[{"_1":2,"_110":-5,"_111":-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",[32,74,86,98],{"_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":56,"_73":56},"mediaId",6106364,"mediaKeyId","2781608-a886355de2f468ed77fb2490445bf250","parentId",2781608,"title","Plano commission approves Legacy West changes: Water Street closed, new kiosks and large internal signs allowed","audioSeconds",1811,"startMs",604000,"endMs",2415000,"viewUrl","/Search/View?dp=1&key=2781608-a886355de2f468ed77fb2490445bf250&start=604&end=2415","thumbnailUrl","https://assets.pipeline.soar.com/2781608-a886355de2f468ed77fb2490445bf250/thumbnail_604000.jpg","articleUrl","/articles/6106364/Plano/Collin-County/Texas/Plano-commission-approves-Legacy-West-changes-Water-Street-closed-new-kiosks-and-large-internal-signs-allowed","mediaUrl","https://secure.pipeline.soar.com/6106364-effd01400cbdf163cde63146bcbef64f/orig.mp4?Expires=1771150480&Signature=g44FiCG4GmLQGFh78rOBNzneq7yc40cjBmkS9oL1li2Vq3Zek8BKhMp7TrMoCZ-vSFtSw-9y38RWaxPy3ujrKqU9vM2ns5VfeA6CT0nN3Wh6goaRHsayQUiX4HJfPaxbjQ4AIo3y2fN8CmjmklFDhGUZte~oACz5u3W9panV9MpNdj6PWY~iabmb8RhzI5E7t7-ZHhvsZxBjBEjbqYoZmIV3PCqkDv~odOKMdMMtQKTMNfSudQknIrU4cXQUIEQtCfPcSPQeb4i~bL2nZK8RLYJp5PB0uXKl-DzH0cgzndjYI1FXDaFAjB9~6iPTWmWBgsh1Np~YK1Lrm2mK886WbQ__&Key-Pair-Id=KUT5TJCACFTXG","author","","date","2025-03-26T14:45:36Z","article","The Plano Planning and Zoning Commission on March 25 approved amendments to Planned Development (PD) 65 at Legacy West to close a portion of Water Street, add new open space and public art, and permit additional kiosks and inward-facing signage for the Legacy West mixed-use center.

The amendments increase the district's usable open space by converting the eastern segment of Water Street into an outdoor lawn and stage area, add eight ground-level digital kiosks and four large inward-facing wall signs, and allow two large static signs on parking garage facades that face into the development. Staff recommended approval and the commission voted 7-0 on both zoning items (Items 2A and 2B).

Staff planner Destiny Woods, a planner with the city planning department, told commissioners the change to the open-space standard results in a net increase of about 0.15 acres of open space to the PD (adding 0.18 acres by closing Water Street and removing 0.03 acres for a retail kiosk). Woods summarized new sign allowances: eight sign kiosks (which may carry advertising), a requirement that kiosks be at least 75 feet apart and within 50 feet of Winrose Avenue, two parking garage facade signs (one allowed up to 1,100 sq. ft. within 300 feet of Headquarters Drive and one up to 1,500 sq. ft. if over 300 feet), and two building facade signs facing Winrose Avenue (allowed at 400 sq. ft. on the east façade and 900 sq. ft. on the west façade). The modifications apply only to Tracts C and D of PD 65; Tracts A and B keep existing kiosk limits.

Rupesh Bhakta, identified as chief operating officer for Legacy West Investors (the applicant), said Legacy West draws roughly 5 million visits per year and the owner wants to \"maintain that status and push Legacy West to the next level\" with improvements emphasizing \"warmth, activation, art, technology and open space.\" Landscape architect Jessica Clements (Studio Outside) described the Water Street conversion as a pedestrian-first open lawn with a small stage and pavilion-style kiosk for light food and beverage, plus enhanced planting, seating and lighting intended to create \"outdoor living rooms\" for visitors.

Barry Hand, presenting signage and graphics, said the kiosks are digital boards with changing static images (city rules will prohibit moving/animated video) and emphasized wayfinding and brand expression for tenants. Artist Brad Oldham and Christy Coltrane presented a proposed public-art package centered on the stage area: large polished‐stainless sculptures and smaller figurative pieces intended as place-making elements and event backdrops.

