[{"_1":2,"_99":-5,"_100":-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],{"_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",6631531,"mediaKeyId","2679759-9ea74041564d13310e2b9cea1b30c4f9","parentId",2679759,"title","Plan Commission hears rezoning request to build single‑family home on floodplain parcel at Point North Parkway; residents oppose — FEMA review pending","audioSeconds",1176,"startMs",6264000,"endMs",7440000,"viewUrl","/Search/View?dp=1&key=2679759-9ea74041564d13310e2b9cea1b30c4f9&start=6264&end=7440","thumbnailUrl","https://assets.pipeline.soar.com/2679759-9ea74041564d13310e2b9cea1b30c4f9/thumbnail_6264000.jpg","articleUrl","/articles/6631531/Richardson/Dallas-County/Texas/Plan-Commission-hears-rezoning-request-to-build-singlefamily-home-on-floodplain-parcel-at-Point-North-Parkway-residents-oppose-FEMA-review-pending","mediaUrl","https://secure.pipeline.soar.com/6631531-f9ddbc42fa53544f3723d8e15e1d7b87/orig.mp4?Expires=1771190881&Signature=mFmAXMQnYFa2zkE-ssq~8RZdIV2AXsTOKOTiSwXkI-vuO5jg5USw7Lq6b40lwuRdsUooD1DMASC6yIjz7y6tJuGVJwAjnLK7-qT4fYnVFZiMDM7qZMXRfNMiIlTf6l6ifBOhWUq38fy5isp5s97bvJAo34ziAcEcsuqD5P~j-VUjRLx5PiCVmKoeZA11cWO0rKoBLVvWchCNLUGna5zMKRwNEKAMPYkRqU9WagMY0iBpsEhpwJYzIYTBMqHZQ7jKz9e5z6ggPkzghPWmWJJNz9kporKyG10~3OlcmTd7DlrkdQZfxzPt9W~qtgcfHZs-UeggZ8R5q72eG0mF9Cc8Zw__&Key-Pair-Id=KUT5TJCACFTXG","author","Richardson","date","2025-03-18T00:00:00Z","article","The Richardson City Plan Commission on March 18 reviewed a request to rezone 1025 Point North Parkway to a Planned Development district (R‑2000ms) to allow a single‑family residence on a roughly two‑acre parcel currently constrained by Prairie Creek and mapped 100‑year floodplain.

Staff said the parcel was split off from a larger country‑club tract in 1987 and has substantial floodplain coverage (roughly 70–80 percent of the lot in FEMA maps). The applicant proposes to build a single‑story residence and construct retaining and grading to create a developable pad, and staff summarized the proposed PD development standards: minimum lot area of two acres (to prevent future subdivision), a reduced front‑yard setback of 20 feet (in lieu of the typical 30 feet), commitment to side‑entry garages and gate set behind the front building line, planter areas across a portion of the front façade, masonry and higher quality materials for the front elevation, open‑style decorative fencing with minimum 50 percent transparency (except a solid wood fence allowed on the east lot line), and a retaining wall with a textured or natural finish that could reach up to 10 feet in some places because of slope differences.

Staff described the floodplain review process the applicant’s team followed: the applicant’s engineers used FEMA’s effective model and updated cross sections using local topographic survey and TNRIS LiDAR data; staff said a Conditional Letter of Map Revision (CLOMR) had been issued by FEMA indicating the proposed grading meets minimum NFIP criteria and would not adversely affect downstream properties as modeled; after construction the applicant must submit as‑built grades and request a final LOMR from FEMA to revise the official map.

Multiple nearby residents spoke in opposition, citing recent erosion along Prairie Creek, a heavily silted Prairie Creek marsh, increased runoff from recent nearby development (UTD expansion, apartment and infrastructure projects), and requests that the city finish a deferred 2024 engineering study, extend existing gabion wall protection, and dredge the marsh to restore detention capacity before any approval. Neighbors reported recent bank collapses, exposed roots and trees falling into the channel, and asked the commission to pause action until additional city engineering work and shoreline stabilization are completed.

The applicant and design team described project choices made to minimize impacts — locating the house close to Point North Parkway, providing high‑quality façade and landscape buffering, designing a U‑shaped driveway with queuing space, and committing to additional erosion‑control and permit processes (including coordination with the U.S. Army Corps of Engineers under nationwide permits where applicable). The applicant said required erosion‑control measures and site monitoring are in place and that the site will go through the city and FEMA’s final reviews before any building permit is issued.

