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 Good afternoon, ladies and gentlemen, and welcome to the Planning and Zoning Commission

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 work session for Wednesday, June 23rd, 2021.

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 Seeing that we have a quorum, I'll call the meeting to order at 4.02.

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 The first item on the agenda this evening is to receive a work session report and hold

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 the discussion and give staff input regarding phase two of the Americans with Disabilities

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 Act ADA transition plan.

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 And I'll invite Stuart Birdseye to present.

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 Good afternoon, Chair and Planning and Zoning Commissioners.

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 I am Stuart Birdseye, the Assistant to the City Manager.

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 With me is Karen Zieman, a coordinator with our Parks and Recreation Department.

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 I'm going to share my screen really quick, and we will talk to you about phase two of

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 the ADA transition plan.

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 And what we hope to do is just briefly give you some background on what we're doing just

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 so that you're aware of kind of some planning efforts and some long-range things that we're

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 undertaking here.

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 What we're doing is phase two of the ADA transition plan is reviewing all city buildings, including

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 City Hall, where we are now, and associated park properties.

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 This includes playgrounds and trails.

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 You may be aware that in September of 2018, we did phase one, which was kind of the sidewalk

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 infrastructure.

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 So all of your sidewalks, corridors, curbs, ramps, pedestrian on the streets.

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 And so that was a little bit different scope.

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 But what we're doing today right now, what we're going through is we have a consultant

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 that is talking about our park properties in particular in our facilities.

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 Karen's going to take you through a couple of slides here, and then I'll get to talk

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 to you a little bit more about trails.

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 Good afternoon.

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 Phase two analysis is done by evaluation with a subcontractor of our Kimley-Horn Consultant

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 Group, Accessology.

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 They have began evaluating all facilities, which is including parking, accessible entrances,

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 and all interiors that employees or public would use.

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 It also includes the parks, which is building interior elements.

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 Again, parking, sidewalk trails, accessibility to those areas, and also all amenities.

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 That includes restrooms and concession stands, and playgrounds as well.

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 In the facility evaluations, all city facilities are evaluated.

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 It includes all the city halls, the fire stations, administrative offices, rec centers, outdoor

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 recreation sites.

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 And as you see, that includes athletic fields, restrooms, concessions, even bleachers.

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 So players, teens, public can have accessible amenities as well.

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 The city buildings at landfill, at EcoWorks, water distribution plants, development services,

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 and of course the police and service center, everything is evaluated to make sure that

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 it is compliant with the current standards.

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 When they go inside, they look for primary items, which are restrooms.

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 Of course the stalls, any showers that may be in their counter heights for customer service

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 desks, even down to the types of doorknobs or door entrances and see if they can be used

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 or not.

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 Stuart's going to talk about the trails for a minute.

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 Perfect.

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 So I've been out with a contractor evaluating the trails, and basically just to give you

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 an idea, the contractor is walking every inch of every building to look at all these ADA

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 accessibility items.

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 They're also walking every foot of every trail in every park, which can be pretty intense,

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 but she always has a good disposition about her.

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 It's all the paved surfaces, including the larger parks like North Lake, South Lakes,

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 Quaker Town.

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 It's also the neighborhood parks.

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 And what they're looking for is everything from gaps in the sidewalk where a chair may

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 trip up or somebody may trip on that to making sure that benches are the right distance away,

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 that they have proper clearance, that picnic tables have proper clearance, things like

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 that.

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 Some of these items are larger items that would take significant resources to fix.

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 Some of them are smaller items, like the gravel has washed onto the sidewalk.

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 You just need to kind of fix that back.

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 Kara mentioned bleachers.

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 We were out at one of the baseball fields, and the bleacher was there.

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 And so she was telling me that if you had a cane, there would be nothing to stop you

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 from running smack into the top of the bleachers.

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 And so I started in my mind engineering a plan to do this, and she was like, "No, no,

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 no.

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 It's sometimes just as simple as moving a trash can underneath the bleachers so that

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 they would run into something."

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 And so what they'll do at the end of their kind of analysis is put together a report

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 with high priority items, kind of lower priority items, and with associated costs.

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 They're also looking at all of our natural trails.

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 They're walking Clear Creek, Cooper Creek, the Wildflower Trail, up at North Lakes, our

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 South Lakes, and then all of our bike and multi-purpose trails as well.

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 All right.

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 So we are wrapping up that phase two evaluation, so our next step is putting it out to everyone

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 what we've been working on.

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 We have an ADA page on Discuss Denton, so we can receive public input from surveys that

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 we've compiled and that our consultants have compiled as well, and an interactive map on

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 the ADA page.

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 On that interactive map, you can literally pinpoint a location that you think we need

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 to look at, or you can go into the survey and it's asking, "Where have you seen that

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 we need improvement?"

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 There's various other questions that we put on Discuss Denton, such as an inclusive playground,

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 because that is in our plan for the future, so we want the public input on that.

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 Committee presentations, we've already presented once to the Committee on Persons with Disabilities.

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 That was on March 18th.

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 We're presenting to you guys today.

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 We do the Parks, Beautification and Recreation Board July 12th, and they will get this presentation

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 that you're receiving.

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 Then we will work with our consultant and update the transition plan, go through, we'll

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 get a draft from them, as Stuart mentioned, with the reports, and we will review it.

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 Once we get that final draft, we will re-present to the Parks Board and Committee on Persons

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 with Disability, and then hopefully go to City Council for their adoption of our transition

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 plan in October.

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 Do you have any questions?

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 Any questions for Stuart or Karen?

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 The only question I have is, well, two questions.

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 One, where's the funding?

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 What's the funding source for any repairs that need to be done that Kimley-Horn sees?

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 And two, what's the broadcast mechanisms you have to promote disgustdent.com?

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 Is that on social or is it from the city page?

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 Yeah, that's a great question.

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 I'll take the second one first, and then I'll rely on Gary to come down here and answer

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 the first question while I'm vamping here.

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 Disgustdent has been, it's an effort that's put forth by our Public Affairs Department,

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 and so they've promoted that on social media, on the website, through newsletters.

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 As an update, it talks about it, and specifically for the ADA transition plan, as they put out

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 newer communications, they kind of did a soft launch with it earlier, I think in May is

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 when they launched it, and they had very specific projects, including the Pet Mayor, which I

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 don't know if you know we have a new Pet Mayor, but we do.

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 That was one of them, just to kind of generate that interest, and now they're going to start

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 putting projects like the transition plan on there.

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 It really gives an open forum for people to provide their ideas, provide their input into

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 it instead of having to only attend public meetings.

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 We will have those as well for this project, for others, but it gives them kind of that

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 virtual thing, so if you always go to Avondale Park and you're like, "Man, this has always

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 driven me crazy," you'll be able to put that on the map for us to take a look at.

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 As far as funding, Gary, if you want to come down, I'm not exactly certain on that.

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 Good afternoon, Gary Pack and Director of Parks and Recreation.

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 Funding for the study was split between, it was a general fund appropriation being split

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 between us and facilities.

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 Facilities management is handling all the interior buildings that they maintain and

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 then all the park assets we're working on, so it's really a dual project with both of

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 those components.

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 Then from a long-term priority replacement or repair type of situation, right now we

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 just have a placeholder in our CIP budget, CMP budget for $50,000 just as a placeholder

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 until we get those priorities and then we can literally cut and paste those in.

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 We may need $200,000 one year, $100,000 next year, maybe $50,000 the third year, so until

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 we get the plan we won't know what the priorities are and how we're going to address them based

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 off of the immediate needs.

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 Gotcha.

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 That's helpful.

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 Any other questions for Stuart or Karen?

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 Gary?

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 All right.

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 Seeing none, I appreciate it.

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 Thank you very much.

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 Thank you.

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 Before we hop into our agenda, just by way of maybe housekeeping, especially for the new

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 commissioners and those who weren't here earlier.

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 I don't know if Christa Ellis was here, tonight we're doing a hybrid of Zoom and in person.

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 We do not have the interface to vote on our screen or request to speak on our screen.

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 So I'll have the task of going back and forth to see hands for speaking.

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 If I don't see you, just try to get my attention and I'll certainly make sure you have the

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 floor and then when we vote we'll do it by roll call like we have been doing.

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 And then in general, when there's a presenter for the work session, historically it's been

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 okay to interrupt while they present.

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 So just get my attention and we can stop the presentation midline.

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 But for the public hearing, the regular meetings, we typically let them finish out the presentation,

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 hold all questions to the end and then we stack the questions at the end just for the

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 sake of kind of the flow of presentations.

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 Any questions about that?

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 Awesome.

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 Let's dive into our agenda.

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 The first thing up is consideration of the minutes from June 9th.

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 Is there any edits to the meeting minutes from June 9th?

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 Seeing none, we'll go to the consent agenda.

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 We have three this evening.

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 Is there any questions that we need to bring up?

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 Staff answer.

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 3A, 3B, 3C, all final plat and two preliminary plots.

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 Any questions on those items?

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 All right.

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 We'll just go into the individual consideration items then.

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 First up is 4A, PP21-0010.

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 This is Mark Laird's presentation.

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 Is he on Zoom?

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 Mark is actually out this week on vacation so Julie is going to pull it up and then I

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 can cover any questions you all have.

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 Awesome.

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 All right.

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 This is a preliminary plat for what's known as Windsor Oaks Phase 2.

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 It's 152 residential lots, four HOA lots.

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 It's currently zoned R4 so they are platting in conformance with the zoning.

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 Since their last meeting when they had the extension request, they have not been able

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 to address the staff comments that were lingering at that point.

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 It was a lot of cleanups items, some engineering related items with intersection spacing, curve

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 radii, things of that nature.

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 So at this time, staff is recommending denial.

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 So as you've seen with other projects, once the plat is denied, they can resubmit whenever

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 they have those comments addressed and then we would bring it back within 15 days under

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 the shot clock legislation.

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 I'm happy to answer any questions you all might have.

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 Any questions for Haley?

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 Commissioner Pruitt?

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 Yeah, just one.

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 I understand the recommendations, that's fine for tonight, but in general, I think it would

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 help me to understand on some of the general approval criteria, like specifically the criteria

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 11 for the adequate road systems.

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 Just sort of an example at some point about what would be something that would be inadequate

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 and therefore cause for denial, hypothetically, because it's something that's hard to conceptualize.

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 So sometimes that would be things like if they were proposing to not provide a roadway

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 from the mobility plan or in this case, there's some much smaller scale items like then needing

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 to dimension spacing between intersections to make sure it meets our criteria manual.

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 Any of those sorts of things could fall under that general criteria.

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 Just a couple of examples that come to mind would be those sorts of things.

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 So it's limited to roadways within the bounds of the plat or the land area?

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 Yes, for something that has zoning in place and can develop by right, it would be limited

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 to what's within their control within the property that they're planning.

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 Okay, thank you.

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 Any other questions for Haley?

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 Okay.

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 Next item is item 4B, PP 21-0011.

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 And Karina is here.

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 I'm here.

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 Good evening.

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 So the request today for preliminary plat for Habitat Village, this is an eight acre property

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 proposing 35 residential lots and one HOA lot for detention.

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 It's located between Hill Street and Duncan Street.

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 They are proposing to dedicate two rights of way within the development.

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 We are requesting denial of this request as it does not meet the established requirements

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 of the DDC.

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 However, the applicant has requested extension to a date certain of July 14th and we have

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 no opposition to this request.

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 I can take any questions.

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 Any questions for Karina?

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 I don't see any.

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 Thanks, Karina.

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 Next item is 4C, FR 21-00006.

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 This is Ron's item.

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 Ron is also out so I can give you the rundown on this one.

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 So this is a final replant.

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 This is phase four of the Eagle Creek addition.

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 So some of you may be familiar, as Ron has on the screen there with the map, it is a

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 multi-phase development that includes a total of 770 lots.

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 This particular phase is 216 residential lots.

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 They do have a couple of outstanding items related to their HOA documents needing to

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 be approved and some gas well notifications that are required since a portion of the lots

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 are within 1,000 feet of a gas well site.

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 They've requested an extension at this time.

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 Staff is recommending denial, but we do not have any opposition to that request that would

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 be to a date certain of July 14th.

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00:16:30,880 --> 00:16:32,480
 Need to answer any questions.

237
00:16:32,480 --> 00:16:34,600
 Any questions for Haley on this item?

238
00:16:34,600 --> 00:16:35,600
 All right.

239
00:16:35,600 --> 00:16:45,440
 Seeing none, we will move to the final item for individual consideration, 4D-ZC-P1-21-12.

240
00:16:45,440 --> 00:16:51,960
 And this is Karina again.

241
00:16:51,960 --> 00:16:55,980
 All right.

242
00:16:55,980 --> 00:17:01,480
 So the request today is for a zoning compliance plan for Razor Medical Office building phase

243
00:17:01,480 --> 00:17:03,280
 two.

244
00:17:03,280 --> 00:17:07,280
 So the request again is for consideration of approval of a site plan for a medical office

245
00:17:07,280 --> 00:17:08,480
 development.

246
00:17:08,480 --> 00:17:14,320
 It's located on approximately 3.784 acres just north of Scripture, so in the northeast corner

247
00:17:14,320 --> 00:17:15,320
 of I-35 in Scripture.

248
00:17:15,320 --> 00:17:17,960
 Hey, Karina, if I ask, do we have a slide for this?

249
00:17:17,960 --> 00:17:18,960
 Sorry.

250
00:17:18,960 --> 00:17:19,960
 Oh, okay.

251
00:17:19,960 --> 00:17:32,920
 I am sorry, it's not, it's sharing on here.

252
00:17:32,920 --> 00:17:40,560
 It's telling me I'm sharing, but it says I'm not sharing the correct one, I apologize.

253
00:17:40,560 --> 00:17:44,200
 There you go.

254
00:17:44,200 --> 00:17:45,200
 Thank you.

255
00:17:45,200 --> 00:17:46,200
 Okay.

256
00:17:46,200 --> 00:17:47,200
 Sorry about that, y'all.

257
00:17:47,200 --> 00:17:50,720
 So this is a consideration for a site plan for a medical office building.

258
00:17:50,720 --> 00:17:56,560
 The property is located on the northeast corner of I-35 in Scripture.

259
00:17:56,560 --> 00:18:03,000
 This has come to a planning and zoning previously, so the site looks slightly bit smaller than

260
00:18:03,000 --> 00:18:07,640
 it was shown last time, and this is due to a recent textile acquisition along I-35 frontage

261
00:18:07,640 --> 00:18:08,640
 road.

262
00:18:08,640 --> 00:18:16,280
 So the zoning for this property is, oh, it's located in the Razor Ranch Overlay District,

263
00:18:16,280 --> 00:18:21,960
 the South Mixed Use District, and is located with a base zoning of the RCC District that

264
00:18:21,960 --> 00:18:26,280
 is based on the 2002 DDC, and I'll just step back for a second.

265
00:18:26,280 --> 00:18:30,880
 The reason why you're seeing the site plan is because the Razor Ranch Overlay District

266
00:18:30,880 --> 00:18:34,480
 is a little bit different than everywhere else in the city.

267
00:18:34,480 --> 00:18:38,640
 It does require planning and zoning approval of their site plan, so this is why this item

268
00:18:38,640 --> 00:18:40,980
 is coming before you today.

269
00:18:40,980 --> 00:18:45,400
 So again, the medical office use is what is permitted, or is what is proposed and what

270
00:18:45,400 --> 00:18:48,360
 is permitted in this area.

271
00:18:48,360 --> 00:18:55,000
 So like I mentioned, PNZ does look at these site plans for approval.

272
00:18:55,000 --> 00:18:59,960
 So the site plan that is provided, as well as the landscape plan and four-sided building

273
00:18:59,960 --> 00:19:08,000
 elevations, do meet the criteria for approval based on Ordinance 2011-225, and I'll go over

274
00:19:08,000 --> 00:19:11,560
 the site plan in just the next slide.

275
00:19:11,560 --> 00:19:15,880
 So the criteria for approval for this item is that the site plan substantially complies

276
00:19:15,880 --> 00:19:19,640
 with the concept and schematic plan approved by City Council for the Razor Ranch Overlay

277
00:19:19,640 --> 00:19:24,560
 District, that it provides compatible arrangement of buildings and land uses that would not

278
00:19:24,560 --> 00:19:29,800
 adversely affect adjoining neighborhoods and properties, that the site plan provides adequate

279
00:19:29,800 --> 00:19:34,540
 and safe circulation of vehicular traffic, and that it also complies with all other sections

280
00:19:34,540 --> 00:19:37,040
 of the overlay district.

281
00:19:37,040 --> 00:19:42,440
 And so the site plan, shown on the screen, you'll see that I've marked up a few areas.

282
00:19:42,440 --> 00:19:47,280
 This site plan is actually demonstrating the previous phase, phase one.

283
00:19:47,280 --> 00:19:51,560
 So that is the area that is shown, outlined in orange.

284
00:19:51,560 --> 00:19:56,320
 This was approved by PNZ for an existing two-story medical office building.

285
00:19:56,320 --> 00:20:05,220
 This is located on lot R. This is for 22,000 square feet, 110 parking spaces were approved,

286
00:20:05,220 --> 00:20:10,280
 as well as some open space area, it was a patio area with some plantings.

287
00:20:10,280 --> 00:20:15,700
 Phase two is proposing to overlap a portion of phase one, so you can see that overlap

288
00:20:15,700 --> 00:20:19,560
 in the blue area here.

289
00:20:19,560 --> 00:20:24,880
 So phase two is what we're looking at today, as well as amending phase one for the area

290
00:20:24,880 --> 00:20:25,880
 of overlap.

291
00:20:25,880 --> 00:20:32,360
 So the proposed development is for an additional 15,000 square feet of medical office on the

292
00:20:32,360 --> 00:20:33,720
 northern lot two.

293
00:20:33,720 --> 00:20:37,080
 They're proposing 84 parking spaces for the development.

294
00:20:37,080 --> 00:20:44,480
 They do have two driveway access points along the northern panhandle drive, as well as cross-access

295
00:20:44,480 --> 00:20:49,720
 through the southern portion of the site to exit off onto Scripture.

296
00:20:49,720 --> 00:20:56,520
 Overall, they're providing 61% lot coverage, which is within the bounds of the RCCD district,

297
00:20:56,520 --> 00:20:59,680
 which allows for 90% lot coverage.

298
00:20:59,680 --> 00:21:04,200
 And I do want to point out that since this is based on the 2002 DDC, that would be different

299
00:21:04,200 --> 00:21:09,540
 than what we look at for a site plan under the 2019 DDC, which looks at building coverage

300
00:21:09,540 --> 00:21:12,920
 versus lot coverage.

301
00:21:12,920 --> 00:21:18,580
 Also on this site plan, I'm showing the outline for a future phase three.

302
00:21:18,580 --> 00:21:22,720
 That is not going to be considered with today's site plan, but it is shown to indicate that

303
00:21:22,720 --> 00:21:27,240
 they will or they do intend to develop further on this site.

304
00:21:27,240 --> 00:21:35,640
 So a separate site plan and separate PNZ consideration of that would need to come forward.

305
00:21:35,640 --> 00:21:38,760
 The landscape plan for the site is shown here as well.

306
00:21:38,760 --> 00:21:44,000
 It does meet the street tree requirements along panhandle.

307
00:21:44,000 --> 00:21:50,060
 The street trees required along I-35 are proposed in alternative locations.

308
00:21:50,060 --> 00:21:54,440
 They are shown also within panhandle, so they've proposed alternative locations.

309
00:21:54,440 --> 00:22:00,480
 Due to easements, so as you can see on the site plan, this site is heavily encumbered

310
00:22:00,480 --> 00:22:07,840
 by easements all over the property, so they are limited on where they could plant trees.

311
00:22:07,840 --> 00:22:11,760
 Most of our easements don't allow the planting of tree material, but they do allow planting

312
00:22:11,760 --> 00:22:14,320
 of ornamental grasses and shrubs.

313
00:22:14,320 --> 00:22:19,440
 So as you can see, a lot of these plantings are located outside the orange areas.

314
00:22:19,440 --> 00:22:22,520
 They do also meet parking lot landscaping requirements.

315
00:22:22,520 --> 00:22:26,940
 There are a few areas where they did request alternative locations, but they do meet the

316
00:22:26,940 --> 00:22:31,320
 number of required plantings for this site.

317
00:22:31,320 --> 00:22:35,400
 The big thing that I wanted to highlight for you is what we mentioned in the previous slide

318
00:22:35,400 --> 00:22:38,400
 is that there is an area of overlap.

319
00:22:38,400 --> 00:22:43,200
 Phase one did approve an open space area that had several plantings.

320
00:22:43,200 --> 00:22:46,140
 That area is located here in red.

321
00:22:46,140 --> 00:22:52,080
 In this phase two, they're requesting to remove that open space that was approved and replace

322
00:22:52,080 --> 00:22:56,000
 it with part of the building that they're proposing.

323
00:22:56,000 --> 00:23:02,240
 So staff has requested that they include those plantings that are being removed along on

324
00:23:02,240 --> 00:23:03,240
 the north side.

325
00:23:03,240 --> 00:23:10,280
 So these trees that are marked in green with a white outline, those are the proposed alternative

326
00:23:10,280 --> 00:23:15,280
 planting locations to offset the removal of those plantings.

327
00:23:15,280 --> 00:23:20,520
 Overall, they are still meeting the requirements for this area for minimum landscaping and

328
00:23:20,520 --> 00:23:21,760
 tree canopy.

329
00:23:21,760 --> 00:23:24,340
 They are exceeding those minimum requirements.

330
00:23:24,340 --> 00:23:33,340
 They're providing or proposing 30% landscape area, 39.6% tree canopy, 37.8% open space

331
00:23:33,340 --> 00:23:35,360
 overall across the entire site.

332
00:23:35,360 --> 00:23:40,200
 So that's including phase one and phase two.

333
00:23:40,200 --> 00:23:43,800
 These are just the proposed conceptual elevations for the site.

334
00:23:43,800 --> 00:23:47,920
 The razor wrench overlay district, when they do come in for site plan, we do ensure that

335
00:23:47,920 --> 00:23:50,600
 they provide four-sided elevations.

336
00:23:50,600 --> 00:23:56,780
 So this is all four sides of the proposed building.

337
00:23:56,780 --> 00:24:00,520
 Staff is recommending approval of the request as it meets the requirements for the razor

338
00:24:00,520 --> 00:24:01,840
 wrench overlay district.

339
00:24:01,840 --> 00:24:04,520
 However, we are recommending two conditions.

340
00:24:04,520 --> 00:24:09,640
 First, that the plant materials approved for phase two and the amended phase one shall

341
00:24:09,640 --> 00:24:15,360
 not be removed in a future phase unless they can be successfully replanted using equivalent

342
00:24:15,360 --> 00:24:21,080
 or similar plant material as permitted by the flexibility provided to the city manager

343
00:24:21,080 --> 00:24:22,920
 or their designee.

344
00:24:22,920 --> 00:24:27,320
 The second condition being that the minimum open space requirements must be maintained

345
00:24:27,320 --> 00:24:33,280
 for all approved and future phases of the land included within lot one R and two block

346
00:24:33,280 --> 00:24:36,280
 four of the razor wrench south edition.

347
00:24:36,280 --> 00:24:37,960
 And with that, I can take any questions.

348
00:24:37,960 --> 00:24:38,960
 Thanks, Corina.

349
00:24:38,960 --> 00:24:41,960
 Any questions for Corina?

350
00:24:41,960 --> 00:24:46,800
 Corina, have the conditions been discussed with the applicant?

351
00:24:46,800 --> 00:24:48,400
 Are they agreeable to those two conditions?

352
00:24:48,400 --> 00:24:49,600
 They have.

353
00:24:49,600 --> 00:24:53,120
 And we discussed with them the reasoning for putting those conditions.

354
00:24:53,120 --> 00:24:57,560
 So typically with a site plan or any plan that's proposing phasing, you won't get an

355
00:24:57,560 --> 00:25:00,040
 overlap of those phases.

356
00:25:00,040 --> 00:25:04,440
 Since phase two did show an overlap of phase one and phase three showed an overlap of phase

357
00:25:04,440 --> 00:25:09,260
 two, this is a reason why staff felt it was necessary to make sure that any plantings

358
00:25:09,260 --> 00:25:11,880
 proposed would not be negatively affected.

359
00:25:11,880 --> 00:25:18,400
 And they were not opposed to the conditions proposed.

360
00:25:18,400 --> 00:25:19,400
 Any questions?

361
00:25:19,400 --> 00:25:20,400
 Great.

362
00:25:20,400 --> 00:25:23,880
 Thanks, Corina.

363
00:25:23,880 --> 00:25:29,480
 Next item for business is there are public hearing items starting with five A. Five A

364
00:25:29,480 --> 00:25:34,360
 is being requested to postpone to a date certain of July 14th during regular hearing.

365
00:25:34,360 --> 00:25:40,720
 I will ask for a -- I'll open the meeting and then ask for a motion to postpone to a

366
00:25:40,720 --> 00:25:43,600
 date certain during regular meeting.

367
00:25:43,600 --> 00:25:49,360
 Next is 5B PD21-0003.

368
00:25:49,360 --> 00:25:52,120
 And I'll invite Sean Jacobson for presentation.

369
00:25:52,120 --> 00:25:54,120
 I heard it's brief, Sean.

370
00:25:54,120 --> 00:25:55,120
 Yes, sir.

371
00:25:55,120 --> 00:25:56,760
 Good evening, chair and members of the commission.

372
00:25:56,760 --> 00:26:00,040
 If you'll give me a moment, I'll pull up my presentation here.

373
00:26:00,040 --> 00:26:01,040
 One second.

374
00:26:01,040 --> 00:26:08,560
 Make sure that y'all will be able to see it.

375
00:26:08,560 --> 00:26:11,120
 Okay.

376
00:26:11,120 --> 00:26:27,840
 So I'm going to share -- there we go.

377
00:26:27,840 --> 00:26:33,320
 And start sharing.

378
00:26:33,320 --> 00:26:34,320
 There we are.

379
00:26:34,320 --> 00:26:35,320
 All right.

380
00:26:35,320 --> 00:26:36,320
 Again, good evening.

381
00:26:36,320 --> 00:26:37,320
 Sean Jacobson, assistant planner.

382
00:26:37,320 --> 00:26:49,840
 This is a rezoning from an R3 district to a PD district with an R7 base zoning on 17.805

383
00:26:49,840 --> 00:26:50,840
 acres.

384
00:26:50,840 --> 00:26:55,160
 This is just off north Bonnie Bray street on the south side of westward street.

385
00:26:55,160 --> 00:27:00,680
 As you can see, view of the site from the east and from the north.

386
00:27:00,680 --> 00:27:07,600
 Currently as you can see, this is zoned R3, that PD with the base R7.

387
00:27:07,600 --> 00:27:11,320
 This PD is proposing a -- it's bringing forward a new use.

388
00:27:11,320 --> 00:27:13,200
 The applicants proposed this.

389
00:27:13,200 --> 00:27:17,960
 It's more than five units on one lot, similar to our definition of multifamily.

390
00:27:17,960 --> 00:27:20,320
 But there are no more than two units in one building.

391
00:27:20,320 --> 00:27:24,280
 And the design is similar to a single family or a duplex style, which didn't match any

392
00:27:24,280 --> 00:27:26,600
 definition in the DDC currently.

393
00:27:26,600 --> 00:27:30,600
 We did some research on this type of development and found that in many cities this is developed

394
00:27:30,600 --> 00:27:35,840
 as a PD and we felt that was a good direction to go because it enabled staff and the applicant

395
00:27:35,840 --> 00:27:40,480
 to work together to tailor design standards that fit this use rather than trying to shove

396
00:27:40,480 --> 00:27:45,240
 it into a single family or a multifamily box.

397
00:27:45,240 --> 00:27:50,800
 So in line with that, the applicant has proposed for this specific PD, the use attached and

398
00:27:50,800 --> 00:27:52,960
 attached multifamily dwelling.

399
00:27:52,960 --> 00:27:56,200
 And this wouldn't be something that would apply to every future use of this type, just

400
00:27:56,200 --> 00:27:57,200
 this PD.

401
00:27:57,200 --> 00:28:01,520
 As you can see there, that's the definition, more than three but not more than 195 dwelling

402
00:28:01,520 --> 00:28:03,160
 units on a lot.

403
00:28:03,160 --> 00:28:06,240
 Maximum height of two stories, not to exceed 30 feet.

404
00:28:06,240 --> 00:28:08,680
 Maximum density of 12 dwelling units per acre.

405
00:28:08,680 --> 00:28:11,840
 No more than 80 units will be in attached buildings.

406
00:28:11,840 --> 00:28:14,720
 No more than two units can be contained in one building.

407
00:28:14,720 --> 00:28:21,920
 And then standards allowing for similar accessory uses like an amenity center.

408
00:28:21,920 --> 00:28:27,960
 Along with this, some additional or modified standards were developed because, again, the

409
00:28:27,960 --> 00:28:32,120
 single family or multifamily standards weren't necessarily fully appropriate.

410
00:28:32,120 --> 00:28:36,700
 So all of the units will actually meet the single family standards for facade architecture

411
00:28:36,700 --> 00:28:41,800
 and the applicant is actually proposing to provide four rather than three elements of

412
00:28:41,800 --> 00:28:44,400
 architecture along the front facades.

413
00:28:44,400 --> 00:28:49,240
 The building differentiation will be similar to single family rather than the multifamily

414
00:28:49,240 --> 00:28:54,200
 standard so it will be based on ensuring that along the main drive you have a variation

415
00:28:54,200 --> 00:28:58,960
 in the types of buildings as well as within clusters, you have a certain number of unique

416
00:28:58,960 --> 00:29:05,160
 units within each cluster and that in front of, so across from or next to any unit, you'll

417
00:29:05,160 --> 00:29:06,720
 have a different style of unit.

418
00:29:06,720 --> 00:29:09,600
 So if you're walking out and looking at your front door, you're seeing a unit that looks

419
00:29:09,600 --> 00:29:11,560
 different than yours.

420
00:29:11,560 --> 00:29:16,200
 This would be meeting or exceeding the standard for buffers adjacent to single family though

421
00:29:16,200 --> 00:29:20,480
 as if it was multifamily, it's being buffered in that way and it would be meeting both the

422
00:29:20,480 --> 00:29:26,480
 multifamily minimum open space and landscape minimums and also providing the single family

423
00:29:26,480 --> 00:29:30,000
 standard 20% landscape in individual backyards.

424
00:29:30,000 --> 00:29:37,200
 As you can see, this is the overall development plan here, the 195 units of attached and detached

425
00:29:37,200 --> 00:29:41,880
 multifamily and you can also see outlined in green, it's a little over half an acre

426
00:29:41,880 --> 00:29:46,360
 public walking green that would be provided to the neighborhood outside the fence of this

427
00:29:46,360 --> 00:29:47,360
 facility.

428
00:29:47,360 --> 00:29:51,880
 That would be partly right of way but also partly just lot area that would be provided

429
00:29:51,880 --> 00:29:56,400
 to the neighborhood for a walking area.

430
00:29:56,400 --> 00:30:01,400
 Briefly this just compares the PD standards versus the base R7.

431
00:30:01,400 --> 00:30:06,160
 It would comply with DDC standards except were specifically laid out in the PD development

432
00:30:06,160 --> 00:30:07,440
 standards.

433
00:30:07,440 --> 00:30:12,000
 This PD would exceed tree canopy and landscape standards.

434
00:30:12,000 --> 00:30:18,000
 It goes below what would be the permitted height and lot coverage in an R7 based district.

435
00:30:18,000 --> 00:30:23,560
 Buffers are generally the same except for that increased west side buffer next to the

436
00:30:23,560 --> 00:30:25,680
 neighborhood on that side.

437
00:30:25,680 --> 00:30:31,600
 So as you know, we have our general approval criteria as well as our specific PD criteria

438
00:30:31,600 --> 00:30:32,600
 for approval.

439
00:30:32,600 --> 00:30:38,160
 We're going to begin by looking at the comprehensive plan and the future land use map.

440
00:30:38,160 --> 00:30:42,120
 The future land use here is moderate density residential which is 4 to 12 dwelling units

441
00:30:42,120 --> 00:30:43,120
 per acre.

442
00:30:43,120 --> 00:30:50,280
 This PD would be at 11.55 dwelling units per acre so aligning with moderate density residential.

443
00:30:50,280 --> 00:30:52,900
 It also furthers some key comprehensive plan goals.

444
00:30:52,900 --> 00:30:59,240
 It's providing that infill housing within central areas of Denton along a key corridor

445
00:30:59,240 --> 00:31:03,720
 but in a scale and design that's more compatible with the surrounding neighborhood than potentially

446
00:31:03,720 --> 00:31:07,880
 a traditional multi-family that would be three or four stories large buildings.

447
00:31:07,880 --> 00:31:11,920
 The design is instead similar to a single or family or duplex.

448
00:31:11,920 --> 00:31:16,080
 It contributes to providing that diversity of housing styles for the diverse needs of

449
00:31:16,080 --> 00:31:22,160
 residents of Denton and it places housing near within walking distance of a park, retail

450
00:31:22,160 --> 00:31:27,640
 areas and enhances walkability with that pedestrian pathway through the community walking green.

451
00:31:27,640 --> 00:31:31,520
 We also want to look at minimizing adverse impacts on the zoning properties.

