
THIS IS A, UH, A FLOOR PLAN THAT THE APPLICANT DID SUBMIT.
THEY'LL HAVE NINE, LIKE I SAID, IT'S 9,000 SQUARE FEET TOTAL SPACE.
ABOUT 2000 OF IT WILL BE DEDICATED TO CUSTOMER FACING OFFICE SPACE.
IT IS IN A MULTI-TENANT, UH, BUILDING.
SO THEY HAVE LIKE SHARED PARKING, UM, AND THE PARKING LOT PROVIDES SUFFICIENT PARKING FOR THIS PROPOSED USE.
STAFF DID PREPARE AN ANALYSIS.
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QUESTION THAT WE ASK IS, DOES THE PROPOSAL ADVANCE THE CITY'S VISION? UM, THE FUTURE LAND USE MAP DESIGNATES THIS AREA'S LIGHT INDUSTRIAL.THE PROPOSED USE IS CONSISTENT WITH THAT FLUE, WITH THE FLUE, THE PROP, THE PROPOSED PET AFTERCARE AND AQUA MISSION FACILITY FUNCTIONS AS A LOW INTENSITY SPECIALIZED COMMERCIAL SERVICE, UH, WITHIN, AGAIN, THAT INDUSTRIALIZED, UH, FRAMEWORK.
THE PROJECT ADVANCES THE SUSTAINABLE COMMUNITY GOAL TO ENCOURAGE RESOURCE CONSERVATION AND RENEWABLE ENERGY, WHICH CAN BE FOUND IN THE 2018.
COMPREHENSIVE PLAN IS A PROPOSAL COMPATIBLE WITH ITS SURROUNDINGS.
THE PROJECT ALIGNS WITH ESTABLISHED COMMERCIAL AND INDUSTRIAL PATTERNS.
UM, IT OPERATES ENTIRELY INDOORS.
THIS USE WILL NOT CONFLICT WITH NEIGHBORING OFFICE, COMMERCIAL, OR HOSPITAL DISTRICTS AS A LOW TRAFFIC APPOINTMENT ONLY OPERATION.
THE FACILITY PROVIDES AN EFFECTIVE BUFFER BETWEEN LIGHT INDUSTRIAL USES ON THE WEST AND COMMERCIAL OFFICE AND HOSPITAL DISTRICTS TO THE OTHER SIDES.
HOW DOES THE PROPOSAL RELATE TO EXISTING DEVELOPMENT PATTERNS? UM, AND AREA CONTEXT? THE PROPOSED USE ALIGNS WITH ESTABLISHED COMMERCIAL AND INDUSTRIAL DEVELOPMENT TRENDS KIND OF ALONG THIS CORRIDOR.
WHAT DEVELOPMENT CHARACTERISTICS, OTHER PROPOSALS SHOULD BE CONSIDERED? UM, UNLIKE TRADITIONAL CREMATION OR OTHER HEAVY INDUSTRIAL USES, THE PROPOSED WATER-BASED PROCESS OPERATES ENTIRELY INDOORS WITH ZERO COMBUSTION OR AIRBORNE EMISSIONS, NO SMOKE OR GASES AND MINIMAL EXTERNAL NOISE.
AND THEN THE APPOINTMENT ONLY OPERATIONAL MODEL GENERATES MINIMAL SITE TRAFFIC.
THE APPLICANT IS NOT REQUESTING ANY VARIANCES PUBLIC NOTICE.
I DID RECEIVE ONE OPPOSITION LETTER, WHICH I CAN PASS TO YOU GUYS.
UM, IT CAME IN RIGHT ABOUT LIKE 2:00 PM THANK YOU MONICA.
UM, AND THEN THE REQUESTED ACTION.
SHOULD THE PLANNING AND ZONING COMMISSION RECOMMEND APPROVAL OF THIS REQUEST, DAF RECOMMENDS THE FOLLOWING CONDITION THAT THE OPERATION SHALL ADHERE TO EXHIBIT B OPERATIONAL PLAN.
AND I YOU GOT IT FOR THE APPLICANT.
I, I WAS GONNA DO SOME RESEARCH INTO THIS PROCESS BECAUSE I'VE NEVER HEARD OF IT BEFORE.
HOW COMMON IS THIS TO, TO DO IT BY OUTGOING LIQUID? I'VE NEVER, I, THIS THE FIRST TIME I'D EVER HEARD IT.
UM, I'M ALSO HEARING OF IT FROM THE, FOR THE FIRST TIME.
I DON'T KNOW IF WE HAVE ANY OTHER FACILITIES THAT DO THIS PROCESS, BUT I THINK THAT'S A GOOD QUESTION TO ASK THE APPLICANT.
WHO SHOULD BE HERE TODAY? MR. CHAIR? YES MA'AM.
I JUST, I DID TAKE A DRIVE BY ON THIS ONE.
CAN I NOTICE ACROSS THE STREET? IS THAT A HOTEL? IS THAT, WAS IT, IS IT STILL OPEN THE HOTEL ACROSS THE STREET? MOST OF IT'S INDUSTRIAL, BUT I NOTICED THAT.
I THOUGHT THAT WAS LITTLE, BUT IT, IT WAS MOTEL, I GUESS.
MOTEL I GUESS IS WHAT IT'S PROBABLY, I DIDN'T GET THE NAME OF IT.
I GUESS MY CONCERN IS, UM, SO YOU DIDN'T GET ANYTHING? THIS, THIS IS PROBABLY NOT FROM THAT PERSON NOW, BUT THIS LOOKS LIKE AN INDIVIDUAL.
