City of Plano, TX - File #: 26-460

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TEST - Public Hearing: Zoning Case 2025-003

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PETITIONERS: Rosewood Property Company, RPC Walnut, LLC, and CLP, LLC

Case Planner: Molly Coryell, AICP

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DESCRIPTION:

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Request to expand and amend Urban Mixed-Use-1 on 160.4 acres of land out of the William Beverly Survey, Abstract No. 75, and the Samuel Klepper Survey, Abstract No. 216, located at the southeast corner of Plano Parkway and Custer Road in the City of Plano, Collin County, Texas, for the following changes: to expand the district by rezoning 4.1 acres from Light Industrial-1 to Urban Mixed-Use-1; to modify the required mix of uses; to allow outdoor commercial amusement, additional multifamily residence units, and single-family attached units on certain blocks of the development plan; and to modify other development standards for the district; presently zoned Urban Mixed-Use-1 and Light Industrial-1 and located within the 190 Tollway/Plano Parkway and Expressway Corridor Overlay Districts. Projects #ZC2025-003 & #DP2025-001.

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EXECUTIVE SUMMARY:

The Urban Mixed-Use-1 (UMU-1) district was established in 2014 to facilitate the Heritage Creekside mixed-use development, including higher-density residential and commercial uses anchored by a major employer along Custer Road. The development plan has been modified three times since 2014. Completed phases of the development plan include approximately 24,000 square feet of retail, restaurants, medical office, and other service uses on 5.7 acres of the east side of the district near Alma Drive and 43.2 acres of residential uses, including 59 single-family detached, 232 single-family attached, and 956 multifamily units extending throughout the district. Approximately 37 acres of undeveloped land remain, which are currently designated for a mix of 6- to 25-story offices, 1- to 2-story retail and office buildings, and 4- to 15-story hotels. According to the petitioner, much of the remaining phases are no longer economically viable as originally envisioned. Therefore, the purpose of the request is to modify the adopted development plan and associated standards of the UMU-1 district to effectively allow more residential and retail with less office and hotel. Major topics of consideration include:

District Expansion - The original district incorporated all the property within the boundaries of four major roadways: Plano Parkway, Alma Drive, State Highway 190, and Custer Road, with one outstanding 10.7-acre parcel along Plano Parkway, zoned Light Industrial-1 (LI-1). The request includes incorporating approximately 4.1 acres of adjacent land located at the southwest corner of Plano Parkway and Texas Drive, currently zoned Light Industrial-1, and developed with professional/general administrative office and mini-warehouse uses.

Required Mix of Uses - All UMU districts must contain three or more land use categories
(e.g., primary residential, retail, office, service) with each use category designated as a primary, secondary, and tertiary uses.

• Primary Uses - To ensure a viable mix of uses, primary uses must be 40-70% of the total gross square footage of the district. In UMU-1, residential is designated as the primary use. The petitioner is requesting to increase the maximum allowance for residential from 70% to 88%, adding 700 multifamily residence units and 51 single-family residence attached units to the development plan.

• Secondary Uses - To ensure a viable mix of uses, secondary uses must be 20-40% of the total gross floor area of the district. In the UMU-1 district, office is currently designated as the secondary use (note: A 2021 amendment to UMU-1 previously redesignated office from a primary use to a secondary use). The petitioner is requesting to reduce the range of office required in UMU-1 from 20-40% to 5-20% and designate it as a tertiary use. If approved, no uses would be designated as a secondary use.

• Tertiary Uses - To ensure a viable mix of uses, the UMU district restricts tertiary uses to no more than 20% of total gross floor area of the district. In the UMU-1 district, all nonresidential uses, including office, retail, hotel, restaurant, and private recreation facilities, are proposed as tertiary uses. The petitioner is requesting to modify the required range of retail uses in UMU-1 from 0-20% to 3-20%.

Staff finds the requested changes to the required mix of uses inconsistent with the intent of the UMU zoning district and the affiliated Urban Activity land use category, since the district will be predominantly an urban residential neighborhood rather than an urban, mixed-use district.

Development Plan Changes - UMU districts require adoption of a development plan illustrating the streets, blocks, parking areas, and open space. Each block has a designated land use and square footage of primary, secondary, and tertiary uses. The requested modifications include the addition of two, four-story multifamily buildings on Blocks A2 (Lot 1) and F, modifying the site layout for nonresidential uses on Blocks A2 (Lot 2), A3, A4, A5, C, L, and M, and the inclusion of Block Z for the single-family residence-attached units.

Potential Impacts of Recent Changes in Law - On September 1, 2025, changes in state law mandated the city to allow multifamily development in portions of this development for any new projects initiated after the effective date of the legislation. This zoning petition and associate plan were submitted prior to the effective date of these changes and are subject to review and approval under the city ordinances in effect prior to these changes. Therefore, the newly adopted standards are not being considered with this request. However, a new application for development could authorize construction of residential uses on the site without the need for a zoning change and would be reviewed under current development regulations.

Modified Development Standards - UMU districts allow modifications to the base standard district. The petitioner is proposing to modify development standards related to:

• Building Form - Proposed changes include reduced lot coverage, lower building heights, reduced minimum building area for freestanding commercial buildings, lower floor area ratios, and greater building setbacks for specific blocks. Staff finds these proposed changes are inconsistent with the city’s intent for the urban mixed-use district, minimizing the effectiveness of the UMU-required main street, by reducing density, and resulting in more 1- to 2-story retail product that is overbuilt in the city.

• Additional Permitted Use - Proposed UMU-1 exceptions include the allowance of outdoor commercial amusement as an additional permitted use on Blocks A5 and C.

Outdoor commercial amusement is typically a prohibited use in the UMU district. The associated development plan shows outdoor courts as part of the retail/restaurant building on Block C; however, the proposed amendments would also allow the use on Block A5. The petitioner is requesting this flexibility so the use can be located on either block. Staff is in support of including this use based on the proposed language in the UMU-1 exceptions, which will limit the types of outdoor commercial amusement uses to prevent nuisance for noise and light pollution onto surrounding properties.

Expressway Corridor Overlay District - The Expressway Corridor Overlay District requires specialized ventilation, noise mitigation, and separation standards to protect residents in proximity to the city’s major expressways. The petitioner is requesting to lower the separation requirements for the 51 additional single-family attached units proposed in Block Z by allowing shorter buildings and less landscaping on Block M than the standard requirements. If the single-family homes are constructed first, the city’s standard 100 ft. landscape buffer would be provided on Block M until the buildings are constructed.

Conformance to the Comprehensive Plan - The request is inconsistent with the Mix of Uses in the Urban Activity Center Dashboard and Redevelopment and Growth Management (RGM) Policy. Findings are required to approve this request.

The proposed zoning change does not meet the intent of the UMU district or UA Future Land Use category because it does not provide adequately scaled nonresidential uses in comparison to the percentage of residential uses occupying the development. Due to inconsistency with the Mix of Uses recommendation of the UA Dashboard and the RGM policy, findings are required to approve this request.

