[VI.A. Conduct a public hearing to consider and act upon a request to amend an approximately 25 acre portion of Planned Development (PD) No. 80 with modified development standards; generally located at the northeast corner of Dallas Parkway and Frontier Parkway, within the City Limits. (Mac Haik Celina – PD Amendment) ]

TO OUR PUBLIC HEARING SLASH ACTION ITEMS. THE FIRST ONE ITEM A IS CONDUCT A PUBLIC HEARING TO CONSIDER AND ACT UPON A REQUEST TO AMEND APPROXIMATELY 25 ACRE PORTION OF A PD NUMBER 80 WITH MODIFIED DEVELOPMENT STANDARDS GENERALLY LOCATED AT THE NORTHEAST CORNER OF DALLAS PARKWAY AND FRONTIER PARKWAY WITHIN THE CITY LIMITS. THIS IS THE MAC HAIK SALINA PD AMENDMENT. IT'S NOT ON. THERE YOU GO. REALLY LOUD. OKAY. GOOD EVENING COMMISSIONERS. THE RED STAR ON THE MAP REPRESENTS THE APPROXIMATE LOCATION OF THE SUBJECT PROPERTY. MORE SPECIFICALLY, THE SUBJECT PROPERTY IS GENERALLY LOCATED AT THE NORTHEAST CORNER OF DALLAS PARKWAY AND FRONTIER. THE SUBJECT PROPERTY IS APPROXIMATELY 25 ACRES. IT'S CURRENTLY ZONED IN AN IN CITY LIMITS UNDER A PD FROM 2017 PD 80. IT WAS AMENDED IN 2021 AND 2023, AND IT ALLOWS FOR MIXED USE, AS IS. THE APPLICANT IS PROPOSING A NEW AUTOMOTIVE DEALERSHIP, AND CAR DEALERSHIPS ARE NOT ALLOWED. PER THE CURRENT ZONING. THE SUBJECT PROPERTY IS LOCATED IN THE NTO AND SUBURBAN SUB ZONE, WHICH ALLOWS FOR MOST COMMERCIAL, OFFICE AND LIGHT INDUSTRIAL USES THAT ARE TYPICALLY FOUND ALONG MAJOR ARTERIALS AND TO ALLOW GREATER LATITUDE IN INDIVIDUAL SITES THAN IN THE HIGH RISE SUBZONE. NEW AUTO SALES ARE NOT ALLOWED BY RIGHT IN SALINA, OTHER THAN IN INDUSTRIAL PD AND SUV IS REQUIRED FOR DEALERSHIPS ON LAND THAT IS ZONED COMMERCIAL OR IN THE D, N, T, O OR COLL, WHICH IS COUNTER COLLIN COUNTY OUTER LOOP. THE APPLICANT IS PROPOSING A NEW AUTOMOTIVE DEALERSHIP AND THE NEO ALLOWS NEW CAR DEALERSHIPS IN THE SUBURBAN SUB SUB ZONE WITH AN S, U, P OR AMENDED PD AND THE FUTURE LAND USE PLAN, OR. THE FLOP SHOWS THIS AREA RESERVED FOR COMMUNITY MIXED USE CENTER DEVELOPMENT. SO THIS IS THE MAP SHOWING THE HIGH RISE ZONE AND THE SUBURBAN ZONE. THE BLACK STAR AT THE BOTTOM OF THE MAP IS THE SUBJECT PROPERTY. SAME WITH RIGHT HERE. THERE'S A LITTLE BIT OF MAROON RIGHT AT THAT SOUTH AREA. AND THAT'S THE COMMUNITY MIXED USE. AND THIS IS A LITTLE BIT MORE ABOUT THE MIXED USE CENTER, SUPPORTING NEIGHBORHOOD, RESIDENTIAL AND RETAIL, SENSE OF LANDSCAPING, SHADE, AMENITIES. SO HERE IS THE CONCEPT PLAN. AS YOU CAN SEE THERE'S D AND T ON THE WEST AND THEN FRONTIER AT THE SOUTH.

