Even after being presented with revised project plans, concerns related to size, placement and appearance continue to fuel planning officials’ and neighbors’ hesitation around what could be a four-level, mixed-use development in Frisco.

At a Feb. 6 Frisco Planning Commission Meeting, officials reviewed for a third time tentative plans related to a concept first presented to them in early November, documents from the meeting show. Officials weren’t obligated to vote on the proposed 20-unit development slated for 200 North 7th Avenue at the meeting, but were tasked with providing feedback on sketch plans.

While they said the current proposed product is better than what was originally brought to them, they indicated it wasn’t in a place where they felt comfortable pushing it forward to the next phase of planning. 

“We can’t require you to come back for another sketch plan if you want to take this to that final (review). … I would caution you about (moving forward without another review of the sketch plan) with a building this massive, because it’s going to be difficult for us to approve,” planning commissioner Andy Stabile said. 

Blue River Real Estates Fund III LLC is the applicant on record for the project representatives have dubbed “The Glade.” A staff memo presented at the Feb. 6 meeting details a one-building development made up of six connected “structures.” 

The revised concept changed the layout of the building and featured one more unit than what was presented to commissioners during the last review Dec. 5, expanding the development overall by 1,000 square feet. Additionally, the number of parking spots increased from 46 to 55 in the new concept.

“Specifically, what we asked for last time was (for you to) try to reduce the mass of the building, and if anything, the building got bigger,” Stabile said. “I feel like you heard our comments, and then got bigger.”

Representatives of the applicant said a recent addition of two deed-restricted units, meant to be a community benefit, contributed to the development growing. They said while the building’s mass slightly increased, the additions were intentionally designed in a manner to not make the building feel any bigger. 

Town Planner Kris Valdez said there wasn’t enough information presented by the applicant for staff members to determine if the proposed deed-restricted units met the town’s affordable housing guidelines.

The possible addition of affordable housing wasn’t a significant enough alteration to appease commissioners.

“I think the only thing that has changed is the architecture has gotten bigger, but we haven’t addressed the concerns about neighborhood character, bulk, mass … those types of things,” Planning Commissioner Jessica Forsyth said. “I feel like we’ve given those comments, but those haven’t been incorporated into the revisions of the design.”

Residents who live near the proposed development spoke at the meeting to voice concerns regarding the size of the development defying community character were not quelled with the revised plans. 

“This current proposal, presented as six separate buildings to try and break up the overall mass, still looks like one large building since they are so close together … we believe is not compatible with the adjacent residential neighborhood,” resident Paul Sale said. 

Residents further shared concerns regarding the amount of parking, calling for a required traffic study. 

Resident Brian Koldyke worried about the lack of sidewalks in the area, the influx of cars and minimal dedicated guest parking having the potential to create an unsafe walking environment in an area near frequented walking paths. 

Residents also highlighted how a specified building height was missing from the sketch plans and worried about a prior height proposal of 45 feet, saying it was too tall to fit the residential feel of the area.

Resident Scott Haerbig referred to the building design as a “monstrosity” and said it was far from being able to fit the neighborhood feel of its nearby properties.

The current zone for the land parcel planned to house the development requires some commercial element, so the application designated 20% of the building for commercial use. Representatives of the developer told commissioners they think a solely residential building would fit better into the neighborhood which already has an overwhelming residential feel. Commissioners agreed and showed general support for allowing the developer to change the use of the building from 80% residential and 20% commercial to 100% residential. 

No official decisions were made at the Feb. 6 meeting. Once the project clears Frisco Planning Commission it will appear in front of Frisco Town Council for further review.