THIS IS FROM, I DID LOOK UP THIS ADDRESS.
IT IS A, UM, I CAN SHOW, I DON'T HAVE IT HERE.
IT IS A NEIGHBORHOOD TO THE EAST.
IT'S, I, IT'S LIKE A BIG NEIGHBORHOOD, BUT IT'S ON THE EAST SIDE.
BUT THE, THE, UH, THE BUILDING ACROSS THE STREET FROM THE, UH, F CREMATORIUM, IT LOOKS LIKE A MOTEL TO ME.
AM I WRONG OR IS THAT APARTMENT, IS IT THIS BUILDING THAT YOU'RE TALKING ABOUT? IT IS RIGHT.
NOT EXACTLY ACROSS THE STREET, BUT IT'S ACROSS THE STREET TO THE EAST.
LOOK AT THAT IS A OLDER MOTEL.
YEAH, I WAS JUST CONCERNED ABOUT ABOUT THAT.
AND, UM, IF THEY HAD BEEN CONTACTED TO KNOW THAT THAT WAS, I GUESS EVERYBODY THEY'VE BEEN CONTACTED, I'M ASSUMING IT WOULD BE IN THE NOTICE AREA.
SO YOUR, YOUR RESPONSE IS, YOU DIDN'T GET ANY RESPONSES ON THAT? I TELL THE ONE THAT YOU HAVE THIS ONE, RIGHT.
WELL, LIKE I SAID, I'VE NEVER HEARD OF THAT EITHER.
THE, UH, PEACEFUL PET CREMATORIUM.
UM, I JUST WONDER HOW, UM, THE REST THE COMMUNITY WOULD GO WITH THAT.
BUT I GUESS THE ONLY THING I GUESS I'M CONCERN IS THE ENVIRONMENTAL, YOU KNOW, THAT EVERY, IF EVERYTHING'S TAKEN CARE OF AND EVERYTHING'S ON THE INSIDE, I GUESS THAT'S ALL WE CAN EXPECT.
OUR FIRST EXPERIENCE WITH THIS, SO I DUNNO, THE, THE PUBLIC HEALTH AND ENVIRONMENTAL QUALITY PEQ IS ON THE REVIEW.
SO THEY HAVE BEEN SPEAKING TO THE APPLICANT AND THE APPLICANT KNOWS THEY HAVE TO BE, UM, OBSERVANT OF ALL OF OUR REGULATIONS.
THAT WOULD GONNA BE MY QUESTION.
SO THE DRC HAS PHQ ON IT AND THEY LOOKED AT THIS? YES.
THE ONLY QUESTION I HAD, UH, MR.
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CHAIR IS IT SAID 70 PETS PER WEEK.THAT SEEMS LIKE QUITE A FEW PETS.
I MEAN, TO BE PROCESSED IN ONE WEEK.
IT SEEMS LIKE THAT MIGHT BE, UH, MAYBE A LOT MORE TRAFFIC THAN YOU WOULD THINK.
WELL, IT'S GONNA BE BY APPOINTMENT ONLY, BUT, UH, IT'S 10 A DAY OR I GUESS BE A DAY IF THEY WORK ON SATURDAYS.
ANYBODY ELSE? THANK YOU NINA VERY MUCH.
THE ITEM NUMBER THREE IS AN SUP SITE PLAN FOR OUR LARGE RETAIL STORE AT GUEST SALES SUP 26 0 6 0 0 1 5.
SO, UM, THIS IS A SUP SITE PLAN REQUEST FOR A GROCERY STORE.
UM, THE REASON THAT THEY'RE HAVING TO GO THROUGH A SPECIFIC USE PERMIT PROCESS BECAUSE THEY INCLUDE A DRIVE THROUGH PHARMACY AND GAS SALES AND CONVENIENCE STORE.
IF THOSE THREE COMPONENTS WERE NOT PART OF THIS PROPOSAL, A GROCERY STORE ACTUALLY WILL BE ALL ABOUT RIGHT IN THE SONY.
SO THEY'RE LOCATED IN THE LAKERIDGE CORRIDOR OVERLAY DISTRICT, AND THEY'RE GENERALLY LOCATED TO THE SOUTH OF KEMP WISDOM, UH, WEST OF LAKE RIDGE DRIVE.
THIS IS WHERE THE NEW FROST BANK IS.
AND THIS IS THE MEDICAL CITY ER.
SO THIS AREA GENERALLY HAS A MIXTURE OF COMMERCIAL USES AND RESIDENTIAL USES.
THERE IS EXISTING COMMERCIAL USES GENERALLY TO THE NORTH OF THE, UH, WEST CAMP WISDOM.
THEY HAVE A VACANT COMMERCIAL, UM, PROPERTY TO THE EAST.
HOWEVER, THERE ARE ALSO EXISTING SINGLE FAMILY NEIGHBORHOOD AROUND IT.
AND THERE ARE SOME VACANT PROPERTIES TO THE SOUTH AS WELL.
SO WHAT THE APPLICANT IS PROPOSING IS A 5,000 SQUARE FEET GROCERY STORE THAT WILL HAVE A, UH, DRIVE THROUGH PHARMACY TO THE SOUTH.
THEY WILL HAVE A 1500 SQUARE FEET CONVENIENCE STORE WITH, UH, EIGHT GAS PUMP UNDER THE GAS CANOPY.
SO THE PROPOSED GROCERY STORE IS ACTUALLY SUBSTANTIALLY SMALLER THAN THE LARGER ANCHOR STORES THAT YOU HAVE AROUND THE AREA.
