City of Plano, TX - File #: 26-562

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TEST - Public Hearing: Zoning Case 2025-013

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PETITIONERS: CRICQ Plano Trust

Case Planner: John Kim, AICP

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DESCRIPTION:

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Request to amend Planned Development-189-Retail/General Office on 113.9 acres of land out of the Denton Darby Survey, Abstract No. 260, located at the southeast corner of Preston Road and Park Boulevard in the City of Plano, Collin County, Texas, to add independent living facility as a permitted use with modified development standards for maximum number of units, additional height, reduced setbacks, and increased landscape edges; the additional permitted use being limited to a specific 6.3 acre lot at the southwest corner of Park Boulevard and Ohio Drive; presently zoned as Planned Development-189-Retail/General Office with Specific Use Permits No. 229 for Private Club - Preston Park, Ltd. and Patrizio’s Restaurants, No. 455 for Day Care Center, No. 601 for Public Storage/Mini-warehouse, No. 649 for Private Club, and located within the Preston Road Overlay District. Projects #ZC2025-003 & #DP2025-001.

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EXECUTIVE SUMMARY:

The purpose of the request is to amend Planned Development-189-Retail/General Office (PD-189-R/O-2) to allow independent living facility as a permitted use with modified development standards on a 6.3-acre property at the southwest corner of Park Boulevard and Ohio Drive. Major considerations of the request include:

• Scope of Request - PD-189-R/O-2 includes 113.9 total acres at the southeast corner of Preston Road and Park Boulevard. Although the requested rezoning is inclusive of the entire Planned Development (PD) acreage, the proposed changes are effectively limited in scope to a single 6.3-acre lot at the southwest corner of Park Boulevard and Ohio Drive (4600 W Park Boulevard). For the purposes of this report, references to the “site” or “property” refer to the 6.3-acre lot.

• Independent Living Facility Use - PD-189-R/O-2 stipulates that only specific non-residential uses are permitted in the area bound by Park Boulevard, Ohio Drive, Old Shephard Place, and Preston Park Boulevard, which includes the site. Part of the request is to allow an independent living facility as a permitted use with a maximum of 250 units only on the subject property. The use would only be allowed on this site and not the remainder of the PD. Staff is supportive of an independent living facility use on the site, if the design standards were appropriately scaled for compatibility with adjacent neighborhoods.

• Building Height - PD-189-R/O-2 limits the height of all buildings within 600 feet of Ohio Drive to two stories to create a transition in height from the adjacent single-family neighborhoods. Part of the request is to increase the maximum height of independent living facilities from two-story to five-story. All other non-residential uses would remain limited to two-stories in height. Staff finds the requested height incompatible in scale with the adjacent neighborhood, based on the direction of the Comprehensive Plan.

• Preston Park Frontage - The site currently requires a setback of 50 feet from Park Boulevard, Ohio Drive, and Preston Park Boulevard. Part of the request is to reduce the setback along Preston Park Boulevard to 25 feet, while also increasing the required landscape edge from 10 to 25 feet. According to the applicant, this is to allow the building to be located farther away from the adjacent neighborhood, and they are proposing additional landscaping to offset the reduction in setback.

• Adjacent Day Care Center/School - The adjacent day care center and school (school) to the south shares an access drive and fire lane with the site. Owners of the school are concerned about construction impacts, including noise, dust, and debris affecting outdoor play and rest periods, as well as safety for children and parents navigating near the active construction area. The applicant has stated that access and fire lane connectivity will be maintained throughout construction to minimize disruption to the school’s operations, and coordination will continue to address timing and safety measures. This coordination will not be regulated or overseen by the city.

• Conformance with the Comprehensive Plan - The subject property is located within the Suburban Activity Centers (SA) Future Land Use Category. The request to allow independent living facility and the proposed density are inconsistent with the Mix of Uses of the SA Dashboard, Redevelopment and Growth Management Policy - Action 1 (RGM1), Redevelopment and Growth Management Policy - Action 8 (RGM8), and the Revitalization of Retail Shopping Centers Policy. However, the request does support the Special Housing Needs Policy and City of Plano Housing Study by adding to the stock of new housing units and meeting the housing needs of seniors. The request is generally inconsistent with the Comprehensive Plan.

• State Law and Purpose of PD - On September 1, 2025, changes in state law mandated the city to allow multifamily development in this location, including independent living facilities, for any new projects initiated after the effective date of this legislation. This zoning petition and associated concept 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, including a maximum height of 45 feet. As the proposed increase in height to 65 feet is the only portion of this PD amendment request requiring a change in zoning under the now-current regulations, staff finds the proposal to be inconsistent with the stated purposes of PDs in the Zoning Ordinance.

