A. 2500 SW Hulen St (TOD Mixed-Use) (Case 22-058): Continue the public hearing opened on June 14, 2022 and consider a zoning change request from “PD” Planned Development district, to “PD” Planned Development district, to allow for commercial and multifamily residential development on 35.20 acres.

[A. 2500 SW Hulen St (TOD Mixed-Use) (Case 22-058): Continue the public hearing opened on June 14, 2022 and consider a zoning change request from “PD” Planned Development district, to “PD” Planned Development district, to allow for commercial and multifamily residential development on 35.20 acres.]

THE NEXT ITEM WE HAVE IS THE PUBLIC HEARING STARTING WITH 4A, WHICH IS THE 2500 SOUTHWEST QUE STREET, THE TOD MIXED USE CASE 22058, TO CONTINUE THE PUBLIC HEARING OPENED ON JUNE 14, 2022 AND CONSIDER A ZONING CHANGE REQUESTS FROM PD PLAN DEVELOPMENT DISTRICT TO PD PLAN DEVELOPMENT DISTRICT TO ALLOW FOR COMMERCIAL AND MULTI-FAMILY RESIDENTIAL DEVELOPMENT ON 35.20 ACRES.

>> BEFORE WE GET MR. CHAIR, WILL YOU ASK FOR A MOTION TO REMOVE THE ITEM FROM THE TABLE?

>> OH, THANK YOU. YES. IF I CAN HAVE A MOTION TO REMOVE FROM THE TABLE SO WE CAN CONTINUE THIS AT THIS POINT.

>> MOTION TO REMOVE AN ITEM FROM THE TABLE.

>> SECOND.

>> ALL RIGHT. WE HAVE A MOTION MADE BY MICHAEL AND A SECOND BY DAN. THANK YOU.

ALL IN FAVOR IF YOU'D RAISE YOUR HAND.

THAT'S UNANIMOUS. ALL RIGHT.

I KNOW WE TALKED ABOUT IT LAST TIME.

YOU DISCUSSED EVERYTHING LIGHT AT THIS POINT.

IF THERE'S ANYTHING NEW YOU CAN FILL US IN BUT RATHER THAN GO THROUGH THE ENTIRE THING AND WASTE THAT, LET'S SKIP OVER THAT UNLESS THERE'S SOMETHING NEW AT THIS POINT.

I SAY THAT IN THE NICEST WAY POSSIBLE FOR YOU. [LAUGHTER]

>> GOOD EVENING, OUR COMMISSIONERS.

FOR THE RECORD, LITEN PEARSON WITH THE CITY OF BURLESON.

THE ONLY UPDATE IS, LAST TIME THERE WAS SOME DISCUSSION ABOUT WORKING WITH A ADJACENT PROPERTY OWNER REGARDING SOME SCREENING THAT CAME UP.

I WAS IN RECEIPT OF AN E-MAIL FROM THE APPLICANT.

THEY HAVE MET WITH THE ADJACENT PROPERTY OWNER, AND THEY HAVE PROVIDED AN EXAMPLE OF SOME ADJACENT FANCY MATERIAL THAT THEY'VE AGREED TO DO SHOULD THE DEVELOPMENT BE APPROVED.

THIS IS JUST AN EXAMPLE OF THAT FOR YOUR REFERENCE.

THE ONLY THING THAT COVERS STAFF'S RECOMMENDATION HAS NOT CHANGED.

STAFF IS STILL RECOMMENDING DISAPPROVAL BASED ON THESE SAME ITEMS AS IN THE LAST PRESENTATION.

THOSE DEALING WITH THE DENSITY, THE VERTICAL MIX-USE, AND FEATURES THAT WE WOULD CONSIDER A BENEFIT TO THE PUBLIC.

OTHER THAN THAT, I HAVE NOTHING ADDITIONAL REPORT FROM THE LAST PRESENTATION.

>> THANK YOU, LITEN. DID YOU GUYS WANT TO GIVE A PRESENTATION? [NOISE] AT THIS POINT I'M GOING TO GO AHEAD AND OPEN THE PUBLIC HEARING AT 6:39.

>> MR. CHAIR, MY NAME IS CHRISTIAN DALAS, FROM 777 MAIN STREET FORT WORTH, TEXAS.

MY CLIENT, CLINTON NOLAN AND THE FOUNDER OF KALTERRA CAPITAL PARTNERS IS HERE.

THIS IS A RARE OCCASION WHERE WE'RE ASKING FOR LESS ZONING.

[00:05:04]

I THINK JUST GENERALLY- AND OUR PARTNERS ON THE MASTERPLAN AND OMNIPLAN.

WE'VE DONE A LOT OF MIXED USE PROJECTS ALL OVER THE STATE.

THAT'S WHAT WE'RE HERE DOING.

WE'RE NOT HERE ABOUT JUST APARTMENTS.

WE'VE HAD A NUMBER OF NEIGHBORHOOD MEETINGS.

IF YOU LOOK AT THIS, THAT THERE AREN'T MANY OCCASIONS WHERE YOU HAVE AN OPPORTUNITY TO HAVE A MIX-USES THAT'S VERY SUCCESSFUL.

WHILE STAFF OPINES ON THINGS THAT MIGHT BE DESIRABLE, THEY'RE NOT MARKET PRACTICAL.

HERE ARE SOME OF OUR PROJECTS YOU MAY BE FAMILIAR WITH.

WE JUST GOT FINISHED DOING THE ASTER ON LEFT, WHICH IS RIGHT BY THE MANSION.

THAT'S A HIGH-RISE RESIDENTIAL PRESTON HOLLOW VILLAGE, WHICH IS THE WALNUT HILL IN US 75 OR CENTRAL EXPRESSWAY, DALLAS.

THAT WE DID THE ZONING ON IT 2005, CONTINUING TO DEVELOP IT.

IT STILL DOESN'T HAVE ALL THE RETAIL.

WE'LL TALK ABOUT THAT SOME IN VICTORY, PROBABLY EVERYBODY HAS BEEN TO A MAVERICK'S OR STARS' GAME.

WE'VE WORKED ON THAT SINCE I WAS A YOUNG GUY IN THE COMPANY.

MY JOB THEN WAS TO KNOW HOW MANY PARKING SPACES THERE WERE EXACTLY AND WHERE THEY WERE AND THEN MAYBE ROSS PEROT JUNIOR WOULD POINT TO BE DOUBTS HOW MANY ARE IN THE NORTH LOT? I USED TO KNOW THOSE THINGS. IT WAS IMPORTANT.

BUT YOU'LL RECALL THE RETAIL FAILED THERE MISERABLY.

THEY HAD TENANTS THEY WERE WILLING TO GIVE SPACE TO BECAUSE THEY DIDN'T HAVE ENOUGH DENSITY.

THEY FREE RENT AND THEY COULDN'T MAKE IT.

SAME WITH OMNIPLAN.

OMNIPLAN HAS DONE LOTS OF PROJECTS ALL OVER THE REGION, INCLUDING HIGHLAND PARK VILLAGE, ALL OVER THE COUNTRY.

THEY WERE PRIMARILY THE ARCHITECTS OF NORTH PARK.

THAT'S PROBABLY WHAT THEY'RE MOST FAMOUS FOR.

WE DO A LOT OF PROJECTS.

I USED TO BE A RETAIL GUY.

THAT'S WHAT MOST OF MY WORK WAS, WAS BIG-BOX TARGET POWER CENTERS.

THOSE HAVE GONE AWAY.

IN TODAY'S WORLD, THAT'S NOT WHAT THE MARKET WANTS, AND THAT'S NOT WHAT CONSUMERS WANT, AND THAT'S NOT WHAT CITIZENS WANT.

WHEN WE HAD OUR FIRST COMMUNITY MEETING, I WAS A LITTLE SURPRISED.

PLEASANTLY, PEOPLE DID NOT JUST WANT TO MAKE ME INTO THE PIN YADA.

WE HAD A GOOD TURNOUT, WE HAD SEVERAL MEETINGS WITH GOOD TURNOUTS AND THEY DO WANT A SENSE OF PLACE.

THAT'S WHAT WE'VE REALLY TRIED TO DELIVER IS A MIX OF USES.

KALTERRA DOES MIXED USE PROJECTS THAT INCLUDE MULTI-FAMILY SENIOR HOUSING, SINGLE-FAMILY RETAIL OFFICE.

THIS IS A VERY EXPERIENCED TEAM FROM THE ENTITLEMENT PEOPLE MASTERPLAN, OMNIPLAN ON THE ARCHITECTURE SIDE AND THE DEVELOPER.

THIS IS A VERY COMPLICATED PROJECT.

I DON'T KNOW IF I'VE EVER WORKED ON ONE WHERE THE UNDERLYING RIGHTS ARE MORE DENSE THAN WHAT WE'RE COMING TO YOU FOR.

WE'RE ASKING FOR LESS ZONING AND ONE THAT CAN HAPPEN IN THIS CYCLE.

WE HAVE DONE THIS A LONG TIME.

IT'S A FORTY-YEAR-OLD BUSINESS, I'VE BEEN IN IT FOR 25 OF THOSE YEARS AT MASTERPLAN, AND I KNOW THAT I HAVE NOT ASKED FOR LESS VERY OFTEN.

IF YOU FOLLOWED ALL THE RULES OF THE EXISTING PD, THIS IS WHAT YOU COULD DO AS A MASSING DIAGRAM.

I'M NOT SAYING THIS WOULD HAPPEN.

I'M JUST SAYING THESE ARE WHAT THE RIGHTS ARE AS YOU COULD DO 66 UNITS AN ACRE, YOU GET TO HAVE A LOT OF RESIDENTIAL UNITS.

YOU COULD HAVE MORE HEIGHT.

CLEARLY THIS WAS DESIGNED FOR A TOD PROJECT FOR OPPORTUNITY THAT'S NOT GOING TO HAPPEN.

BUT THIS WAS HELPFUL WITH NEIGHBORS TALKING ABOUT THIS.

WHAT YOU CAN DO, AND WE DID A PRETTY EXHAUSTIVE ECONOMIC STUDY OF THE VALUE CREATED HERE.

THE MOST IMPORTANT NUMBER TO REALLY LOOK AT IS THAT ANNUAL DOOR VALUE AT THE TOP, 20 MILLION DOLLARS A YEAR IS REALLY WHAT THE ANSWER IS HERE.

WHEN YOU THINK ABOUT WHAT'S THE AD VALOREM VALUE OF ALL THESE MULTI-FAMILY DOORS AND THE TOWN HOME DOORS, 132 OF THOSE.

THEN THE RETAIL AND WHAT GETS SPENT IN THE RESTAURANTS AT THE SITE.

WHEN YOU ADD ALL THOSE UP AND I'M HAPPY TO GO THROUGH THOSE, WHAT THE VALUE OF THOSE JOBS ARE.

WE REALLY ONLY CONCENTRATED ON WHAT THE LOCAL DISCRETIONARY SPENDING WOULD BE, NOT TOTAL DISCRETIONARY SPENDING BECAUSE I DON'T THINK PEOPLE THINK ABOUT THEIR HEALTH CARE COVERAGE OR INSURANCE AS PARTICULARLY EXCITING AND IT DOESN'T ROLL DOWN UP TO THE CITY OF BURLESON.

THIS IS DOLLARS THAT PEOPLE CAN SPEND HERE.

YOU'RE COMPETING WITH THEM TO SPEND HERE AS OPPOSED TO SOMEWHERE ELSE.

YOU'RE NOT SETTLING FOR A WORST PROJECT AT ALL.

[00:10:03]

THIS IS A SUPER NICE 170 MILLION DOLLAR PROJECT THAT WILL ATTRACT PEOPLE THAT CAN AFFORD TO BUY A HOME THEY'RE MAY BE CHOOSING TO RENT.

WE'LL TALK ABOUT THAT. SO 170 MILLION TAXABLE VALUE.

I DID SOME NUMBERS COMPARING THE BURLESON AS ISD, THAT'S 34 NEW TEACHERS A YEAR FOR THERE AT THEIR BEGINNING SALARY.

FOR THE CITY OF BURLESON, OUR TAXES ARE EQUIVALENT TO 17 NEW POLICE OFFICERS.

JOHNSON COUNTY GETS THEIRS PART.

I MEAN, IT HELPS TO PAY FOR ALL THAT INFRASTRUCTURE.

WHERE ARE WE JUST MORE BROADLY WITH FIVE OFFICES IN TEXAS.