INTRODUCTORY REMARKS:

The petitioner is requesting to expand and amend the Urban Mixed Use-1 (UMU-1) zoning district to change the mix of uses required to be provided in order to allow a maximum 88% of residential uses and modify standards for nonresidential development related to the Expressway Corridor Overlay District, lot coverage, building height, setbacks, and phasing.

Relevant Terms Defined

Existing Zoning - Section 10.700 of the Zoning Ordinance states the purpose of the UMU district is as follows:

Urban Mixed-Use District (UMU): The UMU district is intended to provide a planning, regulatory, and management framework for the design, development, and operation of urban mixed-use centers that promote social interaction, community identity, and efficient use of land and resources. The UMU district should also support and encourage a variety of transportation options, including transit, bicycles, and walking. The district is applicable primarily to large undeveloped properties where higher density residential and commercial uses are appropriate.

Single-Family Residence (Attached) - Article 8.200 of the Zoning Ordinance defines Single-Family Residence (Attached) as follows:

A dwelling that is part of a structure containing 3 or more dwellings, each designed and constructed for occupancy by one family, with each dwelling attached by a common wall to another with a minimum length of attachment of 20 feet, in which each dwelling is located on a separate platted lot (unless the dwelling is part of a planned residential development approved without separate platted lots); except that 20% of the total dwellings in a single-family attached project may be included in structures containing only 2 dwellings.

Dwelling (Multifamily) - Article 8.200 of the Zoning Ordinance defines Dwelling (Multifamily) as follows:

Any building or portion thereof, which is designed, built, rented, leased, or let to be occupied as 3 or more dwelling units or apartments or which is occupied as a home or residence of 3 or more households.

Amusement, Commercial (Outdoor) - Article 8.200 of the Zoning Ordinance defines Commercial Amusement (Outdoor) as follows:

An outdoor area or structure, open to the public, which provides entertainment or amusement primarily by and for participants for a fee or admission charge. Typical uses include batting cages, miniature golf, go-kart tracks, and carnivals.

Site History - The UMU-1 district was originally established in 2014 for a mixed-use development consisting primarily of residential, office, hotel, retail, restaurant, and other supportive uses. In 2017, the UMU-1 was amended twice to refine signage, lot and block layouts, use allocations, and street configurations. A third amendment in 2021 introduced significant updates, including:

• Revised Mix of Uses: Office space was reclassified from a primary to a secondary use to better align with market demand.

• General Layout and Height: Previously, the western portion of the subject property was designed with large, multistory office blocks with parking garages surrounding an internal retail and restaurant block (Block A5) and two multifamily blocks. The updated design relocated Block A5 south of the primary east-west roadway, which was straightened to provide a direct connection to Custer Road. Another significant design change included the reduction of building heights, reducing the office buildings previously shown at 12 and 15 stories to 6 stories.

• Residential Uses: The number of single-family lots increased from 259 to 291, while the overall number of multifamily units remained the same. However, the locations of 341 multifamily units were relocated throughout the district.

There are approximately 37 acres of undeveloped land remaining. Existing development includes:

• 291 single-family residences, totaling 757,989 square feet;

• 956 multifamily residences, totaling 1,090,740 square feet;

• Three restaurant buildings totaling 12,981 square feet;

• A 10,884-square-foot commercial building housing a health/fitness center and a medical office; and

• 21.8 acres of improved and natural open space.

Surrounding Land Use and Zoning

North	The properties to the north across Plano Parkway are zoned Planned Development-377-Retail/General Office (PD-377-R/O-2), Planned Development-378-Retail/General Office (PD-378-R/O-2), Light Industrial-1 (LI-1), Planned Development-379-Retail/General Office (PD-379-R/O-2), Single-Family Residence-7 (SF-7), and Corridor Commercial (CC) and are developed with office/mini-warehouse, religious facility, single-family residences, and assisted living facility uses.
East	The properties to the east across Alma Drive are zoned Multifamily Residence-2 (MF-2) and Planned Development-387-Retail/General Office (PD-387-R/O-2) and are partially developed with multifamily residences.
South	The properties across State Highway 190 within the City of Richardson are developed with multifamily residences, hotel, and retail uses.
West	The property to the west across Custer Road is zoned Planned Development-383-Retail/General Office (PD-383-R/O-2) and is undeveloped, however, there are plans approved for a North Texas Municipal Water District water tower.

Proposed Development Stipulations

The following exceptions to the standard UMU district are proposed. Existing UMU-1 exceptions are provided in black text, new proposed language is in blue underlined text, and proposed language to be removed is in red strikethrough text:

The permitted uses and standards shall be in accordance with the Urban Mixed-Use (UMU) zoning district standards unless otherwise specified herein. Where an approved plan conflicts with an adopted regulation and no variance or exception is expressly approved, the regulation shall apply.

Exceptions to the UMU District

1. The following exceptions shall apply to all blocks within the district:

a. Minimum single-family residence attached density: 8 dwelling units per acre

b. Single-family residence detached is an additional permitted use and must be developed in accordance with the Patio Home (PH) zoning district standards, except as noted below:

i. Minimum Lot Width: 35 feet

ii. Maximum Height: 3 story, 35 feet

c. The landscape edge may be reduced to 15 feet along Plano Pkwy., Alma Dr., State Highway 190, and Custer Rd.

d. All blocks are exempt from the maximum building setbacks for structures adjacent to Alma Dr., Plano Pkwy., Custer Rd., and State Highway 190.

e. A minimum of 40% of the gross linear footage of the first floor along the activity center must consist of retail, restaurant, entertainment, and other active uses.

f. Height:

i. Maximum Building Height: One 25 story (360 feet) building to be located adjacent to State Highway 190 and a minimum of 1,500 feet east of Custer Rd.; remainder 20 stories (290 feet).

ii. Within 250 feet of the south right-of-way line of Plano Pkwy., a maximum 8 story height (120 feet) is allowed. No more than 50% of the structures within this setback must exceed 6 stories (90 feet). One building at the southeast corner of Custer Rd. and Plano Pkwy. may be 10 stories (150 feet). The maximum height for all other buildings is 20 stories (290 feet). All heights must include mechanical/penthouse.

iii. Maximum Parking Structure Height: 6 levels above grade (60 feet).

g. Signage located along exterior public rights-of-way must comply with Subsection 22.600 (Requirements for Freestanding Signs Located within an Overlay District) of Article 22 (Signs) with the following exceptions:

i. Identification signs may have a maximum size of 150 feet.

8. All signage internal to development along private and quasi-public streets must be consistent with the signage standards of Subsection 10.800.6 (Signs) of Section 10.800 (Downtown/Business Government) of Article 10 (Nonresidential Districts) with the following exceptions:

ii. Signage may be illuminated.

iii. Stainless steel, perforated metal, and/or wire mesh with dark bronze finish are additional sign finish.

