Oct 08, 2025 Board of Zoning Adjustment

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COULD PLEASE STAND

[ Call Meeting to Order]

OUR FIRST ORDER OF

[1. Consider Action on the Minutes from the July 24, 2025 Board of Zoning Adjustment Meeting.]

ARE THERE ANY CORRECTIONS THAT NEED TO BE MADE? SOMEBODY LIKE TO MAKE A MOTION.

I WOULD MOTION TO ACCEPT THE JULY 24TH, 2025 BOARD OF ZONING ADJUSTMENT MEETING MINUTES.

DO I HAVE A SECOND? I'LL SECOND.

ALL IN FAVOR, PLEASE RAISE YOUR HAND.

AYE, I I'VE FOUND THAT ON THE CAMERA IT'S EASIER IF PEOPLE RAISE THEIR HAND 'CAUSE NOBODY KNOWS ANYBODY'S VOICES.

UH, AND I, I SUSPECT WE'LL DO THAT FOR THE REST OF THE MEETING, IF THAT'S ALL RIGHT WITH EVERYBODY.

UH, THE SECOND ITEM OF

[2. Hold a public hearing, present, discuss, and consider action on a Special Exception to allow reductions and modifications to the site landscape requirements for building and site modifications related to the reuse of an existing office building for small-scale individual warehousing and associated site improvements for property located at 14601, 14603, 14621, & 14639 Inwood Road. ]

BEFORE WE GET STARTED, I WANNA SORT OF LAY OUT WHAT I INTEND TO DO AND, AND MAKE SURE WE EVERYONE AGREES WITH THAT.

UH, STAFF'S GONNA GIVE A PRESENTATION, THEN WE'RE GONNA ASK THE APPLICANT TO GIVE A PRESENTATION IF THEY HAVE ONE.

I DO BELIEVE THEY DO.

AND THEN WE WILL HOLD A PUBLIC HEARING AFTER THOSE PRESENTATIONS AND, UH, ASK ANY OTHER MEMBERS OF THE PUBLIC IF THEY WANT SPEAK.

THEN WE'LL CLOSE THE PUBLIC HEARING.

AND THEN THERE ARE ACTUALLY SEVEN SPECIAL EXCEPTION REQUESTS AND I INTEND TO HOLD A VOTE ON EACH ONE OF THOSE SEPARATELY.

AND WE'LL GO DOWN THE ORDER THAT THEY WERE LISTED IN BOTH THE APPLICANT'S REQUEST AND THE STAFF REPORT.

DOES THAT MAKE SENSE TO EVERYBODY? AND IF I FORGET TO DO THAT, PLEASE HIT ME IN THE HEAD OR SOMETHING.

.

ALL RIGHTY.

AND AS HAS BEGUN THE CUSTOM, WE NEED TO SWEAR IN THE PRESENTERS.

SO, ASHLEY, COULD YOU PLEASE RAISE YOUR HAND? DO YOU SOLEMNLY ALRIGHT.

DO YOU, DO YOU SOLEMNLY SWEAR TO TELL THE TRUTH, THE WHOLE TRUTH, AND NOTHING BUT THE TRUTH, SO HELP YOU GOD? I DO.

PLEASE STATE YOUR NAME AND DO THE PRESENTATION.

THANK YOU.

YES.

THANK YOU.

LESLIE KNIGHT, DIRECTOR OF DEVELOPMENT AND NEIGHBORHOOD SERVICES.

UM, THIS EVENING I'LL BE PRESENTING THE, UH, SPECIAL EXCEPTION REQUEST.

UM, THERE ARE SEVERAL.

SO I FIRST JUST WANT TO, UM, SET SOME CLARITY ON THE SUBJECT PROPERTY.

SO THERE'S, UM, IT, IT SEEMINGLY IS LIKE, THERE'S THREE DIFFERENT PARCELS, BUT THERE'S ACTUALLY A FOURTH PARCEL THAT'S IDENTIFIED ON D AD, UH, WHICH IS WHERE YOU SEE THE FOURTH ADDRESS, BUT WHERE THE SUBJECT PROPERTY IS, THE FORMER TUESDAY MORNING DISTRIBUTION, UM, SITE.

IT HAS, UH, BEEN VACANT FOR SOME TIME AND THERE ARE TWO, UM, ALSO VACANT RETAIL PAD SITES AT THE FRONT.

UM, AS MENTIONED, THERE ARE SEVEN DIFFERENT SPECIAL EXCEPTION REQUESTS.

UM, MOST OF THOSE, UH, COMING FROM THE, UM, CHAPTER 34, UM, LANDSCAPE REGULATIONS FROM THE TOWN CODE, UM, THE SUBJECT PROPERTIES, UM, THERE'S ACTUALLY TWO DIFFERENT ZONING.

THE, UM, BACK PROPERTY IS INDUSTRIAL AND THE TWO FRONT ARE, UM, LOCAL RETAIL.

SOME OF THE EXISTING SITE IMPROVEMENTS THAT EXIST, UH, EXIST ON THE SITE TODAY INCLUDE APPROXIMATELY 240,000 SQUARE FOOT WAREHOUSE BUILDING.

UM, THERE ARE TWO, THE TWO RETAIL BUILDINGS THAT EXIST TODAY, ONE'S APPROXIMATELY 20,000 SQUARE FEET ON THE NORTH, AND THE SOUTH ONE IS JUST UNDER 11,000 SQUARE FEET.

UM, AS I MENTIONED, THEY'RE, UM, CURRENTLY VACANT.

UM, THEY'RE CONSTRUCTED IN THE 1970S AND THE TOWN BOUNDARY, UM, IS IMMEDIATELY ON THE SOUTH AND WEST PROPERTY LINES OF THIS PARTICULAR PROPERTY.

SO TO THE SOUTH AND TO THE WEST IS ACTUALLY IN FARMER'S BRANCH.

JUST TO SET THE, SET THE STAGE FOR YOU, UM, JUST A LITTLE BIT OF HISTORY ABOUT THE REQUEST.

SO THE PROPERTY OWNER HAS BEEN WORKING WITH THE TOWN.

THEY DO, UM, OWN THE PROPERTY CURRENTLY AND THEY'VE BEEN WORKING TO, UM, FACILITATE THE ADAPTIVE REUSE.

YEAH, YOU

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OH, COREY, WE'RE GOOD? NO, IT WAS ME.

WE'RE GOOD.

OH, THIS MONITORS, WE HAVE TO, THIS MONITORS MY BLOOD SUGAR.

I APOLOGIZE.

IT NEVER PLAYS ANYTHING TO LEAVE IT EXCEPT I GUESS WHEN I PUT IT IN MY POCKET, I'M SORRY.

LISTEN, WE HAVE TO LEAVE IT OPEN.

THANK YOU.

ALRIGHT, SORRY.

UM, ALL RIGHT, WE'LL, UH, START THIS SLIDE AGAIN.

UH, WHERE WE WERE.

SO, UH, THE PROPERTY OWNER DOES, OR OF COURSE, THE PROPERTY OWNER OWNS THE PROPERTY, THE APPLICANT, UM, ASPACE DOES OWN THE PROPERTY.

UM, AND THEY'VE BEEN WORKING WITH THE TOWN, UM, ON ADAPTIVE REUSE OF THE, UM, EXISTING SITE FOR, UM, THEIR BUSINESS, WHICH REALLY, UM, I'LL LET THEM EXPLAIN IN GREAT DETAIL.

BUT IT'S, UM, SIMILAR TO A, LIKE A WEWORK CONCEPT, BUT FOR INDUSTRIAL USES.

SO IT'S SMALL SCALE INDUSTRIAL BUSINESSES, THEIR, A LOT OF THEIR CORE, UM, CLIENTELE IS ENTREPRENEURS OR SMALL BUSINESSES THAT NEED, UM, SCALABILITY AND INTO THE MARKET.

SO, UM, THEY HAVE PURCHASED THIS PARTICULAR PROPERTY TO DO THAT.

UM, DURING THE SITE PLAN REVIEW PROCESS, UM, IT WAS IDENTIFIED THAT FULL COMPLIANCE WITH OUR LANDSCAPE REQUIREMENTS WOULD BE NECESSARY.

AND SO, UM, WE HAVE WORKED WITH THE PROPERTY OWNER TO GET TO THIS POINT AS TERMS OF APPLYING FOR THE SPECIAL EXCEPTION AND COMING BEFORE YOU ALL TO, UM, SEEK RELIEF FROM THOSE.

SO I JUST WANNA QUICKLY ADDRESS THE INTENT OF THE NON-CONFORMITY STANDARDS.