452
00:31:31,520 --> 00:31:33,480
 We'll touch on this more later.

453
00:31:33,480 --> 00:31:36,840
 Neighborhood was concerned about traffic cutting through to Windsor, cutting through their

454
00:31:36,840 --> 00:31:41,720
 neighborhood to Windsor 288 so the developer is proposing to gate off and provide just

455
00:31:41,720 --> 00:31:47,640
 an emergency access out onto westward and there was also a concern about what the view

456
00:31:47,640 --> 00:31:52,080
 would be across westward for the residents living along that, what would they be looking

457
00:31:52,080 --> 00:31:53,080
 at.

458
00:31:53,080 --> 00:31:57,840
 And so the developer promotes that community walking green as well as a wood fence with

459
00:31:57,840 --> 00:32:04,000
 masonry columns along there and a height limitation of one story within for any units on their

460
00:32:04,000 --> 00:32:06,760
 site within 65 feet of westward.

461
00:32:06,760 --> 00:32:10,600
 On Crestview there were neighbors concerned about having their view blocked looking to

462
00:32:10,600 --> 00:32:15,800
 the west and so the developer proposed an expanded 15 foot buffer as well as a height

463
00:32:15,800 --> 00:32:19,880
 limitation of only one story within 100 feet of that lot line with the neighbors living

464
00:32:19,880 --> 00:32:20,880
 on Crestview.

465
00:32:20,880 --> 00:32:24,640
 The neighbors were also concerned about the pool and so hours were set for that.

466
00:32:24,640 --> 00:32:29,400
 As you can see here, this would be the view for those neighbors living on westward, primarily

467
00:32:29,400 --> 00:32:34,920
 seeing street trees, fences, bushes.

468
00:32:34,920 --> 00:32:40,440
 In terms of complying with the DDC again, complies except where specifically laid out

469
00:32:40,440 --> 00:32:46,960
 differently and in general were exceeding in areas like landscape and tree canopy.

470
00:32:46,960 --> 00:32:53,000
 In terms of providing greater building design, these would be the different housing designs

471
00:32:53,000 --> 00:32:54,000
 that would be proposed.

472
00:32:54,000 --> 00:32:59,320
 As I mentioned, you would be meeting that single family standard for front facade architecture

473
00:32:59,320 --> 00:33:06,080
 and would actually have four as opposed to the DDC standard, three various architectural

474
00:33:06,080 --> 00:33:10,760
 elements to distinguish them.

475
00:33:10,760 --> 00:33:14,760
 We also want to look at the amenities that are provided, so looking at site landscaping.

476
00:33:14,760 --> 00:33:21,440
 As I noted, this would be 19% landscape area above what would be required in an R7 base,

477
00:33:21,440 --> 00:33:28,520
 22% tree canopy above the base requirement and overall you would have 284 large canopy

478
00:33:28,520 --> 00:33:33,200
 trees, which I did some math on this, the most trees you could get if they developed

479
00:33:33,200 --> 00:33:38,200
 now as an R3 development would be 248.

480
00:33:38,200 --> 00:33:42,600
 This includes trees that they have just provided voluntarily as well as ones that we require

481
00:33:42,600 --> 00:33:44,880
 as buffers or street trees.

482
00:33:44,880 --> 00:33:50,720
 In addition, developers providing an additional 10 feet of buffer area along Bonnie Bray and

483
00:33:50,720 --> 00:33:56,320
 within that providing a cluster of three ornamental trees every 70 feet to additionally buffer

484
00:33:56,320 --> 00:34:01,200
 those residents from the high speed roadway and that is in addition to the two elements

485
00:34:01,200 --> 00:34:04,160
 they are already required to provide.

486
00:34:04,160 --> 00:34:11,640
 As I mentioned, each yard would have that 20% rear landscape area as well as one ornamental

487
00:34:11,640 --> 00:34:17,680
 tree per house in addition to the trees that are required for overall tree canopy.

488
00:34:17,680 --> 00:34:23,080
 Each one would front on either a green space or a shared courtyard.

489
00:34:23,080 --> 00:34:24,600
 These are some examples.

490
00:34:24,600 --> 00:34:30,480
 The open space would be provided in 20 amenitized courtyards and there are five different designs

491
00:34:30,480 --> 00:34:35,080
 that are provided and minimums are set for the number of trees, plantings and outdoor

492
00:34:35,080 --> 00:34:36,520
 furniture in each of those.

493
00:34:36,520 --> 00:34:41,560
 There is some flexibility to modify those designs with the approval of staff, but minimums

494
00:34:41,560 --> 00:34:44,920
 would need to be met.

495
00:34:44,920 --> 00:34:49,240
 In terms of other amenity areas, the detention pond, they've actually provided a trail around

496
00:34:49,240 --> 00:34:54,640
 that with a butterfly garden and they proposed 27 additional canopy trees above what would

497
00:34:54,640 --> 00:34:59,120
 be required that are spread through the pool and the two detention pond areas.

498
00:34:59,120 --> 00:35:04,880
 In terms of connectivity, there were concerns, again as I mentioned, for neighborhood and

499
00:35:04,880 --> 00:35:09,440
 staff about the impact of traffic out onto westward and above so that is gated.

500
00:35:09,440 --> 00:35:14,560
 The compromise was that instead the developers providing a connecting path through their

501
00:35:14,560 --> 00:35:21,800
 property from westward to Bonnie Bray within pedestrian access easements and so right now

502
00:35:21,800 --> 00:35:24,040
 there is no pedestrian connectivity through there.

503
00:35:24,040 --> 00:35:28,840
 What would be provided would be a pathway that runs through landscaped areas and provides

504
00:35:28,840 --> 00:35:31,040
 increased pedestrian mobility in that area.

505
00:35:31,040 --> 00:35:36,840
 Here is an example, as you can see above, that public walking green that would be landscaped

506
00:35:36,840 --> 00:35:41,760
 30 percent of the area with native or adapted shrubs, ornamental grasses, and ground cover.

507
00:35:41,760 --> 00:35:46,000
 Street trees would be designed to provide shade and benches would be provided.

508
00:35:46,000 --> 00:35:47,800
 Just a view along that.

509
00:35:47,800 --> 00:35:53,000
 Again, we mostly discussed this, but in terms of being compatible with the area, this is

510
00:35:53,000 --> 00:35:57,680
 housing that's provided in a form that is of a similar design to the single family house

511
00:35:57,680 --> 00:36:02,600
 in the neighborhood as opposed to a traditional multi-family use, meeting those single family

512
00:36:02,600 --> 00:36:10,140
 design standards with height limits and buffers for potential visual or sound impacts.

513
00:36:10,140 --> 00:36:16,520
 In terms of public facilities, school generation, I ran these numbers by Denton ISD and they

514
00:36:16,520 --> 00:36:20,200
 were not concerned about their ability to handle the students generated, water and waste

515
00:36:20,200 --> 00:36:27,680
 water is available, streets, TIA was done, and along with signal adjustments there was

516
00:36:27,680 --> 00:36:31,520
 the requirement there would be a hooded left turn and Bonnie Bray is going to be widened

517
00:36:31,520 --> 00:36:37,880
 and expanded and so the developer will coordinate with our streets department and have a conditional

518
00:36:37,880 --> 00:36:43,240
 of approval that they will design and cover the cost of either a change to our current

519
00:36:43,240 --> 00:36:49,120
 CIP project or of constructing and designing that themselves to ensure that left turn is

520
00:36:49,120 --> 00:36:50,640
 provided.

521
00:36:50,640 --> 00:36:57,040
 Parks up and around the corner is North Lakes Parks within a 10 minute walk and in terms

522
00:36:57,040 --> 00:37:01,920
 of a fiscal impact analysis it's estimated that over 10 years from when the property

523
00:37:01,920 --> 00:37:09,800
 value destabilizes that it will provide a net positive impact to the city's finances.

524
00:37:09,800 --> 00:37:15,000
 Did our public outreach and received one response from the property owner in favor, two neighborhood

525
00:37:15,000 --> 00:37:19,560
 meetings were conducted, you have the notes and those and as we've discussed many of those

526
00:37:19,560 --> 00:37:22,840
 concerns were addressed by design changes.

527
00:37:22,840 --> 00:37:29,040
 So with that staff is recommending approval subject to the conditions below which relate

528
00:37:29,040 --> 00:37:35,100
 to providing that hooded left turn and covering the cost of designing and installing that.

529
00:37:35,100 --> 00:37:40,760
 So with that, I'll stand for any questions you may have.

530
00:37:40,760 --> 00:37:41,760
 Commissioner Smith.

531
00:37:41,760 --> 00:37:43,960
 Thank you, Chair.

532
00:37:43,960 --> 00:37:48,260
 Sean, PDs have to be tied to a base zoning and just kind of looking at this, the base

533
00:37:48,260 --> 00:37:51,240
 zoning because it would be 12 units per acre would be what, MN?

534
00:37:51,240 --> 00:37:53,360
 The base zoning would actually be R7.

535
00:37:53,360 --> 00:37:54,360
 R7?

536
00:37:54,360 --> 00:37:55,360
 Yes, sir.

537
00:37:55,360 --> 00:37:56,360
 Okay.

538
00:37:56,360 --> 00:38:02,120
 And then that, if you could pull up the map, the site location map, the, it's not built

539
00:38:02,120 --> 00:38:07,360
 so it's not on the actual geographic images but just south of there I believe that's the

540
00:38:07,360 --> 00:38:16,940
 garden home project we approved not that long ago, maybe about six months, a year ago.

541
00:38:16,940 --> 00:38:19,240
 Just south of there you see that Aurora Lane.

542
00:38:19,240 --> 00:38:20,240
 Yes.

543
00:38:20,240 --> 00:38:21,240
 So that's the garden home project, right?

544
00:38:21,240 --> 00:38:22,240
 Yes, sir.

545
00:38:22,240 --> 00:38:23,240
 Okay.

546
00:38:23,240 --> 00:38:24,240
 What was the zoning on that again?

547
00:38:24,240 --> 00:38:25,240
 Was that a PD?

548
00:38:25,240 --> 00:38:27,580
 The zoning, I believe that's actually the razor ranch overlay.

549
00:38:27,580 --> 00:38:28,580
 It's RO.

550
00:38:28,580 --> 00:38:29,580
 Okay.

551
00:38:29,580 --> 00:38:30,580
 The zoning, yes.

552
00:38:30,580 --> 00:38:31,580
 It is?

553
00:38:31,580 --> 00:38:35,400
 That's correct and that property within the razor ranch overlay has a split zoning.

554
00:38:35,400 --> 00:38:40,480
 It's actually zoned under the old code neighborhood residential three on the north side but neighborhood

555
00:38:40,480 --> 00:38:44,400
 residential mixed use on the south side so it allowed for that mix of townhomes on the

556
00:38:44,400 --> 00:38:46,360
 south and single family on the north side.

557
00:38:46,360 --> 00:38:47,360
 Got it.

558
00:38:47,360 --> 00:38:48,360
 Understood.

559
00:38:48,360 --> 00:38:49,360
 Okay.

560
00:38:49,360 --> 00:38:50,360
 Okay.

561
00:38:50,360 --> 00:38:51,360
 Okay.

562
00:38:51,360 --> 00:38:52,360
 Any other questions for Sean?

563
00:38:52,360 --> 00:38:53,360
 Commissioner Ellis.

564
00:38:53,360 --> 00:38:54,360
 Thank you, Chair.

565
00:38:54,360 --> 00:39:04,600
 Just real quick to satisfy how I think I understand this, this can be plotted as one lot?

566
00:39:04,600 --> 00:39:05,600
 Yes, ma'am.

567
00:39:05,600 --> 00:39:06,600
 Okay.

568
00:39:06,600 --> 00:39:09,160
 One owner renting out all the units.

569
00:39:09,160 --> 00:39:10,160
 Yes, ma'am.

570
00:39:10,160 --> 00:39:11,160
 I understand that correctly.

571
00:39:11,160 --> 00:39:12,160
 Okay.

572
00:39:12,160 --> 00:39:13,160
 Yes, ma'am.

573
00:39:13,160 --> 00:39:14,160
 Thank you.

574
00:39:14,160 --> 00:39:20,400
 Any other questions?

575
00:39:20,400 --> 00:39:21,400
 Okay.

576
00:39:21,400 --> 00:39:22,840
 Thanks, Sean.

577
00:39:22,840 --> 00:39:31,080
 Next item of business is item 5C PD 21-0001C and this is Julie Wyatt's item.

578
00:39:31,080 --> 00:39:34,360
 Good evening, Julie.

579
00:39:34,360 --> 00:39:36,440
 Good evening.

580
00:39:36,440 --> 00:39:49,200
 Let me share my screen.

581
00:39:49,200 --> 00:39:50,200
 Okay.

582
00:39:50,200 --> 00:39:51,200
 Good evening.

583
00:39:51,200 --> 00:39:59,200
 I'm Julie Wyatt and I am presenting PD 21-0001C Kingsway.

584
00:39:59,200 --> 00:40:04,160
 So before we get into the specific request, I know Sean just talked about a PD and I know

585
00:40:04,160 --> 00:40:07,440
 we've seen a lot of these come forward, so I just wanted to give a little brief introduction

586
00:40:07,440 --> 00:40:08,440
 into PDs.

587
00:40:08,440 --> 00:40:12,280
 They're kind of a new thing within the, or a new old thing within the City of Denton.

588
00:40:12,280 --> 00:40:21,200
 So if you recall, the City of Denton permitted PDs under the 1969 and 1991 development codes.

589
00:40:21,200 --> 00:40:27,680
 We removed PDs out of the zoning toolbox in the 2002 Denton development code, but we retained

590
00:40:27,680 --> 00:40:31,840
 15 of those, I call them legacy PDs, where those sort of move forward.

591
00:40:31,840 --> 00:40:35,760
 So you've seen some of those legacy PDs.

592
00:40:35,760 --> 00:40:42,320
 In 2019, we reintroduced PDs as a tool within the City.

593
00:40:42,320 --> 00:40:47,000
 And it's really, there are two sections I just want to point out within the 2019 Denton

594
00:40:47,000 --> 00:40:51,600
 development code as to that purpose of the PDs and why we do them.

595
00:40:51,600 --> 00:40:57,080
 So subchapter 2 talks about that it is to achieve greater flexibility than it, than

596
00:40:57,080 --> 00:41:03,600
 allowed by the strict application of the DDC to encourage some unique or innovative land

597
00:41:03,600 --> 00:41:10,000
 uses while providing greater benefit to the City and ensure that provision of adequate

598
00:41:10,000 --> 00:41:11,480
 public infrastructure.

599
00:41:11,480 --> 00:41:17,160
 And then subchapter 3 talks about it, where it's to accommodate a substantial either residential,

600
00:41:17,160 --> 00:41:21,200
 commercial, or kind of industrial development.

601
00:41:21,200 --> 00:41:29,240
 It could combine different uses in sort of a comprehensive and thought-out development,

602
00:41:29,240 --> 00:41:35,360
 and then can allow that flexibility where they could maybe ask for some deviations from

603
00:41:35,360 --> 00:41:41,800
 the minimum standards of the code, but maybe offer some other elements within that development

604
00:41:41,800 --> 00:41:49,000
 to sort of meet the intent of why we have those development regulations than would otherwise

605
00:41:49,000 --> 00:41:51,360
 be allowed under those base zoning districts.

606
00:41:51,360 --> 00:41:56,640
 Now, within our PDs, the way we do them in the City of Denton, we do require base zoning

607
00:41:56,640 --> 00:41:57,640
 districts.

608
00:41:57,640 --> 00:42:02,840
 So all of these PDs are based upon a zoning district that is currently within the DDC,

609
00:42:02,840 --> 00:42:05,960
 but then they add those additional elements.

610
00:42:05,960 --> 00:42:11,840
 PDs as a process to establish a PD, it goes through the regular zoning process, so that's

611
00:42:11,840 --> 00:42:15,720
 why you're seeing this tonight.

612
00:42:15,720 --> 00:42:18,960
 And they do have to develop as they are proposing.

613
00:42:18,960 --> 00:42:25,360
 So a development map and development standards are tied to those PDs, and they have to -- they

614
00:42:25,360 --> 00:42:27,640
 have to develop in that way that is approved.

615
00:42:27,640 --> 00:42:29,800
 So that development map, it has to develop.

616
00:42:29,800 --> 00:42:32,600
 It gives that certainty of the development.

617
00:42:32,600 --> 00:42:35,760
 But there are provisions where they can make amendments.

618
00:42:35,760 --> 00:42:39,320
 The DDC allows for a major amendment and a minor amendment.

619
00:42:39,320 --> 00:42:44,840
 A major amendment would be something like changing the land use, adding more than 10%

620
00:42:44,840 --> 00:42:50,400
 dwelling units, or some other action that would potentially create a negative impact

621
00:42:50,400 --> 00:42:52,440
 with the adjacent property owners.

622
00:42:52,440 --> 00:42:57,840
 And those require just a public hearing zoning action like what you're seeing tonight.

623
00:42:57,840 --> 00:43:03,040
 A minor amendment would be something that would be a little less impactful, but it does

624
00:43:03,040 --> 00:43:04,880
 require notification.

625
00:43:04,880 --> 00:43:08,580
 So this is new to the 2019 Denton Development Code.

626
00:43:08,580 --> 00:43:14,920
 Under the old codes, you could just -- there could be administrative approvals for minor

627
00:43:14,920 --> 00:43:20,480
 amendments, and they would just be administrative and there was no public notification.

628
00:43:20,480 --> 00:43:25,440
 The 2019 Denton Development Code improves upon that, and it does require notification

629
00:43:25,440 --> 00:43:29,880
 for property owners within 200 feet of that requested change.

630
00:43:29,880 --> 00:43:33,420
 So those neighbors would be notified of any changes.

631
00:43:33,420 --> 00:43:37,780
 And then if there are -- if there is opposition to that that cannot be resolved, then it goes

632
00:43:37,780 --> 00:43:38,780
 to public hearing.

633
00:43:38,780 --> 00:43:40,200
 So it becomes a major amendment.

634
00:43:40,200 --> 00:43:44,160
 So that really is kind of a new thing that we didn't have under old -- the old codes

635
00:43:44,160 --> 00:43:46,920
 that is under the 2019 DDC.

636
00:43:46,920 --> 00:43:50,360
 So I just kind of wanted to bring that in and that process with those planned developments.

637
00:43:50,360 --> 00:43:55,120
 We'll probably talk more about those as we -- as we see more of them, but I just wanted

638
00:43:55,120 --> 00:43:57,120
 to provide that background.

639
00:43:57,120 --> 00:43:59,040
 So now we'll get to the request.

640
00:43:59,040 --> 00:44:05,560
 So the proposal is to rezone about 100 acres from R4 and R7 districts to a PD.

641
00:44:05,560 --> 00:44:11,240
 The property is located north -- on the northeast side of Loop 288 near Kings Row.

642
00:44:11,240 --> 00:44:14,000
 And just to let you know, it is sort of split.

643
00:44:14,000 --> 00:44:22,120
 There's 95 acres in the larger portion and then 5 acres in the smaller portion.

644
00:44:22,120 --> 00:44:29,280
 So the existing conditions on the site, the site, as I mentioned, is located on Loop 288.

645
00:44:29,280 --> 00:44:34,760
 The north boundary is in the city's -- or the property to the north of the subject property

646
00:44:34,760 --> 00:44:38,400
 is in the ETJ, so it is outside of the municipal boundary.

647
00:44:38,400 --> 00:44:43,640
 And then to the east of the property are some established neighborhoods, some single-family

648
00:44:43,640 --> 00:44:45,060
 neighborhoods.

649
00:44:45,060 --> 00:44:48,120
 There are easements that do impact the property.

650
00:44:48,120 --> 00:44:52,960
 There are four of them that run north-south and span the site.

651
00:44:52,960 --> 00:44:57,600
 And then one thing that we were made aware of during the review of this project is there

652
00:44:57,600 --> 00:45:01,880
 was a potential abandoned or unknown cemetery on the site.

653
00:45:01,880 --> 00:45:08,040
 On May 10th, there was a field examination, so ground-penetrating radar, and they did

654
00:45:08,040 --> 00:45:12,680
 not detect any field abnormalities.

655
00:45:12,680 --> 00:45:19,520
 And then the Texas Historical Commission has been involved with this, and they are working

656
00:45:19,520 --> 00:45:20,520
 on the report.

657
00:45:20,520 --> 00:45:26,280
 They will refer to the site as an unverified cemetery that is unlikely to contain remains.

658
00:45:26,280 --> 00:45:32,120
 So -- and that is generally in the area shown there in that red circle.

659
00:45:32,120 --> 00:45:35,200
 And just some surrounding roadways, you have Loop 288.

660
00:45:35,200 --> 00:45:36,880
 That is a TxDOT road.

661
00:45:36,880 --> 00:45:41,280
 As you know, there aren't any frontage roads on Loop 288 in this location yet.

662
00:45:41,280 --> 00:45:49,040
 TxDOT does intend to construct those in the future, and that will connect FM 428 and Kings

663
00:45:49,040 --> 00:45:50,400
 Row.

664
00:45:50,400 --> 00:45:57,560
 Airwood Parkway is a collector road that is -- it is currently constructed to the south

665
00:45:57,560 --> 00:46:02,520
 of the subject property, and it is -- per the mobility plan, it will have to extend

666
00:46:02,520 --> 00:46:05,840
 to the north as a collector.

667
00:46:05,840 --> 00:46:07,120
 And then there's Kings Row.

668
00:46:07,120 --> 00:46:09,360
 That is a two-lane undefided roadway.

669
00:46:09,360 --> 00:46:14,480
 There's a small sidewalk portion on the north side of the property, or on the north side

670
00:46:14,480 --> 00:46:17,600
 of Kings Row.

671
00:46:17,600 --> 00:46:24,320
 The current zoning on the property is R4 and R7, so it is a mix of those two zoning districts.

672
00:46:24,320 --> 00:46:30,440
 Single-family dwellings are permitted to be developed on the site.

673
00:46:30,440 --> 00:46:35,360
 In the R4 district, it could be developed with those single-family uses, a minimum lot

674
00:46:35,360 --> 00:46:41,480
 area of 7,000 square feet in the R4, and then 4,000 square feet in that R7 district.

675
00:46:41,480 --> 00:46:44,100
 So that's the current zoning on the property.

676
00:46:44,100 --> 00:46:47,760
 Minimum lot width is 50 feet, and depth is 80 feet.

677
00:46:47,760 --> 00:46:53,000
 Under the Denton Development Code, our minimum standards, we don't have any requirements

678
00:46:53,000 --> 00:46:59,720
 for minimum open space within single-family neighborhoods in the DDC, so no open space

679
00:46:59,720 --> 00:47:01,760
 would be required.

680
00:47:01,760 --> 00:47:06,440
 They are proposing, as I said, that PD, and a mix of lot sizes.

681
00:47:06,440 --> 00:47:12,680
 The R4A would be 7,800 square feet, maximum width -- or minimum width of 60 feet.

682
00:47:12,680 --> 00:47:19,920
 They are proposing deeper lots, 130 feet, 120 feet, and 110 feet.

683
00:47:19,920 --> 00:47:29,020
 They are -- the other two lot sizes would be that R4B, which would be 6,000 square feet,

684
00:47:29,020 --> 00:47:33,200
 and then R4C, which would be 4,400 square feet.

685
00:47:33,200 --> 00:47:37,000
 And as I mentioned, all of those would have those deeper depths.

686
00:47:37,000 --> 00:47:41,800
 And I did want to point out that they are proposing 21.8 acres of open space within

687
00:47:41,800 --> 00:47:42,800
 the development.

688
00:47:42,800 --> 00:47:49,680
 Now, that does include those existing easements, and that is 5.5 acres approximately of those

689
00:47:49,680 --> 00:47:52,240
 four easements that span the property.

690
00:47:52,240 --> 00:47:58,840
 And then about 3.3 acres of that would be ponds and tree preservation.

691
00:47:58,840 --> 00:48:00,120
 Here's your zoning plan.

692
00:48:00,120 --> 00:48:02,680
 This is just sort of a broad look at the proposal.

693
00:48:02,680 --> 00:48:04,560
 You've got your three lot sizes.

694
00:48:04,560 --> 00:48:10,220
 The 7,800, the larger lots, are proposed for that eastern and southern portion of the larger

695
00:48:10,220 --> 00:48:17,700
 tract to provide a transition area for those lots.

696
00:48:17,700 --> 00:48:22,240
 Then you get to the 6,600 square foot lots, and then finally transitioning to those smaller

697
00:48:22,240 --> 00:48:29,240
 lot sizes as you get closer to loop 288 in both the northern and southern portions.

698
00:48:29,240 --> 00:48:35,280
 As I mentioned, they also have the open spaces shown in the southern portion and extending

699
00:48:35,280 --> 00:48:40,540
 to the north, some open spaces on the north side of the tract, and then interspersed throughout

700
00:48:40,540 --> 00:48:41,920
 the development.

701
00:48:41,920 --> 00:48:43,240
 And then right-of-way dedication.

702
00:48:43,240 --> 00:48:48,120
 They would have to extend Deerwood as a collector and then those neighborhood streets.

703
00:48:48,120 --> 00:48:54,840
 Also, they would be required to dedicate right-of-way for those loop 288 frontage roads.

704
00:48:54,840 --> 00:48:59,320
 The criteria for approval for all developments is in subchapter two of the Denton Development

705
00:48:59,320 --> 00:49:00,320
 Code.

706
00:49:00,320 --> 00:49:01,320
 We have the general criteria.

707
00:49:01,320 --> 00:49:05,920
 I won't go over all of these, just a summary.

708
00:49:05,920 --> 00:49:10,720
 The project is consistent with the DDC and plan requirements except for those that are

709
00:49:10,720 --> 00:49:12,920
 described in the PD standards.

710
00:49:12,920 --> 00:49:15,680
 There aren't any prior approvals for the project.

711
00:49:15,680 --> 00:49:22,280
 It's not anticipated to generate significant adverse environmental or fiscal impacts.

712
00:49:22,280 --> 00:49:29,720
 And there are proposed conditions to anticipate and address traffic concerns.

713
00:49:29,720 --> 00:49:33,200
 The specific criteria for approval are also in subchapter two, and we'll go over those

714
00:49:33,200 --> 00:49:34,200
 a little more closely.

715
00:49:34,200 --> 00:49:39,080
 So first, I want to talk about the comprehensive plan.

716
00:49:39,080 --> 00:49:43,600
 The subject property has a future land use designation of low residential.

717
00:49:43,600 --> 00:49:48,120
 I just want to talk for a minute about the comprehensive plan in this area and just the

718
00:49:48,120 --> 00:49:50,440
 comprehensive plan more generally.

719
00:49:50,440 --> 00:49:55,480
 So I've kind of zoomed out on the comp plan in this general area to sort of talk about

720
00:49:55,480 --> 00:49:57,360
 how those pieces fit together.

721
00:49:57,360 --> 00:50:01,720
 So the subject site has a low residential future land use designation.

722
00:50:01,720 --> 00:50:08,320
 But what you also see in the area is community mixed use and you see that -- oh, sorry.

723
00:50:08,320 --> 00:50:13,360
 You see that at the intersection, so at FM 428 and Loop 288.

724
00:50:13,360 --> 00:50:18,760
 You also see it south of the subject property, kind of near Windsor and Loop 288.

725
00:50:18,760 --> 00:50:24,520
 And then that low residential sort of transitions to more moderate residential as you get closer

726
00:50:24,520 --> 00:50:26,200
 to university.

727
00:50:26,200 --> 00:50:31,500
 And it also transitions to rural as you move further out to the northeast of the property.

728
00:50:31,500 --> 00:50:37,760
 So all of those parts sort of fit together and really speak to one tenant that the comprehensive

729
00:50:37,760 --> 00:50:41,240
 plan had was that was to kind of grow contiguously.

730
00:50:41,240 --> 00:50:46,640
 And so that's what these future land use designations really talk about.

731
00:50:46,640 --> 00:50:52,080
 So with that said, low residential is intended for one to four dwelling units per acre.

732
00:50:52,080 --> 00:50:57,160
 Developments, as I mentioned, should be contiguous with existing development areas and organized

733
00:50:57,160 --> 00:51:02,240
 to promote walkability and access to open spaces within neighborhoods.

734
00:51:02,240 --> 00:51:06,840
 And then also to encourage a variety of housing styles and prices within neighborhoods to

735
00:51:06,840 --> 00:51:10,640
 make more dynamic places.

736
00:51:10,640 --> 00:51:15,560
 So we'll talk about how that -- the proposal fits within the comprehensive plan.

737
00:51:15,560 --> 00:51:20,800
 So overall, they are proposing a gross density of 3.8 dwelling units per acre, which is consistent

738
00:51:20,800 --> 00:51:23,840
 with that one to four dwelling units per acre.

739
00:51:23,840 --> 00:51:29,460
 It is adjacent to Loop 288 and contiguous to that existing development as it's growing

740
00:51:29,460 --> 00:51:31,520
 out from Loop 288.

741
00:51:31,520 --> 00:51:34,960
 And I just want to take a moment to talk about development in this area.

742
00:51:34,960 --> 00:51:36,440
 I know y'all are familiar with it.

743
00:51:36,440 --> 00:51:38,880
 You've seen a lot of these projects come forward.

744
00:51:38,880 --> 00:51:44,460
 But south of Loop 288 and those areas in orange, those are multifamily developments that have

745
00:51:44,460 --> 00:51:47,720
 -- are either under development or have been approved.

746
00:51:47,720 --> 00:51:50,600
 So they would be moving forward soon.

747
00:51:50,600 --> 00:51:57,800
 The area in red, that's a commercial development that is under review now and certain pieces

748
00:51:57,800 --> 00:52:01,600
 of it, I think, are under construction.

749
00:52:01,600 --> 00:52:07,040
 You see Stark Farms and Stewart Ridge, those residential developments as you move north

750
00:52:07,040 --> 00:52:09,800
 of the Denton ISD property.

751
00:52:09,800 --> 00:52:13,600
 Agave Ranch is a project you are all familiar with.

752
00:52:13,600 --> 00:52:17,800
 That's another project moving forward, residential project on FM 428.

753
00:52:17,800 --> 00:52:23,000
 And then a plot that you saw tonight where residential development in that area.

754
00:52:23,000 --> 00:52:28,200
 So that staged growth is sort of happening in this area, that it's moving out toward

755
00:52:28,200 --> 00:52:30,640
 the northeast.

756
00:52:30,640 --> 00:52:38,220
 Walkability, the proposal does include some trails within those existing easements.

757
00:52:38,220 --> 00:52:43,080
 Those are going to connect to proposed sidewalks within the development.

758
00:52:43,080 --> 00:52:47,940
 And they would establish that trail network within those easements that could be continued

759
00:52:47,940 --> 00:52:52,200
 as the areas to the north continue to develop.

760
00:52:52,200 --> 00:52:56,120
 So it really starts that trail system in this area.

761
00:52:56,120 --> 00:53:00,700
 And then those sidewalks will connect to that existing sidewalk facility to provide that

762
00:53:00,700 --> 00:53:06,760
 uninterrupted pedestrian pathway to that elementary school nearby.

763
00:53:06,760 --> 00:53:09,640
 And then as I mentioned, there are the three lot sizes within the development.

764
00:53:09,640 --> 00:53:13,760
 So it does provide that variety.

765
00:53:13,760 --> 00:53:16,440
 The criteria number two complies with the DDC.

766
00:53:16,440 --> 00:53:23,680
 It does comply with the DDC except for those areas where they expressly list within their

767
00:53:23,680 --> 00:53:25,280
 development standards document.

768
00:53:25,280 --> 00:53:30,160
 And we're going to talk about the architectural standards a little more closely in just a

769
00:53:30,160 --> 00:53:31,160
 minute.

770
00:53:31,160 --> 00:53:39,800
 And we did talk about those variety of lot sizes and as they compare to that R4 district.

771
00:53:39,800 --> 00:53:43,120
 Criterion three provides greater building design, amenities, and connectivity.

772
00:53:43,120 --> 00:53:46,960
 I want to break this down into three parts.

773
00:53:46,960 --> 00:53:49,400
 First I want to talk about greater building design.

774
00:53:49,400 --> 00:53:52,360
 So they are proposing some smaller lots within this development.

775
00:53:52,360 --> 00:53:58,840
 And so we wanted to make sure that that building design was adequate to enter a lively and

776
00:53:58,840 --> 00:54:00,720
 interesting place.

777
00:54:00,720 --> 00:54:06,880
 So they are proposing to comply with all architectural elements within subchapter seven of the Denton

778
00:54:06,880 --> 00:54:08,360
 Development Code.

779
00:54:08,360 --> 00:54:14,280
 And that includes things like architectural posts or covered front porches or other elements

780
00:54:14,280 --> 00:54:17,520
 that all subdivisions in the city have to follow.

781
00:54:17,520 --> 00:54:22,720
 And in addition to that, they're proposing some additional elements to make those, to

782
00:54:22,720 --> 00:54:28,640
 add to those single-family dwellings that they would have to do in addition to.

783
00:54:28,640 --> 00:54:31,840
 And so they would have to pick three from this list.

784
00:54:31,840 --> 00:54:40,800
 That could include a gabled roof dormer, carriage lights, a faux wood garage door, a minimum

785
00:54:40,800 --> 00:54:45,760
 size of a covered front porch, transom windows, enhanced driveway pavements.