For these reasons, staff recommends denial of this request. Due to inconsistency with the Mix of Uses and Density requirements of the SA Dashboard, findings are required to approve this request. A concept plan accompanies the request as Agenda Item No. 2B.

INTRODUCTORY REMARKS:

The applicant is requesting to amend Planned Development-189-Retail/General Office (PD-189-R/O-2) to allow independent living facility as a permitted use with modified development standards on one of the lots within the PD boundaries.

Existing Zoning - Article 10.600 of the Zoning Ordinance states the purposes of the Retail (R) and General Office (O-2) districts are as follows:

1. The R district is primarily intended to provide areas for neighborhood, local, and regional shopping facilities for the retail sales of goods and services including convenience stores, shopping centers, and regional malls but not including wholesaling or warehousing. Limited residential uses may be considered appropriate as an extension of surrounding neighborhoods.

2. The O-2 district is intended to allow for a variety of low-, mid-, and high-rise office developments providing for professional, financial, medical, and similar services to local residents; corporate offices for regional and national operations; and major centers of employment for Plano and surrounding communities.

Planned Developments - Section 12.100 of the Zoning Ordinance states the purpose of a PD district is as follows:

1. To protect and provide for the public health, safety, and general welfare of the city.

2. To guide the future development of the city in accordance with the Comprehensive Plan.

3. To accommodate innovation by modifying regulations to better accomplish the city’s development goals.

4. To mitigate developmental impacts, especially those related to the environment, traffic, public services and facilities, and adjacent and area land uses.

5. To protect and enhance the aesthetic and visual quality of development by creating architectural and cultural districts intended to provide for unique locations which are of architectural and cultural importance to the community.

Proposed Use - Section 8.200 of the Zoning Ordinance defines Independent Living Facility as follows:

A development providing dwelling units specifically designed for the needs of elderly persons. In addition to housing, this type of facility may provide convenience services, such as meals, housekeeping and transportation, and community facilities, such as central dining rooms and activity rooms.

Site History

PD-189-R/O-2 was established in 1981 and included approximately 140 acres at the southeast corner of Preston Road and Park Boulevard. Plans at the time included a mix of a retail shopping center at the intersection, condominium offices along Ohio Drive, and high-rise office towers on the southwest side of the district. Since the adoption of the PD, there have been several amendments to the PD stipulations, including modifying permitted uses and development standards, and removing properties from the PD. In 1995, the PD was amended to allow the use of a health/fitness center on the subject property. The health/fitness center was built around 1996, closed on July 1, 2025, and has remained vacant since closing.

Surrounding Land Use and Zoning

PD-189-R/O-2 includes 113.9 total acres at the southeast corner of Preston Road and Park Boulevard. Although the proposed rezoning includes all of PD-189-R/O-2, the proposed changes are effectively limited to a single 6.3-acre lot at the southwest corner of Park Boulevard and Ohio Drive. For the purposes of the information below, surrounding properties are those adjacent to the 6.3-acre site outline in black in the map below.

North	The properties across Park Boulevard are zoned Retail (R) and developed with a restaurant, convenience store, and shopping center.
East	The properties across Ohio Drive are zoned Single-family Residence-7 (SF-7) and are developed with single-family detached residences.
South	The properties are zoned PD-189-R/O-2, including Specific Use Permit No. 455 (S-455) for Day Care Center, and developed with a day care center, professional/general administrative office, and medical office.
West	The property across Preston Park Boulevard is zoned PD-189-R/O-2, including Specific Use Permits No. 229 (S-229) and No. 649 (S-649) for Private Club, and is developed with a restaurant with private club and shopping center.

Proposed Planned Development Stipulations

PD-189-R/O-2 is proposed to be amended as follows (additions are indicated by underline; deletions are indicated by strike-through):

1. Maximum Lot Coverage: 50% (exclusive of parking structures)

2. Maximum Floor Area Ratio: 0.8:1 (exclusive of parking structures, which applies to the overall site and not necessarily any one lot)

3. Maximum building height shall be 2 stories for all buildings within 600 ft of Ohio Dr. right-of-way and within 700 feet of Park Blvd. right-of-way, except as noted in Section 8 below; 4 stories between 600 feet and 850 feet from Ohio Dr.; 6 stories between 850 feet and 1,450 feet from Ohio Dr.; and a maximum of 8 stories on the balance of the property. Parking structures shall be not more than 4 levels at or above grade. The height of the health and fitness center is limited to 41 feet for architectural features.

