[1. Call to Order / Roll Call.]
          [00:00:11]
          READY? EVERYBODY READY? YES, SIR. ALL RIGHT. GOOD EVENING, AND WELCOME TO THE FEBRUARY 17TH, 2026. PROSPER PLANNING AND ZONING COMMISSION MEETING. REGULAR MEETING. THE MEETING IS CALLED TO ORDER AT 6:49 P.M. PLEASE NOTE FOR THE RECORD THAT ALL COMMISSIONERS ARE PRESENT THIS EVENING, EXCEPT FOR COMMISSIONER DANIEL, WHO NOTIFIED US OF HER ABSENCE IN ADVANCE. ADDRESSING THE COMMISSION, CITIZENS AND OTHER VISITORS ATTENDING PROSPER, PRETENDING THE PLANNING ZONING COMMISSION MEETING SHALL OBSERVE THE SAME RULES OF PROPRIETY, DECORUM AND GOOD CONDUCT APPLICABLE TO MEMBERS OF THE COMMISSION. ANY PERSON MAKING PERSONAL, IMPERTINENT, PROFANE AND SLANDEROUS REMARKS, WHO BECOMES BOISTEROUS WHILE ADDRESSING THE COMMISSION OR WHILE ATTENDING THE MEETING, SHALL BE REMOVED FROM THE ROOM, IF SO DIRECTED BY THE COMMISSION OR PRESIDING OFFICER, AND THE PERSON SHALL BE BARRED FROM FURTHER AUDIENCE BEFORE THE COMMISSION DURING THAT SESSION OF THE MEETING. 
          DISRUPTION OF A PUBLIC MEETING CAN CONSTITUTE A VIOLATION OF SECTION 42.05 OF THE TEXAS PENAL CODE. THE NEXT ITEM ON THE AGENDA IS THE PLEDGE OF ALLEGIANCE. IF EVERYONE PLEASE RISE AND JOIN ME WITH THE PLEDGE OF ALLEGIANCE. I PLEDGE ALLEGIANCE TO THE FLAG OF THE 
          [CONSENT AGENDA]
UNITED STATES OF AMERICA AND TO THE REPUBLIC FOR WHICH IT STANDS. ONE NATION UNDER GOD, INDIVISIBLE, WITH LIBERTY AND JUSTICE FOR ALL. OUR NEXT ITEM ON THE AGENDA IS THE CONSENT AGENDA. ITEMS PLACED UNDER CONSENT AGENDA ARE CONSIDERED ROUTINE IN NATURE AND NON-CONTROVERSIAL. THE CONSENT AGENDA CAN BE ACTED UPON IN ONE MOTIONS. ITEM MAY BE REMOVED FROM THE CONSENT AGENDA AT THE REQUEST OF PLANNING AND ZONING, OR THE STAFF ON OUR CONSENT AGENDA ITEM, WE HAVE ITEMS THREE A THROUGH THREE E. THE. THE STAFF HAS RECOMMENDED THAT WE REMOVE THREE E. SO DO WE HAVE A RECOMMENDATION TO APPROVE CONSENT AGENDA ITEMS THREE A THROUGH THREE D. SO MOVED. WE HAVE A MOTION TO MOVE BY COMMISSIONER HAMILTON. DO WE HAVE A SECOND SECOND SECOND BY COMMISSIONER BUTLER. ALL THOSE IN FAVOR PLEASE RAISE YOUR HAND. 
          MOTION CARRIES SIX ZERO. AND APPROVAL. NOW MOVING TO CITIZEN COMMENTS. THE PUBLIC IS INVITED TO ADDRESS THE PLANNING AND ZONING COMMISSION ON ANY TOPIC. HOWEVER, THE COMMISSION IS UNABLE TO DISCUSS OR TAKE ACTION ON ANY TOPIC NOT LISTED ON THIS AGENDA. THOSE WISHING TO ADDRESS THE COMMISSION MUST COMPLETE THE PUBLIC COMMENT REQUEST FORM LOCATED ON THE TOWN WEBSITE ON COUNCIL CHAMBERS. IF YOU ARE ATTENDING IN PERSON, PLEASE SUBMIT THIS FORM TO THE BOARD CHAIR OR STAFF MEMBER. WHEN CALLED UPON, PLEASE COME TO THE PODIUM AND STATE YOUR NAME AND ADDRESS. FOR THE RECORD, PLEASE LIMIT YOUR COMMENTS TO THREE MINUTES. 
          IF MULTIPLE INDIVIDUALS WISH TO SPEAK ON A TOPIC, THEY MAY YIELD THREE MINUTES TO ONE INDIVIDUAL APPOINTED TO SPEAK ON THEIR BEHALF. ALL INDIVIDUALS YIELDING THEIR TIME 
          [4. Consider the adoption of the Dallas North Tollway District Development Standards,  which cover Special Sub-Districts, Setbacks and Building Heights, Land Use  Consideration, Business Establishments Pursuant to the Town’s Vision, Site Design  and Building Placement, Parking Design Standards, Adjacent Neighborhood  Protection, Building Design, Landscaping Standards, Pedestrian Connectivity and  Amenities, Parks and Open Spaces, Signage Requirements, Gateway Features, and  Economic Development Incentives ]
MUST BE PRESENT AT THE MEETING AND THE APPOINTMENT APPOINTED INDIVIDUAL WILL BE LIMITED TO A TOTAL OF 15 MINUTES. DO WE HAVE ANYONE HERE? I DON'T SEE ANYONE I THINK DIDN'T WANT TO SPEAK. 
          ALL RIGHT. NEXT ITEM ON THE AGENDA IS OUR REGULAR AGENDA ITEM PURSUANT TO SECTION 55 1.007 OF THE TEXAS GOVERNMENT CODE, INDIVIDUALS WISHING TO ADDRESS THE PLANNING AND ZONING COMMISSION FOR ITEMS LISTED AS A PUBLIC HEARING WILL BE RECOGNIZED WHEN THE PUBLIC HEARING IS OPEN. ITEM NUMBER FOUR IS TO CONSIDER THE ADOPTION OF THE DALLAS NORTH TOLLWAY DISTRICT DEVELOPMENT STANDARDS, WHICH COVER SPECIAL SUBDISTRICTS, SETBACKS, AND BUILDING HEIGHTS, LAND USE AND CONSIDERATION. BUSINESS ESTABLISHMENT. PURSUANT TO THE TOWN'S VISION, SITE DESIGN AND BUILDING PLACEMENT. PARKING DESIGN STANDARDS. ADJACENT NEIGHBORHOOD PROTECTION. BUILDING DESIGN, LANDSCAPING STANDARD PEDESTRIAN CONNECTIVITY AND AMENITIES. PARKS AND OPEN SPACES. SIGNAGE REQUIREMENTS, GATEWAY FEATURES AND ECONOMIC DEVELOPMENT INCENTIVES. THANK YOU CHAIRMAN. GOOD EVENING. COMMISSION. SO TONIGHT WE HAVE OUR CONSULTANT, PARIS RUTHERFORD HERE TO GIVE YOU A PRESENTATION OVER THE DEVELOPMENT STANDARDS FOR THE DALLAS NORTH TOLLWAY. SO WITH THAT, I WILL TURN IT OVER TO HIM. OKAY. GOOD EVENING CHAIRMAN. COMMISSIONERS STAFF, GOOD TO SEE YOU ALL. I'M HAPPY TO BE HERE AND WALK THROUGH THIS PRESENTATION. SOME OF THIS YOU HAVE SEEN BEFORE, BUT I THINK IT'S HELPFUL TO PROVIDE SOME CONTEXT. SO I'M GOING TO RUN THROUGH KIND OF THE VISIONING THAT LED UP TO THE DOCUMENT THAT YOU HAVE BEFORE YOU, AND THEN TALK ABOUT THAT DOCUMENT. I SUSPECT WE'LL HAVE, YOU KNOW, MORE CONVERSATION MOVING FORWARD AND LOOKING FORWARD TO ANY INPUT THAT YOU HAVE, OBVIOUSLY. IF MAY HAVE FROZEN. 
          [00:05:35]
THAT'S WHY. OKAY. THANKS. CAME TO THE RESCUE. EXCELLENT. AS A REMINDER, I THINK THAT ULTIMATELY THE GOAL FOR THIS DOCUMENT AND THE EFFORT AND THE VISIONING THAT'S GONE INTO IT IS TO POSITION YOUR REGIONAL FRONT DOOR FAVORABLY WITHIN YOUR, WHAT I CALL YOUR EXCLUSIVE PEER CITY SET. YOU KNOW, YOU'RE THE FURTHEST COMMUNITY TO THE NORTH THAT HAS HIGH HOUSEHOLD INCOMES. YOUR COMPETITORS, IN THAT SENSE, ARE DOWN. YOU KNOW, IN THE KIND OF WESTLAKE TROPHY CLUB, SOUTH LAKE AREA, THE PARK CITIES. YOU'VE GOT A BIT OF A LONGER COMMUTE TIME TO WORK. SO THE MORE YOU CAN CREATE ACTIVITIES THAT KEEP PEOPLE IN THE TOWN AT YOUR REGIONAL GATEWAY AND BRING MORE REASONS FOR PEOPLE TO COME UP THERE BECAUSE IT'S VISUALLY ATTRACTIVE, THE USE WORKS WELL, SO FORTH AND SO ON. THE BETTER YOU'RE GOING TO BE WITH YOUR WITHIN YOUR COMPETITIVE SET. SO WE'RE GOING TO TALK ABOUT THE BASELINE CONTEXT. SOME ISSUES THAT WE SAW IN LOOKING AT THAT, HOW TO ACCOMPLISH OR MITIGATE THOSE ISSUES. AND THEN THE STANDARDS OR THE POLICY FRAMEWORK. YOU RECALL IN PRIOR CONVERSATIONS WE LOOKED WE STARTED OUT LOOKING AT YOUR EXISTING FRAMEWORK WITHIN THE THREE MILES ON BOTH SIDES OF THE DALLAS NORTH TOLL ROAD, AND WE LOOKED AT THE EXISTING ZONING. THAT'S IN CASE, BY AND LARGE, THAT EXISTING ZONING IS OUR PLANNED DEVELOPMENT DISTRICT, SOME OF WHICH ARE QUITE OLD, MAY NOT BE RELEVANT TODAY. YOU HAVE SOME ZONING DISTRICTS, AND THEN YOU HAVE BLOCKS OF LAND THAT ARE STRAIGHT AG. SO YOU KIND OF HAVE A MIXED BAG OF THINGS THAT ARE HAPPENING. WHAT WE NOTICED IS OVER TIME, ESPECIALLY OVER THE LAST SAY, 25 YEARS, YOU'VE HAD MODIFICATIONS TO MUCH LARGER PADS THAT HAVE OCCURRED. THAT'S CREATED A DISCONNECTION BETWEEN PORTIONS OF THOSE PADS. AND THEN WHAT'S OUTSIDE OF THE BOUNDARIES OF THE PADS. SO THERE ARE SOME A LACK OF COORDINATION. THE OVERALL MACRO FRAMEWORK DOESN'T LINE UP AT TIMES. AND FROM A YOUTH STANDPOINT, YOU HAVE TOO MUCH OF THE SAME TYPES OF USES TO, YOU KNOW, TO PUT IT KIND OF SIMPLY, IN PARTICULAR RETAIL AND OFFICE. THERE'S A REASON FOR THAT. WHEN YOUR LAND SPECULATING, PEOPLE THINK YOU'RE GOING TO HAVE THE HIGHEST VALUE WITH RETAIL AND OFFICE. SO YOU TRY AND GET ZONING FOR THAT. BUT AT THE END OF THE DAY, IF YOU LOOK AT NORMAL FORECASTS, IT'S GENERATIONS AFTER GENERATIONS OF TIME TO BE ABLE TO ABSORB THAT MUCH SPACE IN TERMS OF WHAT THE ZONING IS ALLOWED. SO AT A I THINK VERY CONSERVATIVELY, WE'RE TALKING OVER 50 YEARS TO BE ABLE TO ABSORB SOME OF THOSE USES. SO WHILE THE CITY IS AND THE TOWN IS IN A GOOD POSITION OF BEING ABLE TO WAIT, THERE'S NO RUSH. ON THE OTHER HAND, YOU DO NEED TO HAVE YOUR COMMERCIAL ENGINE GOING TO BE ABLE TO PAY FOR ONGOING INFRASTRUCTURE MAINTENANCE, SO FORTH AND SO ON. 
          SO I THINK THAT'S ANOTHER REASON WHY YOU ALL WANTED US TO ENGAGE IN THIS EFFORT WITH YOU. 
          SO THE TAKEAWAYS WERE, AS I MENTIONED, MARKET ABSORPTION IS AN ISSUE FOR WHAT YOU HAVE ON THE GROUND PRESENTLY. I THINK THERE ARE SOME MISSING USES, SOME ALTERNATIVE USES, DIFFERENT TYPES OF RESIDENTIAL, FOR INSTANCE, THAT CAN BE ADDED IN AND ON TOP OF WHAT IS CURRENTLY IN PLACE TO ALLOW SOME DEVELOPMENT TO OCCUR IN A IN A POSITIVE MANNER. AND I THINK THERE ARE SOME SCALING ISSUES RIGHT NOW. IT'S A VERY BIG BLOCK OF LAND THAT HAS SOME VERY LARGE TRACTS OF ZONING, AND IF IT WERE DEVELOPED THAT WAY, IT RISKS HAVING THE SAME SENSE OF SPRAWL, IN MY OPINION, THAT YOU MIGHT HAVE ELSEWHERE IN THE METROPLEX THAT WE'RE TRYING TO AVOID. IT'S CERTAINLY NOT WHAT YOU'VE DONE ON THE RESIDENTIAL SIDE. SO I THINK THE GOAL IS TO HAVE YOUR YOUR COMMERCIAL GATEWAY, THAT MIXED USE GATEWAY BE AT THE SAME LEVEL OF EXPERIENCE AS WHAT YOU'VE BEEN ABLE TO DO SUCCESSFULLY IN YOUR RESIDENTIAL NEIGHBORHOODS, RATHER THAN TYPICAL DEVELOPMENT PATTERNS THAT YOU'D SEE IN OTHER TYPICAL COMMERCIAL THOROUGHFARES ELSEWHERE IN THE METROPLEX. SO BRIEFLY, WE WENT THROUGH A VISIONING PROCESS WITH YOU ALL ESSENTIALLY ARRIVED AT THE CONCEPT OF NODES AND GATEWAYS, AND THE CONCEPT OF A SCALE THAT RELATES TO THE HUMAN. YOU KNOW, YOU'VE GOT ABOUT A TEN MINUTE WALKING AREA THAT THEN GOES TO WITH SOMETHING THAT'S AT THE CENTER OF IT THAT COMBINES TO CREATE A VILLAGE. A LITTLE BIT OF RETAIL COMES WITH THAT, AND THEN 
          [00:10:05]
ULTIMATELY YOU KIND OF HAVE WHAT I CALL THE TOWN SCALE, WHICH WOULD BE EQUIVALENT TO, FOR INSTANCE, THE INTERSECTION OF 380 AND THE TOLLWAY. SO THERE WAS A LOT THAT WENT INTO THAT, BUT THAT LAUNCHED US INTO THIS CURRENT EFFORT. AND THROUGH THAT EFFORT, WE ARRIVED AT A FRAMEWORK PLAN. THIS IS A RECOMMENDATION WORKING OFF OF YOUR THOROUGHFARE PLAN OF WHERE YOUR PRIMARY THOROUGHFARES ARE, BUT ALSO YOUR KIND OF PRIMARY SECONDARIES, IF YOU WILL, AND THEN SOME SUGGESTIONS AS TO WHERE TERTIARY STREETS WOULD GO. SO THIS SHOWS REQUIRED CONNECTIONS, WHICH IN SOME INSTANCES DON'T EXIST RIGHT NOW IN THE PDS AND CERTAINLY IN LIKE YOUR AG ZONING PARCELS DON'T EXIST. AND THEN ALSO SOME RECOMMENDED OR OR SUGGESTED CONNECTIONS. AT THE SMALLER SCALE. THE COMMON THREAD IN THIS IS CONNECTIVITY AND HAVING MORE OPTIONS FOR PEOPLE TO MOVE THROUGH THE AREA. SO IT DOESN'T PUT ALL OF THE EMPHASIS FROM A TRAFFIC STANDPOINT ON JUST YOUR TWO INTERSECTIONS BETWEEN FRONTIER AND 380. SO IT GIVES PEOPLE MORE OPTIONS TO BE ABLE TO CIRCULATE AND TRAVEL THROUGH THE AREA. LAYING ON THAT FRAMEWORK, OUR PUBLIC REALM IMPROVEMENTS, THERE'S A SERIES OF GREEN IMPROVEMENTS THAT WE'RE RECOMMENDING RECOMMENDING. THE THE GOAL FOR THIS EFFORT IS NOT TO BE TAKING AWAY, PER SE, EXISTING RIGHTS THAT THAT FOLKS HAVE, THE PROPERTY OWNERS HAVE. IT'S TRYING TO ADD TO IT. SO THE CONCEPT FOR MANY OF THESE GREEN SPACES IS TO JUST SIMPLY ORGANIZE WHAT'S ALREADY REQUIRED, BY AND LARGE, BY ZONING INTO A MORE USABLE FORMAT. SO IT'S A CENTRAL PARK THAT HAS BUILDINGS THAT ALIGN IT, SO FORTH AND SO ON. IT'S A PEDESTRIAN CONNECTOR THAT CONNECTS AN AREA OF ACTIVITY BACK TO THAT PARK, SO FORTH AND SO ON. YOU MAY ALSO SEE IN HERE AND I'LL SHOW YOU SOME QUICK IMAGES, BUT WE'RE TRYING TO EMPHASIZE YOUR PRIMARY INTERSECTIONS AS THE PLACE WHERE YOU WANT TO PUT IN AND PUT FOCUS ON THE RETAIL THAT WILL BE DEVELOPED HERE. WE'RE TRYING TO PULL BACK SECONDARY AND TERTIARY RETAIL POSITIONS. 
          THOSE TYPICALLY HAVE NOT DONE WELL ANYWHERE ELSE IN THE METROPLEX. ONE WOULDN'T THINK THEY WOULD DO WELL HERE, AND THERE'S LOTS OF GOOD EXAMPLES OF THAT. AND, YOU KNOW, THEY WERE BUILT BECAUSE THEY WERE ZONED. IT TOOK THEM A LONG TIME TO HAPPEN. THE VALUES AREN'T THERE. THERE'S OPPORTUNITY COSTS ASSOCIATED WITH THAT. SO SO ONE OF THOSE STRATEGIES IS YOU CAN SEE BETWEEN THE INTERSECTIONS IS WHAT WE CALL A GREEN FRONTAGE ZONES, WHICH IS ESSENTIALLY WIDER SETBACKS OF TREES LIKE THEY HAVE, FOR INSTANCE IN AREAS OF THE WOODLANDS FOR INSTANCE, WHERE THERE ARE STILL DEVELOPMENT THAT'S OCCURRING IN THERE, BUT IT'S MORE PASSIVE AND THOSE GO AWAY BY THE TIME YOU GET TO THE PRIMARY NODES, WHERE IT'S ABOUT THE BUILDINGS AND URBAN STREETSCAPE. SO YOU SEE SOME IMAGES STARTING FROM THE REGIONAL GATEWAY, SAY 380, AND AN IDEA ABOUT ENTRANCES INTO THAT REGIONAL GATEWAY, WHICH IS THAT GREEN WINDOW WHEN WE GET UP TO FIRST STREET, THE FOUR CORNERS IN THERE APPLY THEIR OPEN SPACE REQUIREMENTS INTO THE HARD CORNER. SO IT'S NOT DEFINED BY THE TYPICAL GAS STATION, CONVENIENCE STORE, ETC. THAT YOU WOULD HAVE IN A RETAIL CENTER. IT'S ACTUALLY A USABLE SPACE THAT'S FRONTED ON BY RESTAURANTS AND OTHER USES, AND THERE'S ENCOURAGEMENT TO WORK WITH STAFF ON THE DESIGN OF THOSE SO THAT THEY'RE DIFFERENT. SO WHEN YOU COME IN TO YOUR PRIMARY INTERSECTION, YOU'RE IMMEDIATELY PRESENTED WITH SOMETHING THAT'S UNUSUAL. 
          IT'S VISUAL, IT'S GOOD LOOKING, IT'S HIGH QUALITY, AND IT'S BASED ON OPEN SPACE. THERE'S A CONCEPT OF EXPANDING DOWNTOWN WESTWARD TO THE TOLL ROAD. THAT'S A NEIGHBORHOOD. I'LL SHOW YOU HERE IN A LITTLE BIT. SOME KEY, SOME KEY POINTS FOR THAT NEIGHBORHOOD IS WE'RE CALLING THE WEST VILLAGE PARKWAY, WHICH TAKES A CURRENT DRAINAGE AREA AND THEN PUTS A STREET ALONG. IT ALLOWS DEVELOPMENT TO OCCUR ON THERE, SIMILAR TO TURTLE CREEK IN THE DALLAS AREA ALONG FIRST STREET. AND THIS IS CONSISTENT WITH WHAT YOU'RE DOING IN FRONT OF CITY HALL. IS THAT AREA BETWEEN ESSENTIALLY FIRST AND SECOND IS A GREEN ZONE THAT HAS PUBLIC OPEN SPACE, BUT ALSO HAS THE ABILITY TO LOCATE SOME COMMERCIAL BUILDINGS WITHIN IT. 
          AND THE PARKING OCCURS ON THE STREET, NOT ON A PARKING LOT. SO THERE'D BE HEAD IN PARKING WITH TREE SPACE SUPPORT AND SO ON. THAT SHOWS UP IN THE STANDARDS. THE LAND USE AND DEVELOPMENT PLAN. THIS THE COLORS HERE APPLY THE USES. AND ESSENTIALLY THIS EMPHASIZES WHAT I JUST DESCRIBED BEFORE, WHICH IS TO HAVE A REGIONAL GATEWAY AT THE SOUTH AT 380. 