[00:10:05]

THERE IS COMMERCIAL ALONG FRONTIER. SO THIS IS MORE BEHIND SOME PARKING IN THE FRONT, SOME INVENTORY PARKING IN THE NORTH, AND THEN THE BUILDING KIND OF IN THE MIDDLE.

AND HERE ARE SOME CONCEPTUAL ELEVATIONS. AND THEN JUST SOME RENDERING SHOTS TO GIVE YOU SOME CONTEXT. SO CHEVY HAS WORKED EXTENSIVELY WITH STAFF TO MEET MOST OF OUR DESIGN STANDARDS. I THINK WE HAVE HAD 3 OR 4 MEETINGS. THERE ARE ONLY TWO EXCEPTIONS REQUESTED TONIGHT. THE PROPOSED DEALERSHIP PROPOSES HEAVY MASONRY WITH LIMITED AND TASTEFUL BRANDING, EXCEPT FOR ONE MAJOR EXCEPTION THE BLUE ON THE FRONT. THEY DO HAVE A LOT OF MASONRY AND BRICK AND STONE. ELSEWHERE. THE LAYOUT ON THE CONCEPT PLAN ALSO INCLUDES A 12 FOOT TRAIL ALONG THE ADJACENT FLOODPLAIN. THAT'S GOING TO TIE INTO OUR TRAILS MASTER PLAN, WHICH IS REALLY NICE. AND THEN THEY ALSO HAVE MONUMENT STYLE SIGNAGE, SO NO POLE SIGNS OR ANYTHING. WE WERE VERY UPFRONT ABOUT SALINA DOESN'T USUALLY ALLOW FOR THAT. SO THE ADJACENCY IMPACTS ARE LESS THAN OTHER POTENTIAL LAND USES DUE TO THE LIMITED HOURS OF OPERATION, THE LOWER NOISE AND THE OTHER PERFORMANCE ITEMS, AND AS IS THE PD, DOES ALLOW MULTIFAMILY BY RIGHT. SIMILAR TO SOME REGIONAL CITIES, SALINA REGULATES THE USE OF COLOR ON NEW DEVELOPMENT. WE DO REQUIRE EARTHEN TONE COLORS. BRIGHT COLOR, WE ALWAYS SAY, IS ACHIEVED THROUGH SIGNAGE NOT ALLOWED ON THE BUILDING WALL EXTERIOR. WALMART, LOWE'S, SPROUTS ACADEMY AND EWING ALL ABIDED BY THE COLOR REGULATIONS. HONDA DID AS WELL. IT DID NOT GET PASSED, BUT IT ALSO ABIDED. COSTCO AND HOME DEPOT DO HAVE A LITTLE BIT OF RELIEF, BUT THAT WAS UNDER THE OLD ORDINANCE AND THAT WAS PERMITTED A LONG TIME AGO. AND IT'S ONLY A LIMITED COLOR STRIPE. STAFF DOES NOT RECOMMEND BREAKING PRECEDENT OR RELAXING THE COLOR REGULATION.

THESE ARE SOME EXAMPLES OF BIGGER BOX MEETING CODE. THE LOWE'S AND THE WALMART ARE IN TOWN, AND THIS LA FITNESS IS DOWN IN FRISCO. THESE ARE SOME RATHER EGREGIOUS EXAMPLES OF NOT MEETING CODE. BUT JUST TO GIVE YOU SOME CONTEXT OF WHAT'S POSSIBLE. AND THEN THESE ARE SOME EXAMPLES OF SOME NEGOTIATED EXCEPTIONS. SO SOME BIGGER, BIGGER PROJECTS FOR THEIR FOR LOCAL CITIES. SO THE STAR AND THEN THE IKEA RIGHT ON THE TOLLWAY AND THEN UNIVERSAL.