THOSE ARE TYPICALLY OVER A HUNDRED THOUSAND SQUARE FEET, UH, RANGING FROM 120 TO 150.
AND YOU SAID THIS WAS HOW MANY SQUARE FEET? 50,000? YES SIR.
SO THEY ARE, UH, MEETING THE DENSITY AND DIMENSIONAL REQUIREMENT.
THEY ARE REQUESTING VARIANCE TO ALLOW PARKING MAXIMUM TO BE INCREASED AS PROPOSED.
THE OLINSKY PLAN, THEY ARE REQUESTING A VARIANCE.
SO THEY HAVE AN EXISTING WATERLINE ALONG LAKE RIDGE.
SO, UM, THIS IS WHERE WE WOULD TYPICALLY EXPECT A 30 FOOT LANDSCAPE BUFFER AND A SUBSTANTIAL AMOUNT OF STREET TREES.
THEY ARE SAYING, HEY, WE ARE WILLING TO PROVIDE THE REQUIRED 78 TREES, BUT WE WOULD LIKE TO SCATTER THEM THROUGHOUT THE SITE AS PROPOSED THAT THEY ARE PROPOSING TO PROVIDE A 17 FEET TO 30 FOOT DEPTH VERY, UM, VARIABLE WITH LANDSCAPE BUFFER ALONG THE FRONT.
SO JUST WANTED TO HIGHLIGHT THAT.
UM, ONE, THEY HAVE SIGNIFICANTLY UPDATED THEIR ELEVATIONS SINCE THE PACKET WAS POSTED.
SO THE ELEVATIONS YOU WILL SEE TODAY, UH, IS THE UPDATED ONE, WHICH IS ACTUALLY A MUCH MORE IMPROVED, UM, DESIGN WITH A LOT OF ARCHITECTURAL AND ENHANCEMENT.
SO AS, UH, PART OF THE COMPENSATORY MEASURE, WHAT THEY'RE PROVIDING IS SOME PEDESTRIAN AMENITIES.
UM, SO THIS IS THE MAIN ENTRY KIND OF TOWARD THE NORTHERN PORTION.
THEY ARE PROVIDING THREE PLANTERS WITH BENCHES SO THAT PEOPLE CAN, UM, SIT IF THEY'RE WAITING TO BE PICKED UP OR THEY'RE TRYING TO CALL SOMEONE.
THERE'S ALSO BIKE LANES PROVIDED THEY DO HAVE SOME OPEN SPACE HERE TO THE SOUTH OF THE FROST BANK.
THEY ARE PROVIDING A SHADED SEATING AREA.
THEY'LL HAVE A PERGOLA WITH PICNIC BENCH AND PLANTERS.
AGAIN, HERE IS THE BUILDING ELEVATION THAT WAS UPDATED SINCE THE PACKET WAS POSTED.
I JUST WANTED TO HIGHLIGHT, UM, SOME OF THE, UH, MAJOR CHANGES.
SO AGAIN, THEY ARE IMPROVING THE PUBLIC ENTRANCE.
YOU CAN SEE THAT THEY NOW HAVE A PROJECTING CANOPY WITH METAL TRUSS WITH COLOR STORY WINDOWS.
THEY HAVE UPGRADED THEIR MATERIALS SO THAT, UM, THEY'RE ACTUALLY USING BRICK BURNERS AND THEY HAVE UPDATED THEIR COLOR SCHEME.
I THINK IT WAS MORE GRAYISH TONE.
GENERALLY NOW THEY ARE GOING MORE WITH A NEUTRAL TONE AND THEY HAVE ADDED A LOT MORE ENHANCEMENTS TO THE CORNICES.
AND JUST THROUGHOUT THE BUILDING, AGAIN, THE CONVENIENCE STORE, UM, ALSO HAS THE ARCHITECTURAL TREATMENTS AND OTHER IMPROVEMENT THAT THEY'RE PROPOSING TO THE MAIN SITE.
AND YOU CAN KIND OF SEE HOW THE CONTRAST OF THE BLUE
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TYPICAL SIGNAGE HAS BEEN REDUCED.ON THE CONVENIENCE STORE PORTION, THEY ARE PROVIDING THE REQUIRED APPENDIX F UH, ITEMS. AGAIN, HERE ARE THE SUMMARY OF VARIANCES.
ONE, THE NUMBER OF PARKING SPACES.
THEY'RE REQUESTING A VARI, UM, MA, UM, VARIANCE TO THE MAXIMUM ALLOWED PARKING, UH, TO ALLOW 273 PARKING SPACES.
AGAIN, THEY'RE PROVIDING THE, UM, PERMEABLE PARKING AS A COMPENSATORY MEASURES.
AND THEY ARE ALSO PROVIDING SIX EV CHARGING, UH, PARKINGS.
THEY ARE REQUESTING A VARIANCE AS DISCUSSED TO THE LANDSCAPE, BUT FOR, TO REDUCE IT TO VARIABLE WIDTH, THEY ARE REQUESTING VARIANCES TO ONLY PLANT THREE TREES ALONG THE STREET AND PLANT THE REST OF THE TREES THROUGHOUT THE SITE.
UM, OVERALL WINDOWS WINDOW ON A PRIMARY FACADE.
OVERALL CANOPIES, AGAIN, UM, AS YOU NOTED, THIS IS A LARGE RETAIL STORE, SO THEY WILL NOT HAVE A LOT OF OPPORTUNITIES FOR GLAZING AND ENTRANCES AND SO ON AND SO FORTH.
