January 20, 2026 Plano Planning and Zoning Commission Meeting

The meeting was called to order at 6:01 PM and adjourned at 9:06 PM. The commission addressed three major agenda items: a request to expand and amend the Urban Mixed Use-1 (UMU-1) district at Heritage Creekside, a proposal for an independent living facility at Preston Park, and a variance request for an electrical substation. The commission also approved the consent calendar unanimously.

Consent Calendar

• The consent agenda was approved unanimously (8-0) without any items pulled for individual consideration.

Public Comments & Testimony

• Heritage Creekside (Item 1): Justin Bennett (neighbor) expressed opposition, stating that the rezoning of the LI-1 parcel for multifamily residential violated a 2014 commitment and would increase traffic and change neighborhood character.
• Preston Park Independent Living (Item 2A/2B): Christian Mackey (neighbor) opposed the five-story height, citing privacy invasion, property value concerns, and unrealistic tree renderings. Natasha Jamal and Cameron Jamal (owners of Preston Park Montessori daycare) opposed construction adjacent to their licensed childcare facility, citing safety, noise, dust, and long-term viability risks.

Discussion Items

1. Heritage Creekside UMU-1 Expansion and Amendment (Item 1)

• Proposal: Expand the UMU-1 district by rezoning 4.1 acres from Light Industrial-1 for 51 single-family attached units; modify the mix of uses to allow up to 88% residential (from 70%), reducing non-residential to 12%; add 700 multifamily units; allow outdoor commercial amusement; and modify expressway corridor overlay standards for townhomes.
• Staff Position: Supported the geographic expansion but recommended denial of the mix-of-use changes and alternative expressway standards, as the proposal was inconsistent with comprehensive plan guiding principles and would reduce the viability of the mixed-use district. Staff recommended phasing of non-residential uses.
• Applicant (Bill Dahlstrom, Rosewood): Argued that office demand has cratered over 12 years, making the existing plan unimplementable. The proposal completes the successful Heritage Creekside development, provides walkable entertainment and housing diversity, and is substantially beneficial. Applicant resisted additional phasing commitments but later indicated willingness to explore phasing for Block A2 retail.
• Commission Discussion: Concerns centered on the erosion of mixed-use character, lack of phasing commitment, and the proposed expressway corridor alternative. Commissioners suggested tabling to allow applicant and staff to negotiate a phasing plan for non-residential uses to trigger multifamily development. The applicant preferred approval but agreed to work on phasing.

2. Preston Park Independent Living Facility (Items 2A & 2B)

• Proposal: Amend PD 189 to allow an independent living facility (250 units, 5 stories, 65 feet) with reduced setbacks and landscape edge. Staff recommended denial due to height, density, and inconsistency with the comprehensive plan (exceeding 22 du/ac and not meeting mix-of-use targets).
• Staff Position: Height (65 ft) is inappropriate adjacent to single-family homes and a daycare. Staff suggested stair-stepping height away from residential properties.
• Applicant (Integrated Real Estate Group): Emphasized strong demand for senior housing in Plano; argued the building height measured from grade after a 7-foot excavation results in a net height of ~48 feet above curb. They offered increased landscaping and berms along Ohio Drive to mitigate privacy impacts. They requested more time to study lowering the building further and addressing neighbor concerns.
• Commission Discussion: Primary concerns were height, privacy overlooking neighbors, impacts on the adjacent daycare, and consistency with comprehensive plan. Commissioners noted three high hurdles: permitted use, substantial benefit to neighbors, and alignment with state law/comp plan. The commission encouraged the applicant to explore options such as lowering the building, step-backs on the Ohio side, and stronger screening. The applicant requested time to study these options.

3. Cloud Crest Substation Variances (Item 3)

• Proposal: Two subdivision variances to create a flag lot under 2 acres (1.9 ac) and allow only one access point (instead of two) for an electrical substation on Parker Road. The property is surrounded by city-owned land.
• Staff Position: Recommended approval, finding that the variances meet all criteria due to physical constraints.
• Commission Discussion: No objections. Approved unanimously.

Key Outcomes

• Item 1 (Heritage Creekside): The commission voted 8-0 to table the item to the March 2, 2026 meeting, directing the applicant and staff to develop a phasing plan for non-residential uses that would trigger multifamily development.
• Items 2A & 2B (Preston Park Independent Living): The commission voted 8-0 to table both items to the March 24, 2026 meeting, allowing the applicant to study lowering the building, step-backs, enhanced screening, and mitigation measures for the daycare.
• Item 3 (Cloud Crest Substation): The commission voted 8-0 to approve the two subdivision variances as recommended by staff.