SO THAT COVERED THE COLOR REQUEST. NOW WE'RE GOING TO MOVE TO THE TREE MITIGATION REQUEST. WE DO REQUIRE MITIGATION FOR ALL TREES SIX INCHES OR GREATER REGARDLESS OF SPECIES. THE SUBJECT PROPERTY IS ALONG THE FLOODPLAIN AND DOES HAVE QUITE A FEW EXISTING TREES. THE APPLICANT REQUESTS THE PD REDEFINED PROTECTED TREE AS ONLY WHAT'S ON THE CITY APPROVED PLANT LIST, AND WHICH IS ESTIMATED TO SAVE THE APPLICANT AROUND $400,000 IN TREE MITIGATION. A LOT OF NATIVE TREES ARE NOT ON THE APPROVED LIST BECAUSE THEY'RE A LOT OF TIMES ARE REFERRED TO AS TRASH TREES, BUT THEY'RE STILL NATIVE SPECIES. YOU KNOW, THE ORIGINAL PD LANGUAGE INCLUDED A SIMILAR PROVISION, BUT IT WAS REPEALED IN THAT 2023 AMENDMENT.

SO MODERN STANDARDS DO APPLY. TREE MITIGATION RELIEF IS USUALLY COORDINATED THROUGH DEVELOPMENT AGREEMENT AND NOT BY ZONING AND THE ZONING ORDINANCE THROUGH PD. SOME POLICY CONSIDERATIONS. DEALERSHIPS ARE GENERALLY NOT CONSIDERED VISUALLY APPEALING, BUT OUR DESIGN STANDARDS ARE HIGH. THEY DO PROVIDE EMPLOYMENT AND NEEDED PRODUCT SERVICES. DEALERSHIPS ARE NOT UNCOMMON ALONG MAJOR REGIONAL ROADWAYS, AND THEY'RE VERY ACTIVE IN THE COMMUNITY. PASSENGER VEHICLES DO NOT PAY LOCAL SALES TAX, BUT OTHER VEHICLE TYPES DO, SUCH AS BOATS, RVS AND EQUIPMENT. SALES TAX IS COLLECTED ON SERVICE PARTS AND THEY THOSE DEALERSHIPS DO PAY PROPERTY TAX AND INVENTORY TAX. P AND Z AND COUNCIL GAVE DIRECTION EARLY LAST SUMMER THAT DEALERSHIPS SHOULD NOT LOCATE IN THE HIGH RISE SUBZONE, WHICH. THIS ONE IS NOT. THE RECOMMENDATION OF THE PNC COMMISSION WILL BE CONSIDERED BY COUNCIL AT ITS REGULAR MEETING IN JUNE. STAFF RECOMMENDS APPROVAL AS PRESENTED, BUT WITHOUT THE ARCHITECTURAL RELIEF AND THE TREE MITIGATION RELIEF, THE APPLICANT AND THE CONSULTANT ENGINEERS HERE. IF YOU HAVE ANY SITE SPECIFIC QUESTIONS AND I CAN ALSO ANSWER ANY QUESTIONS YOU MIGHT HAVE. THANK YOU. THERE ARE ANOTHER PRESENTATION BY THE APPLICANT OR NO. OKAY. GOOD EVENING COMMISSIONERS. MATT MOORE 9271 SADDLEHORN COURT, SALINA, TEXAS. I'M HERE TONIGHT ON BEHALF OF MAC HEIGHT CHEVROLET. WE ARE EXTREMELY EXCITED TO FINALLY BE AT THIS POINT. MAC HEIGHT HAS BEEN IN TOWN NOW FOR OVER A YEAR,

[00:15:02]