9. If the Central/190 Addition property is zoned to a district less intense than Light Industrial and is used for a land use allowed by right in the UMU-1 district, then one point of cross access must be provided to the western edge of Central/190 Addition, Block A, Lot 1.

10. An average residential density of 36 dwelling units per acre must be maintained within the UMU district.

1. For the entire UMU-1 Property, the following Mixed Use Category Percentages apply for the combined land uses:

Use Category	% of GFA	Functional Role
Primary Residential Use	40 - 88%	Primary (Amended)
Retail Uses	3- 20%	Tertiary (Amended)
Office and Professional Uses	5 - 20%	Tertiary (Amended)
Service Uses	No more than 20%	Tertiary
Educational, Institutional, Public and Special Uses	No more than 20%	Tertiary
Transportation, Utility, and Communication Uses	No more than 20%	Tertiary

12. Publicly accessible parking may be shared between blocks via the reciprocal easement agreement as part of the Governance Association provided that such parking is within 300 feet as measured in a straight line from the nearest point of that block.

13. Plazas and/or patios as shown on the development plan shall be provided in front of all buildings and extend to the edge of Dalhart Road.

14. Plazas shall contain at least three of the following amenities for each 400 square feet of area:

i. Outdoor seating/furniture/bench

ii. Public art/sculpture

iii. Bicycle racks

iv. Raised planters, vertical gardens

v. Hydration station

vi. Planters with one ornamental tree per planter

vii. Landscape areas no less than 50 square feet in area in the aggregate with one ornamental tree per landscape area

viii. Trash Bin, Recycling Bin and Pet Waste Station

ix. Decorative street lighting

x. Any other amenity approved by the Director.

2. Block A1:

a. Maximum block size must be 5 acres.

b. A pedestrian paseo a minimum of 30 feet wide will be provided that will connect the western property line and the eastern property line. Covered open air elevated walkways may be provided above the ground floor for resident access.

c. A break in the building massing that will be no less than 15 feet wide and a minimum of
30 feet deep will be provided alongside the paseo on the eastern and western building facades.

3. Block A2:

a. Maximum block length must be 650 feet.

b. Maximum block size must be 7.0 acres.

c. Single-tenant maximum first floor must be 50,000 square feet.

d. Minimum lot coverage must be 40%.

e. Food truck park is an additional permitted use.

c. Minimum lot size for a standalone restaurant use is 1.5 acres.

d. Lot 1:

1. Minimum lot coverage must be 40%.

e. Lot 2:

i. Minimum lot coverage must be 20%

ii. Minimum building height must be one story, 24 feet.

iii. Minimum Floor Area Ratio: 0.1:1.

iv. Food truck park is an additional permitted use.

v. Minimum lot frontage along Dalhart may be reduced to a minimum of 100 feet along Dalhart Road as shown on the Development Plan. Freestanding nonresidential buildings may not be less than 3,000 square feet in size.

4. Block A3:

a. Maximum block length must be 800600 feet.

b. Maximum block size must be 5.03.5 acres.

c. Single-tenant maximum first floor must be 45,000 square feet.

1. d. Minimum lot coverage must be 20%.

2. e. Food truck park is an additional permitted use.

5. Block A4:

a. Maximum block size must be 4.5 acres.

b. Single-tenant maximum first floor must be 45,000 square feet.

a. c. Minimum lot coverage must be 4015%.

d. Food truck park is an additional permitted use.

b. a. Minimum lot coverage floor area ratio must be 20% 0.15:1.

b. Required off-site parking may be provided in Blocks A2, A3, and A4 provided that binding agreements exist which will ensure the availability of such off-street parking for the reasonable useful life of the building or project to be built on the site.

c. Freestanding retail and restaurant buildings are permitted to have a minimum height of one-story and a minimum size of 2,500 sq. ft. The restaurants At least one of the two retail and restaurant buildings must have a 1,000 sq. ft. patio which must open onto or be adjacent to a plaza, creek, and/or public open space.

d. A minimum of 0.5 acre of publicly accessible open space or plaza must be provided.

d. e. Food truck park is an additional permitted use.

e. f. Parallel parking depicted in the Development Plan may be modified to angled parking stalls.

f. g. Hotel Retail use in this block may be substituted by retail hotel, restaurant, professional/general administrative office, or other permitted nonresidential uses provided the proposed nonresidential uses do not change the primary, secondary, or tertiary classification of uses within the district by more than 15% of the percentage allocated for each primary, secondary or tertiary use.

g. A surface parking lot is permitted for a nonresidential use and may located along the main street provided:

1. the nonresidential use shall be within 300 feet of the surface parking lot,

2. the nonresidential use must be in Blocks A4 or A5,

3. a minimum five-foot (5’) landscape edge shall be provided along the main street between the surface parking lot and main street,

4. within this landscape edge, ten shrubs (five gallon minimum), with a minimum height of 18 inches, shall be planted per 500 square feet of landscape edge area,

5. a ten-foot (10’) greenbelt shall extend along the landscape edge between the landscape edge and surface parking lot,

6. within this greenbelt shall be no fewer than three pedestrian amenities such as a walking path, seating, shade structures, pet waste station, and public art, and

7. a binding shared parking easement is executed and filed with Collin County if the surface parking lot is not on the same lot as the nonresidential use. At such time the area used for surface parking is developed with structures, the requirements in this subsection 5g shall no longer apply and the areas used for the landscape edge and greenbelt may be used for the development of structures.

h. Any off-street parking requirements may be provided within Blocks A2, A3, or A4 provided that binding agreements exist which will ensure the availability of such off-street parking for the reasonable useful life of the building or project to be built on the site.

1. Block A5:

a. Maximum block size must be 5.5 acres.

b. Minimum building area for a freestanding building must be 3,000 square feet.

c. Minimum building height must be one story, 24 feet for nonresidential uses.

d. Minimum lot coverage must be 10%.

e. Minimum floor area ratio must be 0.1:1.

f. Food truck park is an additional permitted use.

g. A minimum of 0.5 acre of publicly accessible open space or plaza must be provided.

h. Retail buildings within the Activity Center may have multiple primary access points as shown on the Development Plan with at least one primary access from Dalhart Road; service areas and service entrances shall not be visible from Dalhart Road.

i. Amusement, Commercial (Outdoor) is an additional permitted use in Service Use category.

Operations are limited to game courts and fields, table games, miniature golf, and other similar leisure activities only. Carnivals, go-karts, batting cages, and other mechanized or motorized amusement uses are prohibited.

The outdoor commercial amusement guidelines do not apply.

Operations listed in 6.i above must be setback a minimum of 50 feet from Dalhart Road.

2. Block B:

a. Must have a maximum block size of 4.4 acres.

b. A pedestrian paseo a minimum of 30 feet wide will be provided that will connect the western property line and the eastern property line. Covered open air elevated walkways may be provided above the ground floor for resident access.

c. A break in the building massing that will be no less than 15 feet wide and a minimum of 30 feet deep will be provided alongside the paseo on the eastern and western building facades.

