[{"_1":2,"_123":-5,"_124":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,75,87,99,111],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},"mediaId",6135136,"mediaKeyId","5676834-3e488519cce4838f6c0bda43310a2a8b","parentId",5676834,"title","Commission endorses staff direction on 2025 comprehensive plan maintenance review, favors Option 2 for legal‑consistency statement","audioSeconds",1090,"startMs",2354000,"endMs",3444000,"viewUrl","/Search/View?dp=1&key=5676834-3e488519cce4838f6c0bda43310a2a8b&start=2354&end=3444","thumbnailUrl","https://assets.pipeline.soar.com/5676834-3e488519cce4838f6c0bda43310a2a8b/thumbnail_2354000.jpg","articleUrl","/articles/6135136/Plano/Collin-County/Texas/Commission-endorses-staff-direction-on-2025-comprehensive-plan-maintenance-review-favors-Option-2-for-legalconsistency-statement","mediaUrl","https://secure.pipeline.soar.com/6135136-deae67ce0e6eb1db9b554b0762cad7e4/orig.mp4?Expires=1771107581&Signature=jc3N-PCtjT8R4sWdEtr9259Btkud45Xubx0tdoi-WJJM5f-RZAxBOhhX57BSAUJaXTaUWDV124qSc7wTyHVPQmgRjFjhGKPPcBc1PH2OputXBg~3YH-GwlGuwPJZs8ugu1ydBl-aJAXq-L0K4ct2Y1BmZ~n9YUkjPd5mUQRGXPWRR1fcmGveElMJgkogyIoncIbXw6ibbK~VQDcfBoDgflCkctddC39YzOvd7IdbCif9A2qJ3j63bu-eVuuOIHzim0y4yujDDW~tpXaZ3r64sEPoH9JW7VgcSKuHk52GuZhUa7NCaEoVgeJQlFaHAht87VtXeIyGnx4JIUWWcA1eIA__&Key-Pair-Id=KUT5TJCACFTXG","author","City of Plano, Texas","date","2025-08-19T12:09:09Z","article","City staff presented the 2025 comprehensive plan maintenance review to the Planning & Zoning Commission on Aug. 18, seeking direction on proposed text, policy and map updates for the land use, community design, housing and neighborhoods components and associated maps and dashboards.

Maryam Zahir, senior planner, said the city follows a biennial review process and proposed several targeted updates rather than a major rewrite. Staff proposed adding a plan authority/precedent statement to clarify the comprehensive plan’s relationship to state law and offered two wording options. Legal counsel indicated a preference for Option 2, which states the plan guides city decisions “to the extent consistent with law,” and multiple commissioners voiced support for Option 2 during the discussion.

Among the policy and text recommendations, staff proposed: adding a new land‑use action (LU‑5) to review requests to expand retail zoning and to discourage broad expansion of retail‑zoned land while emphasizing reinvestment in existing shopping centers; renumbering and clarifying other community design and redevelopment actions to reflect completed work (for example, wayfinding signage); and updating background text in the housing component to clarify that 1% of the city’s total land area was zoned for future residential development in 2021 and that recent state legislative changes effectively increase the portion of land where multifamily/mixed‑use residential might be permitted (staff cited an updated estimate of 3.9 percent of total land area under the changed regulatory landscape).

Staff also proposed four sets of map updates: future land use updates to align with approved small area plans (including Envision Oak Point and Silver Line station area plans), thoroughfare plan changes consistent with station‑area recommendations (for example, changing N Avenue from Type F to Type E functional class), downtown streets plan refinements and parks master plan updates including proposed park sites and shared‑use paths. Staff recommended a small clarification in the future‑land‑use dashboards to define “very small” single‑family developments as 50 lots or fewer for the purposes of open‑space requirements, consistent with how those zoning districts have been applied.