          IT'S TO HAVE A NEIGHBORHOOD GATEWAY AT BOTH INTERSECTIONS OF PROSPER TRAIL AND FIRST STREET, AND THEN A DIFFERENT KIND OF REGIONAL GATEWAY UP AT FRONTIER THAT MIGHT BE MORE 
          [00:15:03]
CONVENTIONAL. AND, YOU KNOW, I HEARD SOME CONVERSATION IN THE WORK SESSION THAT, YOU KNOW, IS ALL GOOD CONVERSATION. BUT THAT WAS THE IDEA WAS TO HAVE TWO DIFFERENT TYPES OF REGIONAL GATEWAYS, ONE MORE DENSE, ONE LESS DENSE, SO THAT YOUR DOORS ARE OPEN FOR DIFFERENT TYPES OF DEVELOPMENT. THERE. YOU MAY NOTICE HERE ON THE UPPER RIGHT, THERE'S THREE DIFFERENT CATEGORIES OF MIXED USE DISTRICTS. THERE'S THE HIGHEST DENSITY WHERE YOU HAVE HIGHER BUILDINGS MID-RISE AND UP. AND IN OF COURSE ALL THOSE COME IN WITHIN THE FRAMEWORK THAT I DESCRIBED EARLIER, MEDIUM DENSITY THERE, AND KIND OF THAT PURPLE COLOR THAT'S SIMILAR TO, FOR INSTANCE, THE ART DISTRICT AND WHAT YOU YOU ALL APPROVED PREVIOUSLY. AND THEN THERE'S THE LOWER DENSITY, WHICH WOULD BE EQUIVALENT TO DOWNTOWN. ALL OF THOSE PUTTING AN EMPHASIS ON THE BUILDINGS FRONTING THE STREET AND SIDEWALKS. AND WHAT HAPPENS WITHIN THE BUILDINGS IS A FUNCTION OF THE MARKET. SO IT'S THE QUALITY OF THE CLOSURE OF THE STREET SCENE THAT MATTERS ALMOST MORE SO THAN THE USE. AND THEN BELOW THAT THERE ARE STRAIGHT USE DISTRICTS. 
          MUCH OF THIS FOLLOWS, YOU KNOW, EXISTING ZONING THAT'S OUT THERE, WHETHER IT'S PD OR NOT. 
          AND THE INTENTION WITHIN THOSE PDS OR THE STRAIGHT ZONES THAT ARE THAT ARE THERE. THERE'S BEEN A LOT OF CONVERSATION ALONG THE WAY ON THIS. AS YOU CAN IMAGINE. WE'VE MET WITH THE PROPERTY OWNERS, WE'VE MET WITH YOU ALL IN THE COUNCIL, EDC, THIS THIS HAS BEEN AN EVOLVING DOCUMENT, BUT THIS REFLECTS WHERE WE STAND TONIGHT. SO YOU CAN SEE THOSE MIXED USE DISTRICTS, WHAT'S IMPORTANT HERE. AND AS YOU MOVE FORWARD IN IMPLEMENTATION, IF THAT'S AS YOU IF YOU DESIRE TO DO THAT, THERE WILL BE ANOTHER STEP AS IT RELATES TO CODIFYING THE ZONING SUCH THAT THESE MIX OF USES OR THESE DIFFERENT LEVELS OF DENSITY WITHIN THESE MIXED USE DISTRICTS GET WRITTEN INTO ZONE INTO ZONING. SO THAT COULD BE DONE BY AMENDING PDS, WORKING SPECIFICALLY WITH SOME KEY PROPERTY OWNERS. IT COULD BE BY, YOU KNOW, PROACTIVELY MOVING FORWARD AND IDENTIFYING AN AREA TO CHANGE THE ZONING THAT REALLY BECOMES, YOU KNOW, Y'ALL AND THE COUNCIL'S CALL ON HOW YOU WANT TO IMPLEMENT IT. THAT'S THE LAST SLIDE THAT I HAVE LATER ON TOUCHES ON THAT POINT. BUT THIS IS DIFFERENT THAN WHAT YOU HAVE RIGHT NOW. 
          YOU DON'T HAVE THESE PRESENTLY, YOU RELY ON A PD TO ESSENTIALLY ARRIVE AT A MIXED USE. THIS THIS PROVIDES THE OPPORTUNITY TO EITHER GO INTO A STRAIGHT ZONE FOR MIXED USE AT THESE DIFFERENT CATEGORIES, OR GIVES YOU A TARGET THAT YOU CAN USE IN YOUR NEGOTIATIONS OF THE PDS WITH THE PARTICULAR PROPERTY OWNERS. SO I'LL TALK A LITTLE BIT ABOUT THE USES OFFICE, RETAIL, HOUSING. SO HOW OFFICE IS BEING POSITIONED TODAY. AND I'M THINKING ABOUT THE GATEWAY IN PARTICULAR. DOWN AT 380 IS DIFFERENT THAN JUST A STANDALONE OFFICE BUILDING. SO THE INTENTION HERE AND WHAT'S WRITTEN INTO THE NEIGHBORHOOD IN THE STANDARDS IS THAT THOSE OFFICES HAVE CLOSE PROXIMITY TO SERVICES, HOUSING, RESTAURANTS, RETAIL, THAT KIND OF A THING, AND A WALKABLE FORMAT WITH OPEN SPACES. SO WHAT, YOU KNOW, BILLINGSLEY HAS DONE IN CYPRUS WATERS AND CAPELLA, IF YOU KNOW THAT GOOD EXAMPLE, YOU KNOW, THIS IS HAPPENING ALL AROUND THE COUNTRY. THE DEVELOPMENT ON THE LEFT IS BUILT NOW IN NASHVILLE, VERY SUCCESSFUL, AND IT HAS THE HIGHEST QUALITY OFFICE HOUSING AND RESTAURANTS IN THAT MARKET. RETAIL, YOU KNOW, THERE YOU HAVE STRAIGHT ZONES THAT ALLOW TRADITIONAL RETAIL. I THINK THE EMPHASIS HERE IS NOT ON AN OPEN FIELD OF PARKING, BUT TRYING TO DEFINE THAT PARKING HAVE CONNECTIONS WITH SMALL OPEN SPACES. AND, YOU KNOW, THIS IS A VERY CONVENTIONAL DENSITY OF RETAIL THAT YOU SEE IN THIS IMAGE. THIS HAPPENS TO BE FROM CALIFORNIA, BUT YOU CAN SEE THAT THEY WENT TO GREAT EFFORT TO SCREEN THE PARKING, GREAT PARKING COURTS AND BUILDINGS WITH KIND OF PARTICULAR IDENTITY THAT POINT THE PEDESTRIAN IN A PARTICULAR DIRECTION TO, TO GET THEM BACK TO THIS GROCERY STORE THAT'S IN THE REAR OR THE RESTAURANTS THAT ARE UP FRONT. THIS HAPPENS TO HAVE AN OPEN SPACE AT THE CORNER, LIKE, YOU KNOW, WE TALKED ABOUT EARLIER FOR FUR. SO IT'S IT'S AN INTERESTING PRECEDENT. WITH THE EXCEPTION OF THE PALM TREES. RESIDENTIAL, CERTAINLY HIGHER DENSITY RESIDENTIAL IS TYPICALLY THERE'S A LOT OF CONCERN ABOUT THAT USE FOR LOTS OF DIFFERENT REASONS. WE BELIEVE THAT THE THAT HIGHER DENSITY RESIDENTIAL MAKES SENSE IN NODES. IT DOESN'T MAKE SENSE OFF BY ITSELF. SO IT'S IT'S IN SUPPORT OF OFFICE AND RETAIL. IT CREATES THE WALKABILITY IN THE NIGHTTIME WHERE PEOPLE ARE WALKING FROM THEIR UNIT OR THEIR HOME TO THE RESTAURANT. 
          SO YOU CAN SEE HERE IN SOUTH LAKE HOW THEY BLENDED APARTMENTS AND TOWNHOMES AND ROW HOUSES AND OPEN SPACE ALL TOGETHER ON THE BACKSIDE OF THE RETAIL DEVELOPMENT. AND THAT'S TO GET THESE PEOPLE WALKING INTO THE RETAIL THAT'S THIS IS VERY DIFFERENT THAN 
          [00:20:02]
CONVENTIONAL WAYS OF LAYING OUT MULTIFAMILY OR TOWNHOMES. IT'S VERY EXPERIENTIAL. PLACEMAKING IS A WORD I HEARD YOU ALL USE EARLIER. IT'S DEFINITELY BASED ON THAT. AND I THINK, YOU KNOW, THIS IS A FINE DEVELOPMENT. IT'S NOT AN UNBELIEVABLE DEVELOPMENT. AND, YOU KNOW, I CERTAINLY THINK YOU ALL HAVE A LEG UP ON THEM IN TERMS OF WHERE YOU ARE IN YOUR EVOLUTION. 
          SO THERE'S LOTS OF DIFFERENT TYPES OF HOUSING THAT GOES WITH THAT. THIS IS BUILT INTO THE STANDARDS THAT YOU HAVE BEFORE YOU, YOU KNOW, THOSE AREAS THAT ARE IN BLUE ARE THINGS THAT WE SEE BUILT IN OUR MARKET. WHAT'S IN WHITE IS NOT TYPICALLY. SO THESE ARE AREAS THAT YOU WOULD YOU KNOW, WE WOULD RECOMMEND THE EDC AND YOUR MARKETING FOLKS TO BE OUT THERE, YOU KNOW, TALKING TO BUILDERS AND SHOWING THEM OTHER TYPES OF HOUSING THAT CAN COME IN THAT THEY CAN MAKE MONEY ON THAT ARE VIABLE, THAT JUST MAY NOT BE IN YOUR MARKET YET. YOU KNOW, A COUPLE IMAGES OF THAT, THINGS LIKE POCKET COTTAGE COMMUNITIES AND BUNGALOW COURTS, DIFFERENT TYPES OF ROW HOUSES AND TOWNHOMES OR ROW HOUSES AS A BACKYARD VERSUS A TOWNHOME WHICH MAY HAVE A GARAGE IN AN ALLEY. WHILE IS IT THAT THE ONLY THING WE BUILD HERE TYPICALLY ARE THREE STORY OVER A GARAGE WITH AN ALLEY BEHIND IT IN BAROQUE STYLE? THAT'S A VERY SIMPLE WAY OF DOING THINGS. THERE'S MANY, MANY BETTER WAYS OF DOING IT, WHETHER IT'S COMBINED INTO A COURTYARD LIKE YOU SEE ON THE UPPER RIGHT, EVEN HAVING SOME LIVE WORK LIKE YOU SEE IN THE BOTTOM RIGHT. THESE ARE EXAMPLES FROM OTHER PLACES IN THE COUNTRY. WE HAVE THE CAPABILITY FROM A BUILDER STABLE TO BE ABLE TO DELIVER THIS KIND OF STUFF. IT'S JUST THEY MAY NOT HAVE THE THE BENEFIT OF THE VISION OF SEEING THAT. SO I PUT THAT IN THERE. 
          I'LL GET INTO THE STANDARDS NOW. BUT THOSE ARE THE IDEAS THAT CAME INTO THE DOCUMENT THAT YOU HAVE BEFORE YOU. IT'S TO EMPHASIZE NEIGHBORHOODS. IT'S TO EMPHASIZE CONNECTIVITY BETWEEN THE NEIGHBORHOODS. IT'S TO EMPHASIZE AN AMENITIZED OPEN SPACE PLAN THAT'S URBAN IN NATURE. AND IT'S ALSO TO PURPOSELY KEEP SOME AREAS LOWER DENSITY AND THEN LET IT RISE UP TO HIGHER DENSITY AT YOUR KIND OF PRIMARY NODES. SO I'M NOT GOING TO GO THROUGH EVERY WORD IN HERE. BUT YOU DO HAVE A, YOU KNOW, MULTIPLE PAGE DOCUMENT THAT RUNS THROUGH. BUT I WILL HIT THE HIGH POINTS. SO THESE ARE THE SEVEN NEIGHBORHOODS THAT WE'RE PROPOSING. AND YOU CAN SEE THAT KIND OF THE BORDERS THAT ARE OUTLINED IN OR SHADED WITH THE DIFFERENT COLORS. THE PROSPER 380 GATEWAY. IT'S A REGIONAL NODE OF HIGHER DENSITY USES. YOU KNOW, YOU CAN DO LOTS OF DIFFERENT THINGS THERE LIVE, WORK, PLAY, SHOP, CONVENE, DAYTIME, NIGHT TIME, ACTIVE. THIS IS YOUR VERSION OF WHAT'S HAPPENING AT THE NEXT REGIONAL INTERCHANGE. DOWN THE WAY AT 121 DOESN'T NECESSARILY MEAN IT HAS TO BE AS DENSE AS AS GRANITE PARK, FOR INSTANCE, OR LEGACY. BOTH PROJECTS ARE WORKED ON. IT SHOULD BE ABOUT Y'ALL, BUT IT IS A GOOD LOCATION FOR THAT. FOR THOSE TYPES OF USES AND THAT BLEND OF USE. MOVING TO THE NORTHWEST IS WHAT WE CALL THE PRAIRIE NEIGHBORHOOD. BECAUSE OF PRAIRIE DRIVE. THIS GOES OUT TO LEGACY. SO THE THE INTERSECTION OF LEGACY AND FISH TRAP SLASH FIRST STREET, THAT'S ANOTHER ONE OF THESE NODES WHERE THERE THERE SHOULD BE A BLEND OF USES AND RETAIL TO TAKE ADVANTAGE OF THAT CORNER. WE'VE GOT IDEAS ABOUT THE EXISTING LAKE THAT ARE OUT THERE AND INCORPORATING THAT POND INTO THE DEVELOPMENT. THAT'S VERY DIFFERENT. YOU DON'T TYPICALLY SEE THAT. AND THEN, YOU KNOW, THIS SHOWS SOME MEDIUM DENSITY RESIDENTIAL AND A SMALL MIX OF USES GOING EASTWARD. I THINK YOU ALL HAVE ANOTHER PROJECT THAT YOU'VE APPROVED THAT MAY BE SLIGHTLY DIFFERENT THAN THIS. THAT'S OKAY. BUT YOU KNOW, THE INTENT THERE WAS TO FOCUS THAT LEVEL OF INTENSITY IN NUMBER THREE, WHICH IS THE FIRST STREET NEIGHBORHOOD BECAUSE OF ITS PROXIMITY TO THE TOLL ROAD, ITS VISIBILITY, ITS ACCESS, AND THE ABILITY FOR THAT RETAIL AND THAT LEVEL OF DENSITY TO DEFINE THE ENTRANCE INTO THE COMMUNITY. AS YOU'RE COMING TO THE NORTH ALONG THE TOLLWAY, NUMBER FOUR IS DOWNTOWN WEST. IT'S ESSENTIALLY EXPANDING DOWNTOWN WESTWARD. THERE'S IT'S A MIXED USE ZONE, SO IT CAN BE ALL RANGE AND TYPES OF USES, AS LONG AS THEY'RE FOLLOWING A BUILD TO LINE, THE BUILDING COMES OUT TO THE SIDEWALK AND THE EMPHASIS IS ON CREATING, YOU KNOW, A LEVEL OF ACTIVITY AROUND THE OPEN SPACES. THERE ARE OPEN SPACES THAT ARE DEFINED IN THERE. AND THEN ON THE NORTH SIDE IS THE DRAINAGE FEATURE THAT IS TURNED INTO A LINEAR AMENITY THAT ALSO CAPTURES REGIONAL DETENTION. 
          NORTH OF THAT AT THE CHURCH. OBVIOUSLY, WE'VE CALLED THAT FOR A LACK OF A BETTER TERM, THE FAITH COMMUNITY. BUT, YOU KNOW, THEY HAVE A GREAT PLAN THAT THEY'RE DEVELOPING OUT. 
          THEY HAVE A STRIP OF COMMERCIAL IN THE ZONING THAT'S UP AGAINST A TOLL ROAD. THAT'S VERY INTERESTING. I MEAN, IT'S VERY NARROW. NOT MUCH YOU CAN DO WITH THAT. SO I THINK THEY'RE 
          [00:25:04]
IT'S MORE ABOUT THE LANDSCAPING. THEY HAVE THAT BY RIGHT AS IT IS RIGHT NOW. SO IT'S MAKING SURE THAT THEY WORK WITH YOU AS GOOD PARTNERS IN THE SITE. PLAN APPROVAL PROCESS WITH LANDSCAPING AND WORKING WITH THAT GREEN FRONTAGE BARRIER ZONE THAT I MENTIONED BEFORE, SO THAT THEY EMPHASIZE NUMBER SIX, WHICH IS THE PROSPER TRAIL NEIGHBORHOOD. THAT'S ESSENTIALLY THE THREE OTHER CORNERS, ONE OF WHICH IS THE ARTS DISTRICT. AND THAT BECOMES A DIFFERENT VERSION OF WHAT YOU HAVE AT NUMBER THREE. AND IT WILL BE DIFFERENT JUST BY THE FACT THAT THE CHURCH IS THERE AND THE GREENERY THAT COMES, THAT COMES WITH THAT AND THE DEVELOPMENT YOU'VE ALREADY APPROVED ON THE NORTHWEST CORNER. AND THEN FINALLY THE FRONTIER PARKWAY GATEWAY, THE YOU KNOW, I KNOW THAT THERE ARE PROPOSALS OUT AND THEY'RE A STRAIGHT ZONING FOR STRAIGHT COMMERCIAL USES, STRAIGHT RETAIL. AND, YOU KNOW, I THINK THERE'S BEEN BIG BOX AND PAD SITES AND THINGS LIKE THAT ARE PROPOSED. I THINK PART OF THE EMPHASIS OF THIS DOCUMENT IS TO ALLOW THOSE PROPERTY OWNERS TO SEE THAT IF THEY CONTINUE TO WORK WITH YOU, WELL, THERE MAY BE ADDITIONAL USES THAT THEY WOULD BE ABLE TO PUT INTO THE MIX TO ALLOW A LITTLE MORE DENSIFICATION TO OCCUR, A LITTLE LESS EMPHASIS ON SURFACE PARKING LOTS AND MAYBE, YOU KNOW, CONTINUE TO BE MORE CREATIVE IN THE SITE PLANNING PROCESS SO THAT YOU ARRIVE AT SOMETHING THAT'S, YOU KNOW, THAT LIVES UP TO THE LEVEL OF YOUR NORTHERN REGIONAL ENTRANCE INTO TOWN AND IS DIFFERENT, SAY, THAN WHAT'S ON THE OTHER SIDE IN YOUR NEIGHBORING COMMUNITY ON THE NORTH SIDE OF FRONTIER. SO EACH ONE OF THESE SUBDISTRICTS ARE BROKEN OUT. THEY EACH HAVE THE SAME BREAKOUTS, IF YOU WILL, FROM A PROGRAMING OR A FORMATTING STANDPOINT. IT TALKS ABOUT THE BOUNDARIES. OF COURSE IT TALKS ABOUT THE INTENT, THE VISION FOR THAT AREA, AND THEN IT GETS INTO SPECIFIC PROGRAMING FEATURES. SO YOU SEE ON THE SCREEN ON THE BOTTOM LEFT DOWN AT THE REGIONAL GATEWAY ON THE SOUTH OR ON THE NORTHWEST QUADRANT OF THE TOLLWAY. AND 380 IS THE MEDICAL DISTRICT THAT BUILDS OFF OF WHAT'S HAPPENING WITH CHILDREN'S. THAT'S ONE OF THE AREAS WHERE THE PD NEEDS TO BE KIND OF RECTIFIED AND CLEANED UP. THERE'S A LOT GOING ON IN THERE, BUT THAT IS PUTTING BIG EMPHASIS ON THE USE, ALL THE USES THAT MAKE UP AND COMPRISE A MEDICAL DISTRICT. THERE'S NOT A LOT OF THAT TYPE OF USE THAT IS GOING TO FILL IN OVER TIME. 
          YOU HAVE MUCH MORE LAND THAN YOU NEED. THEY HAVE PLENTY OF LAND THERE TO BE ABLE TO ACCOMPLISH THAT. SO ON THE OPPOSITE SIDE, THE CONCEPT IN THAT BLENDED USE AREA IS OF AN INNOVATION DISTRICT. THAT IS, TO PUT HIGH EMPHASIS ON CREATIVE, OFFICE AND CREATIVE ECONOMY DRIVERS AND, AND AND AND LOOK AT A SITE PLAN THAT HELPS TO LAND THEM AND, AND THEN ENGAGE THE WORKERS WITH OTHER USES, WHICH INCLUDES HOUSING, SO THAT IT'S HIGHLY WALKABLE, IT'S HIGHLY AMENITIZED WAS NICE GREEN FEATURES, SOME OF WHICH ARE IN THIS PLAN. OTHERS WOULD BE OBVIOUSLY PART OF THIS SPECIFIC FINAL SITE PLAN. THERE'S THERE ARE BIG DRAINAGE ISSUES IN THE AREA. SO THERE'S A CENTRAL LAKE THAT IS IN THE MIDDLE OF THAT. 
          ONE CAN IMAGINE THAT AS KIND OF THE PRIMARY ARMATURE THAT A LOT OF DEVELOPMENT GOES AROUND. 
          THERE'S THE GREEN WINDOW ENTRYWAYS AND WOULD LIKE THAT TO GO UNDERNEATH THE TOLL ROAD AT SOME POINT. MAKE THAT CONNECTION IF THAT'S POSSIBLE, SO THAT THE MEDICAL DISTRICT AND THE INNOVATION DISTRICT TALK TO EACH OTHER AND DON'T HAVE A, YOU KNOW, A DIVIDE OF A CONCRETE WALL BETWEEN THEM SHOULD BE AN EMPHASIS ON NIGHTTIME PROGRAMING THAT IS ABOUT ENTERTAINMENT AND RESTAURANTS AS WELL AS CULTURAL USES. IF YOU KNOW, THOSE THINGS ARE KIND OF LIGHTNING STRIKES AS THEY GO FORWARD. URBAN COMMUNITIES THAT WOULD BE ON THE RESIDENTIAL SIDE THAT THERE'S ROOM IN THERE FOR RESIDENTIAL OF ALL TYPES, BUT PREFERABLY MORE DENSE TO SUPPORT THE FRAMEWORK FOR OFFICE LIKE WE'VE SEEN ELSEWHERE IN THE REGION, SUCCESSFULLY IMPLEMENTED. EACH ONE OF THESE NEIGHBORHOODS ALSO TALKS ABOUT THE PUBLIC REALM DESIGN FEATURES. SO IN THIS ONE, THERE'S THE GREEN GATEWAY. 