3. Block C:

a. Maximum front setbacks: 75% of the building face is required to be within 15 feet of the property line. If easements are present or public open space, patio dining, plaza or other public amenity is provided, 75% of the building face shall be within 15 feet of the easement line, open space, or public amenity.

b. Minimum building area for a free-standing building be 3,000 square feet.

c. Minimum building height must be one story, 24 feet for nonresidential uses.

d. Minimum lot coverage must be 9%.

e. Minimum floor area ratio must be 0.09:1.

f. Food truck park is an additional permitted use.

g. a. Parking Surface parking for uses in Block C may be located in Blocks A4 and Finside the edge of development and abut Dalhart Road as shown on the Development Plan.

h. Amusement, Commercial (Outdoor) is an additional permitted use in the Service Use Category.

Operations are limited to game courts and fields, table games, miniature golf, and other similar leisure activities only. Carnivals, go-karts, batting cages, and other mechanized or motorized amusement uses are prohibited.

The outdoor commercial amusement guidelines do not apply.

4. Block F:

a. Maximum block length must be 750 feet.

b. Must have a maximum block size of 6 acres.

c. Food truck park is an additional permitted use.

5. Block I:

a. Must have a maximum block size of 4 acres.

b. Single-Family Residence-Attached lots may take access from an access and utility easement. Units may front on an access and utility easement. The minimum frontage required along a public street for each lot deriving frontage from an access and utility easement is 6 feet. The access and utility easement must be a minimum of 22 feet wide, paved and maintained by the homeowners association.

6. Block K: Must have a maximum block size of 4 acres.

7. Block L:

a. Minimum building height must be one story, 2422 feet for nonresidential uses.

b. Minimum lot coverage must be 4012%.

1. Lots in Block L may have multiple primary access points as shown on the Development Plan with at least one primary access from Dalhart Road; service areas and service entrances shall not be visible from Dalhart Road.

2. Buildings may be set back from Dalhart Road as shown on the Development Plan.

3. Freestanding nonresidential buildings may not be less than 2,000 square feet in size.

8. Block M:

a. Minimum building height must be one story, 2422 feet for nonresidential uses.

b. Minimum lot coverage must be 2512%.

1. Building(s), landscaping and landscape buffers may be provided in Block M as set forth in Section 19.a herein for purposes of satisfying the separation requirements in
Section 11.1100.4 between a listed use in Block Z and a Type A thoroughfare. Such building(s), landscaping, or landscape buffers shall be provided prior to the issuance of a certificate of occupancy for a listed use in Block Z.

2. Lots in Block M may have multiple primary access points as shown on the Development Plan with at least one primary access from Dalhart Road; service areas and service entrances shall not be visible from Dalhart Road.

3. Surface parking of more than 100 spaces but no more than 300 spaces is permitted.

4. Buildings may be set back from Dalhart Road as shown on the Development Plan. Maximum setback is 80 feet.

5. Freestanding nonresidential buildings may not be less than 2,000 square feet in size.

9. Block N: Must have a maximum block size of 5 acres.

10. Minimum lot coverage for end units in single-family attached developments and Block O, Lot 2 must be 50%.

11. Block T:

a. Minimum free-standing building square footage must be 3,000 square feet.

b. Minimum building height must be one story, 24 feet for nonresidential uses.

c. Minimum lot coverage must be 10%.

d. Minimum floor area rationratio must be 0.1:1.

12. Block U:

a. Minimum building height must be one story, 24 feet for nonresidential uses.

b. Minimum lot coverage must be 10%.

c. Minimum floor area ratio must be 0.1:1.

d. Food truck park is an additional permitted use.

13. Block V:

a. Minimum building height must be one story, 24 feet for nonresidential uses.

b. Minimum lot coverage must be 10%.

c. Minimum floor area rationratio must be 0.1:1.

d. Food truck park is an additional permitted use.

19. Block Z:

1. For purposes of satisfying the separation requirements in Section 11.1100.5.B.iii between a listed use in Block Z and the President George Bush Turnpike, the following may be provided in Block M:

1. Except as otherwise provided, nonresidential buildings or parking structures of no less than 22 feet in height or larger between President George Bush Turnpike and a listed use in Block Z; If there are openings between such buildings in Block M, a minimum of one
3-inch minimum caliper shade tree and one 3-inch ornamental tree (7-foot planted height) shall be required for every ten feet between such buildings to satisfy the requirements in Section 11.1100.5.B.ii; or,

2. If the properties do not have an active building permit application in Block M prior to Block Z obtaining a Certificate of Occupancy or final inspection, then a temporary landscape buffer in accordance with Section 11.1100.4.A.iv.a on Block M will satisfy this requirement. This landscape buffer may be replaced with a nonresidential use in the future.

2. Each “outdoor-air sourced” mechanical ventilation unit must utilize a filter or series of filters on its air-intake side with a Minimum Efficiency Reporting Value (MERV) of not less than 13, based on American Society of Heating, Refrigerating, and Air Conditioning Engineers (ASHRAE), or as required by the most-recently adopted building code, whichever is greater.

3. Intake openings for outdoor air, as defined in the adopted International Mechanical Code, as amended, must be located on the opposite side of the building from any Type A thoroughfare that is within 1,200 feet of the property.

4. The following requirements must be added as a note to the site plan:

Construction documents sealed by a registered design professional must be provided as part of the building construction plan set that details mitigation of the interior noise at each dwelling unit to a maximum level of 45 dBA Ldn or the interior noise goal of the Department of Housing and Urban Development per 24 CFR 51.101, whichever is lower.

Prior to approval of final inspection or issuance of a certificate of occupancy, the registered design professional shall submit a sealed statement to the Building Inspections Department certifying compliance with this subsection.

5. All lots may face a mews street if:

1. 0.25 parking spaces per unit for guest parking is provided; and,

2. Each lot must have a visitor parking spot within 600 feet

6. The above landscaping requirements only apply in Block Z with the development of townhouse uses as shown on the Development Plan. In addition, townhouse uses may be permitted for construction so long as abovementioned landscaping is provided prior to final inspection.

CONFORMANCE TO THE COMPREHENSIVE PLAN:

Guiding Principles <https://planocompplan.org/260/Vision-Guiding-Principles> - This set of Guiding Principles to the Comprehensive Plan (Plan) establishes overarching themes that apply to all policies and actions and express values for Plano Today,
Plano 2050, and Plano Together. Since the principles do not stand alone but are used in concert with one another and carry across the Plan as a whole, each principle must be judged through a lens that incorporates all other principles to be fully and accurately understood. As such, the Planning & Zoning Commission (P&Z) is encouraged to review the full list of Guiding Principles and judge zoning requests through the lens of all principles.

Core Policies - The following policies serve as the fundamental basis for staff recommendations for zoning cases.

