Commission approves Willow Bend planned‑development amendment and revised concept plan, 4–1

Plano Planning and Zoning Commissioners voted 4–1 on Feb. 3 to recommend approval of Zoning Case 2024‑020, an amendment to Planned Development (PD) 71, and a related revised concept plan for The Shops at Willow Bend, a mixed‑use redevelopment of the Willow Bend Mall property.

The amendment allows single‑family attached and detached units as part of the overall 965‑unit cap, reconfigures the open‑space plan, reduces the largest contiguous open space from about 2 acres to 1.5 acres, and adjusts phasing and development standards for the 89.1‑acre site along the Dallas North Tollway. Staff and the applicant said the total required open space will remain at 10 acres and the maximum unit count will not increase.

Why it matters: Centennial, the applicant and owner of several parcels at Willow Bend, is repositioning the aging mall into a mixed‑use center that retains some existing retail anchors while adding residential, hotel and public spaces. The commission’s action moves the plan to City Council review; several commissioners said revisions improved the project but raised parking and design concerns.

Molly Coriel, senior planner with the city’s planning department, told commissioners the revised concept preserves the northern portion of the mall, would demolish the southern portion that includes Macy’s, keeps the hotel along the tollway, and adopts a new open‑space and phasing plan as part of PD 71. Coriel said the plan would allow single‑family attached units to follow urban mixed‑use standards with a modification to allow all units to have frontage on mews streets and that the proposed single‑family uses are “modeled after PD 65 (Villas at Legacy West).”

The applicant presented renderings and market rationale. Bill Dahlstrom, applicant representative, said the team had shifted its approach after learning Macy’s would close and that they were asking to replace a planned mid‑rise building of about 300 units with 50 single‑family attached units in one phase. Michael Platt, an applicant representative, said the team is “very, very excited” about the property and described a vision of high‑street retail, residential phases and a new central green. Steve Levin, identified in the record as Centennial’s CEO, appeared with the applicant team and spoke to leasing and placemaking plans.

Commissioners asked about parking, visitor parking distances and emergency access. Coriel said the PD includes 208 on‑street parking spaces on the quasi‑public street network designated solely for single‑family uses; visitor parking must be within 600 feet of a unit and the single‑family parking ratio is 2.25 spaces per unit (two garage spaces plus one visitor space per four units).

Several commissioners praised the revised design and the applicant’s outreach but expressed reservations about parking and the look of the single‑family attached product. Commissioner Brunoff said he wanted the developer to prioritize attractive design for attached units; Commissioner Bender and others urged enforcement of parking and emergency‑access measures. The applicant said a 1,000‑space parking garage adjacent to the site will remain available under a reciprocal easement agreement covering the property.

Action and next steps: Commissioner Lingenfelter moved approval of the zoning amendment; Commissioner Bender seconded. The commission voted 4–1 in favor of 4A (the zoning amendment). For the revised concept plan (item 4B), the commission approved the plan 4–1, with the staff recommendation that City Council approve Zoning Case 2024‑020 before the city adopts the revised concept plan. Both approvals move to City Council for final action.

Votes at a glance: - Zoning Case 2024‑020 (PD 71 amendment): motion to approve by Commissioner Lingenfelter; seconded by Commissioner Bender; vote 4–1; outcome: recommend approval to City Council. - Revised concept plan for The Shops at Willow Bend (RCP/plan): motion by Commissioner ? (record shows motion to approve as recommended by staff); seconded; vote 4–1; outcome: recommend approval to City Council, contingent on Council approving 4A.

Speakers: - Molly Coriel, senior planner, City of Plano Planning Department (government, planning staff). - Bill Dahlstrom, applicant representative (business, applicant team). - Michael Platt, applicant representative (business, applicant team). - Steve Levin, CEO, Centennial (business, applicant/developer). - Commissioner Lingenfelter (government, Planning & Zoning Commission). - Commissioner Bender (government, Planning & Zoning Commission). - Commissioner Brunoff (government, Planning & Zoning Commission).

Authorities cited in the hearing: zoning case 2024‑020 (PD 71 amendment); PD 65 (Villas at Legacy West) as design model; specific use permit No. 570 (automobile leasing/renting) and references to the Dallas North Tollway Overlay District and the city’s zoning ordinance provisions for open space and parking. City staff noted required revisions to engineering and to site and landscape plans (RSP2024‑063, RLP2024‑045) as part of approvals.

Clarifying details: the PD keeps the previously approved maximum of 965 residential units; the largest contiguous open space is reduced to 1.5 acres while total open space remains 10 acres; the single‑family required parking ratio is 2.25 spaces per unit; 208 on‑street spaces are reserved for single‑family uses and visitor parking must be within 600 feet of a unit. The applicant reported acquiring the Macy’s parcel and intends to fold it into the redevelopment.

Proper names: The Shops at Willow Bend; Willow Bend Mall; Neiman Marcus; Macy’s; Crate and Barrel; Dillard’s; Equinox; Centennial; The Bend (project brand); Dallas North Tollway; Plano Parkway.

Provenance evidence: - topicintro: block_595.325 ("Agenda item number 4 a. Is a zoning case 2024 dash020 ... This item was tabled on November 4, 2024, December 6, 2024, and January 6, 2025.") - topicfinish: block_3793.69 ("Please vote. Motion passes 4 to 1. Thank you, gentlemen. We appreciate all your work on this. We're looking forward to the grand opening.")