          THERE'S THAT GREEN WINDOW THAT I MENTIONED. THERE'S THE CENTRAL LAKE, AND THEN THERE'S THE GREEN FRONTAGE GREEN. THAT IMAGE ON THE BOTTOM RIGHT IS WHAT THEY HAVE DONE, FOR INSTANCE, IN THE WOODLANDS, WHERE THEY WANTED TO ALLOW MORE DENSE DEVELOPMENT TO OCCUR, BUT THEY DIDN'T WANT THE BUILDINGS TO BE THE EMPHASIS. SO THAT'S WHERE YOU SEE THE TRIPLE ROW OF TREES AND THE SETBACK THAT ACCOMMODATES THAT ALONG THAT THOROUGHFARE. EACH ONE OF THESE SECTIONS ALSO TALKS THROUGH IMPLEMENTATION CONCEPTS. SO WE THINK THAT IF YOU'VE GOT A GOOD PARTNER IN TOW, ONE THING WE KNOW ABOUT THE AREA IS THAT THE WAY THAT THE TOWN'S POLICY WORKS IS THE PRIMARY INFRASTRUCTURE AS PART OF YOUR CIP PROGRAM, I.E. YOUR 
          [00:30:01]
THOROUGHFARES, YOUR MASTER INFRASTRUCTURE FRAMEWORK. BUT WHAT HAPPENS NEXT IN THE DEVELOPMENT IS ON THE BACK OF THE DEVELOPER FROM A COST STANDPOINT? WELL, WHEN YOU HAVE HIGH BASIS OF LAND AND HIGH COST OF INFRASTRUCTURE MAKES IT EXPENSIVE TO IMPLEMENT. SO FOR KEY PROJECTS WHERE THEY'RE CAPITALIZING ON THIS, THESE VISIONS AND THEY WANT TO IMPLEMENT THAT, WE THINK THAT YOUR DOOR SHOULD BE OPEN TO BE ABLE TO HAVE A CONVERSATION ABOUT HOW TO SHARE IN SOME OF THAT FUNDING, IF THAT'S APPROPRIATE. I KNOW THAT'S NOT NECESSARILY A USE ISSUE FOR THE PLANNING AND ZONING COMMISSION, BUT IT'S WORTH NOTING BECAUSE THE DOCUMENT TALKS ABOUT THAT FOR EACH ONE OF THE NEIGHBORHOODS. IN THIS PARTICULAR INSTANCE, THERE'S A THERE WAS A LOT OF MULTIFAMILY DOWN, PARTICULARLY ON THE WEST SIDE, SOME OF WHICH MAY NOT BE DEVELOPED. SO YOU HAVE THE OPPORTUNITY TO, YOU KNOW, NOT GO OVER THE CAP THAT YOU ALL HAVE IN PLACE RIGHT NOW, BUT WITH THE UNDERSTANDING THAT THERE MAY BE SOME NUMBER OF UNITS THAT ARE OPENED UP BY NATURE OF THAT NOT BEING DEVELOPED ON THE WEST SIDE OF THE TOLL ROAD THAT YOU COULD CONSIDER OVER ON THIS SIDE AND NOT GO OVER YOUR CAP, OR CONSIDER THOSE DEVELOPMENTS CAREFULLY. IF YOU WERE TO GO OVER THAT CAP TO MAKE SURE THAT THEY WERE ACCOMPLISHING SOME OF THE GOALS THAT HAVE BEEN PUT OUT HERE. SO THE PRAIRIE NEIGHBORHOOD UP THERE BETWEEN FIRST AND PRAIRIE, WEST OF SHAWNEE, OVER TO LEGACY, ESSENTIALLY OUTSIDE OF WHAT'S CURRENTLY DEVELOPED, AS MENTIONED BEFORE, YOU SEE, THERE'S THE MAP THAT IDENTIFIES THE KIND OF THE INTENT AND THE SUBDISTRICTS WITHIN THAT NEIGHBORHOOD. THERE'S THE PRAIRIE NEIGHBORHOOD IN YELLOW THAT'S MORE DENSE RESIDENTIAL, BUT MORE ON THE SINGLE FAMILY SIDE, ATTACHED SINGLE FAMILY TOWNHOMES, ETC. IN THIS CASE, WE WERE TRYING TO EMPHASIZE MIXED USE AND NONRESIDENTIAL TO THE EAST ALONG THE TOLL ROAD. AGAIN, THIS IS AN AREA REALLY ABOUT THE ONLY AREA WITHIN THIS ENTIRE PLAN WHERE THERE IS SOMETHING THAT'S BEING PROPOSED THAT'S CONTRARY TO THIS VISION, AND THERE'S NOTHING WRONG WITH THAT VERY GOOD GROUP THAT IS, THAT IS PROPOSING THAT. BUT WE'RE, YOU KNOW, IN THIS CASE, WE'RE TRYING TO KEEP IT CLEAR THAT YOU HAVE NONRESIDENTIAL AND MIX OF USE OVER AT LEGACY. AND FIRST, YOU HAVE THE SAME AT FIRST AND THE TOLLWAY. AND IN BETWEEN IS A QUIETER ZONE THAT SUPPORTS THOSE TWO AREAS SO THAT YOU DON'T HAVE TOO MUCH RETAIL BUILT. ESSENTIALLY, AS WE'RE MAKING AND PROGRESSING INTO THE MEDICAL DISTRICT, THERE IS THE OPPORTUNITY FOR SOME MIX OF USE. I COULD EASILY SEE. WELL, MAYBE THERE'S A FLIP OF THAT. YOU KNOW, MAYBE THE MIXED USE GOES UP TO THE NORTH. YOU KNOW, IF THAT'S PART OF THE DELIBERATIONS THAT THE TOWN HAS IN LOOKING AT THE DEVELOPMENT THAT'S AHEAD OF YOU. BUT THE BASIC CONCEPT OF NOT HAVING ALL OF THAT BE COMMERCIAL, IT'S WHAT'S BEING PRESENTED HERE. 
          ONCE AGAIN, THE PROGRAM FEATURES, THERE'S A NEIGHBORHOOD, THERE'S A MIXED USE VILLAGE, THE COMMERCIAL VILLAGE OUT ON LEGACY. WE'VE PARVIN BRANCH IS THAT'S PART OF THAT LINEAR NETWORK THAT MAKES ITS WAY ON THE OTHER SIDE OF THE TOLL ROAD OVER TO DOWNTOWN WEST. AS I MENTIONED PREVIOUSLY, THAT IS JUST A NICE NATURAL AMENITY THAT CAN BE RECLAIMED, IF YOU WILL, INTO SOMETHING THAT'S BEAUTIFUL. THE THE POND THAT WE CALL THAT'S IN THE COMMERCIAL VILLAGE IS SOMETHING TO BE EMBRACED AND BUILT AROUND. YOU SEE THAT IMAGE THERE IN THE MIDDLE ON THE RIGHT OF, OF ANOTHER RETAIL DEVELOPMENT THAT HAS DONE SOMETHING SIMILAR TO THAT. IT'S JUST THINKING ABOUT THINGS DIFFERENTLY THAN WE NEED TO EMPHASIZE PARKING LOTS ONLY AND BUILDINGS ARRANGED AROUND PARKING LOTS, THAT WE NEED TO THINK ABOUT IT AS A PLACE THAT PEOPLE ARE GOING TO BE WITH THEIR FAMILIES, TO SPEND TIME AND WANT TO COME BACK TIME AND TIME AGAIN. THE FIRST STREET NEIGHBORHOOD. THIS IS AS WE ENTER IN OFF THE TOLL TOLLWAY INTO FIRST STREET. I MENTIONED THOSE OPEN SPACES. YOU SEE SOME IMAGES OF THOSE, SOMETHING SIMILAR TO THAT ON THE BOTTOM RIGHT OR BOTTOM LEFT, AND THEN THAT TRANSITIONS INTO RETAIL VILLAGES AROUND THEM. YOU CAN SEE BASED ON THE GOING HOME SIDE VERSUS THE. WELL, THE GOING HOME SIDE IS WHERE THERE'S MORE EMPHASIS ON PURE RETAIL AND WHERE IT'S NOT ON THE GOING HOME SIDE, I.E. THE OTHER SIDE OF THE STREET. THERE'S STILL CAN BE RETAIL IN THERE, BUT IT ALLOWS MORE OF A MIX OF USE. YOU SEE THAT ON THE BOTTOM LEFT. SO THERE COULD BE SOME RESIDENTIAL IN THERE, OBVIOUSLY SOME SMALL OFFICE, SMALL LOFT OFFICE KIND OF STUFF LIKE YOU SEE IN SOUTHLAKE TOWN CENTER ON THE SECOND LEVEL, YOU KNOW, SMALL SPACE. WHAT WE DID AT THE SHOPS AT LEGACY IN THE FIRST PHASE, YOU KNOW, A LITTLE BIT OF OFFICE UP ABOVE THAT RETAIL THAT'S ON BISHOP STREET. THAT KIND OF EXPERIENCE. AND AGAIN, SIMILARLY ORGANIZED, THE GOAL FOR THESE WAS THAT IF YOU'RE HAVING A CONVERSATION WITH A LANDOWNER OR DEVELOPER, YOU CAN PULL THIS PARTICULAR SECTION OUT AND GO TALK, AND YOU'RE KIND OF HITTING ALL OF THE BUTTONS, IF YOU WILL. SO THEY DON'T YOU DON'T HAVE TO HAVE THE ENTIRE DOCUMENT WITH 
          [00:35:05]
YOU. WHEN I SAY YOU, I MEAN EVERYONE AT THE CITY. BUT THIS HAS THE FIRST STREET COMMONS, WHICH IS THAT LINEAR OPEN SPACE THAT I MENTIONED PREVIOUSLY THAT RUNS DOWN FIRST STREET BUILDINGS. FACE THAT, AND THE GUIDELINES ARE SPECIFIC ABOUT SETBACKS. THERE'S A MAXIMUM SETBACK AND A MINIMUM. SO THERE'S A BILL TWO ZONE THAT THEY'RE WORKING WITHIN. THERE'S PEDESTRIAN PATHS THAT SHOW UP IN THE PLAN, AS WELL AS THAT GREEN FRONTAGE SCREEN ALONG THE TOLL ROAD MOVING NORTH. YOU SEE HERE IN THE DOWNTOWN WEST. AND THAT'S THAT EXPANSION OF DOWNTOWN. THERE'S AN EMPHASIS ON ENTERTAINMENT AROUND THE SILOS AND DESTINATION RESTAURANTS AND OTHER, YOU KNOW, ENTERTAINMENT LIKE USES. WITH SOME SMALL EMPLOYMENT. THERE'S DIFFERENT IN WHAT'S SHOWN IN THIS GRAPHIC IS A DIFFERENT RANGE OF RESIDENTIAL, ALL DIFFERENT TYPES ON A STREET GRID ACCENTUATED BY THESE POCKET PARKS. AND AND THEN IT ON THE NORTHERN EDGE OF THE DEVELOPMENT IS ALONG THE PARVIN BRANCH, WHAT WE WERE CALLING THE THE THE WESTSIDE PARKWAY OR WEST VILLAGE PARKWAY. YOU SEE SOME IMAGES OF OF SIMILAR DEVELOPMENTS THAT ARE DONE ELSEWHERE IN THE COUNTRY OR HERE IN TEXAS, THERE ON THE RIGHT THAT, YOU KNOW, SHOW HOW THE SILOS CAN BE, YOU KNOW, KIND OF BROUGHT BACK TO LIFE WITH WITH OTHER USES THAT ARE THAT KIND OF BRING FORTH A HISTORY OF IT VISUALLY, BUT, YOU KNOW, MAKE THEM A DESTINATION FOR FAMILIES TO GO HANG OUT. I THINK ABOUT WHAT DOWNTOWN CARROLLTON DID WITH, I THINK IT'S THREE RIVERS BREWERY. IF YOU'VE BEEN TO THAT. IT'S A NEAT PLACE THAT PEOPLE LIKE GOING TO. GREAT SPOT FOR THINGS LIKE THAT. AND THEN THE PUBLIC REALM DESIGN FEATURES FIRST STREET BOULEVARD, PARVIN BRANCH, THE POCKET PARKS. THIS BASICALLY IS GIVING A DESCRIPTION AS TO WHAT THE GOAL IS FOR EACH ONE OF THOSE ITEMS, SO THAT WHEN SOMEONE'S PUTTING THEIR SITE PLAN TOGETHER, THEY CAN LOOK AT THIS. IT GIVES THEM A GUIDE. I TALK ABOUT THE CONCEPT OF THE OPEN SPACE ALLOCATION THAT BY AND LARGE, THIS IS TO SIMPLY TAKE THE REQUIRED OPEN SPACE THAT THAT THEY HAVE TO DO PRESENTLY, YOU KNOW, BY YOUR CODE, BUT THEN ALLOCATE IT IN A MORE FORMAL, PURPOSEFUL WAY. AND THEN WE'RE WE'RE CAREFUL TO SAY THAT THE FINAL LAYOUT, WE ARE SHOWING SOMETHING HERE. IT SHOULD GENERALLY CAPTURE THESE PLANS, BUT IT DOESN'T HAVE TO FOLLOW IT EXACTLY TO PROVIDE FOR SOME FLEXIBILITY. FAITH COMMUNITY I TALKED ABOUT EARLIER THAT'S ESSENTIALLY ALLOWING THEM TO BUILD THROUGH THEIR MASTER PLAN. BUT WHERE THEY DO HAVE THAT STRIP ZONING ON THE WEST SIDE, THAT THAT COMMERCIAL FRONTAGE ZONE, IT'S INCORPORATING THE GREEN SCREEN OF THE TREES WITHIN THAT DEVELOPMENT. SO IN THAT CASE, YOU CAN PARK WITHIN WITHIN THAT TREE AREA, BUT IT'S GOT TO BE DONE. THAT EMPHASIZES THE KIND OF THE ROWS OF TREES AND THE GREENERY, SO THAT THE BUILDINGS ARE A BIT SECONDARY UP UNTIL YOU GET TO THE CORNER ITSELF. MOVING OUR WAY NORTH IN THE PROSPER TRAIL NEIGHBORHOOD. SO THIS IS A CASE WHERE WE ARE WE ARE PARING BACK IN ENVISION SOME OF THE EXISTING BY RIGHT ZONING OF RETAIL. SO ON THE SOUTHWEST CORNER RIGHT NOW THAT'S PRETTY MUCH ALL RETAIL. AND WHAT'S IN THE MIDDLE THERE WHERE IT SAYS MIXED DENSITY NEIGHBORHOOD. THAT'S A TERTIARY POSITION. IT'S A SECONDARY POSITION FOR RETAIL TO BE IN IT. 
          IT ONLY HAS ONE WAY. ACCESS DOESN'T HAVE GREAT VISIBILITY. YOU HAVE TO CIRCULATE THROUGH OTHER STUFF TO GET TO IT. AND KNOWING THAT THE OWNERSHIP OF THAT LAND ALSO OWNS THE DEVELOPMENT OF THE WEST, THE STAR TRACE, THAT BECOMES AN OPPORTUNITY NOT TO TAKE AWAY THEIR COMMERCIAL ZONING, BUT TO ADD ADDITIONAL RESIDENTIAL SO THAT RIGHT NOW THEY COULD FEEL LIKE, WELL, MAYBE WE COULD MOVE FORWARD, BASICALLY EXTEND THE NEIGHBORHOOD TO THE EAST, HAVE THE GREEN BUFFER SETBACK, AND THEN YOU HAVE ACTIVITY GOING AND IT'S AND IT'S HELPING TO EMPHASIZE THE THE INTERSECTION THERE AT PROSPER TRAIL VERSUS TRY AND BE, YOU KNOW, BE FORCED TO DEVELOP SOMETHING THAT IS, YOU KNOW, NOT IN THE BEST POSITION TO, TO BE SUCCESSFUL. 
          SO YOU SEE THE IMAGES ON THE RIGHT OF THAT MIXED USE NEIGHBORHOOD OR MIXED DENSITY NEIGHBORHOOD, SORRY, WHICH IS WHICH IS THE YELLOW AREA IN THE PLAN. AND THE MIXED USE VILLAGE. 
          THIS IS LOWER SCALE. IT'S BASICALLY THE SAME DENSITY AS DOWNTOWN. SO IT'S THAT THAT'S LEVEL ONE OF THE MIXED USE DISTRICTS THAT I MENTIONED EARLIER. AND THEN THERE'S AN EMPHASIS ON GATHERING SPACE THERE, WHICH YOU CAN SEE IN THE PLAN. SEE SOME OTHER IMAGES OF THOSE, THE PUBLIC REALM DESIGN FEATURES THAT SHOW UP IN THAT PLAN GRAPHIC HERE, IT'S 
          [00:40:04]
DESCRIBED FOR THOSE FUTURE DESIGNERS TO KEEP IN MIND AS THEY'RE WORKING WITH THEIR DEVELOPER CLIENTS. AND THEN THE SAME CONCEPTS FOR HOW THE OPEN SPACE IS ALLOCATED, FLEXIBILITY IN THE LAYOUT AND FOR THE RIGHT TYPES OF PROJECTS THAT, YOU KNOW, REALLY PUSH THE NEEDLE, THAT THERE MAY BE AN OPPORTUNITY FOR INCENTIVES FOR THE RIGHT KIND OF PROJECT IN, SAY, THE INITIAL PHASE TO GET THIS AREA KICKED OFF. THEN FINALLY FRONTIER PARKWAY. SO, YOU KNOW, THIS IS OBVIOUSLY THIS IS AN AREA THAT RIGHT NOW IS BEING PROPOSED IS JUST STRAIGHT RETAIL, CONVENTIONAL RETAIL, LARGE PARKING LOTS. I THINK THE INTENT HERE IS IT ALLOWS FOR THAT KIND OF USE, BUT IT'S TRYING TO ENCOURAGE THE OWNER TO TO FIRST OF ALL, MAKE CONNECTIONS TO WHAT'S ADJACENT TO THEM, ALLOW FOR SOME PEDESTRIAN PATHS THROUGH THE PROPERTY, WORK WITH YOU ALL IN TEXDOT AND I GUESS NTT ON THE FUTURE RIGHT OF WAY AREA TO BE ANOTHER GREEN PORTAL UP THERE. SO THAT COULD BE AS SIMPLE AS POSITIONING IRRIGATION SO THAT IT CAN BE EXTENDED INTO WHATEVER COULD BE PLANTED OR, YOU KNOW, WHEN THAT OR DEFINING NOW WHAT THAT RIGHT OF WAY TAKE WILL BE SO THAT THERE CAN BE PLANNING WITH THE POWERS THAT BE ON THAT INFRASTRUCTURE, THAT THAT SHOULD BE A GREEN ZONE AS YOU MAKE YOUR WAY INTO TOWN AND NOT JUST SPAGHETTI, YOU KNOW, WITH THAT, WITH WHERE THEY PUT STORAGE OF CONCRETE REMNANTS AND THINGS LIKE THAT. THIS IS AN AREA WHERE YOU HAVE A DEVELOPMENT THAT FURTHER TO THE SOUTH, ON THE WEST SIDE, YOU HAVE A DEVELOPMENT CURRENTLY THAT WAS APPROVED AND THE APPROVAL HAD OFFICE AND COMMERCIAL USES UP AGAINST THE TOLLWAY, AND THEN IT HAD TOWNHOMES BACK BEHIND. OUR CONCERN ABOUT THAT IS THAT THAT'S A SECONDARY POSITION FOR OFFICE TO BE IN. AND FRANKLY, IT DOESN'T IT DOESN'T SET ITSELF UP WELL TO BE THE TYPE OF OFFICE ENVIRONMENT THAT I MENTIONED EARLIER, WHICH IS WHERE WE SEEM TO BE HEADED AS A CULTURE. SO THE THOUGHT WAS YOU DON'T REMOVE ANY OF THEIR ENTITLEMENT, BUT YOU ADD THEIR ABILITY TO DO SOME OF THAT ADDITIONAL, MORE DENSE SINGLE FAMILY. SO MAYBE EXPAND THEIR VOCABULARY AWAY FROM JUST TOWNHOMES AND MIGHT ALLOW THEM TO GET THINGS GOING MORE QUICKLY IF THERE'S LESS PRESSURE TO DO OFFICE UP FRONT. 
          SO THIS WAS ONE OF THE OTHER AREAS WHERE WE WERE PRETTY STRATEGIC ABOUT TRYING TO INCENTIVIZE A PARING BACK OF, YOU KNOW, NON RESIDENTIAL USE AND A LOCATION WHERE IT DOESN'T MAKE A LOT OF SENSE. SO YOU SEE SOME IMAGES OF WHAT THE INTENTION IS IN THERE. AND YOU KNOW WE THERE'S ANOTHER AREA BECAUSE IT IT GETS AWAY FROM FRONTIER. SO THAT GREEN FRONTAGE ZONE. THAT'S A CONCEPT THAT SHOWS UP IN HERE. WE SHOW SOME GREEN ROUNDABOUTS TO PROVIDE KIND OF AN INTERESTING FRAMEWORK THAT YOU DRIVE AROUND AND WALK AROUND SO THAT BOTH THE BUILDINGS, HOW THE BUILDINGS SET ON THE STREET AND HOW THE OPEN SPACES JUMP OUT AT YOU OR INTERESTING AND IT DOESN'T FEEL CONVENTIONAL. OKAY. SO THE OTHER THING I WANTED TO NOTE IS THAT WE WERE VERY CAREFUL TO BUILD ON YOUR EXISTING GUIDELINES. THE EXISTING STANDARDS THAT YOU HAVE THAT ARE ALREADY THAT WERE ADOPTED INTO YOUR COMPREHENSIVE PLAN. THIS USES THAT AS THE FRAMEWORK AND THEN ADDS LANGUAGE THAT IT'S CUSTOMIZED TO THE DIFFERENT NEIGHBORHOODS. AND THE GOALS FOR THOSE NEIGHBORHOODS PUTS THAT INTO THE GUIDELINES THAT YOU PRESENTLY HAVE. SO IT'S NOT REINVENTING THE WHEEL, IT'S ADDING TO WHAT YOU CURRENTLY HAVE SO THAT YOU ARRIVE AT THE THE END RESULT OF THOSE SEVEN DISTRICTS THAT I JUST WENT THROUGH WITH YOU. SO THAT'S TRUE FOR SETBACKS AND BUILDING HEIGHTS. IT'S TRUE FOR THE LAND USE CONSIDERATIONS, ALL THE THINGS AND THE GOOD IDEAS THAT YOU'VE HAD PREVIOUSLY ARE STILL BUILT INTO THIS. IT JUST TAKES IT ONE NEXT STEP. THE BILL TWO LINES CONCEPT, YOU KNOW, SHOWS UP IN HERE AS WELL. THE THE SCHEDULE PERMITTED ESTABLISHMENTS THAT THAT HASN'T BEEN CHANGED. I THINK IT'S JUST HOW THEY'RE APPLIED IN THE MIXED USE DISTRICTS. SO THE GROCERIES, GROCERY STORES AND GAS PUMPS, NONE OF THAT CHANGES THE DRIVE THROUGH SERVICE AT RESTAURANTS. THAT DOESN'T CHANGE. BUT I THINK WE HAVE ADDED IN THE LANGUAGE FOR THE MIXED USE ZONES AND WHAT THE PERFORMANCE STANDARD IS FOR THAT WE HAVE ADDED IN THE ALTERNATIVE RESIDENTIAL DEVELOPMENT TYPES AND THE DENSITIES THAT GO WITH THAT. SO THIS BECOMES A MENU THAT THEY CAN WORK WITH AS KIND OF A PALETTE OF RESIDENTIAL USES. DISCOURAGED BUSINESS ESTABLISHMENTS. WE HAVEN'T WE HAVEN'T CHANGED THAT. THAT CONTINUES TO BE THERE. THE YEAH, THAT CONTINUES TO BE THERE. THE 
          [00:45:08]
SITE DESIGN AND BUILDING PLACEMENT. THERE ARE MODIFICATIONS WHERE, FOR INSTANCE, ON THE FIRST STREET BOULEVARD, WHERE WE WANT TO MAKE SURE THAT BUILDINGS FRONT THAT WE HAVE THAT WRITTEN IN ELSEWHERE. IT'S SIMILAR TO WHAT YOU HAD PREVIOUSLY. SAME WITH PARKING DESIGN STANDARDS. I THINK YOU ALL SPENT A LOT OF TIME ON HOW THAT WOULD WORK. 