WE'RE SEEING THAT PROJECTS ARE STARTING TO DIE AND MASTERPLAN IS THE FEDERAL RESERVE REPORTING ENTITY BECAUSE WE'RE AT THAT FRONT END OF THE CYCLE OF DEALING WITH ENTITLEMENTS AS OPPOSED TO MAYBE A CONSTRUCTION COMPANY.

THEY'RE FURTHER DOWN THE LINE.

THIS PROJECT WOULD DELIVER UNITS IN 24 OR 5.

IT'S GOING TO BE A WHILE. WITH INFLATION BEING REALLY HIGH PRICE, IT'S CAUSING PROBLEMS. YOU'RE STARTING TO SEE TRADITIONAL SINGLE-FAMILY PULL BACK, IT REALLY ISN'T A TIPPING POINT.

THEN RETAIL SALES ARE CONTINUING TO DECLINE.

THEY NEVER REALLY RECOVERED FROM THE GREAT RECESSION.

2007 WAS THE YEAR THAT IPHONE CAME OUT, AND THAT WAS THE END OF BRICK-AND-MORTAR RETAIL.

WE REALLY KNOW THAT NOW MORE AS A HISTORICAL EVENT, BUT THAT HAS CHANGED.

I HAVE A 16-YEAR-OLD DAUGHTER WHO THINKS GOING TO THE MALL IS LAME AND WE LIVE RIGHT BY A MAJOR REGIONAL MALL.

SHE SHOPS ON HER PHONE, NOT EVEN A TABLET, MOSTLY PHONE WHEN WE LET HER.

WE'RE DOING THE AMOUNT OF RETAIL THAT WE CAN CREATE A GOOD VIBE WITH AND A GOOD CONCENTRATION AND IMPORTANTLY ATTRACT NOT QUICK SERVE RESTAURANTS, BUT HIGH-END RESTAURANTS BECAUSE THAT'S WHAT COMMUNITIES WANT AND THAT'S WHAT DRIVES GOOD PROJECTS.

WE'VE GOT A LOT OF EXPERIENCE TO THAT.

WHAT'S DIFFERENT HERE? WHY CAN WE DO SOMETHING HERE WHEN THOSE ARE BAD TRENDS? IF YOU LOOK AT THIS, DALLAS FORT WORTH AREA IS THE NUMBER 1 NATIONAL DESTINATION FOR MILLENNIALS.

IT'S THE NUMBER 2 DESTINATION FOR PEOPLE OVER 55 IN THE COUNTRY.

THERE ARE STILL LOTS OF PEOPLE MOVING HERE AND MANY OF THOSE ARE CHOOSING YOUR COMMUNITY AND THINGS ARE CHANGING RAPIDLY.

WHEN YOUR NAME IS DALLAS AND YOU'RE FROM DALLAS, I TEND TO NOTICE HOW MANY PEOPLE ARE FROM THE REGION AT ALL.

I'M ROUTINELY IN MEETINGS WHERE THERE ARE VERY FEW NATIVE TEXANS.

THAT'S JUST THE WAY THINGS ARE.

VERY SUCCESSFUL MIXED USE PROJECTS.

THESE ARE MAYBE ONES YOU'VE SEEN DOWNTOWN CARROLLTON, ON THE BOTTOM-RIGHT, WAS NOT SUCCESSFUL AT ALL, HAD OLD BUILDINGS.

IT HAD AN INFUSION AND IT HAD TO INCLUDE MULTIFAMILY.

TAVOLO PARK, WHICH YOU MAY BE MORE FAMILIAR WITH, THAT'S ONE OF OUR PROJECTS WITH PROVIDENT REALTY, ALSO MULTIFAMILY, ALONG WITH SINGLE FAMILY, RETAIL, ETC.

STATE FARM OR CITYLINE UP IN RICHARDSON, MULTIFAMILY THERE AND ADDISON CIRCLE WAS LARGELY MADE BY RESTAURANT AND RETAIL.

WE'RE NOT DOING ANYTHING THAT DOESN'T WORK AND THAT WE KNOW HOW TO DO.

YOUR CO-PLAN CALLS FOR THIS TO BE A DENSE MODERN PROJECT.

WE'RE DOING LESS DENSITY, BUT WE'RE STILL MEETING A LOT OF THE FUNDAMENTALS.

THIS IS WHAT WE ORIGINALLY SHOWED THE NEIGHBORS AND WE'RE TOLD IT'S TOO DENSE AND THEY WANTED MORE FOR SALE.

WE LISTENED TO THAT AND WANTED MORE OPEN SPACE.

THIS IS WHAT'S BEFORE YOU TONIGHT, WHICH INCLUDES FROM THE TOP OF THE DRAWING DOWN, THAT'S ALL SINGLE-FAMILY FOR SALE PRODUCT THAT HAS ITS OWN AMENITY AREA IN THE TOP MIDDLE.

THAT'S A SINGLE-FAMILY FOR SALE PRODUCT, TOWN HOMES.

TOWN HOMES APPEAL TO BUYERS ACROSS THE SPECTRUM, BUT PARTICULARLY YOUNGER BUYERS.

IT'S A FIRST HOME, THEY ALSO ARE INCREASINGLY SUCCESSFUL WITH OLDER BUYERS THAT HAVE HAD MORE EXPENSIVE TRADITIONAL HOMES THAT ARE WANTING TO DOWNSIZE AND ARE EMPTY NESTERS.

I DID NOT ACCOUNT FOR IN OUR ECONOMIC STUDY, YOU GET AN ANCILIARY BENEFIT WHEN YOU HAVE PEOPLE IN COMMUNITIES WHERE WE HAVE OLDER HOUSING STOCK.

ONE OF YOUR COLLEAGUES AND I WORKED ON ONE OF THESE PROBLEMS IN THE MID CITIES.

[00:15:02]

YOU WANT PEOPLE AS THEIR KIDS GET OUT OF SCHOOL AND THEY BECOME EMPTY NESTERS, YOU REALLY WANT THEM TO GET OUT OF THEIR HOMES AND TURN THOSE BACK OVER TO YOUNGER FAMILIES WITH KIDS IN THE SCHOOL.

THERE IS A BENEFIT. WE DIDN'T BUILD THAT INTO AN ECONOMIC MODEL.

THE KEY THOUGH TO ALMOST ALL THESE MIXED USE PROJECTS THAT WORK ARE A CENTRAL OPEN SPACE THAT'S PROGRAMMED, ACCESSIBLE, FREE.

WE'VE BUILT OUR PROJECT AROUND THAT.

THE PINK OR RED THERE ARE RESTAURANTS.

WE'VE GOT RESTAURANTS, IT WILL PLAY OFF OF THAT OPEN SPACE AND MAYBE INCLUDE SOME OF IT FOR OUTDOOR PARTY AND THOSE THINGS.

BUT WE'VE GOT THIS REAL CENTRAL PARK THAT IS INCREDIBLY IMPORTANT TO THE PROJECT BUT WE ALSO HAVE LANDSCAPING SPREAD THROUGHOUT THE PROJECT AND WALKING TRAILS AND WE'LL TALK ABOUT THAT.

THEN WE HAVE THE RIGHT AMOUNT OF RESTAURANTS AND RETAIL SERVICES.

MORE THAN 50,000 SQUARE FEET, YOU END UP GETTING LESS DESIRABLE USERS.

I GUESS I'D POSED THE QUESTION, HOW MANY NAIL SALONS AND DOUGHNUT SHOPS DO WE NEED AND MATTRESS STORES? THAT'S NOT THE RETAIL WE'RE GOING FOR HERE.

WE WANT DESTINATION TYPE, WE WANT DINING AND SERVICES HERE.

IN MULTIPLE PHASES, YOU'LL SEE.

A BIRD'S EYE VIEW OF THE SAME PROJECT, JUST A DIFFERENT WAY TO BE ABLE TO SEE IT.

THEN ON YOUR LEFT AND RIGHT HERE, WHAT YOU CAN DO BY RIGHT VERSUS WHAT YOU CAN DO PROPOSE.

WE HAVE MORE OPEN SPACE AND LESS DENSITY.

HERE'S ANOTHER COMPARISON.

WE'RE LESS THAN 25 USE FOR THE ACRE.

WE'VE GOT CONSIDERABLY ALMOST DOUBLE THE AMOUNT OF OPEN SPACE.

IMPORTANTLY, ALMOST ALL OF OURS IS PUBLICLY ACCESSIBLE.

THAT GREAT LAWN CREATES A GREAT OPPORTUNITY FOR IT TO BE THE HEARTBEAT OF THE PROJECT.

WE'VE GOT A MIXTURE OF RESIDENTIAL TYPES FROM RENTAL OF DIFFERENT SIZES.

LITTLE OPEN SPACE COMPARISON.

IF YOU LOOK AT THOSE, WE'VE DIVIDED THEM INTO ZONES.

THE PROPOSED ON THE RIGHT WHERE THREE-PLUS ACRES BETTER ON THE TOWN HOME PORTION, ON THE WEST SIDE, WE'RE THE SAME, AND ON THE EAST SIDE, WE'RE TO THE GOOD AGAIN.

OPEN SPACE. THIS IS HOW WE STARTED PLANNING THE PROJECT WITH OMNIPLAN, IS WHAT WORKS? WHAT DO PEOPLE WANT? THESE ARE WHAT ALL THOSE OPPORTUNITIES ARE FOR.

FOR SMALL ORGANIZED SPACES, OTHERS THAT ARE LESS ORGANIZED BUT THOUGHTFUL.

WE'LL HAVE KIDS PLAYGROUND AREAS, DOG PARK, ETC., A LOT OF AMENITIES IN THE POOL AREAS.

THAT'S WHAT'S GOING TO DRAW PEOPLE HERE AND WE'RE HAPPY.

WE MEAN IT SHOULD BE THE REQUIREMENT OF THE PD THAT WE ARE NOT JUST SAYING WE'RE GOING TO DO THESE THINGS THAT WE ARE REQUIRED TO.

THIS IS A HUGE SELLING POINT FOR THE PEOPLE TO BUY A TOWN HOME CLEARLY, THAT THEY ARE ADJACENT TO WALKING TRAILS AND THE RETAIL AND ALL THE OPEN SPACE.

ARCHITECTURE OMNIPLAN HAS DONE SO MANY BEAUTIFUL PROJECTS.

WE WOULD DO THE SAME THING HERE.

KALTERRA HAS DONE ANY NUMBER OF SIMILAR ONES ACROSS THE REGION.

WE'RE GOING TO LOOK GOOD AND APPROPRIATE AND MODERN, BUT NOT SO MODERN.

I MEAN FRESH, I GUESS WHEN I SAY THAT NOT MODERN LIKE MODERN ARCHITECTURE, MODERN ART NECESSARILY.

THAT'S WHAT'S DESIRABLE FOR THESE RESTAURANTS THAT ARE GOING TO DO DOUBLE THE VALUE IN THEIR FINISH OUT.

ON THE TOWN HOME SIDE, WE'RE LOOKING AT SOMETHING THAT IS TRADITIONAL.

HERE ARE SOME IMAGES OF TYPICAL TOWN HOMES.

CLINT COULD TALK TO MORE OF THIS IF YOU'D LIKE AT SOME POINT ABOUT PRICING AND THOSE SORTS OF THINGS.

TRADITIONAL LOOK.

THESE ARE HOMES FOR SALE PRODUCT.

THEY'LL HAVE THEIR OWN AMENITIES FOR THAT HOA, JUST A TOWN HOME PART.

THEN THROUGHOUT THE PROJECT, THIS IS EXAMPLES OF THINGS THAT KALTERRA HAS DONE IN OTHER COMMUNITIES THAT I JUST PICKED.

THIS IS REPRESENTATIVE OF WHAT THEY'RE DOING ACROSS THE STATE IN PROJECTS, IN CENTRAL TEXAS.

WE COULD TALK MORE BUT I'M SURE HOPEFULLY THERE WILL BE QUESTIONS.

I THOUGHT I'D REALLY JUST CLOSE WITH THE FACT THAT GOOD PLANNING IS LIKE GOOD DRIVING.

GOOD DRIVING IS LOOKING OUT THE FRONT WINDOW AND ONLY GLANCING AT THE BACK INTO THE REAR VIEW MIRROR PERIODICALLY.

[00:20:01]

WE CERTAINLY LOOKED IN THE REAR-VIEW MIRROR AT WHAT A PREVIOUS COUNCIL PROVIDED FOR ON THIS SITE AND WE UNDERSTAND THAT FROM HAVING NEIGHBORHOOD MEETINGS THAT THERE ARE CONCERNS ABOUT APARTMENT COMPLEXES.

