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

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.