          THE WAY THAT I GET THE SENSE THAT YOU ALL OPERATE TYPICALLY, IS THAT YOU HAVE RELIED ON ON PLANNED DEVELOPMENT DISTRICTS. THERE'S BEEN A LOT OF BACK AND FORTH BETWEEN STAFF AND THE DEVELOPER AND PROPERTY OWNER. THAT'S ALL GOOD CONVERSATION. I THINK THIS STILL CONTINUES TO PROMOTE THAT KIND OF PARTNERING, BUT WITH AN END RESULT THAT'S MORE CLEARLY UNDERSTOOD, IF THAT MAKES SENSE. YEAH. BECAUSE, YOU KNOW, IF SOMEONE HAS STRAIGHT COMMERCIAL ZONING, THEY CAN COME IN, THEY CAN FOLLOW THESE STANDARDS, AND YOU CAN STILL HAVE SOMETHING THAT'S FAIRLY CONVENTIONAL. RIGHT? SO IT COMES DOWN TO THE FINAL SITE PLAN AND AND MANIPULATING THAT, WORKING WITH THEM, MASSAGING IT, MAYBE ADDING SOME OTHER USES IN THAT THIS NOW YOU KNOW PROPOSES THAT YOU KNOW COULD HAPPEN. MAKING SURE IT CONNECTS PROPERLY TO THE ADJACENT AREAS, HAVING THE OPEN SPACE AND PEDESTRIAN CONNECTORS, ALL OF THOSE THINGS HELP HELP CONVERT THE CONVENTIONAL RETAIL SURFACE PARK MODEL INTO SOMETHING THAT'S BETTER. IS IT A MIXED USE VILLAGE? IS IT WEST VILLAGE, DALLAS? NOT NECESSARILY. BUT IS IT MUCH BETTER THAN WHAT WAS WHAT WAS PROPOSED UP FRONT, I WOULD ARGUE, YEAH. SO THE LANDSCAPE STANDARDS THAT THAT STAYS THE SAME IN TERMS OF, YOU KNOW, THE SIZING OF TREES THAT YOU PUT IN AND THE MINIMUM FOUR INCH CALIPER, YOU KNOW, WE MUCH OF THAT WAS GOOD. AND THE WORK THAT YOU'VE DONE PREVIOUSLY, WE DID ADD A LITTLE BIT IN THE PEDESTRIAN CONNECTIVITY AMENITIES IN PARTICULAR ON THE ON THE PLANS YOU'LL SEE THE GREEN LINES. YOU REMEMBER THAT THAT SHOWS BASICALLY I WANT TO CONNECT FROM HERE TO HERE. HOW YOU DO IT IS UP TO YOU, BUT IT SHOULD BE A PART OF THE SITE PLANNING THOUGHT PROCESS. THE PARKS AND OPEN SPACE. YOU KNOW THAT TAKES THE YOU KNOW, THAT BRINGS IN THE TOWN'S BIKE AND TRAIL MASTER PLAN SALUTES THAT. AND OF COURSE, THE GRAPHIC SHOWS SPECIFIC PLACES NOW WHERE PARKS WOULD BE. THAT'S SOMETHING VERY NEW FROM WHAT YOU'VE HAD UP TO THIS POINT. SO IT'S PRETTY DELIBERATE IN THAT REGARD. THIS REFERS TO IT. 
          SIGNAGE IS IS CONSISTENT WITH WHERE YOU'VE BEEN. SIGNAGE IS HUGELY IMPORTANT, BUT I FIND THAT'S INCREDIBLY DIFFICULT TO REGULATE BECAUSE A LOT OF TIMES THE COOLEST STUFF THAT WE SEE IS SOMETHING YOU WOULD HAVE NEVER IMAGINED UP FRONT. SO I DO THINK THAT'S A GOOD OPPORTUNITY FOR THAT INTERACTION BETWEEN STAFF AND THE APPLICANT. SAME THING IS TRUE WITH PUBLIC ART. SO I DIDN'T GO THROUGH EVERY PAGE, BUT I DID TALK ABOUT THE DIFFERENT SECTIONS THAT ARE IN HERE. I WANTED TO GIVE YOU A GOOD SENSE OF THE CONTEXT OF THE THOUGHTS THAT THAT WENT INTO THIS. AND, YOU KNOW, I KNOW THAT YOU HAVE SOME COMMENTS, WHICH IS GREAT. AND YOU KNOW, WITH THAT, I'LL OPEN IT UP TO ANY QUESTIONS YOU MIGHT HAVE. WELL, FIRST, THANK YOU AND THANK THE TOWN STAFF FOR EVERYTHING YOU'VE BEEN DOING. IT'S FEELS LIKE IT'S BEEN FOREVER THAT WE'VE BEEN TALKING ABOUT ABOUT THIS. SO APPRECIATE ALL OF THAT. DOES ANYONE HAVE ANY QUESTIONS THEY WOULD LIKE TO ASK ANY COMMISSIONERS. I DO OKAY. SO I HAVE A NUMBER OF QUESTIONS. JUST JUST IN CLARIFICATIONS ON SOME THINGS. FIRST OF ALL, LET ME JUST SAY I JUST THINK THIS IS A GREAT PRODUCT. I APPRECIATE THE WORK YOU'VE PUT INTO THIS. I MEAN, IF WE NEED AS A TOWN A PLAN. AND SO IT'S GREAT TO HAVE THIS. AND AND SO I KNOW THERE'S BEEN A LOT OF WORK GOING INTO IT. FIRST OF ALL, LET ME JUST START WITH SOME TERMINOLOGY THAT'S INCLUDED IN HERE THAT I DON'T FULLY UNDERSTAND. SO I WAS HOPING YOU MIGHT COULD HELP ME UNDERSTAND THOSE. FOR INSTANCE, IN ONE SPOT. I GUESS THIS IS IN THE PLAN EXECUTIVE SUMMARY. THERE'S A THERE'S A DISCUSSION ABOUT THE PHRASE IS A DOUBLE LOADED FRONTAGE ZONE. CAN YOU TELL ME WHAT THAT IS? THAT REFERS TO PARKING. SO THERE'S A DOUBLE BAY OF PARKING. AND THEN YOU HAVE FRONTAGE OF BUILDINGS THAT ARE FACING THE HIGHWAY IN THAT CASE. SO A GOOD EXAMPLE OF THAT WOULD BE IF YOU GO TO LEGACY DRIVE JUST EAST OF THE TOLL ROAD, AS YOU COME INTO THE SKULL SHOPS OF LEGACY, IF YOU LOOK CLOSELY, PARTICULARLY ON THE SOUTH SIDE, THERE'S A DOUBLE BAY OF PARKING WITH 
          [00:50:03]
LANDSCAPING THAT RUNS PARALLEL TO LEGACY DRIVE, AND THEN THE BUILDINGS RUN PARALLEL TO THAT. 
          SO IT FEELS LIKE AN URBAN BOULEVARD. I BELIEVE THAT'S WHAT YOU'RE REFERRING TO. SO THE ROAD GOES THROUGH THE PARKING? NO, THE ROAD IS IN THE MIDDLE, AND THEN THERE'S A PARKING LANE THAT PARALLELS IT. OKAY. ALL RIGHT. OKAY. THERE'S ANOTHER TERM THAT'S MENTIONED. 
          LET'S SEE. SORRY. AND THAT IS TO AVOID THE LOOK OF A TYPICAL PARKING LOT OKAY. RIGHT. ALL RIGHT. GOOD. IN THE SPECIAL SUBDISTRICTS YOU MAKE A REFERENCE. THIS IS IN SUBDISTRICT ONE. URBAN COMMUNITIES. ANOTHER AGAIN, ANOTHER PHRASE I JUST DIDN'T UNDERSTAND. SUCH HOUSING PROVIDES EYES ON THE STREET. YEAH, TELL ME WHAT THAT MEANS. 
          YEAH. SO THAT'S A PLANNING TERM. BUT WHEN YOU HAVE WHAT THAT WHAT THAT IS SAYING IS THAT THE DEVELOPMENT, PARTICULARLY ON THE HOUSING, IS THAT THE UNITS ARE FACING THE STREET. THEY'RE ALSO FACING AN INTERNAL COURTYARD OR AN AMENITY ON THE INSIDE, BUT THE BUILDINGS AREN'T ASKEW TO THE STREET WITH AN END CAP SO THAT YOUR PRIMARY ADDRESS, YOUR PRIMARY BUILDING, THOSE UNITS ARE FACING THE STREET. THERE'S EYES ON THE STREET. WHAT THAT DOES IS IT HELPS CREATE A MORE SELF-POLICING ENVIRONMENT. YOU DON'T HAVE STRANGE INS AND OUTS, YOU KNOW, AT NIGHT TIME WHERE SOMEBODY CAN DO SOMETHING THEY SHOULDN'T BE DOING BECAUSE NOBODY IS LOOKING AT THEM. IT'S TO MAKE SURE THAT IT'S VERY PUBLIC. WE CAN CLARIFY THAT AND GET RID OF THE PLANNING, THE PLANNING TERM IF NEED BE OR DEFINE THAT. BUT YEAH, THAT'S THAT'S A PLANNING TERM. ALL RIGHT. WELL I'M, I'M CONFIDENT ALL THESE ARE PLANNING TERMS THAT I JUST DON'T KNOW WHAT THEY ARE. THAT'S A FAIR COMMENT. THE THERE'S A ANOTHER TERM I FIND IT. THIS IS IN THAT SAME AREA ABOUT THE GREEN WINDOW. IT TALKS ABOUT A DEVELOPMENT ARMATURE. YEAH. AROUND THE BUILDINGS. WHAT'S. YEAH. SO THE DEVELOPMENT ARMATURE IS BASICALLY THE SPACE THAT DEFINES HOW THE BUILDINGS SET ON IT. SO THEY'RE SET PARALLEL TO THAT SPACE. SO THE ARMATURE IS BASICALLY THE FRAMEWORK OF THAT GREEN WINDOW. AND THE BUILDINGS BUILD ON THAT SPACE. SO IF WE CAN CERTAINLY USE A DIFFERENT TERM FOR THAT. BUT THAT'S THAT'S WHAT THAT MEANS OKAY. AND THEN WE'VE, YOU'VE REFERENCED THIS BEFORE AND WE'VE TALKED ABOUT THIS BEFORE. THE TERM PLACEMAKING I KNOW IS A I MEAN, AGAIN, I THINK THAT THAT'S A TERM THAT SEEMS LIKE HAS DIFFERENT DEFINITIONS TO DIFFERENT PEOPLE. WHAT DO YOU MEAN BY PLACEMAKING IN HERE? SURE. THE EMPHASIS AT THE END OF THE DAY IS ON THE QUALITY OF THE EXPERIENCE THAT THE END USER HAS. SO IT BRINGS TOGETHER BUILDINGS AND LANDSCAPE AND THE USE WITHIN THE BUILDINGS TO ORCHESTRATE AN EXPERIENCE. SO WHAT PLACEMAKING ISN'T IS A PURELY FUNCTIONALLY DRIVEN LAYOUT. WHERE THERE'S A PARKING LOT HERE, THERE'S A BUILDING THERE, THE PARKING LOT SERVES THE BUILDING AND DOESN'T DO ANYTHING ELSE OTHER THAN PROVIDE PARKING SPACES AND BASIC REQUIREMENTS FOR FOR LANDSCAPING. SO. SO NOW SUDDENLY YOU HAVE GRAPHICS, YOU HAVE LIGHTING, YOU HAVE BUILDINGS THAT ARE FLOATING WITHIN THE PARKING FIELD SO THAT YOU DON'T HAVE TO TRAVERSE A LONG WAY TO GET FROM WHERE I'M WHERE I AM TO WHERE I'M TRYING TO GO. YOU'RE VISUALLY STIMULATED ALONG THE WAY. IT FEELS LIKE A REAL PLACE, NOT A COMMODITIZED DEVELOPMENT, IF THAT MAKES SENSE. SO THAT'S ONE OF THOSE THINGS WHERE THAT IS SUBJECTIVE. IT IS SUBJECTIVE. YOU KNOW IT WHEN YOU'RE IN IT AND YOU SEE IT, BUT YOU ALSO KNOW WHEN SOMETHING DOESN'T HAVE A STRONG QUALITY AND SENSE OF PLACE, IT DOESN'T MOVE YOU. IT'S NOT EXCITING, IT'S PURELY FUNCTIONAL, AND THAT'S IT. OKAY. 
          SO IN TERMS OF PLACEMAKING, IT'S IT'S IT'S TO MAKE A PLACE THAT THAT IS ATTRACTIVE FOR PEDESTRIANS PERHAPS. AND FOR USERS I GUESS. YEAH. IT'S, IT'S IT'S ATTRACTIVE. HERE'S THE THING. IT'S NOT JUST ABOUT THE PEDESTRIAN ACTIVITY. CARS ARE IMPORTANT. THAT'S HOW WE THAT'S OUR PART OF OUR MODALITY. IT'S HOW WE GET INTO PLACES. BUT IT DOESN'T EMPHASIZE THE CAR OVER THE HUMAN. IT DOESN'T EMPHASIZE THE CAR OVER THE PLACEMENT OF THE BUILDING. THE CAR IS IS A IS IN SERVICE TO THOSE THINGS. SO IF THAT MEANS THAT THE PARKING LOTS ARE BROKEN UP INTO MULTIPLE PARKING LOTS INSTEAD OF ONE GIANT ONE, AND THERE'S PROGRAMING IN BETWEEN TO MAKE FOR A BETTER EXPERIENCE OF THE PLACE. THAT'S PLACEMAKING. OKAY, DOES THAT MAKE SENSE? THAT'S MORE THAN JUST LANDSCAPE. IT'S MORE THAN JUST TREES IN THE MIDDLE OF A PARK. SITE PLANNING. 
          IT'S SITE PLANNING AND PROGRAMING. OKAY. YEAH, YEAH. IT INVOLVES EVERYTHING IN WITHIN PHYSICAL DESIGN. SO IT'S IT'S LIGHTING, IT'S GRAPHICS, IT'S BUILDING, IT'S ARCHITECTURE, IT'S LANDSCAPE, IT'S CIVIL ENGINEERING. AND THE DETAILS OF HOW THE CIVIL 
          [00:55:03]
ENGINEERING ARE DONE. YOU KNOW, SOMETIMES YOU'LL SEE THINGS WHERE THERE'S A BIG GAPING HOLE FOR AN OPENING FOR STORMWATER AND YOU SAY, WELL, BOY, THAT'S UGLY. COULDN'T THAT HAVE BEEN SHIFTED AROUND THE CORNER AND THE DRAINAGE DONE EFFECTIVELY? SO IT'S NOT THE FIRST THING I SEE AS I'M WALKING INTO THE STORE. THE ANSWER IS YES. IT'S JUST BEING ATTENTIVE TO THE THE END USER'S EXPERIENCE OF THE PLACE. OKAY. AND IT'S NOT PURELY FUNCTIONALLY DRIVEN. THE ONLY WAY THAT THAT CAN BE ARRIVED AT IS THROUGH INTERACTION WITH STAFF. 
          HONESTLY. OKAY, GREAT. THAT'S HELPFUL TO ME. I APPRECIATE THAT. DOES THIS WOULD YOU SAY, IS THIS A FAIR STATEMENT? DO YOU YOU KNOW, OBVIOUSLY WE'RE NOT MULTIFAMILY IS IS NOT A WE HAVE A LIMIT ON HOW MANY MULTIFAMILY UNITS WE WANT TO HAVE IN THE IN THE TOWN. IT'S VERY DIFFICULT FOR A MIXED USE TO NOT HAVE MULTIFAMILY OR SOME KIND OF HIGHER DENSITY USE IN ANY WAY. WOULD YOU SAY THAT UNDER THIS PLAN THAT YOU WOULD ANTICIPATE THIS ACTUALLY REDUCES MULTIFAMILY USAGE ALONG THE TOLLWAY THAN WHAT WE CURRENTLY MIGHT ANTICIPATE? OR IS THAT A FAIR STATEMENT? NO, IT'S NOT A THIS. THE PLAN DOESN'T QUANTIFY THINGS IN THAT REGARD. WHAT IT DOES DO IS IT OPENS UP AREAS WHERE YOU ALL AS A BODY AND THE COUNCIL COULD CONSIDER TYPES OF MULTIFAMILY AND OTHER RESIDENTIAL USES TO COME TOGETHER IN CERTAIN ARRANGEMENTS THAT MEET THE INTENT AND THE VISION THAT'S THAT'S SHOWN HERE, THE QUALITY, ATTENDANCE, SO FORTH AND SO ON. BUT ULTIMATELY THERE IS A CAP THAT'S BY LAW AND AND NOTHING IS ALLOWING THAT TO GO OVER OTHER THAN A POLICY CHANGE. SO I THINK THE I'M A BIG BELIEVER IN WE CAN ALL GO TO A, WE CAN GO TO MULTIFAMILY, WE CAN GO TO ONE DEVELOPMENT AND WE CAN ALL THINK IT'S TERRIBLE, RIGHT? DELIVERED POORLY, NO SENSE OF PLACE. IT'S NOT SELF-POLICING AT ALL. THE BUILDING MATERIALS AREN'T GOOD. THE ARCHITECTURE WASN'T THOUGHT THROUGH. WELL, GO ON DOWN THE LIST AND USUALLY THOSE PLACES CYCLE DOWN. THAT'S BEEN MY EXPERIENCE. AND THEY BECOME THE THING THAT WE DON'T WANT IN THE COMMUNITY. IT'S A IT'S A IT BECOMES A SCOURGE ON THE TAX BASE. OKAY. THAT'S JUST BAD SITE PLANNING. IT'S BAD DESIGN. THERE WAS NO INTERACTION WITH STAFF ALONG THE WAY. AT THE SAME TIME, WE CAN GO SOMEWHERE ELSE ON THE OPPOSITE END OF THE SPECTRUM. THAT IS BEAUTIFUL. IT'S WONDERFUL. YOU DON'T EVEN KNOW IF IT'S MULTIFAMILY OR NOT. WE USED TO. I REMEMBER I WORKED ON A PROJECT CALLED ADDISON CIRCLE. 