4. Within the area bounded by Ohio Dr., West Park Blvd., Preston Park Blvd., Preston Park Ct., and Old Shepard Pl., the only uses allowed shall be office centers; professional and general administrative offices; medical offices; clinics, incidental business services; incidental retail; churches and rectories; parochial, private, and public schools; day care centers with a specific use permit; household care institutions; and a health and fitness center. The health and fitness center is defined as “A public or private facility operated to promote physical health and fitness. Activities may include exercise, physical therapy, training and education pertaining to health and fitness. Uses or combinations of uses would typically include, but are not limited to, game courts, weight lifting and exercise equipment, aerobics, swimming pools and spas, and running or jogging tracks.” A health and fitness center is allowed by right within the area 600 feet south of West Park Blvd.

5. Within that area bounded by Preston Rd., Old Shepard Pl., Preston Park Ct., and a line 900 feet north of and parallel to Old Shepard Pl., only those uses allowed by right and by specific use permit in the Office-2 district shall be allowed. However, Mulitfamily-3 development shall be permitted as an optional use on the 17.18 acre tract described herein below and generally located in the area 800± feet east of parallel to Preston Rd. and north of Preston Park Blvd. No other form of residential development is permitted. If Multifamily-3 development is constructed, the entire site must be developed as a single project subject to the following additional stipulations:

a. The concept plan shall become part of this ordinance as Exhibit A. The preliminary site plan and all following site plans shall conform to the concept plan and no additional buildings shall be permitted.

b. Maximum Density: 266 dwelling units

c. Three levels of apartments over one story garages shall be allowed.

d. Twenty-five foot front building line and a 15 foot setback for side and rear yards.

e. Maximum Building Height: 48 feet (measured from the average grade to the roof line)

f. Parking spaces in front of garages that have direct access to individual units shall be included in the required parking.

g. Garage parking may exceed 50% of the required parking.

h. Wrought iron fence with brick columns shall be required along Preston Park Blvd.

i. Pedestrian access way shall be provided to the abutting shopping center to the north.

j. Façade plans shall be submitted with the preliminary site plan.

6. A minimum 25-foot wide landscape area including a 3 foot berm, shall be placed adjacent to the west right-of-way line of Ohio Dr.

7. The sides of all buildings, except parking garages, shall have a consistent façade design and roof line configuration. All mechanical equipment on the exteriors of structures shall be screened from public streets. Other mechanical equipment serving the structures and trash receptacles shall be screened from all public streets.

8. A landscape plan must be submitted for approval at the time of site plan review.

8. Independent Living Facility is an additional permitted use but is limited to the 6.3-acre tract located at the southwest corner of West Park Blvd. and Ohio Dr. subject to the following:

a. Maximum Units: 250 dwelling units

b. Maximum Building Height: 5 stories, 65 feet

c. Minimum Front Yard Setback on Preston Park Blvd: 25 feet

d. Minimum Landscape Edge along Preston Park Blvd: 25 feet

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 Suburban Activity Centers (SA) <https://www.planocompplan.org/292/SA-Suburban-Activity-Centers> category of the Future Land Use Map (FLUM).

Description: The SA category applies to areas with large commercial and mixed-use developments that serve the specialty shopping, dining, service, and entertainment needs at the intersections of high traffic corridors. These areas are typically 50-100 acres in size and anchored by major retailers, superstores, large grocers, or theaters. Hotels, office, and institutional uses are supportive uses in these centers. When provided, residential uses should be incorporated within cohesively planned, mixed-use developments of moderate density and intensity.

Development Pattern - [SA areas] transition traditional commercial centers to destination shopping and entertainment areas with an integrated mix of uses and a highly walkable form and design. Pad or strip retail sites line major streets while large retailers, hotels, or offices anchor the interior. Low-to-mid rise residential uses located on minor street frontages support the shopping center. These centers are based on concepts of urban design with pedestrian-friendly amenities such as street trees, on-street parking, and active open-spaces.

Residential Adjacency - As [SA areas] are often adjacent to established neighborhoods, development in these areas will provide a compatible transition in building height, scale, and intensity.