SO THIS PARTICULAR PROPERTY, AS I MENTIONED, WAS CONSTRUCTED, UH, IN THE 1970S.

IT DOES NOT NECESSARILY, UH, IN MANY INSTANCES COMPLY WITH CURRENT CODE.

UM, AND THAT IS NOT, UM, ATYPICAL FOR DEVELOPMENT THAT HAS OCCURRED 50 PLUS YEARS AGO.

UM, HOWEVER, THE INTENT OF NONCONFORMITY STANDARDS, WHICH EXIST IN, UM, ALMOST ALL DEVELOPMENT CODES, IS THAT IT RECOGNIZES THAT PROPERTY DOES, WAS DEVELOPED IN A LEGAL MANNER AT SOME POINT IN TIME, HOW, AND ALLOWS THAT IN MOST CASES TO EXIST.

AND CONTINUATION OF THAT USE OR THOSE SITE STAND, THOSE SITE, UM, DEVELOPMENT STANDARDS TO, TO CONTINUE TO BE USED.

UM, HOWEVER, WHEN THERE IS A SIGNIFICANT REINVESTMENT OR REDEVELOPMENT SCENARIO, IT DOES IN MOST INSTANCES TRIGGER COMPLIANCE.

THE INTENT OF THAT IS THAT WHEN YOU ARE PROLONGING THE USABLE LIFE OF A PROPERTY, THAT WE WOULD WANT IT TO COME CLOSER INTO COMP CLOSER OR INTO COMPLIANCE WITH OUR CURRENT, UM, STANDARDS AS OUR COMMUNITY, LONG-TERM GOALS EVOLVE OVER TIME AS WELL.

SO THAT'S BROADLY THE INTENT.

AND, UM, SOME OF THE REASON WHY WE'RE, UM, GOING THROUGH THIS PROCESS THIS EVENING.

SO THIS IS THE, UM, PROPOSED SITE PLAN.

IT'S VERY SIMILAR TO, UM, THE CURRENT CONDITIONS TODAY.

UM, A FEW HIGHLIGHTS YOU'LL NOTICE, UM, THE APPLICANT HAS, UM, PROPOSED TO REMOVE THE SOUTHERN RETAIL BUILDING, WHICH IS APPROXIMATELY 11,000 SQUARE FEET.

UM, THAT IN TURN ALLOWS THEM TO, UM, GAIN OPEN SPACE AND ACTUALLY REDUCE THEIR PARKING REQUIREMENT.

SO, UH, THEIR, UM, REQUIRED PARKING IS LESS OVERALL.

UM, THEY ARE ADDING SOME PASSENGER VEHICLE PARKING.

UM, WHAT WILL BE THE NEW, UM, PRIMARY ENTRANCE TO THE INDUSTRIAL SPACE, WHICH IS RIGHT HERE.

UM, OTHERWISE, UM, THEY WILL PROPOSE THE INTERIOR RENOVATION AND SOME EXTERIOR IMPROVEMENTS, UM, FOR THE INDUSTRIAL BUILDING.

AND, UM, I THINK THE INTENT IS THAT THE RETAIL SITE WILL BE USED BUT NOT BY WEAR SPACE WILL BE USED BY, UM, ANOTHER TENANT TO BE DETERMINED IN THE FUTURE.

UM, THIS IS THE LANDSCAPE PLAN WHICH FOLLOWS SIMILARLY.

UM, THE SITE PLAN, YOU'LL SEE THE AREAS THAT ARE SHADED SLIGHTLY DARKER, UM, ARE THE NEW LANDSCAPED AREAS OR OPEN SPACE AS OUR CODE, UM, DEFINES THEM.

AND OPEN SPACE IS DEFINED AS PERMEABLE LIVING MATERIAL.

UM, SO FOR EXAMPLE, UM, DECOMPOSED GRANITE OR RIVER ROCK OR SOMETHING SIMILAR DOES NOT QUALIFY AS OPEN SPACE.

'CAUSE IT IS NOT A LIVING MATERIAL.

JUST FOR CLARIFICATION, UM, YOU'LL SEE THERE ARE SEVERAL NEW TREES PROPOSED AS WELL, AND THOSE ARE ALSO IDENTIFIED ON THIS PLAN.

SO, UH, THE CRITERIA FOR A SPECIAL EXCEPTION, UM, IT, THE CODE AUTHORIZES THAT THE BOARD OF ZONING ADJUSTMENT, WHICH IS, UH, YOU ALL, UM, MAY GRANT SPECIAL EXCEPTIONS TO THE LANDSCAPE REQUIREMENT IF IT FINDS THAT STRICT COMPLIANCE WOULD CREATE SUBSTANTIAL FINANCIAL HARDSHIP OR INEQUITY WITHOUT PROVIDING SUFFICIENT CORRESPONDING BENEFIT TO THE TOWN AND ITS CITIZENS,

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UM, AND EXPLANATION OF HOW THAT MEETS EQUAL TO, OR, UM, GREATER THAN THE NORMAL COMPLIANCE.

AND THIS WAS, UM, THE APPLICANT DID PROVIDE THAT, WHICH WAS INCLUDED IN THE PACKET AND I IT IS INCLUDED BEFORE YOU AS WELL.

SO THERE ARE SEVEN STANDARDS AND THROUGHOUT THIS PRESENTATION AS WELL AS THE APPLICANT, UM, UM, REQUEST FORM AND THE STAFF REPORT, ALL OF THESE LET, UH, EXCUSE ME, LETTERING ARE CONSISTENT.

SO A HERE IS A, AND ALL THE OTHER DOCUMENTS JUST TO, TO KEEP EVERYONE STRAIGHT.

SO THOSE SEVEN, UM, WE'RE GONNA GO THROUGH THESE AND THEN I HAVE SOME SLIDES THAT WE'RE GONNA TALK ABOUT THE APPLICANT JUSTIFICATION AND THE STAFF RESPONSE.

SO THE FIRST IS THE, UM, SEEKING RELIEF FROM THE SHADE PROXIMITY TO A PARKING.

SO THIS STANDARD REQUIRES THAT NO PARKING SPACE BE FURTHER THAN 50 FEET FROM A PARKING SPACE AND NO TWO, UH, MAYBE FURTHER THAN 75 FEET FROM A SHADE TREE.

THE LETTER B IS THE 20 FOOT LANDSCAPE BUFFER ALONG THE FRONTAGE.

AND THIS IS APPLICABLE TO INWOOD ROAD AND FOR THE SUBJECT PROPERTY.

AND THIS DOES REQUIRE A 20 FOOT WIDE LANDSCAPE BUFFER ALONG THE FRONTAGE, WHICH IN THIS CASE, AS I MENTIONED, IS INWOOD.

UM, THAT IS EXCLUSIVE OF ANY DRIVES, UM, TO ACCESS THE PROPERTY.

UH, LETTER C IS, UM, THE LANDSCAPE BUFFER TREE REQUIREMENTS.

AND THIS REQUIRES A FOUR CALIBER SHADE TREE FOR EVERY 30 LINEAR FEET, AS WELL AS EVERGREEN SHRUBS WITHIN THAT 20 FOOT LANDSCAPE BUFFER, WHICH WAS REFERENCED IN LETTER B.

THE NEXT THREE ITEMS, UM, LETTER D IS THE PERIMETER PARKING LOT LANDSCAPE STRIP.

SO THIS REQUIRES A STRIP OF LANDSCAPING, A MINIMUM OF FIVE FEET IN WIDTH AROUND THE PARKING AREAS.

THE INTENT OF THIS STANDARD IS TO, UM, POTENTIALLY PROTECT THOSE PARKING AREAS FROM ADJACENT PROPERTIES OR OFF SITE TO PREVENT HEADLIGHT GLARE, UM, AND ALSO, UH, ENHANCE THE AESTHETICS OF THE PROPERTY.

UH, E IS AUTOMATIC IRRIGATION.

UH, THE STANDARD REQUIRES THAT ALL OPEN SPACE, WHICH I MENTIONED IS LIVING MATERIAL MUST BE IRRIGATED WITH AN AUTOMATIC IRRIGATION SYSTEM.

UH, LETTER F IS REPLACEMENT TREES AND THIS REQUIRES A, UH, FULL MITIGATION OF ALL TREES ONE-TO-ONE.

SO FOR EXAMPLE, UM, THIS, SORRY, THIS IS SPECIFIC TO, UM, TREES THAT WERE DAMAGED DUE TO IMPROPER CARE.

SO THAT WOULD BE A 15 CALIBER INCH TREE REPLACED BY A 15 CALIBER INCH TREE.