Commissioners asked for clarifications, including whether the 1% figure referred to total land area (staff confirmed it does) and whether the term “very small” should be defined (staff said the 50‑lot threshold aligns with existing zoning practice). Several commissioners expressed support for Option 2’s language about the plan’s authority; Commissioner Brodsky, Commissioner Ali and Commissioner Bender each voiced support during the meeting. Legal counsel (Miss Deandra) advised that Option 2 was legally preferable because it limits the plan to the extent consistent with state law.

Staff said no major overhaul was recommended because much of the 2021 plan remains relevant; the commission’s direction will guide draft amendments to return for formal action at a later meeting.","mediaType","Video","parentTitle","Planning & Zoning Commission Open Meeting | 08-18-25","oneSentenceSummary","Planning staff presented updates to land use, community design, housing, maps and dashboards as part of the 2025 comprehensive plan maintenance review; commissioners favored staff’s Option 2 language clarifying the plan’s authority is subject to state law and backed several proposed text and map updates.","taxTitle","Plano, Collin County, Texas","taxId",2776,"location","headline","","shortSummary",{"_33":76,"_35":36,"_37":38,"_39":77,"_41":78,"_43":79,"_45":80,"_47":81,"_49":82,"_51":83,"_53":84,"_55":56,"_57":58,"_59":85,"_61":62,"_63":64,"_65":86,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6135141,"Commission reviews screening waiver for 121/Gillespie site; staff recommends irrigated living screen of eastern red cedars",1099,1197000,2296000,"/Search/View?dp=1&key=5676834-3e488519cce4838f6c0bda43310a2a8b&start=1197&end=2296","https://assets.pipeline.soar.com/5676834-3e488519cce4838f6c0bda43310a2a8b/thumbnail_1197000.jpg","/articles/6135141/Plano/Collin-County/Texas/Commission-reviews-screening-waiver-for-121Gillespie-site-staff-recommends-irrigated-living-screen-of-eastern-red-cedars","https://secure.pipeline.soar.com/6135141-8e5f690c85fa153d52e8233a2c147ad8/orig.mp4?Expires=1771107581&Signature=kOTv56r6PN6Slr5Blmnsd~s~-~Epy17DEwxmebQqmfbwi8iBVzFtlAZMLD-3vsKlis0VTTEYgAMUTazdM5HOUvbYclTntr6rz-6CeEKowbSmHZxSYKH57ostfk2eo8q4W9K-K3WoF2jaiMRJ-S2lYddq4XPX9w0fNZ0S4olcHrn7nt3cho6sewRIwvDigdZSoyyF7lvUy6y9iISbkRm03MGq3cwkbWJtf611yidOiPpCLpKTp2sE5rgUOPgckFFCt6B42UOeubVvWcg3u-dvJ7oPVqobCcHPMtyGZJwM9GLZNRG31spYyYX1KdzbhzDxZAWLfY4B~a5BCK-s3cm21w__&Key-Pair-Id=KUT5TJCACFTXG","City staff presented a preliminary site plan Aug. 18 for two industrial/office buildings at the southeast corner of State Highway 121 and Gillespie Drive and requested a waiver to the city’s standard masonry screening along the southern property line where the site abuts residential lots across a heavily forested creek and floodplain.

Staff said the site is bounded by a treed floodplain corridor and that the nearest proposed building edge is about 300 feet from a residential property line; the southern driveway and loading areas could be as close as about 170 feet. Because of topography, a retaining wall up to 9 feet tall may be required along roughly 1,000 linear feet of the rear property edge. Given the floodplain and existing vegetation, staff recommended approval of the waiver conditioned on an irrigated living screen of eastern red cedars at least 8 feet tall to screen the loading areas; where the retaining wall is 5 feet or taller, the living screen must be located on top of the retaining wall.

Planning staff noted a legal requirement in Article 16.14 that loading and dock areas be screened from residential properties and said that requirement cannot be waived; the requested waiver pertained to the masonry screen type and location. Commissioners questioned how the living screen would be located relative to the retaining wall and whether trees or irrigation could be installed in or adjacent to the floodplain. Staff said floodplain rules limit development in the treed corridor and that removing trees within the floodplain would generally require mitigation and possibly tree payments; final engineering and flood studies are completed at later plan stages.