Park & Preston - The [SA area] at Park Boulevard and Preston Road is unique from other SA areas in that it is not in the vicinity of an expressway and is surrounded by Neighborhoods. For this reason, the maximum density for this Center should be limited to 22 DUA within 400 feet of single-family zoning districts and 35 DUA elsewhere.

The request does not meet the description of the SA category, which emphasizes adequate transitions with the surrounding neighborhood and, more specifically, a maximum of 22 DUA within 400 feet of single-family zoning within the Park & Preston area. With a maximum allowance of 250 units, the proposed independent living facility would have a density of approximately 39 DUA, exceeding the recommended density and providing an abrupt transition in height and scale from the adjacent primarily one-story, single-family neighborhood to the east.

The following priorities are applicable to this request:

Priority #1: Creating destination shopping and entertainment centers.

The request partially meets Priority #1. While the proposal does not directly introduce new destination shopping or entertainment uses, the addition of residential development could support the Suburban Activity Center by increasing the local customer base for nearby retail and services.

Priority #2: Activated open space, quality building materials, and walkable streetscapes internal to the development.

The request partially meets Priority #2. The redevelopment would improve walkability with wider sidewalks along existing streets; however, the proposal does not include activated open spaces or internal pedestrian-oriented amenities.

Priority #3: Thoughtfully and cohesively planned mix of uses.

The request does not meet Priority #3. The SA development pattern emphasizes a highly walkable form, with low- to mid-rise residential located on minor, pedestrian-friendly interior streets to reinforce walkability and provide appropriate transitions within the center. Mid-rise residential along major streets adjacent to established neighborhoods is generally not recommended; however, when appropriately scaled, lower-scale residential on exterior parcels may support the overall development pattern and transitions.

FLUM - SA Description and Priorities
Description		Does Not Meet
Priorities	#1: Creating destination shopping and entertainment centers.	Partially Meets
	#2: Activated open space, quality building materials, and walkable streetscapes internal to the development.	Partially Meets
	#3: Thoughtfully and cohesively planned mix of uses.	Does Not Meet

Mix of Uses - The SA dashboard recommends a Housing Mix of no more than 60% Multifamily Types. As the Park & Preston SA area is already at 100% Multifamily Types, the request for additional independent living facility units is inconsistent with the SA Dashboard’s recommended Housing Mix. As a result, findings are required to approve the request.

Desirable Character Defining Elements in SA Designation - The request is inconsistent with the development intensity, density, and open space Character Defining Element recommendations of the SA Dashboard, but is consistent with the maximum height and parking orientation. As the site exceeds the recommended density, findings are required to approve the request.

FLUM - SA Desirable Character Defining Elements
Element	Recommended	Proposed	Analysis
Building Height	1 to 5 Stories	5 stories	Meets
Density	MF: 10 to 22 DUA (within 400 ft. of single-family zoning districts)	38.9 DUA	Does Not Meet
Intensity	Moderate (50 to 75% Lot Coverage)	Low (40% Lot coverage)	Does Not Meet
Open Space	15% to 20% Active Open Space	20% Passive Open Space	Does Not Meet
Parking Orientation	Res: Structured, on-street Non-res: Mix of structured, on-street, surface lots, valet	Res: 1 story Structured Parking and Surface Parking	Meets
Block Pattern & Streetscape	Short to Medium Block Grid Urban and Traditional Streets	Wider sidewalks are proposed along existing 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, or Parks Master Plan Map.

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.

Redevelopment and Growth Management Policy, Action 1 (RGM1) <https://www.planocompplan.org/271/Redevelopment-Growth-Management>: Review zoning change requests for consistency with the Future Land Use Map and Dashboards <https://www.planocompplan.org/287/Future-Land-Use-Map-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 <https://www.planocompplan.org/260/Vision-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 <https://www.planocompplan.org/DocumentCenter/View/3710/Ordinance-2021-9-30-Findings>, after gathering and considering substantial community input.

The request does not conform to the SA mix of uses and density and is therefore inconsistent with the policy. As a result, findings will be required to approve the request.

Redevelopment and Growth Management Policy, Action 8 (RGM8): <https://www.planocompplan.org/271/Redevelopment-Growth-Management> 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 does not conform to the mix of uses and density recommendations of the SA Dashboard. However, the proposed Independent Living Facility addresses a special housing need as defined by this action. As a result, the request partially meets RGM8.

Revitalization of Retail Shopping Centers Policy <https://www.planocompplan.org/219/Revitalization-of-Retail-Shopping-Center>: Plano will encourage reinvestment, revitalization, and redevelopment of underperforming neighborhood retail corners to accommodate a viable combination of local commercial, retail, and entertainment uses. Where appropriate transitions can be maintained, redevelopment may present opportunities to introduce residential uses and improve access.