Commissioners asked several technical and operational questions during the roughly 50-minute discussion. Commissioners and staff clarified that Water Street is privately owned (a quasi-public street) and that the closure removes the fire-lane function; the fire department has approved a variance to allow the change. Staff said addresses for properties currently using a Water Street address would be changed to Communications Parkway. Applicant representatives said the garage and building signs will be oriented inward toward the development, not outward into adjacent rights-of-way.

Several commissioners and neighbors raised concerns about potential impacts to nearby residents from the proposed digital signage and from activity at the small stage. Commissioners asked about signage brightness at night and about operational limits; the applicant said digital kiosks will power down at night (to about 2%–5% brightness) and that the city sign code will not allow moving images. On live events, the applicant said the stage is small and expected uses are acoustic acts, community performances and similar programming; staff pointed out the city enforces a noise ordinance and environmental health will measure and respond to complaints if an event violates noise standards.

Resident speakers and a nearby resident who identified himself as living at The Villas across Communications Parkway told the commission they favor the open-space addition and artwork, but some commissioners (and at least one resident) urged caution on noise. Commissioner Brunoff said he supported the signage and kiosks and the Water Street closure as a private property decision; Commissioner Ollie moved to recommend approval. Commissioner Bender seconded the motion. The commission approved Item 2A, 7-0, and then approved Item 2B, 7-0.

The approved stipulations require the applicant to submit engineering plan updates and a landscape plan (Landscape Plan 2024-034) and to obtain any remaining administrative clearances. The applicant also must coordinate final sign permit details with city sign code limits and the city will process the site plan through the city council approval stage as required.

Votes at a glance
- Item 2A (PD 65 amendments: open space and signage) ' Motion: approve as recommended by staff; Mover: Commissioner Ollie; Second: Commissioner Bender; Outcome: approved 7-0.
- Item 2B (Legacy West site plan in PD 65) ' Motion: approve as recommended by staff; Mover: Commissioner Bronski; Second: Commissioner Langenfelder; Outcome: approved 7-0.

The approval sets the development pathway for the developer to return with final plans and permits; staff and the applicant said additional engineering and administrative approvals remain before construction or park conversion work would begin.

","mediaType","Video","parentTitle","Planning & Zoning Commission Open Meeting - | 03-25-25","oneSentenceSummary","The Plano Planning and Zoning Commission on March 25 approved amendments to Planned Development 65 at Legacy West to close part of Water Street, create a small lawn and stage, add eight digital kiosks and authorize four inward-facing wall and garage signs; both zoning items passed 7-0.","taxTitle","Plano, Collin County, Texas","taxId",2776,"location","headline","shortSummary",{"_33":75,"_35":36,"_37":38,"_39":76,"_41":77,"_43":78,"_45":79,"_47":80,"_49":81,"_51":82,"_53":83,"_55":56,"_57":58,"_59":84,"_61":62,"_63":64,"_65":85,"_67":68,"_69":70,"_71":68,"_72":56,"_73":56},6106350,"Planning staff summarize 2024 activity: housing pipeline, declining school-age population and zoning rewrite underway",170,8258000,8088000,"/Search/View?dp=1&key=2781608-a886355de2f468ed77fb2490445bf250&start=8258&end=8088","https://assets.pipeline.soar.com/2781608-a886355de2f468ed77fb2490445bf250/thumbnail_8258000.jpg","/articles/6106350/Plano/Collin-County/Texas/Planning-staff-summarize-2024-activity-housing-pipeline-declining-school-age-population-and-zoning-rewrite-underway","https://secure.pipeline.soar.com/6106350-0a80fbf0977c603d8fd49fa47e99e034/orig.mp4?Expires=1771150480&Signature=nXuQ9-qXlJJBZ9OWQn-rAyNYlkZCXrR4i-q6bemH6NQJ5BItQDk3IuQtP4RDjI4vTHHdG994QvB~3ekZZPmZ3t0mVxczSdFFIqDFaeONjyg3sByZax4httPhsNzTjbDaxPtUkuzMTi~4vWJFmWwIs3v1F8HIszTUqHlA6IHlGm5KsowR4JyvirxIQiF9Oo-B-zyn0daxHd8Z1nC5PNL5bn0gB6hDcikbl~FwM6BP8YUQO1E3vSlilNA~ytTTBW9YMoN88iLeAwDNnayG65z778xGoBTtc8UPhVBGP6rLfK~bTwoszZ9Vks4C7WoJ4oBTukdIi67EQhjA6sf8ojixfw__&Key-Pair-Id=KUT5TJCACFTXG","The City of Plano planning staff presented two information items on March 25: the Planning Department's 2025 annual report and the comprehensive plan annual report for fiscal year 2023'2024. Staff outlined development activity, long-range planning work, and demographic trends affecting schools and housing.