Commissioners also asked whether eastern red cedars make an effective year‑round screen; staff said the species is on the city’s recommended plant list and noted they are evergreen and can reach 15 feet. Commissioners raised additional technical concerns — including the potential for tree roots to affect retaining‑wall performance — and asked staff to follow up with the city arborist or erosion control engineers if necessary.

A motion to approve the item “as recommended by staff” was made by Commissioner Bronski and seconded by Commissioner Ollie. The transcript records the motion and discussion but does not record a final roll‑call vote in the excerpt provided.

Staff said detailed engineering and flood‑study work occurs at later permit steps and that any changes required after final engineering would return to the commission for reconsideration.","A preliminary site plan for two buildings at State Highway 121 and Gillespie Drive prompted debate about screening, retaining walls and floodplain constraints; staff recommended an irrigated living screen of 8‑foot eastern red cedars where retaining walls exceed 5 feet.",{"_33":88,"_35":36,"_37":38,"_39":89,"_41":90,"_43":91,"_45":92,"_47":93,"_49":94,"_51":95,"_53":96,"_55":56,"_57":58,"_59":97,"_61":62,"_63":64,"_65":98,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6135145,"Trammell Crow’s Austin Ranch Phase 8 zoning and concept plan tabled to Oct. 20 after applicant revises plan",331,815000,1146000,"/Search/View?dp=1&key=5676834-3e488519cce4838f6c0bda43310a2a8b&start=815&end=1146","https://assets.pipeline.soar.com/5676834-3e488519cce4838f6c0bda43310a2a8b/thumbnail_815000.jpg","/articles/6135145/Plano/Collin-County/Texas/Trammell-Crows-Austin-Ranch-Phase-8-zoning-and-concept-plan-tabled-to-Oct-20-after-applicant-revises-plan","https://secure.pipeline.soar.com/6135145-854a203dbcca52e1777f94acee04a464/orig.mp4?Expires=1771107581&Signature=ThvQqiG0SW4uRDmL6s08b-ynZ5eJbtUC~EL2rcM36KoHebD9H9qthQgM2uvbsPAmv-Vjq6VH~2G1biGQIDCl0V4BY0FD4GIP2v1C8Bsdy5XAp~X8nYujYIQvy5SngK-1q5DwDrcrI2WV-A-5jDw5gR4unBmi54uMHGb8nMiu6Mzu0vTLe8qgiIVbXr6ckFFlD9gTjZirszrBwN6kn7F36lGLgPcLwj4m9~Lm3MuTeBlhVjP1chhfL9-cZcqf5LxUc1FLJHDJFGpoEiMOJs34tXrHo7YqDGlZ7Mrve76ca~C0R0RUilF4u-gbiTQGXum~TqHDmDOAnnnJmYiDHwDzlQ__&Key-Pair-Id=KUT5TJCACFTXG","Plano’s Planning and Zoning Commission on Aug. 18 granted the applicant’s request to table a legislative rezoning (agricultural to single‑family attached) and a related administrative concept plan for Austin Ranch Phase 8 until Oct. 20, 2025, after the developer submitted changes following neighborhood discussions.

City staff said Trammell Crow Company revised the concept plan over the weekend in response to talks with neighbors. Staff described the revisions as rerouting an alley so it no longer connects to Red Wolf Lane, adding screening from the alley‑side as required by ordinance, and reducing unit count from 16 to 15 (configured as three buildings of five units rather than four buildings of four units).

Staff requested time to review the updated concept plan; commissioners noted registered public speakers had signed up but were not present at the hearing. Staff confirmed another public hearing will occur when the case returns to the commission.