The commission’s discussion focused on setback, visual impact, sidewalk and trail connectivity, the proposed gate and driveway proximity to the sidewalk, the retaining‑wall height and materials, and the adequacy of floodplain modeling and data. Staff said flood modeling used the FEMA 2018 LOMR model plus updated cross sections and TNRIS LiDAR (2009), and that engineering review concluded modeled velocities were not increased at critical cross sections; Dan Tracy (assistant director of development engineering) responded to technical questions about cross‑section stations, velocity analysis and the FEMA review steps. At the end of the hearing the commission took questions and did not record a final recommendation or vote during this meeting; the item remains pending and subject to required variances and final approvals by city engineering and FEMA.","mediaType","Video","parentTitle","Richardson - City Planning Commission Meetings - Mar 18, 2025","oneSentenceSummary","A proposed plan‑development rezoning to allow a single large residence on a 2‑acre parcel at 1025 Point North Parkway drew substantial resident concern about floodplain alteration, creek erosion and downstream impacts; staff said FEMA issued a conditional letter of map revision and a final LOMR will follow site grading and verification.","taxTitle","Richardson, Dallas County, Texas","taxId",2786,"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},6631536,"Plan Commission recommends Amazon Prime Air paddock at Research Drive with battery‑powered drone and daylight hours limitation",5452,918000,6370000,"/Search/View?dp=1&key=2679759-9ea74041564d13310e2b9cea1b30c4f9&start=918&end=6370","https://assets.pipeline.soar.com/2679759-9ea74041564d13310e2b9cea1b30c4f9/thumbnail_918000.jpg","/articles/6631536/Richardson/Dallas-County/Texas/Plan-Commission-recommends-Amazon-Prime-Air-paddock-at-Research-Drive-with-batterypowered-drone-and-daylight-hours-limitation","https://secure.pipeline.soar.com/6631536-80b818098076ff00e13044bca4058f0e/orig.mp4?Expires=1771190881&Signature=RGZqGzib7IHCfUCO-zRpoSx0VoODAferP3uqwV2KPGc4d7s3XyFs4q8nnMY~DJKmqVj~r~G3XFk40PVsdnB9EA5rb15MNZF-4Rbms9LDQW7l2R611KNhUWvQreN7UTFF1~uCbqvpEy3VO4ixtCLLd8tl6dNjRU7UeaNwjkMtiFQaT6MLl~z9balsJf0cicKrXNR4DClWEQk3sp2YzgP1GX0dCebb4aGHXeUAmRN8Se9SUQL-5o6vRTB7bfQf-HBAVXl0eX0-BgQZXdAmuaGFO3MOdDOQsV1UwSqxEskeqsmaHcg5N1BeCZGLlB4aVsBuNgu-xrFq5IRQoGzBPnFyag__&Key-Pair-Id=KUT5TJCACFTXG","The Richardson City Plan Commission on March 18 voted 3‑2 to recommend a plan‑development amendment for Amazon to establish a commercial delivery hub (paddock) for Prime Air at 3051 Research Drive, subject to two modifications adopted by motion: (1) define a commercial delivery drone as a battery‑powered unmanned aircraft system, and (2) limit the hours of commercial delivery hub (CDH) operation to sunrise‑to‑sunset.

Staff described the site as an existing STX‑8 sub‑same‑day fulfillment center in the IM‑1 industrial district at the southeast corner of Shiloh Road and Breckenridge Boulevard. The requested PD amendment would allow an approximately 10,000‑square‑foot paddock area north of the building with up to four launch/landing pads, battery storage in a modular building, a support trailer and fencing and gates for secure access. Staff said the site currently provides far more parking than required and that Amazon is repurposing an area formerly planned for delivery vans.

Amazon representatives presented the Prime Air model and operations. Sam Bailey, senior manager of economic development at Amazon, said the MK‑30 drone has an advertised delivery radius of up to 7.5 miles, carries up to 5 pounds per flight, weighs about 83 pounds, and travels up to about 60 miles per hour. Staff presented manufacturer noise figures used in the applicant materials: during the final descent at about 25 feet the MK‑30 measured 91 decibels in a controlled test environment; at 200 feet its approach was reported around 63.9 decibels. Amazon said the MK‑30 is quieter than earlier models and that the drone uses onboard detect‑and‑avoid sensors and redundant flight‑control systems; the company said FAA approval is required for beyond‑visual‑line‑of‑sight operations and that Prime Air has flown commercially in other U.S. communities.

Commissioners asked several operational questions: how many drones would be based at the site (Amazon declined to provide a firm number, saying flight volume will be driven by organic customer demand and that the company would overestimate future growth in its environmental review), where maintenance would occur (some light maintenance on site; heavier maintenance off‑site), how delivery eligibility to addresses is determined (Amazon said customer addresses are evaluated for obstructions like trees and power lines and customers can opt out), and whether the city’s noise and performance standards would apply (staff said zoning performance standards apply on the ground but in‑flight operations are under FAA jurisdiction). Amazon said it conducted two meetings with the Creek Hollow Estates HOA and had received and responded to two emails through its community‑feedback channel.

Several residents spoke in opposition, citing worries about increased overflights, concentrated flight corridors around medical heliports, ambient noise and the difficulty of predicting daily flight frequency and flight paths. Residents asked for limits on the number of overflights and for city‑level mitigation. Speakers also urged stronger coordination with the FAA and asked how the city would be notified of changes in operations.