IN THIS PARTICULAR INSTANCE, THIS IS, UM, SLIGHTLY DIFFERENT THAN OUR STANDARD MITIGATION, UM, REQUIREMENTS.

AND THEN THE LAST ITEM, WHICH IS LETTER G, IS, UH, LANDSCAPE REQUIREMENTS FOR PARKING LOT LANDSCAPING.

AND THAT'S THAT, UH, WHEN YOU HAVE A ROW OF PARKING THAT IS 10 OR GREATER SPACES, IT MUST TERMINATE IN A LANDSCAPE ISLAND.

UM, HOWEVER, I WILL NOTE, AND I'LL NOTE THIS LATER, UM, THIS PARTICULAR STANDARD DOES NOT APPLY FOR THE SUBJECT PROPERTY.

SO NOW I'M GONNA MOVE THROUGH EACH OF THESE ITEMS, UM, A THROUGH F AND PROVIDE, UM, THIS IS THE APPLICANT REQUEST.

THIS IS A, UM, COPY FROM THE APPLICANT'S REQUEST, UH, FORM, AND THEN, UH, STAFF'S RESPONSE TO, UM, THEIR REQUEST.

SO THE FIRST IS THE SHADE TREE, PROXIMITY WITHIN OR SHADE TREES AND PROXIMITY TO PARKING SPACES.

SO, UM, THE APPLICANT HAS JUSTIFIED THAT STRICT COMPLIANCE WOULD REMOVE, UM, ADDITIONAL PARKING, UM, AND, UM, EXCUSE ME, REMOVE ADDITIONAL PAVING AND THEREFORE PARKING SPACES, UM, TO UPGRADE TO MEET THIS STANDARD, WHICH WOULD LOSE EIGHT CRITICAL PARKING SPACES.

UM, STAFF'S RESPONSE, UM, FOR THE INTENT OF THIS STANDARD IS TO SUPPORT A REDUCTION IN HEAT.

I THE HEAT ISLAND EFFECT, ESPECIALLY WHEN YOU HAVE LARGE EXPANSES OF PAVEMENT AREA, UH, LIKE IS EXIST ON THE SUBJECT PROPERTY TODAY, UM, DUE TO THE PERIOD AT WHICH IT WAS, UM, CONSTRUCTED, AND ALSO THAT IT WAS CONSTRUCTED AS A DISTRIBUTION CENTER.

SO IT'S, UM, THE USE IS CHANGING A BIT, UM, AS WELL AS ADDITIONAL TREES THROUGHOUT THE SITE AND PARKING AREAS PROVIDE ENHANCED AESTHETICS AND ARE SUPPORT THAT'S SUPPORTED BY COMMUNITY GOALS AND LONG RANGE PLANS TO, UH, SUPPORT THE PEDESTRIAN ENVIRONMENT.

SO, UM, THIS IS, UH, JUST A GRAPHIC.

SO EACH AREA, UM, EACH CIRCLE YOU SEE IN RED IDENTIFIES THE EXISTING TREES OR THE PROPOSED TREES.

AND SO THE CIRCLE, YOU'LL SEE THE INNER CIRCLE IS 50 FEET.

THE OUTER CIRCLE IS 75.

SO ANY PARKING AREAS THAT ARE NOT SHADED BY RED DO NOT COMPLY WITH THE STANDARD.

JUST TO GIVE YOU AN IDEA OF WHERE THOSE AREAS, UM, EXIST,

[00:15:01]

SO I'LL POINT TO A FEW OF THEM.

THESE RIGHT HERE, HERE, UH, THESE HERE AND THERE'S ACTUALLY SOME, UM, DOWN HERE AS WELL.

AND IN THIS FORER AREA, UH, LETTER B, THE NEXT ITEM IS THE 20 FOOT WIDE LANDSCAPE BUFFER ALONG INWOOD ROAD.

UM, THE APPLICANT'S, UM, REQUEST IS THAT THEY, TO MEET THIS 20 FOOT BUFFER REQUIREMENT ALONG INWOOD WOULD ELIMINATE 41 EXISTING PARKING SPACES THAT ARE CURRENTLY IN FRONT OF THE RETAIL BUILDINGS, UM, AND WOULD MAKE IT, UM, CHALLENGING OR EXCUSE ME, IMPOSSIBLE TO MEET THE PARKING REQUIREMENT OF 293 SPACES.

UH, THE ALTERNATIVE PROPOSAL THE APPLICANT IS, IS PROVIDED IS TO MAINTAIN THE EXISTING FIVE FOOT WIDE, UH, LANDSCAPE BUFFER THAT IS CURRENTLY ALONG INWOOD ROAD, UM, AND PROVIDE NEW LANDSCAPING TO ENHANCE THIS AREA.

STAFF'S RESPONSE IS THAT, UH, THE FIVE EXISTING FIVE FOOT WIDE BUFFER DOES NOT ALLOW FOR IMPLEMENTATION OF, UM, PEDESTRIAN IMPROVEMENTS SUCH AS A SIDEWALK OR OTHER AMENITIES AND, UH, DOES NOT.

UM, THERE'S NOT CURRENTLY A SIDEWALK ON INWOOD ROAD IN THIS AREA AND DOES NOT SUPPORT THE TOWN'S LONG RANGE PLAN TO SUPPORT PEDESTRIAN CONNECTIVITY, UM, IN THIS AREA AS WELL AS THE BROADER COMMUNITY.

SO, UH, THE WHAT IS REFERENCED IS GENERALLY THIS AREA I HAVE, UM, HIGHLIGHTED IN GREEN THAT WOULD THEN, UM, REQUIRE TO ADD AN ADDITIONAL 15 FEET OF GREEN SPACE GENERALLY IN THIS AREA.

UH, ONCE AGAIN EXCLUSIVE OF ANY DRY AISLES.

SO THIS IS JUST SOME EXISTING SITE CONDITIONS.

SO THIS IS, THE LEFT PHOTO IS FROM THE SOUTHERN CORNER OF THE SUBJECT PROPERTY FACING NORTH.

AND THE PHOTO ON THE, THE RIGHT IS THE NORTH, UH, NORTHEAST CORNER OF THE SUBJECT PROPERTY FACING SOUTH.

UH, SO YOU CAN SEE THE EXISTING FIVE FOOT BUFFER ALONG IN WOOD ROAD.

UM, SO I JUST WANNA TOUCH A LITTLE BIT ABOUT WHY THIS PARTICULAR STANDARD IS SUPPORTED BY THE TOWN'S LONG RANGE PLANS AND DOES, UH, SUPPORT THE TOWN AND ITS CITIZENS.

SO, UH, IN 2017, THE TOWN, UH, ADOPTED THE INWOOD ENHANCEMENT ZONE.

THIS IS A SPECIAL AREA STUDY THAT SPECIFICALLY ADDRESSED THE INWOOD CORRIDOR.

AND THEN OVER TO BELTWAY DRIVE, YOU SEE THE, UM, STUDY AREA HIGHLIGHTED IN YELLOW HERE.

SO SOME OF THIS, UM, IT WAS A VERY LONG PLAN AND SOME OF THIS WAS, UH, OR ALL THIS WAS PULLED DIRECTLY FROM THE PLAN, UH, PRIMARY OR TALKING ABOUT PEDESTRIAN ACCESSIBILITY IN THIS AREA SPECIFICALLY.

UH, SO IN THE DISCOVERY PHASE OF THE PLAN, WHICH WAS, UH, AN ASSESSMENT OF CURRENT CONDITIONS, IT DID IDENTIFY THAT, UH, PEDESTRIAN ACCESS WAS EXTREMELY LIMITED IN THIS AREA AND IN MOST CASES NON-EXISTENT.

UH, SOME OF THE CHALLENGES WHERE THE ONLY SIDEWALKS THAT DID EXIST WERE ON, UH, BELTLINE ROAD AT THE VERY NORTHERNMOST LIMIT OF THE SUBJECT AREA.

UH, AND THEY WERE ALSO VERY SMALL AND AT THE BACK OF CURB AND NOT INVITING TO PEDESTRIANS.

AND THEN THE PLANNED GOALS, UH, YOU'LL SEE THAT, UM, IMPLEMENTATION OF THIS STANDARD IN THIS PARTICULAR INSTANCE DOES SUPPORT MANY OF THE GOALS WITHIN THE PLAN.

UM, I WILL ALSO ADD THAT WE DID, SINCE THIS WAS ADOPTED IN 2017, WE HAVE HAD ONE PROPERTY ON THIS CORRIDOR THAT HAS REDEVELOPED AND THAT IS THE FISH GALLERY PROPERTY THAT IS, UM, CLOSER TO BELTLINE.