WE'RE NOT DOING AN APARTMENT COMPLEX.

WE'RE DOING APARTMENTS THAT ARE IN A MIXED-USE DISTRICT AND THAT ARE THERE TO SUPPORT THE RETAIL.

THE PROBLEM OFTEN WITH JUST DOING MULTIFAMILY IS IT LANDS LIKE A SPACESHIP.

IT JUST LANDS RIGHT THERE AND DOESN'T REALLY ACTIVATE THE AREA.

HERE, WE HAVE TO HAVE THIS MIX OF USES.

YOU CAN'T DO OR MIX THIS PROJECT WITHOUT MULTIFAMILY.

IF YOU GO BACK TO THAT AND I GUESS MAYBE I COULD HAVE PUT IT AT THE BACK.

OUR RENTERS, THEY'RE GOING TO BE IN THE $80,000-$100,000 EARNERS.

I'VE GIVEN A TALK RECENTLY TO A CITY THAT HAD HIRED US THAT THAT'S LARGELY IN NORTH TEXAS, WHAT THE COMPETITION IS NOW ABOUT, IS HIRING $100,000 BRAINS.

THAT'S WHAT COMPANIES ARE TRYING TO DO.

WITH THEIR MILLENNIAL WORKFORCE IS THAT HOW COMPANIES CAN CAPTURE AS MANY SMART THINKERS AS POSSIBLE WITHOUT REGARD TO, DO THEY OWN A HOME? DO THEY NOT OWN A HOME? MY COLLEAGUE ROBERTSON WAS A RENTER EVEN WHEN HE WAS THE PLANNING DIRECTOR IN MIDLOTHIAN, HE HAD MOVED TO THE REGION FROM SAN ANTONIO.

A LOT OF MY STAFF MEMBERS, I HAVE OLDER STAFF MEMBERS NOW THAT ARE CHOOSING TO RENT, MAYBE CHANGE IN CIRCUMSTANCE.

THAT'S THE FASTEST GROWING MARKET IN RENTAL HOUSING RIGHT NOW, IS OVER 55 AND REALLY OVER 60.

NOT READY FOR RETIREMENT HOME BY A LONG SHOT, BUT DON'T WANT TO OWN THEIR HOME, PLUS THE GOOD MARKET PRICES HAVE HELPED THAT.

WE'RE ASKING FOR LESS ZONING.

WE'RE STILL PROVIDING EXACTLY THE THEMATIC PROJECT THAT YOU WANTED AND A HUGE TAX BENEFIT.

WHAT I KNOW STAFF WOULD LIKE TO DO OR WOULD LIKE US TO DO STRUCTURED PARKING, THAT DOESN'T WORK ECONOMICALLY RIGHT NOW.

THOSE ARE 30 PLUS THOUSAND DOLLAR PARKING SPACES THAT LARGELY WE JUST DON'T NEED AND IT REQUIRES TO BE MUCH MORE DENSE, WHICH FROM OUR NEIGHBORHOOD MEETINGS, IT WAS SUGGESTED FEWER FOR RENT, MORE FOR SALE.

WE TRY TO DELIVER THAT AND WE'RE MEETING MOST OF THE STANDARDS JUST IN A DIFFERENT WAY, BUT I DO BELIEVE WE'RE MEETING IT HOLISTICALLY OF WHAT THE PD ALREADY PROVIDES FOR.

THANK YOU FOR YOUR PATIENCE IN A LONGER PRESENTATION.

>> THANK YOU VERY MUCH.

WE'RE STILL ON THE PUBLIC HEARING. YES, SIR.

>> HOW ARE YOU DOING? CLINT NOLAN KALTERRA CAPITAL PARTNERS, 1701 NORTH MARKET STREET, DALLAS, TEXAS.

I JUST WANTED TO FIRST THANK YOU GUYS FOR ALLOWING US TO BE HERE AND PRESENT TONIGHT.

OBVIOUSLY, I WANT TO BE UP HERE IN CASE YOU GUYS HAVE ANY QUESTIONS FOR ME ABOUT KALTERRA, OUR TEAM.

ONE OF THE THINGS THAT I'M VERY PROUD ABOUT OBVIOUSLY IS THE KALTERRA TEAM, BUT WE DID, IN MY OPINION, GO OUT AND HIRE THE FINEST CONCEPT ARCHITECT FIRM, MASTER PLANNER AND ONLY PLAN TO HELP US CONCEPT, PUT TOGETHER AND STUDY THIS SITE AND COME UP WITH EVERYTHING THAT DALLAS JUST PRESENTED.

WE HIRED, IN MY OPINION, ONE OF THE BEST P&Z CONSULTANTS AND PLANNERS AND MASTER PLAN AND SO WE'VE SPENT A LOT OF TIME ON THE SITE.

TWO YEARS AGO I CAME AND I MET WITH SOME OF THE CITY STAFF LONG BEFORE WE HAD EVER IDENTIFIED ANY PARTICULAR SITE IN BURLESON.

JUST TO INTRODUCE KALTERRA, INTRODUCE OURSELVES AND JUST SAY THAT BURLESON IS AN AREA THAT WE LIKE.

IT'S A MARKET THAT WE WOULD LIKE TO BE ABLE TO DEVELOP IN ONE DAY, AND HOPEFULLY ONE DAY WE'LL BE ABLE TO COME TO YOU WITH THE PROJECT.

WE'RE HERE TODAY FINALLY WITH THE PROJECT.

IF WE'RE NOT ABLE TO BE SUCCESSFUL WITH THIS ONE, I STILL HOPE TO COME FOR ANOTHER OPPORTUNITY IN THE FUTURE.

OBVIOUSLY, WE WANT TO HAVE SUCCESS WITH THIS.

I'M PROUD OF THE FACT THAT WE DON'T DO THINGS REACTIVELY.

WE'RE PROACTIVE IN THE WAY WE GO ABOUT DEVELOPMENT.

LONG BEFORE WE EVER COME BEFORE YOU AS PLANNING AND ZONING, WE'D LIKE TO GET OUT IN FRONT OF THE LOCAL COMMUNITY, ALL THE NEIGHBORS THAT WE'VE HAD A CHANCE TO SPEAK TO, AND THE MULTIPLE NEIGHBORHOOD MEETINGS THAT WE'VE HAD HAVE BEEN OUTSTANDING.

THE SENTIMENT HAS PROBABLY BEEN I'D RATHER NOT SEE ANYTHING HAPPEN HERE, I'D RATHER IT JUST STAY VACANT LAND AND NOT HAVE THE TRAFFIC AND NOT HAVE THE DENSITY.

HOWEVER, THERE'S ALSO BEEN A LOT OF RECOGNITION THAT DEVELOPMENT IS GOING TO COME. WE UNDERSTAND THAT.

WE JUST WANT IT TO BE TASTEFUL, WE WANT IT TO BE DONE RIGHT, AND WE APPRECIATE THE FACT THAT YOU GUYS HAVE COME TO US, THAT YOU'VE LISTENED AND WE HAVE TRIED OUR BEST TO

[00:25:03]

ACCOMMODATE EVERYTHING THAT WE'VE HEARD IN TERMS OF THE CONCERNS.

OBVIOUSLY, WE ARE BRINGING DENSITY.

I THINK LITEN HAD PRESENTED THAT OUR CASE DOES NOT MEET THE DENSITY THAT'S CURRENTLY WRITTEN IN THE TOD.

THE TOD, IT'S NOT TRANSIT-ORIENTED IN A DISTRICT WITHOUT PUBLIC TRANSPORTATION.

IN OUR STUDY OF THE MARKET, IT CAN'T HANDLE THE 60-PLUS UNITS AND ANCHOR DENSITY FROM A TRAFFIC STANDPOINT.

WHAT WE HAVE TRIED TO BRING IS SOMETHING THAT WE BELIEVE WILL WORK AND THAT WILL BE VERY TASTEFUL AND VERY SUCCESSFUL HERE.

OBVIOUSLY, I HOPE YOU GUYS FEEL THE SAME.

WITH THAT, I'D LOVE TO ANSWER ANY QUESTIONS.

>> GREAT. [INAUDIBLE]

>> I'LL LEAVE IT OPEN JUST IN CASE, BUT WITH THAT, I'LL ASK THE COMMISSION IF ANYBODY HAS ANY QUESTIONS OR CONCERNS, THEY CAN BE ADDRESSED AT THIS POINT.

NO QUESTIONS FROM ANYBODY? YOU GUYS MAY HAVE GOT OFF THE HOOK PRETTY EASY THEN.

LET ME CLOSE THE PUBLIC HEARING AT 6:56 AND THEN IF ANYBODY HAS ANY DISCUSSION, WE CAN DO THAT.

IF THERE'S NO DISCUSSION, WE CAN DO IT A MOTION AT THIS POINT.

[BACKGROUND].

I JUST WANT TO TELL YOU GUYS, THANK YOU, FIRST OF ALL FOR LISTENING TO THE COMMUNITY, GOING BACK OUT AND CHANGING THIS UP.

A LOT OF TIMES WE GET UP HERE, WE ADDRESS SOMETHING, NOTHING CHANGES.

I DO WANT TO COMMEND YOU GUYS ON THAT, SO THANK YOU FOR THAT.

HOWEVER, THIS VOTE ENDS UP GOING.

WE DO APPRECIATE THAT.

I KNOW COUNCIL WILL APPRECIATE THAT, AND I KNOW ALL MY NEIGHBORS THAT HAVE ASKED ABOUT THIS APPRECIATE THAT AS WELL.

DOES ANYBODY HAVE A MOTION TO BE MADE ON ITEM 4A? [BACKGROUND].

>> I WILL SAY IT IF YOU DON'T MAKE A MOTION, YOU'RE REALLY NOT MAKING A RECOMMENDATION TO COUNCIL, WHICH IS YOUR PREROGATIVE, BUT YOU HAVE BEEN APPOINTED TO THESE SPOTS TO LOOK AT THESE CASES AND MAKE YOUR REPORT TO COUNCIL.

IF YOU DON'T MAKE A MOTION AT ALL, THE ITEM, YOU CAN STILL MAKE A REPORT AND THE ITEM WILL NOT BE APPROVED, BUT IT WILL NOT BE DENIED.

IT'S NOT THE SAME AS A MOTION TO APPROVE WHERE YOU'RE MAKING AN AFFIRMATIVE APPROVAL OF THE CASE.

IT'S ALSO NOT THE SAME AS A MOTION TO DENY.

THAT AGAIN IS CONSIDERED A MOTION TO DENY, TRIGGERS A SUPER MAJORITY OF COUNCIL APPROVAL.

JUST BECAUSE IT MAY NOT BE APPROVED, DOES NOT AUTOMATICALLY MAKE IT A DENIAL.

>> I'LL ASK A QUESTION.

IS ANY PRESENTATION THAT THEY'VE MADE TONIGHT CHANGED THE OPINION OF WHAT YOU'RE RECOMMENDING HERE?

>> THE PRESENTATION DOES NOT CHANGE STAFF'S RECOMMENDATION.

>> I UNDERSTAND THE RECOMMENDATION FOR DENIAL IT'S TOO DENSE.

IS THAT THE RECOMMENDATION FOR DENIAL?

>> I'LL MAKE A COUPLE WHY YES CLARIFYING STATEMENTS.

THE EIGHT STORIES, THE MASSING THINGS YOU SEE, THOSE REQUIRE SPECIFICS, AND THE PD TO GET TO THAT, YOU'D HAVE TO BUILD A PARKING STRUCTURE.

THERE HAS TO BE GROUND FLOOR RETAIL FOR APARTMENTS.

STAFF'S RECOMMENDATION IS DENIAL BECAUSE THEY'RE REQUESTING A CHANGE FROM THE ZONING.

TO EFFECTIVELY TO GET NONE IN CAP APARTMENTS IN THE PD, YOU HAVE TO HAVE FIRST FLOOR VERTICAL MIXED-USE COMPONENT.

THEY'RE NOT PROPOSING THAT, SO THAT DOESN'T MEET THE VERTICAL MIXED-USE COMPONENT WE'RE LOOKING FOR.

THE OPEN SPACE IT'S SURROUNDED BY 2, 4 STORY APARTMENT COMPLEXES ON THE EAST AND WEST.

STAFF DOES NOT SEE THAT AS A BENEFIT TO THE PUBLIC.

THOSE ARE SOME OF THE PRIMARY REASONS THAT STAFF WOULD NOT RECOMMEND APPROVAL

[00:30:04]

AND IT DOESN'T MEET THE ZONING THAT'S CALLED OUT SPECIFICALLY ABOUT THE COMP PLAN.