786
00:54:45,760 --> 00:54:52,800
 So those additional elements that would be required above and beyond those minimum standards.

787
00:54:52,800 --> 00:54:56,040
 And then the next one I want to talk about is amenities.

788
00:54:56,040 --> 00:55:00,520
 So as I mentioned, single-family neighborhoods within the city of Denton, developed under

789
00:55:00,520 --> 00:55:04,480
 base zoning, are not required to provide minimum open space.

790
00:55:04,480 --> 00:55:07,880
 They are proposing that 21.8 acres.

791
00:55:07,880 --> 00:55:13,080
 And that does include a screening area near Loop 288, that tree preservation that I mentioned,

792
00:55:13,080 --> 00:55:15,440
 and also those existing easements.

793
00:55:15,440 --> 00:55:20,760
 Just for reference, their park dedication for 380 single-family dwelling units would

794
00:55:20,760 --> 00:55:22,640
 be 2.66 acres.

795
00:55:22,640 --> 00:55:27,140
 So that's what just a standard development would be required to either dedicate that

796
00:55:27,140 --> 00:55:30,960
 land or payment in lieu.

797
00:55:30,960 --> 00:55:37,320
 As part of that 21 acres, they are proposing a 5.31 acre open space gateway just at the

798
00:55:37,320 --> 00:55:41,240
 intersection of Grant Parkway in Deerwood.

799
00:55:41,240 --> 00:55:48,760
 And that would include a trail system, a wet pond with a fountain, a spray fountain in

800
00:55:48,760 --> 00:55:57,080
 the center of it, a playground equipment, a pavilion, seating areas, and tree plantings.

801
00:55:57,080 --> 00:56:02,800
 And in addition to that wet pond, there's another detention area that would also have

802
00:56:02,800 --> 00:56:09,720
 a wet pond with that spray feature so that they're turning those required infrastructure

803
00:56:09,720 --> 00:56:16,520
 necessities or facilities for drainage into neighborhood amenities.

804
00:56:16,520 --> 00:56:23,640
 They are proposing that tree buffer along Loop 288 as shown in this north exhibit along

805
00:56:23,640 --> 00:56:29,260
 with a masonry wall, a six-foot masonry wall in that location just to provide that separation

806
00:56:29,260 --> 00:56:31,640
 for those future residents.

807
00:56:31,640 --> 00:56:38,560
 And then based upon all of the open space, 124 lots or about 32 percent of the development

808
00:56:38,560 --> 00:56:42,120
 would be adjacent to open space areas.

809
00:56:42,120 --> 00:56:45,380
 And then finally, I want to talk about connectivity.

810
00:56:45,380 --> 00:56:48,240
 So I know I've talked about the easements.

811
00:56:48,240 --> 00:56:54,920
 We did talk with the developer and worked with them to oversize the area to capture

812
00:56:54,920 --> 00:57:00,480
 those easements and kind of some oversized HOA lots to allow tree plantings and landscaping

813
00:57:00,480 --> 00:57:02,160
 along that edge.

814
00:57:02,160 --> 00:57:07,720
 Also to, in those two easements, get those trails in there to provide those off-street

815
00:57:07,720 --> 00:57:13,860
 trail systems and that links that open space.

816
00:57:13,860 --> 00:57:18,120
 And as I mentioned, that does connect to the existing sidewalks as well as those future

817
00:57:18,120 --> 00:57:20,760
 neighborhood sidewalks, if approved.

818
00:57:20,760 --> 00:57:29,880
 And then Deerwood is designed in a way to have a 10-foot bike-ped path along that west

819
00:57:29,880 --> 00:57:35,080
 side of the road and then an 8-foot sidewalk with street trees along the east side.

820
00:57:35,080 --> 00:57:40,080
 Street trees couldn't be planted along that west side due to that electric easement, but

821
00:57:40,080 --> 00:57:46,080
 they do have the street trees on the east side.

822
00:57:46,080 --> 00:57:51,120
 Compatible criterion four is compatible buildings uses that are consistent with the character

823
00:57:51,120 --> 00:57:52,120
 of the area.

824
00:57:52,120 --> 00:57:58,720
 So the PD would allow residential uses, which are consistent with the adjacent properties.

825
00:57:58,720 --> 00:58:03,160
 It also would be consistent with the existing zoning because R4 is already on the property,

826
00:58:03,160 --> 00:58:07,160
 so it would really just be consistent with those current regulations.

827
00:58:07,160 --> 00:58:12,680
 And the proposal, while it would, while it has densities greater than the adjacent neighborhood,

828
00:58:12,680 --> 00:58:16,560
 as I mentioned, it does transition those lots so that the larger lots are adjacent to those

829
00:58:16,560 --> 00:58:21,040
 existing neighborhoods.

830
00:58:21,040 --> 00:58:26,920
 The development is expected to generate about 92 elementary students, 48 middle school students,

831
00:58:26,920 --> 00:58:29,040
 and 60 high school students.

832
00:58:29,040 --> 00:58:35,920
 Hodge Elementary is anticipated to meet capacity in the 2022-23 school year.

833
00:58:35,920 --> 00:58:40,600
 Strickland has sufficient capacity, and then Ryan High School will be nearing capacity

834
00:58:40,600 --> 00:58:44,520
 the year after Hodge Elementary.

835
00:58:44,520 --> 00:58:48,840
 The subdivision is within the eight-minute or less response time for fire.

836
00:58:48,840 --> 00:58:52,720
 There's a fire station along Sherman Drive.

837
00:58:52,720 --> 00:58:58,640
 Just note that there is a condition, our staff is recommending a condition, that they continue

838
00:58:58,640 --> 00:59:05,080
 working with TxDOT to secure that secondary emergency access and a minimum to provide

839
00:59:05,080 --> 00:59:09,580
 that remoteness for the fire department in case of an emergency.

840
00:59:09,580 --> 00:59:13,800
 And the use is consistent with the surrounding area, not expected to generate a significant

841
00:59:13,800 --> 00:59:16,600
 increase in crime or nuisances.

842
00:59:16,600 --> 00:59:20,360
 There is water and wastewater near the site, and they would be expected to extend it throughout

843
00:59:20,360 --> 00:59:21,360
 the site.

844
00:59:21,360 --> 00:59:23,360
 There have been no capacity issues identified.

845
00:59:23,360 --> 00:59:29,080
 And then finally, I just want to talk about transportation, and I'll try to be brief.

846
00:59:29,080 --> 00:59:34,360
 The proposal is estimated to generate about 3,500 daily trips.

847
00:59:34,360 --> 00:59:41,040
 That's 275 morning peak, 234 afternoon peak, and that's during the time that that Hodge

848
00:59:41,040 --> 00:59:46,000
 Elementary would be getting out, and then 366 evening peak.

849
00:59:46,000 --> 00:59:51,160
 They also estimated that site-generated trips to the school would be 41 morning vehicles

850
00:59:51,160 --> 00:59:53,880
 and then 35 afternoon vehicles.

851
00:59:53,880 --> 00:59:58,840
 We've heard a lot of concern about traffic in the area, particularly at the intersection

852
00:59:58,840 --> 01:00:01,200
 of Loop 288 and Kings Row.

853
01:00:01,200 --> 01:00:07,600
 So they did provide a traffic impact analysis that our engineering group has reviewed and

854
01:00:07,600 --> 01:00:12,080
 approved, and they're here tonight to talk about it if we have further questions.

855
01:00:12,080 --> 01:00:21,000
 But just to give you a brief outline, so intersections are graded on a scale from A to F, and it's

856
01:00:21,000 --> 01:00:25,240
 depending on how long a car has to wait at that intersection.

857
01:00:25,240 --> 01:00:32,360
 So anything above 80 seconds that a car would have to wait gets that grade of F, and then

858
01:00:32,360 --> 01:00:37,280
 it's sort of, you know, I think under 10 seconds, excuse me, is an A, and then there's that

859
01:00:37,280 --> 01:00:39,960
 gradation in between.

860
01:00:39,960 --> 01:00:48,200
 So under current conditions, that intersection at Kings Row and Loop 288 operates in the

861
01:00:48,200 --> 01:00:55,160
 morning at a level of service of E. So there's about a 79-second wait in the morning.

862
01:00:55,160 --> 01:01:03,400
 It's a level of C at that Hodge Elementary getting out afternoon, and then a level of

863
01:01:03,400 --> 01:01:06,440
 D in the evening.

864
01:01:06,440 --> 01:01:13,080
 The intersection at Kings Row and Deerwood operates at a level of service of B in the

865
01:01:13,080 --> 01:01:20,880
 morning, a level of service of B in the mid-afternoon, and a level of service of A in the evening.

866
01:01:20,880 --> 01:01:24,320
 So that is current conditions.

867
01:01:24,320 --> 01:01:30,680
 As part of their TIA, they looked at the 2029 conditions, which would take into account

868
01:01:30,680 --> 01:01:36,000
 growth in the area, as well as this development.

869
01:01:36,000 --> 01:01:42,180
 And that would cause this intersection at Kings Row and Loop 288 to drop to a level

870
01:01:42,180 --> 01:01:49,040
 of service of F, which would increase that delay by -- it's over 250 seconds.

871
01:01:49,040 --> 01:01:53,400
 And then it's an F in the mid-afternoon and F in the evening.

872
01:01:53,400 --> 01:01:58,500
 And then this intersection would also be impacted going to a level of service of D in the morning,

873
01:01:58,500 --> 01:02:01,680
 and then the afternoon would be a level of service of B.

874
01:02:01,680 --> 01:02:06,280
 So as part of that review and as part of the discussions with the applicant, our engineering

875
01:02:06,280 --> 01:02:14,120
 group has looked at interventions that would improve functioning of this area.

876
01:02:14,120 --> 01:02:22,760
 And the proposal is to graft a pavement section onto Kings Row in this general area 300 feet

877
01:02:22,760 --> 01:02:28,960
 long, 11 feet wide, to allow a bypass lane so those cars that just want to go straight

878
01:02:28,960 --> 01:02:32,920
 on Kings Row toward the east can go ahead and move freely.

879
01:02:32,920 --> 01:02:37,760
 And that would allow for a left turn pocket to turn to the north.

880
01:02:37,760 --> 01:02:47,960
 And then additionally to include a right turn lane at Kings Row and Loop 288 so that it

881
01:02:47,960 --> 01:02:50,560
 would be dedicated, it would be right turn only.

882
01:02:50,560 --> 01:02:55,320
 That would allow a sufficient capacity to get cars across that highway.

883
01:02:55,320 --> 01:02:57,680
 >> Julie, can I interrupt real fast?

884
01:02:57,680 --> 01:03:00,960
 Before we get too far into this, I have two questions.

885
01:03:00,960 --> 01:03:05,680
 Can you go back two slides?

886
01:03:05,680 --> 01:03:14,400
 The trip generation here at Kings Row and Loop 288, on the A.M. it says 79 seconds.

887
01:03:14,400 --> 01:03:18,040
 And on the left, is that current conditions?

888
01:03:18,040 --> 01:03:22,760
 There's 275 morning peak trips, or that's current?

889
01:03:22,760 --> 01:03:26,140
 >> That would be from the development only, sorry, I wasn't very clear on that.

890
01:03:26,140 --> 01:03:33,640
 So the estimated trip generation, that's 275 morning peak trips generated by the proposal.

891
01:03:33,640 --> 01:03:39,240
 >> I guess I don't know the logistics of it, but I would think that 275 additional trips

892
01:03:39,240 --> 01:03:45,200
 and 234 additional trips would make the A.M. and that first P.M. closer.

893
01:03:45,200 --> 01:03:53,000
 But the first P.M. of C, that 25 seconds is nearly, what is that, a third of the 80 seconds?

894
01:03:53,000 --> 01:03:55,880
 But it's nearly the same amount of added trips.

895
01:03:55,880 --> 01:03:57,600
 I don't know how that math works out.

896
01:03:57,600 --> 01:04:01,240
 >> I'm going to call engineering up to answer that.

897
01:04:01,240 --> 01:04:02,240
 >> We can wait on that.

898
01:04:02,240 --> 01:04:03,240
 There might be other questions.

899
01:04:03,240 --> 01:04:06,320
 But I'm just curious on how that math works out.

900
01:04:06,320 --> 01:04:13,680
 And then if you go forward one more slide, I don't know, I'm sorry, I wanted to see this

901
01:04:13,680 --> 01:04:15,280
 for 250 seconds.

902
01:04:15,280 --> 01:04:17,520
 This is in 2029, correct?

903
01:04:17,520 --> 01:04:18,520
 >> Yes.

904
01:04:18,520 --> 01:04:22,600
 >> And that's assuming probably a full build out of this proposed development.

905
01:04:22,600 --> 01:04:26,800
 Is it taking in consideration any other developments over the next eight years?

906
01:04:26,800 --> 01:04:33,080
 And is it taking in consideration TxDOT's plan for adding service roads?

907
01:04:33,080 --> 01:04:38,080
 >> I'm not sure about the service roads, and engineering may correct me, but I believe

908
01:04:38,080 --> 01:04:41,360
 they are taking into account a 3% growth rate.

909
01:04:41,360 --> 01:04:48,320
 They also included the background traffic for the proposed plat that you saw tonight.

910
01:04:48,320 --> 01:04:54,960
 So those projects that are kind of in that pipeline, that 2029 conditions included those

911
01:04:54,960 --> 01:05:03,380
 as well as a proposed 3% growth rate for traffic.

912
01:05:03,380 --> 01:05:10,840
 >> Yeah, I just -- for clarity, I don't -- this seems as though it's communicating, here's

913
01:05:10,840 --> 01:05:16,040
 just how bad it gets if this development goes in, but it's not speaking to any of the mobility

914
01:05:16,040 --> 01:05:21,680
 plans that the city's doing, and it's not taking into consideration the amount of homes

915
01:05:21,680 --> 01:05:26,080
 that would go in as a right to build, right?

916
01:05:26,080 --> 01:05:31,760
 So if we didn't do the PD and someone just built on an R4, that's going to have nearly

917
01:05:31,760 --> 01:05:35,400
 the same impact of this, right?

918
01:05:35,400 --> 01:05:36,400
 I don't know the difference.

919
01:05:36,400 --> 01:05:42,120
 I imagine it's 40 homes, probably, from a straight R4 to the PD.

920
01:05:42,120 --> 01:05:46,800
 So even if we didn't approve this, this highlights that this intersection needs to be improved

921
01:05:46,800 --> 01:05:51,360
 regardless of this project being approved, because the way it's zoned in this general

922
01:05:51,360 --> 01:05:59,160
 area is naturally going to cause a pinch here apart from this project's incremental increase

923
01:05:59,160 --> 01:06:00,880
 in density.

924
01:06:00,880 --> 01:06:01,880
 >> That is correct.

925
01:06:01,880 --> 01:06:02,880
 >> Okay.

926
01:06:02,880 --> 01:06:06,640
 >> But it doesn't really split out what could be developed by right.

927
01:06:06,640 --> 01:06:11,920
 It really is just looking at the total trips that would be generated by this particular

928
01:06:11,920 --> 01:06:12,920
 project, but you're correct.

929
01:06:12,920 --> 01:06:20,160
 If it were developed under the R4, there would be trips -- there would be impacts associated

930
01:06:20,160 --> 01:06:21,160
 with that.

931
01:06:21,160 --> 01:06:24,740
 >> And you mentioned earlier that TxDOT does have plans for service roads that connect Kings

932
01:06:24,740 --> 01:06:26,280
 Row up to 428.

933
01:06:26,280 --> 01:06:27,280
 >> Correct.

934
01:06:27,280 --> 01:06:30,560
 We don't -- there's not a design for that, and we don't have timing for it.

935
01:06:30,560 --> 01:06:31,560
 >> Okay.

936
01:06:31,560 --> 01:06:35,640
 Is there a reason we chose 2029 on these projections?

937
01:06:35,640 --> 01:06:39,840
 >> That would be something that I would have engineering discuss why they kind of chose

938
01:06:39,840 --> 01:06:40,960
 that date.

939
01:06:40,960 --> 01:06:43,120
 >> We might be able to lump engineering questions later.

940
01:06:43,120 --> 01:06:44,120
 >> Yeah.

941
01:06:44,120 --> 01:06:45,120
 >> Okay.

942
01:06:45,120 --> 01:06:46,120
 Sorry.

943
01:06:46,120 --> 01:06:47,120
 >> No.

944
01:06:47,120 --> 01:06:48,120
 Those are great questions.

945
01:06:48,120 --> 01:06:56,640
 So we have the conditions associated with those transportation improvements on Kings

946
01:06:56,640 --> 01:07:03,400
 Row, and these enhancements would result in a level of service of D or better, which is

947
01:07:03,400 --> 01:07:11,640
 what our transportation criteria manual has as a recommendation of level of service.

948
01:07:11,640 --> 01:07:16,560
 There aren't any city main -- >> Commissioner Ellis.

949
01:07:16,560 --> 01:07:21,360
 >> My microphone's being -- >> It's a longer press on these new mics.

950
01:07:21,360 --> 01:07:22,360
 >> Yeah.

951
01:07:22,360 --> 01:07:23,360
 I guess so.

952
01:07:23,360 --> 01:07:24,360
 Thank you.

953
01:07:24,360 --> 01:07:25,360
 Okay.

954
01:07:25,360 --> 01:07:26,360
 So back to that.

955
01:07:26,360 --> 01:07:37,520
 How do we think level service D is good, since it's over the 50% if we're doing ABCD, it's

956
01:07:37,520 --> 01:07:40,520
 towards the bad side, A, B, C, D, E, F, right?

957
01:07:40,520 --> 01:07:42,680
 We're saying D is acceptable.

958
01:07:42,680 --> 01:07:46,960
 I don't think D is sufficient or acceptable to the city, but I'm just wondering where

959
01:07:46,960 --> 01:07:48,440
 did we pull that from?

960
01:07:48,440 --> 01:07:52,320
 I know you said it's in the criteria manual, but where does that come from?

961
01:07:52,320 --> 01:07:57,080
 Someone might have a better answer in terms of engineering principles, but I can kind

962
01:07:57,080 --> 01:08:01,120
 of talk about it in terms of from a planning perspective.

963
01:08:01,120 --> 01:08:08,320
 So yes, it does bake in some sort of delay in these intersections, but what we don't

964
01:08:08,320 --> 01:08:13,660
 want to do from a planning perspective would be to design roads to accommodate the worst

965
01:08:13,660 --> 01:08:21,880
 traffic situation possible, because those would create oversized roads and intersections

966
01:08:21,880 --> 01:08:26,880
 in these, so they wouldn't have that necessarily neighborhood, that smaller scale.

967
01:08:26,880 --> 01:08:31,680
 So we wouldn't from a planning perspective necessarily want all A intersections, because

968
01:08:31,680 --> 01:08:39,240
 we do want them to be scaled appropriately for not just peak times.

969
01:08:39,240 --> 01:08:45,000
 And remember, those level of service are really talking about those peak times, so when people

970
01:08:45,000 --> 01:08:49,440
 are going to work or when people are coming home, those are really when we see those major

971
01:08:49,440 --> 01:08:50,440
 traffic impacts.

972
01:08:50,440 --> 01:08:54,360
 We don't want to necessarily design those intersections for just a couple of hours during

973
01:08:54,360 --> 01:08:55,920
 the 24 hour day.

974
01:08:55,920 --> 01:08:59,160
 Yeah, and I understand that.

975
01:08:59,160 --> 01:09:08,480
 I think where there's a disconnect to me is when we have an area that's already developed,

976
01:09:08,480 --> 01:09:12,080
 growing, why we're not changing our mindset there.

977
01:09:12,080 --> 01:09:15,680
 This intersection is already a problem today with nothing else.

978
01:09:15,680 --> 01:09:17,040
 It's a problem.

979
01:09:17,040 --> 01:09:22,680
 And so to view it like that, I just view it differently.

980
01:09:22,680 --> 01:09:25,160
 We already know it's a problem now.

981
01:09:25,160 --> 01:09:27,280
 We already know it's growing out there.

982
01:09:27,280 --> 01:09:35,720
 So to me, doing this, okay, that's something, but we're settling on D or better.

983
01:09:35,720 --> 01:09:41,080
 I mean, it's going to be D. It's not going to be better than D, even doing this, in my

984
01:09:41,080 --> 01:09:45,580
 opinion, because of, again, the problems we already have now.

985
01:09:45,580 --> 01:09:50,280
 So I'm throwing that out there because I think we need to look at that a little bit differently.

986
01:09:50,280 --> 01:09:55,680
 I understand that's the criteria manual, but if this was rural right now and this is one

987
01:09:55,680 --> 01:09:59,320
 development we're thinking of, I understand that.

988
01:09:59,320 --> 01:10:06,120
 I don't understand that way of thinking and presenting when we're dealing with this specific

989
01:10:06,120 --> 01:10:08,760
 type of situation.

990
01:10:08,760 --> 01:10:11,960
 And Julie, just for clarification, a D is a 40 second wait?

991
01:10:11,960 --> 01:10:14,760
 I'm going to have to look that up.

992
01:10:14,760 --> 01:10:15,760
 Okay.

993
01:10:15,760 --> 01:10:30,760
 I think we got some help.

994
01:10:30,760 --> 01:10:33,520
 55 seconds.

995
01:10:33,520 --> 01:10:34,520
 Okay.

996
01:10:34,520 --> 01:10:35,520
 Great.

997
01:10:35,520 --> 01:10:38,520
 Thank you.

998
01:10:38,520 --> 01:10:41,680
 Thanks.

999
01:10:41,680 --> 01:10:45,440
 So there aren't any city maintained parks within walking distance to this site.

1000
01:10:45,440 --> 01:10:47,520
 So that's why that open space was really important.

1001
01:10:47,520 --> 01:10:51,560
 And that was something that we talked to the applicant a lot.

1002
01:10:51,560 --> 01:10:57,760
 They coordinated with parks to kind of talk about what kind of things would be optimal.

1003
01:10:57,760 --> 01:11:05,000
 And that's how they arrived at that 3500 square foot playground equipment, the pavilion, and

1004
01:11:05,000 --> 01:11:08,960
 then those additional trails.

1005
01:11:08,960 --> 01:11:12,480
 So public outreach was sent out.

1006
01:11:12,480 --> 01:11:17,440
 Thus far, we have received 74 letters in opposition.

1007
01:11:17,440 --> 01:11:24,460
 31 of those are within 200 feet of the subject site and 6 in favor.

1008
01:11:24,460 --> 01:11:33,720
 There is a map on your screen, hot off the presses, that kind of shows those, where those

1009
01:11:33,720 --> 01:11:38,520
 opposition letters are in kind of in proximity to the subject property.

1010
01:11:38,520 --> 01:11:46,080
 They did have three virtual neighborhood meetings in March and then also in May.

1011
01:11:46,080 --> 01:11:51,000
 And some of those topics that were talked about were the traffic situation, drainage

1012
01:11:51,000 --> 01:11:56,120
 elements, and just concerns about additional growth within the area.

1013
01:11:56,120 --> 01:12:04,960
 That, Julie, on the previous screen, or is it -- I'm sorry, this one.

1014
01:12:04,960 --> 01:12:05,960
 Is that shaded area?

1015
01:12:05,960 --> 01:12:06,960
 Am I seeing that right?

1016
01:12:06,960 --> 01:12:10,480
 Is that part of this ETJ on the northeast?

1017
01:12:10,480 --> 01:12:11,480
 That is correct, yes.

1018
01:12:11,480 --> 01:12:13,720
 But we still noted their opposition.

1019
01:12:13,720 --> 01:12:18,180
 That doesn't count towards the 20% -- we're just doing that for reference of where comments

1020
01:12:18,180 --> 01:12:19,180
 came from.

1021
01:12:19,180 --> 01:12:20,180
 Absolutely, yes.

1022
01:12:20,180 --> 01:12:21,180
 Okay.

1023
01:12:21,180 --> 01:12:26,200
 And then I don't see any green on this, so I take it the 6 in favor were external from

1024
01:12:26,200 --> 01:12:27,200
 this map?

1025
01:12:27,200 --> 01:12:32,320
 I believe they're the property owner and then they're kind of outside that map, so.

1026
01:12:32,320 --> 01:12:33,320
 Okay.

1027
01:12:33,320 --> 01:12:34,320
 Thank you.

1028
01:12:34,320 --> 01:12:36,320
 Oh, Commissioner Ellis.

1029
01:12:36,320 --> 01:12:37,320
 Thank you, Chair.

1030
01:12:37,320 --> 01:12:39,760
 I guess while we're still on this map, what do we know about that property that's kind

1031
01:12:39,760 --> 01:12:41,200
 of in the center?

1032
01:12:41,200 --> 01:12:43,360
 Is that just an estate property?

1033
01:12:43,360 --> 01:12:46,480
 Yeah, that is -- that's not part of this request.

1034
01:12:46,480 --> 01:12:54,120
 It is a historic farm within the area, so they have provided in their plan stub outs

1035
01:12:54,120 --> 01:12:55,120
 to that.

1036
01:12:55,120 --> 01:13:02,080
 So if and when it ever did develop, it would be able to be taken into the project and kind

1037
01:13:02,080 --> 01:13:06,600
 of folded in with residential development.

1038
01:13:06,600 --> 01:13:10,520
 It does have a zoning of R4, so it could develop with residential uses.

1039
01:13:10,520 --> 01:13:11,520
 Okay.

1040
01:13:11,520 --> 01:13:12,520
 Thanks.

1041
01:13:12,520 --> 01:13:18,320
 So staff does recommend approval of the request as it meets the criteria for approval.

1042
01:13:18,320 --> 01:13:21,600
 We do have those two conditions.

1043
01:13:21,600 --> 01:13:26,200
 One related to those improvements along Kings Row, and then the other is that secondary

1044
01:13:26,200 --> 01:13:31,880
 fire access with those later phases to ensure that there is adequate fire access.

1045
01:13:31,880 --> 01:13:37,960
 They -- if this moves forward tonight, then the next step would be City Council on July

1046
01:13:37,960 --> 01:13:39,680
 the 20th.

1047
01:13:39,680 --> 01:13:41,840
 And I'll be happy to answer any questions.

1048
01:13:41,840 --> 01:13:47,680
 The applicant is here to answer any questions and has a presentation for the regular session.

1049
01:13:47,680 --> 01:13:51,600
 Julie, have they agreed to the conditions -- have we talked about the conditions with

1050
01:13:51,600 --> 01:13:52,600
 the applicant?

1051
01:13:52,600 --> 01:13:53,600
 Yes.

1052
01:13:53,600 --> 01:13:56,360
 And then -- I just lost it.

1053
01:13:56,360 --> 01:13:58,680
 I'll go to Commissioner Smith.

1054
01:13:58,680 --> 01:13:59,680
 Thank you, Chair.

1055
01:13:59,680 --> 01:14:01,760
 Julie, a couple questions.

1056
01:14:01,760 --> 01:14:08,380
 The -- the continuous park space, you said there's 2.66 acres for park dedication.

1057
01:14:08,380 --> 01:14:13,440
 How -- what's the largest tract that's dedicated to parks that's continuous, that's all one?

1058
01:14:13,440 --> 01:14:14,560
 Do you know?

1059
01:14:14,560 --> 01:14:15,560
 In their proposal?

1060
01:14:15,560 --> 01:14:16,560
 Yeah.

1061
01:14:16,560 --> 01:14:20,440
 As I saw on the map, 2.66 in total.

1062
01:14:20,440 --> 01:14:21,440
 How big are those parks?

1063
01:14:21,440 --> 01:14:23,680
 I saw it kind of spread out throughout the entire plan.

1064
01:14:23,680 --> 01:14:30,680
 Well, the -- so the 2.66 would be, if it were developed just as a base zoning, the -- the

1065
01:14:30,680 --> 01:14:35,320
 typical development within the city of Denton has to develop -- has to dedicate a certain

1066
01:14:35,320 --> 01:14:38,680
 amount of parkland, and it's based upon the number of dwelling units.

1067
01:14:38,680 --> 01:14:45,120
 So if it developed, they -- they would have to dedicate 2.66 acres or do a payment in

1068
01:14:45,120 --> 01:14:51,280
 lieu, so pay the parks a certain rate based upon that acreage.

1069
01:14:51,280 --> 01:15:00,960
 As they're proposing, they -- they are proposing common open spaces maintained by the HOA that

1070
01:15:00,960 --> 01:15:07,600
 the -- that south tract would be about five acres, and then there are additional acreage

1071
01:15:07,600 --> 01:15:11,200
 throughout the site, smaller in size.

1072
01:15:11,200 --> 01:15:17,240
 I believe that there's a -- a -- a treat area that's about 1.7 acres, and then other smaller

1073
01:15:17,240 --> 01:15:19,900
 parcels taken into account.

1074
01:15:19,900 --> 01:15:21,280
 So that's not 2.66.

1075
01:15:21,280 --> 01:15:23,080
 They have more acres they're dedicating?

1076
01:15:23,080 --> 01:15:24,080
 They're proposing 21.8 acres.

1077
01:15:24,080 --> 01:15:25,080
 That's right.

1078
01:15:25,080 --> 01:15:26,080
 Okay.

1079
01:15:26,080 --> 01:15:27,080
 Yes, sir.

1080
01:15:27,080 --> 01:15:28,080
 And the five -- five is the larger space.

1081
01:15:28,080 --> 01:15:29,080
 Yes, sir.

1082
01:15:29,080 --> 01:15:30,080
 Perfect.

1083
01:15:30,080 --> 01:15:31,080
 All right.

1084
01:15:31,080 --> 01:15:32,080
 Sorry.

1085
01:15:32,080 --> 01:15:33,080
 I saw the 2.66, and I saw the 21.

1086
01:15:33,080 --> 01:15:34,080
 I was confused on that piece here.

1087
01:15:34,080 --> 01:15:39,240
 The primary criteria for needing to do the PD in the first place, it seems like it's square

1088
01:15:39,240 --> 01:15:43,160
 footage of the lots was kind of the biggest deviation we're making away from R4.

1089
01:15:43,160 --> 01:15:47,000
 My right -- yeah, my right, and that assumption there, that it was primarily -- that was the

1090
01:15:47,000 --> 01:15:48,000
 biggest piece of it.

1091
01:15:48,000 --> 01:15:49,000
 Yes, sir.

1092
01:15:49,000 --> 01:15:51,720
 So it was done -- and that's probably more of an applicant question, but I'm assuming

1093
01:15:51,720 --> 01:15:58,400
 that was done more for price diversity, or is it just a marketability?

1094
01:15:58,400 --> 01:16:02,860
 From a planning perspective, it does get that variety of lot sizes, so it does have that

1095
01:16:02,860 --> 01:16:08,400
 sort of -- it's -- it's not kind of -- it's not all the same throughout the development.

1096
01:16:08,400 --> 01:16:13,200
 From the -- the applicant's perspective, I might let them answer that as to maybe their

1097
01:16:13,200 --> 01:16:14,200
 -- their rationale.

1098
01:16:14,200 --> 01:16:15,200
 Okay.

1099
01:16:15,200 --> 01:16:17,600
 Can you give the -- do you know what the average square footage of the lots when you take it

1100
01:16:17,600 --> 01:16:24,580
 as like 176, we're at 40 -- 46, 4800 square feet, can you get that number where it's like

1101
01:16:24,580 --> 01:16:26,920
 average across the board, it'd be X amount of square feet?

1102
01:16:26,920 --> 01:16:27,920
 I can do that for you.

1103
01:16:27,920 --> 01:16:30,420
 Or you can give me the numbers, and I'll do it for myself, one of those two.

1104
01:16:30,420 --> 01:16:34,160
 I can't do that in my head, so I'll have to -- I'll have to be confident.

1105
01:16:34,160 --> 01:16:35,160
 Neither can I, Julie.

1106
01:16:35,160 --> 01:16:36,160
 I'm smart, but I'm that smart.

1107
01:16:36,160 --> 01:16:37,760
 And more on the not-that-smart, but yeah.

1108
01:16:37,760 --> 01:16:39,760
 I'll be ready at the regular session with that number.

1109
01:16:39,760 --> 01:16:40,760
 Is that --

1110
01:16:40,760 --> 01:16:41,760
 Perfect.

1111
01:16:41,760 --> 01:16:42,760
 That works.

1112
01:16:42,760 --> 01:16:43,760
 Thanks, Julie.

1113
01:16:43,760 --> 01:16:44,760
 Any other questions?

1114
01:16:44,760 --> 01:16:54,160
 Yeah, can you explain how common and what the rationale is for treating the smaller

1115
01:16:54,160 --> 01:17:00,400
 parcel separate under the same PDE with the same regulations?

1116
01:17:00,400 --> 01:17:09,280
 Let me make sure I understand.

1117
01:17:09,280 --> 01:17:13,360
 The rationale for just having that R4 as a base zoning district, but then --

1118
01:17:13,360 --> 01:17:20,960
 From a planning perspective, right, are PDEs common where the land areas are non-contiguous

1119
01:17:20,960 --> 01:17:23,600
 with different access points?

1120
01:17:23,600 --> 01:17:30,600
 Why, from a city planning perspective, would we want to have those two areas zoned with

1121
01:17:30,600 --> 01:17:32,480
 the same restrictions?