AND THEY DID COME INTO APPLIANCE WITH THIS STANDARD AND DID IMPLEMENT THE BUFFER AS WELL AS THE LANDSCAPE, OR EXCUSE ME, THE LANDSCAPE BUFFER AS WELL AS THE SIDEWALK.

UM, MOVING ON TO OTHER, UM, TOWN PLANS THAT SUPPORT THIS IMPLEMENTATION IS THE CITYWIDE MASTER TRAIL, OR EXCUSE ME, CITYWIDE TRAILS MASTER PLAN.

SO, UM, THIS AREA ON INWOOD AND QUORUM IS, UH, HERE AND IT'S BLOWN UP ON THE IMAGE TO YOUR LEFT.

UH, SO THIS AREA DOES CALL FOR A REGIONAL TRAIL.

UM, AND SO THAT WOULD REQUIRE, UM, COLLABORATION BETWEEN THE TOWN AS WELL AS PRIVATE DEVELOPERS.

AND THIS DOES HAVE AN OPPORTUNITY TO CONNECT INTO A REGIONAL TRAIL THAT FARMERS' BRANCH CURRENTLY HAS DESIGNS FOR.

UM, AND THAT WOULD ACTUALLY HEAD SOUTH, YOU SEE THAT ARROW, UM, POINTING TOWARDS THE SOUTH ON INWOOD ROAD.

UH, SO THIS FURTHER ALLOWS US TO BEGIN INCREMENTALLY IMPLEMENTING THESE, UH, TRAIL PROJECTS THROUGHOUT THIS CORRIDOR.

UM, BECAUSE THIS CORRIDOR IS BUILT OUT, WE DON'T HAVE A LOT OF OPPORTUNITY TO IMPLEMENT THESE TYPE OF PLANS EXCEPT DURING REDEVELOPMENT SCENARIO.

AND THEN THE LAST ITEM I'LL JUST QUICKLY ADDRESS ON THIS PARTICULAR ITEM IS THE QUORUM DRIVE RECONSTRUCTION AND PLACEMAKING PROJECT.

UM, SO VIA BOND ELECTION IN 2019,

[00:20:01]

UM, THIS DID IMPROVE A COMPLETE, UH, RECONSTRUCTION OF QUORUM DRIVE AS WELL AS PEDESTRIAN AND OTHER CONNECTIVITY IMPROVEMENTS IN THIS AREA.

UM, AND THERE'S ALSO ADDITIONAL FUNDING, UH, TO IMPLEMENT PLACEMAKING EFFORTS FROM THE PARKS OPEN, EXCUSE ME, PARKS, RECREATION AND OPEN SPACE MASTER PLAN.

AND, UM, THAT IS CURRENTLY, UM, BEEN FUNDED AND UH, IS IN DESIGN PHASE.

SO THAT'S SOMETHING THAT WILL BE IMPLEMENTED.

UH, AND SO SOME OF AND ALL, I HAVE A PLAN ON THE NEXT COUPLE SLIDES, BUT THIS INCLUDES, UM, SOME PEDESTRIAN IMPROVEMENTS TO MAKE IT MORE, UM, PEDESTRIAN FRIENDLY, LIKE REMOVING THE EXISTING TRAFFIC CIRCLE, UM, AND TURNING THAT INTO A MORE STANDARD INTERSECTION AS WELL AS OTHER, UM, OPEN SPACES WITHIN THIS CORRIDOR.

UH, FUTURE PHASES OF THIS PARTICULAR PROJECT DO SHOW PEDESTRIAN CONNECTIVITY OVER TO THE SUBJECT PROPERTY.

UM, SO WE ALREADY HAVE PLANS TO CONNECT INTO THE SUBJECT PROPERTY.

THIS WOULD ALLOW US TO CONTINUE THESE EFFORTS.

UH, SO THIS IS THE, UM, PROPOSED, UH, PLAN FOR THE QUORUM DRIVE RECONSTRUCTION.

SO YOU SEE ON THE FAR LEFT, EXCUSE ME, BELT LINE IS RIGHT HERE.

MY RIGHT, IT'S UH, TURNED NORTH IS TO THE RIGHT.

UM, AND YOU SEE LANDMARK.

UM, AND THE SUBJECT PROPERTY WOULD BE A STRAIGHT, UM, ON OFF THE TOP CORNER OF, UH, THE, THE IMAGE ON THE LEFT HAND SIDE.

AND THIS IS JUST THE EXISTING CONDITION.

SO YOU SEE, UM, HAVING OPPORTUNITY FOR OPEN SPACE DESTINATIONS FOR THE SUBJECT PROPERTY, UH, ARE BEING PLANNED IN THIS AREA.

ALRIGHT, MOVING ON TO LETTER C.

THIS IS THE LANDSCAPE BUFFER TREE REQUIREMENT, UH, WITHIN THAT 20 FOOT BUFFER THAT WE JUST DISCUSSED.

SO, UH, THE APPLICANT HAS PROVIDED THAT OVERHEAD POWER LINES EXIST ON INWOOD ROAD, UH, WHICH, UM, IS ACCURATE.

UM, AND THEY'RE ASKING TO, IN LIEU OF PLANTING SHADE TREES THAT THEY, UM, PLANT VARIOUS SHRUBS WITH A FOUR FOOT, UH, SCREEN TO PROVIDE A VISUAL BUFFER ALONG THE INWOOD ROAD FRONTAGE.

UM, SO STAFF, UH, DOES, UH, AGREE THAT THERE ARE POWER LINES IN THIS AREA AND THAT DOES POSE A CHALLENGE.

HOWEVER, UM, THE REMAINDER OF THE SECTION THAT WAS REFERENCED, WHICH IS SECTION 34 DASH 2 0 7 H, UM, SUGGESTS SWAPPING OUT SHADE TREES FOR ORNAMENTAL TREES, WHICH CURRENTLY EXIST.

SO THAT WAS, WOULD BE A STAFF'S RECOMMENDATION IF THAT DID, UM, POSE A, UM, A CONFLICT.

HOWEVER, STAFF IS ALSO OF THE OPINION THAT IF THE 20 FOOT LANDSCAPE BUFFER WAS IMPLEMENTED, TREES WOULD BE ABLE TO BE PLANTED BEHIND THE POWER LINES THAT CURRENTLY EXIST.

AND HERE ARE SOME PHOTOS TO SHOW, UH, THE POWER LINES ABOVE.

AND THIS, UH, TREE THAT I HAVE CIRCLED, UM, IS AN EXISTING ORNAMENTAL TREE THAT COULD BE IMPLEMENTED WITHOUT THE 20 FOOT BUFFER IF THE BOARD SO CHOOSES TO GRANT RELIEF FROM THEM.

UH, MOVING ON TO LETTER D, THIS IS THE PARKING LOT PERIMETER LANDSCAPE STRIP.

UM, THE APPLICANT IS REQUESTING THAT THEY NOT COMPLY WITH THIS PARTICULAR STANDARD.

UM, THE AREA IN REFERENCE IS, UH, WHAT YOU SEE HERE IN GREEN.

THIS IS THE ONLY AREA, UM, THAT WOULD APPLY FOR THIS PARTICULAR STANDARD AND THEY'RE ASKING FOR RELIEF FOR THAT.

UM, IF THEY WERE TO COME INTO COMPLIANCE THAT WOULD, UM, ELIMINATE THE 21 PARKING SPACES, IT IS POSSIBLE THAT THEY COULD, UH, REPLACE THAT WITH, UM, PARALLEL PARKING SPACES.

HOWEVER, THEY WOULD NOT BE ABLE TO KEEP THE CURRENT PARKING CONFIGURATION 'CAUSE IT WOULD IMPEDE THE FIRE LANE WHICH CURRENTLY EXISTS, WHICH IS ALSO REQUIRED.

SO, UM, IT STAFF'S OPINION THAT THIS FIVE FOOT BUFFER LANE WOULD LIKELY NOT TO CONTRIBUTE A SIGNIFICANT BENEFIT TO THE BROADER COMMUNITY.

UM, HOWEVER, ONCE AGAIN I MENTIONED THIS EARLIER, ONE OF THE INTENTS OF THIS STANDARD IS THAT IT PREVENTS HEADLIGHT GLARE ON ADJACENT PROPERTIES.

UM, SO THERE IS SOME BENEFIT, BUT POTENTIALLY NOT TO THE BROADER, UH, TOWN AND ITS CITIZENS.

UM, THE LETTER E THE NEXT ITEM IS AUTOMATIC IRRIGATION.