Commissioner Bronski said the exchange between the developer and residents was “very encouraging,” praising cooperation between development and neighborhood interests. Bronski moved to table zoning case 2025‑006 to Oct. 20; Commissioner Ali seconded and the motion passed 8–0. Commissioner Vronsky moved to table the associated concept plan to the same date; Commissioner Ali seconded and that motion also passed 8–0.

The tabling preserves the public hearing opportunity after staff completes review of the applicant’s revised materials.","The Commission accepted the applicant’s request to postpone consideration of a rezoning to Single‑Family Attached and a related concept plan for Austin Ranch Phase 8 so staff can review revisions made after neighbor discussions.",{"_33":100,"_35":36,"_37":38,"_39":101,"_41":102,"_43":103,"_45":104,"_47":105,"_49":106,"_51":107,"_53":108,"_55":56,"_57":58,"_59":109,"_61":62,"_63":64,"_65":110,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6135150,"Plano commission tables Coit Marketplace rezoning to Sept. 15 to fix zoning exhibit",213,593000,806000,"/Search/View?dp=1&key=5676834-3e488519cce4838f6c0bda43310a2a8b&start=593&end=806","https://assets.pipeline.soar.com/5676834-3e488519cce4838f6c0bda43310a2a8b/thumbnail_593000.jpg","/articles/6135150/Plano/Collin-County/Texas/Plano-commission-tables-Coit-Marketplace-rezoning-to-Sept-15-to-fix-zoning-exhibit","https://secure.pipeline.soar.com/6135150-4ca9aee9385304bbbe9d78d46b6c44a6/orig.mp4?Expires=1771107581&Signature=Dw4VQQzz4~rO-24PYIDorHungu9wnU0a8QcbOkYv7tx26TgDdx2TSN3KZeWRdIKtehaGoHNCkXwN69rI89LCUCjrsg88lJK0wM6Uw3XhvwJ0SQ1apFXQSC5mtsgTDsGfFWsvQajsNxZ7zwncbm16Rrf8GISLO7J8d9df7IQZ9uAWZI6NS53FzdYnBBmPmS6Mff6a9EFTxTy6QYYm9I4UjdnavcJmeuC~exPkjM-KqSJGm3VoRM7ulV8srIOQFsLaCAZ0HsD7~3E4~VWNyMmMRhtccCj9XVR2vnkYuO1zAjEsyck7fnu5R~~geRQFCWVeLc-XLeCDRzZdvd0eAwsomw__&Key-Pair-Id=KUT5TJCACFTXG","The City of Plano Planning and Zoning Commission voted Aug. 18 to table a rezoning request for five acres along State Highway 121 to the Sept. 15 Planning & Zoning meeting so the applicant could correct a zoning exhibit and mailing notice.

Molly Coriel, interim lead planner, told commissioners the petitioner asked for the delay because the zoning exhibit had inadvertently left a portion of the regional employment zoning district outside the area included in the rezoning request. Coriel said the applicant has updated the zoning exhibit and land records confirmed alignment with district boundaries; the notice to affected properties was being prepared and would be mailed by Friday.

The rezoning request, filed by Coit Marketplace LP, sought to change 5 acres from Regional Employment to Regional Commercial within the State Highway 121 and expressway corridor overlay districts. Coriel said the primary substantive difference between those districts is the allowed uses: Regional Employment targets office and employment‑driven uses while Regional Commercial allows a broader range of retail uses. She said the applicant had not yet submitted concrete plans but hoped to allow retail uses in parcels the developer controls.

Commissioner Bronski moved to table zoning case 2025‑009 to the Sept. 15 Planning & Zoning Commission meeting; Commissioner Langenfelder seconded and the commission recorded the motion as passing 8–0.