• Land Use <https://www.planocompplan.org/151/Land-Use>: Plano will support a system of organized land use to provide housing and employment choices aligned with the market, where new and redevelopment areas respect the viability and quality of life for existing neighborhoods, businesses, and institutions.

• Redevelopment & Growth Management <https://www.planocompplan.org/271/Redevelopment-Growth-Management>: Plano will protect and preserve the well-established built environment of Plano and prevent overcrowding by requiring new growth and redevelopment to respect the unique development patterns, suburban character, housing needs, infrastructure capacity considerations, and fiscal constraints of our community.

Future Land Use Map Category & Dashboard

Future Land Use <https://www.planocompplan.org/287/Future-Land-Use-Map-Dashboards> - The subject property is located within the Urban Activity Centers (UA) <https://www.planocompplan.org/293/UA-Urban-Activity-Centers> category of the Future Land Use Map (FLUM).

Description: The UA category applies to areas designated for significant development or redevelopment with high intensity mixed-use activity centers attracting large corporations, specialty shopping, dining, and entertainment, and high density residential development. These areas are typically a minimum of 100 acres and include mid- to high-rise buildings with a compact block structure, and human-scale street and building design, which create a highly walkable urban form.

Complete Neighborhoods: Uses should be highly integrated, creating self-contained neighborhoods with a variety of housing types, convenient access to jobs, active open spaces, bicycle and pedestrian connections, cultural activities, and supporting services. Parking structures should be provided to reduce surface parking and encourage efficient use of land. Where possible, these areas should incorporate principles of Transit-Oriented Development to accommodate future transit connections.

UA Description Alignment: Partially Meets

The request to expand and amend UMU-1 to allow for additional residential uses, including multifamily and single-family attached, is partially consistent with the description of the UA category. While the proposed residential types are supported within UA areas, a balance of employment, retail, service, and residential uses is essential to meeting the intended mixed-use activity for the area. The request for additional residential development would shift the overall mix of uses away from the intended balance.

The UA category emphasizes a compact block structure to support a highly walkable urban form. Proposed amendments to UMU-1 and the associated development plan reduce lot coverage, increase setbacks along Dalhart Road, and reduce building height and floor area ratio, resulting in a less walkable form that is inconsistent with the UA recommendations.

Additionally, the UA category emphasizes the need for complete neighborhoods and ensuring that residential uses are highly integrated with adjacent development; the request proposes incorporating a portion of an existing office site - currently not integrated with the surrounding UMU zoning district - into a residential townhome use. This proposed redevelopment would help create a more cohesive urban form while also adding a variety in housing types, aligning with the expectations for UA areas.

The following UA priorities are applicable to this request:

Priority #1: Attracting corporate headquarters and promoting economic development.

• Alignment: Does Not Meet

• The proposed PD amendments allow portions of the site intended for employment-generating uses to be developed as multifamily, limiting the ability to support corporate or economic development activity.

Priority #2: High standards for mixed-use form, amenities, and open space.

• Alignment: Partially Meets

• The proposed UMU-1 modifications are generally moving away from the recommended UA mix of uses and toward a less intensive mixed-use form. However, the modifications do include a commitment to at least three amenities per 400 square feet for plazas, as noted in the associated development stipulations.

Priority #3: Providing amenities in early phases of development.

• Alignment: Does Not Meet

• No phasing requirements are proposed to ensure that amenities are delivered prior to or concurrent with the additional residential units.

Mix of Uses - The UA category recommends a minimum of 25% Retail and 25% Office Types, with an overall mix of at least 60% employment generating uses. The proposal would reclassify portions of the site from Office Types to Multifamily Types and Retail Types, resulting in an increase in the overall housing acreage and a decrease in the employment acreage that is inconsistent with the recommended UA Land Use Mix.

UA Mix of Uses Summary Assessment: Does Not Meet

• Increases the overall Housing acreage above the recommended range.

• Increases Multifamily Types above the recommended range.

• Increases Attached Single-Family Types within the recommended range.

• Increases Retail Types above the recommended range.

• Decreases Office Types below the recommended range.

Due to the inconsistency with the recommendations of the UA Mix of Uses Dashboard, the request will require findings to approve this request.

UA Desirable Character Defining Elements Summary Assessment: Partially Meets

• Building Height (Recommended: 1 to 20 stories): Meets

• Density (Recommended: Single-Family: 10 to 40 DUA; Multifamily: 30 to 120 DUA): Meets

• Intensity (Recommended: High intensity with 75% to 100% lot coverage): Does Not Meet

o Existing UMU-1 zoning standards require an overall district lot coverage of approximately 65%, which is already below the UA recommendation. As proposed, the lot coverage of specific blocks would be further reduced as noted in the UMU-1 exceptions, resulting in a 10% reduction to the overall lot coverage as shown on the associated development plan.

• Open Space (Recommended: 10% to 15% active open space): N/A (Meets UMU Requirement)

o UMU zoning district standards require usable public open space in an amount between 5% and 10% of the gross acreage of the development. An increase in the amount of active open space from 7.5% to 9.1% is being proposed as shown on the associated development plan. While this is below the Comprehensive Plan’s recommendation, it meets the UMU zoning requirements.

• Parking Orientation (Recommended: Structured, on-street, and valet parking with surface lots limited to single aisles): Meets

• Block Pattern and Streetscape (Recommended: Short block grid pattern and urban streets): Meets

Other Comprehensive Plan Maps - The request is in conformance with and would not require improvements applicable to the Thoroughfare Plan Map.

Bicycle Transportation Plan Map <https://www.planocompplan.org/303/Bicycle-Transportation-Plan-Map> and Parks Master Plan Map <https://www.planocompplan.org/302/Parks-Master-Plan-Map> - Both maps recommend a shared-use path along West Plano Parkway and Custer Road to continue the hike and bike trail network. The associated development plan includes a proposed 10-foot shared-use side path along these corridors, consistent with these recommendations.

Additional Comprehensive Plan Policies - The following policies are applicable on a case-by-case basis depending upon the type, location, and general nature of the request.

Undeveloped Land Policy <https://www.planocompplan.org/153/Undeveloped-Land> - Plano will reserve its remaining undeveloped land for high quality development with distinctive character, prioritizing businesses offering skilled employment. New housing in these areas will only be considered appropriate where it is consistent with the Future Land Use Map and other related Comprehensive Plan standards.

The request to allow for additional residential uses reduces the amount of undeveloped land available for employment-generating uses. Because this request is inconsistent with the UA Mix of Uses Dashboard and limits development opportunities for businesses offering skilled employment, it does not align with this policy.

Redevelopment and Growth Management Policy <https://www.planocompplan.org/271/Redevelopment-Growth-Management>: Action 1 (RGM1) - Review zoning change requests for consistency with the Future Land Use Map and Dashboards. Requests that do not conform to the mix of uses, density, and building heights as described in the Dashboards are disfavored. Occasionally allow proposals that do not strictly conform to these criteria, yet are found consistent with the Guiding Principles of the Comprehensive Plan and substantially beneficial to the immediate neighbors, surrounding community, and general public interest, to be approved with a vote by City Council. Such approval would be carefully deliberated and justified by findings, after gathering and considering substantial community input.