THE APPLICANT IS REQUESTING THAT, UM, THE EXISTING IRRIGATION AREAS THAT EXIST TODAY ON SITE BE, UH, EITHER RESTORED OR MAINTAINED AS IS, AND THAT ANY NEW AREAS NOT BE ADDED IRRIGATION NOT BE ADDED TO THOSE, UM, AS IT IS COST PROHIBITIVE.

AND IN, IN LIEU OF THAT, ARE PROPOSING TO INTRODUCE NATIVE AND ZERO ESCAPING PLANTS, UM, THAT MAY NOT REQUIRE IRRIGATION.

UM, SO STAFF'S, UM, OPINION OF THAT IS THAT NATIVE AND ZERO ESCAPING PLANTS

[00:25:01]

UM, THEY ARE MORE DROUGHT TOLERANT AND DON'T REQUIRE AS MUCH WATER, BUT THEY WILL STILL NEED TO BE WATERED.

UM, ADDITIONALLY DURING OUR LONG SUMMERS THAT WE FREQUENTLY DON'T HAVE AS MUCH PRECIPITATION, UM, WE LIKELY WOULD LOSE A LOT OF THAT PLANT MATERIAL AND IT WOULD THEN IN TURN BECOME A CODE COMPLIANCE ISSUE, POTENTIALLY FURTHER DRAINING, UM, TOWN RESOURCES TO TRY TO ADDRESS THOSE CODE ISSUES.

UM, LETTER F UH, IS REPLACEMENT TREES.

SO THIS WAS THE STANDARD, UH, REGARDING A ONE-TO-ONE REPLACEMENT.

THERE ARE SIX DECLINING SHADE TREES ON SITE.

UM, THEY TOTAL JUST UNDER 80 CALIPER INCHES.

SO THERE'S A COUPLE OF THESE THAT ARE, UH, 20, I THINK 22, AND I THINK ONE IS, UH, 24 CALIPER INCHES.

THERE'S A COUPLE THAT ARE SMALLER.

UM, I STAFF, UM, DOES UNDERSTAND THAT REPLACING TREES OF THAT CA OF THAT SIZE IS VERY CHALLENGING LOGISTICALLY FROM A COST PERSPECTIVE, UM, GETTING THEM TRANSPORTED TO THE SITE AND IN MOST CASES ARE NOT ABLE TO BE ESTABLISHED SUCCESSFULLY AND SURVIVE.

UM, SO STAFF DOES UNDERSTAND THAT THAT IS A SIGNIFICANT CONSTRAINT AND MANY OF THOSE SITUATIONS EXISTED PRIOR TO THEIR, UM, OWNERSHIP OF THE SITE.

AND SO, UM, STAFF DOES UNDERSTAND THAT THIS, THIS STANDARD WOULD BE EXTREMELY CHALLENGING, UH, FOR THE, THE PROPERTY OWNER TO COMPLY WITH.

AND THEN THE LAST ITEM, LETTER G.

UM, THIS IS THE LANDSCAPE REQUIREMENT WITHIN THE PARKING AREAS.

EVERY 10 SPACES REQUIRES A LANDSCAPE ISLAND.

UH, SO THIS REQUIREMENT IS SPECIFIC TO THE BELTLINE DISTRICT AS THE APPLICANT HAS STATED.

UM, STAFF DOES AGREE WITH THAT THIS PROP SUBJECT PROPERTY IS NOT ZONED WITHIN THE BELTLINE ZONING DISTRICT AND THIS STANDARD DOES NOT APPLY.

UM, AND SO IT DOESN'T HAVE TO APPLY ON THE PROPERTY AND WE'RE NOT, UM, ENFORCING THAT.

SO ONCE AGAIN, JUST THIS IS THE SPECIAL EXCEPTION, EXCUSE ME, SPECIAL EXCEPTION CRITERIA, WHICH SAYS, UM, IF THERE IS A FINANCIAL HARDSHIP OR INEQUITY, UM, THAT MAY BE WARRANTED FOR A SPECIAL EXCEPTION AS SO LONG AS IT DOES NOT, UH, PROVIDE SUFFICIENT CORRESPONDING BENEFIT TO THE TOWN OR ITS CITIZENS.

UH, THIS, UH, REQUEST WAS NOTICED THERE WAS 12 RECIPIENTS, UH, TO THIS REQUEST, WHICH IS WHEN 200 FEET OF THE SITE WITHIN ADDISON.

SO, UM, PROPERTIES OUTSIDE OF ADDISON IN FARMER'S BRANCH DO NOT GET NOTICED JUST FOR REFERENCE.

UM, AND WE DID NOT RECEIVE ANY RESPONSES ON THE REQUEST.

UH, SO IN CONCLUSION, UM, STAFF RECOMMENDS RELIEF FROM THE FOLLOWING ITEMS. SO, UM, THE, I GUESS TWO THAT WE'RE, UH, STAFF IS CURRENTLY SUPPORTIVE OF IS THE PARKING LOT PERIMETER FENCE, WHICH IS THE FIVE FOOT STRIP ALONG THE NORTH PROPERTY LINE.

UM, AND THEN THE REPLACEMENT TREES THAT ARE A SIGNIFICANT SIZE.

UM, THERE ARE THE OTHER ITEMS REGARDING THE SHADE, PROXIMITY, THE LA THE 20 FOOT LANDSCAPE BUFFER ALONG INWOOD ROAD AND THE CORRESPONDING LANDSCAPING WITHIN THAT BUFFER.

UM, AS WELL AS THE AUTOMATIC IRRIGATION, UH, STAFF IS, UH, RECOMMENDING DENIAL FOR THOSE ITEMS. AND THEN THE LAST ITEM, LETTER G, UH, RELATED TO THE BELTLINE ZONING DISTRICT IS NOT APPLICABLE.

UM, AND WE, UH, ARE IN AGREEANCE WITH THAT.

SO I'LL TELL, I'M HAPPY TO TAKE ANY QUESTIONS IF THE CHAIR WOULD LIKE TO OR WE CAN PREPARE THE APPLICANT'S PRESENTATION.

DOES ANYBODY HAVE ANY QUESTIONS FOR LESLIE? UH, YES, I HAVE A COUPLE QUESTIONS.

UM, OR SHOULD WE WAIT UNTIL THE APPLICANT GIVES THEIR PRESENTATION? I, I'LL DEFER TO THE CHAIR HOW THEY, UH, WE CAN, WHATEVER YOU PREFER.

I THINK WE'LL ALL, OKAY, WE'LL DO THAT AND THEN, THEN WE'LL, UH, AND I'LL ASK THE APPLICANT WHETHER SHE WANTS TO TAKE QUESTIONS DURING HER PRESENTATION, DURING THE PRESENTATIONS OR, UH, OR WAIT UNTIL THE PRESENTATIONS ARE DONE.

DOES THAT MAKE SENSE? ALRIGHTY.

THANK YOU LESLIE.

AND NOW WE'LL ASK THE APPLICANT TO COME FORWARD AND MAKE THEIR PRESENTATION OR PRESENTATIONS.

YEAH, GOOD EVENING.

MY NAME IS TOMMY MANN, 500 WINSTEAD BUILDING.

EXCUSE ME, TOMMY, I NEED TO SWEAR YOU IN.

OH, PLEASE RAISE YOUR RIGHT HAND.

DO YOU SOLEMNLY SWEAR TO TELL THE TRUTH, THE WHOLE TRUTH AND NOTHING BUT THE TRUTH, SO HELP YOU GOD? I DO.

THANK YOU TOMMY.

SO TOMMY MANN 500 WINSTEAD BUILDING, REPRESENTING WEAR SPACE.

UM, WE HAVE OTHER FOLKS ON THE TEAM HERE TONIGHT.

I'M HAPPY TO BE INTERRUPTED AND ASKED QUESTIONS AS I GO.

I DO THIS FOR A LIVING.

I'M QUITE ACCUSTOMED TO IT.

UM, BUT I, THE FIRST FEW SLIDES HERE ARE JUST INTENDED TO EXPLAIN TO YOU WHAT, WHERE SPACE IS.

UM, AND THEN WE'LL GET INTO THE, YOU KNOW, NUTS AND BOLTS OF THE REQUEST WE'VE MADE AND WHY WE'VE MADE IT.

SO WHAT, WHERE ASPACE DOES FUNDAMENTALLY

[00:30:01]

IT WASN'T FOR TUESDAY MORNING WHEN IT WAS BUILT IN THE SEVENTIES, BUT IT DOESN'T WORK FOR THEM NOW.

AND THEY FIND A WAY TO REPURPOSE THESE BUILDINGS, PUT THEM BACK INTO FUNCTION.

AND I'LL EXPLAIN HOW THEY DO THAT.