Staff indicated the applicant had already corrected the zoning exhibit and that Sept. 15 was an achievable date to re‑notice and re‑hear the case.","The Planning & Zoning Commission accepted a request to table a rezoning petition for land along State Highway 121 after staff said a zoning exhibit left part of the regional employment district outside the requested boundary.",{"_33":112,"_35":36,"_37":38,"_39":113,"_41":114,"_43":115,"_45":116,"_47":117,"_49":118,"_51":119,"_53":120,"_55":56,"_57":58,"_59":121,"_61":62,"_63":64,"_65":122,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6135156,"Commission approves replat to enable BASIS Texas charter school site",248,343000,591000,"/Search/View?dp=1&key=5676834-3e488519cce4838f6c0bda43310a2a8b&start=343&end=591","https://assets.pipeline.soar.com/5676834-3e488519cce4838f6c0bda43310a2a8b/thumbnail_343000.jpg","/articles/6135156/Plano/Collin-County/Texas/Commission-approves-replat-to-enable-BASIS-Texas-charter-school-site","https://secure.pipeline.soar.com/6135156-a463f259e16ecbd400c173b595fe0276/orig.mp4?Expires=1771107581&Signature=mBwTXVpCROAzWyNsqyac9Ddmdr599~sSlA2P7dz6EXQpVqBBD-~c9EowYwJGX9VrbpMTmM1vLLy734PlHMY-RXLk~QiCiKr75yDedSDRUXoAO5xiqpyTAdmdmEchcmJT4iL6v0C~uoX77elCIzAwnZrUdHC~KDOrf7gYjqfY3mCTzaDy7~UwHiCjiHv71GoyPx2u05rWFMi0K8vKQGtbVtkr5uMn3urnh41idqupAnOxYQmMqyDS4pMK26MVLSxMJqZAY2odp13nAtYAiQIg6Zcfyp-iaRU2BS-SmeAPrEeUDZimo9wN1bi5hcEBBfjCKvSCWEiU2SgSEbJ8AxiqyA__&Key-Pair-Id=KUT5TJCACFTXG","The City of Plano Planning and Zoning Commission approved a replat on Aug. 18 to clear and re‑establish easements and dedicate right‑of‑way for a proposed BASIS Texas public school on a 10.8‑acre site at the northwest corner of Hedgecokes Road and Preston Meadow Drive.

Destiny Woods, planner with the Planning Department, told commissioners the replat’s purpose was “to abandon easements, dedicate new easements, and dedicate right of way for the public school that’s proposed there,” and that the item was recommended for approval as submitted.

The action matters because the replat reorganizes utility and access rights on land zoned Planned Development 439 and single‑family districts and tied to a specific use permit for an existing daycare on the parcel. Staff told commissioners the administrative replat meets the technical requirements in the city’s subdivision ordinance.

Commissioners asked technical questions about the easements and traffic. Commissioner Tong asked which easements were being abandoned; Woods said the shaded lines on the plan were drainage easements, fire‑lane easements and water easements. Commissioner Lolly asked about traffic analysis; Woods said a traffic study had been completed and that the applicant and the city’s traffic engineering division were continuing to coordinate after the school opened last week. Woods said engineering was working with the school to ensure the pickup/drop‑off plan is followed to mitigate impacts on the surrounding street network.

Commissioner Renoff moved to approve the item as recommended by staff, Commissioner Bender seconded, and the commission recorded the motion as passing 8–0.

The approval advances the administrative steps needed for the school’s development; staff remains the contact point for final technical questions and any additional right‑of‑way or turning‑lane requirements that could arise during later engineering review.","Plano planning staff recommended, and the Planning & Zoning Commission approved, a replat to abandon and dedicate easements and right-of-way for a proposed BASIS Texas public school at Hedgecokes Road and Preston Meadow Drive.","actionData","errors"]

Article not found

Commission endorses staff direction on 2025 comprehensive plan maintenance review, favors Option 2 for legal‑consistency statement

Commission reviews screening waiver for 121/Gillespie site; staff recommends irrigated living screen of eastern red cedars

Trammell Crow’s Austin Ranch Phase 8 zoning and concept plan tabled to Oct. 20 after applicant revises plan

Plano commission tables Coit Marketplace rezoning to Sept. 15 to fix zoning exhibit

Commission approves replat to enable BASIS Texas charter school site