The request would replace a vacant retail use with new residential development, supporting reinvestment in the center. However, it does not provide appropriate transitions consistent with the SA Development Pattern description, and it exceeds the recommended density adjacent to single-family zoning districts. As a result, the request partially meets the Revitalization of Retail Shopping Centers Policy.

Special Housing Needs Policy <https://www.planocompplan.org/220/Special-Housing-Needs>: Plano will support the special housing needs of residents including seniors, people with disabilities, and low- to moderate-income households through inclusive regulations and programs and actions furthering the goals stated in the Consolidated Plan. Proposed locations for special housing needs should be afforded the same health and safety considerations as other housing.

The request for an Independent Living Facility is consistent with this policy, as it would support the housing needs of seniors.

-City of Plano Housing Study <https://content.civicplus.com/api/assets/1d269abc-6796-4dfc-9090-4a84f7ca64f8>The City of Plano Housing Study aims to understand and prioritize needs and gaps in the rental and for-sale housing market, identifying several supply-side constraints affecting housing production. The study notes that with few remaining greenfield sites, most new opportunities depend on redevelopment, which often requires higher development intensity to be financially viable. Additionally, higher housing prices make new construction or rehabilitation in established neighborhoods financially challenging. The proposed 250 multifamily units would help address these supply-side barriers by adding to the stock of new housing units.

Findings Policy Assessment <https://www.planocompplan.org/334/Findings-Policy> - Findings are required to approve this request, because the request does not conform to the mix of uses and maximum density recommendations of the SA Dashboard.

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 use, however the petitioner may be responsible for making improvements to the water and/or sanitary sewer system to increase the system if required.

• Traffic - The city or petitioner may be responsible for making proportional improvements on or off-site, consistent with the city’s Street Design Standards. An analysis of the traffic generation estimates is provided below.

Trip Generations by Use
	Weekday AM (7 AM - 9 AM)	Weekday PM (4 PM - 6 PM)	Daily Total
Independent Living Facility (248 Units)	49.6	62.0	803.5
Multifamily Mid-Rise (4-10 Stories)	91.8	96.7	1,125.9
Health/Fitness Center (48,000 SF)	62.9	165.6	1,580.6
General Office (75,000 SF)	114.0	108.0	813.0
Single-Family Detached (32 Homes)	22.4	30.1	320.0

Note: Trip generations are based on the Institute of Transportation Engineers, Trip Generation Manual, 11^th Edition.

• School Capacity - Plano Independent School District has provided a letter regarding school capacity, which staff has included in this report.

• 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 11. Residents can access Eldorado Park, which is located within a 0.3-mile walking distance to the southeast 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 unit consistent with the previous ordinance. Updated park fees are at a rate of $4,359 per unit.

• Libraries - The subject property is located within the Haggard Library’s service area, approximately 1 mile to the northeast of the site.

Conformance to the Comprehensive Plan Summary

Policy or Study	Analysis
Future Land Use Map and Dashboards • Description • Priorities • Mix of Uses • Character Defining Elements	Does Not Meet Partially Meets Does Not Meet Partially Meets
Other Comprehensive Plan Maps	N/A
Redevelopment & Growth Management Policy, Action 1 (RGM1)	Does Not Meet
Redevelopment & Growth Management Policy, Action 8 (RGM8)	Partially Meets
Revitalization of Retail Shopping Centers Policy	Partially Meets
Special Housing Needs Policy	Meets
City of Plano Housing Study	Meets
Facilities & Infrastructure Policy	Meets

ANALYSIS:

Planned Development-189-R/O-2 (PD-189-R/O-2) includes 113.9 total acres at the southeast corner of Preston Road and Park Boulevard. Although the proposed rezoning is inclusive of the entire Planned Development (PD), the proposed changes are effectively limited to a single 6.3-acre lot at the southwest corner of Park Boulevard and Ohio Drive. These include a request to allow independent living facility as a permitted use with up to 250 dwelling units and a height of 5 story (65 feet), reduce front yard setbacks on Preston Park Boulevard from 50 feet to 25 feet, and increase the required landscape edge along Preston Park Boulevard from 10 feet to 25 feet.