UM, THEY'LL TAKE THE EXISTING WAREHOUSE BUILDING AND INSTEAD OF TRYING TO CUSTOMIZE IT FOR ONE BIG USER WHO HAS PRODUCT INVENTORY AND ALL THOSE SORTS OF THINGS, THEY WILL DIVIDE IT UP INTO MULTIPLE SUITES OR SPACES FOR DIFFERENT TENANTS.

AND IT'S, THESE ARE ACTUAL TENANTS.

EACH ONE OF 'EM WILL SIGN A LEASE WITH THE COMPANY.

UH, AND THEY WILL TAKE A SMALLER SECTION OF THE WAREHOUSE.

UH, AND THESE, THESE ARE SMALL BUSINESSES, RIGHT? UM, THERE'LL BE A LOT MORE PEOPLE IN HERE THAN YOU WOULD IN A NORMAL WAREHOUSE 'CAUSE YOU MAY HAVE 20 OR 30 TENANTS AS OPPOSED TO ONE.

UH, AND IT'S REALLY A SPACE FOR THEM TO CREATE THEIR INVENTORY, STORE THEIR INVENTORY, GET IT OUT, BUT ALSO WORK AND COLLABORATE.

SO THEY'LL CREATE KITCHENS AND LOUNGES AND SPACES THAT ARE KIND OF CLOSER TO WHAT YOU WOULD EXPECT TO SEE IN AN OFFICE BUILDING, RIGHT? AS OPPOSED TO JUST THE COLD WAREHOUSE WITH INVENTORY STACKED TO THE TOP.

UM, AND THEY'LL CREATE CONFERENCE AND MEETING AREAS FOR THESE DIFFERENT BUSINESSES TO HAVE THEIR MEETINGS AND QUARTERLY PLANNING AND ALL THE SORTS OF THINGS THAT YOU DO.

I MEAN, THIS IS REALLY THE HOME OF THESE SMALL BUSINESSES, KIND OF A MINIATURE HEADQUARTERS IF YOU WILL.

THIS IS KIND OF WHAT A CORRIDOR LOOKS LIKE WHEN THEY CHOP IT UP.

AND EVERYBODY HAS THEIR OWN DELINEATED SPACE, UH, WHERE THEY CAN, UH, LOCATE WHAT THEY NEED FOR THEIR BUSINESS.

THESE ARE ACTUAL TENANTS.

'CAUSE YOU'RE PROBABLY LIKE, OKAY, WHO RINSE THESE THINGS, RIGHT? SO THEY'VE GOT 20 OF THESE SO FAR EITHER FULLY DEVELOPED OR UNDERDEVELOPMENT ACROSS THE COUNTRY.

WE HAVE THIS ONE COMING, THERE'S THREE MORE IN NORTH TEXAS, ONE THAT'S COMPLETE IN NORTH RICHLAND HILLS, AND THEN SITE IN PLANO AND FORT WORTH.

SO THESE ARE ACTUAL TENANTS THAT, THAT HAVE RENTED SPACES FROM WEAR SPACE.

UM, THIS IS AN E-COMMERCE VINYL RECORD SALES COMPANY WHERE, YOU KNOW, THEY HAVE A LITTLE OFFICE SET UP, THEY TAKE THEIR ORDERS, THEY PACKAGE EVERYTHING AND THEY SHIP IT OUT.

NOW, ONE THING WHEN YOU SHIP OUT OF LIKE THIS VERSUS A BIG WAREHOUSE, THEY'RE VERY, VERY RARELY GONNA BE USING A BIG 18 WHEELER, RIGHT? THESE ARE MORE LIKELY TO BE BOX TRUCKS OR SMALLER VEHICLES 'CAUSE THEY'RE JUST NOT SIMPLY NOT HAULING AS MUCH MERCHANDISE AS WOULD'VE BEEN, WOULDN'T HAVE BEEN HAULED OUT.

UM, A VENDING MACHINE MANAGEMENT COMPANY.

SO THEY'RE IN THERE TAKING ORDERS, MONITORING THEIR SUPPLY, TAKING IT OUT.

THESE ARE JUST SMALL BUSINESSES.

NOW, ONE OF THE ADVANTAGES YOU GET IF YOU TAKE SORT OF A STRUGGLING SITE OR AREA OF A TOWN LIKE THIS AND YOU MAKE THIS TRANSITION, IT BRINGS A LITTLE VITALITY TO IT.

RIGHT NOW WE HAVE SMALL BUSINESSES, WE HAVE MORE WORKERS, WE HAVE PEOPLE WHO ARE IN HERE, BUT THEY'RE ALSO POPPING OUT TO GO HAVE LUNCH SOMEWHERE.

UM, YOU KNOW, WALKING AROUND THE NEIGHBORHOOD, NOT JUST DRIVING A TRUCK IN AND DRIVING A TRUCK OUT AT, YOU KNOW, BEFORE DAWN AND AFTER DARK.

IT'S, IT'S DEFINITELY, WHILE IT'S STILL A WAREHOUSE USE THAT'S ALLOWED BY THIS INDUSTRIAL ZONING OF THE PROPERTY, IT HAS SOME MEANINGFULLY DIFFERENT OPERATIONAL CHARACTERISTICS.

SO HOPEFULLY THAT HELPS YOU UNDERSTAND A LITTLE BIT ABOUT MORE ABOUT WHAT THEY DO.

OKAY, SO AS I EXPLAINED THIS SITE THAT THE ANALOGY I WANT TO GET IN YOUR HEAD IS, IMAGINE YOU'VE GOT A TANK WITH THREE LEAKS AND YOU HAVE TWO PLUGS.

WE, WE CAN ONLY PLUG TWO OF THE LEAKS AND IF WE PULL ONE OUT, WE CREATE ANOTHER CODE DEFICIENCY.

SO THE OVERALL APPROACH THAT WE HAD HERE, AS I EXPLAINED IT WAS, OKAY, HOW DO WE MAKE THE SITE MEANINGFULLY BETTER THAN IT IS TODAY AND MOVE AS CLOSE AS WE CAN TO COMPLIANCE? AND WHICH THINGS DO WE PRIORITIZE COMPLYING WITH? I'LL SAY WITH ONE EXCEPTION, WE COULD COMPLY WITH EVERY SINGLE DIFFERENCE WE HAVE WITH STAFF.

IT'S JUST THAT IN SO DOING, WE WOULD CREATE A DIFFERENT LACK OF COMPLIANCE ON A DIFFERENT CODE PROVISION.

SO THAT'S KIND OF THE DANCE WE'RE DOING AND THE STRUGGLE WE'RE HAVING.

UH, AND THEN I'LL TRY TO KIND OF TEASE THAT OUT FOR YOU IN A LITTLE MORE DETAIL.

BUT THE SITE TODAY IS OBVIOUSLY A LOT OF CONCRETE.

UM, THERE'S 21 SHADE TREES OUT THERE NOW.

UM, AND SOME OPEN SPACE.

IT'S ZONED DIFFERENTLY AND IT'S USED DIFFERENTLY IN THE FRONT PART IS ZONED RETAIL AND YOU HAVE TWO KIND OF FREE STANDING INLINE RETAIL BUILDINGS THERE.

AND THEN OBVIOUSLY THE WAREHOUSE W SPACE'S CORE BUSINESS IS FOCUSED OBVIOUSLY ON THE WAREHOUSE PORTION.

THEY AREN'T PLANNING TO REDEVELOP THE RETAIL.

THEY'VE HAD INTEREST FROM ACTUAL RETAIL DEVELOPERS, UM, THAT WANT TO TAKE THOSE SITES.

UH, SO THAT'S WHAT THEY'RE DEALING WITH.

NOW ON THE GROUND, THIS IS HELPFUL AS WE WALK THROUGH WHAT WE'RE PROPOSING, PARTICULARLY THE STREETSCAPE.

[00:35:01]

AND YOU CAN SEE THESE ARE NOT, IT'S NOT JUST A ONE OR TWO LINE LITTLE LOCAL ENCORE LINE.

THESE ARE PRETTY SUBSTANTIAL CONCRETE.

OUR STEEL PULLED LARGE, UH, POWER LINES AND YOUR, YOUR CURB TO PARKING LOT DIMENSION IS JUST, IT IS WHAT IT IS.

IT WAS CREATED UNDER THE CODE THAT APPLIED IN 1970.

AND UNFORTUNATELY THE BUILDINGS ARE WHERE THEY ARE.

AND I'LL EXPLAIN THE CHALLENGE THAT THOSE DIMENSIONS PRESENT.

WE, WE HAVE NOTHING AGAINST SIDEWALKS.

WE AGREE SIDEWALKS ARE GREAT, IT'S JUST WHERE DO WE PUT 'EM WITHOUT HARMING SOME OTHER ASPECT OF THE PLAN.