>> UNDERSTOOD. THANK YOU. JUST WANTED TO GET THAT.

>> SURE. [BACKGROUND].

>> I'M SORRY SIR, THE PUBLIC HEARING IS CLOSED.

[BACKGROUND].

>> I'M SORRY EMILIO. SINCE THE APPLICANT BEAR THE BURDEN OF PROOF, I THINK A RESPONSE WOULD BE OKAY. THANK YOU.

>> THANK YOU. STAFF HAS BEEN HELPFUL ON THIS.

SOME OF THIS IS, THEY WERE NOT RESPONSIBLE FOR WHAT GOT PASSED MANY YEARS AGO.

WE DON'T EVEN HAVE REALLY GOOD DOCUMENTS UNFORTUNATELY ABOUT WHAT THE SITE PLAN IS, SO IT'S A LOT OF THEORETICAL ZONING.

WE HAVE A PROJECT.

WE DID NOT DO THIS FROM A PLAN VIEW, LIKE THIS IS SOMETHING THAT CAN GET BUILT IN CYCLES AND ACTUALLY HAPPEN.

YOU WILL NOT SEE STRUCTURED PARKING FOR A WHILE IN THIS MARKET AND IF YOU DID LIKE I SAID, IT'D BE MUCH MORE DENSE WHICH WAS NOT THE DIRECTION PEOPLE WANTED US TO GO.

WE PROBLEM-SOLVED BY HAVING SURFACE PARKING.

THERE ARE ALMOST NO PROJECTS NOW THAT I'VE WORKED ON MORE THAN 20 YEARS, GROUND FLOOR RETAIL WITH MULTIFAMILY ABOVE DOESN'T WORK.

INVESTORS DON'T LIKE IT BECAUSE YOU OFTEN HAVE TO, YOU'LL THINK ABOUT VICTORY.

THAT'S A CONDOMINIUM REGIME WITH PARKING UNDERGROUND OWNED BY ONE GROUP, THE GROUND FLOOR UNDER RETAIL OWNED BY ANOTHER, AND THE APARTMENTS ABOVE THAT.

PEOPLE MOVE OUT BECAUSE OF SMELL AND NOISE, THEY THINK THEY WOULD LIKE THE GROUND FLOOR RETAIL BEING THERE AND IT TURNS OUT THAT'S NOT WHERE RETAILERS WANT IT TO BE THERE.

RESTAURANTS IN PARTICULAR. THE RESTAURANTS, LIKE THIS SITE, LIKE COOK JACK THAT'S THE PEOPLE WHO STARTED, THE CHEDDAR'S, MESERO, ROSSES.

WE'VE RUN THIS BY PEOPLE SORT OF CHICKEN AND THE EGG.

THEY LOVE THE SITE, THEY KNOW THE DEMOGRAPHICS WORK, THERE'S A LOT OF DISCRETIONARY INCOME THAT COULD BE SPENT ON DINING HERE.

BUT THEY DON'T WANT TO BE IN LINE, THAT'S NOT WHERE THEY WANT TO BE.

THEY WANT TO HAVE THEIR OWN BRAND, OWN MESSAGE, AND THOSE SORTS OF THINGS SO THEY WON'T GO.

THEY CHOOSE OTHER LOCATIONS SO THEY CAN STAND ALONE, THE CASINO, THEIR CLIENT.

THAT'S NOT WHERE THEY WANT TO BE.

THOSE ARE ALL THINGS IF YOU GO TO PLANNING CONFERENCES THERE'S A LOT OF TALK ABOUT THAT'S NOT WHERE INVESTORS WANT TO INVEST.

IT'S A FLIP TO ANOTHER SLIDE FROM, IT'S A FEDERAL RESERVE SLIDE BUT, RETAIL CONSTRUCTION.

I THOUGHT THIS MIGHT COME UP.

IF YOU LOOK RETAIL CONSTRUCTION CONTINUES TO GO DOWN AND DOWN.

RESTAURANTS OR WHO'S OUT THERE, THEY'RE STILL BUILDING AND A LITTLE BIT OF SERVICE RETAIL YOU'VE GOT TO CATER TO WHAT THEY WANT AND THEY DON'T WANT YOUR WHISKEY CAKE.

THINK ABOUT DESIRABLE RESTAURANTS, YOU HAVE TO SATISFY WHAT THEIR DEMANDS ARE AND WHERE THEY WANT TO GO.

WE'RE DOING ANOTHER SIMILAR PROJECT IN CEDAR HILL WITH KALTERRA AND WE'VE GOT, MESERO IS INTERESTED IN THAT SITE, SOME OTHER FOLKS.

WE HAVE TO SATISFY WHERE THEY WANT THEIR PARKING FIELDS.

THEN THEY DO WANT TO BE CLOSE TO MULTI-FAMILY BECAUSE THEY KNOW THOSE ARE PEOPLE THAT CAN COME OVER, MAYBE THEY EAT A FULL MEAL, MAYBE THEY JUST HAVE A DRINK.

WITH RESPECT TO STAFF, WE DID WHAT YOU CAN DO IN THIS CLIMATE.

THERE I THINK THE WAY THAT STAFFS, THIS IS NOT JUST HERE IT'S EVERYWHERE, THAT'S MORE LOOKING IN THE REAR-VIEW MIRROR ABOUT HOW PLANNING HAS BEEN DONE.

WE'RE LOOKING AT WHERE IT'S GOING AND WHERE INVESTORS WANT TO SPEND THEIR MONEY AND THESE RESTAURANT COMPANIES UNDERSTAND NOW THEY ARE THE MOST HIGHLY SOUGHT AFTER GROUP.

IN THE INDUSTRY THERE'S SUCH A UNICORN THAT THEY KNOW THEY CAN DRIVE A REALLY GOOD DEAL.

THEY'LL PAY THE RENT, THEY'LL EVEN MAYBE GIVE YOU SOME RENT SHARING ON IT.

BUT THEY ARE GOING TO CHOOSE WHERE THEY WANT TO GO BASED ON WHAT THEIR NEEDS ARE AND INLINE UNDER MULTI-FAMILIES.

IF YOU LOOK THAT LIT, THE ONES WE SHOWED EARLIER, CITY LINE THEY DIDN'T DO IT.

NONE OF THESE SUCCESSFUL PROJECTS, LEGACY DOESN'T HAVE THAT.

WE'VE WORKED ON MANY OF THESE, I CAN'T REMEMBER WHERE THAT SLIDE WAS BUT THAT'S JUST NOT WHAT YOU SEE OUT THERE IN THE MARKET.

PRESTON HOLLOW VILLAGE DOESN'T HAVE THAT.

THEY HAVE ONE UNDER MULTIFAMILY RESTAURANT BUT

[00:35:02]

IT'S ON THE PART WHERE THE FOUNTAIN IS SO THAT MAKES IT MAYBE A LITTLE DIFFERENT.

I DON'T KNOW IF THAT ANSWERS YOUR CONCERN COMMISSIONER DIER BUT WE JUST, IF WE COULD MEET THE REQUIREMENTS OF THAT PDE, WELL, WE WOULD HAVE DONE IT.

THERE'S ALWAYS A PUSH AND PULL OF, IT WAS GREAT THAT STAFF ACTUALLY WE DIDN'T HAVE A MOVING TARGET.

THEY TOLD US WHAT WE WANTED BUT WE COULDN'T DO THAT AND ALSO SATISFY WHAT NEIGHBORS EXPECTATIONS WAS.

DO IT FOR SALE PRODUCT THAT'S A SIGNIFICANT AMOUNT OF THE LAND AND SO WE CHOSE THAT OPTION TO DO THE FOR SALE AND SURFACE PARK IT.

YOU'RE NOT GETTING THE WORST PROJECT, IT'S STILL $20 MILLION OF ECONOMIC OPPORTUNITY EVERY YEAR PLUS THIS IS WHERE PEOPLE WANT TO GO, WATTERS CREEK, HIGHLAND PARK VILLAGE.

THINK OF MOST COMMUNITIES HAVE SOME NEWER HUB THAT, AND SOME OF THEM INCLUDE THE HUB AS A CONCEPT AND COLLEAGUE WORK WORKING ON ONE WITH THAT FLORIDA OPERATOR.

THAT MAY HAVE BEEN TOO MUCH NARRATIVE BUT WE JUST CAME UP WITH SOMETHING THAT'S AN ACTUAL PROJECT, NOT A PLAN AND IT HAS TO WORK IN THE REAL-WORLD AND THAT'S WHY I THINK CLINT PUT AS A NOMINEE PLAYING ON IT.

WE WORK FOR THE RETAILERS.

OUR COMPANY HAS A SEPARATE NEARLY 60-YEAR-OLD TABC LICENSING FIRM, ALL WE DO IS DEAL WITH RESTAURANT AND BAR OPERATORS.

SO THIS IS REALLY OUR AREA AND THAT'S WHAT'S DRIVING THESE.

I SUSPECT WHEN YOU GO OUT WITH YOUR FAMILIES YOU PICK BASED ON RESTAURANTS AND THEY'RE MORE AND MORE OPERATE.

THEY'RE NOT DOING STANDALONE PLACES AS MUCH SO THANK YOU.

>> ALL RIGHT. I WILL ECHO UP WHAT'S BEEN SAID, WE'RE IN A TOUGH SPOT NOW, I'M GOING TO TELL YOU WHY AND YOU'VE PROBABLY HEARD THIS A MILLION TIMES.

PEOPLE LIKE YOU SAID WANT NICE RESTAURANTS, THEY WANT THESE GREAT NEW RETAIL SHOPS, THEY WANT THESE THINGS.

THERE'S ALSO GOT TO BE HOUSING, THERE'S GOT TO BE ACCESSIBILITY.

THEY DON'T WANT THE TRAFFIC, THEY WANT THIS PERFECT SPOT WHICH IN OUR MINDS IF WE COULD DO THAT, THAT WOULD BE FANTASTIC.

YOU TALK ABOUT LOOKING FORWARD FACING, I LOVE THAT ABOUT THIS.

I THINK THAT'S GREAT.

BUT WE DO HAVE TO LOOK IN THE REAR-VIEW MIRROR.

>> I KNOW, SURE YOU DO.

>> BECAUSE ANYTIME ANY MULTIFAMILY IS BROUGHT UP, IT'S THE FOUR-LETTER WORD THAT EVERYBODY DESPISES.

I UNDERSTAND THAT, I GET THAT AS WELL.

WHEN THE CITY A FEW YEARS AGO WAS TRYING TO CHANGE THEIR COMP PLAN OF DEALING WITH THESE MULTIFAMILY AND THE DIRECTION THEY WANTED TO GO, WERE TAKING A LOT CLOSER LOOK BECAUSE USUALLY THAT'S WHAT PEOPLE TALK ABOUT.

THEY'RE NOT GOING TO TALK ABOUT, HEY, LOOK AT THIS GREAT NEW RESTAURANT.

THEY'RE GOING TO TALK ABOUT, HEY, WHAT ABOUT THAT THREE OR FOUR STORY APARTMENT COMPLEX BEHIND IT.

THAT'S WHAT WE'RE HEARING ALL THE TIME.

I WAS GOING TO SAY THAT'S JUST THE DILEMMA THAT WE'RE IN AND THERE'S NOT EASY ANSWER IN ANY WAY.

>> THERE IS NOT AND LAST TUESDAY I WAS IN ONE PLACE, THE NEXT TUESDAY I'LL BE IN ANOTHER TALKING ABOUT THIS AND THIS IS WHAT WE CALL, WE HEAR A LOT OF, I LOVE YOUR PROJECT BUT IT SHOULD BE SOMEWHERE ELSE.

IT ALWAYS SHOULD BE SOMEWHERE ELSE AND WE HAVE A SLIDE THAT ONE OF MY SNARKY MILLENNIALS DID AND IT HAS A RAINBOW AND A UNICORN AND A LEPRECHAUN AND THAT'S WHERE SHE SAYS OUR PROJECT SHOULD BE AS WHERE ALL THOSE THINGS LIVE.

THIS IS SOMEWHERE ELSE AND IT ALREADY HAS.

I THINK CLINT CAREFULLY PICKED THIS SITE, CLINT'S ALSO BEEN IN YOUR SHOES AS A BOARD APPOINTEE IN CITIES SO HE UNDERSTANDS WHEN HE'S PICKING SITES TO TRY AND PICK ONES THAT ARE NOT ZONED SINGLE-FAMILY, THAT'S TOO BIG A JUMP.