Nick Coleman, lead planner with the Planning Department, said the department processed roughly 688 project submittals in the prior year and is managing a large pipeline of approved and pending housing units. Coleman reported an estimated city population of about 298,430 (January 1 estimate) and a projection to roughly 316,200 over the coming years if pending housing units are built and occupied under current demographic assumptions. He told commissioners the city has limited greenfield capacity, roughly 1,863 acres (about 4% of the city's land area) of undeveloped land remaining, and that the pending housing pipeline totals more than 11,000 units in various stages of approval and construction.

Coleman summarized other work: a multi-year rewrite of the zoning and subdivision ordinance is underway, short-term rental regulations and drone delivery language were added to the code last year, and the Silver Line station-area plan implementation is beginning after adoption. He also noted a growing number of mixed-use projects in the major-project pipeline.

Audrey Young, senior planner on long-range planning, presented the comprehensive plan annual report and said staff reviews plan actions on a two-year cycle. The city updated actions for the economic environment and regionalism pillars in the most recent cycle and moved expressway/Environmental Health Area (EHA) guidance into the expressway corridor overlay district in the zoning ordinance. Young said about 76% of the comprehensive plan actions are \"in progress, recurring or on track,\" 4% are complete and 20% are pending; the report provides an item-by-item dashboard of progress and interdepartmental implementation responsibilities.

Commissioners asked technical questions about school enrollment trends, housing types and how population projections are calculated. Staff said school-age cohorts are declining (a widening gap between graduating seniors and incoming kindergartners) and said the department shares permit and housing data with Plano ISD to help the district plan for capacity. Staff explained population estimates rely on pending-unit counts, unit-type person-per-household assumptions, and occupancy rates derived from census and local permit data.

On a separate legislative/procedural item (Agenda Item 4), the commission voted 7-0 to call a public hearing to consider amending and expanding the Urban Mixed Use 1 (UMU-1) district across roughly 156.3 acres at the southeast corner of Plano Parkway and Custer Road; staff said the expanded scope adds portions of an LI-1 district into the UMU consideration to improve transparency for affected property owners.

Coleman and Young noted other ongoing projects: the community design plan, a culture and arts plan, an annual market study, and the zoning and subdivision ordinance rewrite scheduled through 2026. Staff said the department's recent hiring has begun to refill positions after a hiring freeze and that several new planners were introduced to the commission.