AND THAT'S THE STRUGGLE WE'RE HAVING.

UH, JUST SOME MORE SHOTS.

SO YOU CAN SEE THE POLES, YOU CAN SEE HOW THE PARKING GOES RIGHT UP TO THE CURB TODAY.

UH, WHICH IS IMPORTANT TO KEEP IN MIND WHEN I WALK YOU THROUGH THIS.

SO I'LL SPEND MOST OF MY TIME ON THIS SLIDE HERE.

SO YOU ALL HAVE GOTTA BALANCE SUBSTANTIAL FINANCIAL HARDSHIP TO US, WHATEVER THAT MEANS, VERSUS THE PUBLIC INTEREST AND BENEFIT FROM THE CHOICES WE'RE MAKING AND HOW TO DESIGN THIS SITE.

SO START WITH WHY WE'RE EVEN HERE.

IRONICALLY, WE'RE HERE BECAUSE WE'RE SPENDING MORE THAN $10,000 ON THE EXTERIOR OF THE BUILDING.

IF WE WEREN'T, WE COULD LEAVE EVERYTHING AS NON-CONFORMING AS IT IS UNDER THE CODE.

SO IT'S KIND OF A PERVERSE INCENTIVE TO NOT FIX UP THE EXTERIOR OF AN OLD BUILDING.

UH, BUT WE NEED TO, AND YOU'LL SEE SOME RENDERINGS TO MAKE IT LOOK A LOT BETTER.

BUT BECAUSE WE'RE DOING THAT NOW, WE'D TRIGGER HOW DO WE COME INTO COMPLIANCE WITH ALL THESE LANDSCAPING REGULATIONS.

UM, SO WHAT WE'VE HIGHLIGHTED HERE AT GREEN, I'LL EXPLAIN IN RED.

SO BASICALLY THERE'S SIX EXCEPTIONS HERE.

THE SEVENTH, AS LESLIE'S EXPLAINED, THEY'VE DETERMINED WE DON'T ACTUALLY NEED.

SO WE'LL CALL IT SIX.

START WITH THE EASY ONES.

THE TWO THAT WE'RE IN AGREEMENT ON THE PARKING LOT LANDSCAPE STRIP THAT WOULD GO UP HERE CREATES A FIRE LANE ISSUE.

IT DOESN'T REALLY HAVE ANY BENEFIT.

WE'RE IN AGREEMENT THERE.

THE REPLACEMENT TREES, THE ISSUE THERE IS JUST SIMPLY THE TREES THAT ARE OUT THERE ARE BAD.

WE COULDN'T EVEN GO BY A 20 INCH TREE FROM THE NURSERY.

THEY DON'T EXIST.

SO WE'RE PUTTING BACK IN MORE INCHES THAN WE HAVE TO TAKE OUT.

IT'S JUST THE TREES THAT WE PUT IN HAVE TO BE SMALLER TO START WITH IN ORDER TO GET THERE.

I THINK THOSE TWO ARE, ARE FAIRLY EASY TO UNDERSTAND.

UM, THE NEXT KIND OF MOST SIMPLE ONE I'LL SAY IS THE PROXIMITY OF THE PARKING SPACES TO A SHADE TREE.

SO LESLIE SHOWED THAT DIAGRAM.

AND THEN WHAT WE'VE DONE HERE WHERE YOU SEE THESE IS WHERE WE COULD ADD SIMILAR ISLANDS WITH TREES TO MEET THAT REQUIREMENT.

WE COULD DO IT.

THE PROBLEM IS OUR REQUIRED PARKING AS WE HAVE THIS LAID OUT, IS 269 SPACES.

WE HAVE EXACTLY THAT MANY PARKING SPACES.

SO THE APPROACH WE TOOK TO THIS FOR BETTER OR WORSE WAS HOW MUCH LANDSCAPING CAN WE ADD WITHOUT CREATING A CODE PARKING DEFICIENCY.

SO IF I GO ADD THESE, I CAN DO IT, BUT NOW I NEED A PARKING EXCEPTION FROM YOU.

RIGHT? SO THAT'S BACK TO MY ANALOGY, I PLUGGED THAT HOLE, BUT I CREATED ANOTHER ONE.

AND THAT'S SORT OF THE DANCE THAT WE'RE TRYING TO DO.

SO WE TRIED TO APPROACH THIS FROM, OKAY, THERE'S NOTHING OUT THERE NOW.

SO WE DO THIS, IT'S MUCH BETTER THAN IT IS TODAY.

IT'S NOT FULLY COMPLIANT, BUT WE DON'T HAVE TO ALSO ASK FOR A PARKING EXCEPTION.

THE IRRIGATION PIECE OF THIS, WE'RE NOT PROPOSING TO NOT WATER THESE PLANTINGS.

WE'RE JUST PROPOSING TO NOT DO IT WITH AUTOMATIC IRRIGATION.

THE REASON IS THIS IS A HUGE SITE WITH A SEA OF CONCRETE.

AND TO GO OUT THERE AND DEMO ALL THAT CONCRETE AND TRENCH FOR LITTLE IRRIGATION LINES TO GET OUT TO THESE SPACES IS A PRETTY ENORMOUS EXPENSE AND EFFORT FOR A RELATIVELY MINIMAL BENEFIT WHEN IT IS STILL OUR REQUIREMENT UNDER THE CODE TO KEEP OUR LANDSCAPING ALIVE.

SO WE WILL HAVE TO MANUALLY MAINTAIN THE LANDSCAPING, WHICH WE'RE WOULD DO.

AND IF WE DIDN'T AND IT FELL OUT OF COMPLIANCE AS THE STAFF REPORTS NOTES, WE WE COULD BE CITED, WE COULD BE FORCED TO GO IN, REPLACE IT OR THOSE SORTS OF THINGS.

THAT ONE'S JUST SORT OF PRACTICALITY IS THE COST OF TEARING UP ALL THAT CONCRETE AND TRENCHING ON A BIG SITE LIKE THIS FOR LITTLE IRRIGATION LINES.

UH, MAKE A LOT OF SENSE.

WE DON'T THINK IT DOES.

WE AGREE WE NEED TO MAINTAIN THE LANDSCAPING.

OKAY, EVERYTHING ELSE SORT OF CENTERS ON THIS FRONTAGE, RIGHT? IT'S THE LANDSCAPE BUFFER AND CAN YOU PUT THE TREES IN THERE AND THAT SORT OF THING.

SO FOR STARTERS TO GET THE AMOUNT OF GREEN SPACE WE'VE GOTTEN IN AN EFFORT TO BE RESPONSIVE TO THE CONCERNS AND MAKE THE SITE BETTER.

WE'RE ALREADY PROPOSING TO TEAR DOWN A $4 MILLION BUILDING, WHICH WE THINK IS A PRETTY SIGNIFICANT FINANCIAL HARDSHIP IN AND OF ITSELF TO GET THE GREEN SPACE THAT WE'VE ADDED.

[00:40:01]

IT'LL TAKE AGAIN THE WHOLE SITE UNDER CODE PARKING.

WE CAN'T LOSE A SINGLE PARKING SPACE.

WE TOOK IT RIGHT TO THE MAX, BUT DOWN HERE WE COULD DO IT BECAUSE WE'RE LOSING THIS BUILDING ANYWAY.

SO THIS PARKING ISN'T REALLY CRITICAL 'CAUSE THE BUILDING'S NOT GOING TO BE THERE ANYMORE.

IT'S REALLY BECOMING PARKING THAT SATISFIES THE CODE FOR THE OTHER BUILDINGS.

IF YOU LOOK UP HERE, THE FIRST POINT IS STILL TRUE.

IF WE ADDED IT AND LOST THE PARKING, WE WOULD BE OUT OF COMPLIANCE WITH THE PARKING.

CAN'T LOSE A SINGLE PARKING SPACE UP HERE.

THE ISSUE EVEN MORE ACUTE.

'CAUSE IF WE TAKE THIS OUT, THIS RETAIL BUILDING FROM A LEASE ABILITY FUNCTIONALITY PERSPECTIVE BECOMES EXTREMELY UNAPPEALING.

THESE ARE SINGLE-SIDED.

IF YOU'RE COMING IN HERE TO GO TO THE DRY CLEANER, GET A CUP OF COFFEE OR WHATEVER, YOU'RE GONNA PARK IN FRONT, YOU'RE GONNA WALK IN LIKE EVERY RETAIL CENTER YOU'VE EVER BEEN TO.

YOU'RE NOT GONNA PULL AROUND BACK HERE.