The request does not conform to the UA Mix of Uses Dashboard and is therefore inconsistent with RGM1. As a result, findings will be required to approve this request.

Redevelopment and Growth Management Policy <https://www.planocompplan.org/271/Redevelopment-Growth-Management>: Action 5 - Ensure that any rezoning requests for multiuse development include:

A. No more than 50% square footage for residential uses. Requests should also conform with other identifying elements (density, building height, etc.) in the applicable Dashboard descriptions. Requests that do not conform with these requirements must be justified by findings; and

The currently approved UMU-1 development plan allows a maximum of 53% primary residential uses, which already exceeds this recommendation but is within the UMU primary use maximum of 70%. This request proposes to increase the maximum primary residential use to 88%, further exceeding the RGM5A recommendation. As a result, findings will be required to approve this request.

B. Phasing requirements that prevent the disproportionate completion of residential uses prior to nonresidential uses within the development. Nonresidential square footage must constitute a minimum of 33% of all square footage approved for occupancy during development (e.g., every 2 square feet of residential development requires at least 1 square foot of nonresidential development); and

The proposed stipulations do not meet the requirement that nonresidential square footage should constitute 33% of all square footage approved for occupancy during development. The proposed fixed minimum amount of 12,000 square feet does not proportionally phase nonresidential with residential development at the required 2:1 ratio. Therefore, the request is inconsistent with RGM5B.

C. Key design features provided prior to or concurrent with the construction of any residential uses. These include elements of the development supporting the long-term value to the overall community, and specifically any new residents, such as open/green space, amenities, street enhancements, and trails.

The proposed development stipulations do not include timing requirements with the construction of residential uses. As a result, the request is inconsistent with RGM5C.

Redevelopment and Growth Management Policy <https://www.planocompplan.org/271/Redevelopment-Growth-Management>: Action 8 (RGM8) - Limit new residential development to areas that are appropriate based on individual site considerations and consistency with the Future Land Use Map and Dashboards. Multifamily developments should also meet a housing diversification or economic development need of the city, including transit-oriented development, special housing needs (as defined by the city’s Consolidated Plan), or be constructed as part of a high-rise 10 stories or greater.

The request to allow for additional multifamily uses is inconsistent with the Future Land Use Map, as the UA Mix of Uses Dashboard does not support additional multifamily types. Additionally, the request does not specifically meet a housing diversification or economic development need of the city. Therefore, the request is inconsistent with RGM8.

Findings Policy Assessment <https://www.planocompplan.org/334/Findings-Policy> - Findings are required to approve this request, because the request does not comply with the Mix of Uses recommendation of the UA Dashboard nor RGM5A.

Adequacy of Public Facilities - The following have been reviewed in support of the Facilities & Infrastructure Policy <https://www.planocompplan.org/205/Facilities-Infrastructure>.

Water and Sewer - The site has existing water and sanitary sewer service and is anticipated to be adequate to service the site and the proposed uses; however, the petitioner may be responsible for making improvements to the water and/or sanitary sewer system to increase the system, if required at the time of final design.

School Capacity - The subject property is within the Plano Independent School District (PISD). PISD has provided a letter regarding school capacity, which staff has included. This is provided for informational purposes only.

Traffic - A new trip generation report was submitted with the request to show that while the additional multifamily and single-family attached units will increase the amount of trips generated for residential uses, the reduction in nonresidential floor area significantly reduces the overall number of trips generated by the development.

Current Mix of Uses	AM		PM
Office - 1,575,601 SF	2,442		2,348
Retail - 138,564 SF	139		517
Hotel - 400 Rooms	208		244
Single-Family Attached - 259 Units	124		146
Multifamily - 1,300 Units	455		572
Total	3,347		3,802
Proposed Mix of Uses		AM		PM
Office - 292,766 SF		447		452
Retail - 109,000 SF		458		1,001
Hotel - 0 Rooms		0		0
Single-Family Attached - 310 Units		141		166
2,000 Multifamily Units		868		780
Total		1,914		2,399

Public Safety Response Time - Based upon existing personnel, equipment, and facilities, fire emergency response times will be sufficient to serve the site.

Parks - The subject property is located within Park Fee Service Area 6. Residents can access Westwood Park, which is located within 0.4-mile walking distance to the north of the subject property. Of note, because the project was initiated prior to the effective date of the city’s updated Park fees on September 1, 2025, park fees will be charged at a rate of $1,442.66 per multifamily unit and $2,065 per single-family unit, consistent with the previous ordinance. Current park fees for new projects are at a rate of $4,359 per multifamily unit and $5,691 per single-family unit.

Libraries - The subject property is located within the Schimelpfenig Library’s service area, approximately 4 miles to the north of the site.

Conformance to the Comprehensive Plan Summary

• Future Land Use Map and Dashboards

o Description & Priorities: Partially Meets

o Mix of Uses: Does Not Meet

o Character Defining Elements: Partially Meets

• Thoroughfare Plan Map: N/A

• Bicycle Transportation Plan Map: Meets

• Parks Master Plan Map: Meets

• Undeveloped Land Policy: Does Not Meet

• Redevelopment and Growth Management Policy - Action 1: Does Not Meet

• Redevelopment and Growth Management Policy - Action 5A: Does Not Meet

• Redevelopment and Growth Management Policy - Action 5B: Does Not Meet

• Redevelopment and Growth Management Policy - Action 5C: Does Not Meet

• Redevelopment and Growth Management Policy - Action 8: Does Not Meet

• Facilities & Infrastructure Policy: Meets

ANALYSIS:

District Expansion - When established in 2014, the UMU-1 district incorporated all the property within the boundaries of four major roadways: Plano Parkway, Alma Drive, State Highway 190, and Custer Road; except for one 10.7-acre lot along Plano Parkway. This property was already developed at the time and still retains its Light Industrial-1 (LI-1) zoning. After attempting to purchase this 10.7-acre site for many years, the developer has recently acquired a 4.1-acre portion at the southwest corner of Plano Parkway and Texas Drive. The request includes incorporating the 4.1 acres into the UMU-1 district.

This area is proposed for development with 51 single-family residence attached units in Block Z of the development plan. Staff is supportive of this UMU-1 zoning expansion. The change creates more consistency by reducing the area of the 10.7-acre area of LI-1 zoning surrounded on three sides by the UMU-1 district.