1122
01:17:32,480 --> 01:17:36,440
 I see what you're saying, the smaller -- the smaller parcel to the south.

1123
01:17:36,440 --> 01:17:43,040
 You know, that had an R7 zoning designation, and so it made sense to sort of kind of get

1124
01:17:43,040 --> 01:17:51,820
 it -- get the entire area under sort of that same consistent development regulation.

1125
01:17:51,820 --> 01:17:56,880
 So that's kind of that remainder piece in that little area, that five-acre parcel just

1126
01:17:56,880 --> 01:18:02,680
 at the intersection of Loop 288 and Deer and Kings Road.

1127
01:18:02,680 --> 01:18:07,320
 So we just get it under -- you know, planning didn't have any heartburn about that non-contiguous

1128
01:18:07,320 --> 01:18:08,320
 area.

1129
01:18:08,320 --> 01:18:12,040
 It really just ensures that this entire area develops in a more consistent manner.

1130
01:18:12,040 --> 01:18:13,040
 Okay.

1131
01:18:13,040 --> 01:18:16,720
 And one more.

1132
01:18:16,720 --> 01:18:21,840
 Can you remind us again what the -- on the narrower 40-foot wide lots, what's the garage

1133
01:18:21,840 --> 01:18:24,800
 front door allowance on those?

1134
01:18:24,800 --> 01:18:29,240
 They have proposed an increased garage door allowance, and I'll have to look that up.

1135
01:18:29,240 --> 01:18:35,600
 I don't have it with me, but it would be large -- under current regulations, the garage door

1136
01:18:35,600 --> 01:18:41,400
 can only take up 40% of that frontage for the home.

1137
01:18:41,400 --> 01:18:45,920
 As they're proposing, it would take up a larger bit of that frontage because the homes wouldn't

1138
01:18:45,920 --> 01:18:46,920
 be as wide.

1139
01:18:46,920 --> 01:18:50,840
 I'll have to look that up and let you know what that is, but I can find that out for

1140
01:18:50,840 --> 01:18:51,840
 you.

1141
01:18:51,840 --> 01:18:52,840
 Thank you.

1142
01:18:52,840 --> 01:18:55,440
 Any other questions for Julie?

1143
01:18:55,440 --> 01:18:56,440
 Commissioner Smith?

1144
01:18:56,440 --> 01:18:57,440
 Thank you, Chair.

1145
01:18:57,440 --> 01:19:04,280
 Julie, on that, the -- it is unusual for us to see a non-connected parcel whenever you're

1146
01:19:04,280 --> 01:19:09,720
 looking at entire HOA-dedicated and maintained property.

1147
01:19:09,720 --> 01:19:14,480
 And it seems like there's going to be a -- that southern parcel then is essentially -- won't

1148
01:19:14,480 --> 01:19:17,960
 have any connectivity to the HOA services that are going to be up in the main section

1149
01:19:17,960 --> 01:19:18,960
 of the area.

1150
01:19:18,960 --> 01:19:22,080
 So really more of a question for probably the applicant in public, but how unusual is

1151
01:19:22,080 --> 01:19:23,680
 that for us to see that in planning?

1152
01:19:23,680 --> 01:19:28,520
 I mean, I've never seen it in whatever four years of being on P&Z.

1153
01:19:28,520 --> 01:19:32,600
 The planning department didn't have any -- we didn't have any issues in development services

1154
01:19:32,600 --> 01:19:35,720
 about, well, it's HOA, it's a small little lot down there.

1155
01:19:35,720 --> 01:19:42,320
 Yeah, we didn't have any concerns in terms of those development regulations.

1156
01:19:42,320 --> 01:19:46,440
 The applicant can probably speak to how that HOA would function.

1157
01:19:46,440 --> 01:19:51,000
 They will have to provide -- you're right, it doesn't provide that direct connectivity.

1158
01:19:51,000 --> 01:19:56,520
 But it would -- they would have to build those sidewalks, those northern piece of the sidewalks

1159
01:19:56,520 --> 01:20:00,320
 along Kings Road, which would connect to that existing sidewalk facility.

1160
01:20:00,320 --> 01:20:06,680
 So there would be pedestrian connectivity for that parcel and then, you know, there

1161
01:20:06,680 --> 01:20:08,960
 would be that driving connectivity as well.

1162
01:20:08,960 --> 01:20:12,640
 Yeah, I'd hate for that little parcel to become the little stepbrother of the HOA.

1163
01:20:12,640 --> 01:20:14,600
 So that would be good.

1164
01:20:14,600 --> 01:20:15,600
 Thanks.

1165
01:20:15,600 --> 01:20:18,960
 I remember my first question and then I have a second one.

1166
01:20:18,960 --> 01:20:24,720
 And Tana, with the non-contiguous piece, that can almost be built by right on the R7.

1167
01:20:24,720 --> 01:20:29,920
 I think there's a lot minimum on a couple of the R4Cs on the width.

1168
01:20:29,920 --> 01:20:33,660
 But more or less, if we didn't approve that or we were to separate it out, they could

1169
01:20:33,660 --> 01:20:35,960
 nearly build that anyways.

1170
01:20:35,960 --> 01:20:39,560
 That's probably why you didn't have our heartburn, I imagine, is that it almost aligns to the

1171
01:20:39,560 --> 01:20:42,480
 R7 district there anyways.

1172
01:20:42,480 --> 01:20:48,120
 The proposed lot sizes, yes, they are -- as far as the overall size of those lots, it

1173
01:20:48,120 --> 01:20:52,600
 is consistent with R7 because R7 allows that 4,000 square foot lots.

1174
01:20:52,600 --> 01:20:55,560
 Where the difference is, is the width of the lots.

1175
01:20:55,560 --> 01:21:00,760
 They are proposing deeper lots but narrower, whereas that R7 under the base zoning has

1176
01:21:00,760 --> 01:21:04,120
 the bit wider lots with the less depth.

1177
01:21:04,120 --> 01:21:05,120
 Gotcha.

1178
01:21:05,120 --> 01:21:11,680
 And then the question I had earlier is, is King Road -- Kings Road a city road?

1179
01:21:11,680 --> 01:21:12,840
 It is, yes, sir.

1180
01:21:12,840 --> 01:21:19,000
 But if they were to -- the requirement to do a right turn on to Lute 28 would have to

1181
01:21:19,000 --> 01:21:20,560
 have text-out approval?

1182
01:21:20,560 --> 01:21:23,600
 Yes, they would have to go through the text-out approval process.

1183
01:21:23,600 --> 01:21:24,600
 Okay.

1184
01:21:24,600 --> 01:21:28,600
 So that's not for the increase of the 300 feet on Kings Road?

1185
01:21:28,600 --> 01:21:32,840
 No, it would just be reviewed by city staff, yes, sir.

1186
01:21:32,840 --> 01:21:33,840
 Okay.

1187
01:21:33,840 --> 01:21:34,840
 Great.

1188
01:21:34,840 --> 01:21:35,840
 That's all I have.

1189
01:21:35,840 --> 01:21:36,840
 Commissioner Pruitt.

1190
01:21:36,840 --> 01:21:37,840
 Sorry.

1191
01:21:37,840 --> 01:21:40,480
 Just while we're on the road question, I wasn't clear.

1192
01:21:40,480 --> 01:21:48,080
 The recommended roadway improvements along Kings Road, when it says that those raise it

1193
01:21:48,080 --> 01:21:56,920
 to a level service E, is that in the 2029 projection, is that nearer term when everything

1194
01:21:56,920 --> 01:21:57,920
 is built out?

1195
01:21:57,920 --> 01:21:58,920
 How does that work out?

1196
01:21:58,920 --> 01:22:05,800
 And as well, is it 2029 with just this development or 2029 with this and the other things in

1197
01:22:05,800 --> 01:22:06,800
 process?

1198
01:22:06,800 --> 01:22:10,200
 I believe that is the 2029.

1199
01:22:10,200 --> 01:22:17,160
 Engineering may want to confirm or deny -- excuse me, but it's the 2029 with those background

1200
01:22:17,160 --> 01:22:19,560
 conditions and the proposed development.

1201
01:22:19,560 --> 01:22:20,560
 Okay.

1202
01:22:20,560 --> 01:22:23,560
 Thank you.

1203
01:22:23,560 --> 01:22:29,840
 With that, maybe it's best use of time if I could ask engineering some of these road

1204
01:22:29,840 --> 01:22:30,840
 questions.

1205
01:22:30,840 --> 01:22:31,840
 Sure.

1206
01:22:31,840 --> 01:22:41,000
 It might help us going into the regular meeting.

1207
01:22:41,000 --> 01:22:45,880
 There might be other questions for you, but can we start with just the understanding of

1208
01:22:45,880 --> 01:22:52,520
 what assumptions are made in that 2029 projection of the level of services?

1209
01:22:52,520 --> 01:22:58,880
 The site includes this development, also includes the Windsor Phase II and Phase III, and any

1210
01:22:58,880 --> 01:23:02,480
 other vacant plants that's in the vicinity.

1211
01:23:02,480 --> 01:23:07,520
 So they're considered a 3% growth rate to include future growth.

1212
01:23:07,520 --> 01:23:12,840
 Can you help me understand the rationale as we are trying to limit the variables of the

1213
01:23:12,840 --> 01:23:22,140
 discussion to this plat, why all conditions for the future are either included or not

1214
01:23:22,140 --> 01:23:23,140
 included?

1215
01:23:23,140 --> 01:23:28,440
 Because it seems like to me, as my conscious thinks through, it would be helpful to know

1216
01:23:28,440 --> 01:23:34,840
 here's the impact of this development on what's going on, or if that's not the most helpful

1217
01:23:34,840 --> 01:23:40,160
 way for traffic to think about it, is to think about here's the impact of this development,

1218
01:23:40,160 --> 01:23:45,960
 the Windsor Phase, but also taking the conditions of increased mobility plan, text dot.

1219
01:23:45,960 --> 01:23:52,040
 But it seems as though we chose to maybe do worst case scenario of like here, if everything

1220
01:23:52,040 --> 01:23:57,000
 was ever built out and no upgrades to the roads were ever done, here's the situation.

1221
01:23:57,000 --> 01:24:00,280
 In my understanding that what was presented tonight is the worst case scenario.

1222
01:24:00,280 --> 01:24:01,280
 That's right.

1223
01:24:01,280 --> 01:24:02,280
 Okay.

1224
01:24:02,280 --> 01:24:08,520
 And Kingsrow is the only link to the subdivision and to the other residences, so we want to

1225
01:24:08,520 --> 01:24:13,680
 see the worst case and the city does not have any CAB project for Kingsrow.

1226
01:24:13,680 --> 01:24:19,400
 So is there anything that's been done, it's the impact mitigation from the developments.

1227
01:24:19,400 --> 01:24:22,920
 The collector that runs north and south, Deerwood, I think it's Deerwood.

1228
01:24:22,920 --> 01:24:23,920
 Yes.

1229
01:24:23,920 --> 01:24:29,400
 In the next eight years of mobility, does that connect up to Agave, or what's the anticipation

1230
01:24:29,400 --> 01:24:32,360
 for that road over the next eight years?

1231
01:24:32,360 --> 01:24:38,240
 This development will build this new connection from Grand Parkway all the way to the ETJ,

1232
01:24:38,240 --> 01:24:43,640
 and if any other development comes up to the north, they will eventually connect to Hartlefield

1233
01:24:43,640 --> 01:24:44,640
 to the north.

1234
01:24:44,640 --> 01:24:48,600
 So it connects to Hartlefield, which then could dump into 428?

1235
01:24:48,600 --> 01:24:49,600
 Yes.

1236
01:24:49,600 --> 01:24:55,280
 So long term, maybe past 2029, there would be multiple entrances into this development.

1237
01:24:55,280 --> 01:24:56,760
 It wouldn't just be off Kingsrow.

1238
01:24:56,760 --> 01:25:00,480
 You could come in from the north into the development.

1239
01:25:00,480 --> 01:25:01,480
 That's right.

1240
01:25:01,480 --> 01:25:02,480
 Okay.

1241
01:25:02,480 --> 01:25:03,480
 That's all the questions I had.

1242
01:25:03,480 --> 01:25:05,480
 Does anyone else have questions for engineer traffic?

1243
01:25:05,480 --> 01:25:08,120
 I want to monopolize them.

1244
01:25:08,120 --> 01:25:09,240
 Christopher, thank you.

1245
01:25:09,240 --> 01:25:14,360
 I'm just curious now that you're up here, when we see those level of service gradations

1246
01:25:14,360 --> 01:25:23,400
 for an intersection, is that, I guess the question would be, is the apparent delay from

1247
01:25:23,400 --> 01:25:27,000
 all entrances of that intersection always the same, or is that an average of all of

1248
01:25:27,000 --> 01:25:28,000
 them?

1249
01:25:28,000 --> 01:25:29,160
 How does that work out?

1250
01:25:29,160 --> 01:25:30,880
 It's for specific movements.

1251
01:25:30,880 --> 01:25:36,200
 If the intersection is signalized, then it's one level of letter of grade, which is A to

1252
01:25:36,200 --> 01:25:41,880
 F, and if it's unsignalized intersections, then we will grade it by the movement.

1253
01:25:41,880 --> 01:25:42,880
 Okay.

1254
01:25:42,880 --> 01:25:48,600
 So I guess what I'm asking is, for instance, in this case, the Loop 288 traffic flow, north

1255
01:25:48,600 --> 01:25:53,440
 and south, and then you have Kingsrow traffic flow, east and west, and you have turns and

1256
01:25:53,440 --> 01:25:54,800
 everything else as well.

1257
01:25:54,800 --> 01:26:03,280
 But is that intersection delay the same for people on Loop 288 as it is for Kingsrow,

1258
01:26:03,280 --> 01:26:04,280
 or is that different?

1259
01:26:04,280 --> 01:26:10,180
 And if it's different, how does that determine what letter grade is assigned?

1260
01:26:10,180 --> 01:26:11,960
 You can interpret it both ways.

1261
01:26:11,960 --> 01:26:16,320
 One letter grade for the whole intersection, how it operates, and by movement as well.

1262
01:26:16,320 --> 01:26:18,920
 I think what's projected is by movement.

1263
01:26:18,920 --> 01:26:24,880
 So currently, its level of service is E during the morning, and I think if I remember correctly,

1264
01:26:24,880 --> 01:26:29,720
 it's Cs and Ds in the evenings, PM peak hours.

1265
01:26:29,720 --> 01:26:33,840
 And the rest of the peak hours could be Cs or better.

1266
01:26:33,840 --> 01:26:34,840
 Sure.

1267
01:26:34,840 --> 01:26:42,060
 So it's sort of a worst entrance point to that intersection is that level of service

1268
01:26:42,060 --> 01:26:43,760
 letter grade.

1269
01:26:43,760 --> 01:26:47,800
 Because it's a signalized intersection, and we cannot hold the main thoroughfare, which

1270
01:26:47,800 --> 01:26:49,880
 is Loop 288, for longer.

1271
01:26:49,880 --> 01:26:53,720
 So the delays will be passed on to the cross streets, which is Kingsrow in this case.

1272
01:26:53,720 --> 01:26:54,720
 Okay.

1273
01:26:54,720 --> 01:26:58,240
 So the amount of delay that you would expect on the main thoroughfare would be less than

1274
01:26:58,240 --> 01:27:04,720
 the amount on the Kingsrow, and the Kingsrow delay is really the one that's more representative

1275
01:27:04,720 --> 01:27:06,520
 of that level of service letter grade.

1276
01:27:06,520 --> 01:27:07,520
 Okay.

1277
01:27:07,520 --> 01:27:08,520
 Thank you.

1278
01:27:08,520 --> 01:27:14,440
 Last question I have is understanding the mechanisms of petitioning to TxDOT for road

1279
01:27:14,440 --> 01:27:15,440
 improvements.

1280
01:27:15,440 --> 01:27:22,360
 Is that done in a future forecast methodology, or does TxDOT require the data to be processed

1281
01:27:22,360 --> 01:27:29,000
 and see any backups before, and this is just your interaction with TxDOT, because I'm thinking

1282
01:27:29,000 --> 01:27:38,240
 about if a development goes in by riot or PD, and it does just overwhelm that intersection,

1283
01:27:38,240 --> 01:27:43,360
 is there any way to forecast that, or does TxDOT require data to start actually helping

1284
01:27:43,360 --> 01:27:45,760
 our city out with their roads?

1285
01:27:45,760 --> 01:27:52,960
 TxDOT does their own modelings, and they would consider a regional-level forecast.

1286
01:27:52,960 --> 01:28:01,680
 We consider more city-level, development-by-development level, and this impact is not considering

1287
01:28:01,680 --> 01:28:03,920
 the future TxDOT frontage roads.

1288
01:28:03,920 --> 01:28:09,120
 When TxDOT builds those frontage roads, or widen to 288, those conditions will dramatically

1289
01:28:09,120 --> 01:28:11,120
 improve.

1290
01:28:11,120 --> 01:28:12,120
 I agree with that.

1291
01:28:12,120 --> 01:28:17,440
 What I'm more curious is, would the city look at an incoming project and go to TxDOT and

1292
01:28:17,440 --> 01:28:20,320
 say, "We have 380 units.

1293
01:28:20,320 --> 01:28:21,440
 This is our TIA study.

1294
01:28:21,440 --> 01:28:28,480
 We need help," or is it the case that we have to put the lines on the road, count the cars,

1295
01:28:28,480 --> 01:28:29,800
 and then petition TxDOT?

1296
01:28:29,800 --> 01:28:31,320
 How does TxDOT operate?

1297
01:28:31,320 --> 01:28:35,560
 Will they accept forecasts and models when we approve developments for their improvements?

1298
01:28:35,560 --> 01:28:36,560
 Yes.

1299
01:28:36,560 --> 01:28:41,560
 We have ongoing discussions with TxDOT on a month-to-month basis, and we brought up these

1300
01:28:41,560 --> 01:28:47,800
 issues with them and made them aware of those delays and those intersections.

1301
01:28:47,800 --> 01:28:52,640
 They have their own plan to widen it.

1302
01:28:52,640 --> 01:28:57,840
 In fact, we are meeting with them tomorrow, I believe, so we are planning to bring up

1303
01:28:57,840 --> 01:28:58,840
 those issues.

1304
01:28:58,840 --> 01:29:04,360
 There is change in TxDOT as well right now, and they are more open to permit those access

1305
01:29:04,360 --> 01:29:10,760
 connections which were not available before under a different engineering rule.

1306
01:29:10,760 --> 01:29:16,200
 Do you have any indication of a timeline of actual construction?

1307
01:29:16,200 --> 01:29:18,800
 Not at this time, but it has legs.

1308
01:29:18,800 --> 01:29:24,840
 Before it was all lines, but they have plans going forward which they specifically told

1309
01:29:24,840 --> 01:29:28,920
 us not to disclose since it's not officially public yet.

1310
01:29:28,920 --> 01:29:29,920
 Understood.

1311
01:29:29,920 --> 01:29:36,320
 I just imagine a start farm, agave ranch, whatever is happening at Windsor, this potential

1312
01:29:36,320 --> 01:29:42,800
 project, the King's Road to 428 connection seems to be bolstered.

1313
01:29:42,800 --> 01:29:46,800
 I know that the 428 is trying to get a signal.

1314
01:29:46,800 --> 01:29:51,080
 There's a lot of things happening, and I'm glad to hear that the conversation with TxDOT

1315
01:29:51,080 --> 01:29:54,760
 is happening because 428 is only getting more congested.

1316
01:29:54,760 --> 01:29:55,760
 Yes.

1317
01:29:55,760 --> 01:29:56,760
 I appreciate that insight.

1318
01:29:56,760 --> 01:29:57,760
 Any other questions?

1319
01:29:57,760 --> 01:29:58,760
 Commissioner Ellis.

1320
01:29:58,760 --> 01:29:59,940
 Thank you, Chair.

1321
01:29:59,940 --> 01:30:04,880
 With regard to Ferris Road, especially as it pertains to this development, because you

1322
01:30:04,880 --> 01:30:09,520
 certainly can come from Hartley Field down Ferris and dead ends into King's Row, what

1323
01:30:09,520 --> 01:30:11,400
 is the future plan of Ferris?

1324
01:30:11,400 --> 01:30:17,600
 There's another development that's Windsor Oaks Phase 2 and Phase 3.

1325
01:30:17,600 --> 01:30:23,800
 Even that development, it is under review with our traffic impact studies, and we have

1326
01:30:23,800 --> 01:30:28,840
 asked them to widen the Ferris Road as well.

1327
01:30:28,840 --> 01:30:30,920
 Right now we don't have a future plan for Ferris?

1328
01:30:30,920 --> 01:30:32,880
 It's not in our mobility plan.

1329
01:30:32,880 --> 01:30:33,880
 It's not?

1330
01:30:33,880 --> 01:30:35,920
 It's a developer-driven improvement.

1331
01:30:35,920 --> 01:30:36,920
 Okay.

1332
01:30:36,920 --> 01:30:37,920
 Thank you.

1333
01:30:37,920 --> 01:30:39,840
 And is Ferris Road a city road?

1334
01:30:39,840 --> 01:30:41,840
 Do we have jurisdiction over that?

1335
01:30:41,840 --> 01:30:42,840
 That's right.

1336
01:30:42,840 --> 01:30:46,360
 To Silverdome, it's a city road.

1337
01:30:46,360 --> 01:30:47,360
 Okay.

1338
01:30:47,360 --> 01:30:49,560
 Past that, it's a county?

1339
01:30:49,560 --> 01:30:50,560
 That's correct.

1340
01:30:50,560 --> 01:30:51,560
 Okay.

1341
01:30:51,560 --> 01:30:52,560
 Right.

1342
01:30:52,560 --> 01:30:55,000
 It's not all a city road.

1343
01:30:55,000 --> 01:30:56,000
 Gotcha.

1344
01:30:56,000 --> 01:30:57,000
 I appreciate that.

1345
01:30:57,000 --> 01:30:58,000
 Any other questions?

1346
01:30:58,000 --> 01:30:59,000
 Yep.

1347
01:30:59,000 --> 01:31:00,000
 Commissioner Pruitt.

1348
01:31:00,000 --> 01:31:07,600
 Actually, this may be more of a planning question to Julie.

1349
01:31:07,600 --> 01:31:13,160
 When you showed the future land use map and you pointed out that, you know, around those

1350
01:31:13,160 --> 01:31:21,320
 nodes of cross-street intersections, that's kind of where some more intense uses were

1351
01:31:21,320 --> 01:31:22,320
 envisioned.

1352
01:31:22,320 --> 01:31:30,560
 I'm trying to remember, can you remind me what the state of Windsor is on the mobility

1353
01:31:30,560 --> 01:31:35,500
 plan, if that is planned to cross Loop 288 in the future or not?

1354
01:31:35,500 --> 01:31:42,720
 And I'm trying to understand whether the Windsor plan has changed and if it has, whether that

1355
01:31:42,720 --> 01:31:48,800
 impacts what we envision in the future land use of that area.

1356
01:31:48,800 --> 01:31:51,720
 This might be a joint engineering and planning question.

1357
01:31:51,720 --> 01:31:54,280
 I'm not sure about the plans for Windsor.

1358
01:31:54,280 --> 01:32:00,440
 I know we are looking at updating our mobility plan now, so Becky and Chandra might be able

1359
01:32:00,440 --> 01:32:01,840
 to answer that.

1360
01:32:01,840 --> 01:32:07,880
 But if there were changes to that roadway and maybe its connectivity, then it could

1361
01:32:07,880 --> 01:32:12,840
 potentially change the future land use and kind of the vision for the area and what kind

1362
01:32:12,840 --> 01:32:15,160
 of development we would anticipate.

1363
01:32:15,160 --> 01:32:23,040
 So I think they go hand in hand, and y'all might want to.

1364
01:32:23,040 --> 01:32:27,000
 Windsor currently on the mobility plan for the existing mobility plan and the proposed

1365
01:32:27,000 --> 01:32:28,840
 shows it both as a collector.

1366
01:32:28,840 --> 01:32:32,280
 There are some improvements that are going to be made to Windsor, but they're further

1367
01:32:32,280 --> 01:32:37,280
 to the west of this area at the intersection of 35 and Windsor, and those are improvements

1368
01:32:37,280 --> 01:32:41,840
 that are going to be made as part of the TxDOT 35 widening with an overpass in that area.

1369
01:32:41,840 --> 01:32:48,000
 Okay, so there's no plans to have Windsor cross to the east of Loop 288.

1370
01:32:48,000 --> 01:32:50,200
 I am not aware of any plans at this time.

1371
01:32:50,200 --> 01:32:54,000
 Okay, thank you.

1372
01:32:54,000 --> 01:32:55,680
 Any other questions for staff?

1373
01:32:55,680 --> 01:32:58,840
 Okay, I'm seeing none.

1374
01:32:58,840 --> 01:32:59,840
 Thanks Julian.

1375
01:32:59,840 --> 01:33:00,840
 Everyone?

1376
01:33:00,840 --> 01:33:04,080
 The next item of business is our final one for the work session.

1377
01:33:04,080 --> 01:33:19,720
 This item 5DZ21-0005 is Cameron's project.

1378
01:33:19,720 --> 01:33:49,520
 We're calling

1379
01:33:49,520 --> 01:34:16,000
 Cameron back up.

1380
01:34:16,000 --> 01:34:17,000
 You'll have to forgive us.

1381
01:34:17,000 --> 01:34:19,920
 The revised format is really messing with staff.

1382
01:34:19,920 --> 01:34:20,920
 No worries.

1383
01:34:20,920 --> 01:34:29,440
 And you'll see she called the person that also messed up pulling her presentation, so

1384
01:34:29,440 --> 01:34:36,640
 we might need to have Julie come help us, because it does a little wonky thing here.

1385
01:34:36,640 --> 01:34:47,760
 Hey Julie, can you exit minimize video?

1386
01:34:47,760 --> 01:34:52,920
 Okay, there we go.

1387
01:34:52,920 --> 01:34:53,920
 I got you.

1388
01:34:53,920 --> 01:34:54,920
 Right there.

1389
01:34:54,920 --> 01:34:55,920
 We did it.

1390
01:34:55,920 --> 01:34:56,920
 We did it.

1391
01:34:56,920 --> 01:34:57,920
 Teamwork.

1392
01:34:57,920 --> 01:34:58,920
 Yay.

1393
01:34:58,920 --> 01:34:59,920
 Thanks Julie.

1394
01:34:59,920 --> 01:35:00,920
 Okay.

1395
01:35:00,920 --> 01:35:03,920
 So let me start.

1396
01:35:03,920 --> 01:35:04,920
 Okay.

1397
01:35:04,920 --> 01:35:07,760
 So good evening chair and commissioners.

1398
01:35:07,760 --> 01:35:12,120
 I'm going to be presenting on Z21-005.

1399
01:35:12,120 --> 01:35:18,120
 So this is a rezoning for .326 acres from mixed use neighborhood and residential four

1400
01:35:18,120 --> 01:35:20,840
 districts to an R6 district.

1401
01:35:20,840 --> 01:35:25,800
 So this is located at southeast of the intersection of Skinner and Robertson Street.

1402
01:35:25,800 --> 01:35:28,760
 So this subject property is currently vacant.

1403
01:35:28,760 --> 01:35:32,520
 Based off historic aerials, it appears that it has been vacant since 1984.

1404
01:35:32,520 --> 01:35:40,800
 It is approximately .1 acres of MN district and .23 acres of R4 district and it is surrounded

1405
01:35:40,800 --> 01:35:45,160
 by MN, R4, R3 and PF districts.

1406
01:35:45,160 --> 01:35:50,360
 So this is just kind of a quick overview of the zoning of the area over time.

1407
01:35:50,360 --> 01:35:55,560
 So they, like I said, they are proposing a zoning of R6, which would allow for single

1408
01:35:55,560 --> 01:36:00,520
 family all the way to fourplexes on the property.

1409
01:36:00,520 --> 01:36:03,280
 So this is just the general approval criteria.

1410
01:36:03,280 --> 01:36:08,880
 I'm just going to be covering specifically what's bolded, so .3 and 8.

1411
01:36:08,880 --> 01:36:13,480
 And then the zoning criteria for approval, I'll be covering once again just the bolded,

1412
01:36:13,480 --> 01:36:17,560
 which is 1, 5 and 6.

1413
01:36:17,560 --> 01:36:22,940
 So first, the site is designated low residential for the Denton Plan 2030.

1414
01:36:22,940 --> 01:36:28,280
 So this is intended for new development up to four dwelling units per acre and it's organized

1415
01:36:28,280 --> 01:36:33,440
 to promote walkability, access to parks, open space and recreation amenities.

1416
01:36:33,440 --> 01:36:37,760
 So the R6 is consistent with the future land use.

1417
01:36:37,760 --> 01:36:43,200
 It permits a variety of lower intensity housing types available to the community at scale

1418
01:36:43,200 --> 01:36:48,080
 and form typically found in the residential area and it's also within walking distance

1419
01:36:48,080 --> 01:36:54,000
 of parks and school facilities such as the Fredmore Park as well as Fredmore High School.

1420
01:36:54,000 --> 01:36:58,200
 Also as you can see from the map, it does serve as a transition between the low residential

1421
01:36:58,200 --> 01:37:03,720
 area to the south as well as the downtown compatibility area that's just to the north.

1422
01:37:03,720 --> 01:37:08,800
 And it does meet our overall goal to promote compact development pattern through infill

1423
01:37:08,800 --> 01:37:11,000
 development.

1424
01:37:11,000 --> 01:37:16,040
 So R6 is consistent with the surrounding zoning and development pattern.

1425
01:37:16,040 --> 01:37:18,560
 It doesn't introduce any new uses.

1426
01:37:18,560 --> 01:37:23,080
 Currently along Robertson Street, there are a mix of residential, a restaurant and religious

1427
01:37:23,080 --> 01:37:25,360
 assembly uses.

1428
01:37:25,360 --> 01:37:29,680
 And as I stated previously, the infill development would provide a variety of housing options

1429
01:37:29,680 --> 01:37:33,960
 that are complementary in scale and character as well as serve as that transition once again

1430
01:37:33,960 --> 01:37:38,040
 between the single family as well as the downtown area.

1431
01:37:38,040 --> 01:37:43,220
 And currently as you see highlighted in blue, there are three duplexes and two fourplexes

1432
01:37:43,220 --> 01:37:48,840
 currently located within 650 feet of this subject property that would be potentially

1433
01:37:48,840 --> 01:37:56,000
 rezoned so that wouldn't be introducing any type of scale or character of residential

1434
01:37:56,000 --> 01:37:58,680
 properties that are already in place.

1435
01:37:58,680 --> 01:38:03,240
 So there is no direct vehicular connection to the neighborhood to the south except along

1436
01:38:03,240 --> 01:38:08,720
 Robertson Street and development would require conformance with current site design standards

1437
01:38:08,720 --> 01:38:11,440
 including screening and landscaping.

1438
01:38:11,440 --> 01:38:16,840
 So just touching on some of the public facilities and services available to the property, it

1439
01:38:16,840 --> 01:38:21,360
 would generate 30 vehicle trips per day with two total morning peak hour trips and four

1440
01:38:21,360 --> 01:38:22,880
 evening.

1441
01:38:22,880 --> 01:38:30,000
 The schools, it would only generate one elementary student and it is located within 0.4 miles

1442
01:38:30,000 --> 01:38:31,880
 from Fredmore Park.

1443
01:38:31,880 --> 01:38:36,800
 So this meets the goal of parks department goal of 10 minute walk to a park.

1444
01:38:36,800 --> 01:38:42,600
 It is currently serviced by public water and wastewater services are available.

1445
01:38:42,600 --> 01:38:47,440
 And then the nearest fire station is within 0.6 miles or that eight minute or less response

1446
01:38:47,440 --> 01:38:49,960
 time boundary.

1447
01:38:49,960 --> 01:38:57,800
 So there was one neighbor or property owner in favor at 521 Robertson Street, there was

1448
01:38:57,800 --> 01:39:04,560
 none in opposition and staff is recommending approval of the requested rezoning.

1449
01:39:04,560 --> 01:39:05,560
 Commissioner Smith.

1450
01:39:05,560 --> 01:39:06,560
 Thank you Chair.

1451
01:39:06,560 --> 01:39:10,560
 Karen, so it's gonna be one duplex, correct?

1452
01:39:10,560 --> 01:39:16,440
 It would be, well yeah, so their conceptual plan right now would be a fourplex currently,

1453
01:39:16,440 --> 01:39:23,840
 so it would be four units total which meets with 0.36 acres and got it, got it, got it,

1454
01:39:23,840 --> 01:39:24,840
 got it.

1455
01:39:24,840 --> 01:39:28,160
 Okay, that's all the questions I have for staff, but I do maybe want to throw out there

1456
01:39:28,160 --> 01:39:31,480
 just for, is the applicant gonna be here tonight in person?

1457
01:39:31,480 --> 01:39:34,280
 The applicant should be actually on the phone.

1458
01:39:34,280 --> 01:39:44,320
 Okay, can we, I mean just for, this seems pretty simple, can we possibly move D to being

1459
01:39:44,320 --> 01:39:47,400
 above B and C just to get them on the phones, I have to sit there and wait.

1460
01:39:47,400 --> 01:39:52,000
 Yeah we can make, we can change the agenda.