SO THEY ARE PROVIDING ARCHITECTURAL ENHANCEMENTS AND OTHER AMENITIES AS A COMPENSATORY MEASURE.
SO THE VARIANCE TO THE REQUIRED TO BE 50%, THEY'RE PROVIDING 11% ON THE, UH, RETAIL STORE AND ALSO 11% ON THE CONVENIENCE STORE.
AND THE FRONT FACADE, THEY'RE PROVIDING SEVEN ON THE, UH, GENERAL GROCERY STORE AND 19 ON THE CONVENIENCE STORE OVERALL CANOPY.
UM, THEY'RE REQUIRED TO PROVIDE 25%.
THEY'RE PROVIDING 12% FOR THE, UH, RETAIL STORE AND 15% FOR THE C STORE.
AGAIN, HERE'S THE STAFF ANALYSIS OF THIS PROPOSAL.
WE READ IT AGAINST OUR ADOPTED PLANS AND POLICIES AND EXISTING CONDITIONS AND DEVELOPMENT PATTERN IN THE AREA.
SO DOES THE PROPOSAL ADVANCE THE CITY'S VISION? UM, THE PROPOSED USE IS CONSISTENT WITH THE FUTURE LAND, UH, USE DESIGNATION OF COMMERCIAL RETAIL OFFICE USES.
THIS ALSO ADVANCES THE EPICENTER PLAN, WHICH IS OUR MOST RECENTLY UPDATED COMPREHENSIVE PLAN.
UM, ITS GOAL TO SUPPORT RETAIL RECRUITMENT AND PROPERTY UPKEEP.
IT IS ALSO ALIGNING WITH THE STATE COUNCIL GOALS, UM, OF SUPPORTING NEIGHBORHOODS SERVING COMMERCIAL DEVELOPMENT, AND, UM, ACCOMMODATING GROCERY USERS TO PROVIDE SERVICE TO THE SURROUNDING COMMUNITY.
IS THIS COMPATIBLE WITH THE SURROUNDINGS? THE PROPOSAL IS CONSISTENT WITH THE ESTABLISHED NON-RESIDENTIAL DEVELOPMENT PATTERN AT THE INTERSECTION AND REINFORCES THE PROPERTY'S INTENDED ROLE AS PART OF THE LARGER COMMERCIAL NODE.
THE PROPOSED YOUTH WOULD FUNCTION AS A SIGNIFICANT COMMERCIAL ANCHOR, WHICH CAN ATTRACT THE OTHER SUPPORTING COMPLEMENTARY RETAIL AND SERVICES USES INTO THE AREA AND HELPING THE COMMERCIAL LIABILITY OF THE NEIGHBORHOOD.
IS THIS, UM, HOW DOES THIS PROPOSAL RELATE TO THE EXISTING DEVELOPMENT PATTERNS? UM, THE PROJECT TRANSFERS THE UNDERUTILIZED PARCEL INTO AN ACTIVE ECONOMIC CONTRIBUTOR.
UM, AND IT WILL CONTINUE THE, UH, MOMENTUM THAT IS SAID IN THIS AREA WITH COMMERCIAL INVESTMENT THAT YOU SAW WITH THE, UH, FROST BANK, UM, AND ALSO THE RECENTLY APPROVED CHIPOTLE IS ALSO ON THIS PARCEL.
WHAT DEVELOPMENT CHARACTERISTICS OF THE PROPOSAL SHOULD BE CONSIDERED? SO THIS IS, UM, ONE OF THE AREAS THAT, UM, IS GONNA NEED SOME WORK.
UM, THE PROPOSED GROCERY STORE, UM, WE, UM, IS EXPECTED TO GENERATE MORE TRAFFIC THAN IN THE ALREADY, UM, CONGESTED AREA.
SO OUR TRANSPORTATION AND MOBILITY SERVICE DEPARTMENT IS WORKING WITH THEM.
THEY ARE ACTUALLY PROVIDING DECELERATION LANES AND TURN LANES AND SIGNAL IMPROVEMENT, UM, TO HELP MITIGATE AGAIN, THESE MITIGATION IS TO ONLY ADDRESS THE INCREASED TRAFFIC TO HELP OPERATION AND SAFETY IN THE AREA.
AND IN ADDITION TO REQUIRED TRANSPORTATION IMPROVEMENT, THE SITE STILL, UH, SHOULD PROVIDE ADEQUATE INTERNAL CIRCULATION, VEHICLE STACKING AND ACCESS MANAGEMENT TO ACCOMMODATE THE ANTICIPATED TRAFFIC DEMAND AND TO PREVENT, UH, OTHER, UM, CIRCULATION ISSUES TO THE ADJACENT PROPERTY OR EVEN TO THE RIGHT OF WAY.
WE DID SEND OUT, UM, 52, UM, PROPERTY OWNER LETTER, UM, NOTICES TO 52, UH, PROPERTY OWNERS WITHIN THE 300 FEET.
AND THE NOTICE WAS ALSO PUBLISHED IN THE FORT OR STAR TELEGRAM.
UM, AS A RESPONSE, WE RECEIVED, UM, 29 LETTERS IN SUPPORT REPRESENTING 21 UNIQUE ADDRESSES, AND WE HAVE RECEIVED 303 OPPOSITION LETTERS IN, UM, REPRESENTING 228 UNIQUE ADDRESSES.