WE THOUGHT, WE'RE ASKING FOR LESS, WE ARE ASKING FOR A DIFFERENT KIND OF MULTIFAMILY BUT NOT AS MUCH AS WHAT THE RIGHTS WE HAVE TO ARE.

WE CHANGED AND DECIDED WE'D DO MORE FOR SALE.

YOU'RE RIGHT, I DO KNOW THIS IS A HARD DECISION.

THE DIFFERENCE THOUGH IS OUR RENTER CAN ALREADY AFFORD TO BUY A HOUSE IN BURLESON.

THEY'RE GOING TO SPEND $2,000 MORE IN RENT.

THEY COULD SPEND A SIMILAR AMOUNT OR MAYBE SLIGHTLY MORE PEOPLE OFTEN TO BUY WILL SPEND MORE.

THESE ARE PEOPLE, THIS IS NOT AN APARTMENT COMPLEX.

PEOPLE ARE GOING TO SPEND MORE TO LIVE HERE, WE'LL CHARGE MORE RENT THAN ANYBODY ELSE IN THE CITY SO YOU'RE REALLY ESTABLISHING WHAT THE NEW BAR IS HERE.

IF YOU THINK OF THESE MIXED USE PROJECTS AND YOU'VE DRIVEN BY THEM OR PROBABLY BEEN TO SOME OF THEM IN OTHER PLACES, I BET WHEN YOU'VE GONE TO THE MAVERICKS GAME YOU'VE NEVER THOUGHT, OH MAN, THERE'S TOO MANY RENTERS DOWN HERE.

IT DIDN'T EVEN ENTER YOUR HEAD.

[00:40:01]

WHEN YOU'RE DOWN THERE ON GAME NIGHT OR A CONCERT, IT CREATES A SENSE OF ACTIVITY.

IF YOU WANT MESERO OR THOSE WHISKEY CAKE OR THOSE PEOPLE, THEY'RE CHASING THE AMIKACIN, IF THEY'RE CHASING THESE SITES AND THEY WANT THOSE $100,000 RENTERS, THEY'RE RENTING BY CHOICE.

THEY'RE NOT RENTING BECAUSE THEY HAVE TO BUT THERE ARE PEOPLE LIKE TRENT THAT MOVED HERE WITH HIS FAMILY AND DECIDED THAT I DON'T KNOW WHERE I'M GOING TO BE EXACTLY IN TERMS OF WHICH SCHOOLS, WHICH CHURCH I GO TO.

YOU GET A LOT OF PEOPLE WHO ARE MOVING TO THIS MARKET AND THEY MAY RENT FOR SIX MONTHS, A YEAR, 18 MONTHS TO DECIDE WHICH NEIGHBORHOOD THEY ACTUALLY WANT TO LIVE IN BUT YOUR CITY IS CAPTURING THOSE PEOPLE FIRST AS OPPOSED TO THEM LIVING IN FORT WORTH OR CLEBURNE OR SOME OTHER PLACE AND THESE ARE THE ONES YOU WANT TO CATCH.

I GET IT, WHEN I DO A STANDALONE MULTI-FAMILY PROJECT IT'S SUPER HARD BECAUSE I DON'T HAVE A LOT TO SELL OTHER THAN WELL, WHAT'S THE TAXABLE VALUE? HERE YOU'VE GOT A HUGE ONE ACRE LINEAR PARK, THIS THING IS REALLY WELL-PLANNED.

WE'RE JUST ASKING TO DO LESS MULTI-FAMILY BUT IF YOU WANT THE OTHER STUFF YOU HAVE TO TAKE THIS TOO.

IT'S THE COMBINATION OF THOSE THINGS THAT MAKES IT WORK AND SO WE WANT THIS.

RATHER THAN NOT GETTING A RECOMMENDATION OR APPROVAL, WE'D LOVE TO HAVE, IF THERE'S SOMETHING WE NEED TO DO MORE, THE NEIGHBORS WERE SUPER-HELPFUL BECAUSE WE REDID THE WHOLE PLAN BECAUSE THEY WERE ABLE TO TELL US 1, 2, 3, TAKE CARE OF THE DRAINAGE.

THEY GAVE US, WE DID.

WE'RE ALWAYS OPEN FOR MORE FEEDBACK ABOUT WHAT CAN MAKE A GOOD PROJECT BECAUSE WE KNOW THIS IS, MY RESTAURANT CLIENTS REALLY THINK YOUR CITY IS SUPER UNDERSERVED.

BUT THEY'RE NOT JUST GOING TO PICK SOMETHING ON THE HIGHWAY AND JUST PLOP DOWN FOUR OR $FIVE MILLION INVESTMENT BECAUSE THEY KNOW THAT DOESN'T WORK ANYMORE AND WHY WOULD THEY WHEN THEY CAN WAIT.

WHETHER THEY GO HERE ON THIS ONE CLINT'S DOING OR THEY GO SOMEWHERE ELSE, THIS IS WHERE THEY WANT TO BE.

I DON'T THINK THAT TREND IS REALLY GOING TO CHANGE.

WHY WOULD THE RESTAURANTS CHANGE THEIR DECISION MAKING THIS POINT WHEN FOR THE FIRST TIME THEY HAVE A LOT OF BUYING POWER? THEY ALL KEEP THEIR POWDER DRY.

WE'VE SHOWN THE SITE TO A LOT OF PEOPLE TO KNOW, CAN WE GET THOSE QUALITY PEOPLE THAT WILL PAY FOR THAT SPACE? THIS IS LIKE THINK OF THE VEGAS LINE THAT, WHERE PEOPLE ARE WAITING ON LINE BEHIND THE VELVET ROPES.

MY WIFE'S AN ECONOMISTS, THAT'S CALLED VERTICAL CASCADE.

IT TELLS PEOPLE THERE'S PENT-UP DEMAND.

THAT'S WHAT WE REALLY WANT TO DO HERE IS HAVE LESS RETAIL THAN WE COULD HAVE.

IT'S ALL FULL ALL THE TIME AND IT'S VERY ACTIVE.

THAT'S WHAT THE GOAL IS HERE.

COULD WE DO 70,000 SQUARE FEET? PROBABLY, BUT NOT AT THE SAME QUALITY LEVEL AND WE WANT ALL A CLASS USERS.

IT'S HARD TO SAY, WE KNEW DOING THIS.

WHEN CLINT CALLED AND HE SAID, I WAS LIKE, THIS LOOKS HARD.

HE'S LIKE, I'M GOING TO PUT AMI PLAN ON IT WITH YOU.

GOOD. OUR TEAMS REALLY ENJOYED THIS.

I CAN HONESTLY SAY THIS IS SUPER AWESOME PROJECT.

I JUST KNOW SOMETIMES IT DOES REQUIRE PEOPLE TO LOOK INTO 2030.

IT'S JUST HARD WHEN WE DID A PROJECT IN WALKS AHEAD SHEET TOGETHER AND IT TURNED OUT IT WAS JUST A HARD TIME.

THEY'VE JUST MOVED UP TO 6A IN FOOTBALL AND DIDN'T HAVE A GOOD SEASON.

WILL THE MULTI-FAMILY CREATE? I HAD SO MANY CASES WHERE FOOTBALL WAS AN ISSUE.

BUT I UNDERSTAND THE PSYCHOLOGY HERE THOUGH.

LOOK AT YOUR CENSUS NUMBERS AND THE CODE PREDICTIONS, YOU'RE GOING TO GROW.

WE'RE TRYING TO GIVE YOU A CONTROLLED NUMBER OF UNITS AND A GREAT PLACE.

THAT'S WHAT ZONING I THINK IS ABOUT, IS ABOUT PLACE-MAKING, NOT ABOUT ALL THE DETAILS.

THAT BEING SAID, IF YOU THINK IT NEEDS MORE WORK, WE'LL WORK ON WHAT THE DETAILS ARE.

WE JUST NEED TO KNOW WHAT RIGHT FOR YOUR COMMUNITY.

WE MADE SOME ASSUMPTIONS BASED ON HAVING DONE A LOT OF THIS, BUT I'M NOT SURE WE GOT THEM ALL RIGHT. PROBABLY WE DIDN'T.

>> IF I CAN JUST INTERJECT.

JUST I'LL REMIND THE COMMISSION.

IT'S THE POLICY, THE CITY OF BERLIN TO SUPPORT THE WIDEST ARRAY OF HOUSING OPPORTUNITIES FOR THE WIDEST ARRAY OF CITIZENS.

I SAY THAT BECAUSE WE'VE BEEN TALKING A LOT ABOUT MULTI-FAMILY.

REMEMBER THE ITEMS BEFORE YOU DID NOT HAVE A CURRENT PD IN PLACE AND STAFF'S RECOMMENDATION FOR DENIAL IS NOT BECAUSE OF MULTIFAMILY, THEY SIMPLY BECAUSE OF THE ONE OF THE REASONS, AT LEAST THERE'S A PERCENTAGE OF RESIDENTIAL TO COMMERCIAL.

THE CURRENT PD DOES A CERTAIN MIX WHERE THERE'S A LOWER PERCENTAGE OF RESIDENTIAL,

[00:45:04]

A HIGHER PERCENTAGE OF COMMERCIAL AN OPEN SPACE.

THE PD IN FRONT OF YOU IS INCREASING THE AMOUNT OF RESIDENTIAL AVAILABLE.

AS WE TALK, WE'VE THROWN OUT THIS WORD MULTIFAMILY.

AGAIN, IT IS THE POLICY THE CITY OF BURLESON, TO SUPPORT THE BROADEST ARRAY OF HOUSING OPPORTUNITIES FOR THE ALL OF CITIZENRY.

[OVERLAPPING]

>> THANK YOU VERY MUCH. I APPRECIATE THOSE.

>> THANKS.

>> WITH ALL THAT BEING SAID, DOES ANYBODY ELSE HAVE ANY QUESTIONS OR COMMENTS AT THIS POINT?

>> YES SIR.

>> HOLD ON. BECAUSE THE PUBLIC HEARING IS CLOSED, SO IF I OPEN IT BACK UP, WE'LL HAVE TO DO THAT.

LET ME SEE IF THE COMMISSION HAS ANY QUESTIONS AND WE CAN COME BACK TO THAT HERE IN JUST A SECOND.

DOES ANYBODY HAVE ANYTHING AT THIS POINT?

>> WHAT CAN I DO TO MEET THE CURRENT ZONING?

>> I'LL ANSWER THAT. WHAT CAN THEY DO TO MEET THE CURRENT ZONING? IS THAT THE QUESTION? IF THEY'RE MET THE CURRENT ZONING, THIS WOULD BE A SITE PLAN WITH A RECOMMENDATION FOR APPROVAL.

THEY DON'T MEET THE CURRENT ZONING.

THAT'S WHY THEY'RE REQUESTING TO AMEND THAT ZONING.

YOU CAN DEVELOP THIS SITE WITHOUT APARTMENTS.

YOU COULD DEVELOP IT WITH SOME APARTMENTS, MORE DIFFERENT MIXTURES.

THE PD ALLOWS FOR A LOT OF FLEXIBILITY.

YOU COULD DEVELOP WITH THREE-STORY APARTMENT WITHOUT A PARKING STRUCTURE, AS LONG AS THERE'S GROUND FLOOR RETAIL BY RIGHT. THERE'S DIFFERENT THINGS.

WHAT THE APPLICANT IS REQUESTING TO DO IS NOT ALLOWED BY RIGHT.

ESSENTIALLY IN THIS TOD IT ENVISIONS AT MAIN STREET FEEL WHERE THERE'S RETAIL AND DENSITY ABOVE IT, AND THEN OTHER MIXTURES OF USES.

THEY'RE REQUESTING THAT MULTIFAMILY DENSITY COMPONENT WITH THE RETAIL IN THE FRONT, NOT NECESSARILY ON THAT BOARDWALK, MAIN STREET FEEL THAT YOU MIGHT HAVE SEEN IN SOME TRADITIONAL OF 1950S TINY LOOK OR SOMETHING LIKE THAT.

TO GET THE STAFF SUPPORT, IT JUST HAS TO MEET THE PD AS WRITTEN.

OTHERWISE, IT'S A ZONING CHANGE.

IF THAT ANSWERS YOUR QUESTION.

THIS INFORMATION HAS BEEN PROVIDED ON PRE-DEVELOPMENT MEETINGS AND SUCCESS OF MEETINGS WITH THE APPLICANT.