          IT'S THE TOWN CENTER OF ADDISON, AND WE USED TO GO IN THERE WITH COUNCIL MEMBERS AND PLANNING COMMISSION MEMBERS AND WHO REALLY WERE VEHEMENTLY OPPOSED TO MULTIFAMILY. AND THEY SAID, WELL, THIS ISN'T MULTIFAMILY, AND SAID, WELL, ACTUALLY IT IS. OKAY, WELL, TELL ME WHY YOU THINK IT'S MULTIFAMILY. AND I'D SAY, WELL, BECAUSE, YOU KNOW, PEOPLE LIVE IN THERE AND IT'S BY LEASE. AND SO THEN I WOULD SEE THAT THERE WOULD BE A DISCUSSION ABOUT DENSITY, AND THEY WOULD GET INTO THE KIND OF STUFF THAT YOU ALL DEAL WITH EVERY DAY. AND THERE'S THIS, THIS LANGUAGE, THIS VERNACULAR ABOUT MULTIFAMILY THAT'S WELL, YOU KNOW, MULTIFAMILY IS BETTER IF IT'S GARAGE PARKED, MULTIFAMILY IS BETTER IF IT'S A MINIMUM DENSITY OF, YOU KNOW, X, GO ON DOWN THE LIST. THE REALITY IS, YOU KNOW, THAT'S LIKE SAYING ALL ATTORNEYS ARE GREAT. THERE'S SOME GOOD ONES AND THERE'S SOME NOT GOOD ONES. IT COMES DOWN TO THE SITE PLANNING. YOU KNOW, I'M NOT PICKING ON ATTORNEYS, BUT YOU GET MY THE CONCEPT ALL ICE CREAM IS ATTORNEYS. YEAH. SO SO I CAN I HAVE BEEN TO PLACES THAT ARE AT THE SAME DENSITY OF ADDISON CIRCLE THAT ARE TERRIBLE. YEAH, THEY'RE FUTURE SLUMS AND THE WAY IT WAS LAID OUT. SO THAT'S WHY I THINK THIS IS A GOOD FIRST STEP, BECAUSE IT AT LEAST PROVIDES A MACRO PLAN, A FRAMEWORK THAT I FEEL CONFIDENT IN. AND WE'VE HAD A LOT OF CONVERSATIONS WITH YOU ALL AND OTHERS THAT AT LEAST IT STARTS TO SET UP A SCALE. THAT'S GOOD, BUT THERE'S A WHOLE NOTHER STEP OF YOUR YOUR DEVELOPMENT PARTNERSHIPS, YOUR PARTNERS ON THE PRIVATE SIDE COMING IN WITH THEIR TEAMS, WORKING WITH YOUR STAFF TO ENSURE THAT WE DON'T HAVE THINGS POORLY DONE, POORLY DESIGNED. AND YOU KNOW, WE'RE NOT KING. WE CAN'T DESIGN EVERYTHING. BUT, YOU KNOW, IN THE END, QUALITY DESIGN EQUATES TO AND WINDS UP WITH HIGHER VALUE, HIGHER RETENTION PLACES WHERE OUR OUR ELDERLY PARENTS WANT TO LIVE, PLACES WHERE OUR POLICE AND FIRE WANT TO LIVE. THEY CAN'T AFFORD THE TOWN AS IT IS RIGHT NOW. WE DID A WHOLE ANALYSIS ON THAT, AS YOU REMEMBER IN THE LAST CONVERSATION. SO I'M JUST CAREFUL TO SAY THAT. IT IF WE CAN EXPAND OUR NOTION OF WHAT RESIDENTIAL IS BEYOND THE WORD MULTIFAMILY, BEYOND THE WORD TOWNHOME, AND THINK ABOUT IT AS WHERE DO YOU NEED TO LIVE IN YOUR FULL LIFE CYCLE AND YOUR FULL INCOME CYCLE? YOU KNOW, IF I'M RIGHT OUT OF I'M 
          [01:00:04]
I'M A YOUNG CIVIL ENGINEER AND I'M MAKING X, I CAN'T. WELL, IF THERE'S NO PLACE FOR ME TO LIVE AND PROSPER, THEN I'M GOING TO LIVE IN FRISCO OR SOMEWHERE ELSE. IT'S IT'S BEING HAVING THE EMPHASIS ON THE QUALITY OF THE SITE PLANNING AND THE DESIGN MORE THAN WHAT THE USE IS, MORE THAN THE NAME. THAT'S A RADICAL THING TO SAY, BECAUSE THERE'S A LOT OF PEOPLE THAT DON'T WANT ANY MULTIFAMILY. I TOTALLY GET THAT. BUT WITHOUT MULTIFAMILY AND WITHOUT DENSITY, IT'S DIFFICULT TO HAVE RESTAURANTS WORK. AND YOU WERE YOU WERE YOU WERE YOU WERE MAKING AN ALMOST CERTAIN THAT PEOPLE ARE ONLY GOING TO DRIVE THERE, AND THAT CREATES CONGESTION, AND THAT CREATES A WHOLE NOTHER SERIES OF ISSUES FOR THE TOWN'S IDENTITY. SO THE LAST THING WE WANT IS MULTIFAMILY ACROSS THE WHOLE CORRIDOR, BUT IN TARGETED STRATEGIC SPOTS THAT ARE SUPPORTING RESTAURANTS AND SUPPORTING OFFICE AND SUPPORTING OPEN SPACES AND ARE DONE WELL THAT AREN'T COMMODITIZED LIKE SOME OF THE OTHER PROJECTS, UNFORTUNATELY, THAT YOU HAVE IN TOWN. THAT'S A HOME RUN IN TERMS OF VALUE AND IDENTITY AND ACTIVATION. SO, YOU KNOW, THIS IS ONE STEP IN THAT DIRECTION, NOT TO GET MULTIFAMILY, BUT TO START THINKING ABOUT LAND USE DIFFERENTLY. START THINKING ABOUT PLACEMAKING AT THE MACRO SCALE DIFFERENTLY. AND WHAT ARE YOUR WHAT'S YOUR VOCABULARY, WHAT'S YOUR PALETTE THAT YOU HAVE TO WORK WITH? THAT'S ONE USE OF MANY. SO, YOU KNOW, WE CAN SAY WE DON'T LIKE THAT USE OKAY. WE COULD TAKE THAT OFF WORK WITHIN THE CAP. THAT'S COMPLETELY WITHIN YOUR PURVIEW. WHAT ELSE DO YOU HAVE TO WORK WITH. AND I WOULD SAY ON THE RESIDENTIAL SIDE, IT'S GOING TO BE LOWER DENSITY. AND THAT'S WHY WE PROPOSED A LOT OF NEW FOR SALE AT HIGHER DENSITY PATTERNS TO COME IN, BECAUSE IT'S KIND OF SIMILAR TO MULTIFAMILY, BUT IT ISN'T AS TRANSIENT. RIGHT? YEAH, THAT'S A LONG WINDED ANSWER, BUT IT'S WORTH STATING. SO IF AGAIN, A FAIR STATEMENT, I MEAN, THE PLAN HERE AND WHAT YOU'RE ENVISIONING THROUGH THIS PLAN AND BEING A PROSPER BEING SURROUNDED BY, YOU KNOW, FRISCO ON ONE END, WITH ALL THE DEVELOPMENT THAT'S GOING ON THERE AND SALINAS GROWING AND ALL THAT KIND OF STUFF, I GUESS IT PROSPER. HAS THE HAS THE POSSIBILITY OF JUST BECOMING MAINLY A PASS THROUGH TOWN, WHICH IS NOT WHAT WE WANT. SO YOU YOU ENVISION THAT THIS KIND OF PLAN ALONG THE TOLLWAY IS ONE THAT WOULD CAUSE PEOPLE TO WANT TO LIVE AND WORK HERE. AND THAT'S THAT'S THE PURPOSE OF THAT IS THE PURPOSE OF THE PLAN. WHAT ONE OTHER ONE OTHER QUESTION I HAVE FOR YOU, AND THIS IS MUCH MORE SPECIFIC. IT'S REGARDING THE PRAIRIE NEIGHBORHOOD. SO DISTRICT TWO. SO YOU SHOW US YOUR YOUR PLAN ENVISIONS THE PRAIRIE NEIGHBORHOOD, WHICH IS THE THE SEGMENT ALONG FIRST STREET. AND THEN SOUTH OF THAT IS THE MIXED USE VILLAGE. YES. WHICH BORDERS ALONG PRAIRIE DRIVE. YES. SO MY QUESTION IS, AND UNDER THIS DESCRIPTION, YOU TALK ABOUT THE PRAIRIE NEIGHBORHOOD, WHICH BORDERS FIRST STREET SHOULD CONTAIN HIGHER DENSITY SINGLE FAMILY USES. THE MIXED USE VILLAGE IS A LOWER DENSITY, MIXED USE. RIGHT. AND IN MY OBSERVATION THAT THAT SEEMS BACKWARDS THE WAY FROM FIRST STREET BEING SUCH A MAJOR ROADWAY AND AND PRAIRIE IS GOING TO BE A LARGE ROAD, BUT IT SEEMS TO BE MORE SET IN. WOULDN'T IT MAKE EXPLAIN WHY YOU WOULD HAVE THE HIGHER DENSITY PORTION UP NEXT TO FIRST STREET? YEAH. NO, THAT'S THAT'S A GOOD QUESTION. SO TWO THING IS JUST THAT THAT'S A IT'S FIRST OF ALL IT'S JUST THE WORD DENSITY. SO WHEN YOU SAY A HIGHER DENSITY SINGLE FAMILY FOR INSTANCE YOU MIGHT BE TALKING 8 TO 15 UNITS A YEAR OR SOMETHING LIKE THAT. WHEN YOU TALK ABOUT A LOW DENSITY MIXED USE, IF THERE WAS RESIDENTIAL, WHICH IS WHERE DENSITY APPLIES, IS A WORD, AND IT'S ABOVE SOME SMALL OFFICE OR SOMETHING LIKE THAT, THAT MIGHT BE 3040 UNITS TO THE ACRE. SO SO THE F.A.R WOULD BE GREATER IN THE MIXED USE ZONE. NOW WHY THE THE THE ANSWER TO THAT IS ITS POSITION IN THE OVERALL. SO YOU SEE HERE ON THE MAP WHERE THE WHERE IT SAYS GODWIN PARKWAY. THAT IS THE MIXED USE AREA THAT WE'RE TALKING ABOUT THAT IS IN SUPPORT OF THE THE REGIONAL DISTRICT AND NEIGHBORHOOD NUMBER ONE. SO IT IS IT'S ACTING AS A TRANSITION DOWN IN SCALE TO GO INTO THE RESIDENTIAL AREA TO THE NORTH. I MENTIONED EARLIER, I KNOW THAT YOU ALL HAVE HAD A PROPOSAL THAT WOULD NOT HAVE THAT UP ON FIRST STREET. THE THE REASON WHY WE'VE SHOWN IT THIS WAY IS TO EMPHASIZE WHAT'S IN NUMBER THREE AND WHAT'S AT THE INTERSECTION OF LEGACY AND FIRST. AND IN BETWEEN THAT IS TO PURPOSELY RATCHET IT BACK SO THAT YOU DON'T HAVE A MILE OR MORE OF COMMERCIAL DEVELOPMENT. IT'S BEEN OUR EXPERIENCE THAT THAT DOES FINE UP FRONT, BUT 
          [01:05:03]
OVER TIME IT STRUGGLES BECAUSE ULTIMATELY LOCATION MATTERS. AND IF YOU'RE NOT ON THE TOLL ROAD, YOU'RE KIND OF AROUND THE CORNER FROM SUCCESS DOESN'T MEAN THAT THERE CAN'T BE A SUCCESSFUL DEVELOPMENT. THERE'S ALWAYS EXCEPTIONS TO EVERY RULE, BUT THIS IS TRYING TO BE PERFECT, AND WE DON'T LIVE IN A PERFECT WORLD. BUT, YOU KNOW, THAT'S THAT'S WHY IT'S SHOWN THAT WAY. OKAY. ALL RIGHT. THANK YOU, MISTER CHAIR. YEAH, THAT'S A GOOD QUESTION THOUGH. 
          THANK YOU. ANY OTHER QUESTIONS? I GUESS I'M GOING TO CONTINUE ON THE HOUSING AND DENSITY. 
          THERE'S LIKE TEN ADDITIONAL HOUSING TYPES PROPOSED VERSUS WHAT WE HAVE CURRENTLY ON IN PROSPER TODAY. OKAY. I GUESS MY CONCERN IS THE DENSITY ON THOSE IS GREATER THAN OUR MULTIFAMILY DENSITY THAT WE HAVE TODAY ON OUR BOOKS. SO IT'S IT'S SIGNIFICANTLY DENSER THAN WHAT WE HAVE. AND. I THERE'S SO MANY DIFFERENT TYPES OF PRODUCTS, AND I CAN'T PUT MY ARMS AROUND WHERE I WOULD FIND THESE TYPE OF DEVELOPMENTS IN NORTH DALLAS. AND I THINK IT'S MORE ACROSS THE COUNTRY THAT THIS TYPE OF HOUSING IS DONE. HOW DO WE THEN GET IT RIGHT WHERE SOMEBODY COMES AND DEVELOPS IT CORRECTLY? BECAUSE I THINK WHEN YOU LOOK AT MIXED USE DEVELOPMENT, JUST TAKING LIKE A MIXED USE DEVELOPMENT TODAY VERSUS WHAT MIXED USE WAS 25 YEARS AGO, WE LEARNED AN AWFUL LOT IN THAT 25 YEARS. AND IT'S LIKE WHAT NOT TO DO. AND NOW WE HAVE A BETTER BLUEPRINT ON WHAT TO DO. I DON'T NECESSARILY SEE WHERE WE HAVE A GREAT BLUEPRINT TO BUILD THIS TODAY, AND I'M FEARFUL OF THESE VERY DENSE DEVELOPMENTS COMING AND US NOT GETTING IT RIGHT. HUM. WELL, THE GOOD NEWS IS THESE YOU REMEMBER THE SLIDE WHERE I SAID THAT THERE WERE THE ONES IN WHITE AND BLUE? THE ONES IN BLUE ARE BEING DONE, THE ONES IN WHITE YOU DON'T SEE MUCH OF IT MEANS THEY'RE NOT BEING DONE. THEY ARE BEING DONE. THEY'RE JUST NOT BEING DONE AT AT SCALE OF PRODUCTION. EVERYTHING ON HERE, FOR INSTANCE, IS IN UNIVERSITY PARK. 
          ALL OF THESE RIGHT NOW THERE ARE BUILDERS THAT ARE BUILDING THIS, THESE TYPES OF THINGS AND HAVE FOR 80 YEARS. YOU KNOW, UNIVERSITY PARK HAS THE HIGHEST ASSESSED VALUES IN THE STATE. 
          IT'S THE MOST DENSE CITY IN THE STATE. INTERESTING. SO I'M A I'M A BELIEVER IN NOT FOCUSING SO MUCH ON DENSITY AS ON THE PRODUCT THAT'S BEING DELIVERED IN THE NEIGHBORHOOD ENVIRONMENT THAT IS BEING DELIVERED IN. NOW, WITH THAT SAID, YOU MAKE A GOOD POINT THAT, FOR INSTANCE, IF YOU HAVE MULTIFAMILY AND YOU KNOW YOU'RE YOU'RE GOING TO LIMIT IT TO 20 UNITS TO THE ACRE OR SOMETHING LIKE THAT. AND THEN MEANWHILE, THERE'S A QUADPLEX THAT TECHNICALLY IS, SAY, 22 UNITS TO THE ACRE. IF YOU WERE TO MEASURE IT THAT WAY, YOU MAKE A GOOD POINT. BUT THAT'S A FUNCTION OF IT'S A SMALL BUILDING ON A SMALL LOT. SO THE DENSITY IS GOING TO BE HIGHER BECAUSE IT HAS FOUR UNITS. THAT'S DIFFERENT THAN SAYING WE HAVE 20 UNITS SPREAD OUT OVER 20 ACRES, YOU KNOW, 400 LESS ACREAGE BEING DEVELOPED IN THIS FORMAT VERSUS. 
          THAT'S RIGHT. MULTIFAMILY DENSITY IS A LITTLE BIT OF IT CAUSES CONFUSION, I GUESS YOU'D SAY SO IN THAT REGARD. I DON'T WANT TO PUT WORDS IN YOUR MOUTH THEN, BUT YOU CAN TELL ME WHETHER YOU AGREE OR DISAGREE WITH THIS STATEMENT. I'LL PLAY. I'LL PLAY GLEN'S GAME. SO WITH THIS HIGHER DENSITY HOUSING, DO YOU SEE THIS SHIFTING OUR POPULATION IN THE TOWN OF PROSPER FROM HOW IT WOULD BE PERCEIVED ON OUR COMPREHENSIVE PLAN TODAY? SHIFTING IT IN TERMS OF NUMBER OF HOUSEHOLDS, IN TERMS OF HOUSEHOLD MAKEUP INFORMATION? YEAH. LIKE I THINK SOMEWHERE IN THE COMPREHENSIVE PLAN, PROBABLY WE'RE SAYING I THINK BUILD OUT IS WITH 75,000 SOMEWHERE AROUND THERE, I THINK I DON'T. IS THIS GOING TO PUT US AT 120. IT'S GOING TO BE IN THE NOISE. I MEAN, IT'S THE, THE, THE AMOUNT OF AREA. FIRST OF ALL, THE LAND THAT YOU HAVE IS LARGE. YOU HAVE A LOT OF COMMERCIAL ZONING. THE AREAS WHERE WE'VE SHOWN WHERE THESE THINGS COULD OCCUR ULTIMATELY WOULD HAVE TO GO THROUGH SITE PLAN APPROVAL. NO ONE IS GOING TO SAY, WE'RE GOING TO HAVE A 40 ACRE TRACT, AND IT'S ALL GOING TO BE TOWNHOMES LIKE THAT. 
          THAT WOULDN'T HAPPEN. HASN'T HAPPENED AT THIS POINT. I DON'T EXPECT IT WOULD HAPPEN GOING FORWARD. SO YES, YOU YOU WOULD HAVE I DON'T KNOW. I'M NOT AN EXPERT ON YOUR COMPREHENSIVE PLAN. I HAVEN'T DONE THAT CALCULUS. BUT MY ASSUMPTION IS YOU MIGHT HAVE A LITTLE MORE, BUT IT'S GOING TO BE IN THE NOISE. REALISTICALLY, I THINK THE, THE, THE BIGGER QUESTION OR COMMENT IS WHAT IT WOULD CHANGE IS IT WOULD CHANGE THE EXPERIENCE OF THE TOWN, YOUR FRONT DOORS. IT WOULD, I THINK, MAKE THEM MORE ACTIVE THAN THEY WOULD ORDINARILY BE BASED ON 
          [01:10:01]
THE ZONING OR WHAT YOU HAVE IN PLACE RIGHT NOW, JUST BASED ON WHAT I UNDERSTAND. AND IT ALSO OPENS THE DOOR TO ADDITIONAL HOUSEHOLDS, FOR INSTANCE, STARTER HOMES FOR YOUNG FAMILIES THAT ARE DIFFICULT TO DO RIGHT NOW. SO ON THAT NOTE, STARTER HOMES FOR OPENING PRICE POINT FAMILIES. SO YOU REFERENCED LIKE UNIVERSITY PARK FOR THE TYPE OF THIS DEVELOPMENT. SO UNIVERSITY UNIVERSITY PARK IS NOT THAT STARTER HOME COMMUNITY OF PRICING. SO THEY HAVE A LOT OF RENTERS. THERE'S A LOT OF RENTAL PROPERTY THAT A LOT OF A LOT OF THOSE ARE. YEAH OKAY. THERE'S YEAH OBVIOUSLY SMU STUDENTS ETC. YOU HAVE YOU HAVE FOLKS THAT ARE RENTING THERE AND THEN THEY ARE ABLE TO MAKE THE TRANSITION INTO FOR SALE. 
          AND THEN AS UNIVERSITY PARK DEVELOPED THE SAME WHERE WE HAVE WHERE THEY HAVE LIKE THE SAME PARKING THAT YOU'RE RECOMMENDING, LIKE THE REMOTE PARKING AND ALI COURTS AND ETC. 
          THAT'S IT. BASICALLY LAID OUT THIS EXACT SAME WAY. I WOULDN'T SAY EXACT, BUT PRETTY SIMILAR. 
          THEY. YEAH, SURE. YOU HAVE PARKING ON STREET THERE. THAT HAPPENS VERY OFTEN. YOU ALSO HAVE FOR THE NEWER DEVELOPMENTS THAT COME IN TO LOOK AT THEIR CODE. IT'S BEEN A BIT THEY CLEARLY HAVE PARKING REQUIREMENTS AS YOU HAVE IN HERE. BUT YOU KNOW, GAS PARK ON THE STREET, YOU KNOW, THAT'S THAT'S PART OF AN URBAN ENVIRONMENT. THERE'S STREET PARKING. AND THAT'S WHY THE STREETSCAPE IS DESIGNED THE WAY THAT IT IS WITH SIDEWALK THAT'S, YOU KNOW, SIX FEET OFF THE SIDEWALK, STREET TREES, LIGHTS, BENCHES, THAT KIND OF THING. 
          BUT YEAH, I MEAN, I WOULD HAVE TO COMPARE THEM. EXACTLY. I HAVEN'T DONE THAT. BUT MY SENSE IS THAT IT'S SIMILAR. AND THEN WHEN YOU LOOK AT WHERE YOU'RE RECOMMENDING THIS DIFFERENT TYPE OF HOUSING AND THE AMOUNT OF ACREAGE THAT IT'S IN, WOULD THIS BE COMPARABLE? SO IF I DROVE TO UNIVERSITY PARK, WOULD I SEE IT IN THE SAME LIKE ACREAGE SIZE IS SMALLER OR LARGER TO GET A FEEL REALLY MIXED THERE. SO YOU KNOW, THE THE MOST COMMON LOT SIZE IN UNIVERSITY PARK IS 50 BY 150. THAT'S THE MOST COMMON LOT. IT'S PROBABLY TWO THIRDS OF THE CITY. IT'S A HUGE SWATH THAT RUNS THROUGH IT. THOSE I THINK, AND ON MANY OF THOSE, PARTICULARLY AROUND THE SCHOOLS, THOSE ARE NOW BECOMING DUPLEXES. SO THEY'RE 25 FOOT LOTS, 25 BY 150. SOME OF THOSE ARE QUADS. SO IT'S 25 BY 75. YOU THERE'S A LOT OF INTERESTING THINGS GOING ON DOWN THERE BECAUSE OF THE DEMAND THAT THEY HAVE BUILT. AND WOULD YOU SAY THE SCHOOL POPULATION IS A DRIVER FOR A LOT OF THAT HOUSING? YES. POPULATION. SO YEAH, THE SCHOOL POPULATION IS ACTUALLY DECREASED OVER OVER THE LAST DECADE. I DON'T KNOW WHAT THAT MEANS, BUT YES, PEOPLE MOVE THERE BECAUSE OF THE SCHOOLS BY AND LARGE. SO BEING THAT THESE ARE PROPOSED IN AREAS THAT ARE THAT ARE NOT LIKE SCHOOL NEAR SCHOOLS, DOES THAT CHANGE THE DYNAMIC OF THIS HOUSING PROPOSAL? BECAUSE WE DON'T HAVE THE DYNAMIC OF THE SCHOOLS LIKE THE UNIVERSITY PARK WOULD? NO, I MEAN, I WOULDN'T SAY THAT THOSE ARE BEING DEVELOPED RIGHT NEXT TO SCHOOLS LIKE THAT. THE SMALLER LOT I MENTIONED, THE 50 BY 150 IS ACROSS THE ENTIRE CITY. IF YOU TOOK PROBABLY ALMOST TWO THIRDS OF IT WEST TO EAST. I USED TO LIVE THERE FOR 25 YEARS, SO I KNOW IT PRETTY WELL. NOW. THERE ARE DUPLEXES AND THINGS THAT ARE HAPPENING AROUND SOME OF THE SCHOOLS, BUT I WOULDN'T SAY IT'S IT'S LIMITED TO THAT. YOU SEE IT IN OTHER AREAS. THERE'S THEY HAVE IT IN THEIR COMMERCIAL AREA. THEY DON'T HAVE A LOT OF COMMERCIAL THERE. THEY HAVE A PLACE CALLED SNIDER PLAZA AND HILLCREST. YOU SEE THAT HAPPENING IN THAT ZONE. YOU SEE IT HAPPENING BY THE UNIVERSITY NOW. YOU DON'T SEE IT IN THE MIDDLE OF A NEIGHBORHOOD. AND THIS ISN'T PROPOSING THAT. YOU DON'T SEE IT IN THE MIDDLE OF THEIR SINGLE FAMILY NEIGHBORHOOD, WHERE THERE'S AN ISLAND OF A BUNCH OF TOWNHOMES IN THE MIDDLE OF SINGLE FAMILY ESTATE LOTS. YOU DON'T SEE THAT. AND THIS CERTAINLY ISN'T PROPOSING THAT. SO THERE'S A NEIGHBORHOOD IN SOUTH OF US THAT IS EXACTLY KIND OF LIKE WHAT YOU SAID. THERE'S SINGLE FAMILY, LARGE HOMES IN AREAS OF TOWNHOMES OR PAIRED HOMES, AS THAT BUILDER MIGHT CALL THEM. IS THAT SOMETHING YOU WOULD SAY IS NOT A GOOD IDEA THEN THAT THAT WAS DONE? ARE YOU SAYING THERE SHOULD BE A BIGGER, MORE SEPARATION BETWEEN THE TWO? I'M SAYING THAT THERE SHOULD BE MORE OF LESS OF AN EMPHASIS ON CREATING PODS OR CLUSTERING OF THE SAME THING. SO IF YOU COULD WAVE A MAGIC WAND AND YOU HAD SOME OF THESE TYPES OF ALTERNATIVE HOUSING TYPES THAT WERE COMING IN, IT WOULDN'T BE TREATED LIKE A COMMODITY. LIKE WE WERE TALKING ABOUT THE RETAIL EITHER. THE SITE PLANNING BECOMES IMPORTANT. SO YOU MIGHT HAVE 5 OR 6 DIFFERENT TYPES OF HOUSES ON A STREET OR HOUSING ON A STREET, OR WITHIN A COUPLE BLOCKS THAT ARE ADJACENT TO RETAIL AND RESTAURANTS FLANKED BY OFFICE. 