UM, I DO HAVE A KIND OF A SHORT, UH, SUMMARY OF GENERAL COMMENT 'CAUSE UM, ALTHOUGH SOME RESIDENTS DID NOT PROVIDE ADDITIONAL COMMENT, UH, MOST OF THE COMMENTS GENERALLY SHARES THE SIMILAR CONCERNS.
SO LET ME GO QUICKLY OVER THAT FOR YOU.
UM, WE DO HAVE ALL THE LETTERS PRINTED OUT, BUT AGAIN, IT'S BIG STACK THAT'S SITTING ON THE DAIS.
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UH, JUST ON FYI, SO GENERALLY THE UM, THE COMMENTS, UM, GENERALLY FALL INTO THE RECURRING THEMES, SUCH AS CONCERNS ABOUT THE EXISTING TRAFFIC CONGESTION AND THE ADDITIONAL TRAFFIC GENERATED BY THE DEVELOPMENT AND COMPATIBILITY WITH THE SURROUNDING RESIDENTIAL NEIGHBORHOOD, INCLUDING NOISE LIGHTING, QUALITY OF LIFE IMPACTS, AND THE PROXIMITY OF EXISTING WALMART AND OTHER GROCERY OPTIONS.UM, LOSS OF OPEN SPACE AND ENVIRONMENTAL IMPACTS, CONCERNS REGARDING THE CONVENIENCE STORE AND FUELING COMPONENT AND CONCERNS WITH THE REQUEST EXCEPTION TO LANDSCAPE BEING BUFFERING AND OTHER DEVELOPMENT STANDARDS.
SOME RESIDENTS ALSO RAISE CONCERNS REGARDING CRIME, PROPERTY VALUES AND POTENTIAL ECONOMIC IMPACT TO, UH, ON THE EXISTING BUSINESSES.
SO HERE'S THE REQUESTED ACTION.
UM, SHOULD THE PLANNING AND ZONING COMMISSION RECOMMEND APPROVAL OF THIS REQUEST THAT RECOMMENDS THE FOLLOWING CONDITIONS? ONE, A TRAFFIC SIGNAL AT INTERSECTION OF LAKE RIDGE PARKWAY AND BO BLANCO DRIVE OR OTHER TRAFFIC IMPROVEMENTS DETERMINE NECESSARY BY THE TRANSPORTATION AND MOBILITY SERVICES DEPARTMENT TO ADDRESS TRAFFIC IMPACT ASSOCIATED WITH THE DEVELOPMENT SHALL BE DESIGNED IN ACCORDANCE WITH THE CITY STANDARDS AND SHALL BE CONSTRUCTED BY THE DEVELOPER AS REQUIRED AND APPROVED BY THE TRANSPORTATION AND MOBILITY SERVICES DEPARTMENT.
NUMBER TWO, THE LOCATION AND CONFIGURATION OF EXCESS EASEMENT SHALL BE SUBJECT TO REVIEW AND APPROVAL BY THE TRANSPORTATION AND MOBILITY SERVICES DEPARTMENT.
THE APPLICANT SHALL MAKE ANY MODIFICATION TO THE EXCESS EASEMENT DETERMINE NECESSARY BY THE TRANSPORTATION AND MOBILITY SERVICES DEPARTMENT TO ADDRESS TRAFFIC, CIRCULATION AND SAFETY.
NUMBER THREE, ADDITIONAL LANDSCAPING SHALL BE PROVIDED AS COMPENSATORY MEASURE TO ENHANCE THE PRIMARY ENTRANCE TO THE OVERALL DEVELOPMENT, PROVIDING ADDITIONAL TREES ALONG THE MAIN ACCESS DRIVE FROM BLANCO DRIVE, INCLUDING THE PORTION OF THE ACCESS DRIVE, EXTENDING PAST THE CONVENIENCE STORE WITH HELP ESTABLISH A MORE DEFINED AND VISUALLY PROMINENT ENTRANCE AND CREATE A CEREMONIAL DRIVEWAY.
ALTHOUGH THE EXISTING WATERLINE MAY LIMIT THE FEASIBILITY OF PLANTING TREES WITHIN THE REQUIRED LANDSCAPE BUFFER, ALTERNATIVE LANDSCAPING TECHNIQUES INCLUDING ZERO ESCAPING AND THE INCORPORATION OF ADDITIONAL SHOVES AND PLANTINGS MAY PROVIDE OPPORTUNITY TO ENHANCE THE ENTRANCE WHILE ACCOMMODATING EXISTING UTILITIES.
THIS CONCLUDES THAT PRESENTATION.
UM, WE DO HAVE THE PRESENTATION READY FROM THE APPLICANT AND THEY'LL BE THERE TO ANSWER ANY QUESTIONS FROM THE COMMISSIONS.
IS THERE ANY QUESTION FROM FOR STAFF AT THIS TIME?
WE'VE GOTTEN A LOT OF, UH, FEEDBACK AND IT HASN'T BEEN GOOD MOST LATELY.
THE SECOND PART ABOUT THIS IS THAT WE ARE IN A FOOD DESERT, SO TO SPEAK, SORT OF, BECAUSE I HAVE TO GO TO KROGER'S IN ARLINGTON, WHICH IS ACROSS THE FREEWAY FOR FOOD OR GO TO A SUPER TARGET DOWN BY HOME DEPOT.
OTHER THAN THAT, WE REALLY DON'T HAVE ANYTHING.