1461
01:39:52,000 --> 01:39:55,240
 Any other questions for staff, Commissioner Pruitt?

1462
01:39:55,240 --> 01:40:00,240
 Yeah just, I noticed in the backup that part of the reason why there's no vehicular access

1463
01:40:00,240 --> 01:40:04,400
 to Y Street on the south is because that's actually a dart easement, or?

1464
01:40:04,400 --> 01:40:05,400
 Yes, that is correct.

1465
01:40:05,400 --> 01:40:06,400
 Is that right?

1466
01:40:06,400 --> 01:40:07,400
 Or not easement, but right-of-way?

1467
01:40:07,400 --> 01:40:08,400
 Yes.

1468
01:40:08,400 --> 01:40:13,640
 I'm guessing that is sort of an old historical right-of-way that used to be a turnaround

1469
01:40:13,640 --> 01:40:22,520
 train between what's now the A train and what's the freight train that goes through downtown.

1470
01:40:22,520 --> 01:40:31,080
 I guess I'm wondering, you know, it would be interesting to see what happened in this

1471
01:40:31,080 --> 01:40:38,280
 area and what additional possibilities were opened up if that wasn't there, so that we

1472
01:40:38,280 --> 01:40:40,000
 had some more options, right?

1473
01:40:40,000 --> 01:40:43,880
 I don't think it necessarily impacts this particular development, but there's a lot

1474
01:40:43,880 --> 01:40:50,800
 of other possibilities in the area, so just a comment.

1475
01:40:50,800 --> 01:40:53,920
 Any other questions for staff?

1476
01:40:53,920 --> 01:40:59,840
 Okay, seeing none, that concludes our working agenda for this work session.

1477
01:40:59,840 --> 01:41:13,240
 I will close the meeting at 5.43, we'll reconvene here at 6.30, thank you.

1478
01:41:13,240 --> 01:41:17,520
 Good evening ladies and gentlemen, and welcome to the Planning and Zoning Regular Meeting

1479
01:41:17,520 --> 01:41:21,560
 for Wednesday, June 23rd, 2020.

1480
01:41:21,560 --> 01:41:26,520
 Seeing that we have a quorum, I'll call this meeting to order at 6.31 and please let the

1481
01:41:26,520 --> 01:41:30,800
 record show that Commissioner Anderson is not present this evening.

1482
01:41:30,800 --> 01:41:35,400
 The first item of business is to stand and provide a Pledge of Allegiance to the U.S.

1483
01:41:35,400 --> 01:41:39,720
 and Texas flag.

1484
01:41:39,720 --> 01:41:47,880
 I pledge allegiance to the flag of the United States of America and to the republic for

1485
01:41:47,880 --> 01:41:56,120
 which it stands, one nation, under God, indivisible, with liberty and justice for all.

1486
01:41:56,120 --> 01:42:14,160
 The next item of business is to consider the Planning and Zoning Commission meeting minutes

1487
01:42:14,160 --> 01:42:19,200
 from June 9th, Commissioner Smith?

1488
01:42:19,200 --> 01:42:21,080
 We have a first for approval, Commissioner Ellis?

1489
01:42:21,080 --> 01:42:22,080
 Second.

1490
01:42:22,080 --> 01:42:24,080
 We have a first and a second.

1491
01:42:24,080 --> 01:42:28,680
 Since our screens are still not live for votes, we'll do votes by roll call this evening,

1492
01:42:28,680 --> 01:42:30,720
 starting with Commissioner Pruitt?

1493
01:42:30,720 --> 01:42:31,720
 Aye.

1494
01:42:31,720 --> 01:42:32,720
 Commissioner Smith?

1495
01:42:32,720 --> 01:42:33,720
 Aye.

1496
01:42:33,720 --> 01:42:34,720
 Commissioner McDade?

1497
01:42:34,720 --> 01:42:35,720
 Aye.

1498
01:42:35,720 --> 01:42:36,720
 Chairs, an aye.

1499
01:42:36,720 --> 01:42:37,720
 Commissioner Ellis?

1500
01:42:37,720 --> 01:42:38,720
 Aye.

1501
01:42:38,720 --> 01:42:39,720
 Commissioner Cole?

1502
01:42:39,720 --> 01:42:40,720
 Aye.

1503
01:42:40,720 --> 01:42:42,520
 Motion carries 6-0.

1504
01:42:42,520 --> 01:42:45,240
 Next item of business is our Consent Agenda.

1505
01:42:45,240 --> 01:42:47,320
 Commissioner Ellis?

1506
01:42:47,320 --> 01:42:49,800
 I move approval.

1507
01:42:49,800 --> 01:42:52,400
 We have a first for approval, Commissioner Cole?

1508
01:42:52,400 --> 01:42:53,400
 Second.

1509
01:42:53,400 --> 01:42:55,120
 We have a first and a second for approval.

1510
01:42:55,120 --> 01:42:56,120
 Any discussion?

1511
01:42:56,120 --> 01:43:01,360
 Seeing none, I'll call for a vote to be a roll call, Commissioner Pruitt?

1512
01:43:01,360 --> 01:43:02,360
 Aye.

1513
01:43:02,360 --> 01:43:03,360
 Commissioner Smith?

1514
01:43:03,360 --> 01:43:04,360
 Aye.

1515
01:43:04,360 --> 01:43:05,360
 Commissioner McDade?

1516
01:43:05,360 --> 01:43:06,360
 Aye.

1517
01:43:06,360 --> 01:43:07,360
 Chairs, an aye.

1518
01:43:07,360 --> 01:43:08,360
 Commissioner Ellis?

1519
01:43:08,360 --> 01:43:09,360
 Aye.

1520
01:43:09,360 --> 01:43:10,360
 Commissioner Cole?

1521
01:43:10,360 --> 01:43:11,360
 Aye.

1522
01:43:11,360 --> 01:43:12,360
 Motion carries 6-0.

1523
01:43:12,360 --> 01:43:19,480
 Next item of business is our Items for Individual Consideration, starting with Item 4A, PP20-0010A,

1524
01:43:19,480 --> 01:43:46,640
 and I will invite Haley, are you going to provide the overview?

1525
01:43:46,640 --> 01:43:47,640
 Good evening.

1526
01:43:47,640 --> 01:43:51,360
 This is a preliminary plat for the Windsor-Oaks Phase 2 addition.

1527
01:43:51,360 --> 01:43:55,520
 This is a single-family residential subdivision being developed in accordance with the R-4

1528
01:43:55,520 --> 01:43:56,520
 District.

1529
01:43:56,520 --> 01:44:02,120
 At the last meeting, they did receive a request and receive an extension for this preliminary

1530
01:44:02,120 --> 01:44:03,120
 plat.

1531
01:44:03,120 --> 01:44:08,480
 Since that time, the applicant has been unable to fulfill all the requirements that were

1532
01:44:08,480 --> 01:44:11,900
 outlined in their recommendation for denial initially, so staff continues to recommend

1533
01:44:11,900 --> 01:44:13,840
 denial of this request.

1534
01:44:13,840 --> 01:44:17,880
 At this time, those reasons are outlined in your backup and I am happy to answer any questions.

1535
01:44:17,880 --> 01:44:22,240
 Is there any questions for staff?

1536
01:44:22,240 --> 01:44:27,240
 And this evening, since we are on Zoom and there are comment calls and individuals calling

1537
01:44:27,240 --> 01:44:31,060
 in through Zoom, I'll ask Stuart Birdseye to help me out with identifying individuals

1538
01:44:31,060 --> 01:44:34,080
 who have filled out a comment card and read those in for the record.

1539
01:44:34,080 --> 01:44:35,760
 Stuart, is there any for this item?

1540
01:44:35,760 --> 01:44:37,560
 Thank you, Chair.

1541
01:44:37,560 --> 01:44:42,520
 For this item, we had 27 people make comments using our online form.

1542
01:44:42,520 --> 01:44:45,440
 All 27 of them were against this item.

1543
01:44:45,440 --> 01:44:49,960
 These comment forms were emailed to the commissioners and will be included in the record.

1544
01:44:49,960 --> 01:44:50,960
 Thank you.

1545
01:44:50,960 --> 01:44:52,920
 Thanks, Stuart.

1546
01:44:52,920 --> 01:44:55,240
 Is there any discussion on this item?

1547
01:44:55,240 --> 01:44:56,240
 Commissioner Smith?

1548
01:44:56,240 --> 01:44:57,240
 Make a motion to deny.

1549
01:44:57,240 --> 01:44:58,240
 Okay.

1550
01:44:58,240 --> 01:44:59,240
 We have a first for denial.

1551
01:44:59,240 --> 01:45:00,240
 Commissioner Cole?

1552
01:45:00,240 --> 01:45:01,240
 Second.

1553
01:45:01,240 --> 01:45:02,760
 We have a first and a second for denial.

1554
01:45:02,760 --> 01:45:03,760
 Any discussion?

1555
01:45:03,760 --> 01:45:08,680
 Seeing none, I'll call for a vote to be a roll call.

1556
01:45:08,680 --> 01:45:12,840
 Just for clarification, a vote of yes is to affirm the deny.

1557
01:45:12,840 --> 01:45:17,360
 Sometimes it can get confusing on the negative, but we'll start with Commissioner Pruitt.

1558
01:45:17,360 --> 01:45:18,360
 Commissioner Smith?

1559
01:45:18,360 --> 01:45:19,360
 Aye.

1560
01:45:19,360 --> 01:45:20,360
 Commissioner McDade?

1561
01:45:20,360 --> 01:45:21,360
 Aye.

1562
01:45:21,360 --> 01:45:22,360
 Chair is an aye.

1563
01:45:22,360 --> 01:45:23,360
 Commissioner Ellis?

1564
01:45:23,360 --> 01:45:24,360
 Aye.

1565
01:45:24,360 --> 01:45:25,360
 Commissioner Cole?

1566
01:45:25,360 --> 01:45:26,360
 Aye.

1567
01:45:26,360 --> 01:45:27,360
 Motion carries 6-0.

1568
01:45:27,360 --> 01:45:32,520
 Next item of business is item 4B, PP21-0011.

1569
01:45:32,520 --> 01:45:35,880
 And I'll invite Carina Maldonado for presentation.

1570
01:45:35,880 --> 01:45:43,120
 The item before you today is for a preliminary plaque for the Habitat Village.

1571
01:45:43,120 --> 01:45:46,200
 This is PP21-0011.

1572
01:45:46,200 --> 01:45:52,160
 This is for an 8-acre site between Hill Street and Duncan Street.

1573
01:45:52,160 --> 01:45:58,960
 They are proposing 35 residential units with one HOA common lot for detention.

1574
01:45:58,960 --> 01:46:03,120
 Staff is recommending denial of this request as it does not meet the established requirements

1575
01:46:03,120 --> 01:46:04,920
 as outlined in your backup.

1576
01:46:04,920 --> 01:46:10,320
 However, the applicant has requested a one-time 30-day extension to a date certain of July

1577
01:46:10,320 --> 01:46:14,080
 14, 2021, and staff does not have opposition to this request.

1578
01:46:14,080 --> 01:46:16,400
 I'd like to take any questions.

1579
01:46:16,400 --> 01:46:19,480
 Any questions for this item?

1580
01:46:19,480 --> 01:46:21,880
 Great.

1581
01:46:21,880 --> 01:46:28,240
 And I will ask Stuart if there's any comments for this item.

1582
01:46:28,240 --> 01:46:29,240
 No chair.

1583
01:46:29,240 --> 01:46:31,200
 There are no comments for this item.

1584
01:46:31,200 --> 01:46:32,200
 Perfect.

1585
01:46:32,200 --> 01:46:33,200
 Commissioner Smith?

1586
01:46:33,200 --> 01:46:37,520
 I make a motion to approve the extension to date certain of July 14, 2021.

1587
01:46:37,520 --> 01:46:39,720
 We have a first.

1588
01:46:39,720 --> 01:46:40,720
 Commissioner Cole?

1589
01:46:40,720 --> 01:46:41,720
 Second.

1590
01:46:41,720 --> 01:46:46,920
 We have a first and a second to deny this to a date certain of July 14, which is the

1591
01:46:46,920 --> 01:46:47,920
 30-day extension.

1592
01:46:47,920 --> 01:46:50,920
 Any discussion?

1593
01:46:50,920 --> 01:46:51,920
 Seeing none, I'll call for a vote.

1594
01:46:51,920 --> 01:46:52,920
 Be a roll call.

1595
01:46:52,920 --> 01:46:53,920
 Commissioner approval?

1596
01:46:53,920 --> 01:46:54,920
 Aye.

1597
01:46:54,920 --> 01:46:55,920
 Commissioner Smith?

1598
01:46:55,920 --> 01:46:56,920
 Aye.

1599
01:46:56,920 --> 01:46:57,920
 Commissioner McDade?

1600
01:46:57,920 --> 01:46:58,920
 Aye.

1601
01:46:58,920 --> 01:46:59,920
 Chair is an aye.

1602
01:46:59,920 --> 01:47:00,920
 Commissioner Ellis?

1603
01:47:00,920 --> 01:47:01,920
 Aye.

1604
01:47:01,920 --> 01:47:02,920
 Commissioner Cole?

1605
01:47:02,920 --> 01:47:03,920
 Aye.

1606
01:47:03,920 --> 01:47:13,760
 Next item of business is item 4CFR21-0006 and Haley will provide an overview.

1607
01:47:13,760 --> 01:47:17,040
 All right.

1608
01:47:17,040 --> 01:47:21,800
 This is a final replant for a phase of the Eagle Creek addition.

1609
01:47:21,800 --> 01:47:26,040
 The overall subdivision is what you see in the inset map there with the various colors

1610
01:47:26,040 --> 01:47:27,800
 showing the phases.

1611
01:47:27,800 --> 01:47:31,280
 Phase four contains 216 residential lots.

1612
01:47:31,280 --> 01:47:34,960
 At this time, staff is recommending denial due to some deficiencies related to their

1613
01:47:34,960 --> 01:47:39,680
 homeowners association documents and gas well notifications required with the plat.

1614
01:47:39,680 --> 01:47:45,160
 However, the applicant has requested an extension and staff has no opposition to that request.

1615
01:47:45,160 --> 01:47:46,360
 Happy to answer any questions.

1616
01:47:46,360 --> 01:47:47,360
 Thanks, Haley.

1617
01:47:47,360 --> 01:47:48,360
 Any questions for staff?

1618
01:47:48,360 --> 01:47:49,360
 Okay.

1619
01:47:49,360 --> 01:47:52,360
 And there's no comments on this item.

1620
01:47:52,360 --> 01:47:56,720
 Is there any discussion?

1621
01:47:56,720 --> 01:47:59,080
 Chair will entertain a motion if there is one.

1622
01:47:59,080 --> 01:48:00,080
 Commissioner Smith?

1623
01:48:00,080 --> 01:48:01,080
 Aye.

1624
01:48:01,080 --> 01:48:04,800
 Make a motion to approve the extension to date certain to July 14th, 2021.

1625
01:48:04,800 --> 01:48:06,400
 We have a first.

1626
01:48:06,400 --> 01:48:07,400
 Commissioner Ellis?

1627
01:48:07,400 --> 01:48:08,400
 Second.

1628
01:48:08,400 --> 01:48:13,960
 We have a first and a second to deny this item and provide a 30 day extension to date

1629
01:48:13,960 --> 01:48:16,480
 certain of July 14th, 2021.

1630
01:48:16,480 --> 01:48:19,160
 We'll vote via roll call.

1631
01:48:19,160 --> 01:48:20,160
 Commissioner Pruitt?

1632
01:48:20,160 --> 01:48:21,160
 Aye.

1633
01:48:21,160 --> 01:48:22,160
 Commissioner Smith?

1634
01:48:22,160 --> 01:48:23,160
 Aye.

1635
01:48:23,160 --> 01:48:24,160
 Commissioner McDade?

1636
01:48:24,160 --> 01:48:25,160
 Aye.

1637
01:48:25,160 --> 01:48:26,160
 Chair is an aye.

1638
01:48:26,160 --> 01:48:27,160
 Commissioner Ellis?

1639
01:48:27,160 --> 01:48:28,160
 Aye.

1640
01:48:28,160 --> 01:48:29,160
 Commissioner Cole?

1641
01:48:29,160 --> 01:48:30,160
 Aye.

1642
01:48:30,160 --> 01:48:44,920
 Next item of business is item 4D, ZCP 21-0012 and I'll invite Karina back for presentation.

1643
01:48:44,920 --> 01:48:45,920
 All right.

1644
01:48:45,920 --> 01:48:46,920
 Good evening.

1645
01:48:46,920 --> 01:48:53,720
 The request today is for a zoning compliance plan, ZCP 21-0012, for the Razor Medical Office

1646
01:48:53,720 --> 01:48:56,040
 Building phase two.

1647
01:48:56,040 --> 01:49:01,700
 So the request today is to consider approval of a site plan for medical office development

1648
01:49:01,700 --> 01:49:11,080
 on an approximately 3.784 acre site located on the northeast corner of I-35 and Scripture.

1649
01:49:11,080 --> 01:49:15,720
 This request is coming before the Planning and Zoning Commission as it's located in the

1650
01:49:15,720 --> 01:49:17,760
 Razor Ranch Overlay District.

1651
01:49:17,760 --> 01:49:23,200
 So it's treated a little bit different than our normal zoning compliance plan process,

1652
01:49:23,200 --> 01:49:25,480
 which is administratively approved.

1653
01:49:25,480 --> 01:49:29,460
 The ordinance indicates that it does have to go before the Planning and Zoning Commission

1654
01:49:29,460 --> 01:49:31,400
 for approval.

1655
01:49:31,400 --> 01:49:34,200
 So that's why this item is here today.

1656
01:49:34,200 --> 01:49:37,680
 The site recently had a recent textile acquisition.

1657
01:49:37,680 --> 01:49:42,240
 So it was previously a little bit larger, about four acres.

1658
01:49:42,240 --> 01:49:50,040
 So that textile acquisition for the frontage road expansion did reduce the site.

1659
01:49:50,040 --> 01:49:55,640
 So as I mentioned before, the subject site is located in the Razor Ranch Overlay District

1660
01:49:55,640 --> 01:49:58,560
 within the South Mixed Use District sub-area.

1661
01:49:58,560 --> 01:50:04,480
 It does have a base zoning of RCCD, that is the Regional Center Commercial Downtown.

1662
01:50:04,480 --> 01:50:10,720
 That base zoning is based on the 2002 DDC, which all the Razor Ranch Overlay District

1663
01:50:10,720 --> 01:50:17,480
 does defer back to when the deviations in the ordinance don't speak to it.

1664
01:50:17,480 --> 01:50:23,760
 So the proposed use for this site is medical office, and it is permitted in this area.

1665
01:50:23,760 --> 01:50:28,960
 So as I mentioned, the Razor Ranch site plans do need P&Z approval.

1666
01:50:28,960 --> 01:50:34,160
 It is subject to Ordinance 2011-225.

1667
01:50:34,160 --> 01:50:40,040
 Within that ordinance, this site needs to comply with Exhibit C-2A and Exhibit D-2A

1668
01:50:40,040 --> 01:50:43,840
 that was adopted specifically for this site.

1669
01:50:43,840 --> 01:50:48,320
 The elements in the site plan that are being brought forth today include the site plan,

1670
01:50:48,320 --> 01:50:53,560
 a landscape plan, as well as four-sided building elevations.

1671
01:50:53,560 --> 01:50:58,360
 The criteria for approval for this site is shown below.

1672
01:50:58,360 --> 01:51:02,440
 There are four criteria, the first being that the site plan substantially complies with

1673
01:51:02,440 --> 01:51:05,760
 the concept and schematic plan approved by City Council.

1674
01:51:05,760 --> 01:51:10,580
 That the site plan complies or provides compatible arrangement of buildings and land uses that

1675
01:51:10,580 --> 01:51:16,280
 would not adversely affect adjoining neighborhoods or properties, third, that the site plan provides

1676
01:51:16,280 --> 01:51:20,900
 for adequate and safe circulation of vehicular traffic, and last, that the plan complies

1677
01:51:20,900 --> 01:51:25,200
 with all other sections of the overlay district.

1678
01:51:25,200 --> 01:51:28,040
 So first I'll show the site plan for this area.

1679
01:51:28,040 --> 01:51:32,320
 It does look a little bit strange because it does show several phases, so I wanted to

1680
01:51:32,320 --> 01:51:36,240
 go over these phases just briefly with you.

1681
01:51:36,240 --> 01:51:42,800
 So as you can see on the southern part of the site, PNC previously approved phase one

1682
01:51:42,800 --> 01:51:45,040
 for medical office use.

1683
01:51:45,040 --> 01:51:50,640
 That approved plan consists of a two-story medical office building on what is shown as

1684
01:51:50,640 --> 01:51:55,080
 Lot 1R, it's 22,000 square feet.

1685
01:51:55,080 --> 01:52:00,300
 Approved with that site plan was 110 parking spaces, as well as a patio area that included

1686
01:52:00,300 --> 01:52:02,280
 some open space.

1687
01:52:02,280 --> 01:52:09,120
 The phase two proposes to amend a portion of phase one, and that overlap is shown here

1688
01:52:09,120 --> 01:52:16,160
 in this blue box, as well as propose an additional 15,000 square feet of medical office on Lot

1689
01:52:16,160 --> 01:52:22,500
 2, and that is shown here in this red outline portion on the northern portion of the site.

1690
01:52:22,500 --> 01:52:28,680
 So in addition to the medical office use of 15,000 square feet, along with that is 84

1691
01:52:28,680 --> 01:52:30,240
 parking spaces.

1692
01:52:30,240 --> 01:52:36,760
 The site does have two driveways on the north side, showing access to Panhandle Drive, as

1693
01:52:36,760 --> 01:52:44,040
 well as cross access to the southern lot that provides a driveway on the south side at Scripture.

1694
01:52:44,040 --> 01:52:49,600
 Overall, the proposed development shows 61% lot coverage.

1695
01:52:49,600 --> 01:52:55,160
 That is significantly less than what is required within this zoning district of RCCD, which

1696
01:52:55,160 --> 01:52:56,160
 is 90%.

1697
01:52:56,160 --> 01:53:03,600
 And I do want to point out that lot coverage is based on the 2002 DDC, whereas all future

1698
01:53:03,600 --> 01:53:09,960
 or existing and current site plans that are approved administratively go through the 2019

1699
01:53:09,960 --> 01:53:16,440
 code, and that is looked at for building coverage rather than lot coverage.

1700
01:53:16,440 --> 01:53:21,860
 So also shown on the site plan is a future site, future phase three.

1701
01:53:21,860 --> 01:53:24,760
 So that is not being included with the site plan today.

1702
01:53:24,760 --> 01:53:30,520
 However, it is shown on here to show that the applicant intends to submit a future site

1703
01:53:30,520 --> 01:53:34,680
 plan for that area.

1704
01:53:34,680 --> 01:53:37,400
 The landscape plan is provided on the screen.

1705
01:53:37,400 --> 01:53:42,080
 It does show that it meets street tree requirements that are required for this site.

1706
01:53:42,080 --> 01:53:45,160
 They are shown along Panhandle.

1707
01:53:45,160 --> 01:53:52,140
 The applicant has requested alternative street tree locations due to the utility easements

1708
01:53:52,140 --> 01:53:58,240
 that are shown encumbering the site, and those can be seen in the boxed areas in orange.

1709
01:53:58,240 --> 01:54:04,700
 So these are a combination of drainage easements, public utility easements, several underground

1710
01:54:04,700 --> 01:54:08,320
 electric lines that would prevent them from planting street trees.

1711
01:54:08,320 --> 01:54:11,840
 However, they can plant shrubs in these areas.

1712
01:54:11,840 --> 01:54:17,340
 Additionally, they do meet the parking lot landscape requirements for the site.

1713
01:54:17,340 --> 01:54:22,200
 They are also proposing alternative locations for some of the parking lot landscaping due

1714
01:54:22,200 --> 01:54:30,000
 to the limitations or encumbrances that I previously mentioned.

1715
01:54:30,000 --> 01:54:35,040
 As was mentioned, they did overlap between phase one and phase two.

1716
01:54:35,040 --> 01:54:42,640
 That area shown in red was previously designated as patio or open space that showed about seven

1717
01:54:42,640 --> 01:54:45,160
 tree plantings within the area.

1718
01:54:45,160 --> 01:54:52,880
 Since this was approved by P&Z, we have requested that they replant these plantings in a different

1719
01:54:52,880 --> 01:54:54,680
 area of the site.

1720
01:54:54,680 --> 01:55:00,440
 So those are shown with these green dots with a white outline to demonstrate that they are

1721
01:55:00,440 --> 01:55:05,120
 maintaining the plantings but showing them in an alternative location to ensure that

1722
01:55:05,120 --> 01:55:09,440
 everything approved is being replaced.

1723
01:55:09,440 --> 01:55:13,720
 And lastly, they meet the overall landscape area for this site.

1724
01:55:13,720 --> 01:55:22,200
 They're providing 30% landscaped area, 39.6% tree canopy, and 37.8% open space.

1725
01:55:22,200 --> 01:55:27,520
 And this is calculated between both phase one and phase two.

1726
01:55:27,520 --> 01:55:29,160
 These are the proposed elevations.

1727
01:55:29,160 --> 01:55:33,360
 So as I mentioned, within the Razor Ranch Overlay District, they're required to provide

1728
01:55:33,360 --> 01:55:35,640
 four-sided elevations.

1729
01:55:35,640 --> 01:55:41,880
 So this would be all four sides of the proposed building.

1730
01:55:41,880 --> 01:55:45,920
 So staff is recommending approval of this request as it does meet the established requirements

1731
01:55:45,920 --> 01:55:47,640
 of the Razor Ranch Overlay District.

1732
01:55:47,640 --> 01:55:51,320
 However, we are recommending two conditions.

1733
01:55:51,320 --> 01:55:55,520
 First that the plant materials approved for phase two and the amended phase one shall

1734
01:55:55,520 --> 01:56:01,440
 not be removed in any future phase unless they can be successfully replanted using equivalent

1735
01:56:01,440 --> 01:56:07,960
 or similar plant material as permitted by the flexibility provided to the city manager

1736
01:56:07,960 --> 01:56:09,620
 or their designee.

1737
01:56:09,620 --> 01:56:15,440
 And second that the minimum open space requirements must be maintained for all approved and future

1738
01:56:15,440 --> 01:56:21,120
 phases of the land included within lots one, R, and two, block four of the Razor Ranch

1739
01:56:21,120 --> 01:56:22,120
 South addition.

1740
01:56:22,120 --> 01:56:24,360
 And with that, I can answer any questions.

1741
01:56:24,360 --> 01:56:26,640
 Thanks for the presentation.

1742
01:56:26,640 --> 01:56:28,920
 Karina, any questions for staff?

1743
01:56:28,920 --> 01:56:33,600
 I don't see any.

1744
01:56:33,600 --> 01:56:35,600
 Thank you.

1745
01:56:35,600 --> 01:56:40,280
 Chair, we'll entertain a motion or further discussion on the item.

1746
01:56:40,280 --> 01:56:41,960
 Commissioner Smith?

1747
01:56:41,960 --> 01:56:46,640
 Make a motion to approve with staff recommendations and conditions that are out set in the presentation.

1748
01:56:46,640 --> 01:56:47,640
 We have a first.

1749
01:56:47,640 --> 01:56:48,640
 Commissioner Cole?

1750
01:56:48,640 --> 01:56:49,640
 Second.

1751
01:56:49,640 --> 01:56:53,120
 We have a first and a second for approval with the conditions listed by staff.

1752
01:56:53,120 --> 01:56:54,120
 Any discussion?

1753
01:56:54,120 --> 01:56:58,480
 Seeing none, I'll call for a vote via roll call.

1754
01:56:58,480 --> 01:56:59,480
 Commissioner Pruitt?

1755
01:56:59,480 --> 01:57:00,480
 Aye.

1756
01:57:00,480 --> 01:57:01,480
 Commissioner Smith?

1757
01:57:01,480 --> 01:57:02,480
 Aye.

1758
01:57:02,480 --> 01:57:03,480
 Commissioner McDade?

1759
01:57:03,480 --> 01:57:04,480
 Aye.

1760
01:57:04,480 --> 01:57:05,480
 Commissioner Schultz?

1761
01:57:05,480 --> 01:57:06,480
 Aye.

1762
01:57:06,480 --> 01:57:07,480
 Commissioner Cole?

1763
01:57:07,480 --> 01:57:08,480
 Aye.

1764
01:57:08,480 --> 01:57:09,800
 Motion carries six, zero.

1765
01:57:09,800 --> 01:57:12,680
 That moves us to our public hearing segment for this evening.

1766
01:57:12,680 --> 01:57:16,760
 And I just want to do a point of clarification real briefly.

1767
01:57:16,760 --> 01:57:19,060
 We are making one adjustment to the agenda.

1768
01:57:19,060 --> 01:57:24,280
 We are moving item D as in delta up one space.

1769
01:57:24,280 --> 01:57:32,400
 So tonight we'll go A, B, D, and then finish with C for those of y'all needing to see those

1770
01:57:32,400 --> 01:57:33,400
 items.

1771
01:57:33,400 --> 01:57:39,800
 So the first item will be 5A, Z21-0007B.

1772
01:57:39,800 --> 01:57:45,000
 I'm going to open the public hearing and ask for a motion to carry this postpone to a date

1773
01:57:45,000 --> 01:57:46,560
 certain of July 14th.

1774
01:57:46,560 --> 01:57:47,560
 Commissioner Smith?

1775
01:57:47,560 --> 01:57:49,600
 Make a motion to postpone to date certain of July 14th.

1776
01:57:49,600 --> 01:57:51,800
 We have a first.

1777
01:57:51,800 --> 01:57:52,800
 Commissioner Pruitt?

1778
01:57:52,800 --> 01:57:53,800
 Second.

1779
01:57:53,800 --> 01:57:54,800
 We have a first and a second.

1780
01:57:54,800 --> 01:57:57,600
 I'll call a vote via roll call.

1781
01:57:57,600 --> 01:57:58,600
 Commissioner Pruitt?

1782
01:57:58,600 --> 01:57:59,600
 Aye.

1783
01:57:59,600 --> 01:58:00,600
 Commissioner Smith?

1784
01:58:00,600 --> 01:58:01,600
 Aye.

1785
01:58:01,600 --> 01:58:02,600
 Commissioner McDade?

1786
01:58:02,600 --> 01:58:03,600
 Aye.

1787
01:58:03,600 --> 01:58:04,600
 Commissioner Pruitt?

1788
01:58:04,600 --> 01:58:05,600
 Aye.

1789
01:58:05,600 --> 01:58:06,600
 Motion carries 6-0.

1790
01:58:06,600 --> 01:58:10,040
 This item will be brought back to this commission on July 14th.

1791
01:58:10,040 --> 01:58:19,000
 The next item is 5B, PD 21-0003 and I'll invite Sean Jacobson for presentation and open the

1792
01:58:19,000 --> 01:58:20,000
 public hearing.

1793
01:58:20,000 --> 01:58:23,240
 Good evening, Chair and members of the commission.

1794
01:58:23,240 --> 01:58:29,960
 I'll pull up my presentation here and we'll get rolling.

1795
01:58:29,960 --> 01:58:33,320
 Okay.

1796
01:58:33,320 --> 01:58:35,520
 So my name is Sean Jacobson, assistant planner.

1797
01:58:35,520 --> 01:58:41,820
 Tonight I'm presenting PD 21-0003, the PERCH development.

1798
01:58:41,820 --> 01:58:47,920
 This is a request for rezoning from the R3 district to a PD district with an R7 base

1799
01:58:47,920 --> 01:58:50,680
 zoning on 17.805 acres.

1800
01:58:50,680 --> 01:58:54,880
 It's located on the west side of North Bonnie Bray Street south of Westward Street.

1801
01:58:54,880 --> 01:58:59,120
 As you can see, there's a view of the property there.

1802
01:58:59,120 --> 01:59:02,340
 The applicant has brought to us a new use.

1803
01:59:02,340 --> 01:59:06,040
 It's different than anything we've had before in Denton.

1804
01:59:06,040 --> 01:59:12,520
 It involves more than five units on one lot, similar to multifamily, so all units would

1805
01:59:12,520 --> 01:59:15,600
 be continued to be owned at least by the owner of that one lot.

1806
01:59:15,600 --> 01:59:20,680
 At the same time, there's no more than two units in any one building and the buildings

1807
01:59:20,680 --> 01:59:23,920
 are in a single family in duplex style.

1808
01:59:23,920 --> 01:59:28,920
 Because this didn't match any use definition, the DDC, we did some research, saw some other

1809
01:59:28,920 --> 01:59:33,040
 cities that have similar uses and they generally use a PD process.

1810
01:59:33,040 --> 01:59:37,800
 We felt this made sense to tailor the standards to fit that use and therefore that use is

1811
01:59:37,800 --> 01:59:40,500
 being brought as a PD tonight.

1812
01:59:40,500 --> 01:59:45,760
 As a part of that, the applicant has presented a definition for this new use.

1813
01:59:45,760 --> 01:59:52,080
 It would apply only to this PD, not across the board, but that definition includes that

1814
01:59:52,080 --> 01:59:56,400
 it would be more than three but not more than 195 dwelling units, provides for a maximum

1815
01:59:56,400 --> 02:00:02,680
 height, provides that there should be no more than two units per building, allows accessory

1816
02:00:02,680 --> 02:00:05,200
 uses.