          A GOOD EXAMPLE OF THAT IS THAT CYPRESS WATERS PROJECT THAT I MENTIONED IN COPPELL. THEY HAVE 
          [01:15:03]
SOME OF THOSE SIMILAR ELEMENTS THAT ARE GOING ON. THAT'S ALL BRAND NEW CONSTRUCTION. SO IT'S, YOU KNOW, WHAT CAN BE DONE TODAY, INCLUDING OFFICE TOWERS. BUT YEAH, YOU THE LAST THING THAT I WOULD RECOMMEND IS TO HAVE PODS OF THE SAME THING REPEATED. IT'S NO DIFFERENT THAN BAD SUBURBAN DEVELOPMENT. SO YOU'D WANT TO BE AS KIND OF PINPOINTED AS POSSIBLE. THE PLAN THAT YOU, I THINK YOU'VE SEEN FOR THE DOWNTOWN WEST SHOWS THAT A BIT, AND IT SHOWS A BLENDING OF DIFFERENT TYPES OF HOUSING, RATHER THAN IT BEING KIND OF A MONOCULTURE FROM A PHYSICAL STANDPOINT. AND DO YOU KNOW, I DON'T I'M NOT AS FAMILIAR WITH UNIVERSITY PARK AND THE HOUSING THERE, BUT WOULD YOU SAY THAT THOSE DEVELOPMENTS WITH THIS DIFFERENT HOUSING TYPE IS, WAS DEVELOPED INITIALLY THAT WAY, OR WAS IT REDEVELOPED THAT WAY? WAS IT DEVELOPED SOMEWHERE DIFFERENTLY? AND EVENTUALLY THEY REDEVELOPED IT AND IT BECAME THESE OTHER AREAS, BOTH BECAUSE TYPICALLY WHEN YOU LOOK AT DEVELOPMENT NOW, HOUSING DEVELOPMENT, IF A DEVELOPER IS COMING IN OR BUILDERS COMING IN, THEY'RE BUILDING A CERTAIN NUMBER OF HOMES FOR THEIR FOR THEIR MODEL TO WORK. TYPICALLY THEY HAVE TO HAVE A CERTAIN NUMBER OF HOMES AND THEY CAN'T AFFORD TO BUILD SMALLER LIKE MULTITUDE OF PRODUCT BECAUSE IT'S HARD TO HAVE A MODEL OR HARD TO SELL SOMETHING THAT THEY DON'T HAVE ON THE GROUND. 
          YOU DON'T SEE THAT AS BEING AN ISSUE. THAT'S NO, THAT IS AN ISSUE. THAT'S A GOOD POINT. 
          THIS IS NOT SET UP FOR SUBDIVISION BUILDERS, RIGHT? THAT'S NOT WHAT THIS IS AND SHOULDN'T BE. WHAT IT'S SET UP FOR IS THE RESIDENTIAL IS IN SUPPORT OF THE NONRESIDENTIAL. 
          SO IT'S PART OF THE PLACEMAKING. IT'S PART OF THE PROGRAMING TO PROVIDE PEOPLE CLOSE IN TO THE RESTAURANT. SO IT'S WALKABLE. IT'S NOT TO PROVIDE A SUBDIVISION OF TOWNHOMES. IT'S NOT TO PROVIDE THAT. THE TOWNHOMES ARE SECONDARY, I THINK, AS A USE AND SHOULD BE TREATED THAT WAY TO HELP SHAPE THE SPACE, HAVE THE DENSITY ON THE STREET WHERE YOU WANT IT, AND THEN HAVE SINGLE FAMILY BEHIND, FOR INSTANCE, IN THAT AREA OF DOWNTOWN WEST. IF YOU KNOW, IF THAT'S THE ULTIMATE PLAN THAT GOES FORWARD. BUT YEAH, IT SHOULDN'T BE THIS. 
          WHAT IS DIFFERENT ABOUT THIS THAN THE TYPICAL MARKETPLACE IS THAT I THINK YOU ALL ARE ON THE RESIDENTIAL SIDE. YOU'VE BEEN USED TO A MASTER DEVELOPER COMING IN AND THEN SELLING A MACRO LOT TO A TO A BUILDER, AND THE BUILDER HAS 300 LOTS ON IT OR WHATEVER IT MIGHT BE. AND THEN THEY COME IN WITH THEIR RELATIONSHIPS AND THEN THEY DELIVER THOSE OUT. YOU ALL HAVE REGULATIONS THAT YOU KNOW, THEY CAN'T COPY THE THE HOMES AND ALL THAT. THIS IS NOT THAT BUSINESS MODEL, RIGHT? THIS IS MORE OF A COMMERCIAL BUSINESS MODEL THAT INCLUDES SOME RESIDENTIAL IN IT AND SUPPORT. SO THIS THEN IN A SENSE NEED THE SAME TYPE OF LIKE WOULD IT BE TREATED THE WAY WE TREAT NOW A MIXED USE DEVELOPMENT WHERE YOU'D SAY YOU HAVE TO BUILD X PERCENTAGE OF HOUSING BEFORE YOU CAN GET THIS OTHER PART OF THAT DEVELOPMENT? YOU COULD CERTAINLY I MEAN, LIKE, HOW DO YOU HOW DO YOU SUCCESSFULLY DO THAT? BECAUSE, YOU KNOW, WE FOUND THAT IF YOU DIDN'T HAVE SOME TYPE OF PHASING, THEN YOU MIGHT GET THE APARTMENTS AND THEN YOU NEVER GET THE, THE REST OF THE DEVELOPMENT, OR SOMEBODY BUILDS THE ONE PIECE THEY WANT AND THEY SELL IT OFF. AND IT'S YEARS BEFORE SOMETHING HAPPENS AND IT SITS THERE. HOW DOES A DEVELOPMENT LIKE THIS WHERE HAVING AN UNUSUAL OR DIFFERENT PRODUCT, HOW DO YOU NAVIGATE THE PHASING OF IT? AND I'M SORRY, I KEEP FOCUSING ON THIS HOUSING, BUT I FEEL LIKE IN IN OUR WE'RE ALL LOOKING FOR PLACEMAKING AND I THINK WE ALL WANT SOMETHING DIFFERENT. AND WE ALL AGREE, I THINK THAT THIS IS VERY DIFFERENT. AND WE AGREE THAT WE WANT TO BE DIFFERENT THAN FRISCO. WE WANT TO BE DIFFERENT THAN SALINA. ALL THESE THINGS ARE POSITIVE, AND IT'S GREAT TO SAY I WANT TO GET THERE, BUT HOW DO I I GUESS MY QUESTIONS ARE HOW DO WE GET THERE AND HOW DO WE GET THERE SUCCESSFULLY, AND WHAT DO WE NEED TO DO? OR WHAT DO WE NEED TO PUT INTO PLACE TO MAKE THAT HAPPEN? I'LL GIVE YOU AN EXAMPLE. CAN YOU SEE MY CURSOR? OKAY. YEP. SO TAKE THIS TRACT IN HERE. YOU'LL RECALL THAT THERE WAS A NEIGHBORHOOD AND THEN THERE WAS A MIXED USE ZONE UP IN HERE. ALL OF THAT RIGHT NOW IS, AS I RECALL, RETAIL AND OFFICE. I THINK. THAT'S RIGHT. SO. SO WHAT DOES THAT LANDOWNER WHAT CAN THEY DO TODAY? THEY CAN COME IN WITH A SITE PLAN FOR RETAIL AND OFFICE. THEY CAN DO THAT TODAY BY RIGHT. THEY WORK WITH YOUR STAFF, MOVE THINGS AROUND, TRY AND MAKE IT BETTER, ADD SOME LANDSCAPING. 
          BUT PRETTY MUCH THAT'S WHAT IT IS. THEY'RE NOT DOING THAT, PRESUMABLY BECAUSE OF THE COST OF THE INFRASTRUCTURE AND MARKET. THERE'S NO MARKET FOR IT. SO WHAT THIS DOES IS TO SAY YOU STILL HAVE THAT. YOU CAN STILL COME IN. YOU WANT TO COME IN WITH OFFICE. WE WELCOME THAT. 
          BUT TO HELP YOU ALONG, TO BE ABLE TO ADVANCE FORWARD, THE SOUTHERN HALF OR THE SOUTHERN THIRD OF THAT PROPERTY COULD BE AN ALTERNATIVE NEIGHBORHOOD. IT COULD BE AN EXPANSION OF OF 
          [01:20:02]
YOUR DEVELOPMENT TO THE WEST. AND WE CAN GIVE YOU THE OPPORTUNITY FOR SOME SMALLER LOTS. AND THERE'S A AND AND I TALKED ABOUT THE REASONS WHY EARLIER AT THAT POINT. AND THEY SEE THE CHART THAT YOU JUST SAW AND THEY SAY, HEY THIS IS GREAT. I'VE BEEN WANTING TO DO SMALLER LOTS. WONDERFUL. SO THEN THEY COME IN AND THEY TALK TO YOUR STAFF AND THEY SAY IT'S JUST ALL SMALL, LOTS AND BARRACKS AND IT'S TERRIBLE. AND AT THAT POINT, STAFF SAID THAT'S NOT MEETING THE INTENT HERE. THE INTENT IS TO HAVE A GRID OF STREETS WITH THE OPEN SPACES. 
          IT'S TO HAVE THIS GREENWAY ALONG THE TOLL ROAD. IT'S TO HAVE THE CONNECTIVITY AND A BLEND OF DIFFERENT HOUSING TYPES. IT'S NOT TO DO A COMMODITIZED THING. IT'S SUBJECTIVE, BUT AT LEAST THERE'S A TARGET HERE THAT GETS A DIFFERENT CONVERSATION GOING SO THAT STAFF CAN HAVE WHAT IS TYPICAL FOR THEM TO BE DOING, WHICH IS TO BE NEGOTIATING AND MASSAGING A PLAN ALONG THE WAY. SO THAT'S THAT'S HOW I THINK THE PROCESS WORKS, IS TO INCENTIVIZE THEM TO AT LEAST HAVE A CONVERSATION, BECAUSE YOU'RE OPENING THE DOOR TO TO ALLOW ECONOMIC DEVELOPMENT TO OCCUR. BUT THERE IS A RELIANCE ON STAFF TO MAKE SURE THAT IT'S DONE WELL, TO MEET THE VISION THAT'S SPELLED OUT HERE. IF THERE NEEDS TO BE MORE GOVERNORS IN THAT, THAT CAN ALWAYS BE WRITTEN IN, AND THAT WOULD BE WRITTEN INTO THE FINAL ZONING. THAT SAID, FOR INSTANCE, IF THERE'S A TIMING, GOVERNOR, YOU KNOW THAT YOU YOU CAN'T DO A CERTAIN AMOUNT BEFORE, YOU KNOW, THE NORTHERN HALF OF THE BLEND OF USES HAPPENS IN THERE, OR THE NORTHERN HALF HOUSES HAVE A CERTAIN AMOUNT OF RETAIL AS PART OF THAT MIX OF USE. I MEAN, THERE'S THAT'S ALL PART OF WHAT I WOULD CONSIDER TO BE THE NORMAL ZONING DIALOG THAT GOES ON IN THE TOWN. BUT THIS IS WHERE THIS IS DIFFERENT. IS IT IS IT'S ACKNOWLEDGING THE FACT THAT YOU HAVE TOO MUCH NONRESIDENTIAL USE IN HERE, AND IT'S GOING TO SIT VACANT FOR A LONG TIME. SO IF YOU WANT TO GET SOMETHING GOING, THEN WHAT IS AVAILABLE TO GO THAT'S NOT MULTIFAMILY. IT'S A FORM OF SINGLE FAMILY. OKAY. WELL, WE KNOW THAT SINGLE FAMILY ON THE THE VALUE OF THIS DIRT DOESN'T WORK WITH 80 BY 250 FOOT LOTS. IT'S ECONOMICS. SO WHAT WHAT DOES WORK? HIGH QUALITY SMALLER LOT OF DIFFERENT MODES FROM TOWNHOMES TO COURTYARD COMPLEXES TO, YOU KNOW, THE STUFF THAT I THAT WAS ON THAT LIST THAT I SHOWED YOU, THOSE ARE ALL PART OF THE PALETTE THAT THEY WOULD HAVE TO WORK WITH. THAT DOESN'T. AND IT'S SUPER CLEAR IN THE DOCUMENT THAT NONE OF THIS MEANS THAT ANY OF THAT IS ACCEPTED. IT JUST MEANS THAT THEY'LL THAT YOU ALL, AS A BODY AND COUNCIL WOULD BE OPEN TO ANALYZING A DIFFERENT PROPOSAL THAN RETAIL OR OFFICE. THAT MAKES SENSE. YEP. OKAY. AND THEN YOU'VE REFERENCED LIKE HIGH DENSITY, MEDIUM DENSITY AND AND THE MIXED USE AND LOWER DENSITY, BUT ALL THE DENSITY SEEMS TO BE SIGNIFICANTLY HIGHER THAN WHAT WE CURRENTLY HAVE LISTED ON THE COMPREHENSIVE PLAN. SO HOW DOES HOW DO WE, I GUESS, CLARIFY THAT? IS THAT A COMPREHENSIVE PLAN THAT GETS UPDATED, OR IS THIS DEFINITION JUST DIFFERENT BECAUSE OF THE DISTRICT GETS IN OR. WELL, MY ASSUMPTION WAS THAT THIS AND I THINK THE COMP PLAN CALLS THIS OUT AS A SEPARATE AREA. MY ASSUMPTION IS THIS WOULD BE A TREATED SEPARATELY. THIS SHOULD BE THE ONLY PLACE IN THE TOWN WHERE YOU WOULD CONSIDER ANY OF THIS. IN MY OPINION, IT DOESN'T MAKE SENSE ELSEWHERE ON 380. IT DOESN'T MAKE SENSE ANYWHERE ELSE. IN MY OPINION. THIS IS ON THE TOLL ROAD. IT'S YOUR FRONT DOOR AND YOU KNOW, SO YOU'RE TRYING TO INCENTIVIZE FOLKS TO COME IN AND BUILD QUALITY, BUT AT THE SAME TIME COME IN AND TRY AND DO SOMETHING. AND I THINK THAT'S PART OF THE CHALLENGE THAT'S BEEN OUT THERE IS WELL, THERE'S A LOT OF CHALLENGES THAT I OUTLINED EARLIER. SO THIS PART OF THE ECONOMIC DEVELOPMENT, PART OF THE STRATEGY HERE IS TO DEVISE A PLAN THAT GETS THE MARKET INTERESTED, AND NOT JUST IN BUYING AND SELLING LAND, BUT DEVELOPING LAND. AND THEN ON THE DISCOURAGED ESTABLISHMENTS FOR THE THE TOLLWAY DISTRICT. I THINK I HEARD YOU SAY, LIKE YOU BASICALLY STARTED WITH WHAT WE HAVE ON THE BOOKS TODAY AND THEN SO LIKE THERE'S A COUPLE OF USES LIKE BED AND BREAKFAST INN AND FARMER'S MARKET THAT WERE DISCOURAGED AND I COULD SEE THEM BEING DISCOURAGED. IF YOU TOOK THE TOLLWAY AS A LIKE A STRIP. BUT SEEING BEING THAT THIS IS SUCH A BROAD AREA, DO YOU STILL DISCOURAGE THOSE USES AND IF SO, WHY? OR WOULD YOU WELCOME THEM JUST BECAUSE RIGHT NOW WE HAVE LIKE BIGGER DEVELOPMENTS THAT YOU'RE TRYING TO CREATE THINGS THAT A SENSE OF PLACE THAT'S DIFFERENT. THAT'S A GOOD QUESTION. I CAN TELL YOU JUST HONESTLY, IT WAS 
          [01:25:01]
STARTING WITH WHAT YOU ALREADY HAD AND NOT CHANGING WHAT YOU ALREADY HAD. BY AND LARGE, WHERE I DIDN'T, WHERE I DIDN'T HAVE TO WITH THE UNDERSTANDING. I THINK THERE'S SOME TERMINOLOGY IN HERE THAT ALLOWS FOR IF SOMEBODY HAS A PROPOSAL FOR SOMETHING THAT'S A DISCOURAGED USE, THERE'S STILL VEHICLE FOR THEM TO PROPOSE THAT. GOTCHA. OKAY. NOW IF THE, YOU KNOW, IF IF THERE'S A DESIRE TO MODIFY THE EXISTING STANDARDS, YOU KNOW THAT THAT CERTAINLY CAN BE DONE. BUT THIS WAS TRYING TO ADD TO THEM AND CUSTOMIZE THEM IN THAT REGARD TO TO BE MORE IN LINE WITH WHAT YOU SEE ON THE MAP. AND THEN I JUST HAVE A QUESTION ABOUT THE THERE'S A COMMENTS ON PROGRAMING FEATURES WHERE IT SAID THIS IS ON THE GOING HOME SIDE. YEAH. SO WHEN YOU LOOK AT THE LIKE GOING HOME SIDE, IS THAT TAKING INTO CONSIDERATION LIKE HOW SELENA WILL EVENTUALLY GET DEVELOPED, HOW WE KNOW FRISCO'S BEING DEVELOPED, LIKE THE THE DYNAMICS OF HOW THE TWO CITIES TO THE NORTH AND SOUTH OF US, IT IS FOCUSED ON WHAT'S PROBABLY GOING TO BE THE TREND FOR A LONG, LONG TIME, 50 YEARS, MAYBE, WHERE THE MAJORITY OF THE TRAFFIC IS COMING FROM THE SOUTH. OKAY. I'M DONE. THANK YOU. MIKE, I LOVE QUESTIONS. 
          ANY OTHER QUESTIONS FOR I'LL JUMP IN BUT I HAVE I'LL GO QUICK. I DO HAVE A COUPLE SIMILAR ONES THAT THE ONLY THING I'LL PILE ON, AND I DON'T KNOW THAT WE HAVE TO TALK THROUGH THEM, BUT I DO THINK THERE'S SOME MERIT TO LOOKING AT THE PROHIBITED USES AND THE PERMITTED USES. THERE'S SOME THINGS THAT JUST DON'T MAKE SENSE. AND TO YOUR POINT, THIS MAY NOT BE I'M GOING TO CALL IT YOUR FAULT. THIS MAY BE A SUBSET OF SOMETHING WE ALREADY HAVE, BUT WE'RE ALLOWING ANTIQUE SHOPS, WHICH I DON'T MIND, BUT WE'RE WE'RE DISCOURAGING USED FURNITURE OR OFFICE AND SHOWROOMS. THERE'S CERTAIN THINGS I WOULD SAY ARE NOT. I LOVE THE BLURB ABOUT FAMILY FOCUSED. I THINK THAT'S A VERY IMPORTANT AD, BUT I THINK DRIVING RESTAURANTS, I DON'T KNOW EXACTLY WHAT A DRIVE IN RESTAURANT IS VERSUS A DRIVE THROUGH. BUT I MEAN, IT'S A GOOD POINT. AND I THINK AS AS YOU'RE LOOKING AT LIKE CODIFYING THIS IN LEGAL LANGUAGE, I THINK THOSE ARE ALL THINGS THAT WE DO NATURALLY COME THROUGH. BUT IT'S BEEN MY EXPERIENCE THAT WHEN YOU LOOK AT A LIST LIKE THAT IN ANY COMMUNITY, IT'S ONE THING TO JUST LOOK AT IT ON THE PAPER, AND THERE MAY BE SOME THINGS THAT YOU OR I MAY SAY, WHY IS THAT LIKE THAT? THERE'S TYPICALLY A LONG STORY, AND THERE'S A LOT OF, YOU KNOW, I DON'T KNOW, EMOTIONS OR ENERGY OR WHATEVER THAT GOES INTO THAT. 
          THAT'S WHY, YOU KNOW, IF IF WE DON'T HAVE TO CHANGE THOSE THINGS, I TYPICALLY DON'T WITH, WITH THE EXCEPTION WHERE IF THERE IS NOT A VEHICLE FOR SOMEONE TO COME IN AND PROPOSE ONE OF THOSE USES, THEN I WOULD BRING IT UP. SINCE YOU HAVE THAT VEHICLE, I WAS LESS CONCERNED ABOUT IT. YEAH, FAIR. I PROBABLY SHOULD HAVE STARTED WITH. I THINK YOU DID AN AWESOME JOB. I MEAN, I THINK THIS IS VERY, VERY GOOD. YEAH. THERE WAS WE DID RUN INTO SOME ISSUES LIKE THAT, JUST EVEN ON THE FRAMEWORK PLAN ABOUT, WELL, YOU KNOW, THERE'S SOME AREAS WHERE IT'S NOT CONNECTED VERY WELL. WHY DON'T WE JUST CONNECT THEM AND THEN REALIZE, OH NO, DON'T GO DOWN THAT PATH, THAT THAT STORY HAS BEEN TOLD, THAT DISCUSSION HAS BEEN HAD. YEAH. 
          AND THAT THAT ISSUE IS, YOU KNOW, WE'RE GOOD THERE. YOU KNOW, IT'S THAT KIND OF A THING. 
          SO WE SHOULD BRING THAT BACK UP. YEAH. I DO APPRECIATE YOUR CONVERSATION ABOUT UNIVERSITY PARK AND HIGHLAND PARK. I THINK FROM I THINK YOUR REFERENCE TO IT IN THIS IS REALLY MORE AROUND HOUSEHOLD AFFLUENCE AND OTHER KIND OF GENERAL, YOU KNOW, THAT'S A 80 TO 100 YEAR OLD AREA THAT NEVER WAS REALLY A SUBURB PER SE. RIGHT? IT WAS ALWAYS AN EXTENSION OF DALLAS. 
          SO I THINK IT'S I THINK COMPARING IT IN THE LITERAL SENSE IS A LITTLE HARD BECAUSE LIKE YOU SAID, THOSE THOSE LOT SIZES ARE TWO THIRDS, THREE FOURTHS OF THE WHOLE NEIGHBORHOOD OR THE WHOLE CITY, FRANKLY. BUT I APPRECIATED THE CONTEXT THAT YOU WERE PROVIDING. 
          IT IS INTERESTING TO SEE NEW DEVELOPMENT THAT'S HAPPENING THERE. AND ONE THING I WOULD DO IF I WERE AT EDC IS I WOULD GO FIND THOSE BUILDERS AND I WOULD HAVE CONVERSATIONS WITH THEM ABOUT WHAT WORKS AND PROSPER. YEAH, 100%. I WOULD DO THAT. THEY'RE DOING VERY INVENTIVE THINGS BECAUSE OF THE DEMAND. SURE. AND PEOPLE WANT TO BE THERE AND THERE'S JUST NOT A LOT OF SUPPLIES. SO THEY'RE HAVING TO BE SUPER CREATIVE WITH THEIR PRODUCT. THERE'S SIMILAR THINGS HAPPENING IN COPPELL AND ELSEWHERE THAT I WOULD SEARCH THOSE FOLKS OUT. 
          WE PROVIDED SOME DOCUMENTS TO THEM THAT IDENTIFY, YOU KNOW, SOME SOME BUILDERS AND SUCH. 