","City planning staff presented annual reports showing a large housing pipeline, an estimated population of about 298,430 (projected to roughly 316,200 with pending units), and a continued decline in school-age cohorts; commissioners called a public hearing to consider expanding an Urban Mixed Use district.",{"_33":87,"_35":36,"_37":38,"_39":88,"_41":89,"_43":90,"_45":91,"_47":92,"_49":93,"_51":94,"_53":95,"_55":56,"_57":58,"_59":96,"_61":62,"_63":64,"_65":97,"_67":68,"_69":70,"_71":68,"_72":56,"_73":56},6106356,"Commission approves Hinkley Los Rios preliminary replat for six single-family lots",61,452000,513000,"/Search/View?dp=1&key=2781608-a886355de2f468ed77fb2490445bf250&start=452&end=513","https://assets.pipeline.soar.com/2781608-a886355de2f468ed77fb2490445bf250/thumbnail_452000.jpg","/articles/6106356/Plano/Collin-County/Texas/Commission-approves-Hinkley-Los-Rios-preliminary-replat-for-six-single-family-lots","https://secure.pipeline.soar.com/6106356-26128efc0d20bfbe3395558ae715c62a/orig.mp4?Expires=1771150480&Signature=SEXDdhgxTql017VQ3wI~j4uG5ntEt0NiK0-x~TzMJjHHTblLbgzFT2xBIlyy1H9KZsGMRPmq3W5jfH9cQZ3mVPOqWDkR-FCg3eombyFiUoVDtsjvqXdHbTvSvPbujgF2Y-brkgmUXCL53rUYBfCXkpFxLM-8x04R6yEZqAdjgHoHzuvfDVwgrCnjamEhOfRXDVmfTcGcwp1YcSWANE25p6UYSQW1kqrDTb6OgldqzYYrZoVIJyx6TLFmi36rOb4esRAFnJvBsLis8UpwbPdYCKHyHa2G3Y1y5jmimgJMvnobIhuqH8O7pcIdoUq9q6wdrjJMbbehVtS-vgUg6JdI~g__&Key-Pair-Id=KUT5TJCACFTXG","The Planning and Zoning Commission approved a preliminary replat for Hinkley Los Rios (Item 1) that will create six single-family lots and one common-area lot on a 2.2-acre site south of Los Rios Boulevard, east of Flintstone Drive. The item was acted on as an administrative consideration and passed on a 6-0 roll call.

Donna Sepulvedo, the city's lead planner on the case, said the preliminary replat's purpose is to create six single-family lots and one common-area lot and that staff recommended approval subject to additions or alterations to the engineering plans as required by the engineering department and approval of Landscape Plan 2024-034. Sepulvedo confirmed the site plan concept previously had been approved with the zoning case.

Commissioner Lingenfelter moved to approve the item as recommended by staff; Commissioner Burnoff (second) supported the motion. The motion passed 6-0; staff noted Commissioners Tong and Alali were absent for the vote.

","The commission approved a preliminary replat to create six single-family lots and a common-area lot on 2.2 acres for the Hinkley Los Rios development; staff recommended approval pending engineering and landscape plan updates.",{"_33":99,"_35":36,"_37":38,"_39":100,"_41":101,"_43":102,"_45":103,"_47":104,"_49":105,"_51":106,"_53":107,"_55":56,"_57":58,"_59":108,"_61":62,"_63":64,"_65":109,"_67":68,"_69":70,"_71":68,"_72":56,"_73":56},6106360,"Plano commission denies rezoning request to allow indoor commercial amusement at Plano Parkway/Los Rios",3665,3775000,7440000,"/Search/View?dp=1&key=2781608-a886355de2f468ed77fb2490445bf250&start=3775&end=7440","https://assets.pipeline.soar.com/2781608-a886355de2f468ed77fb2490445bf250/thumbnail_3775000.jpg","/articles/6106360/Plano/Collin-County/Texas/Plano-commission-denies-rezoning-request-to-allow-indoor-commercial-amusement-at-Plano-ParkwayLos-Rios","https://secure.pipeline.soar.com/6106360-7b2f6a798b9d1bc2857f0df67015e078/orig.mp4?Expires=1771150480&Signature=N7ANKg06BMkPYreHlN8~OzF6yaF7ozsCceM2fax~I1cgp55zC7SKsVbrMpyyCYrimSQPvtNwB-TThV0o7hRcUtt0sJLPR5-IOSCuAfmMcydS0ToY1uIjuYs6RPCf-BkP24QyZ4c5NpX84-sL4pyco8HFMBGyamQf6pkDa1DTP4iAgiUp-FlVrZYtoOcCAvooqO30-gbCWql90RO8okHBKX8nMHmU~GUg-BMsco7I2uugkZtmvWlj~XKE7lOa7nrOriIRD45NmCIEuhZPGiRpb9sXrttqPee9-WXULXCuZG~-qNe9l1BI1XfV8yzainqikGVcYsJOR0WCq577IyJW3Q__&Key-Pair-Id=KUT5TJCACFTXG","The Planning and Zoning Commission on March 25 unanimously denied a request to rezone an 8.2-acre property at the northwest corner of Plano Parkway and Los Rios Boulevard from Research Technology (RT) to a Planned Development to allow \"indoor commercial amusement\" uses (agenda Item 3).