SO A SMALL GROCERY STORE WOULD BE IDEAL BECAUSE IT'S SUPPOSED TO BE, UH, FRESH PRODUCE, YOU KNOW, DRIVE THROUGH PHARMACY VISION AND I LIKE THE LOOK OF IT, BUT THE OPPOSITION IS A LOT BECAUSE WE ALREADY DO HAVE A LOT OF TRAFFIC ON CAP WEST BEND, LAKEBRIDGE.
SO WE TALK BETWEEN A ROCK AND A HARD PLACE.
THIS ONE IS A HARD ONE FOR ME BECAUSE I'M LAZY.
I WOULD RATHER JUST GO DOWN THE STREET TO THE GROCERY STORE, BUT AT THE SAME TIME, I CANNOT, UH, IGNORE SO MUCH, UM, SO MANY OPPOSITION LETTERS.
I GUESS WE'D HAVE TO REALLY LOOK AT IT A LITTLE BIT, ASK MORE QUESTIONS, BUT MY OTHER QUESTION WOULD BE, ARE THEY GONNA ELIMINATE ONE OR THE OTHER? WALMARTS? I THINK BECAUSE THERE ARE ALREADY TWO WALMARTS IN THE AREA, YOU KNOW, SO WHAT DOES THAT MEAN? I MEAN, UH, A THIRD ONE, I DON'T KNOW HOW THAT'S GONNA FLY.
I JUST, I JUST HAVE CONCERNS WITH THAT.
BUT THE FOOD DESERT WAS WHEN SOMEONE MENTIONED TO ME AND I THOUGHT, BUT THERE'S NOTHING BETWEEN WHERE WE ARE UP TO DUNCANVILLE THAT WE DO HAVE A STRETCH OF, OF, OF, OF, OF LAND THAT WE DON'T REALLY HAVE ANYTHING.
SO IN, IN CERTAIN PARTS OF IT, IT IS A FOOD DESERT.
SO, UM, AND THEN I GUESS ONE OF THE, UH, UH, CONSTITUENTS ASK ABOUT CLEARING THE WOODED AREA, MAKING SURE WE REPLACE THE TREES, WHATEVER, WHAT THEY, WHATEVER THEY WOULD DO, MAKE SURE THAT THE MITIGATION AND WHATEVER THAT STUFF IS.
BUT, UH, MY CONCERN OF THE CONCERN IS SO MANY VARIANCES, IT'S ALREADY GONNA BE A PUSH.
AND THEN WE HAVE SO MANY VARIANCES.
ANY SPECIFIC QUESTIONS FOR JUNE THOUGH? NO, NOT REALLY.
ANYBODY ELSE HAVE ANY QUESTIONS FOR YOU, CHAIR? YES.
UH, IN REGARDS, JUST TO THE, UH, YOU MENTIONED SOMETHING ABOUT THE TRAFFIC IMPACT ANALYSIS.
IS THERE ALREADY A, A REPORT UNDERWAY, UH, TO SPEAK TO THAT OR I CAN SPEAK TO THAT.
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THANK YOU.SO WHAT THEY DID, UM, WAS THEY LOOKED AT THE EXISTING CONDITIONS, THEY TOOK TRAFFIC COUNTS OF THE AREA, UH, LOOKED AT THE IMPACT THAT THEY WERE PRODUCING AND THEN MEASURED TO SEE WHAT THAT WOULD LOOK LIKE WHEN IT BUILT, GETS BUILT OUT.
AND THEN FIVE YEARS AFTER THAT.
SO AS Y'ALL KNOW, YOU GET A LOT OF TRAFFIC THROUGH CAMP AND LAKERIDGE AND IT'S 25,000 CARS A DAY.
UM, SO WHAT THEY'RE LOOKING AT IS THE A AND THE P AND P.
SO WHEN TRAFFIC IS THE HEAVIEST AND SO ROUGHLY, I'M JUST GONNA DO SOME BALL PARKING TO MAKE IT, UH, SUPER SIMPLE.
IN THE PMP, IT'S ABOUT A 5% INCREASE IN TRAFFIC THROUGH THAT INTERSECTION.
UM, THE REST, YOU HAVE A LOT OF WAYS TO GET IN FROM THE SOUTH, THE WEST THAT WOULDN'T GO THROUGH THAT INTERSECTION.
WHAT THEY'RE FOCUSED ON FOR THIS DEVELOPMENT AND THIS TIA IS HOW TO GET PEOPLE IN AND OUT OF THEIR DEVELOPMENT WHILE CAUSING AS MINIMAL IMPACT TO THE ROADWAY AS POSSIBLE.
SO ONE OF THOSE IS A SIGNAL AT BLANCO AND LAKERIDGE.
'CAUSE IT'S ALREADY DIFFICULT FOR THAT NEIGHBORHOOD TO GET OUT.
UM, AND SO WITH OPPOSING TRAFFIC OF A WALMART, IT'D BE NEAR IMPOSSIBLE.
SO THE SIGNAL THERE WAS RECOMMENDED, IT'S GONNA BE A CHALLENGE, BUT WE'RE GONNA WORK THROUGH THAT TO SEE HOW WE CAN TIME THIS PROPERLY AND, AND MAKE SURE IT ALL, UH, IS FUNCTIONING, UM, EFFICIENTLY.
THE OTHER THING IS UP THERE ON CAMP WISDOM, THERE'S AN EXISTING MEDIAN CUT, SAME ISSUE, TON OF TRAFFIC.
IF YOU'RE TRYING TO GET OUT IN THE PM IT'S GONNA BE NEAR IMPOSSIBLE TO GET ACROSS AND GO WEST.