TRYING TO FIND THE RIGHT REAL ESTATE TO TO PUT A DEALERSHIP FOR CHEVROLET. AS I'M SURE SOME OF YOU ARE AWARE, THEY'VE HAD TWO OTHER SITES ALONG THE TOLLWAY THAT WERE IN THE HIGH RISE ZONE. OBVIOUSLY, WE'VE SEEN ALL THE DIALOG OVER THE LAST YEAR ABOUT THE THE PLACEMENT OF THESE. WE WERE ABLE TO FIND THIS SITE ON THE NORTHEAST CORNER OF FRONTIER AND THE TOLLWAY AND FEEL LIKE IT'S A GREAT FIT FOR THE CHEVY DEALERSHIP. THIS PARTICULAR SITE DOES HAVE SOME CONSTRAINTS, JUST WITH THE GEOMETRY OF THE SITE. WE HAVE SOME FLOODPLAIN ISSUES THAT WE'VE GOT TO DEAL WITH, BUT WE DO THINK THAT THIS WILL BE A GREAT LOCATION FOR THEM. I THINK HALEY DID A GOOD JOB WITH THE PRESENTATION. WE HAVE WORKED DILIGENTLY WITH STAFF ON THE ARCHITECTURE. OBVIOUSLY, ALL OF THESE USERS HAVE CORPORATE IDENTITIES, CORPORATE BRANDING THAT THEY ARE TIED TO. I'M SURE WE'VE ALL SEEN OTHER CHEVY DEALERSHIPS THAT ARE OLDER THAT HAD A MUCH LARGER BLUE FRONT FACADE. THIS NEW PROTOTYPE THAT THEY'VE GOT REALLY LIMITS THAT. SO WE FELT LIKE IT WAS A REASONABLE ASK FOR THEM TO TRY AND MAINTAIN SOME OF THEIR CORPORATE BRANDING. I KNOW THERE ARE OTHER EXAMPLES THAT SHE ALLUDED TO HOME DEPOT. I THINK WHATABURGER'S GOT SOME ORANGE, YOU KNOW, SOME OTHER LOCATIONS.

SO WE FELT LIKE IT WAS A FAIR ASK WITH REGARDS TO TREE MITIGATION, 85% OF THESE TREES THAT WE'RE DEALING WITH ARE HACKBERRIES, WHICH ARE, AGAIN, NOT ON THE CITY APPROVED LIST.

AND FROM A FINANCIAL STANDPOINT, IT'S A PRETTY SIGNIFICANT ASK TO MITIGATE THOSE. SO WITH THAT, I'LL BE HAPPY TO ANSWER ANY QUESTIONS. WE DO HAVE SOME REPRESENTATIVES FROM CHEVROLET AND MACK HUYCK HERE TONIGHT AS WELL. SO THANK YOU. THANK YOU. ALL RIGHT. ITEM A IS A PUBLIC HEARING, SO I WILL GO AHEAD AND OPEN THAT UP. IT IS 533 IN THE PM. ANYBODY WOULD LIKE TO SPEAK ON ITEM A. OKAY. NO TAKERS. THEN WE'LL CLOSE THE PUBLIC HEARING AT 5:33 P.M. I'LL OPEN IT UP TO THE COMMISSION FOR ANY MORE QUESTIONS OR EMOTION. I HAD A QUESTION ON THE. HAVE YOU ALL DONE A TREE SURVEY? DO YOU KNOW IF. IS THAT AN ACTUAL NUMBER OR ESTIMATE ON THE 400 000. IT IS AN ESTIMATE THAT WAS PREPARED BY OUR LANDSCAPE ARCHITECT BASED ON THE TREE SURVEY WE HAVE DONE. OKAY. YES, SIR. ONE MORE THING THEN. I JUST WANT TO SAY TELL MACK I APPRECIATE BEING INVOLVED IN THE COMMUNITY. I KNOW IT'S BEEN A LONG, LONG TIME. YOU KNOW, LIKE YOU SAID ABOUT A YEAR. BUT, YOU KNOW, A LOT OF DEALERSHIPS TALK ABOUT BEING INVOLVED IN THE COMMUNITY. BUT YOU ALL CLEARLY HAVE, YOU KNOW, HELPING OUT THE BOBCAT MOMS AND OTHER AGENCIES. SO APPRECIATE THAT. QUESTIONS. I'LL MAKE A MOTION TO APPROVE. MOSTLY AS PRESENTED, MINUS THE THE COLORS. OTHER THAN THAT, THAT WOULD BE MY MOTION. I'LL SECOND. SAY AGAIN.