Proposed Changes to Planned Development Stipulations

• Independent Living Facility Use - PD-189-R/O-2 stipulates that only specific non-residential uses are permitted in the area bound by Park Boulevard, Ohio Drive, Old Shephard Place, and Preston Park Boulevard, which is includes the site. Part of the request is to allow an independent living facility as a permitted use with a maximum of 250 units. The use would only be allowed on the site and not the remainder of the PD. Details of the proposed development are included with the associated concept plan. Staff is supportive of an independent living facility use on the site if appropriately scaled for compatibility with adjacent neighborhoods.

• Building Height & Residential Adjacency - PD-189-R/O-2 restricts the height of all buildings to two stories within 600 feet of Ohio Drive and 700 feet of Park Boulevard, as shown in the image below. These setbacks were intended to limit the location of high-rise office towers proposed in the original PD to the southwest side of the district due to the residential adjacency to the east. The request proposes to increase the height for independent living facilities on the subject project from 2 stories to 5 stories, 65 feet.

Due to the adjacency of single-family residential to the east and policies of the Comprehensive Plan, staff recommended the applicant consider sloping the height so that the tallest portions of the building were located on the west side of the property. The applicant did shift the building away from Ohio Drive but maintained a consistent 5-story height. Staff finds the request for additional height to be inappropriate for the site.

• Setbacks - The site is subject to a front yard setback of 50 feet along Park Boulevard, Ohio Drive, and Preston Park Boulevard. The applicant is requesting to reduce the setback along Park Boulevard to 25 feet so that the building can be located farther away from the single-family neighborhood to the east, while maintaining the desired building footprint. Although this reduction may be beneficial for the nearby properties, the consistent 5-story building height remains a staff concern.

• Landscape Edges - A 10-foot landscape edge is required along Preston Park Boulevard. The applicant is proposing to increase the minimum landscape edge required from 10 feet to 25 feet to provide additional landscaping along the street. Staff is supportive of the increased landscape edge.

The table below summarizes the request changes:

Development Standard	Existing	Proposed
Independent Living Facility Use	Not Permitted	Permitted
Max. Height	2 story	5 story, 65 ft.
Min. Setback on Preston Park Blvd.	50 ft.	25 ft.
Min. Landscape Edge on Preston Park Blvd.	10 ft.	25 ft.

Adjacent Day Care Center/School - There is an existing day care center/school directly south of the property, which shares an access drive with the subject property. A fire lane that connects across the two properties, which will be reconfigured with the construction of the proposed development.

Owners of the day care center/school shared concerns regarding the health and safety of the students during the construction process. Specifically, potential impacts include noise, dust, and debris affecting outdoor play and rest periods, as well as safety concerns from parents navigating through an active construction site near the school. The graphic to the right details the proximity and scale of the independent living facility in relation to the existing day care center.

The proximity of the proposed building to the day care center/school and the proposed height do create additional construction risks than those for a smaller building. Staff encouraged the owners and the petitioner to discuss ways to coordinate construction times to mitigate concerns. The petitioner has stated that access and fire lane connectivity for the adjacent school will be maintained so that its operations are not directly impacted by any access closures.

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:

• Independent Living uses with a maximum height of 45 feet;

• Building setbacks of no more than 25 feet;

• No lot coverage restrictions.

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.

As the proposed increase the maximum height to 5 story, 65 feet is the only requested change inconsistent with current regulations, staff finds this request to be inconsistent with the stated purposes of PDs in the Zoning Ordinance to protect the public, further the comprehensive plan, accommodate innovative design, mitigate development impacts, and enhance the visual quality of development.

summary:

The applicant is requesting amendments to PD-189-R/O-2 to allow an independent living facility with up to 250 units, a reduced setback, increased landscape edges, and a building height of five stories, 65 feet. While the proposed use, setbacks, and landscape edges are generally compatible with current standards in the R and O-2 districts, the requested building height is not consistent with the surrounding development and is not appropriate for the area. Although the proposal would provide additional senior housing opportunities in Plano, it is generally inconsistent with the Comprehensive Plan. Ultimately, staff finds that the proposed amendment does not meet the purpose of the Planned Development district, as it would remove site-specific protections intended to ensure compatibility with adjacent properties.

RECOMMENDATION:

Recommended for denial. Per the Comprehensive Plan and Findings Policy, this request 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 the Commission wishes to recommend approval to the City Council.

Attachments:

1. Locator Map

2. Zoning Exhibit

3. PISD Letter

4. Applicant Letter

5. Responses

6. Findings Form - Oppose

7. Findings From - Support

Legislation Details