THERE'S A WRITTEN DOCUMENT THAT IS OUT THERE THAT'S BEEN PROVIDED THAT IF THEY MEET THOSE CRITERIA, ALL THE OPEN SPACE AND DENSITY REQUIREMENTS, THE BUILDING TYPES, THEN IT WOULD JUST COME FORWARD TO THIS COMMISSION AS A SIDE PLAN.

>> I'LL OPEN IT BACK UP IF THERE'S A QUESTION OR COMMENTS, BUT I ALSO WANT TO KEEP THIS MOVING ALONG SO EVERYBODY IS NOT HERE UNTIL TOMORROW MORNING DOING THIS.

BUT LET ME GO AHEAD AND OPEN THE PUBLIC HEARING BACKUP AT 7:18 AND, MA'AM, I BELIEVE YOU HAD SOMETHING TO SAY IF HE WOULD JUST COME UP HERE AND IDENTIFY YOURSELF FOR US, THIS WAY WE CAN GET EVERYTHING OUT HERE.

>> HELLO SIR, I'M LINDA KNIGHT.

I'M ONE OF THE PROPERTY OWNERS ADJACENT TO THIS DEVELOPMENT HERE THAT'S GOING IN.

I THINK THAT WHEN WE HAD I'VE BEEN TO ALL THE MEETINGS AS FAR AS THAT WAS PRESENTED BEFORE IT CAME BEFORE THE COUNCIL.

I THINK BECAUSE OF THE REASON THAT THEY HAVE PROBABLY LESS MAYBE SOMEBODY COMING IN AND SAY, WE DON'T WANT THIS, WE DON'T WANT THIS BECAUSE WE SAW WHAT THE POSSIBILITIES OF AN AGE STORY COMPLEX WITH MULTIPLE FAMILY LIVING.

WE'RE ALREADY CONCERNED ABOUT THE TRAFFIC AS IT IS.

NUMBER 1 TO THE NORTHWEST OF THIS IS FOR WORTHY TJ.

HOW MUCH INFORMATION, HOW MUCH DEVELOPMENT ARE WE GOING TO GET BEFORE WORK? THEY HELP WITH THE TRAFFIC.

I KNOW YOU ALL ARE PLANNING ON BRINGING ALL ASBURY ALL THE WAY THROUGH TO CHISHOLM TRACK CHALLENGE FOR CHISHOLM PARKWAY.

BUT MOST PEOPLE ARE GOING TO MAKE A RIGHT ON CUE SOUTHWEST HULEN TO GET THE PARKWAY BECAUSE THAT'S THE CLOSEST WAY TO GO FORT WORTH.

WE'RE CONCERNED ABOUT THE TRAFFIC.

YOU'RE TALKING ABOUT DOUBLING NOW THE AMOUNT OF APARTMENTS RIGHT THERE ON TOP OF THIS PROPERTY, YOU'RE TALKING ABOUT DOUBLING THE TRAFFIC THAT WE'RE ALREADY CONCERNED ABOUT AS IT IS OUT THERE.

IF YOU'VE EVER DRIVEN DOWN SOUTHWEST HULEN OR EVEN TRIED TO MOW YOUR DITCH WITHOUT GETTING RUN OVER BY TRAFFIC.

WE JUST WAIT, IT'S COMING EVEN MORE IF YOU'RE TALKING ABOUT

[00:50:03]

EVEN DOUBLING WHAT THEY'RE PROPOSING.

THE REASON THEY PROBABLY HAVE LESS RESISTANCE WITH THE NEIGHBORHOOD OUT THERE IS BECAUSE WE SEE WHAT COULD BE THAT EIGHT STORY BUILDING WILL WANT THAT.

WE REALLY DON'T WANT THE APARTMENTS, BUT WE SEE WHAT'S COMING IN.

THIS IS TO US SOME OF THE BETTER THINGS THAT WE'RE SEEING RATHER THAN MORE AND MORE AND MORE.

YOU'RE RIGHT THERE ON THE VERGES OF FORT WORTH AND JOSHUA AND THIS THAN THAT ON AREAS OF WHAT TRAFFIC ISSUES ARE WE GOING TO HAVE BECAUSE WE ALREADY HAVE IT BEFORE THIS COMPLEX EVER COMES IN.

I KNOW THEY'RE TALKING ABOUT EXPANDING THIS EXPANDING THAT, BUT THERE'S STILL SOME CONCERNS OUT THERE OF US THAT ARE STILL LIVING THERE OR THAT STILL HAD PROPERTY THERE AND THAT CONCERN US.

WE SEE THAT THIS IS A BETTER OF WHAT WE SEE COMING, NOT MORE AND MORE AND MORE RIGHT THERE IN OUR BACKYARD.

THIS IS TO ME ONE OF THE BETTER SITUATIONS THAT WE COULD SEE COMING OUT THERE RATHER THAN EIGHT STORY PARKING GARAGES IN A RURAL AREAS STILL.

I KNOW IT'S COMING IN WHICH CHANGING AND THIS AND THAT, BUT SOME OF US ARE STILL THERE AND WE'RE CONCERNED ABOUT WHAT'S GOING TO HAPPEN IN THE FUTURE. THANK YOU.

>> THANK YOU MA'AM.

>> I WILL MAKE IT BRIEF.

MATT POWELL, 1108 SOUTH DOBSON.

YOU HAVE TO LOOK IN THE REAR-VIEW MIRROR AND SEE WHERE WE WERE.

I WAS INVOLVED IN THE TOD CREATION BACK IN 2003.

WHEN IT WAS IN THE WAKEFIELD'S, WE JUMPED OVER THE TRACKS, GOT IN THIS AREA, DRAFTED THE PD IN 2008.

THE INABILITY FOR THE LEGISLATURE AND THE COG TO PUT TOGETHER THE TRANSIT FOR THE W4 LINE IS REALLY THE PROBLEM.

THE CRUX OF THE MATTER WHICH WE'RE TALKING ABOUT RIGHT NOW, THE W4 LINE IS NOT GOING TO HAPPEN.

BASED ON THAT, THE PREMISE OF ALL THE DENSITY WAS BECAUSE OF THE W4 COMMUTER LINE.

CLEBURNE, JOSHUA, CROWLEY, BURLESON, WE ALL WERE IN THE SAME POSITION.

WE ALWAYS KNEW THAT IT WAS GOING TO BE NEGOTIATED.

WE SET THE PD IN PLACE, THINKING THAT THAT WAS GOING TO BE THE BENCHMARK FOR THE DENSITY.

AS IT CAME FORWARD CERTAIN APPLICANTS WOULD NEGOTIATE THROUGH THE PROCESS, THROUGH THREE ATS, THROUGH PERMIT FEES, WHATEVER THE CASE WAS.

WE HAD MULTIPLE JURISDICTIONS ON THE CCN WITH THE WATER SITUATION.

WE ALWAYS KNEW WE WERE GOING TO HAVE TO SHARPEN THE PENCIL AND FIGURE OUT HOW TO DEVELOP OUT HERE.

THE CITY EVEN HAS A SITUATION WITH THE RAIL SIDE.

THERE'S SOME ACREAGE AGAINST THE RAIL THAT CITY IS GOING TO HAVE TO DEAL WITH THAT TOO.

THE CURRENT COUNCIL, IN MY OPINION, BASED ON THE WORKSHOP I SAW A COUPLE OF MONTHS AGO, ONE OF THE SOLUTIONS MAY BE AN INCENTIVIZED OVERLAY.

A LOT OF COUNCIL MEMBERS DON'T LIKE OVERLAYS RIGHT NOW.

BUT IF YOU CREATE THE OVERLAY IN A MANNER THAT'S NOT GOING TO DICTATE LAND USE, BUT INCENTIVIZES PARTICULAR THINGS ON DOWN ZONE THEN YOU MAY ARRIVE AT A POSITION.

MS. NART, HER POINTS ARE WELL TAKEN.

THESE NEIGHBORS OUT THERE HAVE PRETTY MUCH MET WITH THESE PEOPLE AND THEY'VE COME TO TERMS WITH THIS.

NOW THERE IS A POLITICAL CLIMATE RIGHT NOW RELATIVE TO MULTIFAMILY.

BUT THIS PARTICULAR AREA AND UNFORTUNATELY, THE DEVELOPER AND THE APPLICANT ARE CAUGHT IN THE MIDDLE RIGHT NOW.

SO P&Z AND COUNSEL IS GOING TO HAVE TO GET TOGETHER.

UNFORTUNATELY, ON THE MID POINT 2020, THIS WASN'T ADDRESSED.

THE COMP PLAN SHOULD HAVE ADDRESSED THIS AT THE MID POINT. IT DIDN'T.

SO HERE WE ARE.

THIS APPLICANTS ARE DOING THE BEST THEY CAN.

SOMETHING NEEDS TO BE NEGOTIATED.

IT'S A SLAT DOWN ZONE.

THIS IS NOT ANYTHING.

IT DOESN'T MAKE THE LETTER OF THE PD ORDINANCE AND THAT'S WHY STAFF HAS TO MAKE THE RECOMMENDATIONS AND WE FULLY UNDERSTAND THAT.

BUT THE BOTTOM LINE IS THAT P&Z AND COUNCIL AND THE COMP PLAN, EVERYBODY'S GOING TO HAVE TO LINE UP AND FIGURE OUT HOW TO DEAL WITH THE APPLICANTS, ESPECIALLY IN THIS SPECIFIC AREA, BECAUSE IT'S GOING TO HAVE TO BE NEGOTIATED.

IT CAN'T BE EITHER OR AND THE FINANCIAL CONSIDERATIONS,

[00:55:03]

INFLATIONARY MARKETS AND THE MARKET-DRIVEN PRODUCTS RIGHT NOW AND UNDERSTAND P&Z AND COUNCIL DOESN'T NEED TO REALLY GET INTO THE FINANCIALS OF IT ALL AND THE MARKETABILITY.

BUT THESE GENTLEMEN DO.

AND THERE'S A PARTICULAR PRODUCT AND THERE'S A PARTICULAR WINDOW IN THE NEXT FOUR OR FIVE YEARS TO GET PRODUCT ON THE GROUND THAT'LL MAKE THE RESIDENTS HAPPY AND THAT WILL ALLOW FOR A GOOD, HIGH-QUALITY PRODUCT FOR THE CITIZENS OF BURLESON.

I DON'T KNOW WHERE COUNCIL IS GOING WITH IT.

THEY'RE MIXED RIGHT NOW.

BUT INCENTIVIZING AN OVERLAY, MAYBE THE SOLUTION TO TRY TO ADDRESS SOME OF THESE ON A ONE-ON-ONE.

INSTEAD OF IT MAY HAVE TO BE A SHOTGUN APPROACH.

BUT YOU'RE GOING TO HAVE TO NEGOTIATE WITH INDIVIDUAL LANDOWNERS TO GET THIS DONE AND THIS MAY BE THE TEST CASE OF THE DAY TO FIGURE OUT HOW TO NEGOTIATE WITH THE APPLICANT AND THEIR ZONING AS IT IS CONTRARY TO THE CURRENT PD IN PLACE.

THERE'S A LOT TO THINK ABOUT, BUT I'M JUST SAYING THERE'S A LOT OF MOVING PIECES.

THIS PARTICULAR APPLICANT IS CAUGHT IN THE MIDDLE.

I KNOW WHEN WE DID THIS BACK IN 2003, WE DRAFTED THE PD IN '08, THEN WE HAD SOME OTHER FINANCIAL CONDITIONS IN '09, IT ALL COMES IN CYCLES.

BUT RIGHT NOW YOU HAVE A CASE IN FRONT OF YOU.

THESE GENTLEMEN ARE TRYING TO WORK TOGETHER.

SOME DIRECTION TO THEM WOULD BE HELPFUL.

THEY'VE ALREADY SPENT A LOT OF MONEY TRYING TO PUT THIS TOGETHER IF THEY CAN GET SOME MORE DIRECTION OR DIRECTION FROM STAFF OR TRY TO FIGURE OUT WHAT COUNCIL'S THINKING, WHICH IS A WHOLE ANOTHER ISSUE.

BECAUSE IF YOU DO DENY THEY'RE IN A SUPER MAJORITY POSITION THEN THAT WILL NOT WORK.

NOT HAVING A VOTE IS BETTER THAN DENYING THIS, IN MY OPINION, THAT ALLOWS THIS THING TO GO TO COUNCIL, TRY TO FIGURE OUT WHAT COUNCIL WANTS TO DO AND MAYBE NEGOTIATE THIS THING WITH A NEW PD IN PLACE OVER THIS 35 ACRES TO TRY TO GET EVERYBODY HAPPY.