1817
02:00:05,200 --> 02:00:10,540
 The applicant has also proposed standards that specifically apply to this use where

1818
02:00:10,540 --> 02:00:14,880
 either the multifamily or the single family standards didn't necessarily make sense.

1819
02:00:14,880 --> 02:00:19,680
 For instance, with facade architecture requiring that it meet the single family standards and

1820
02:00:19,680 --> 02:00:24,200
 actually going somewhat above and beyond that, providing for differentiation standards to

1821
02:00:24,200 --> 02:00:29,840
 ensure a variety of designs along the main drive and we're clustered together.

1822
02:00:29,840 --> 02:00:36,040
 But the site is also, we'll be meeting the multifamily, the higher buffer standards adjacent

1823
02:00:36,040 --> 02:00:41,320
 to the surrounding single family and institutional and it's also meeting both the multifamily

1824
02:00:41,320 --> 02:00:47,120
 open space and landscape minimums as well as providing the minimum 20% rear yard for

1825
02:00:47,120 --> 02:00:49,800
 each unit similar to a single family home.

1826
02:00:49,800 --> 02:00:53,640
 As you can see here, this is the development plan proposed.

1827
02:00:53,640 --> 02:00:56,480
 All of those colors represent large canopy trees.

1828
02:00:56,480 --> 02:01:02,360
 The area in the green box is a public walking green proposed outside of the boundaries of

1829
02:01:02,360 --> 02:01:03,680
 this development for the neighborhood.

1830
02:01:03,680 --> 02:01:06,160
 We'll discuss that more later.

1831
02:01:06,160 --> 02:01:11,760
 You can see just generally a summary of the dimensional standards showing that the site

1832
02:01:11,760 --> 02:01:16,240
 generally meets or exceeds the R7 based district standards.

1833
02:01:16,240 --> 02:01:22,680
 Of course, we review versus our general approval criteria and our PD criteria for approval.

1834
02:01:22,680 --> 02:01:27,240
 We'll start with general criteria three, criteria one for the PD which is the comprehensive

1835
02:01:27,240 --> 02:01:28,240
 plan.

1836
02:01:28,240 --> 02:01:33,720
 This is a moderate residential future land use and that calls for a development that

1837
02:01:33,720 --> 02:01:35,760
 is between four and 12 dwelling units per acre.

1838
02:01:35,760 --> 02:01:40,560
 This would meet that at 11.55 dwelling units per acre.

1839
02:01:40,560 --> 02:01:45,440
 As noted below, it also meets other comprehensive plan goals by providing infill housing in

1840
02:01:45,440 --> 02:01:51,280
 kind of that central area of Denton within the loop but next to a high speed or at least

1841
02:01:51,280 --> 02:01:54,360
 a larger more arterial highway.

1842
02:01:54,360 --> 02:01:59,080
 It also helps contribute to providing more diverse housing styles that meet the diverse

1843
02:01:59,080 --> 02:02:02,600
 needs of residents but at the same time, all of this in a scale and design that's more

1844
02:02:02,600 --> 02:02:05,840
 compatible to the surrounding neighborhood than would be a traditional multifamily that

1845
02:02:05,840 --> 02:02:10,120
 you might see with that kind of density typically and it does also provide that housing near

1846
02:02:10,120 --> 02:02:13,120
 parks and retail.

1847
02:02:13,120 --> 02:02:17,960
 Looking briefly at general criteria and minimizing the adverse impacts, so addressing some of

1848
02:02:17,960 --> 02:02:25,000
 the concerns that neighbors had, providing for a gated emergency only access on the westward

1849
02:02:25,000 --> 02:02:31,280
 in order to avoid cut through traffic through there, providing that common walking green

1850
02:02:31,280 --> 02:02:35,600
 with a wooden masonry fence where the neighbors had expressed interest in continuing to be

1851
02:02:35,600 --> 02:02:38,560
 able to walk for neighbors on crest view.

1852
02:02:38,560 --> 02:02:42,440
 They had expressed concerns about having their view blocked and so the developer proposed

1853
02:02:42,440 --> 02:02:48,680
 an additional, a buffer area that exceeds the required 10 as well as limiting heights

1854
02:02:48,680 --> 02:02:53,440
 adjacent to those properties and within 100 feet of that lot line with the homes on crest

1855
02:02:53,440 --> 02:02:54,440
 view.

1856
02:02:54,440 --> 02:02:58,560
 As you can see here, here's an example of what that view, a rendering of what that view

1857
02:02:58,560 --> 02:03:04,080
 across westward would look like, so seeing that fence, trees, shrubbery and not two story

1858
02:03:04,080 --> 02:03:05,080
 buildings.

1859
02:03:05,080 --> 02:03:12,560
 Again, complies with the DDC except with the PD standard specifically, call for otherwise.

1860
02:03:12,560 --> 02:03:15,920
 We also look at ensuring that this is providing greater building design than we would get

1861
02:03:15,920 --> 02:03:16,920
 otherwise.

1862
02:03:16,920 --> 02:03:20,400
 As I noted, this is meeting the single family standards and actually adding a requirement

1863
02:03:20,400 --> 02:03:29,540
 for an additional architectural element for all designs and as far as site landscaping,

1864
02:03:29,540 --> 02:03:35,600
 this provides an additional 19% landscape area above what's required, 22% tree canopy

1865
02:03:35,600 --> 02:03:42,760
 and 284 large canopy trees which exceeds by 36 the number of trees that could be provided

1866
02:03:42,760 --> 02:03:49,160
 under kind of a maximum development under the current R3 zoning district and it also

1867
02:03:49,160 --> 02:03:56,000
 provides a larger buffer along Bonnie Bray with buffer ornamental trees beyond the normal

1868
02:03:56,000 --> 02:03:57,680
 two buffers that would be required.

1869
02:03:57,680 --> 02:04:03,680
 In terms of the unit landscaping, as you mentioned, provides that 20% rear yard landscaping and

1870
02:04:03,680 --> 02:04:11,160
 one ornamental tree per house as well as foundation plantings for all units.

1871
02:04:11,160 --> 02:04:15,320
 The applicant is providing much of the open space in the form of courtyards, 20 of them

1872
02:04:15,320 --> 02:04:22,840
 amenitized and each one has, is one of five unique designs, you can see here, which provides

1873
02:04:22,840 --> 02:04:26,720
 some flexibility but we also set minimums with the applicant for what needs to be provided

1874
02:04:26,720 --> 02:04:29,320
 within each one.

1875
02:04:29,320 --> 02:04:34,480
 In terms of other amenity areas, the applicant proposed an additional 27 canopy trees to

1876
02:04:34,480 --> 02:04:38,080
 spread through these three amenity areas and has provided a walking trail around the detention

1877
02:04:38,080 --> 02:04:41,360
 pond with butterfly gardens.

1878
02:04:41,360 --> 02:04:46,560
 Looking at improving connectivity, as mentioned, not having vehicle connectivity because of

1879
02:04:46,560 --> 02:04:50,440
 concerns about cut through traffic but providing improved pedestrian mobility where there's

1880
02:04:50,440 --> 02:04:55,480
 currently none allowing pedestrians to come from westward to Bonnie Bray along a landscaped

1881
02:04:55,480 --> 02:04:56,800
 pathway.

1882
02:04:56,800 --> 02:05:00,640
 As you can see here, there's an example of that public walking green, which includes

1883
02:05:00,640 --> 02:05:08,000
 30% landscaping with native or adapted shrubs and benches for pedestrians.

1884
02:05:08,000 --> 02:05:11,040
 Another example there.

1885
02:05:11,040 --> 02:05:15,000
 Looking at criteria four, that these buildings would be compatible with the area.

1886
02:05:15,000 --> 02:05:21,640
 So the PD is designed to prohibit that traditional three or four story multifamily instead providing

1887
02:05:21,640 --> 02:05:25,680
 that density in housing that's designed in a way that's more compatible with the single

1888
02:05:25,680 --> 02:05:32,400
 family houses in the area and providing those height limitations and other mitigation buffering

1889
02:05:32,400 --> 02:05:36,140
 where closest to the surrounding neighbors.

1890
02:05:36,140 --> 02:05:41,920
 School generation, Denton ISD expressed that students, they could handle that.

1891
02:05:41,920 --> 02:05:43,960
 Water waste water is available.

1892
02:05:43,960 --> 02:05:51,920
 The trip generation per the TIA with some mitigation via signal adjustments and a hooded

1893
02:05:51,920 --> 02:05:56,240
 left turn should not expect it to have significant impact on the traffic in the area and we do

1894
02:05:56,240 --> 02:06:01,240
 have a condition of approval relating to the applicant being responsible to design and

1895
02:06:01,240 --> 02:06:03,960
 construct the hooded left turn at this location.

1896
02:06:03,960 --> 02:06:10,160
 It is within 10 minutes walking distance of North Lakes Park and it is estimated to have

1897
02:06:10,160 --> 02:06:15,180
 a net positive fiscal impact over 10 years from property value stabilization.

1898
02:06:15,180 --> 02:06:20,280
 We did public outreach and received one response in favor.

1899
02:06:20,280 --> 02:06:24,920
 So with that, staff does recommend approval of the request subject to the conditions below

1900
02:06:24,920 --> 02:06:31,640
 which relate to requiring that hooded left turn to be designed and paid for by the applicant.

1901
02:06:31,640 --> 02:06:36,980
 So with that, if you have any questions, happy to answer them and I do also have a presentation

1902
02:06:36,980 --> 02:06:37,980
 from the applicant.

1903
02:06:37,980 --> 02:06:38,980
 Great.

1904
02:06:38,980 --> 02:06:40,440
 Thank you, Sean.

1905
02:06:40,440 --> 02:06:41,440
 Thank you, Chairman.

1906
02:06:41,440 --> 02:06:45,480
 Sean, what's the closest pedestrian crossing to North Lakes over there?

1907
02:06:45,480 --> 02:06:50,400
 So that would be at Windsor and the path, the 10 minute path I worked at accounted for

1908
02:06:50,400 --> 02:06:51,400
 crossing at that.

1909
02:06:51,400 --> 02:06:52,400
 Okay.

1910
02:06:52,400 --> 02:06:53,400
 Gotcha.

1911
02:06:53,400 --> 02:06:54,400
 There's a stop sign.

1912
02:06:54,400 --> 02:06:55,400
 It works.

1913
02:06:55,400 --> 02:06:56,400
 Appreciate it.

1914
02:06:56,400 --> 02:06:57,400
 Thank you.

1915
02:06:57,400 --> 02:06:58,400
 Any other questions for Sean?

1916
02:06:58,400 --> 02:06:59,400
 Okay.

1917
02:06:59,400 --> 02:07:00,400
 This is a public hearing.

1918
02:07:00,400 --> 02:07:02,840
 Anyone wishing to speak can do so.

1919
02:07:02,840 --> 02:07:08,080
 We'd ask to fill out a card or those watching virtually can call in.

1920
02:07:08,080 --> 02:07:11,200
 We will begin with cards first.

1921
02:07:11,200 --> 02:07:18,480
 The first one I have here is Rob Baldwin and if you just state your name and address for

1922
02:07:18,480 --> 02:07:19,480
 the record.

1923
02:07:19,480 --> 02:07:20,480
 And are you the applicant?

1924
02:07:20,480 --> 02:07:21,480
 Yes, sir.

1925
02:07:21,480 --> 02:07:22,480
 Okay.

1926
02:07:22,480 --> 02:07:23,720
 So you're provided 10 minutes to present to us.

1927
02:07:23,720 --> 02:07:24,720
 Okay.

1928
02:07:24,720 --> 02:07:25,720
 I'm sorry.

1929
02:07:25,720 --> 02:07:26,720
 One moment.

1930
02:07:26,720 --> 02:07:27,720
 It's okay.

1931
02:07:27,720 --> 02:07:32,920
 I'm going to tag team.

1932
02:07:32,920 --> 02:07:36,600
 My client's on the line and I'm here to kind of run the projector.

1933
02:07:36,600 --> 02:07:37,600
 Sounds great.

1934
02:07:37,600 --> 02:07:38,600
 One moment.

1935
02:07:38,600 --> 02:07:42,080
 First time I've done a hybrid like this, so bear with me.

1936
02:07:42,080 --> 02:07:43,080
 Same for me.

1937
02:07:43,080 --> 02:07:44,080
 Okay.

1938
02:07:44,080 --> 02:07:45,080
 Just getting there.

1939
02:07:45,080 --> 02:07:46,080
 Presentation pulled up here.

1940
02:07:46,080 --> 02:07:47,080
 Okay.

1941
02:07:47,080 --> 02:07:48,080
 Can you hear me, Rob and Sean?

1942
02:07:48,080 --> 02:07:49,080
 Yes, sir.

1943
02:07:49,080 --> 02:07:50,080
 Yes, we can hear you.

1944
02:07:50,080 --> 02:07:51,080
 There we go.

1945
02:07:51,080 --> 02:07:52,080
 We're just loading the presentation.

1946
02:07:52,080 --> 02:07:53,080
 Okay.

1947
02:07:53,080 --> 02:07:54,080
 Thank you.

1948
02:07:54,080 --> 02:08:08,640
 Okay. and share screen.

1949
02:08:08,640 --> 02:08:17,520
 There we are.

1950
02:08:17,520 --> 02:08:25,720
 Okay.

1951
02:08:25,720 --> 02:08:27,640
 Good evening, Mr. Chair, ladies and gentlemen.

1952
02:08:27,640 --> 02:08:28,640
 My name is Rob Baldwin.

1953
02:08:28,640 --> 02:08:34,680
 I'm opposite 3904 Elm Street, Suite B in Dallas, and I'm here representing Good and West Development

1954
02:08:34,680 --> 02:08:35,680
 in this request.

1955
02:08:35,680 --> 02:08:38,600
 I want to, first of all, thank you all for being here.

1956
02:08:38,600 --> 02:08:42,600
 It's the first time I've been out in public in a long time and it's good to be back in

1957
02:08:42,600 --> 02:08:43,600
 their home again.

1958
02:08:43,600 --> 02:08:47,920
 And secondly, I'd like to thank city staff, they've been very great to work with.

1959
02:08:47,920 --> 02:08:53,960
 Mr. Jacobson's gone beyond the call of duty to help us craft this PD that meets the city's

1960
02:08:53,960 --> 02:09:01,320
 requirements and also addresses neighborhood concerns, so I'd like to thank him.

1961
02:09:01,320 --> 02:09:05,360
 I think he did an exceptional job of briefing this.

1962
02:09:05,360 --> 02:09:11,960
 I have David West on the line, who is the West in Good and West, and he'd like to have

1963
02:09:11,960 --> 02:09:15,560
 a brief presentation and then I'm here to answer any questions and David will be here

1964
02:09:15,560 --> 02:09:16,560
 as well.

1965
02:09:16,560 --> 02:09:19,640
 So if I can, David, are you on the line?

1966
02:09:19,640 --> 02:09:21,160
 Yes, I am.

1967
02:09:21,160 --> 02:09:22,160
 Thank you, Rob.

1968
02:09:22,160 --> 02:09:23,160
 Can you hear me?

1969
02:09:23,160 --> 02:09:26,600
 I'll just tell me when to move the slides, please.

1970
02:09:26,600 --> 02:09:27,600
 Okay.

1971
02:09:27,600 --> 02:09:28,880
 Good evening, everybody.

1972
02:09:28,880 --> 02:09:29,880
 Thank you for having us.

1973
02:09:29,880 --> 02:09:31,200
 My name is David West.

1974
02:09:31,200 --> 02:09:34,120
 I'm a partner with Good and West Residential, as Rob said.

1975
02:09:34,120 --> 02:09:37,200
 My business partner, Elizabeth Good, is also on the line.

1976
02:09:37,200 --> 02:09:41,800
 I'll start out by saying that, reiterating what Rob just said, we've been working to

1977
02:09:41,800 --> 02:09:46,040
 the past several months with Sean and his team in the planning department.

1978
02:09:46,040 --> 02:09:47,200
 He's been excellent to work with.

1979
02:09:47,200 --> 02:09:52,080
 I think we've been able to craft a plan that is far better today than when we first started,

1980
02:09:52,080 --> 02:09:54,120
 so I wanted to thank him for that.

1981
02:09:54,120 --> 02:09:58,840
 Forgive me if some of this presentation is duplicative of what Sean has already presented,

1982
02:09:58,840 --> 02:10:01,480
 but I'd like to highlight a few of his points.

1983
02:10:01,480 --> 02:10:06,400
 Rob, if you could go to the first slide, the next slide.

1984
02:10:06,400 --> 02:10:11,440
 So as Sean said, you know, this falls within the moderate density residential category of

1985
02:10:11,440 --> 02:10:17,000
 the Denton 2030 future land use plan, not to exceed 12 units to the acre.

1986
02:10:17,000 --> 02:10:22,280
 Our proposed development is at a density of 11.55 units to the acre.

1987
02:10:22,280 --> 02:10:26,840
 We feel this project will help fill Denton's need for housing of all types, offering a

1988
02:10:26,840 --> 02:10:31,640
 high quality choice for renters that may not want to live in traditional apartments and

1989
02:10:31,640 --> 02:10:35,640
 that value private yards and communal open space.

1990
02:10:35,640 --> 02:10:40,640
 We've capped our height to 30 feet, no more than two stories, which is lower than the

1991
02:10:40,640 --> 02:10:42,720
 existing R3 zoning.

1992
02:10:42,720 --> 02:10:48,360
 This will have far less impact on the surrounding neighborhoods and a typical three to four

1993
02:10:48,360 --> 02:10:51,040
 story apartment building would.

1994
02:10:51,040 --> 02:10:55,040
 In listening to the neighborhood in our various neighborhood meetings, we've also committed

1995
02:10:55,040 --> 02:11:01,280
 to only single story buildings within 100 feet of our Western property line and 65 feet

1996
02:11:01,280 --> 02:11:04,120
 from our Northern Westwood Street property line.

1997
02:11:04,120 --> 02:11:08,880
 So the visual impact of our development will be much more in line with single family homes

1998
02:11:08,880 --> 02:11:12,200
 than a typical multifamily apartment building.

1999
02:11:12,200 --> 02:11:16,800
 And the perimeter trees and the internal landscaping that exceeds the DDC requirements will add

2000
02:11:16,800 --> 02:11:19,760
 a significant buffer to the surrounding properties.

2001
02:11:19,760 --> 02:11:23,800
 It'll also create visual appeal for the public and for our future residents.

2002
02:11:23,800 --> 02:11:26,440
 Rob, if you could go to the next slide.

2003
02:11:26,440 --> 02:11:30,960
 So I'd like to talk a little bit more about our neighborhood engagement.

2004
02:11:30,960 --> 02:11:35,440
 The development team, we've interacted on four occasions with the surrounding neighbors,

2005
02:11:35,440 --> 02:11:40,720
 once with the head of the Neighborhood Association to our Northwest, introducing ourselves and

2006
02:11:40,720 --> 02:11:44,600
 the project, twice in a more formal setting with the neighborhood at large in an open

2007
02:11:44,600 --> 02:11:49,600
 forum, and once with the church and the school of Immaculate Conception immediately to our

2008
02:11:49,600 --> 02:11:51,360
 North.

2009
02:11:51,360 --> 02:11:55,720
 We've received emailed letters of support from the church and the school to our North.

2010
02:11:55,720 --> 02:11:57,280
 They're excited about our project.

2011
02:11:57,280 --> 02:12:00,320
 They think it'll be a great addition to the neighborhood.

2012
02:12:00,320 --> 02:12:04,420
 We also have another letter of support from a resident whose home borders our property

2013
02:12:04,420 --> 02:12:05,960
 to the West.

2014
02:12:05,960 --> 02:12:10,040
 And I believe that Sean has received additional outreach from another resident, either this

2015
02:12:10,040 --> 02:12:14,120
 morning or yesterday, who's in support of our project and would be happy to provide

2016
02:12:14,120 --> 02:12:17,880
 all that documentation to the commission.

2017
02:12:17,880 --> 02:12:21,800
 So throughout this engagement, some of the changes we've made over time, we've reduced

2018
02:12:21,800 --> 02:12:22,800
 our density.

2019
02:12:22,800 --> 02:12:25,600
 Initially, we were at 200 units, we've reduced it to 195 units.

2020
02:12:25,600 --> 02:12:31,080
 As I've already stated, we've committed to only single story units within 100 feet of

2021
02:12:31,080 --> 02:12:36,200
 the Western property line and 65 feet of the Northern property line.

2022
02:12:36,200 --> 02:12:41,560
 One of the main pain points to the neighbors was vehicular ingress and egress in and out

2023
02:12:41,560 --> 02:12:42,560
 of our site.

2024
02:12:42,560 --> 02:12:49,040
 And so we've committed to a vehicular gate that will be closed and locked at all times.

2025
02:12:49,040 --> 02:12:56,080
 We will install a Knox box that will be accessible only to emergency services in the fire department.

2026
02:12:56,080 --> 02:13:00,680
 Our only point of ingress and egress will be out onto Bonny Barre.

2027
02:13:00,680 --> 02:13:07,440
 We've restricted the pool hours from 9am to 9pm to mitigate some concerns around noise.

2028
02:13:07,440 --> 02:13:15,640
 And as Sean touched on, we've designed a community green, which is a strip of our property that's

2029
02:13:15,640 --> 02:13:18,400
 outside of our fence line up on Westwood Drive.

2030
02:13:18,400 --> 02:13:23,560
 This is an area where we understand some residents in the neighborhood currently use to walk

2031
02:13:23,560 --> 02:13:24,560
 their dogs.

2032
02:13:24,560 --> 02:13:27,440
 And so we felt like this would be a nice gesture to the neighborhood.

2033
02:13:27,440 --> 02:13:32,720
 And if you could go to the next slide, Rob.

2034
02:13:32,720 --> 02:13:37,560
 I know Sean's already shown some of these visuals in his presentation, but just to reiterate,

2035
02:13:37,560 --> 02:13:44,640
 this is a 25 foot wide strip of property and it runs about 900 linear feet fronting Westwood

2036
02:13:44,640 --> 02:13:45,640
 Street.

2037
02:13:45,640 --> 02:13:52,760
 We're going to plant 29 trees, install a meandering sidewalk that is flanked by turf and ground

2038
02:13:52,760 --> 02:13:53,760
 cover.

2039
02:13:53,760 --> 02:13:58,560
 We're going to build an eight foot wooden privacy fence with masonry columns and we're

2040
02:13:58,560 --> 02:14:02,400
 going to plant shrubbery and vines in front of that fence.

2041
02:14:02,400 --> 02:14:07,600
 And the plan long term is for this to grow and to become an attractive green screen wall

2042
02:14:07,600 --> 02:14:12,120
 that is visually appealing to the neighbors, but also functional for them to use.

2043
02:14:12,120 --> 02:14:17,680
 We're going to install benches, doggy poop stations and just try and create a strip of

2044
02:14:17,680 --> 02:14:22,240
 land that is pleasurable for the neighborhood.

2045
02:14:22,240 --> 02:14:30,920
 If you go to the next slide, Rob, you've already seen our site plan, but some of the design

2046
02:14:30,920 --> 02:14:35,040
 constraints we've had on this site is the fact that it's very long and very narrow.

2047
02:14:35,040 --> 02:14:42,120
 And so we've designed our units in a cluster format, which everyone's front door opens

2048
02:14:42,120 --> 02:14:46,840
 up onto a landscaped courtyard area and at the bottom of the slide are some examples

2049
02:14:46,840 --> 02:14:47,840
 of that.

2050
02:14:47,840 --> 02:14:52,080
 Sean also showed examples of these designs in his presentation.

2051
02:14:52,080 --> 02:14:57,720
 So this is not only for visual appeal, but it really gives a sense of entry to our residents.

2052
02:14:57,720 --> 02:15:06,320
 We have 389 parking spaces and 38 bicycle spaces, which exceeds the DDC's requirements.

2053
02:15:06,320 --> 02:15:10,880
 We're exceeding the DDC's 8% open space requirements.

2054
02:15:10,880 --> 02:15:17,560
 We've committed to planting a minimum of 284 trees, which far exceeds the DDC's requirements.

2055
02:15:17,560 --> 02:15:25,340
 And you can see the whole perimeter of our site has trees every 30 feet on center.

2056
02:15:25,340 --> 02:15:31,400
 We are meeting all of the DDC's landscape buffer requirements and on our western property

2057
02:15:31,400 --> 02:15:34,080
 line, we are exceeding the DDC's requirements.

2058
02:15:34,080 --> 02:15:40,960
 And if you could go to the last slide, Rob, these are just some visual representations

2059
02:15:40,960 --> 02:15:46,220
 of how these open courtyards are going to look and feel.

2060
02:15:46,220 --> 02:15:51,040
 Please note that we're in the early schematic design phase still, so we felt it was important

2061
02:15:51,040 --> 02:15:58,000
 to be able to show how this will look and feel and with that being said, I will stop

2062
02:15:58,000 --> 02:16:01,000
 presenting and happy to step back and answer any questions.

2063
02:16:01,000 --> 02:16:02,000
 Thank you for your time.

2064
02:16:02,000 --> 02:16:03,000
 Thank you very much.

2065
02:16:03,000 --> 02:16:04,000
 We're here for questions.

2066
02:16:04,000 --> 02:16:05,000
 Commissioner Smith.

2067
02:16:05,000 --> 02:16:06,000
 Thank you, Chair.

2068
02:16:06,000 --> 02:16:14,280
 One question, this might be for Sean as well, but being that it's a PD, the site plan will

2069
02:16:14,280 --> 02:16:20,040
 be codified into the zoning change, if it's approved.

2070
02:16:20,040 --> 02:16:24,880
 Really the egress out of the complex, I guess you want to call it that way, is it because

2071
02:16:24,880 --> 02:16:28,960
 of the hooded left turn lane, it's going to be right turn only onto Bonnie Bray alone.

2072
02:16:28,960 --> 02:16:34,680
 Did the traffic impact analysis take anything into account on how that would add to the

2073
02:16:34,680 --> 02:16:37,880
 Bonnie Bray signalized cross section?

2074
02:16:37,880 --> 02:16:43,980
 Yes, it did, and specifically that was where the timing changes at a mitigation were recommended.

2075
02:16:43,980 --> 02:16:52,840
 So it would continue to function at a level of service D, but with the timing change mitigations,

2076
02:16:52,840 --> 02:16:57,320
 that would then improve that impact above what it would otherwise be and bring it to

2077
02:16:57,320 --> 02:16:59,640
 where our engineers could support.

2078
02:16:59,640 --> 02:17:06,680
 Was there a thought given to on peak hours how congested that left turn hooded lane would

2079
02:17:06,680 --> 02:17:11,280
 get and how long that really truly should be?

2080
02:17:11,280 --> 02:17:14,440
 It's great to have the left turn lane that protects the left turn lane to keep people

2081
02:17:14,440 --> 02:17:19,480
 out of traffic, stop trying to take a left turn into the facility, into the complex,

2082
02:17:19,480 --> 02:17:26,080
 but if it's backing back out to where people in the left lane outside of the hooded lane

2083
02:17:26,080 --> 02:17:29,280
 are getting backed up because people are waiting trying to get into the left turn lane.

2084
02:17:29,280 --> 02:17:32,560
 Was any of that thought about or considered or those kinds of things?

2085
02:17:32,560 --> 02:17:38,040
 Yes, the TIA did take into account the time that would essentially the traffic and the

2086
02:17:38,040 --> 02:17:41,640
 function of that intersection as well with the hooded left turn and determined that it

2087
02:17:41,640 --> 02:17:46,000
 would work at an acceptable rate and I think actually at above a level of service D.

2088
02:17:46,000 --> 02:17:47,000
 Okay.

2089
02:17:47,000 --> 02:17:48,000
 Got it.

2090
02:17:48,000 --> 02:17:49,000
 All right.

2091
02:17:49,000 --> 02:17:50,000
 Thank you.

2092
02:17:50,000 --> 02:17:51,400
 Any other questions right now?

2093
02:17:51,400 --> 02:17:53,920
 We still have individuals wanting to make public comment.

2094
02:17:53,920 --> 02:17:55,920
 Commissioner Ellis.

2095
02:17:55,920 --> 02:17:57,320
 Thank you, Chair.

2096
02:17:57,320 --> 02:18:05,140
 Question if you heard from the property owner to the south developing the garden homes.

2097
02:18:05,140 --> 02:18:07,400
 We did not get a response from that property owner.

2098
02:18:07,400 --> 02:18:09,600
 They didn't come to the meeting either?

2099
02:18:09,600 --> 02:18:13,920
 And I've sent two letters to them as well and gotten a response.

2100
02:18:13,920 --> 02:18:14,920
 Okay.

2101
02:18:14,920 --> 02:18:15,920
 Thank you.

2102
02:18:15,920 --> 02:18:16,920
 Any other questions?

2103
02:18:16,920 --> 02:18:17,920
 Great.

2104
02:18:17,920 --> 02:18:18,920
 Thank you for being here.

2105
02:18:18,920 --> 02:18:22,480
 If we have any more questions, we'll call you back.

2106
02:18:22,480 --> 02:18:25,720
 The other card that I have in front of me is Michael Denny.

2107
02:18:25,720 --> 02:18:30,600
 Mr. Denny, if you could just, that mic, yep, is preferred.

2108
02:18:30,600 --> 02:18:35,320
 If you just state your name and address for the record, you'll have four minutes to speak.

2109
02:18:35,320 --> 02:18:37,200
 Michael Denny, 2200 Overlook Lane.

2110
02:18:37,200 --> 02:18:41,920
 We're at the corner of Westwood and Overlook, so we're directly across the street from this

2111
02:18:41,920 --> 02:18:42,920
 development.

2112
02:18:42,920 --> 02:18:46,280
 We're not comfortable with rental units coming in.

2113
02:18:46,280 --> 02:18:52,360
 They'll be surrounded by three communities of family-owned homes.

2114
02:18:52,360 --> 02:18:58,800
 But in our meetings with the developers, we're quite happy with the proposals for changes

2115
02:18:58,800 --> 02:19:04,160
 they've made in their plans, particularly the linear park along Westwood.

2116
02:19:04,160 --> 02:19:12,040
 It's a community area for our community of about 120 homes, so we appreciate that.

2117
02:19:12,040 --> 02:19:20,920
 I have not heard tonight about restrictions on single-pupil-type gate by the emergency

2118
02:19:20,920 --> 02:19:25,440
 entrance at the end of Lookout Lane into this new neighborhood.

2119
02:19:25,440 --> 02:19:31,840
 I'm very satisfied that it'll be a Knox Box only entry for vehicles, but we're worried

2120
02:19:31,840 --> 02:19:34,480
 about the personnel gate there.

2121
02:19:34,480 --> 02:19:39,280
 People would be tempted, in the new neighborhood, would be tempted to park along Westwood, which

2122
02:19:39,280 --> 02:19:41,600
 would be a problem.

2123
02:19:41,600 --> 02:19:47,040
 It's a lot of traffic along that street, and that could cause difficulties.

2124
02:19:47,040 --> 02:19:51,480
 We're very grateful that they've reduced the height of the buildings along there to

2125
02:19:51,480 --> 02:19:57,360
 one stories, 'cause it would be like an alley if it were two-story buildings there, but

2126
02:19:57,360 --> 02:20:00,360
 the park, the fence, and so forth.

2127
02:20:00,360 --> 02:20:06,400
 If those things stay as part of the plan through to the end, 32 Construction will be very happy

2128
02:20:06,400 --> 02:20:07,400
 about that.

2129
02:20:07,400 --> 02:20:08,400
 Thank you.

2130
02:20:08,400 --> 02:20:09,400
 Thank you.

2131
02:20:09,400 --> 02:20:10,400
 Thanks for being here.

2132
02:20:10,400 --> 02:20:14,880
 I don't have any other cards, but I believe we do have one caller.

2133
02:20:14,880 --> 02:20:17,400
 Stuart, is there someone on the line?

2134
02:20:17,400 --> 02:20:18,600
 Yes, thank you, Chair.

2135
02:20:18,600 --> 02:20:23,960
 I wanted to also let you know that for this item, we did have one person make comments

2136
02:20:23,960 --> 02:20:25,080
 using the online form.

2137
02:20:25,080 --> 02:20:27,240
 They were in support of the item.

2138
02:20:27,240 --> 02:20:33,280
 This comment form was emailed to all the commissioners, and it will be included in the record.

2139
02:20:33,280 --> 02:20:37,600
 We do have one caller, and I'm asking staff to send them into the meeting now.

2140
02:20:37,600 --> 02:20:38,600
 Thank you.

2141
02:20:38,600 --> 02:20:56,880
 You should hear a beep whenever they are there.

2142
02:20:56,880 --> 02:20:57,880
 Good evening.

2143
02:20:57,880 --> 02:20:59,200
 You are connected with the Plan and Zoning Commission.

2144
02:20:59,200 --> 02:21:04,960
 If you could state your name and address for the record, you'll have four minutes to speak.

2145
02:21:04,960 --> 02:21:05,960
 Good evening.

2146
02:21:05,960 --> 02:21:06,960
 My name is Drew Christ.

2147
02:21:06,960 --> 02:21:10,760
 I am a homeowner at 2208 Carriage Hill.