YOU GOT TO PRESS SAVE. IT WORKED. GOOD. OKAY. LOOKS LIKE MOTION CARRIES FIVE ZERO. ALL

[VI.B. Conduct a public hearing to consider and act upon a request to amend the City’s Code of Ordinances, by amending Chapter 14: Zoning, Article 14.04: Site Development Standards, Part Three: Screening Walls and Fences, and related sections of the Zoning Ordinance. (Text Amendment) ]

RIGHT. WE WILL NOW MOVE ON TO ITEM B. THAT IS ANOTHER PUBLIC HEARING. AND THAT IS TO CONSIDER AND ACT UPON A REQUEST TO AMEND THE CITY'S CODE OF ORDINANCES BY AMENDING CHAPTER 14 ZONING ARTICLE 14.04 SITE DEVELOPMENT STANDARDS, PART THREE SCREENING WALLS AND FENCES AND RELATED SECTIONS OF THE ZONING ORDINANCE TEXT AMENDMENT. ALRIGHT, GOOD EVENING AGAIN. THE SCREENING WALL AND FENCE STANDARDS WERE ADOPTED WITH THE 2019 REWRITE OF THE ZONING ORDINANCE AND WERE INTENDED TO ENSURE THE SCREENING OF NONRESIDENTIAL DEVELOPMENT AND SERVICE EQUIPMENT FROM ROADWAYS, OPEN SPACE CORRIDORS AND RESIDENTIAL PROPERTIES. THIS IS OUR TIMELINE. WE HAVE BEEN TO YOU BEFORE FOR A DISCUSSION IN

[00:20:03]

MARCH. WE WENT TO COUNCIL FOR DISCUSSION IN APRIL, AND WE WERE HERE TONIGHT FOR PUBLIC HEARING, AND WE'LL BE GOING TO COUNCIL IN JUNE FOR PUBLIC HEARING AND ADOPTION. SO FOR AN OVERVIEW OF OUR CURRENT STANDARDS, SCREENING IS REQUIRED IN ALL OF THE SITUATIONS LISTED HERE. THE SCREENING WALLS ARE REQUIRED TO BE MASONRY IN EIGHT FEET TALL.

SCREENING WALLS ARE ALSO REQUIRED TO HAVE COLUMNS, DECORATIVE CAP LINTELS AND SOLDIER COURSES. AND HERE IS AN EXAMPLE OF WHAT OUR MASONRY WALL REQUIREMENTS LOOK LIKE.