YOU ALL HAVE A JOB TO DO AND MR. CHAIRMAN AND COMMISSIONERS, I APPRECIATE ALL YOUR SERVICE.

BUT THESE ARE THE KNOTS WHERE YOU HAVE TOUGH DECISIONS TO MAKE.

I'M SURE YOU ALL WILL DO THE RIGHT THING AND THESE GENTLEMEN HERE SEEM LIKE THEY'RE DOING A GREAT JOB, JUST TRYING TO MAKE IT MOVE FORWARD A LITTLE BIT AND TRY TO FIGURE OUT HOW TO GET SOME PRODUCT ON THE GROUND. THANK YOU FOR YOUR TIME.

>> THANK YOU.

>> IF I MAY?

>> SURE.

>> THANK YOU, SIR. THAT WAS NOT WHAT I WAS EXPECTING WHEN YOU STEPPED UP, BUT I APPRECIATE HIS WORDS. WE ARE HERE.

WE HAVE BEEN HERE WILLING AND TRYING TO NEGOTIATE AND WORK OUT SOMETHING.

WE'D BEEN THROUGH SEVERAL ITERATIONS WITH LITEN AND HIS TEAM AND OBVIOUSLY WE'VE WORKED WITH THE NEIGHBORHOOD COMMUNITY.

WE WANT TO DO SOMETHING THAT WILL WORK IN THIS AREA.

I WANTED TO ADDRESS SOMETHING THAT I HEARD THE FIRST TIME TONIGHT, MAYBE NOT THE FIRST TIME, BUT AT LEAST I HEARD IT DIFFERENTLY.

I HEARD THAT IT'S A RATIO.

IT'S NOT SO MUCH A DENSITY ISSUE.

I HEARD IT'S A RATIO ISSUE POTENTIALLY OF MULTIFAMILY VERSUS COMMERCIAL.

MY RESPONSE TO THAT IS, AND THIS COMES FROM DIRECT EXPERIENCE FROM MIXED USE PROJECTS THAT WE HAVE UNDER CONSTRUCTION RIGHT NOW IN GRAND PRAIRIE AT 161 AND FORUM.

THAT'S A 55 ACRE DEVELOPMENT AND THEN A 16 ACRE DEVELOPMENT THAT WE HAVE IN CARL, TEXAS ON 35 AND [INAUDIBLE] CROSSING.

BOTH ARE HORIZONTAL MIXED USE PROJECTS AND ROOFTOPS DRIVE QUALITY RETAIL, NOT THE OTHER WAY AROUND.

WE HAVE DONE AN EXHAUSTIVE STUDIES ON HOW MUCH QUALITY RETAIL WE CAN GET ON THE GROUND HERE AND THE ROOFTOPS THAT WE NEED TO SUPPORT IT.

IN GRAND PRAIRIE ON A 55 ACRE SITE, WE HAVE ZONED ABOUT 700 AND ACTUALLY JUST UNDER 800 UNITS OF MULTI-FAMILY ALLOWED FOR ABOUT 50,000 SQUARE FEET OF RETAIL, AND THEN A 142 FOR SALE TOWN HOME ARE BEHIND THAT.

THAT PROJECT IS DOING EXTREMELY WELL.

AS SOON AS WE BROKE GROUND ON THE MULTI-FAMILY, WE IMMEDIATELY GOT LLI FROM SOME REALLY EXCITING RETAIL TENANTS AS WE EXPECTED TO.

WE JUST SIGNED AN LLI ON ONE OF THE MOST EXCITING, PROBABLY WELL-KNOWN ENTERTAINMENT USERS THAT HAS BEEN AROUND THAT WE ALL KNOW VERY WELL.

KYLE, HORIZONTAL MIX USE STILL, AS SOON AS THEY BROKE GROUND ON THE MULTI 100 PERCENT OF OUR RETAIL PADS SOLD,100 PERCENT SIT-DOWN RESTAURANTS.

LIKE I SAID, WE'VE STUDIED IT.

I GET THAT IT'S MAYBE A RATIO CONCERN, BUT I'M VERY CONFIDENT ABOUT THE ROOFTOP TO RETAIL.

WE DON'T WANT TO PUT RETAIL ON THE GROUND THAT'S GOING TO SIT

[01:00:01]

VACANT. I DID WANT TO RESPOND TO THAT.

BUT THANK YOU VERY MUCH FOR THOSE COMMENTS.

IF THIS DOESN'T WORK, WE'RE HERE.

WE WOULD LOVE TO CONTINUE TO WORK WITH THE CITY IF THAT'S A POSSIBILITY.

>> GREAT. THANK YOU. ANYONE ELSE? LET ME CLOSE THE PUBLIC HEARING AT 7:30.

LINE, JUST ANSWER A QUESTION AS SIMPLY AS YOU CAN.

UNDER THE CURRENT ZONING THAT WE HAVE, WHAT'S THE DENSITY OF, WHETHER YOU WANT TO CALL IT MULTIFAMILY, SINGLE-FAMILY, AS COMPARED TO WHAT'S COMING IN? BREAK DOWN THE NUMBERS AS SIMPLY AS YOU CAN FOR US.

>> THE PD SAYS 20-PLUS ESSENTIALLY, SO IT'S A VARIABLE.

IN ORDER TO DO BY RIGHT, ANY APARTMENTS THAT ARE NOT CONSIDERED AN END CAP ATTACHED TO RETAIL.

IF YOU WANT TO HAVE APARTMENTS, THERE IS NO APARTMENTS APPROVED IN THE CURRENT PD, JUST STRAIGHT APARTMENT COMPLEXES.

TO DO APARTMENTS OR MULTI-FAMILY, YOU HAVE TO INCLUDE RETAIL ON THE GROUND FLOOR.

IF YOU WANT TO GO OVER THE HEIGHT AND THE PD, THEN YOU HAVE TO INCLUDE A PARKING STRUCTURE.

IT'S VARIABLE AND HOW THE PD IS WRITTEN.

IF YOU DON'T INCLUDE THE PARKING STRUCTURE AND YOU'RE NOT DOING THE GROUND FLOOR RETAIL, YOU'RE NOT GOING TO HAVE MULTI-FAMILY BUILDINGS, IF YOU WILL.

YOU COULD HAVE TOWN HOMES, YOU COULD HAVE SOME SINGLE-FAMILY, YOU CAN HAVE RETAIL.

THE PD DOESN'T ADDRESS JUST STRAIGHT STANDALONE MULTI-FAMILY BUILDINGS.

THAT'S WHAT THEY'RE ASKING FOR.

THE CLOSEST THING THAT YOU CAN GET CURRENTLY WITH THAT, TO GET THE POTENTIAL EIGHT STORIES OR ANY VARIANCE, YOU HAVE TO HAVE THE GROUND FOR RETAIL, YOU HAVE TO HAVE THE PARKING STRUCTURE.

>> MR. CHAIR, JUST TO ADD, TO HAVE THOSE EIGHT STOREYS, YOU ALSO HAVE A TRAFFIC IMPACT ANALYSIS THAT IS PRESENTED TO THE CITY THAT WOULD DICTATE WHAT IMPROVEMENTS TO THE ROADWAYS WOULD BE NEEDED FOR THOSE EIGHT STOREYS AND THAT'D BE ABLE TO HANDLE THE TRAFFIC FOR THOSE EIGHT STOREYS.

>> SURE.

>> FOR PURPOSES TONIGHT, THIS IS SIMPLY THE ZONING. THIS HAS NOTHING TO DO.

I GUESS IT'S FOR EVERYBODY MOVING FORWARD WITH THE SITE PLAN IF IT'S APPROVED.

THE DEVELOPERS HAVE TO GO THROUGH ABOUT 412,000 MORE STEPS TO MAKE SURE EVERYTHING'S HIT ON.

MAKE SURE I SAID THAT CORRECT. IS THAT RIGHT?

>> YES. YOU COULD GET ZONING ENTITLEMENTS AND THEN THE ENGINEERING, THE CIVIL, SO SITE PLAN COULD SAY THAT THE SITE DOESN'T SUPPORT THAT AND THEN THEY WOULDN'T BE ABLE TO BUILD TO THAT THRESHOLD.

THIS IS JUST LAND ENTITLEMENTS AT THIS POINT.

>> ANYBODY ELSE?

>> FOR ME, I THINK IT'S JUST MAYBE A LITTLE MORE SIMPLER.

SOMETIMES FOR ME IT'S EVEN MORE ABOUT NOT NECESSARILY LOOKING IN THE REAR-VIEW MIRROR, BUT TRYING TO JUST TURN THE TRUCK AROUND.

I DON'T NECESSARILY MAKE ANY DECISION BASED ON AN ECONOMIC IMPACT.

I'M MORE CONCERNED ABOUT THE QUALITY OF LIFE OF OUR CITIZENS HERE CURRENTLY, WHO'VE CHOSEN TO INVEST THEIR TIME AND THEIR LIVES AND THEIR FAMILIES IN THIS CITY, IN THIS INFRASTRUCTURE THAT WE HAVE ALREADY.

FOR ME ON MY PROPERTY, A FEW MATURE OAK TREES IS EXTREMELY VALUABLE TO ME BUT IF MY LOT WERE FULL OF MATURE OAK TREES TO WHERE I COULD NO LONGER NAVIGATE MY PROPERTY, IT BECOMES USELESS.

I HAVE CONCERNS ALL THE WAY AROUND.

I WASN'T INVOLVED IN ANY OF THE DECISIONS THAT WERE MADE PREVIOUSLY REGARDING THIS PIECE OF PROPERTY.

BUT I KNOW WHAT I'M LOOKING AT TODAY. THAT'S ALL I'LL SAY RIGHT NOW.

>> I MEAN, STAFF KNOWS HOW I FEEL ON PDES.

I'VE NEVER BEEN A FAN OF PDES AND THIS JUST REINFORCES THAT A THOUSAND TIMES OVER.

BUT LOOKING AT THIS, I MEAN THE TERM THE LESSER OF TWO EVILS IS WHAT YOU'RE LOOKING AT AND CHRIS, YOU HIT ON IT.

BUT THE WAY IT'S WRITTEN NOW, THEY STICK A RETAIL ON THE FIRST FLOOR, BUILD THESE PARKING GARAGES.

THERE CAN BE SUPER DENSE GOING INTO THAT AREA IF WE DID NOTHING.

IF WE CHANGE AND SAY, HEY, LET'S LOOK AT THE NEW DEVELOPMENT, THEN WE KNOW WHICH WAY IT'S GOING, THERE'S LESS DENSITY TO A POINT.

IT'S THE SINS OF OUR PAST HAVE CAUGHT UP WITH US AND WE'RE STUCK AT THAT AND THAT'S WHERE WE HIT WITH EVERY ONE OF THESE DEVELOPMENTS.

[01:05:02]

WE CAN HAVE THESE CONVERSATIONS GOING FORWARD.

I AGREE WITH YOU THAT QUALITY OF LIFE FOR THE CITIZENS IS HUGE.

I GO DOWN THIS ROAD FREQUENTLY SO THIS WILL AFFECT ME MOVING FORWARD.

I WANT THE GREAT RESTAURANTS, I WANT THAT.

I DON'T WANT WALL TO WALL TRAFFIC AND I REALIZE YOU CAN'T HAVE ONE WITHOUT THE OTHER.

THAT'S AGAIN, BACK TO MY EARLIER STATEMENT, THESE ARE THE TOUGH DECISIONS WE MAKE.

AGAIN, I USE THE WORD MULTIFAMILY AND I REALIZE OUR ATTORNEYS IS SAYING CAREFUL WITH THAT.

BUT THE WAY IT'S WRITTEN NOW, WHAT THE ZONING IT CAN GO A LOT WORSE IF IT'S NOT CHANGED.

IT'S THE WAY I'M LOOKING AT IT AT THIS POINT.

I'LL TELL YOU GUYS I DON'T THINK IT'S PERFECT.

I WISH THERE WAS A WAY WE COULD EVEN DO LESS ZONING THAN WHAT YOU HAVE BUT I APPRECIATE YOU GUYS LISTENING TO THE FACT OF GOING WITH LESS ZONING.

A FOUR STORY BUILDING IN THIS AREA RIGHT NOW, THERE'S NOTHING OUT THERE.

THERE'S A FEW HOUSES SCATTERED AROUND, IT'S A FOREIGN COUNTRY.