TENANTS AREN'T GONNA BE INTERESTED IN LEASING A SPACE THAT DOESN'T HAVE PARK ENOUGH PARKING OUT IN FRONT OF IT.

SO IF WE DID THAT, THE CONCERN IS THAT THIS DOESN'T BECOME A VIABLE RETAIL BUILDING AND IT EITHER JUST SITS THERE AND LINGERS OR MAYBE IT EVENTUALLY COMES DOWN, RIGHT? SO THAT'S, THOSE ARE THE CHALLENGES WE'RE DEALING WITH.

AT THE END OF THE DAY, WE'RE ADDING 75 EVERGREEN SHRUBS, 21 SHADE TREES AND ANOTHER 22,000 SQUARE FEET OF LANDSCAPED OPEN SPACE TO THE SITE.

WHEN YOU COMPARE THAT RIGHT TO WHAT IT IS TODAY, IT'S MEANINGFULLY IMPROVED, RIGHT? WE THINK, UH, IT'S MUCH BETTER THAN IT IS WITHOUT THESE IMPROVEMENTS, BUT WE'VE KIND OF GOTTA WRESTLE BETWEEN THE PERFECT AND THE GOOD HERE.

AND SO THAT'S THE APPROACH WE'VE TAKEN FOR BETTER OR WORSE, WHICH IS LIMIT OUR EXCEPTIONS TO LANDSCAPING.

ONLY BECAUSE IF I MAKE ANY FURTHER CHANGES TO THE LANDSCAPING, I NOW HAVE A WHOLE NEW SET OF VARIANCES RELATED TO PARKING, UH, AND TRY TO GET TO THIS POINT.

I I MEAN, IF THIS BUILDING WASN'T HERE, YOU COULD MAYBE HAVE THE DIMENSION TO GET A SIDEWALK IN.

I, I DON'T KNOW HOW TO DEAL WITH IT.

UM, WITHOUT LOSING THE VIABILITY OF THIS BUILDING OTHER THAN TO TELL YOU A COUPLE OF THINGS.

I THINK THERE'S A LANDSCAPE MEDIAN OUT HERE NOW.

SO THERE IS ENOUGH RIGHT OF WAY IF THE STREET IS REDONE TO GET RID OF THE LANDSCAPE MEDIAN AND ADD SIDEWALKS.

AND THE OTHER THING THAT THAT COMES TO MIND, UM, WITH THIS IS WE'RE NOT TOUCHING THIS BUILDING TODAY.

WHEN THE RETAIL USER COMES IN, THEY'RE PROBABLY GONNA SPEND MORE THAN $10,000 ON THE EXTERIOR OF IT .

AND THEY'RE GONNA BE RIGHT BACK.

AND AT THE POINT WHEN THIS PORSCHE OF THE SITE IS DEVELOPING, MAYBE THEY'RE IN A BETTER POSITION TO SAY, OKAY, I CAN ANGLE THIS PARKING IF YOU'LL GIVE ME A PARKING EXCEPTION, OR I CAN DEMO THIS PORTION OF THE BUILDING AND I CAN DO WHATEVER I NEED TO DO IN ORDER TO TRY AND FIT A SIDEWALK OR A LARGER BUFFER IN THERE.

UM, THIS IS THE CHALLENGE WITH ADAPTIVE REUSE OF SITES THAT WERE BUILT 50 YEARS AGO.

IF THIS WAS A BIG OLD FIELD, WE WOULDN'T BE HERE.

WE'D MOVE THE BUILDINGS 10 FEET, WE'D PUT THIS STUFF IN, WE'D BE ON OUR WAY, RIGHT? BUT THIS IS WHERE WE'VE ENDED UP.

SO HOPEFULLY AS I EXPLAINED THIS, YOU REALIZE WE'RE NOT TRYING TO GRAB, YOU KNOW, STUFF 20 POUNDS OF SUGAR IN A 10 POUND BAG OR GRAB A TWO HANDS OR ANY OF THAT STUFF.

WE'RE EARNESTLY ATTEMPTING TO GET AS CLOSE AS WE CAN TO COMPLIANCE.

SO THESE ARE JUST GIVE YOU AN IDEA OF WHAT WE'RE GONNA DO TO THE BUILDING, WHAT IT'LL LOOK LIKE WHEN WE'RE DONE, WHEN WE ADD LANDSCAPING OUT IN FRONT OF IT.

UM, YOU KNOW, WE THINK IT'S A STEP IN THE RIGHT DIRECTION FOR THE AREA.

IT ADDS SOME VITALITY, IT MEANINGFULLY IMPROVES THE AESTHETICS OF THE SITE TODAY.

SO WE'D APPRECIATE YOU GRANTING THE EXCEPTIONS.

UM, BUT WE'RE WIDE OPEN TO YOUR QUESTIONS OR SUGGESTIONS FROM THIS.

HOPEFULLY THAT HELPS.

DO WE HAVE ANY QUESTIONS OF THE APPLICANT OR, YEAH, SO, UM, I GUESS I'LL, I'LL HAVE SOME STATEMENTS AND THEN I'LL HAVE SOME QUESTIONS FOR YOU AND, AND MAYBE LESLIE WILL SEE.

UM, SO I NOTICED WHEN LOOKING OVER THE DOCUMENTS LAST WEEK, I SAW THAT FOR THE, UH, THE RETAIL SIDE OF THE BUILDING 'CAUSE YOU'RE TALKING ABOUT, OKAY, YOU KNOW, PARKING MINIMUM REQUIREMENTS TAKES UP SPACE, LANDSCAPING TAKES A SPACE, DON'T HAVE ENOUGH SPACE, GET IT MAKES SENSE.

UM, UNDER THE NEW CODE THAT WAS PASSED A MONTH OR TWO AGO, THE PARKING REQUIREMENT FOR RETAIL IS HALF OF WHAT IT CURRENTLY

[00:45:01]

AND SO, UM, WE CAN'T MAKE ANY DECISIONS BECAUSE THAT'S NOT THE REQUEST.

SO WE CAN'T SAY YES OR NO ON PARKING.

UM, BUT I DO BASICALLY, I'M ASKING A QUESTION ABOUT, UM, MAKING SURE IT'S A HARDSHIP AND IF THERE'S A DIFFERENT VIABLE PATH OF USING THE OTHER CODE WHICH HAS LOWER PARKING, AND YOU COULD SATISFY BOTH THAT I WOULD THINK MAYBE THAT'S NOT A HARDSHIP.

SO CAN YOU TALK ME THROUGH YOUR LOGIC THERE? SO LESLIE, MAYBE A BETTER DAY.

AND TO ANSWER PART OF THAT QUESTION, WE WORKED FOR A LONG TIME WITH STAFF TO FIGURE OUT WHAT OUR REQUIRED PARKING IS MOSTLY DRIVEN BY THE WEAR SPACE PORTION OF IT, RIGHT? AND THEN WE JUST, THE PARKING WE PROVIDED FOR THE RETAIL WAS ONE PER 200, WHICH WAS THE STANDARD RETAIL PARKING, RIGHT? WHETHER THERE'S BEEN, AND THAT OBVIOUSLY IMMEDIATELY PRECLUDES RESTAURANT IN AND OF ITSELF 'CAUSE RESTAURANTS TWICE THAT TYPICALLY AT ONE PER 100 OR 10 PER THOUSAND.

IF THAT ONE PER 200 HAS CHANGED, THEN YEAH, WE MIGHT, THAT MIGHT HELP US DO A FEW MORE LANDSCAPE VIOLINS OR SOME OF THIS OR WHATEVER.

I'M NOT AWARE OF IT.

SO THAT MAY BE A BETTER QUESTION FOR YOU.

IT IT'S ONE PER 400 FOR RETAIL NOW FYI, BECAUSE I, I DON'T YEAH.

YEAH.

SO THE, UM, AS OF, I DON'T KNOW, A FEW WEEKS AGO, IT IS THE RETAIL IS ONE TO 400.

UM, TOMMY IS ACCURATE THAT THE, THE RESTAURANT IS STILL ONE TO 100.

UM, AND THESE ARE SPECULATIVE, I I DON'T KNOW THAT ANY OF US CAN SAY FOR CERTAIN IF THERE'S GOING TO BE ANY SORT OF, UH, FOOD AND BEVERAGE ESTABLISHMENT.

UM, AS FAR AS THE, UM, THE WEAR SPACE PORTION, UH, THAT PARKING WAS, THAT'S SOMETHING THAT WE, UH, WORKED WITH WEAR SPACE TO DEVELOP, UM, I'M GONNA SAY AN ALTERNATIVE PROPOSAL BASED UPON WHAT THE CODE SAYS.