          BUT YEAH, SO PART OF WHAT YOU'RE SAYING, 100%, I AGREE, IT GOES BACK A HUNDRED YEARS, BUT THERE'S ACTUALLY SOME NEW STUFF TOO. THAT'S PRETTY COOL. YEAH, DEFINITELY. YEAH. I THINK THE ONLY OTHER REAL COUPLE SPECIFIC ONES, YOU KNOW, I DON'T SEE A WHOLE LOT OF REFERENCE TO ARCHITECTURAL STANDARDS AND KIND OF CONSISTENCY AND COHESIVENESS. I KNOW THERE ARE CERTAIN THINGS THAT WE CAN AND CAN'T. AND BUT I DO THINK IN THE INTENT OF A DESIGN GUIDELINE OR A FRAMEWORK PLAN, YOU KNOW, THAT'S A PRETTY BIG GAP IN MY OPINION. AND IF 
          [01:30:05]
YOU I LIVE ON THE EAST SIDE ALONG 380 AND YOU CAN TELL THIS IS NO FAULT OF ANYBODY AT THE TOWN, BUT IT'S A HODGEPODGE PATCHWORK. IT'S ABSOLUTELY FRANKLY, IT'S TERRIBLE. I'M DISCOURAGED BY IT, BUT IT IS WHAT IT IS. IT'S NOT A LOT WE CAN DO, FRANKLY, MY MY UNDERSTANDING ON THAT ISSUE, BECAUSE WE DID TALK ABOUT THAT IS THE, YOU KNOW, FOR INSTANCE, SANTA FE, DOWNTOWN SANTA FE, THAT WAS A MODERN CREATION. IT WASN'T LIKE THAT ALWAYS. THERE WERE DESIGN ARCHITECTURAL STANDARDS. AND YOU HAVE TO ABIDE BY THAT. THEY'RE MY UNDERSTANDING HERE IN TEXAS. YOU CAN'T DO THAT. IT'S ILLEGAL. BUT WHAT YOU CAN DO IS YOU CAN FORM PARTNERSHIPS WHERE PART OF THE DEVELOPMENT AGREEMENT, YOU CAN YOU CAN INFUSE THAT. SO SO MY UNDERSTANDING, MY TAKEAWAY IN THIS PROCESS WAS IT CAN'T BE IN THIS DOCUMENT. BUT THE DOCUMENT IS ALL ABOUT FORMING RELATIONSHIPS WITH KEY PARTNERS, PARTICULARLY IN THE EARLY GOING TO KIND OF SET THE TONE. AND THAT'S WHERE I THINK ARCHITECTURAL RESPONSES AND DESIGN WOULD COME INTO PLAY REALISTICALLY. IS THAT RIGHT, DAVID? I MEAN, THAT'S BASICALLY DID I GET THAT RIGHT? THAT'S ONE OF THE REASONS WHY WE'RE SO PD AND DEVELOPMENT FRIENDLY IS BECAUSE WE USE THE DEVELOPMENT AGREEMENT AS A PIECE OF THAT PUZZLE, AND THAT'S THE CONTRACT THAT CREATES THE PARTNERSHIP THAT YOU'RE REFERRING TO. AND THAT'S HOW WE REGULATE IT. I FEEL LIKE IT COULD THAT'S A GOOD POINT HERE ON THE IMPLEMENTATION SIDE. AND I NEGLECTED TO GO THROUGH THAT. BUT THERE'S REALLY THREE OPTIONS THAT YOU ALL HAVE. ONE IS YOU COULD REZONE THE WHOLE THING. THAT'S THE RISKIEST. YOU KNOW A LOT OF PEOPLE WOULD WHETHER THEY WERE FOR OR AGAINST, THEY WOULD PROBABLY BE AGAINST IT JUST BECAUSE IT'S CHANGED. THE OTHER END OF THE SPECTRUM IS YOU HAVE A VISION AND THEN YOU PROACTIVELY SEEK OUT GOOD PARTNERS AND THEN BROKER CONVERSATIONS WITH LANDOWNERS AND THEN WORK WITH THEM THROUGH DEVELOPMENT AGREEMENTS TO GET THINGS GOING. EVERYTHING I'VE ALWAYS BEEN INVOLVED IN THAT'S BEEN SUCCESSFUL HAS BEEN THAT KIND OF A PROCESS, AND THEN THERE'S GOING TO BE SOMEWHERE IN BETWEEN THAT. YOU MAY HAVE A COUPLE PROPERTY OWNERS THAT SAY, I SEE THE MERIT OF THIS, AND WE HAVE HEARD THIS. I SEE THE MERIT OF THIS. I, I ABSOLUTELY WOULD BE DOING MORE IF I HAD BETTER ZONING. AND I'M I'LL ABIDE BY YOUR QUALITY STANDARDS, SO FORTH AND SO ON. THAT'S KIND OF AN IN BETWEEN. SO I THINK THAT'S PART OF THE IMPLEMENTATION STRATEGY. BUT YOU KNOW IT'S A CHALLENGE. THE MARKET IS OUT OF WHACK HERE. 
          IT'S TOO EXPENSIVE AND THE ZONING ISN'T PERFECT AND THE INFRASTRUCTURE IS NOT GREAT. I MEAN IT'S IT'S GREAT, BUT IT'S EXPENSIVE. SO IT'S HOW DO YOU NAVIGATE THAT AND PUT SOMETHING TOGETHER THAT GETS PEOPLE TO WANT TO COME TO THE TABLE IN THE FIRST PLACE? SURE, SURE. I FEEL LIKE THE THAT STANDARD WOULD FIT BETTER IN A FRAMEWORK PLAN THAN OBVIOUSLY WE CAN'T CODIFY IT. I MEAN, THAT'S WHERE THAT'S WHERE I FEEL LIKE IT'S. BUT AGAIN, I'M PICKING STRAWS HERE. THE ONLY OTHER THING I WOULD SAY THERE'S SOME SOME I DON'T FULLY UNDERSTAND, I GUESS SOME OF THE SETBACKS. AND I GET WHAT YOU'RE TRYING TO DO, YOU KNOW, TO BE A BIT RESPECTFUL WITH MAXIMIZING HEIGHTS ON SINGLE FAMILY AND OTHER THINGS. IF I BACKED UP TO THAT, I WOULDN'T WANT A 30 STORY TOWER THERE. BUT I THINK THERE ARE AREAS WHICH YOU'VE ACCOUNTED FOR, SO I APPRECIATE THAT. THE THERE'S A COMMENT, IT'S 3.5.1, BUT BUILDING HEIGHTS TWO STORY REQUIRED. AND THEN IT SAYS EXCEPT ONE STORY AT ANY OF THESE PARTICULAR USES. WELL, IT'S ALL THE USES WE WOULD ARGUE WE DON'T WANT OR WE AREN'T LOOKING FOR. THERE'S BEEN DEVELOPMENTS THAT HAVE COME THROUGH RECENTLY WHERE MAYBE IT'S ZONED, OR MAYBE IT'S WHAT THEY WANT, BUT YOU'RE BASICALLY GIVING THEM THE OUT. I THINK MAYBE THIS IS MORE OF A JUST A PUBLIC COMMENT. WE WANT TO MAKE SURE WE CAPTURE WHEN WE LOOK AT SOME OF THE OTHER THINGS OF, I THINK WE NEED TO BE A LITTLE MORE THOUGHTFUL. I THINK IT'S A LITTLE TOO VAGUE AND A LITTLE TOO WISHY WASHY TO SAY WE'RE GOING TO REQUIRE TWO STORIES AND 40FT, UNLESS IT'S ONE OF THESE 46 PERMITTED USES, THEN IT CAN BE ONE STORY WITH 20FT. YEAH. SO THAT THAT I'M AWARE OF THAT. THAT'S FROM YOUR EXISTING. THAT'S WHAT I FELT LIKE. WE'VE SEEN THAT BEFORE. 
          SO JUST ON THE RECORD, I THINK THE REST IS GOOD. IT'S BEEN A LONG NIGHT. YOU DID A GREAT JOB. 
          THANK YOU. GREAT I APPRECIATE YOUR QUESTIONS ARE GREAT, COMMISSIONER. THANK YOU, MR. CHAIRMAN. SO I'LL DO MY BEST HERE. NOT TO DOUBLE BACK TO ANYTHING THAT'S ALREADY BEEN ASKED. I MAY TAKE THE OPPORTUNITY TO ASK A COUPLE OF THINGS IN DIFFERENT WAYS. AND FIRST OFF, BEFORE I GO DOWN THIS SOMEWHAT BRIEF LINE OF QUESTIONING, I WANT TO ACKNOWLEDGE THAT THIS IS A SUPER THOUGHTFUL PLAN. IT'S LIKE COMPLETELY COHERENT WITH ITSELF. IT MAKES A LOT OF SENSE IF IF THAT'S WHAT WE WANT TO DO. AND I WILL ACKNOWLEDGE ALSO THAT I'M PROBABLY ON THE MINORITY OF, OF THIS BODY THAT KIND OF BROADLY WANTS LOWER DENSITY, LOWER DENSITY USES. I WOULD IMAGINE THAT'S NOT GOING TO WIN OUT AT THE END OF THE DAY, BUT I WOULDN'T BE PROVIDING ANY VALUE IF I DIDN'T GIVE MY THOUGHTS. SO I WILL ASK, YOU KNOW, SOUTH LAKE COMES UP AS A PEER CITY, UNIVERSITY PARK AND HIGHLAND PARK ARE, LIKE COMMISSIONER CARSON SAID, A LITTLE BIT OF AN ANOMALY WHEN YOU HAVE, YOU KNOW, BASICALLY 
          [01:35:02]
ALL RESIDENTIAL AND THEN MULTI-MILLION DOLLAR HOUSES. BUT LET'S TAKE SOUTH LAKE, FOR INSTANCE, OF THE TYPE OF HIGH DENSITY, WHETHER IT BE MULTIFAMILY OR NOT DEVELOPMENT THAT IS KIND OF IN THIS PLAN. HOW MUCH OF THAT DOES SOUTH LAKE HAVE? THEY HISTORICALLY HAVE NOT ALLOWED MUCH OF THAT TO HAPPEN. YOU HAVE NOW SOME TOWNHOMES. THEY ARE THERE'S APARTMENTS THAT HAVE BEEN APPROVED AND THEY ARE CONSIDERING I THINK SOUTH LAKE IS AN INTERESTING EXAMPLE BECAUSE AND IT'S SIMILAR TO OTHER COMMUNITIES WHERE THEY STARTED OUT AND THEY STARTED OUT WITH LIKE FOR INSTANCE, HEATH IS ANOTHER PLACE WHERE WE'RE ONLY GOING TO HAVE ONE ACRE LOTS. YOU KNOW, THAT KIND OF A THING. THEY STARTED OUT THAT WAY AND I DON'T THINK PEOPLE DID THE MATH, THE ECONOMIC MATH, LOOKING FORWARD TO SEE WHETHER OR NOT THAT WAS SUSTAINABLE AS A BUSINESS MODEL LONG TERM, WHICH IT ISN'T. 
          THERE'S LOTS OF STUDIES ON THAT. YOU RELY SUPPORT AND SO ON. I'M NOT I'M NOT POINTING FINGERS. 
          I'M JUST SAYING YOU GOT TO BE REALLY CAREFUL WHEN YOU'RE PLANNING OUT YOUR CAPITAL IMPROVEMENT BUDGETS OVER A 50 YEAR PROCESS TO MAKE SURE THAT WHAT YOU'RE PUTTING ON THE GROUND CAN ACTUALLY PAY FOR ITSELF. THERE'S A WHOLE MOVEMENT CALLED STRONG TOWN MOVEMENT. THEY TALK ABOUT THAT. I DON'T KNOW IF YOU ALL HAVE TALKED TO THOSE PEOPLE OR NOT. 
          IT'S BASIC BUSINESS IN THAT REGARD. DOES THAT MEAN THAT DENSITY IS THE ONLY ANSWER? DOESN'T MEAN DENSITY IS THE ONLY ANSWER. THE HIGHEST PER SQUARE FOOT REVENUE THAT UNIVERSITY PARK GETS IS FROM THEIR MANSION LOTS, WHICH IS THE LOWEST DENSE THINGS I WOULD HAVE THOUGHT BEFORE I DID THAT MATH, IT 100% WOULD HAVE BEEN LIKE THEIR TOWNHOMES AND THAT KIND OF THING. IT'S NOT. IT'S AN ANOMALY BECAUSE YOU HAVE A $40 MILLION HOUSE, YOU KNOW, SITTING ON SIX ACRES OR WHATEVER IT IS. SO WHEN YOU BREAK IT DOWN, IT HAPPENS TO BE HIGHER. BUT A LOT OF THE OTHER STUFF THAT IS GOING IN IS GENERATING GREAT VALUE. SO IT'S IT'S NOT NECESSARILY THAT DENSITY IS THE ONLY ANSWER. QUALITY IS THE ONLY ANSWER, IN MY OPINION, TO MAINTAIN SCHOOLS, TO MAINTAIN EXPERIENCE, TO MAINTAIN VALUE. IT'S GOT TO BE IT'S GOT TO BE QUALITY. THE CONCERN THAT I HAVE IS THE ZONING PATTERN THAT YOU HAVE SET UP RIGHT NOW IS NOT THAT. SO IF THIS WAS ALL FARMLAND, THAT'S ONE THING IT'S NOT. YOU HAVE A LOT BY RIGHT WAY, TOO MUCH OF A LOT OF STUFF. SO SO WHAT HAPPENS THEN IS HOW DO WE, WITH THE UNDERSTANDING THAT YOU HAVE A LOT OF PEOPLE THAT HAVE PURCHASED PROPERTIES TO MAKE MONEY FLIPPING THAT PROPERTY BASED ON THE ZONING THAT THEY HAVE? HOW DO YOU WORK WITHIN THAT PARADIGM THAT MAYBE ALLOWS THEM TO WORK WITH YOU A LITTLE BIT, ALLOWS THEIR THEIR CUSTOMER TO WORK WITH YOU. AND SO AT THAT CASE, FAR AND DENSITY COMES INTO PLAY, BUT NOT JUST FOR DENSITY SAKE. IT'S GOT TO BE QUALITY. IT HAS TO BE ALIGNED ON A GOOD FRAMEWORK, SO FORTH AND SO ON BEFORE I UNDERSTOOD. AND I'LL STOP WITH THIS. DAVID KNOWS THIS BECAUSE WE'VE TALKED ABOUT IT WHEN WHEN Y'ALL FIRST CALLED AND I CONSIDERED THE THE CHALLENGE, I THOUGHT, OH, OKAY. THIS IS SIMPLE. LIKE THIS IS BASICALLY LIKE DFW SANTA BARBARA. AND IT'S GOING TO BE PURPOSELY SUPER LOW DENSE. AND THEN WE'RE GOING TO HAVE A COUPLE LITTLE HAMLETS THAT ARE REALLY COOL. AND THEN EVERYTHING ELSE IS JUST, YOU KNOW, IT'S VERY BUCOLIC, SO FORTH AND SO ON. THAT IS NOT WHAT THE ZONING IS. AND THE ZONING IS BY RIGHT. 
          IT'S IT'S THE LAW. SO SO, YOU KNOW, I'M NOT SAYING THAT IT'S THIS WOULD BE FANTASTIC IF IT GETS BUILT LIKE THIS. I'M 100% CONFIDENT OF THAT. BUT IT'S TO COME IN AND THEN RATCHET EVERYTHING DOWN TO A VERY LOW DENSE. IT JUST WON'T IT. YOU WOULD HAVE TO REZONE IT AND THAT I JUST DON'T SEE THAT HAPPENING REALISTICALLY. BUT I TOTALLY GET YOUR POINT. AND YOU KNOW, I WONDER IF THERE I CAN YOU KNOW, I CAN VISIT WITH DAVID AFTERWARDS ABOUT MAYBE SOME ADDITIONAL GOVERNORS. BUT YOU KNOW, I THINK AT THE END OF THE DAY, IT'S ENSURING THAT THERE IS A DIALOG WITH STAFF AND THEY HAVE YOUR GUIDANCE AND COUNCIL'S GUIDANCE AS TO WHAT QUALITY MEANS, SO THAT WHEN THEY'RE GOING BACK AND FORTH IN SITE PLANNING, THEY'RE DELIVERING THAT IT'S INFUSED WITH PLACEMAKING. THAT IS THE ONLY WAY OUT TO ENSURE A GOOD RESULT. IN MY OPINION, THE ECONOMICS, IT'S EITHER HOW QUICKLY DO YOU WANT IT TO HAPPEN? AND IF YOU KNOW, IF IT'S A 100 YEAR WAIT, WHICH SOME OF THIS WOULD BE, WHO KNOWS WHAT'S GOING TO HAPPEN IN 20 YEARS FROM NOW, YOU KNOW? SO I'M KIND OF A BELIEVER OF GET SOME NUCLEUSES GOING THAT ARE GREAT PLACES PEOPLE WANT TO BE THERE. AND NOW YOU HAVE THE LUXURIOUS PROBLEM OF BEING OF BEING ABLE TO NEGOTIATE FORCEFULLY ON THE SITE PLAN AND ON THE USE AND THE DENSITY AND ALL THOSE THINGS. BUT I, I UNDERSTAND WHAT YOU'RE SAYING, BECAUSE IT'S PROBABLY WHY MANY OF YOU CAME UP HERE IN THE FIRST PLACE, YOU KNOW, BECAUSE IT WAS A LOWER DENSITY FEELING. AND I UNDERSTAND THAT. THAT'S A REALLY THOUGHTFUL ANSWER, AND I APPRECIATE THAT. AND WE'VE HAD THOSE DISCUSSIONS BEFORE THAT SO MUCH OF THIS IS IS DRIVEN BY 
          [01:40:05]
WHAT IS THERE NOW THAT IF THIS WERE A BLANK SLATE, IT PROBABLY WOULDN'T LOOK QUITE LIKE THIS. 
          I'M GUESSING. YOU KNOW, I LOOK AT THINGS LIKE IN SUB-DISTRICT ONE WHERE IN AND PD 41 YOU'VE GOT PROBABLY SOMETHING AROUND 2000 UNITS THAT AREN'T GOING TO BE BUILT THERE. AND I SUPPOSE, AND I SUPPOSE TELL ME IF THIS IS WRONG. I MEAN, THOSE UNITS ARE NOW BEING USED AS A COMMODITY TO DRIVE OTHER THINGS THAT WE WANT, REALLY BEING ABLE TO MOVE THOSE AROUND AND, AND OFFER THEM UP. IF YOU COULD DO THAT. YEAH. IT'S NOT EVEN MOVING AROUND AS MUCH AS JUST UNDERSTANDING THAT WHERE THAT WAS ALLOCATED IN THAT ORIGINAL FORM, IN THAT ORIGINAL PD THAT'S BEEN DEVELOPED AS ANOTHER USE. NOW. SURE. SO YOU CAN TAKE A, YOU KNOW, A VIEWPOINT THERE THAT THEY'RE GONE. RIGHT. WELL IF THEY'RE GONE THEY'RE STILL PART OF THE CAP. SO THAT MEANS IS THAT THERE'S A PART OF THE CAP THAT'S BEEN OPENED UP. IF YOU WANT TO GO DOWN THAT PATH, WHICH YOU DON'T HAVE TO DO. SO IF SOMEBODY COMES IN AND THEY HAVE A REALLY GOOD DEVELOPMENT ON THE EAST SIDE THAT THEY'RE PROPOSING, AND THEY WOULD LIKE TO USE THAT NUMBER OR EVEN MORE, YOU CAN CONSIDER IT ON ITS MERIT. AND IF IT DOESN'T RISE TO THE LEVEL, YOU DON'T APPROVE IT. YEAH. I MEAN, THAT IS IS SET ON THE ASSUMPTION THAT WE ARE DETERMINED TO BUILD 7000 APARTMENTS. RIGHT, I HEAR YOU. YEAH. SO THIS IS THE ONE QUESTION I'LL ASK IN A DIFFERENT WAY THAN THAT. MAYBE COMMISSIONER HAMILTON AND CARSON DID SO. AND ACTUALLY, COMMISSIONER BLANCHARD HAD MENTIONED IT TOO, THAT IF YOU GOT FRISCO TO THE SOUTH, SALINA TO THE NORTH. SO CERTAINLY WE DON'T WANT TO BE A PASS THROUGH CITY. FRISCO AND SALINA DO HAVE SOME STUFF THAT'S LIKE THIS. SO IS AND I DON'T WANT TO ANSWER THE QUESTION FOR YOU, BUT IS QUALITY THE ANSWER LIKE, IS THAT THE DIFFERENTIATOR AT THE END OF THE DAY THAT WILL MAKE US DIFFERENT THAN WHAT'S TO THE NORTH AND THE SOUTH? YEAH, QUALITY AND DESIGN. AND WHEN I SAY DESIGN, I MEAN URBAN DESIGN. I DON'T MEAN URBAN LIKE CITY. I MEAN THE PLACEMAKING OF WHAT IS BEYOND ONE PARCEL. AND JUST SOME THOUGHT THAT GOES INTO IF I HAVE A RETAIL ESTABLISHMENT HERE, HOW DOES THAT RELATE TO A RETAIL ASSESSMENT OR AN OFFICE BUILDING OR AN APARTMENT BUILDING OR WHATEVER IT IS THAT'S NEXT DOOR AND AND IS IT CONFINED AND CONSTRAINED BY WHAT YOU AND I WOULD THINK IS ARBITRARY BECAUSE YOU CAN'T SEE A PROPERTY LINE. BUT IN THE ZONING CODE, IT IS NOT ARBITRARY. YOU HAVE SETBACK ISSUES, YOU HAVE LANDSCAPING, AND IT'S AND IT'S SET UP TO CREATE LITTLE SILOS ALL OVER THE PLACE VERSUS HAVING A PLAN. THIS IS AT A MACRO LEVEL. IF WE ZOOM IN ON ONE OF THESE BLOCKS, THERE'S MASSIVE AREAS, RIGHT. IT LOOKS SMALL ON THIS SCREEN, BUT IT'S STILL THERE'S GOING TO BE A LOT OF IT IS GOING TO COME DOWN TO THE SITE PLAN OF THOSE. SO WHAT I MEAN, FRISCO HAS DONE A PRETTY GOOD JOB. THEY'RE YOU KNOW, YOU KNOW, THIS IS TOUGH. THIS IS DIFFICULT BECAUSE THE INDUSTRY IS NOT SET UP TO DO WHAT WE'RE TALKING ABOUT EASILY. THEY HAVE TO BE KIND OF SHOEHORNED INTO IT BECAUSE OF DEMAND. YOU ALL HAVE THE DEMAND. YOU HAVE BUILT A DEMAND. YOU HAVE QUALITY. YOU HAVE QUALITY SCHOOLS. YOU'RE THERE. SO THERE'S NOT A YOU KNOW, WE'VE GOT TO GO OUT AND DEVISE SOME WAY TO TRY AND ATTRACT ATTENTION. YOU HAVE THE ATTENTION. SO NOW IT'S WELL, HOW DO WE MAKE SURE THAT WE'RE ALLOWING OUR COMMERCIAL AND MIXED USE AREAS TO EVOLVE AND DEVELOP INTO SOMETHING THAT MEETS THE LEVEL STANDARD THAT WE HAVE ACCOMPLISHED WITH OUR SCHOOLS OR A SINGLE FAMILY. AND I DON'T BELIEVE THAT THAT CAN BE REGULATED THROUGH TYPICAL ZONING AND TYPICAL LANDSCAPE. SANDERS IT HAS TO BE THOUGHT ABOUT IN TOTALITY. AND, YOU KNOW, I WOULD CERTAINLY URGE STAFF TO THINK ABOUT IT THAT WAY, WHICH I THINK THEY DO, THAT IF SOMETHING COMES IN ALONG FIRST STREET OR SOMETHING'S COMING IN ALONG SHAWNEE, HOW DOES IT APPEAR AS YOU DRIVE BY AND WALK BY IT FROM ONE PROPERTY TO THE OTHER, THAT UNLESS YOU DESIGN LITERALLY EVERYTHING THAT CAN'T BE DONE OTHER THAN THROUGH SITE PLANNING AND THINKING ABOUT THE URBAN DESIGN OF IT? GOT IT. 