After public comment, a commissioner moved to recommend approval with the two modifications described above; Commissioner Beach seconded. Commissioners Bonsack and Keller voted no; the motion passed 3‑2. The commission’s recommendation will be forwarded to city council for final action. Staff and the applicant said additional federal reviews — including an environmental assessment and FAA airspace authorizations — would follow any local zoning approval and would include federal public‑comment opportunities and technical safeguards required by the FAA.","The commission voted 3‑2 to recommend amending the planned development zoning at 3051 Research Drive to allow an Amazon Prime Air commercial delivery hub (paddock) limited to battery‑powered drones and daylight hours; commissioners raised noise, flight‑volume and FAA coordination concerns.",{"_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},6631540,"Plan Commission recommends special permit for Chick‑fil‑A driveway expansion on West Campbell Road",878,150000,1028000,"/Search/View?dp=1&key=2679759-9ea74041564d13310e2b9cea1b30c4f9&start=150&end=1028","https://assets.pipeline.soar.com/2679759-9ea74041564d13310e2b9cea1b30c4f9/thumbnail_150000.jpg","/articles/6631540/Richardson/Dallas-County/Texas/Plan-Commission-recommends-special-permit-for-ChickfilA-driveway-expansion-on-West-Campbell-Road","https://secure.pipeline.soar.com/6631540-8058fe34ffd310f9b3c8d94e71fa6ebe/orig.mp4?Expires=1771190881&Signature=giYnF0PjqulWlLFWKogIlFFnOtkmOfJ8wAyZtZ0DInmAQ7H2cTLrIiOhrOF29oSBpRcEJSnLMiz1i9YTcL4ICueLqhocWgIMg047prOMJ8YpYTTbHSLBNtcskTCJecsUujIynNDxD5rDmzFBipKotSS9BgeaADXnCr6LUSHk74D1UvCrmZIv76yWulay9g0s~jVmRe8aVP-W4KxpGflkCn7dg1E0QT39sH2Sm4DTFykx8KKB0etgI0IUZyq6LwiQoyzm3l-JSETz19kTIk2QUJEwTAWaV1hv~sp9Tu2Tc3H9DteMqbDjlN-tmXzL80QUd9L9ztu8lW8drdG757J~rg__&Key-Pair-Id=KUT5TJCACFTXG","The Richardson City Plan Commission on March 18 recommended approval of a new special permit to allow Chick‑fil‑A to reconfigure and expand its drive‑through lanes at 106 and 110 West Campbell Road.

Staff told the commission the property is zoned Commercial (CM) with an existing special permit for a drive‑through restaurant, and the application seeks a new special permit to replace the existing one to accommodate an expanded drive‑through configuration. The proposal would not change the building façade but would reconfigure parking and circulation to create a dedicated mobile–order lane and increase vehicle stacking.

According to staff, the project keeps the property’s allowed parking total — 40 spaces — and increases drive‑through stacking from 16 to 27 vehicles. The concept plan shows the existing inbound lanes changing from three to two where they merge, a red mobile‑order only lane on the left, and two purple customer drive‑through lanes; staff said the plan confines more queued vehicles inside the drive‑through lanes to reduce overflow into the parking area. The expansion will require a follow‑up replat because the drive‑through will extend onto a narrow sliver of land at 110 West Campbell that is shared with the adjacent property; staff estimated that strip is roughly five to six feet wide.

Chick‑fil‑A representatives said employees will help manage peak‑hour queuing and that the mobile‑order lane and additional stacking will “alleviate traffic congestion, expedite the ordering process” and reduce overflow. The applicant’s representative gave the applicant’s business address as 220 East Central Parkway, Altamonte Springs, Florida.

Commissioners asked whether a bypass lane would remain usable and whether a traffic study was required. Staff and the applicant said the bypass lane is not currently functional in the existing configuration and no traffic study was required for this application because it is intended to better manage existing traffic rather than generate new traffic. Staff confirmed three feet of separation would remain between a relocated landscape island and the new drive‑through lane, and that replaced plantings will be required where shrubs are removed.

Public comment was not offered. Commissioner Bonsek moved to recommend approval as presented; Commissioner Beach seconded. The commission voted unanimously to recommend approval, with the special permit to be limited to the area shown on the concept plan and to terminate automatically upon change of ownership or operator, and with the restaurant to be constructed in substantial conformance with the concept plan and attached elevations.

The recommendation now goes to city council; the special permit will be subject to the conditions noted in the staff report and the zoning ordinance’s operating‑time restrictions.","The Richardson City Plan Commission unanimously recommended approval of a new special permit to expand drive‑through stacking and add a mobile‑order lane at Chick‑fil‑A at 106–110 W. Campbell Road, subject to standard conditions and concept‑plan conformance.","actionData","errors"]

Article not found

Plan Commission hears rezoning request to build single‑family home on floodplain parcel at Point North Parkway; residents oppose — FEMA review pending

Plan Commission recommends Amazon Prime Air paddock at Research Drive with battery‑powered drone and daylight hours limitation

Plan Commission recommends special permit for Chick‑fil‑A driveway expansion on West Campbell Road