WHEN YOU STICK SOMETHING BIG LIKE THAT, IT'S GOING TO CHANGE THE LANDSCAPE QUITE A BIT.

AGAIN, IN MY MIND, IT'S NOT PERFECT, BUT IT'S NOT AS BAD AS WHAT IS IF THAT MAKES SENSE TO YOU.

I WISH I COULD GIVE YOU THE PERFECT ANSWER OF, HEY, DO X, Y, AND Z, AND IT WILL BE PERFECT.

BUT I DON'T KNOW WHAT THAT IS.

I'M JUST A GUY THAT DRIVES DOWN THAT ROAD AND IT LOOKS AT THAT.

THAT PROBABLY DOESN'T HELP YOU A WHOLE LOT, AND I'M ONE OF FIVE VOTES TONIGHT.

THAT JUST WHERE I'M THINKING OF THAT.

MR. DIRECTOR, DID YOU HAVE SOMETHING ELSE?

>> I DO AND JUST FOR THE BENEFIT OF ALL OF YOU ALL AND INDEED THE LISTENING PUBLIC.

WE RECEIVED GOOD INFORMATION FROM THE APPLICANT TONIGHT WITH A MARKET-BASED RESPONSE AND THIS IS THE PRODUCT THAT THEY WOULD LIKE TO BRING TO THE CITY OF BURLESON.

IT'S NOT THE FIRST PROPOSAL WE'VE REVIEWED ON THIS PIECE OF PROPERTY OVER THE YEARS.

I WILL TELL YOU THAT SINCE ITS INCEPTION IN 2006, WE'VE HAD AMPLE OPPORTUNITY FOR THERE TO BE INTERESTS TO DEVELOP AN EIGHT STORY BUILDING.

WE WON'T SEE AN EIGHT STORY BUILDING BECAUSE QUITE FRANKLY, THE MARKET WON'T BEAR THAT ON THIS PROPERTY.

I THINK THAT THERE IS A GREAT DEAL CONSTERNATION IF YOU LIVE IN A COMMUNITY, WELL, THEY COULD BUILD A STORY BUILDING.

YOU COULD TECHNICALLY BUT I THINK IN ALL THE YEARS THAT HAS BEEN THERE WITH NOT SEEING THAT INTERESTS THERE FOR A REASON.

WITH THAT BEING SAID ALSO, PLEASE NOTE THAT WE'RE TALKING ABOUT THESE DENSITIES AS IF IT'S THE LEAST YOU CAN DO.

WE'VE GOT DENSITIES ARRANGED BECAUSE IT'S THE MOST WE ANTICIPATE YOU'RE DOING.

YOU DON'T HAVE TO DO A MULTI-FAMILY OR THAT TYPE OF PRODUCT IN THE TOD HAVE ANY NUMBER OF HOUSING OPTIONS THAT YOU CAN DO IN THE TOD.

WE FRAME THIS DISCUSSION ABOUT APARTMENT COMPLEXES, BUT THE FACT OF THE MATTER IS WE'VE SEEN PROPOSALS THAT DIDN'T INCLUDE MANY APARTMENTS AT ALL.

IT'S NOT A T TOTAL DISCUSSION, IF YOU WILL, IS WHAT I'M TRYING TO SAY AND I CAN TELL YOU THAT DURING THE PRESENTATION I GAVE THE COUNCIL THERE IS CONCERNED ABOUT NOT ONLY DENSITIES AND COLLEEN EXCUSE ME BURLESON FORGIVE ME.

TALK THEM OUT OF THE CITY DENSITY IN BURLESON AND SOME OF THE TRAFFIC THAT'S ASSOCIATED WITH THAT IS ALSO THE APPROPRIATENESS OF DEVELOPMENT THAT WE SEE HERE IN THE CITY.

I WILL TELL YOU THAT AS YOU GO THROUGH YOUR DELIBERATION TONIGHT, I THINK THE COUNCIL WOULD CERTAINLY BENEFIT FROM AS MR. CITY ATTORNEY CALLS IT REPORT CALL A RECOMMENDATION YOU'RE HERE TO AVERSE MELAENAS I THINK IT'LL BENEFIT FROM YOUR ADVICE THIS EVENING. THAT'S ALL I'M GOING TO SAY.

>> [INAUDIBLE].

>> SURE. ABSOLUTELY.

>> WE ARE TALKING ABOUT THIS SPECIFIC AREA, AND WE'VE HEARD THE WORD NEIGHBORS.

NEIGHBORS ARE GOING TO BE CHANGING PRETTY SOON.

WE HEARD THE YEAR 2030 BY 2030, ALL OF THESE NEIGHBORS WILL NO LONGER BE OUT THERE.

PARTIES WILL BE DEVELOPED I'M ALL FOR PEOPLE MAKING A BUCK, I'M ALL DEVELOPMENT.

THAT WOULD TEAR SINCE THERE'S 3,000 PEOPLE.

I'VE SEEN A LOT OF DEVELOPMENT, LOT OF GROWTH.

IT'LL ALWAYS BE MY CITY NO MATTER WHAT IT LOOKS LIKE ON MY LAST DAY.

DOWNSTAIRS MAVERICKS, I'M A HUGE STARS FAN.

THE ONLY WAY I WILL GO IS BY THE TRAIN.

I WILL NOT DRIVE THE TRAFFIC.

I UNDERSTAND ALL THESE THINGS YOU'RE TALKING ABOUT.

[01:10:03]

I WILL SAY THAT I AM IN SUPPORT OF THE DENIAL OF THIS PROJECT, THE WAY IT STANDS AND ZONING.

>> ANYBODY ELSE HAVE ANYTHING? LET'S GO AHEAD AND I CAN ENTERTAIN A MOTION THEN ON ITEM 4A.

>> MAKE A MOTION TO DENY THE ZONING CHANGE REQUESTS FOR CASE 22-026.

>> I'LL SECOND.

>> WE HAVE A MOTION MADE BY MICHAEL AND A SECOND.

ALL IN FAVOR IF YOU'D RAISE YOUR HAND.

THAT'S 3:4. ALL AGAINST, IF YOU RAISE YOUR HAND.

THREE TO TWO. GOOD LUCK WITH COUNCIL IN A COUPLE OF WEEKS, THAT'S WHY THEY GET THE BIG BUCKS.

ALL WE DO IS MAKE THE RECOMMENDATION.

>> IF I MAY, THE COUNCIL WILL CONSIDER THIS ITEM NEXT TUESDAY.

WE'VE ADVERTISED FOR THAT DATE AND WE DIDN'T WANT TO DEPRIVE [OVERLAPPING] THIS APPLICANT.

JUST FOR THOSE IN TENNESSEE INCLUDING YOU ALL, THERE WAS NO DELAY.

WE CAN GET THERE NEXT TUESDAY.

>> THANK YOU.

>> THANK YOU GUYS FOR COMING AND MAKING THE PRESENTATIONS.

I'M SURE COUNCIL WILL APPRECIATE THEM NEXT WEEK AS WELL.

WE CAN MOVE ON TO ITEM 4B,

[B. 8121 CR 1016Z (Case 22-062): Hold a public hearing and consider a zoning change request from “A” Agricultural, to “C” Commercial, to allow for future commercial development.]

WHICH IS 8121 COUNTY ROAD 1016Z CASE 22062, TO HOLD A PUBLIC HEARING AND CONSIDER A ZONING CHANGE REQUEST FROM AGRICULTURAL TO COMMERCIAL TO ALLOW FOR FUTURE COMMERCIAL DEVELOPMENT.

>> GOOD EVENING, COMMISSIONERS.

AS SHOWN ON THE SCREEN, THIS IS OFFER CHISHOLM TRAIL PARKWAY, THE APPLICANT.

CURRENTLY, THIS IS THE DEFAULT ZONING THAT WAS ASSIGNED AFTER ITS ANNEXATION AND THEY'RE REQUESTING A COMMERCIAL ZONING FOR, AS YOU MENTIONED, FUTURE DEVELOPMENT.

NO SPECIFIC DETAILS AT THIS TIME.

THIS SIDE IS IN CHISHOLM TRAIL CORRIDOR OF THE COMPREHENSIVE PLAN AND THE REQUEST OF COMMERCIAL IS IN ALIGNMENT AND CONFORMS TO THE POLICIES AND GOALS OF THAT DESTINATION, THE COMP PLAN.

THIS PROPOSAL DOES NOT WARRANT A TIA.

SINCE THIS PROPERTY IS SO FAR OUTSIDE OF WHERE WE CURRENTLY HAVE SEWER FACILITIES, THEY WILL HAVE TO DO OSSF SEPTIC ON SITE.

THERE'S NO FORMAL DEVELOPMENTAL LIKE I MENTIONED WITH THE ZONING CASE.

WE DID NOTIFY THE ADJACENT PROPERTIES WITHIN 300 FEET AND PLACED A SIGN ON THE PROPERTY.

AT THIS POINT, WE'VE HAD NO INQUIRIES OR CONCERNS ABOUT THE REQUEST.

OUR RECOMMENDATION FROM STAFF IS TO APPROVE THE ZONE CHANGE TO COMMERCIAL.

IT IS CONSISTENT WITH THE COMP PLAN.

THE COMMERCIAL BUILDING THAT IS ON-SITE EXISTED PRIOR TO ANNEXATION, AND THIS APPROVAL WOULD ALLOW THE APPLICANT TO BETTER SELL HIS PROPERTY FOR POTENTIAL COMMERCIAL DEVELOPMENT IN THE FUTURE, WITH THAT ZONING IN PLACE.

THAT'S ALL I HAVE. OPEN TO ANY QUESTIONS.

>> THANK YOU, LIGHTEN. THIS IS A PUBLIC HEARING, SO LET ME OPEN THE PUBLIC HEARING AT 7:43.

IF ANYBODY WOULD LIKE TO COME UP, YOU'RE MORE THAN WELCOME TO DO SO AT THIS POINT.

I DON'T SEE ANY MOVEMENTS.

I'M GOING TO GO AHEAD AND CLOSE THE PUBLIC HEARING.

I'LL ASK ANYBODY IF THEY HAVE ANY QUESTIONS OR COMMENTS.

IF NOT, I'LL ENTERTAIN A MOTION ON ITEM 4B.

>> MAKE A MOTION TO APPROVE ITEM 4B.

>> SECOND.

>> WE HAVE A MOTION MADE AND A SECOND.

ALL IN FAVOR IF YOU'D RAISE YOUR HAND.

THAT'S UNANIMOUS.

ITEM 4C IS 3936 SOUTH BURLESON, CASE 220432.

[C. 3936 S Burleson (Case 22-043): Hold a public hearing and consider a zoning change request from “A”, Agricultural, to “PD" Planned Development district for future industrial development.]

TO HOLD A PUBLIC HEARING AND CONSIDER A ZONING CHANGE REQUESTS FROM AGRICULTURAL TO PLANNED DEVELOPMENT DISTRICT FOR FUTURE INDUSTRIAL DEVELOPMENT.

>> GOOD EVENING AGAIN. THIS IS A REQUEST FOR A PLANNED DEVELOPMENT, SORRY ABOUT THAT.

[LAUGHTER] THIS IS IN OUR EMPLOYMENT GROWTH CENTER AND IT'S CURRENTLY ZONED AT AGAIN, DEFAULT ZONING.

THE EMPLOYMENT GROWTH CENTER SUPPORTS ZONING REQUESTS THAT ARE GENERALLY GOING TO CREATE JOBS, BUSINESS CENTERS, INDUSTRIAL-TYPE PARKS, THOSE TYPE OF USES.

BECAUSE OF THIS SITE'S LOCATION, IT'S PRETTY FAR ALSO FROM CITY SEWER.

FOR A PARCEL THIS LARGE TO BE ZONE STRAIGHT INDUSTRIAL, STAFF HAD SOME CONCERNS ABOUT ALL THE USES THAT ARE ALLOWED BY-RIGHT INDUSTRIAL.

WE ARE RECOMMENDING A PD.

THIS IS A VERY SIMPLE PD, IT'S IN THE ORDINATES.

IT'S NOT 15 PAGES, IT'S JUST A COUPLE OF BULLETS THAT'S IN THE DRAFT ORDINANCE.

ESSENTIALLY, THEY HAVE TO CONFORM TO ALL THE INDUSTRIAL STANDARDS DESIGNS FOR SETBACKS LANDSCAPING, AS WELL AS THE IH35 DESIGN STANDARDS.

[01:15:02]

THEY'RE NOT GETTING ANY WAIVER OR REPRIEVE FROM THOSE STANDARDS.