Potential Impacts of Recent Changes in Law - On June 20, 2025, the Governor of Texas signed into law Senate Bill 840 (SB 840), which allows multifamily and mixed-use by right in many commercial properties within cities, such as Plano, with populations over 150,000 and counties with populations over 300,000. More information about these changes and the corresponding updates to city development regulations for compliance with the law can be viewed at the City Council meeting on August 25, 2025 <https://planotx.new.swagit.com/videos/353558>. Due to this change, a new development application for this district would allow the following:

• Multifamily Residences with a minimum height of 45 feet on blocks currently designated for office, hotel, retail, or restaurants;

• Building setbacks of no more than 25 feet;

• No lot coverage restrictions; and

• Development of single-family attached and detached lots in accordance with the Tier 2 Housing Types of the Residential Community Design (RCD) district for areas not located with the Restricted-Expressway Corridor Area (R-ECA).

However, under a new development application, the city will have additional authority in the following areas:

• Earlier detailed review of infrastructure capacity demands related to the development through water, sewer, drainage, floodplain, and traffic studies;

• Requirement for a development agreement to ensure proportional reimbursement for any necessary city infrastructure costs;

• Design standard requirements <https://content.civicplus.com/api/assets/9bfbb3a2-48a5-4b03-bc09-75555a842d27?cache=1800> supporting site quality and sustainable design;

• Notice of the project sent to adjacent owners and posted on site;

• Internal street network requirements; and

• Additional park fees to cover open space costs for new residents.

Because the zoning petition was submitted prior to enaction of the new state law, the petitioner had the option to be reviewed under the previous regulations or the current city regulations, which were updated to align with state standards. The petitioner opted to move forward with the request under the previous regulations.

Development Plan Changes - UMU districts require adoption of a development plan illustrating the streets, blocks, parking areas, and open space. Each block has a designated land use and square footage of primary, secondary, and tertiary uses. The requested modifications include the addition of two, four-story multifamily buildings on Blocks A2 (Lot 1) and F, modifying the site layout for nonresidential uses on Blocks A2 (Lot 2), A3, A4, A5, C, L, and M, and the inclusion of Block Z for the single-family residence-attached units.

Required Mix of Uses - All UMU districts must contain three or more land use categories (e.g., primary residential, retail, office, service) with each use category designated as a primary, secondary, and tertiary uses. The UMU-1 district currently meets the standard mix of use requirements; however, according to the petitioner, the remaining phases are no longer economically viable as originally envisioned. As a result, the request includes the following proposed changes:

• Primary Uses - To ensure a viable mix of uses, primary uses must be 40-70% of the total gross square footage of the district. In UMU-1, residential is designated as the primary use. The petitioner is requesting to increase the maximum allowance for residential from 70% to 88% for the purposes of adding 700 multifamily residence units and 51 single-family residence attached units to the development plan.

• Secondary Uses - To ensure a viable mix of uses, secondary uses must be 20-40% of the total gross floor area of the district. In the UMU-1 district, office is currently designated as the secondary use (note: A 2021 amendment to UMU-1 previously redesignated office from a primary use to a secondary use). The petitioner is requesting to reduce the range of office required in UMU-1 from 20-40% to 5-20% and designate it as a tertiary use. If approved, no uses would be designated as a secondary use.

• Tertiary Uses - To ensure a viable mix of uses, the UMU district restricts tertiary uses to no more than 20% of the total gross floor area of the district. In the UMU-1 district, retail, hotel, restaurant, and private recreation facilities are designated as the tertiary uses. In addition to making the office a tertiary use as noted above, the petitioner is requesting to modify the required range of retail uses in UMU-1 from 0-20% to 3-20%.

The proposed amendments to UMU-1, in addition to previously approved amendments, show a trend in reducing the overall square footage for nonresidential uses and an increase in the number of single-family and multifamily units. These reductions are also indicative of changes related to lower lot coverages, shorter building heights, and modifying the mix of uses to allow for more single-family development. The table below illustrates these changes over time:

Land Uses	2014	2017	2021	2025 (proposed)
Single-Family	173 units	252 units	291 units	342 units
Multifamily	1,300 units	1,300 units	1,300 units	2,000 units
Office	2,367,782 SF	2,367,782 SF	1,575,601 SF	292,766 SF
Retail	239,858 SF	81,700 SF	138,564 SF	109,000 SF
Hotel	236,600 SF	284,200 SF	197,610 SF	0 SF

Based on the proposed changes, the overall square footage of nonresidential uses is continuing to be reduced in favor of allowing more residential units. Overall, the total amount of non-residential building square footage has been reduced by approximately 86% since the request was originally made in 2014. No commitments are being made to include a hotel, and the significant reduction in office space is one of the biggest factors in the change to the district’s mix of uses along with the increase in multifamily units.

Based on the proposed changes, residential uses would exceed the “primary use” limits established to ensure a mix of uses in the base zoning district, with all other nonresidential uses being considered tertiary. The purpose of the UMU district is to support a variety of land uses, including higher-density residential and commercial uses. While the residential uses proposed and built are higher density, the nonresidential uses are generally low density in scale. With all other uses besides residential occupying 12% of the gross floor area within the district, there is concern that the UMU-1 District will transition to a high-density neighborhood with limited retail space rather than a true mixed-use district with a community identity supporting a 24/7 synergistic economy of residential, business office, service, and retail.

Phasing - Typical phasing requirements in a UMU district stipulate that a minimum of 20,000 square feet of nonresidential space not associated with a residential use must be built as part of the first phase of development. The UMU-1 district has already met this requirement; however, additional phasing requirements to account for the additional residential units being proposed have been recommended by staff. Committing to nonresidential or open space would benefit future residents in the undeveloped western portion of the UMU-1 District.

Modified Development Standards - The petitioner is proposing to modify development standards of the UMU district related to lot design, including:

• Lot Coverage - Exceptions for Blocks A2, A3, A4, A5, C, L, and M are proposed to amend the required minimum lot coverage to be reduced from 60% to a range of 9-40%. The reduction in lot coverage to these blocks relates to the significantly lowered gross floor area of nonresidential uses.

• Building Height - Exceptions for Blocks A2 (Lot 2), A4, A5, and C are proposed to reduce the requirement minimum building height from 2 stories to 1 story, representing a further reduction in intensity. A similar exception currently exists for Blocks L, M, T, U, and V.

The block configuration has been modified throughout various updates to the development plan as part of previous zoning requests, however, the chart below generally shows the trend in proposed building heights for nonresidential uses within undeveloped blocks located in the western portion of the UMU-1 district:

Blocks	2014	2017	2021	2025 (proposed)
A2	10 story	20 story	6 story	1 story
A3	20 story	15 story	6 story	6 story
A4	20 story	20 story	6 story	1-2 story
A5	20 story	20 story	6 story	1-2 story
C	15 story	15 story	15 story	1-2 story

Taller nonresidential buildings are needed to solidify the UMU-1 district’s urban form, and further reducing the minimum height requirement for nonresidential buildings exacerbates issues with the district’s mix of uses and daytime population supporting retail and service uses.