SO WHAT WE'RE DOING IS HAVING THEM MODIFY THAT MEDIAN.
SO YOU CAN ONLY GO IN TO THE SITE OR INTO THE OTHER SITE.
YOU WON'T BE ABLE TO CROSS THAT MEDIA.
SO THAT'S ANOTHER THING WE'RE WORKING WITH THEM ON TO MAKE SURE PEOPLE CAN GET IN AND OUT OF THAT SAFELY WITHOUT BIG BACKUPS.
THE DETER TCC SOUTHEAST CAMPUS ACROSS THE FREEWAY THERE ACROSS THE FREEWAY, YEAH.
BECAUSE THERE'S A LOT OF KIDS COMING BACK AND FORTH TO GET FOOD AND, YOU KNOW, GROCERY STORE RIGHT.
THERE WOULD BE CONVENIENT FOR THEM AS WELL.
SO WHAT THE, WHAT THE STUDY DOES AND HOW WE LOOK AT IT IS WE LOOK AT INTERSECTIONS THAT ARE SURROUNDING THIS DEVELOPMENT PARTICULARLY, AND THEN WE TAKE TRAFFIC COUNTS.
SO, SO WE'RE GONNA HAVE THE IMPACT OF IF THEY'RE ALREADY THERE, IF THEY'RE ALREADY GOING IN THAT AREA, WE'LL PICK IT UP.
BUT WHAT THE STUDY DOES IS SAYS THIS IS A GROCERY STORE, IT'S X AMOUNT OF SQUARE FEET.
THIS IS HOW MANY TRIPS WE'RE ANTICIPATING IT GENERATES.
SO THAT'S GONNA BE FROM THE STUDENTS BUT ALSO FROM THE NEIGHBORHOOD.
AND SO THAT'S WHAT THEY TOOK INTO ACCOUNT OF WE'RE GOING TO PROBABLY DRAW 4,000, 5,000, 6,000 PEOPLE A DAY TO THIS GROCERY STORE.
AND THAT'S SPREAD OUT OVER THROUGHOUT THE DAY, BUT THEN HEAVIEST IN THE PEAK HOURS.
WELL YOU HAVE, THAT'S WHAT WE HAVE A ELEMENTARY SCHOOL RIGHT THERE.
YOU HAVE A DAYCARE, YOU HAVE BAY SCOTT AND WHITE.
UH, THAT'S A LOT IN ITSELF RIGHT THERE.
SO IT IS GONNA BE HEAVY, HEAVY TRAFFIC.
BUT AT THE SAME TIME WE HAVE, AND I WANNA BE VERY CLEAR BECAUSE I KNOW A LOT OF RESIDENTS ARE MENTIONING TRAFFIC, TRAFFIC WILL INCREASE AND IT'S BUSY OUT THERE.
THIS WILL JUST, IT'S A MEASURABLE IMPACT.
UM, AND THAT'S JUST THE NATURE OF THIS TYPE OF DEVELOPMENT.
THEY'LL DRAW A LOT OF FOCUS STUFF.
AND YOU TOOK IN ACCOUNT TO ALL THE TRAFFIC HAVING TO GO NORTH TO GO WESTBOUND 'CAUSE THERE'S NO LEFT HAND TURN.
RIGHT? GO NORTH ON LAKE RIDGE, YES.
NORTH ON LAKE RIDGE TO GET OUT OF THE PROPERTY.
SO THEY, THEY DID THE, THE NEW DISTRIBUTION, UM, WITH THAT MODIFICATION IN PLACE.
SO ALL TRAFFIC WOULD COME OUT, GO NORTH ON LAKE RIDGE AND THEN WEST ON THAT BASIN.
SO IF YOU'RE WANTING TO GO WEST, YOU EITHER CAN GO SOUTH DOWN TO LYNN AND TAKE THAT AROUND MM-HMM
OR YEAH, YOU'LL HAVE TO GO TO THE INTERSECTION AND THEN GO WEST.
THAT CROSSING WAS NOT GONNA WORK.
THERE'S THIS, UM, A, A RED LIGHT AT, AT UH, LAKE RIDGE AND ONE AT THE, UH, HIGHWAY THERE.
BUT THAT TRAFFIC ON CAMPUS, WILSON BEING INCREASED, CAN THAT BE SOMETHING PUT THERE, YOU KNOW, A LIGHT OF ANY KIND OR SOMETHING SLOW AND I GUESS THAT DOESN'T MAKE, IT WOULDN'T MAKE SENSE, BUT WHERE A LIGHT, RIGHT, WHERE YOU GOT AN INJURY ON THE LAKERIDGE, YOU GOTTA EXIT ON CAMP WISDOM, RIGHT? UM, RIGHT WHERE THAT IS, IS THERE ANY WAY TO PUT ANY KIND OF OH, SO A LIGHT ON CAMP WISDOM? YEAH, SO WE LOOKED AT THAT ONE AND THAT ONE IS A LITTLE TOO CLOSE TO THE INTERSECTION.
THE ONE AT BLANCO DOES NOT MEET OUR SPACING REQUIREMENTS.
BUT GIVEN THE SITUATION, IT'S REALLY THE ONLY OPTION THAT MAKES SENSE.
UM, 'CAUSE OTHERWISE, AS RESIDENTS ARE REALLY GONNA SUFFER WITH THAT TRAFFIC COMING OUT OF THERE, AND THEN IT'D BE REALLY HARD FOR THE TRAFFIC TO GET OUT, UM, AND THE PM WITHOUT THE LIGHT.