2148
02:21:10,760 --> 02:21:14,200
 Commission, thank you so much for allowing me to speak tonight.

2149
02:21:14,200 --> 02:21:18,960
 I, as a homeowner in the neighborhood, are in full support of this development.

2150
02:21:18,960 --> 02:21:25,960
 I think staff and the developer have done a phenomenal job at increasing pedestrian

2151
02:21:25,960 --> 02:21:30,160
 connectivity for the neighborhood.

2152
02:21:30,160 --> 02:21:38,240
 This particular part of town has suffered from a continual disregard from prior developers

2153
02:21:38,240 --> 02:21:41,760
 to consider future development and connectivity.

2154
02:21:41,760 --> 02:21:47,520
 As a parent with a 5-year-old and a 3-year-old who are currently learning how to ride a bike,

2155
02:21:47,520 --> 02:21:55,520
 I cannot take them on to Windsor or Bonnevray at 40 miles an hour, which we all know is

2156
02:21:55,520 --> 02:21:56,520
 45.

2157
02:21:56,520 --> 02:21:59,560
 We've all done it on accident.

2158
02:21:59,560 --> 02:22:01,240
 It's simply too dangerous.

2159
02:22:01,240 --> 02:22:09,560
 I am so grateful to the developer for going above and beyond by providing a public amenity

2160
02:22:09,560 --> 02:22:15,460
 for residents of not only their own community, but the surrounding homeowners and home renters

2161
02:22:15,460 --> 02:22:21,640
 who exist, not only to the north of this development, but also to the west.

2162
02:22:21,640 --> 02:22:27,600
 I am very, I think this is perfect timing, a report came out from Trees of America yesterday

2163
02:22:27,600 --> 02:22:34,440
 that labeled our census block that this development will be in as one of the lowest tree canopy

2164
02:22:34,440 --> 02:22:40,760
 density census blocks in the city of Denton, and to see a developer going above and beyond

2165
02:22:40,760 --> 02:22:44,840
 and planting such a significant number of native trees.

2166
02:22:44,840 --> 02:22:48,920
 It's really encouraging, and so I strongly am in support, and again, thank you so much

2167
02:22:48,920 --> 02:22:50,920
 for the opportunity to speak.

2168
02:22:50,920 --> 02:22:55,400
 I am completely with my comments.

2169
02:22:55,400 --> 02:22:56,400
 Thank you so much for calling in.

2170
02:22:56,400 --> 02:22:57,400
 Do we have any questions for the caller?

2171
02:22:57,400 --> 02:23:03,840
 We don't have any questions, but I appreciate your time to call in this evening.

2172
02:23:03,840 --> 02:23:05,160
 Krister Smith.

2173
02:23:05,160 --> 02:23:08,160
 One more question, thank you, Chair.

2174
02:23:08,160 --> 02:23:11,920
 Sean, is the roads that are within there, is it going to be treated, because it is kind

2175
02:23:11,920 --> 02:23:17,760
 of a mix between multifamily and the facade or everything else, so I just want to remind

2176
02:23:17,760 --> 02:23:21,280
 you, the roads and everything else inside of there will be treated like private property

2177
02:23:21,280 --> 02:23:25,160
 would be in an apartment where they are maintained by the owner.

2178
02:23:25,160 --> 02:23:26,160
 Correct?

2179
02:23:26,160 --> 02:23:27,160
 That is correct.

2180
02:23:27,160 --> 02:23:28,160
 Okay.

2181
02:23:28,160 --> 02:23:29,160
 I just wanted to confirm that.

2182
02:23:29,160 --> 02:23:30,160
 Thank you.

2183
02:23:30,160 --> 02:23:37,680
 Seeing we have no other comments, I'm going to close the public hearing at this time,

2184
02:23:37,680 --> 02:23:41,160
 and if there's any discussion, more questions or motion, Krister Smith?

2185
02:23:41,160 --> 02:23:46,440
 I'm going to make a motion to approve of staff recommendations and conditions.

2186
02:23:46,440 --> 02:23:51,200
 Seeing that this zoning is currently R3 and the flume says it should be four units to

2187
02:23:51,200 --> 02:23:55,360
 12 units per acre, it only even makes sense to put this into something that's actually

2188
02:23:55,360 --> 02:23:56,360
 compliant.

2189
02:23:56,360 --> 02:24:00,520
 It does sound like from those that commented from the neighborhood have said that the developer

2190
02:24:00,520 --> 02:24:06,440
 has been very generous with making concessions and being able to accommodate for those that

2191
02:24:06,440 --> 02:24:10,880
 exist there, so that being said, my motion stands.

2192
02:24:10,880 --> 02:24:11,880
 We have a first.

2193
02:24:11,880 --> 02:24:12,880
 Commissioner Ellis?

2194
02:24:12,880 --> 02:24:17,640
 I will second and also say thank you for a detailed presentation, well done, and thank

2195
02:24:17,640 --> 02:24:21,760
 you for the collaboration with the community.

2196
02:24:21,760 --> 02:24:24,840
 We have a first and a second for approval with staff conditions.

2197
02:24:24,840 --> 02:24:25,840
 Any discussion?

2198
02:24:25,840 --> 02:24:35,520
 Before we take a vote via roll call, I just want to note, just for the record, if Westward

2199
02:24:35,520 --> 02:24:40,160
 does not allow parking on the street, if it's possible to get a no parking sign reminder,

2200
02:24:40,160 --> 02:24:44,880
 maybe to mitigate some of the parking concerns, it seems like the property is over-parked

2201
02:24:44,880 --> 02:24:50,240
 as it is, so I don't foresee that being an issue, but if there is a way to maybe eliminate

2202
02:24:50,240 --> 02:24:56,040
 some concern of the city to put up a no parking sign to keep that avenue free of parking,

2203
02:24:56,040 --> 02:24:59,800
 that might be a nice consideration to the neighborhood.

2204
02:24:59,800 --> 02:25:01,320
 That's my only comment.

2205
02:25:01,320 --> 02:25:03,880
 With that, I will call a vote via roll call.

2206
02:25:03,880 --> 02:25:04,880
 Commissioner Pruitt?

2207
02:25:04,880 --> 02:25:05,880
 Aye.

2208
02:25:05,880 --> 02:25:06,880
 Commissioner Smith?

2209
02:25:06,880 --> 02:25:07,880
 Aye.

2210
02:25:07,880 --> 02:25:08,880
 Commissioner McDade?

2211
02:25:08,880 --> 02:25:09,880
 Aye.

2212
02:25:09,880 --> 02:25:10,880
 Commissioner Cole?

2213
02:25:10,880 --> 02:25:11,880
 Aye.

2214
02:25:11,880 --> 02:25:15,600
 Motion carries 6-0, congratulations.

2215
02:25:15,600 --> 02:25:24,800
 The next item we'll hear tonight is the last item, it's 5DZ21-0005, and I will call Cameron

2216
02:25:24,800 --> 02:25:28,320
 Robertson for presentation.

2217
02:25:28,320 --> 02:25:36,600
 Okay, thank you Chair and Commissioners.

2218
02:25:36,600 --> 02:25:42,200
 So I am presenting on Z21-005 for rezoning.

2219
02:25:42,200 --> 02:25:48,000
 So this is a rezoning of 0.326 acres from mixed use neighborhood and residential four

2220
02:25:48,000 --> 02:25:51,120
 districts to a residential six district.

2221
02:25:51,120 --> 02:25:54,980
 This is located southeast of Skinner Street and Robertson Street.

2222
02:25:54,980 --> 02:26:00,160
 So the property is currently vacant, it is approximately 0.1 acres of MN district and

2223
02:26:00,160 --> 02:26:03,480
 0.23 acres of R4 district.

2224
02:26:03,480 --> 02:26:09,600
 Based off historic areals, it is assumed that the property has been vacant since about 1984.

2225
02:26:09,600 --> 02:26:15,280
 It is surrounded by MN, R4, R3, and public facilities districts.

2226
02:26:15,280 --> 02:26:20,520
 So this just kind of shows you the zoning over time.

2227
02:26:20,520 --> 02:26:26,380
 As I stated, this is proposed rezoning to R6, which would allow for single family homes

2228
02:26:26,380 --> 02:26:30,480
 as well as up to four plexes.

2229
02:26:30,480 --> 02:26:34,040
 So these are the general criteria for all applications.

2230
02:26:34,040 --> 02:26:38,320
 The ones that I'm going to cover tonight are the ones specifically highlighted in bold,

2231
02:26:38,320 --> 02:26:43,520
 which is consistent with the comprehensive plan and other applicable plans, as well as

2232
02:26:43,520 --> 02:26:47,240
 minimizes adverse impacts on surrounding property.

2233
02:26:47,240 --> 02:26:52,560
 Also the rezoning has to meet zoning criteria for approval.

2234
02:26:52,560 --> 02:26:57,460
 So once again, I'm going to be just highlighting the three that are bolded here on the screen.

2235
02:26:57,460 --> 02:27:03,780
 So first, the site is designated low residential, according to the Denton Plan 2030.

2236
02:27:03,780 --> 02:27:08,040
 This is intended for new development up to four dwelling units per acre.

2237
02:27:08,040 --> 02:27:14,000
 It is organized for remote walkability, access to parks, open space, and recreation amenities.

2238
02:27:14,000 --> 02:27:19,800
 The R6 is consistent with the future land use, as it permits a variety of lower intensity

2239
02:27:19,800 --> 02:27:24,200
 housing types available to the community at a scale and form typically found already in

2240
02:27:24,200 --> 02:27:28,560
 the neighborhood, as well as within walking distance of parks and school facilities such

2241
02:27:28,560 --> 02:27:31,960
 as the Fredmore Park and Fredmore High School.

2242
02:27:31,960 --> 02:27:36,040
 As you can see also on the map, it serves as a transition area between the low residential

2243
02:27:36,040 --> 02:27:41,180
 area to the south, as well as the downtown compatibility area just to the north.

2244
02:27:41,180 --> 02:27:45,480
 It also serves the overall goal to promote a compact development pattern through infill

2245
02:27:45,480 --> 02:27:47,800
 development.

2246
02:27:47,800 --> 02:27:52,220
 So R6, as I stated, is consistent with the surrounding zoning and development pattern.

2247
02:27:52,220 --> 02:27:55,740
 So currently on Robertson Street, it is mixed uses.

2248
02:27:55,740 --> 02:28:01,040
 We do have some residential, we have a restaurant, as well as religious assembly uses.

2249
02:28:01,040 --> 02:28:06,580
 And as I stated, there is infill development, would provide a variety of housing options,

2250
02:28:06,580 --> 02:28:10,300
 and it also serves as that transition area, once again, between single family neighborhoods

2251
02:28:10,300 --> 02:28:14,520
 to the south, as well as the mixed use and downtown transition area to the north.

2252
02:28:14,520 --> 02:28:20,660
 Currently, as you can see highlighted in blue, we do have three duplexes and two fourplexes

2253
02:28:20,660 --> 02:28:25,540
 currently located within 650 feet or less of the subject property.

2254
02:28:25,540 --> 02:28:29,760
 So this rezoning would fit into this area.

2255
02:28:29,760 --> 02:28:33,760
 There is no direct vehicular connection to the neighborhood to the south, it's just along

2256
02:28:33,760 --> 02:28:35,560
 Robertson Street.

2257
02:28:35,560 --> 02:28:40,080
 And the development would be required to conform with current site design standards, including

2258
02:28:40,080 --> 02:28:43,000
 screening and landscaping.

2259
02:28:43,000 --> 02:28:46,600
 So just to cover some of the public facilities and services that are available to serve the

2260
02:28:46,600 --> 02:28:51,840
 property, so transportation, it would generate about 30 vehicle trips per day with two in

2261
02:28:51,840 --> 02:28:58,440
 the morning, two total morning peak hour trips and four evening peak hour trips.

2262
02:28:58,440 --> 02:29:01,480
 It would only generate one elementary student.

2263
02:29:01,480 --> 02:29:07,200
 In terms of parks, there is the Fredmore Park, which is located within approximately .4 miles,

2264
02:29:07,200 --> 02:29:12,600
 and it meets the Parks Department's goal of 10 minute walk to a park.

2265
02:29:12,600 --> 02:29:17,120
 Park water and wastewater services are currently available to the site, and the nearest fire

2266
02:29:17,120 --> 02:29:23,260
 station is within the eight minute or less response time boundary.

2267
02:29:23,260 --> 02:29:24,860
 We did have our public outreach.

2268
02:29:24,860 --> 02:29:30,880
 We did have one property owner in favor at 521 Robertson Street, highlighted in green

2269
02:29:30,880 --> 02:29:33,420
 here on the map.

2270
02:29:33,420 --> 02:29:38,100
 So staff does recommend approval of the requested rezoning as it complies with our criteria

2271
02:29:38,100 --> 02:29:45,720
 in sections 2.45E as well as 2.72D of the Denton Development Code.

2272
02:29:45,720 --> 02:29:49,920
 Thank you for the presentation.

2273
02:29:49,920 --> 02:29:54,080
 And I think I did not formally open the public hearing, so I want to do that, open the public

2274
02:29:54,080 --> 02:29:55,080
 hearing.

2275
02:29:55,080 --> 02:30:00,280
 And is there any questions for Cameron on this item?

2276
02:30:00,280 --> 02:30:01,280
 Christopher Pruitt.

2277
02:30:01,280 --> 02:30:03,080
 Yeah, just one question.

2278
02:30:03,080 --> 02:30:10,620
 Do you happen to know what the development fee to request this zoning change is?

2279
02:30:10,620 --> 02:30:13,800
 I'm not sure exactly of the zoning fee.

2280
02:30:13,800 --> 02:30:17,200
 I'm looking that up now.

2281
02:30:17,200 --> 02:30:22,080
 I'll have that for you in just a minute.

2282
02:30:22,080 --> 02:30:23,080
 Now we stall.

2283
02:30:23,080 --> 02:30:29,440
 Any other questions while we're waiting to pull that up?

2284
02:30:29,440 --> 02:30:32,240
 This is a public hearing, so anyone who's wishing to speak on this item may certainly

2285
02:30:32,240 --> 02:30:33,240
 do so.

2286
02:30:33,240 --> 02:30:36,120
 No one has called in at this time.

2287
02:30:36,120 --> 02:30:39,420
 So if there's someone present that wants to speak or someone listening online that would

2288
02:30:39,420 --> 02:30:45,360
 like to make any comments, we'd certainly provide you that time.

2289
02:30:45,360 --> 02:30:51,800
 The zoning application fee itself was just over $8,500, and the total with their notifications

2290
02:30:51,800 --> 02:30:52,800
 was about $9,200.

2291
02:30:52,800 --> 02:30:53,800
 Okay.

2292
02:30:53,800 --> 02:31:01,100
 Yeah, I'll just say that I'm excited to see this application come forward.

2293
02:31:01,100 --> 02:31:09,000
 I will apologize to the future renters or homeowners that it's $2,000 a unit essentially

2294
02:31:09,000 --> 02:31:14,040
 for the zoning, but I'm excited to see it come forward.

2295
02:31:14,040 --> 02:31:20,780
 I think this is one of the most walkable, small, infilled places that we've seen in

2296
02:31:20,780 --> 02:31:24,800
 a long time, so thank you.

2297
02:31:24,800 --> 02:31:28,840
 Seeing that I don't have anyone on hold or here to speak, I'll close the public hearing

2298
02:31:28,840 --> 02:31:32,320
 and turn to Commissioner Smith.

2299
02:31:32,320 --> 02:31:33,320
 Make a motion to approve.

2300
02:31:33,320 --> 02:31:34,880
 We have a first for approval.

2301
02:31:34,880 --> 02:31:35,880
 Commissioner Cole?

2302
02:31:35,880 --> 02:31:36,880
 Second.

2303
02:31:36,880 --> 02:31:39,000
 We have a first and second for approval.

2304
02:31:39,000 --> 02:31:41,040
 Any discussion?

2305
02:31:41,040 --> 02:31:43,160
 Seeing none, I'll call for a vote via roll call.

2306
02:31:43,160 --> 02:31:44,160
 Commissioner Pruitt?

2307
02:31:44,160 --> 02:31:45,160
 Aye.

2308
02:31:45,160 --> 02:31:46,160
 Commissioner Smith?

2309
02:31:46,160 --> 02:31:47,160
 Aye.

2310
02:31:47,160 --> 02:31:48,160
 Commissioner McDade?

2311
02:31:48,160 --> 02:31:49,160
 Aye.

2312
02:31:49,160 --> 02:31:50,160
 Chair is an aye.

2313
02:31:50,160 --> 02:31:51,160
 Commissioner Ellis?

2314
02:31:51,160 --> 02:31:52,160
 Aye.

2315
02:31:52,160 --> 02:31:53,160
 Commissioner Cole?

2316
02:31:53,160 --> 02:31:54,160
 Aye.

2317
02:31:54,160 --> 02:31:55,160
 Motion carries 6-0.

2318
02:31:55,160 --> 02:31:58,840
 That brings us back to Item 5C, which will close out our agenda this evening.

2319
02:31:58,840 --> 02:32:08,760
 That item is 5C PD 21-0001C, and I'll invite Julie Wyatt for presentation and open the

2320
02:32:08,760 --> 02:32:09,760
 public hearing.

2321
02:32:09,760 --> 02:32:10,760
 Good evening.

2322
02:32:10,760 --> 02:32:11,760
 Let me pull up my presentation.

2323
02:32:11,760 --> 02:32:40,200
 Good evening, I'm Julie Wyatt, and I am presenting PD 21-0001C, Kingsway.

2324
02:32:40,200 --> 02:32:48,360
 Before we get into the request, I'm just going to talk briefly about PDs.

2325
02:32:48,360 --> 02:32:54,880
 They were permitted within the City of Denton in the 1969 and 1991 codes.

2326
02:32:54,880 --> 02:33:01,000
 They were removed from the 2002 codes with the exception of a few of those PDs in favor

2327
02:33:01,000 --> 02:33:03,200
 of just straight zoning.

2328
02:33:03,200 --> 02:33:09,240
 PDs were reintroduced in the 2019 code to allow that flexibility and to provide some

2329
02:33:09,240 --> 02:33:14,360
 creative land uses and projects, particularly when they are substantial developments, when

2330
02:33:14,360 --> 02:33:19,440
 it's a big residential project or it's a big commercial or industrial project.

2331
02:33:19,440 --> 02:33:25,280
 We do have processes that outline PDs in subchapter 2 of the Denton Development Code.

2332
02:33:25,280 --> 02:33:31,520
 In order to move forward with a PD or to develop a property as a PD, it does have to go through

2333
02:33:31,520 --> 02:33:33,520
 the rezoning process.

2334
02:33:33,520 --> 02:33:37,000
 As part of that rezoning process, they have to provide a development map, so that's a

2335
02:33:37,000 --> 02:33:41,040
 development plan and then also development standards, so really the text and the map of

2336
02:33:41,040 --> 02:33:48,040
 that zoning code, because it is sort of unique zoning to a specific piece of property.

2337
02:33:48,040 --> 02:33:54,720
 Part of the benefits to PDs is you do get certainty as to what would be built, because

2338
02:33:54,720 --> 02:34:00,360
 you can go through some of those details of the building of that project, like open space

2339
02:34:00,360 --> 02:34:04,480
 requirements or other types of connectivity.

2340
02:34:04,480 --> 02:34:12,480
 As part of the processes for PDs, we also have within the code processes for amending

2341
02:34:12,480 --> 02:34:15,200
 those PDs, and there are two types of amendments.

2342
02:34:15,200 --> 02:34:19,840
 The major amendment, which is just like a regular rezoning case, and then a minor amendment,

2343
02:34:19,840 --> 02:34:25,240
 which could be a minor change to the project, but it does require public notification to

2344
02:34:25,240 --> 02:34:28,160
 properties within 200 feet of that request.

2345
02:34:28,160 --> 02:34:32,120
 And if there is opposition, then it does have to kind of go through back through that public

2346
02:34:32,120 --> 02:34:33,120
 hearing process.

2347
02:34:33,120 --> 02:34:37,640
 But it does provide some protections for those adjacent property owners so they can kind

2348
02:34:37,640 --> 02:34:39,560
 of know what's going on.

2349
02:34:39,560 --> 02:34:41,840
 So with that said, now we'll get into the specifics.

2350
02:34:41,840 --> 02:34:48,040
 So the request before you is to rezone about 100 acres from R4 and R7 districts into a

2351
02:34:48,040 --> 02:34:49,320
 planned development.

2352
02:34:49,320 --> 02:34:54,160
 It is in two tracks, and they are shown on your screen outlined in yellow.

2353
02:34:54,160 --> 02:35:01,120
 They are on the outside of Loop 288 near the Kings Row Street.

2354
02:35:01,120 --> 02:35:06,300
 And there are existing conditions to the site, I just want to go over briefly.

2355
02:35:06,300 --> 02:35:09,560
 There are easements that impact the subject property.

2356
02:35:09,560 --> 02:35:15,160
 There are four of them that sort of run north-south on that site, and about the area where those

2357
02:35:15,160 --> 02:35:17,880
 red dash lines are.

2358
02:35:17,880 --> 02:35:24,760
 There's also, staff was made aware of a potential abandoned or unknown cemetery during the review

2359
02:35:24,760 --> 02:35:34,240
 of the project, and in response to that, there was a field survey of the property that used

2360
02:35:34,240 --> 02:35:36,320
 ground penetrating radar.

2361
02:35:36,320 --> 02:35:42,120
 They did not find any anomalies during that research.

2362
02:35:42,120 --> 02:35:47,160
 And Texas Historical Commission has been working with the applicant and the property owner,

2363
02:35:47,160 --> 02:35:51,580
 and they have deemed that it is like they'll refer to the site as an unverified cemetery

2364
02:35:51,580 --> 02:35:54,200
 that is unlikely to contain remains.

2365
02:35:54,200 --> 02:36:02,320
 And that area is about located in that circled spot there, that red circle, and that is in

2366
02:36:02,320 --> 02:36:06,320
 an open space lot within the proposal as well.

2367
02:36:06,320 --> 02:36:10,380
 And just wanted to touch on the briefly the surrounding roadways.

2368
02:36:10,380 --> 02:36:12,880
 It is adjacent to Loop 288, as I mentioned.

2369
02:36:12,880 --> 02:36:15,440
 This is a text dot highway.

2370
02:36:15,440 --> 02:36:20,920
 Text dot does have future plans for frontage roads from Kings Row to FM 428.

2371
02:36:20,920 --> 02:36:23,880
 We don't have timing for that yet, though.

2372
02:36:23,880 --> 02:36:29,400
 Deerwood Parkway, that is a north-south collector within the City of Denton's mobility plan,

2373
02:36:29,400 --> 02:36:33,600
 and if this is approved and moved forward, it will, they will be required to extend Deerfield,

2374
02:36:33,600 --> 02:36:36,680
 I'm sorry, Deerwood to the north property boundary.

2375
02:36:36,680 --> 02:36:39,080
 And then finally, Kings Row is a collector.

2376
02:36:39,080 --> 02:36:42,480
 It is currently constructed as a two-lane undivided road.

2377
02:36:42,480 --> 02:36:48,960
 There's a small section of four-foot sidewalk on the north side of that road as well.

2378
02:36:48,960 --> 02:36:53,280
 Just to talk, briefly compare the current zoning map versus the proposal.

2379
02:36:53,280 --> 02:36:58,040
 So the subject site has a zoning of R4 District.

2380
02:36:58,040 --> 02:37:06,920
 Under R4, well R4 and R7, sorry, R4 and R7 would both permit the development of single-family

2381
02:37:06,920 --> 02:37:07,920
 homes.

2382
02:37:07,920 --> 02:37:15,480
 R4 District requires minimum lot sizes of 7,000 square feet, and then R7 requires 4,000 square

2383
02:37:15,480 --> 02:37:16,840
 foot lots.

2384
02:37:16,840 --> 02:37:23,120
 The minimum lot width in both of those districts is 50 feet, and the depth is 80 feet.

2385
02:37:23,120 --> 02:37:28,200
 Under the current Denton Development Code, we do not have any minimum open space requirements

2386
02:37:28,200 --> 02:37:31,040
 for single-family developments.

2387
02:37:31,040 --> 02:37:37,440
 They are proposing a plan development, as I mentioned, with R4 as that base zoning district.

2388
02:37:37,440 --> 02:37:43,640
 Within that PD, they would, they're proposing to develop or to permit any of those uses

2389
02:37:43,640 --> 02:37:49,000
 that would be permitted in R4, so they are proposing a single-family residential development.

2390
02:37:49,000 --> 02:37:54,760
 And they are proposing a variety of lot sizes, and those range from 7,800 square feet to

2391
02:37:54,760 --> 02:38:00,440
 6,000 square feet to 4,400 square feet.

2392
02:38:00,440 --> 02:38:05,360
 And they also have lot widths that sort of track that same, 60 feet, then 50 feet, then

2393
02:38:05,360 --> 02:38:06,360
 40 feet.

2394
02:38:06,360 --> 02:38:11,560
 They are proposing lot depths that are larger than the current Denton Development Code for

2395
02:38:11,560 --> 02:38:13,920
 each of those lot types.

2396
02:38:13,920 --> 02:38:19,760
 And there was a question at work session about what the average lot size across the development.

2397
02:38:19,760 --> 02:38:27,360
 I did have to use an Excel spreadsheet, but it is 5,382 square feet would be the average

2398
02:38:27,360 --> 02:38:32,240
 lot size across all of those lot sizes.

2399
02:38:32,240 --> 02:38:37,000
 And they are proposing 21 acres of open space.

2400
02:38:37,000 --> 02:38:39,080
 That does include those existing easements.

2401
02:38:39,080 --> 02:38:48,000
 That's about 5.5 acres, as well as that the ponds for drainage and tree preservation.

2402
02:38:48,000 --> 02:38:52,360
 There was also a question about garage widths, and I have that too.

2403
02:38:52,360 --> 02:38:54,720
 Just, we'll just touch on that briefly.

2404
02:38:54,720 --> 02:38:59,760
 They are proposing, because these are narrower lots that they're proposing, that those, the

2405
02:38:59,760 --> 02:39:07,800
 larger size lots would have 45 percent of that frontage for those homes would be able

2406
02:39:07,800 --> 02:39:16,000
 to be garage, and then the narrower lot, the 40 foot wide lot would be 60 percent, is what

2407
02:39:16,000 --> 02:39:17,160
 they're proposing.

2408
02:39:17,160 --> 02:39:23,600
 The Denton Development Code limits the garage frontage for 40 percent of that frontage of

2409
02:39:23,600 --> 02:39:26,600
 homes.

2410
02:39:26,600 --> 02:39:28,880
 The zoning plan, we'll just look at that.

2411
02:39:28,880 --> 02:39:34,560
 That is, as I mentioned, they are proposing 380 single family lots.

2412
02:39:34,560 --> 02:39:38,760
 With the 3 lot sizes, those would transition from those larger lots on the east side of

2413
02:39:38,760 --> 02:39:44,680
 the development and the south side of the development on the 95 acre piece, and then

2414
02:39:44,680 --> 02:39:49,320
 transition to those smaller lots as you move toward the west, toward Loop 288.

2415
02:39:49,320 --> 02:39:53,400
 So it goes to 7,800, then 6,000, then the 4,400.

2416
02:39:53,400 --> 02:39:57,840
 And the little 5 acre tract to the south sort of attracts that with the 6,000 square foot

2417
02:39:57,840 --> 02:40:04,040
 lots on the east side of that area, and then transitioning to the smaller lot sizes.

2418
02:40:04,040 --> 02:40:10,920
 As I mentioned, it does, the zoning plan also depicts that open space and right-of-way dedication.

2419
02:40:10,920 --> 02:40:15,760
 They are showing that right-of-way dedication that will be needed for those frontage roads

2420
02:40:15,760 --> 02:40:22,800
 for Loop 288, as well as that extension of the Deerwood Collector and Neighborhood Streets.

2421
02:40:22,800 --> 02:40:27,920
 The criteria for approval are, as in subchapter two of the Denton Development Code, we have

2422
02:40:27,920 --> 02:40:30,000
 the general and the specific.

2423
02:40:30,000 --> 02:40:35,200
 This will summarize the general, it is consistent with the DDC except for those areas where

2424
02:40:35,200 --> 02:40:37,760
 they are requesting those deviations.

2425
02:40:37,760 --> 02:40:40,880
 There aren't any prior approvals for this project.

2426
02:40:40,880 --> 02:40:47,680
 We don't expect any significant adverse environmental or fiscal impacts, and we are proposing conditions

2427
02:40:47,680 --> 02:40:52,240
 that are anticipated to address any traffic concerns.

2428
02:40:52,240 --> 02:40:56,360
 The specific criteria for approval is also in subchapter two, and we're going to go over

2429
02:40:56,360 --> 02:40:59,060
 those a little more deeply.

2430
02:40:59,060 --> 02:41:02,400
 So first of all, we need to talk about Denton Plan 2030, that's always the first place

2431
02:41:02,400 --> 02:41:03,560
 we start.

2432
02:41:03,560 --> 02:41:08,200
 The subject site has a future land use designation of low residential, which is intended for

2433
02:41:08,200 --> 02:41:13,640
 those kind of that residential development, almost suburban style from one to four dwelling

2434
02:41:13,640 --> 02:41:16,040
 units per acre.

2435
02:41:16,040 --> 02:41:21,100
 Developments are intended to be contiguous with existing developed areas, and also organized

2436
02:41:21,100 --> 02:41:25,760
 to promote walkability and that access to open spaces.

2437
02:41:25,760 --> 02:41:30,280
 And also the Denton Plan 2030 talks about a variety of housing styles, that we want

2438
02:41:30,280 --> 02:41:34,120
 those more dynamic places.

2439
02:41:34,120 --> 02:41:40,080
 You can see kind of how this site fits in within the larger comprehensive plan when

2440
02:41:40,080 --> 02:41:44,420
 you kind of zoom out and look at the plan shown on your screen.

2441
02:41:44,420 --> 02:41:49,560
 We've got the low residential while you're closer to the loop with those nodes of activity

2442
02:41:49,560 --> 02:41:56,720
 at those intersections with community mixed use near loop 288 at FM 428 and at Windsor.

2443
02:41:56,720 --> 02:42:02,480
 And then you get that moderate residential as you're moving toward university.

2444
02:42:02,480 --> 02:42:08,800
 And now let's look at how this proposal, you know, how it's analyzed against that comprehensive

2445
02:42:08,800 --> 02:42:09,800
 plan.

2446
02:42:09,800 --> 02:42:14,480
 So they are proposing an overall gross density of 3.8 dwelling units per acre, which is consistent

2447
02:42:14,480 --> 02:42:17,520
 with the one to four dwelling units.

2448
02:42:17,520 --> 02:42:24,680
 It is adjacent to loop 288, which is consistent, which is contiguous with that existing development.

2449
02:42:24,680 --> 02:42:28,760
 That single-family residential neighborhood to the south, I believe it's called Harvest

2450
02:42:28,760 --> 02:42:29,760
 Hill.

2451
02:42:29,760 --> 02:42:34,640
 We've also had other projects that have come forward recently over the last few years with

2452
02:42:34,640 --> 02:42:40,120
 multi-family and commercial development at the intersection of FM 428 and the loop.

2453
02:42:40,120 --> 02:42:46,280
 And additional multi-family developments north of that with more single-family residential

2454
02:42:46,280 --> 02:42:49,560
 development as you go outside the loop.

2455
02:42:49,560 --> 02:42:53,720
 They're proposing in their PD to address walkability.

2456
02:42:53,720 --> 02:43:00,440
 They're proposing some trails within those existing easements to amenitize those easements.

2457
02:43:00,440 --> 02:43:05,360
 Those will connect to those sidewalks as well as those established sidewalk network to create

2458
02:43:05,360 --> 02:43:09,240
 a continuous path to the elementary school for students.

2459
02:43:09,240 --> 02:43:16,960
 And they are proposing that variety of lot sizes to sort of create that dynamic community.

2460
02:43:16,960 --> 02:43:19,200
 Criterion two complies with the DDC.

2461
02:43:19,200 --> 02:43:23,120
 They are complying with the DDC except for those areas in which they are requesting the

2462
02:43:23,120 --> 02:43:24,120
 deviations.

2463
02:43:24,120 --> 02:43:28,400
 We've talked about the lot sizes, and we'll talk about architectural standards as we move

2464
02:43:28,400 --> 02:43:31,720
 forward.

2465
02:43:31,720 --> 02:43:35,840
 Criterion three talks about building design, amenities, and connectivity, and that those

2466
02:43:35,840 --> 02:43:40,840
 should be greater than what would be developed under base zoning.

2467
02:43:40,840 --> 02:43:43,440
 And so I want to talk about these individually.

2468
02:43:43,440 --> 02:43:45,960
 First, building design.

2469
02:43:45,960 --> 02:43:54,800
 They are proposing to add additional architectural elements that would be in excess of what would

2470
02:43:54,800 --> 02:43:59,320
 be permitted or required for just a base zoning development.

2471
02:43:59,320 --> 02:44:03,800
 So if they came in and developed with R4, they would have to comply with the site design

2472
02:44:03,800 --> 02:44:07,280
 standards for single family residential in subchapter seven.