          THAT'S ALL I HAVE. I REALLY APPRECIATE IT. YEAH, NO, I APPRECIATE IT. I MEAN, YOU ALL HAVE A TOUGH JOB. THIS IS HARD TO DO. AND THIS IS A LONG TERM PERIOD. AND YOU'VE GOT OTHER BODIES THAT ARE GOING TO BE COMING IN AFTER YOU. SO THE HOPE IS THAT THERE'S YOU'RE SETTING A STANDARD AND A VISION THAT PEOPLE CAN SALUTE. THEY UNDERSTAND WHERE YOU'RE AT. 
          HOPEFULLY IT'S COHERENT. AND THEN WHEN THE REAL WORK STARTS, YOU KNOW, YOUR STAFF IS EQUIPPED TO BE ABLE TO, YOU KNOW, ENGAGE WITH WITH THOSE DEVELOPERS IN A WAY THAT ACCOMPLISHES THE WORDS. MR. WEGLER MORE OF A COMMENT THAN A QUESTION, BUT I, I TEND TO LEAN A LITTLE MORE ON NOT BEING AS CONCERNED ABOUT DENSITY. I THINK THAT I KNOW THAT'S A CONCERN. WE ALL WANT TO BE VERY SENSITIVE ABOUT DENSITY. MOST OF US MOVED UP HERE WHEN IT WAS LESS DENSE THAN IT IS NOW, AND WE DID IT BECAUSE THAT WAS WHAT'S ATTRACTIVE. BUT I DO 
          [01:45:05]
REALLY LIKE YOUR POINT ABOUT THE FOCUS NEEDING TO BE ON QUALITY OVER DENSITY. I THINK THAT'S REALLY IMPORTANT AS WE GROW AS A CITY IN THE COMMUNITY. AND THEN I JUST WANT TO ADD TO COMMISSIONER CARSON AND FURY AND HAMILTON'S COMMENTS THAT I REALLY THINK THIS IS IMPRESSIVE. 
          YOU CAN TELL IT'S VERY THOUGHTFUL. A LOT OF WORK WENT INTO THIS, AND I JUST I THINK IT'S A VERY IMPRESSIVE PLAN. THANK YOU. WELL, I REMEMBER THAT CONVERSATION, I SAID WHERE WE WOULD TAKE ELECTED OFFICIALS DOWN A LONG TIME AGO TO ADDISON CIRCLE. I FORGOT TO TELL YOU THAT THE KEY, THE PUNCH LINE IN THAT AND THAT WAS THAT WE WOULD STAND. WE'D LOOK AT A BUILDING AT NO. FOUR STORY APARTMENT BUILDINGS HAD EVER BEEN BUILT OUTSIDE OF A DOWNTOWN BEFORE, AND DALLAS HAPPENED TO BE WHERE THEY INVENTED THE WRAP APARTMENT. SO WHAT'S INTERESTING ABOUT IT IS THE ELECTED OFFICIALS LOOKED AT THAT. THEY LIKED THE BRICK, THEY LIKED THE STREETSCAPE, THEY LIKE ALL THOSE THINGS. AND THIS IS AN ALMOST 30 YEAR OLD PROJECT NOW. STILL STANDS UP PRETTY WELL BECAUSE OF THE QUALITY, I THINK. WELL, THEY WOULD SAY, WELL, YOU KNOW, WHAT IS THAT BUILDING? WELL IT'S AN APARTMENT BUILDING, OKAY. AND I'LL SAY, WHAT DO YOU THINK THE DENSITY IS? AND I'D SAY YOU'RE ASKING THAT QUESTION. SO I'M SURE IT'S REALLY DENSE. BUT WE JUST APPROVED SOMETHING AT 22 I'M GOING TO SAY THAT'S 29 UNITS OF THE ACRE. AND YOU'D SAY IT'S 110 AND IT WOULD BLOW THEIR MIND. AND THAT'S WHY I DON'T LIKE THINKING ABOUT DENSITY BECAUSE IT'S SUPER ARBITRARY. I CAN HAVE A BUILDING THAT IS VERY LOW, LOW DENSITY, BUT SUPER URBAN WITH A LOT OF F.A.R. BECAUSE THE UNITS ARE HUGE. I CAN HAVE A VERY SMALL BUILDING WITH TEENY TINY UNITS AND FITS WITHIN YOUR ZONING REQUIREMENTS RIGHT NOW AND YOU WOULDN'T LIKE THE OUTCOME WOULD BE A TERRIBLE PLACE TO LIVE. SO THAT'S WHY I'M MORE FOCUSED ON WHAT'S THE END RESULT OF THE COMMUNITY EXPERIENCE, THE PLACEMAKING. THAT TO ME IS THE MOST IMPORTANT THING. AND, YOU KNOW, THE MARKET CAN DO A PRETTY GOOD JOB OF DELIVERING A PLACE THAT PEOPLE WILL PAY UP FOR AND DO WELL IF THEY'RE NUDGED IN THAT DIRECTION. WHERE IT GETS TRICKY IS IF YOU DEVISE SOME REGULATIONS AND I'LL STOP, I'LL GET OFF THE SOAPBOX. BUT IF THERE ARE REGULATIONS IN PLACE, PEOPLE ARE SMART. THEY FIGURE OUT WAYS TO GAME THE SYSTEM. AND YOU MAY SAY, I'M GOING TO HAVE A MINIMUM DENSITY OR A MAXIMUM DENSITY. THEY'RE GOING TO FIGURE OUT A WAY TO DO WHAT THE MARKET WANTS AND MANIPULATE THINGS, WHETHER THAT'S, YOU KNOW, HAVING CONVERSATIONS AND GOING THROUGH A TWO YEAR PROCESS OR, YOU KNOW, HAVING A FRYING PAN HANDLE OF A OF A SITE AND, YOU KNOW, YEAH, YOU'VE GOT ALL THIS LAND OVER HERE IN THE FLOODPLAIN. BUT TECHNICALLY, I CAN SAY IT'S 20 YEARS TO THE ACRE, WHEN IN REALITY IT'S 40 UNITS TO THE ACRE. I MEAN, THERE'S GAMES LIKE THAT, BUT YOU CAN'T GET AWAY FROM IS THERE'S A SPECIFIC PLAN AND THERE'S A SPECIFIC GOAL. THERE'S A PERFORMANCE GOAL. THERE'S PERFORMANCE STANDARDS FOR THIS PLACE. NOW SHOW ME HOW YOU'RE DOING THAT. YOU CAN'T YOU CAN'T RUN FROM THAT. AND I THINK THAT'S THIS. YOU KNOW, THE HOPE IS THAT WE'RE WE'RE HERE WITH THAT. BUT THAT THAT'S CERTAINLY WAS IN OUR MIND WHEN WE WERE WORKING ON THIS WITH YOU ONLY COMMENT I WOULD LIKE TO ADD IS REALLY JUST APPRECIATION. LIKE I APPRECIATE A CONSULTANT THAT TELLS US WHAT WE NEED TO HEAR, NOT TELLS US WHAT WE WANT TO HEAR. AND I THINK YOU'VE DONE A GREAT JOB IN AN APPROPRIATE WAY. SAYING LIKE, THIS ISN'T PERFECT. YOU DON'T HAVE IT PERFECT HERE IN PROSPER, BUT WE'RE TRYING TO DO THE BEST THAT WE CAN AND LOOK FORWARD, NOT BACKWARD. SO I JUST WANT YOU TO KNOW I REALLY APPRECIATE THAT. YEAH. THANK YOU. YOU ALL ARE AT THE YOU'RE AT THE TOP. I MEAN, IT'S LIKE WE SAID BEFORE, YOU'RE THE ONLY COMMUNITY LIKE YOU IN THE NORTH OF THE METROPLEX, MANY MILES AWAY FROM EVERYONE ELSE. AND WHAT I WOULD ARGUE IS THE BEST REAL ESTATE ECONOMY IN THE WORLD. SO YOU'RE YOU'RE SITTING IN A GREAT SPOT. SO NOW IT'S THAT'S THE HARD THING IS HOW DO WE MAINTAIN THAT POSITION MOVING FORWARD. AND I THINK WITHOUT A PLAN IT'S TOUGH. AND I THINK LETTING JUST STRAIGHT TYPICAL COMMERCIAL STUFF GO ACROSS SIX MILES TO, YOU KNOW, TWO SIDES OF FRONTAGE THAT DOESN'T GET YOU THERE. AND ALL WE HAVE TO LOOK AT ARE OUR NEIGHBORS TO THE SOUTH AND EAST THAT WERE THERE BEFORE US THAT ALLOWED THAT SAME KIND OF THING HAPPEN BEFORE THEY, YOU KNOW, THE MARKET REALLY UNDERSTOOD THE RESULTS OF IT. AND YOU SEE RESIDENTIAL AREAS THAT HAVE STRUGGLED TO MAINTAIN VALUE BECAUSE OF THE COMMERCIAL FRONT DOOR HAS REALLY DECLINED BECAUSE TOO MUCH OF IT WAS DONE IN SECONDARY LOCATIONS. IT'S AS SIMPLE AS THAT. SO THEN IT CYCLES IN TO OTHER THINGS AND IT DOESN'T LOOK GOOD, AND THEY DON'T HAVE ENOUGH MONEY TO KEEP THE CAPEX GOING. WITH NICE LANDSCAPING. IT CYCLES DOWN THAT. IT'S A IT'S A IT'S A SCOURGE ON THE VALUE OF THE RESIDENTIAL BEHIND IT. WHEN THE COMMUNITY IS GREAT. NOTHING WRONG WITH IT. THERE'S JUST TOO MUCH BUILT OF RETAIL AND SMALL OFFICE. SO THAT'S, I THINK, PART OF THIS EXERCISE THAT I WOULD NOT HAVE THOUGHT COMING INTO IT WAS HOW DO WE AVOID THAT HERE? YEAH. SO I APPRECIATE YOUR TIME. THANK YOU SO MUCH FOR YOUR QUESTIONS. IT'S YOU ALL ARE DOING A GREAT JOB AND BEING STEWARDS OF YOUR COMMUNITY. SO APPRECIATE THAT. WELL, THANK YOU FOR YOUR 
          [01:50:03]
PRESENTATION AND TAKING ALL THE QUESTIONS AND COMMENTS AND CONCERNS AND, AND EVERYTHING THAT THE COMMISSIONERS HAD TO SAY. WE REALLY APPRECIATE THAT AND THE WORK THAT YOU'VE DONE. 
          I JUST HAVE ONE THING. AND ONE OF YOUR SLIDES, I THOUGHT I SAW SOMETHING THAT SAID TINY HOUSES AND AND I WHAT? YOU SAW IT TOO. NOT FUNNY. YEAH. SO IS THAT SOMETHING THAT THAT'S REALLY. 
          NO, I'M JUST SAYING THAT IS THAT IS SOMETHING THAT THAT YOU HEAR PEOPLE TALKING ABOUT. OKAY. 
          THE WAY WHAT THAT IS, THERE'S THE, THE FAD WHERE PEOPLE I DON'T KNOW IF PEOPLE COME IN AND TRY TO DO THAT HERE AS A SUBDIVISION, WHICH IS A TERRIBLE IDEA, BUT WHERE A SMALL ADU OR A DETACHED UNIT ON A LOT, THERE IS A LOT OF THAT ACTUALLY IN THE PARK CITIES WHERE YOU HAVE A GARAGE APARTMENT. YOU KNOW, THAT'S AN INTERESTING WAY TO PROVIDE FOR YOUR YOUR GRANNY, YOU KNOW, YOUR MOTHER IN LAW, WHATEVER MAY BE WHERE SHE STILL IN THE COMMUNITY IN SOMETHING THAT SHE CAN AFFORD THAT DOESN'T HAVE A NEGATIVE IMPACT BECAUSE IT'S NOT A SUBDIVISION. SO THAT'S REALLY IN MY OPINION, THAT'S THE ONLY TIME SOMETHING LIKE THAT MAKES SENSE IS AN ACCESSORY STRUCTURE ESSENTIALLY TO THE PRIMARY RESIDENTIAL USE. 
          GOT IT. I APPRECIATE THE CLARIFICATION BECAUSE IT WAS SOMETHING I SAW AND I LEANED OVER TO TO THE BOTH SITTING NEXT TO ME AND JUST SAID, AM I SEEING THINGS? SO I APPRECIATE THAT. YEAH, I WOULD SAY GREAT WORK WITH THIS, BECAUSE ALONG THE TOLLWAY I KNOW IS WHERE I FEEL THAT IF WE'RE GOING TO DO SOME, SOME, SOME TYPE OF APARTMENTS AND STUFF, THIS IS WHERE IT SHOULD BE. SO AND KEEPING IT THERE AND BEING ABLE TO GET THE TYPE OF PRODUCT THAT, THAT PROSPER AND THE VISION OF PROSPER SHOULD HAVE. SO THANK YOU. THANK YOU. ALL RIGHT. 
          APPRECIATE IT. SO THIS IS THE ACTION ON THE TABLE. IS IT APPROVAL OR ADOPTION. THIS IS CONSIDERED THE ADOPTION MORE OF A LANGUAGE QUESTION. WE APPROVING THE PLAN I'M SORRY WHAT WERE YOU SPECIFICALLY ASKING. WHAT ARE THE ACTIONS THAT WE CAN TAKE SPECIFICALLY IF WE WERE WANTING TO MOVE FORWARD. IT SAYS CONSIDER THE ADOPTION. SO ARE WE APPROVING OR ARE WE ADOPTING OR ARE WE? WHAT'S THE OFFICIAL APPROVING? ADOPTION IS PROBABLY THE TECHNICAL TERM, BUT WHAT YOU'RE REALLY DOING IS JUST APPROVING A RECOMMENDATION TO ACCEPT THIS PLAN, TO MOVE FORWARD WITH AT SOME POINT, AS WE MENTIONED, WHATEVER THE THE TEETH ARE GOING TO BE FOR THE AMENDMENTS TO OUR CODES AND ORDINANCES TO TO PUT IN PLACE THE PIECES OF THE PUZZLE THAT THIS THIS PLAN PUTS OUT AS A PATH FOR US TO TAKE. YOU CAN DO THAT APPROVAL AS IT IS. YOU CAN DO IT APPROVAL WITH ANY RECOMMENDATIONS. AS WE DISCUSSED ABOUT THE AMENDMENTS FOR I'LL CALL THEM TECHNICALITIES. BUT GRAMMAR, YOU KNOW, MISSPELLED WORDS, WHATEVER IT HAPPENS TO BE, THINGS LIKE THAT, YOU CAN DO IT WITH APPROVAL OF. CHANGES THAT WILL BE MADE POTENTIALLY AT THE TIME YOU'RE DOING THE THE ONES THE ORDINANCE CODES, AMENDMENTS FOR, FOR THE TEETH THAT ARE GOING TO BE GOING INTO PLACE AND TABLE IT AND AND WAIT AND SEE WHAT THE COMMENTS ARE, WHETHER OR NOT THEY'RE COUNCIL DOES ANY COMMENTS ON ON AT THEIR MEETING NEXT WEEK OR OBVIOUSLY YOU CAN SAY NO, YOU DON'T LIKE IT, BUT IT DOESN'T SOUND LIKE THAT'S THE CASE. SO THAT'S PROBABLY NOT GOING TO BE AN OPTION. ALL RIGHT. APPRECIATE IT DAVID, IS THERE ANY OTHER DISCUSSION THAT THE THAT THE COMMISSIONERS WOULD LIKE TO HAVE ABOUT THIS? I THINK WE COULD PROBABLY BEAT THIS ONE TO. TO THE GROUND. SO AT THIS TIME I WOULD ENTERTAIN A MOTION TO APPROVE THE ADOPTION OF THE DALLAS NORTH TOLLWAY DISTRICT DEVELOPMENT STANDARD. DO WE HAVE ANY COMMISSIONERS THAT WOULD LIKE TO MAKE A MOTION TO APPROVE THE TABLE MOTION? OKAY. THANK YOU, MR. CHAIR. BEFORE I MAKE THE MOTION, LET ME JUST SAY AGAIN, PARIS, I THINK THIS IS JUST A TREMENDOUS JOB. I IN ALL IN ALL THE TIMES I'VE SERVED ON, IN ON A CITY, PNC OR COUNCIL OR IN MY CAREER, I'VE PROBABLY NOT SEEN A QUALITY OF CONSULTANT EQUAL TO YOU. SO I REALLY APPRECIATE THE KIND OF WORK THAT YOU'VE DONE, THE WAY YOU'VE LISTENED TO THE INPUT THAT'S BEEN 
          [01:55:03]
PROVIDED TO YOU, THE AND THE THOUGHTFULNESS AND THE AND AGAIN, AS, AS COMMISSIONER CARSON SAID, IT'S THE STRAIGHT ANSWERS THAT YOU PROVIDE. SO I THINK THIS IS JUST A GREAT JOB. 
          ALSO ALSO WOULD REMIND REMIND EVERYBODY WHAT WE'RE TALKING ABOUT IS ONLY THE THE TOLLWAY DISTRICT HERE, WHEN WE'RE TALKING ABOUT HIGHER DENSITY OR WE'RE TALKING ABOUT INCREASED SMALLER HOMES, THOSE KIND OF THINGS, THOSE ARE NOT THROUGHOUT THE REST OF PROSPER IN UNDER THIS PLAN. THIS THIS IS JUST ALONG THE TOLLWAY WHICH IS OUR OUR WINDOW INTO OUR COMMUNITY. AND I KNOW OUR COMMUNITY REALLY VALUES THE SMALL TOWN FEEL. THAT'S NOT NECESSARILY GOING AWAY UNDER THIS PLAN. IT MIGHT BE ALONG THE TOLLWAY, BECAUSE THE TOLLWAY WILL BE WHAT ATTRACTS PEOPLE HERE. AND I THINK THAT'S THAT'S JUST KIND OF THE NATURE OF THIS. I JUST THINK IT'S IT'S A GREAT, WELL THOUGHT OUT PLAN. SO WITH THAT, I WOULD SAY, MR. CHAIRMAN, I WOULD MOVE THAT WE APPROVE ITEM NUMBER FOUR, WHICH IS THE ADOPTION OF THESE DISTRICT STANDARDS FOR RECOMMENDATION TO THE COUNCIL WITH THE RECOMMENDATION TWO, THAT ALL THE TECHNICAL, GRAMMATICAL, TYPOGRAPHICAL CORRECTIONS THAT HAVE BEEN PROPOSED TO THE STAFF WOULD BE MADE AT THE APPROPRIATE TIME WITH, WHETHER BEFORE OR AFTER THE COUNCIL. AND SO I MOVE THAT MOVE THAT ADOPTION. WE HAVE A MOTION BY COMMISSIONER BLAND. 
          DO WE HAVE A SECOND? I'LL SECOND IT. WE HAVE A SECOND BY COMMISSIONER HAMILTON. ALL 
          [5.  Review actions taken by the Town Council and possibly direct Town Staff to schedule  topic(s) for discussion at a future meeting. ]
THOSE IN FAVOR, PLEASE RAISE YOUR HAND. MOTION IS APPROVED. SIX ZERO. THANK YOU PARIS. 
          THANK YOU SIR. THE NEXT ITEM ON THE AGENDA IS REVIEW ACTION TAKEN BY THE TOWN COUNCIL AND POSSIBLY DIRECT TOWN STAFF TO SCHEDULE TOPICS FOR DISCUSSION AT A FUTURE MEETING. ALL RIGHT. 
          THANK YOU. CHAIRMAN. SO AT THE PREVIOUS TOWN COUNCIL MEETING, ALL OF THE ITEMS WERE APPROVED UNANIMOUSLY, INCLUDING THE PLAN DEVELOPMENT FOR THE MCCASLIN TRACT AT THE NEXT TOWN COUNCIL MEETING ON THE 24TH. YOU'LL HAVE THE NOTICE OF APPEALS, THE ACTION ON THE D-A DISTRICT DEVELOPMENT STANDARDS THAT YOU HEARD TONIGHT, THE SP FOR THE PRIVATE STREETS FOR THAT TOWNHOME DEVELOPMENT, AND THEN THE PD FOR BELLA PROSPER. THAT ONE WAS TABLED AT THEIR LAST MEETING IN NOVEMBER TO THE FEBRUARY DATE. SO THAT WILL BE ON THEIR AGENDA NEXT WEEK. AND THEN FOR YOUR NEXT AGENDA ON MARCH 3RD. SO WE'RE STILL WORKING OUT THE CONSENT AGENDA. 
          AND THEN CURRENTLY THERE ARE POTENTIALLY TWO ZONING CASES THAT WOULD BE ON THE AGENDA. 
          THE FIRST IS A PLANNED DEVELOPMENT FOR SPORTS FACILITY AND OFFICE COMPLEX. AND THE NEXT IS AN SCP FOR AN ACCESSORY BUILDING THAT IS EXCEEDING 4000FT■!S. WHERE ARE THOSE? GENERALLY, THE PD IS NEAR DENTON WAY. I DON'T KNOW WHAT THE CROSS STREET IS WITH THAT IS IT DIDN'T WIN FISHTRAP FOR THE SPORTS FACILITY, FOR THE SPORTS FACILITY. AND THEN THE SP IS IN ITS 741 WHISPERING WAY. I FORGOT THE SUBDIVISION THAT THAT IS. WHISPERING WHISPERING. 
          WHISPERING FARMS. THAT'S WHAT IT IS. YEAH. HOUSTON. THAT'S RIGHT. PALM SPRINGS WHISPERING FARMS. SO. AND THAT'S IT. THANK YOU. ALL RIGHT. ANY QUESTIONS FOR COUNCIL STAFF. THANK YOU. 
          ALL RIGHT. NEXT ITEM ON THE AGENDA IS ITEM NUMBER SIX. TO ADJOURN WE HAVE A MOTION TO ADJOURN. MOTION TO ADJOURN. MOTION BY COMMISSIONER CARSON TO
* This transcript was compiled from uncorrected Closed Captioning.