SO THAT'S THE ONE WE WERE, WE WERE SURE ABOUT THAT AS WELL.
UNLESS YOU'RE GONNA HAVE MORE THAN ONE.
UM, YEAH, THAT'S, THAT'S WHY WE'RE DOING THE MEDIAN MODIFICATION ON CAMP WISDOM.
SO YOU CAN'T MAKE THAT CROSSING.
YOU CAN ONLY COME IN FROM THAT DIRECTION.
YOU CAN'T LEAVE AND GO WEST FROM THAT DRIVEWAY.
THERE MAYBE TWO LANES AS OPPOSED TO ONE ARE COMING OUT AS THAT MIGHT HELP.
SO IT SHOULD BE JUST YOUR FLOW.
YOU'RE GOING WITH TRAFFIC AS OPPOSED TO IT.
SO IT SHOULD FLOW A LOT BETTER.
FRANK, DID YOU HAVE ANYTHING ELSE?
[00:30:01]
YEAH, THANK YOU.UM, MY OTHER QUESTION IN, IN TERMS OF THE FUNDING, YOU KNOW, THAT WORK, MAYBE A QUESTION FOR THE STAFF, UH, FOR THE DEF TRAFFIC SIGNALS, THE ACCESS NEEDS IS THE DEVELOPER TAKE CARE OF ALL THOSE THINGS.
I BELIEVE THE CONDITIONS IS THAT THEY SHOULD BE RESPONSIBLE FOR CONSTRUCTING TIM.
SO THE NEED FOR THE SIGNAL IS GENERATED BY THE DEVELOPMENT.
SO WE, WE WOULD WANT THE SIGNAL TO BE CONSTRUCTED WITH THE DEVELOPMENT, I'M SORRY, PAID FOR BY WALMART? YES.
AND THE MEETING MODIFICATION PAID FOR BY WALMART.
SO DESIGNED AND APPROVED BY STAFF SPECS.
UM, BRETT, I HAVE ONE QUESTION ABOUT THE, THE AMOUNT OF TRAFFIC.
UM, I'M CURIOUS, WERE THE NUMBERS CONFIGURED FOR THE HOLIDAY RUSH? BECAUSE I KNOW THE AMOUNT OF TRAFFIC THAT THIS AREA GETS, YOU KNOW, ON UH, IN JULY IS NOT WHAT WE WOULD HAVE IF IT WERE NOVEMBER.
AND WE'RE DOING PRAIRIE LIGHTS AND ALL THAT OTHER STUFF IS COMING INTO THE NEIGHBORHOOD.
NO, AND THAT'S DEFINITELY SOMETHING TO CONSIDER WITH THIS BECAUSE IT, IT, WE REALLY CAN'T TAKE THAT INTO EFFECT UNLESS WE WAIT UNTIL DECEMBER TO START DOING TRAFFIC ACCOUNT TO SEE WHAT THAT IMPACT IS GONNA BE.
SO IT'S BE VERY DIFFICULT TO ESTIMATE THAT.
UM, SO I WOULD SAY DEFINITELY TAKE INTO CONSIDERATION, UM, IT, IT WILL MAKE THAT SITUATION A BIT WORSE.
JAMIE, ANY QUESTIONS FOR STAFF? I HAVE ONE JUNE.
BUT IF YOU GO BACK TO THE OVERVIEW, THE GOOGLE MAP YES.
ARE ANY OF THEIR VARIANCES OCCASIONED BY THAT WEIRD PANHANDLE AND THE NUMBER OF LINEAR PEOPLE THEY HAVE GOING UP TO, UH, CAMP WISDOM? OR IS IT ALL BASED ON SQUARE FOOTAGE? IT'S, SO AGAIN, I THINK, UM, TO BE HONEST WITH YOU, I THINK, UH, VARIANCES ONE PARKING MAXIMUM, WE HAVE GIVEN SIMILAR VARIANCES TO A LOT OF RESTAURANT USES BECAUSE WE HAVE PARKING MAXIMUM BECAUSE WE GENERALLY WANT TO PROMOTE MORE PEDESTRIAN ACTIVITIES AND SO ON AND SO FORTH.
AND SOMETIMES THE END USERS KNOW THEIR DEMAND MORE THAN WE DO.
SO THEY DID PROVIDE A COMPENSATORY MEASURE NUMBER FOUR, FIVE, AND SIX.
AGAIN, WE UM, USUALLY GIVE THAT TO A LOT OF RESTAURANTS BECAUSE WE UNDERSTAND SOMETIMES USERS JUST CANNOT PRACTICALLY HAVE A WINDOW IN THE STOCKROOM AREAS OR BACK OF THE HOUSE AREAS.
UM, SO AGAIN, I THINK THE NUMBER THREE TRULY AND NUMBER TWO, ARE DRIVEN BY, UM, THE APPLICANT IS SAYING, WELL, WELL IT'S DRIVEN BECAUSE OF THE WATERLINE, BUT YOU KNOW, AGAIN, STAFF FEELS THAT THERE'S OTHER WAYS TO PROVIDE MORE ENHANCEMENT.
DRIVEN BY THE PERIMETER PLANT.
IT'S BASED ON THE BUILDING SIZE.
ANY OTHER QUESTIONS? UNFORTUNATELY, WE'VE GONE OVER BY A COUPLE MINUTES, SO WE'RE GONNA, UH, THIS WILL CONCLUDE THE BRIEFING SESSION AND WE WILL ADJOURN UNTIL 6:40 PM FOR THE REAL MEETINGS.