• Plaza/Open Space Areas - A total of 2.14 acres of public open space is being dedicated on Blocks A2 (Lot 2), A3, A5, and C, as shown on the associated development, not including plazas. The standard usable public open space requirement is 5-10% of the gross acreage of the development. The total amount of usable public open space being dedicated throughout the entire development is 9.14 acres - or 9.1%. Additional open space would complement the increase in residential density throughout the district as part of this request. Plaza space between the buildings and Dalhart Road on Blocks A5 and C will be provided, and per the proposed exceptions will be required to include a variety of amenities based on the total square footage of plaza area. Providing requirements for amenities within activated open space areas is beneficial to residents and visitors of the development.

• Street Activation - All UMU districts are required to have a main street (activity center) designated on the development plan which will serve the core of the district by being activated with nonresidential uses, prioritizing retail, restaurant, entertainment, and other active uses. The proposed development place, shown to the right, has a 1,200-foot section of Dalhart Road that is designated as the main street for the UMU-1 District. Along with the designated activity is 4-story multifamily buildings (with 180 linear feet of first floor active uses) to the north and 1-2 story retail/restaurant to the south. Behind the buildings directly abutting Dalhart Road is a 6 level parking garage and surface parking.

The currently adopted development plan has the same 1,200-foot section of Dalhart Road designated as the main street, providing plaza/open space, 170 linear feet of first floor active uses for the 4-story multifamily building to the north, and the building heights of nonresidential uses directly abutting Dalhart Road are the same height as what is being proposed. However, further setback from Dalhart are two 6-story nonresidential buildings that reinforce the urban form of the district.

The proposed nonresidential uses within the activity center are low density and without the support of the taller hotel and office buildings to activate the area, will diminish the urban form that is required to establish this section of Dalhart Road as the core of the district.

• Pad Sites - The requested changes to Blocks L and M would allow freestanding non-residential buildings as small as 2,000 and 3,000 square feet. This would allow pad retail sites along
State Highway 190 and the southeast corner of Custer Road and Plano Parkway, which are not conducive to a mixed-use development.

Outdoor Commercial Amusement - The proposed UMU-1 exceptions include the allowance of Outdoor Commercial Amusement as an additional permitted use on Blocks A5 and C, a use which is typically prohibited in the UMU district.

Outdoor commercial amusement is defined as an outdoor area or structure open to the public, providing entertainment or amusement primarily by and for participants for a fee or admission charge. Typical uses include batting cages, miniature golf, go-kart tracks, and carnivals. The proposed UMU-1 stipulations include language that will limit operations to only include game courts, table games, miniature golf, and other similar leisure activities. Since some outdoor commercial businesses can significantly impact surrounding properties, such as carnivals and go-karts, the proposed restrictions clarify that the intent is more recreational in nature.

Exempting the subject property from the outdoor commercial amusement guidelines is also included in the proposed stipulations. The outdoor commercial amusement guidelines include requirements such as a minimum site size of 20 acres, distance requirements from U.S. Highway 75, lighting, and other standards. Due to the limited nature of the activities proposed by the petitioner, staff does not believe these items apply to this rezoning request and is therefore supportive of this exemption.

Staff has concern with the amount of noise generated by the use where it is in proximity to nearby residential uses. However, with the requested restrictions, staff is generally supportive of the proposed outdoor commercial amusement use as it will be a complementary addition to the provided activity to the development. Additionally, the property will be required to follow the city’s noise ordinance and lighting standards.

Expressway Corridor Overlay District - Adopted in January 2025, the Expressway Corridor Overlay District is intended to encourage preservation and redevelopment of land within the expressway corridors for employment opportunities and be supported by housing that is developed to reduce the impacts of environmental health concerns associated with living adjacent to expressways.

Approximately 26 of the 51 proposed single-family attached in Block Z addition are within 500 feet of State Highway 190, requiring that the homes be separated from the thoroughfare with either a
100-foot-wide landscape edge or a nonresidential building or parking structure that is, at minimum, of similar height and length. The petitioner is proposing modified standards, which include a mix of
one-story office buildings that are 22-feet in height and additional landscaping between each building. Additionally, the townhome units will be equipped with outdoor air-sourced mechanical ventilation units for filtration and will be constructed to mitigate interior noise levels.

	Typical Standard	Proposed Standard	Requirement met?
Ventilation	Specialized ventilation requirements to mitigate outdoor air for SF-A units.	Specialized ventilation requirements to mitigate outdoor air for SF-A units.	Yes
Noise	Sealed building plans confirming that interior noise satisfies the goals of the Department of Housing and Urban Development.	Sealed building plans confirming that interior noise satisfies the goals of the Department of Housing and Urban Development.	Yes
Separation	A minimum 100-wide landscape edge or a nonresidential building that is, at minimum, of equal height and length between the Type A thoroughfare and the residential use.	Noncontinuous, nonresidential buildings of shorter height and length to the residential structures, with a minimum of one 3-inch minimum caliper shade tree and one 3-inch ornamental tree (7-foot planted height) shall be required for every ten feet between such buildings or a temporary 100-wide landscape edge if the residential use is built prior to the nonresidential buildings.	The proposed standard does not provide equal mitigation to the typical standard.

The modifications proposed by the applicant do not provide equal mitigation to the standards set forth in the Zoning Ordinance; however, the modification proposed is for one of several mitigation requirements, of which the applicant is meeting all other typical standards.

summary:

The purpose of the request is to expand the Urban Mixed-Use-1 (UMU-1) district by:

1. Incorporating an area of land zoned Light-Industrial-1 (LI-1);

2. Developing townhomes on the newly incorporated land allowing for alternative Expressway Corridor Overlay District mitigation standards;

3. Modifying the mix of use requirements to exceed the standard allowance for residential as a primary use in both the UMU district (88% v. 70%) and the Comprehensive Plan (88% v. 40%);

4. Conversely, reducing the requirement for nonresidential uses to 12% of the district;

5. Amending various site design standards which support walkable, urban development form consistent with integrity of the district.

The request is not supported by the Comprehensive Plan and is recommended for denial because the proposal lacks conformity with key Comprehensive Plan policies, the Urban Activity Center future land use category, and the intent of the base zoning district. With the exception of the request to expand the district, these changes do not align with the city’s stated vision or adopted regulations for this strategically-placed, highly-visible, undeveloped property.

RECOMMENDATIONS:

Staff supports the geographic expansion of the UMU-1 district subject to the provision of a revised development plan consistent with the Expressway Corridor Overlay District standards for Block Z.

Per the Comprehensive Plan and Findings Policy, the other requested changes to the existing UMU-1 are recommended for denial and must be found consistent with the Guiding Principles of the Comprehensive Plan and substantially beneficial to the immediate neighbors, surrounding community, and general public interest if P&Z wishes to recommend approval to the City Council.

Attachments:

1. Locator Map

2. Zoning Exhibit

3. PISD Letter

4. Development Plan

5. Responses

6. Currently Adopted Development Plan

7. Findings Form - Oppose

8. Findings From - Support

Legislation Details