FOR FENCES. RESIDENTIAL LOTS TYPICALLY UTILIZE WOODEN FENCES. THE SMOOTH SIDE OF THE FENCE IS REQUIRED TO FACE OUTWARD SO THAT THE POSTS ARE INTERNAL. THOSE POSTS ARE REQUIRED TO BE METAL. AN OPEN FENCING IS REQUIRED ALONG OPEN SPACE AND FLOODPLAINS. AND HERE IS AN EXAMPLE OF THE OPEN FENCING. SO THE RED LINE OF THE PROPOSED REVISIONS IS IN YOUR PACKET. IN GENERAL, WE CLARIFIED INTERNAL POLICY TO IMPROVE CUSTOMER SERVICE AND UNDERSTANDING ELIMINATED LANGUAGE THAT DIDN'T ADD VALUE OR COULD NOT BE ENFORCED. SIMPLIFIED AND CONSOLIDATED STANDARDS. WE ALSO CLARIFIED THE APPLICABILITY, HEIGHT AND MATERIAL REQUIREMENTS, AND CLARIFIED WALL MAINTENANCE EASEMENTS, THE USE OF PRECAST WALLS AND SHARED BOUNDARY SITUATIONS. AND THESE NEXT FEW SLIDES ARE EXAMPLES OF THE REVISIONS THAT WE MADE. SO HERE IS WHERE WE CLARIFIED IN WHAT CONDITIONS THE REQUIREMENT APPLIES. HERE'S AN EXAMPLE OF LANGUAGE WE ELIMINATED THAT DIDN'T ADD VALUE. THIS IS AN EXAMPLE OF STANDARDS THAT WE CONSOLIDATED AND SIMPLIFIED. AND THIS IS AN EXAMPLE OF WHERE WE CLARIFIED HEIGHT AND MATERIAL REQUIREMENTS. AND FINALLY THIS IS AN EXAMPLE WHERE WE CLARIFIED WALL MAINTENANCE EASEMENTS USE OF PRECAST WALLS OR SHARED BOUNDARY SITUATION. SO THIS ONE SPECIFICALLY IS THE PRECAST WALLS. SO WHEN WE HELD OUR DISCUSSIONS PREVIOUSLY, BOTH THE COMMISSION AND COUNCIL DID NOT HAVE ANY CONCERNS WITH THE PROPOSED REVISIONS. HERE IS OUR TIMELINE. AGAIN, WE'LL BE GOING TO COUNCIL IN JUNE FOR ADOPTION. SO THE RECOMMENDATION OF THE PLANNING AND ZONING COMMISSION WILL BE CONSIDERED BY THE STATE COUNCIL AT ITS REGULAR MEETING IN JUNE, AND STAFF IS RECOMMENDING APPROVAL AS PRESENTED. AND I CAN ANSWER ANY QUESTIONS. THANK YOU. I THINK I HAVE ANY. SO DID YOU CLARIFY THE PRECAST WALLS OR DID YOU ELIMINATE THEM? SO. AND DO WE HAVE PRECAST WALLS ALREADY IN TOWN, I DON'T RECALL. OKAY. THE PRECAST WALLS ARE PROBABLY MOST COMMON AROUND UTILITY TYPES LIKE, YOU KNOW, LIKE GAS METERING STATIONS OR SUBSTATIONS. MOST WE TRY TO CATCH ALL THE PRECAST THE CHEAPER THIN WALLS DURING PLAN REVIEW. THERE'S BEEN A COUPLE THAT HAVE CAME IN, BUT GENERALLY SPEAKING, WE REQUIRE FULL MASONRY WALL. MOST CITIES JUST SAY MASONRY WALL. DON'T TRY TO REGULATE IT. WE. THIS IS ONE OF THOSE THINGS WHERE WE SELF-INFLICT SOME OF OUR OWN CHALLENGES, BUT IT'S A HIGHER STANDARD. THANK YOU. ALL RIGHT. THIS IS ITEM B IS A PUBLIC HEARING AS WELL. SO I'LL GO AHEAD AND OPEN THAT. IT IS 540 IN THE PM. IF ANYONE WOULD LIKE TO SPEAK ON ITEM B. ALL RIGHT. NO TAKERS. I WILL CLOSE THE PUBLIC HEARING AT 5:40 P.M. AND ANY MORE QUESTIONS FROM COMMISSION. I'LL MAKE A MOTION TO APPROVE ITEM B AS PRESENTED.

SECOND. SECOND. ALL RIGHT. MOTION CARRIES FIVE ZERO. THAT IS OUR LAST ITEM IN THE EVENING, SO THAT WILL ADJOURN TONIGHT'S

* This transcript was compiled from uncorrected Closed Captioning.

I. CALL TO ORDER AND ANNOUNCE A QUORUM PRESENT

III. WORKSESSION

V. CONSENT AGENDA

May 21, 2026 Planning & Zoning Commission

I. CALL TO ORDER AND ANNOUNCE A QUORUM PRESENT

III. WORKSESSION

V. CONSENT AGENDA

Link

Social

Embed

Download

Download Selected Item