John Kim, a city planner, told commissioners the RT district is intended to create low-density employment campuses for offices, research and development, medical centers and limited manufacturing. Staff said the proposed amendment to allow indoor commercial amusement (a retail/entertainment classification in the city's zoning code) would be inconsistent with the RT district purpose and the comprehensive plan and could prompt future requests to further dilute RT uses.

Kim said the RT district overall shows strong market demand, and staff cited a roughly 92% occupancy figure for RT properties. Kim also noted the site contains smaller, lower-square-foot buildings (11,000'12,000 sq. ft.) than the RT median building size in the area (median ~68,000 sq. ft.), and that the smaller building footprints reflect the owner's prior design decisions rather than a lack of demand for RT uses citywide.

Property owner Amir Hamza and representatives said they invested in the project during COVID and have struggled to lease the smaller suites as RT tenants. Hamza said the owner has spent roughly $11 million to date and that leasing has been slow; he asked the commission to allow a targeted indoor-children's-play facility (a national operator called Hyperkids was cited) that would occupy up to 12,000 sq. ft. and provide weekday demand and synergy with an on-site daycare.

Carl Crowley, representing the owner, said the tenant mix sought would create seven-day activity at the corner and help activate parking and nearby retail that is often quiet on weekends. Parent and prospective operator speakers described local demand for a supervised indoor play facility for young children.

Commissioners and staff debated the difference between supportive accessory uses (daycare, fitness centers, medical offices) that are allowed in RT as daytime, employment-support services, versus entertainment-oriented indoor commercial amusement (bowling alleys, arcades, indoor pickleball or children's play centers) that staff classifies as a retail/entertainment use rather than a supportive employment use. Staff said accessory retail and restaurants are capped at 10% of gross floor area in RT, and the applicant's request would instead seek the indoor-amusement use as a primary permitted use (up to 12,000 sq. ft.).

Commissioner Bronski moved to deny the rezoning request; Commissioner Ollie seconded. Commissioners cited the need to preserve the integrity and long-term intent of the RT district, concerns about setting a precedent that would encourage additional retail in employment districts, and the fact that the applicant's leasing choices produced smaller building footprints. The commission voted 7-0 to deny the request.

Key facts and outcomes
- Item: Request to rezone 8.2 acres at NW corner of Plano Parkway and Los Rios Blvd (Item 3).
- Proposed change: Add indoor commercial amusement as an allowed use in a PD for the site; maximum indoor amusement floor area limited to 12,000 sq. ft.
- Staff recommendation: Deny (inconsistent with RT district purpose and the Plan).
- Motion: Deny rezoning request; Mover: Commissioner Bronski; Second: Commissioner Ollie; Result: Denied 7-0.

The owner indicated a willingness to consider narrower alternatives, but the commission declined to modify the RT district for this site. Staff advised that the RT district remains the preferred framework for employment-oriented development and urged the owner to pursue uses consistent with the RT zoning or to return with an alternative that fits the RT objectives and comprehensive plan policies.

","The commission voted 7-0 to deny a petition to rezone an 8.2-acre property in the Research Technology (RT) district to a Planned Development allowing up to 12,000 sq. ft. of indoor commercial amusement. Staff recommended denial, saying the proposal conflicts with the RT district's employment-focused purpose and the city's comprehensive plan.","actionData","errors"]

Article not found

Plano commission approves Legacy West changes: Water Street closed, new kiosks and large internal signs allowed

Planning staff summarize 2024 activity: housing pipeline, declining school-age population and zoning rewrite underway

Commission approves Hinkley Los Rios preliminary replat for six single-family lots

Plano commission denies rezoning request to allow indoor commercial amusement at Plano Parkway/Los Rios