2473
02:44:07,280 --> 02:44:12,560
 They're proposing to comply with those elements as well as add additional elements, and then

2474
02:44:12,560 --> 02:44:16,240
 each unit would have to have three of those additional elements, and those could be things

2475
02:44:16,240 --> 02:44:22,920
 like the carriage lights, transom windows, decorative shutters, enhanced driveway payment,

2476
02:44:22,920 --> 02:44:24,280
 or enhanced landscaping.

2477
02:44:24,280 --> 02:44:30,080
 So those are those architectural enhancements that they're proposing.

2478
02:44:30,080 --> 02:44:32,440
 The next I want to talk about is amenities.

2479
02:44:32,440 --> 02:44:38,400
 As I mentioned, they are proposing open space, 21.8 acres of open space, and that would include

2480
02:44:38,400 --> 02:44:44,520
 things like loop 288 screening, tree preservation, and those existing easements in addition to

2481
02:44:44,520 --> 02:44:46,600
 just open spaces.

2482
02:44:46,600 --> 02:44:53,360
 That includes a 5.31 acre open space gateway into the neighborhood, and that would include

2483
02:44:53,360 --> 02:45:00,200
 a trail, a wet pond, so a pond that holds water with an aerator that will have a fountain

2484
02:45:00,200 --> 02:45:01,960
 in the middle of it.

2485
02:45:01,960 --> 02:45:07,240
 So a playground, a pavilion, and tree plantings.

2486
02:45:07,240 --> 02:45:12,600
 They've used their -- or they're proposing to use those drainage areas, so those areas

2487
02:45:12,600 --> 02:45:17,480
 where they've got to capture that runoff from those homes, and they've designed those in

2488
02:45:17,480 --> 02:45:19,920
 a way to sort of create community amenities.

2489
02:45:19,920 --> 02:45:26,160
 So instead of having a dry pond, they're proposing ponds that will hold water and have those

2490
02:45:26,160 --> 02:45:29,000
 fountain features.

2491
02:45:29,000 --> 02:45:36,800
 And then they're also proposing a treed buffer at loop 288 with a 6-foot masonry wall to

2492
02:45:36,800 --> 02:45:44,020
 provide that screening for any future residents and that green screen.

2493
02:45:44,020 --> 02:45:50,120
 So based upon all of this open space, 124 lots would be adjacent to open areas, and

2494
02:45:50,120 --> 02:45:54,920
 that's about 32% of the proposed development.

2495
02:45:54,920 --> 02:45:59,200
 And then finally, the last portion of Criterion 3 is connectivity.

2496
02:45:59,200 --> 02:46:06,720
 So where possible, they have oversized those areas that include those existing easements

2497
02:46:06,720 --> 02:46:11,140
 to allow for additional plantings, and they're also working with those easement holders to

2498
02:46:11,140 --> 02:46:14,360
 have those trails within there.

2499
02:46:14,360 --> 02:46:19,260
 Those will link to the -- to neighborhood sidewalks as well as that existing sidewalk

2500
02:46:19,260 --> 02:46:21,600
 to provide that additional connectivity.

2501
02:46:21,600 --> 02:46:25,400
 Those trails are also sited in a way that they'll -- they connect to the property to

2502
02:46:25,400 --> 02:46:26,400
 the north.

2503
02:46:26,400 --> 02:46:30,360
 So if and when that property does develop, there will be that -- sort of that beginning

2504
02:46:30,360 --> 02:46:34,300
 of that trail system in the area.

2505
02:46:34,300 --> 02:46:42,760
 And that trail is designed particularly in -- on Deerwood, and I show the -- that street

2506
02:46:42,760 --> 02:46:48,640
 section here that they're proposing a 10-foot bike ped path on the west side of that, and

2507
02:46:48,640 --> 02:46:51,200
 then an 8-foot pedestrian path on the east side.

2508
02:46:51,200 --> 02:46:56,920
 So that way that accommodates those different modes of transportation.

2509
02:46:56,920 --> 02:47:02,080
 Criterion 4, compatible buildings uses that are consistent with the character of the area.

2510
02:47:02,080 --> 02:47:06,360
 They are proposing a residential development which is consistent with the adjacent residential

2511
02:47:06,360 --> 02:47:07,360
 development.

2512
02:47:07,360 --> 02:47:13,520
 It's also consistent with the -- with the permitted uses within R4.

2513
02:47:13,520 --> 02:47:18,400
 Now they are proposing densities that are greater than the existing densities, and -- but

2514
02:47:18,400 --> 02:47:24,080
 they have -- they have sited those lots in a way that transitions the larger lots into

2515
02:47:24,080 --> 02:47:30,800
 the smaller lots as you move away from that -- those existing neighborhoods.

2516
02:47:30,800 --> 02:47:35,440
 The development is expected to generate about 92 elementary school students, 48 middle school

2517
02:47:35,440 --> 02:47:38,480
 students, and then 60 high school students.

2518
02:47:38,480 --> 02:47:47,360
 Per Denton ISD, Hodge Elementary is anticipated to meet capacity in 2022-2023 school year.

2519
02:47:47,360 --> 02:47:51,480
 Strickland Middle School has sufficient capacity, and then Ryan High School would be nearing

2520
02:47:51,480 --> 02:47:58,800
 capacity one year after that Hodge Elementary School would potentially meet capacity.

2521
02:47:58,800 --> 02:48:04,640
 There is a fire station within the eight-minute or less response time boundary.

2522
02:48:04,640 --> 02:48:09,960
 There was one discussion we had with fire regarding this project, and that is that secondary

2523
02:48:09,960 --> 02:48:16,320
 emergency access as -- what we have done is added a condition to the development that

2524
02:48:16,320 --> 02:48:23,040
 they would have to secure a secondary emergency access to Loop 288 prior to the -- the platting

2525
02:48:23,040 --> 02:48:29,680
 of -- of those -- those final stages or those -- of the development to ensure that there's

2526
02:48:29,680 --> 02:48:31,800
 adequate access.

2527
02:48:31,800 --> 02:48:36,400
 And then the use is consistent with the surrounding area, and it's not expected to generate significant

2528
02:48:36,400 --> 02:48:39,640
 increase in crime or nuisances.

2529
02:48:39,640 --> 02:48:42,680
 There's water and wastewater available in the area, and it would have to be extended

2530
02:48:42,680 --> 02:48:48,360
 through the development, and there are no capacity issues that have been identified.

2531
02:48:48,360 --> 02:48:51,400
 And then final piece I want to talk about is transportation.

2532
02:48:51,400 --> 02:48:58,840
 So this project is estimated to generate 3,500 trips per day, and that would be 275 morning

2533
02:48:58,840 --> 02:49:05,120
 peak, 234 mid-afternoon peak, and then 366 evening peak.

2534
02:49:05,120 --> 02:49:10,080
 They also did an analysis of how many trips would be generated that would go to the nearby

2535
02:49:10,080 --> 02:49:11,080
 school.

2536
02:49:11,080 --> 02:49:16,080
 So we anticipate 41 morning vehicles and then 35 afternoon vehicles.

2537
02:49:16,080 --> 02:49:20,080
 And now I want to direct your attention to the map on your screen, and that talks about

2538
02:49:20,080 --> 02:49:21,660
 current roadway conditions.

2539
02:49:21,660 --> 02:49:27,400
 So that would not include the traffic that would be generated by this development.

2540
02:49:27,400 --> 02:49:32,880
 Currently the intersection at Deerwood and -- and Loop 288 is -- is operating at anywhere

2541
02:49:32,880 --> 02:49:38,840
 between a level C to a level E level of service, and that is dependent on the amount of wait

2542
02:49:38,840 --> 02:49:43,120
 times that are averaged at those intersections.

2543
02:49:43,120 --> 02:49:48,560
 The other intersection -- another intersection was looked at was that Deerwood and Kingsrow,

2544
02:49:48,560 --> 02:49:55,960
 and that has either a level of service A or B depending on the time of day at that intersection.

2545
02:49:55,960 --> 02:49:58,400
 So those are current conditions.

2546
02:49:58,400 --> 02:50:01,880
 The -- the applicant did a TIA for the development.

2547
02:50:01,880 --> 02:50:08,000
 It's been reviewed and approved by our engineering staff, and -- and within that TIA they looked

2548
02:50:08,000 --> 02:50:15,000
 at the 2029 conditions, and that includes growth in the area, so that background growth,

2549
02:50:15,000 --> 02:50:21,360
 as well as the subject property, so if it developed with 380 dwelling units.

2550
02:50:21,360 --> 02:50:26,440
 That would cause the intersection at Loop 288 and Kingsrow to become a level of service

2551
02:50:26,440 --> 02:50:32,000
 of F, and then the intersection at Deerwood and Kingsrow would move to either a level

2552
02:50:32,000 --> 02:50:38,880
 of service D or B depending on the time of day.

2553
02:50:38,880 --> 02:50:45,600
 So in order to address those concerns regarding transportation, we are proposing a couple

2554
02:50:45,600 --> 02:50:53,120
 of conditions, and these were -- these were determined through that TIA process.

2555
02:50:53,120 --> 02:50:59,520
 The first would be to -- to add a right turn lane only that would allow cars to move from

2556
02:50:59,520 --> 02:51:04,720
 Kingsrow to -- to go north on Loop 288.

2557
02:51:04,720 --> 02:51:13,800
 The next intervention would be to -- to construct an additional lane on -- along Kingsrow, 300

2558
02:51:13,800 --> 02:51:16,520
 feet long and 11 feet wide.

2559
02:51:16,520 --> 02:51:22,120
 That would allow vehicles that are going straight on Kingsrow toward the east to move freely,

2560
02:51:22,120 --> 02:51:28,720
 and that would allow for a left turn pocket going north on Deerwood.

2561
02:51:28,720 --> 02:51:34,480
 And these are -- these are in the staff's recommendation regarding the project.

2562
02:51:34,480 --> 02:51:40,360
 So these proposed enhancements would result in -- in a level of service of D or better,

2563
02:51:40,360 --> 02:51:48,260
 and that would be those 2029 conditions, so with those additional trips.

2564
02:51:48,260 --> 02:51:52,000
 There are no city maintained parks within walking distance to the subject property,

2565
02:51:52,000 --> 02:51:55,980
 and that's why the -- that's why those open spaces were really important regarding this

2566
02:51:55,980 --> 02:52:00,800
 project to make sure that there was adequate recreation area.

2567
02:52:00,800 --> 02:52:04,640
 With a -- a development that would just go forward, so if it moved forward with just

2568
02:52:04,640 --> 02:52:09,300
 the R4 development, there would not be any minimum open space required.

2569
02:52:09,300 --> 02:52:16,680
 They would have to dedicate park dedication per ordinance, which would be -- which would

2570
02:52:16,680 --> 02:52:19,280
 require 2.66 acres.

2571
02:52:19,280 --> 02:52:27,280
 That would either be dedicated in -- in land or payment in lieu of -- of that dedication.

2572
02:52:27,280 --> 02:52:28,960
 Public outreach was sent out.

2573
02:52:28,960 --> 02:52:36,320
 Thus far, we have received 74 letters in opposition, and that's about 11.24 percent within the

2574
02:52:36,320 --> 02:52:37,880
 200-foot boundary.

2575
02:52:37,880 --> 02:52:41,720
 And then we've also received six letters in favor.

2576
02:52:41,720 --> 02:52:45,400
 The applicant did hold three neighborhood meetings that were virtual.

2577
02:52:45,400 --> 02:52:49,200
 The main concerns that were discussed were related to traffic.

2578
02:52:49,200 --> 02:52:54,680
 There were drainage concerns discussed, and then also just concerns about densities in

2579
02:52:54,680 --> 02:52:56,960
 the area.

2580
02:52:56,960 --> 02:53:03,640
 So based upon the criteria for approval, staff recommends approval -- approval of the request

2581
02:53:03,640 --> 02:53:05,080
 with the following conditions.

2582
02:53:05,080 --> 02:53:08,960
 Prior to final plot approval, for any phase of the plan development, the developer must

2583
02:53:08,960 --> 02:53:12,520
 submit civil engineering plans for public improvements in accordance with the city's

2584
02:53:12,520 --> 02:53:14,920
 standards to serve the development.

2585
02:53:14,920 --> 02:53:19,000
 In addition to all required internal improvements, these plans shall include the following roadway

2586
02:53:19,000 --> 02:53:25,840
 improvements to Kings Row, that dedicated right turn lane from Kings Row onto Loop 288,

2587
02:53:25,840 --> 02:53:32,900
 that 11 by 300-foot pavement section on that eastbound Kings Row to allow for that left-hand

2588
02:53:32,900 --> 02:53:37,480
 turn lane, and then striping for that left-hand turn lane.

2589
02:53:37,480 --> 02:53:43,680
 And then prior to final plot approval for phases 2B, 3A, and 3B, TxDOT must approve

2590
02:53:43,680 --> 02:53:50,400
 a gated emergency access or full vehicular access connection to Loop 288, which meets

2591
02:53:50,400 --> 02:53:53,680
 the minimum standards.

2592
02:53:53,680 --> 02:53:59,120
 And if this moves forward tonight, the next step would be to go to City Council on July

2593
02:53:59,120 --> 02:54:01,520
 20th, 2021.

2594
02:54:01,520 --> 02:54:05,920
 And I will be happy to answer any questions, and the applicant is here.

2595
02:54:05,920 --> 02:54:08,560
 So any questions for staff?

2596
02:54:08,560 --> 02:54:13,120
 I don't see any yet, Julie.

2597
02:54:13,120 --> 02:54:16,960
 With that, we will go ahead with public comment.

2598
02:54:16,960 --> 02:54:21,760
 First will be the applicant, Jim Strange and Thomas Fletcher.

2599
02:54:21,760 --> 02:54:25,240
 Combined, you will have 20 minutes.

2600
02:54:25,240 --> 02:54:48,520
 I'll let you all split it up as you all see it.

2601
02:54:48,520 --> 02:55:01,880
 Jim Strange, 3613 Falcon Court, Denton, Texas, 76210.

2602
02:55:01,880 --> 02:55:03,800
 Good evening, Mr. Chairman and commissioners.

2603
02:55:03,800 --> 02:55:07,440
 I appreciate the opportunity to present King's Way to you.

2604
02:55:07,440 --> 02:55:12,040
 I'm Jim Strange, and my wife and I are the 100 percent owners of Marketstone Realty Partners

2605
02:55:12,040 --> 02:55:14,000
 IV, the developer for this project.

2606
02:55:14,000 --> 02:55:18,520
 I was born and raised here in Denton, and I've raised my own family here as well.

2607
02:55:18,520 --> 02:55:22,240
 I'm a second-generation general contractor and developer.

2608
02:55:22,240 --> 02:55:26,400
 I've had the opportunity to develop numerous residential subdivisions and to also build

2609
02:55:26,400 --> 02:55:31,440
 and remodel a significant number of residential and commercial properties for families, business

2610
02:55:31,440 --> 02:55:34,240
 owners, charitable organizations here in Denton.

2611
02:55:34,240 --> 02:55:39,160
 In addition to serving my fellow Denton citizens by building neighborhoods, homes, businesses,

2612
02:55:39,160 --> 02:55:43,520
 churches, et cetera, I've also publicly served six years on the building standards

2613
02:55:43,520 --> 02:55:47,240
 board and six years on planning and zoning.

2614
02:55:47,240 --> 02:55:53,160
 Through all of these experiences, I've learned what it takes to make for well-designed communities

2615
02:55:53,160 --> 02:55:54,160
 and projects.

2616
02:55:54,160 --> 02:56:00,520
 Not only that, as a fellow citizen of Denton, I care about what is built in our community.

2617
02:56:00,520 --> 02:56:04,000
 What attracted me to the brown tracks were all the features that this property had that

2618
02:56:04,000 --> 02:56:08,640
 are necessary for a development vision to become a reality.

2619
02:56:08,640 --> 02:56:11,600
 Proposed density is consistent with the future land use map.

2620
02:56:11,600 --> 02:56:14,920
 There are property size utilities to the property.

2621
02:56:14,920 --> 02:56:17,400
 There's a collector street within the property.

2622
02:56:17,400 --> 02:56:23,160
 We're proposing direct access to loop 288, a separate loop 288 intersection with an existing

2623
02:56:23,160 --> 02:56:24,760
 traffic light.

2624
02:56:24,760 --> 02:56:28,520
 Hodge Elementary and two churches are within walking distance.

2625
02:56:28,520 --> 02:56:31,620
 There's close proximity to the natatorium.

2626
02:56:31,620 --> 02:56:37,080
 There's no ASA on the property, and the trees are along the perimeter for preservation.

2627
02:56:37,080 --> 02:56:43,680
 As we all know, our city is facing unprecedented residential housing needs, and this development

2628
02:56:43,680 --> 02:56:45,920
 will help meet these needs.

2629
02:56:45,920 --> 02:56:49,660
 When I put the brown tracks under contract, I had a choice to make.

2630
02:56:49,660 --> 02:56:55,560
 The 100-acre property had R7 and R4 zoning and would just need to be platted.

2631
02:56:55,560 --> 02:57:00,960
 As you know, this choice would not require any neighborhood notices, meetings, and would

2632
02:57:00,960 --> 02:57:04,320
 just need to meet the DDC for plat approval.

2633
02:57:04,320 --> 02:57:07,880
 All the lots would have been roughly the same size, there would have been little variability

2634
02:57:07,880 --> 02:57:10,220
 in price point and house size.

2635
02:57:10,220 --> 02:57:15,360
 I knew this was not the best use of the property, and I chose to invest the time, the resources,

2636
02:57:15,360 --> 02:57:20,480
 and the effort necessary to bring something unique and diverse to Denton that is desperately

2637
02:57:20,480 --> 02:57:21,480
 needed.

2638
02:57:21,480 --> 02:57:29,600
 The Denton 2030 plan specifies the following, page 48, 2.14.2, revise rural residential

2639
02:57:29,600 --> 02:57:34,840
 to explicitly allow conservation development, including density and/or lot size incentives

2640
02:57:34,840 --> 02:57:37,160
 for open space protection.

2641
02:57:37,160 --> 02:57:45,000
 Page 54, 2.19.2, C, a variety of housing styles, types, and prices with large newly developed

2642
02:57:45,000 --> 02:57:47,200
 neighborhoods are encouraged.

2643
02:57:47,200 --> 02:57:53,040
 E, new residential development should be organized to promote walkability, access to parks, open

2644
02:57:53,040 --> 02:57:57,400
 space, recreational amenities, and school facilities.

2645
02:57:57,400 --> 02:58:02,040
 F, compact developments that include clustered small lots with substantial retained open

2646
02:58:02,040 --> 02:58:04,560
 space are encouraged.

2647
02:58:04,560 --> 02:58:08,600
 A general principle stated in the 2030 plan says new developments should be built close

2648
02:58:08,600 --> 02:58:14,440
 to existing services to minimize costly capital expansion, and as recommended with the preferred

2649
02:58:14,440 --> 02:58:20,800
 growth concept, this property is located adjacent to the corridor of loop 288.

2650
02:58:20,800 --> 02:58:26,820
 The affordable housing needs and market value analysis dated January 2021 states the following

2651
02:58:26,820 --> 02:58:29,920
 in the community engagement process section.

2652
02:58:29,920 --> 02:58:35,160
 Page 91.3, future development should work to enhance this by including unique design

2653
02:58:35,160 --> 02:58:37,080
 and diverse housing.

2654
02:58:37,080 --> 02:58:42,360
 Page 91.5, smaller lots and more open space in certain areas can increase the desirability

2655
02:58:42,360 --> 02:58:47,640
 of Denton and work from the city's "hipitude reputation."

2656
02:58:47,640 --> 02:58:51,560
 This is in contrast to the housing styles the developers want to build.

2657
02:58:51,560 --> 02:58:55,560
 While I stand here before you saying we're going to do something different, we're presenting

2658
02:58:55,560 --> 02:58:58,600
 something very unique for you.

2659
02:58:58,600 --> 02:59:03,740
 Kingsway will be a unique community offering three lot sizes to provide diversity in housing

2660
02:59:03,740 --> 02:59:05,960
 within the development itself.

2661
02:59:05,960 --> 02:59:10,040
 There will be over 20 acres of open space for residents to enjoy.

2662
02:59:10,040 --> 02:59:14,040
 This open space throughout development will have over a million and a half dollars of

2663
02:59:14,040 --> 02:59:20,760
 private funds, trees, invested into trails, trees, landscaping, benches, and masonry screening

2664
02:59:20,760 --> 02:59:23,360
 walls along loop 288.

2665
02:59:23,360 --> 02:59:27,840
 As part of the PD, I've had a full landscape plan prepared that provides all amenities

2666
02:59:27,840 --> 02:59:29,720
 proposed.

2667
02:59:29,720 --> 02:59:33,680
 Within the 20 acres of open space, I also work with the Parks Department to provide

2668
02:59:33,680 --> 02:59:38,920
 a public park, and these areas are reflected in our landscape plan.

2669
02:59:38,920 --> 02:59:43,040
 As Julie mentioned, we had a total of three neighborhood meetings.

2670
02:59:43,040 --> 02:59:48,040
 The two main concerns were existing traffic congestion and drainage issues.

2671
02:59:48,040 --> 02:59:52,840
 To address these two items factually, a preliminary drainage study and a TIA have been prepared

2672
02:59:52,840 --> 02:59:55,080
 and reviewed by city staff.

2673
02:59:55,080 --> 03:00:01,720
 We are proposing a second subdivision public access point, which we will have in our presentation,

2674
03:00:01,720 --> 03:00:05,600
 directly off of loop 288.

2675
03:00:05,600 --> 03:00:10,040
 This is also currently being reviewed by city staff and tech stock.

2676
03:00:10,040 --> 03:00:15,560
 With the proposed road improvements at King's Row, a direct access off of loop 288, two

2677
03:00:15,560 --> 03:00:20,720
 large retention ponds, we will resolve the two main issues raised by our neighbors.

2678
03:00:20,720 --> 03:00:26,640
 I also met one-on-one with several neighbors to learn about their specific concerns, and

2679
03:00:26,640 --> 03:00:30,480
 I requested other one-on-one meetings that went unanswered.

2680
03:00:30,480 --> 03:00:34,840
 I've done way more than what is required by the City of Denton neighborhood notifications

2681
03:00:34,840 --> 03:00:37,400
 to solicit neighborhood input.

2682
03:00:37,400 --> 03:00:43,280
 Additionally, neighbors also stated that the Denton 2030 plan was important to them.

2683
03:00:43,280 --> 03:00:47,440
 As I outlined previously, I believe King's Way is very much within the spirit and the

2684
03:00:47,440 --> 03:00:51,520
 principles of Denton 2030 plan.

2685
03:00:51,520 --> 03:00:54,940
 Neighbors also expressed concerns about the size and the price points of the homes to

2686
03:00:54,940 --> 03:00:56,960
 be built in King's Way.

2687
03:00:56,960 --> 03:01:00,840
 The new homes in King's Way will be comparable in size, and I expect supportive in price

2688
03:01:00,840 --> 03:01:01,920
 point.

2689
03:01:01,920 --> 03:01:06,280
 I prepared a brief summary for my own information of all the homes in Dearwood addition from

2690
03:01:06,280 --> 03:01:08,760
 the Denton Appraisal District website.

2691
03:01:08,760 --> 03:01:16,160
 The homes in Dearwood range in size from 1,332 square feet to 3,698 square feet, with 75%

2692
03:01:16,160 --> 03:01:19,760
 of the existing homes being under 2,500 square feet.

2693
03:01:19,760 --> 03:01:23,960
 Thomas Fletcher with Kimley-Horn will provide you with more details on the King's Way development

2694
03:01:23,960 --> 03:01:25,960
 than I've just outlined.

2695
03:01:25,960 --> 03:01:30,340
 Based on the larger vision I presented and the details that Thomas will provide, I hope

2696
03:01:30,340 --> 03:01:35,880
 you will support the King's Way PD and help raise the bar for residential development

2697
03:01:35,880 --> 03:01:37,640
 in the City of Denton.

2698
03:01:37,640 --> 03:01:42,160
 I'll stand for any questions now or I'll stand for questions once Thomas provides additional

2699
03:01:42,160 --> 03:01:43,160
 details.

2700
03:01:43,160 --> 03:01:44,160
 Thank you.

2701
03:01:44,160 --> 03:01:46,320
 Mr. Smith.

2702
03:01:46,320 --> 03:01:47,320
 Thank you, Chair.

2703
03:01:47,320 --> 03:01:53,520
 Mr. Strange, in your opinion, if this PD wasn't approved, what would be lost when kept at

2704
03:01:53,520 --> 03:01:58,640
 an R4 and R7 in comparison to what you've pursued to be able to provide through the

2705
03:01:58,640 --> 03:01:59,640
 PD?

2706
03:01:59,640 --> 03:02:02,200
 Can you kind of outline what you feel like would be lost if we kept it in the current

2707
03:02:02,200 --> 03:02:03,200
 zoning?

2708
03:02:03,200 --> 03:02:05,800
 The hugest would be the loss of people having the opportunity to buy homes that would be

2709
03:02:05,800 --> 03:02:11,880
 at a lower price point over against Loop 288 versus one lot size, one price point.

2710
03:02:11,880 --> 03:02:14,560
 You either can buy a house in here or not.

2711
03:02:14,560 --> 03:02:16,760
 The open space is another huge thing.

2712
03:02:16,760 --> 03:02:22,000
 We purposely increased the open space to offset for some of the smaller lots.

2713
03:02:22,000 --> 03:02:26,720
 The real vision on this project was to try to open and meet the need that's presented

2714
03:02:26,720 --> 03:02:28,480
 in our housing affordability.

2715
03:02:28,480 --> 03:02:34,900
 When you get to $200,000, a lot of our service folks in the city are priced out of housing

2716
03:02:34,900 --> 03:02:35,900
 here in Denton.

2717
03:02:35,900 --> 03:02:40,440
 So the idea was to try to do large, actually oversized, lots in R4 against the existing

2718
03:02:40,440 --> 03:02:42,840
 neighborhood, try to perfect the existing neighborhood.

2719
03:02:42,840 --> 03:02:49,480
 We've done buffers, we've done deeper lots, we've put our park area trying to kind of

2720
03:02:49,480 --> 03:02:54,680
 separate our subdivision from the existing neighborhood, and then as we've gone west,

2721
03:02:54,680 --> 03:03:00,080
 we have started to make the lot smaller and hopefully more affordable for folks that would

2722
03:03:00,080 --> 03:03:03,920
 necessarily drive by a new subdivision and say, "We can't afford one of those and have

2723
03:03:03,920 --> 03:03:04,920
 to keep driving."

2724
03:03:04,920 --> 03:03:05,920
 Gotcha.

2725
03:03:05,920 --> 03:03:11,460
 So affordability for what it's worth and what the pricing will be will be unknown until

2726
03:03:11,460 --> 03:03:16,440
 build actually happens, but affordability, larger park space and overall better development

2727
03:03:16,440 --> 03:03:19,200
 than what you could buy right, go ahead and develop as of today.

2728
03:03:19,200 --> 03:03:20,200
 Correct.

2729
03:03:20,200 --> 03:03:24,920
 Mr. Strange, is it better to ask you or ask Mr. Fletcher questions about the separated

2730
03:03:24,920 --> 03:03:28,120
 non-contiguous properties and HOA management of those?

2731
03:03:28,120 --> 03:03:29,120
 Yes, ma'am.

2732
03:03:29,120 --> 03:03:30,120
 Okay.

2733
03:03:30,120 --> 03:03:34,960
 So I asked during work session just about how HOA fees and services work about whenever

2734
03:03:34,960 --> 03:03:39,680
 you have a piece of the neighborhood essentially that's not connected to the main piece of

2735
03:03:39,680 --> 03:03:43,920
 it, connectivity, being able to get folks to be able to walk up there, be able to access

2736
03:03:43,920 --> 03:03:50,200
 the amenities up there, thoughts, ideas, why we still included that tract in the entire

2737
03:03:50,200 --> 03:03:52,400
 neighborhood, anything you want to share on that piece?

2738
03:03:52,400 --> 03:03:53,400
 Sure.

2739
03:03:53,400 --> 03:03:56,760
 The original goal with that tract was to do what's called a model park.

2740
03:03:56,760 --> 03:04:02,400
 So what our goal was was to have the opportunity to have housing right there at the intersection,

2741
03:04:02,400 --> 03:04:06,960
 signal intersection of Kings Row and Loop 288 to provide great exposure to be able to

2742
03:04:06,960 --> 03:04:09,000
 draw people into our neighborhood.

2743
03:04:09,000 --> 03:04:14,140
 We're now obviously able to get a second point of ingress egress so that helps even enhance

2744
03:04:14,140 --> 03:04:15,680
 the ability to come in.

2745
03:04:15,680 --> 03:04:20,960
 I have developed other subdivisions that have multiple phases, have one subdivision and

2746
03:04:20,960 --> 03:04:24,720
 they're all part of the same HOA so we have had experience with that.

2747
03:04:24,720 --> 03:04:28,600
 I haven't had a problem with people saying, "Well, that's their part and that's their

2748
03:04:28,600 --> 03:04:29,600
 part."

2749
03:04:29,600 --> 03:04:30,600
 Sure.

2750
03:04:30,600 --> 03:04:32,600
 It's a public park.

2751
03:04:32,600 --> 03:04:36,840
 So essentially it's open to not only our subdivision, that was one of the things we worked out with

2752
03:04:36,840 --> 03:04:37,840
 parks.

2753
03:04:37,840 --> 03:04:38,840
 Originally it was all private.

2754
03:04:38,840 --> 03:04:39,840
 Sure.

2755
03:04:39,840 --> 03:04:40,840
 We worked out something with parks.

2756
03:04:40,840 --> 03:04:41,840
 So now it is a public park.

2757
03:04:41,840 --> 03:04:44,800
 It will be maintained by the HOA.

2758
03:04:44,800 --> 03:04:48,960
 So not only will the five-acre parcel folks that live there, but also all the deer field

2759
03:04:48,960 --> 03:04:52,960
 and whoever wants to drive in there will have access to the City of Denton public park.

2760
03:04:52,960 --> 03:04:53,960
 You say I can go to that park?

2761
03:04:53,960 --> 03:04:54,960
 Yes, sir, you can.

2762
03:04:54,960 --> 03:04:58,680
 So it will be a model home park for a little bit.

2763
03:04:58,680 --> 03:04:59,680
 That's correct.

2764
03:04:59,680 --> 03:05:03,240
 That will be the last homes that are sold as other models there.

2765
03:05:03,240 --> 03:05:04,240
 Good.

2766
03:05:04,240 --> 03:05:05,240
 That information we didn't have, so I appreciate it.

2767
03:05:05,240 --> 03:05:06,240
 Sure.

2768
03:05:06,240 --> 03:05:07,240
 Thank you very much.

2769
03:05:07,240 --> 03:05:08,240
 Yes, sir.

2770
03:05:08,240 --> 03:05:12,160
 Good evening, Chair, commissioners.

2771
03:05:12,160 --> 03:05:16,200
 My name is Thomas Fletcher, 6160 Warren Parkway, Frisco, Texas.

2772
03:05:16,200 --> 03:05:19,920
 I appreciate the opportunity to be able to share with you tonight.

2773
03:05:19,920 --> 03:05:23,960
 Let's see, how do I get this back to the presentation?

2774
03:05:23,960 --> 03:05:24,960
 Good luck.

2775
03:05:24,960 --> 03:05:27,680
 No, Julien O'Toole.

2776
03:05:27,680 --> 03:05:31,480
 We have an expert.

2777
03:05:31,480 --> 03:05:41,240
 All right, no, no, no, I'm very close.

2778
03:05:41,240 --> 03:05:50,200
 It's going to be that one right there, there you go.

2779
03:05:50,200 --> 03:05:52,040
 All right, and no, better.

2780
03:05:52,040 --> 03:05:53,040
 Perfect.

2781
03:05:53,040 --> 03:05:54,040
 Thank you.

2782
03:05:54,040 --> 03:05:55,040
 I appreciate your time tonight.

2783
03:05:55,040 --> 03:05:59,200
 I've got a quick presentation for you, and then I'll be happy to stand for questions.

2784
03:05:59,200 --> 03:06:05,560
 Would ask for the opportunity to address any concerns presented by any of the residents

2785
03:06:05,560 --> 03:06:12,240
 as well, tried to, knowing that we had three neighborhood meetings, tried to facilitate

2786
03:06:12,240 --> 03:06:16,600
 or put the presentation together to kind of address a lot of those concerns that were

2787
03:06:16,600 --> 03:06:17,600
 raised.

2788
03:06:17,600 --> 03:06:20,400
 Julie had kind of gone over the existing zoning map.

2789
03:06:20,400 --> 03:06:25,160
 This just kind of shows the property that we are requesting the zone change for, and

2790
03:06:25,160 --> 03:06:30,600
 the surrounding uses, and as she had mentioned, what we're proposing is consistent and compatible

2791
03:06:30,600 --> 03:06:32,960
 with the surrounding uses.

2792
03:06:32,960 --> 03:06:37,480
 This shows the future land use plan, which is shown for low residential, which is one

2793
03:06:37,480 --> 03:06:39,600
 to four dwelling units per acre.

2794
03:06:39,600 --> 03:06:42,200
 We're proposing 3.8.

2795
03:06:42,200 --> 03:06:45,800
 It is contiguous with the existing development.

2796
03:06:45,800 --> 03:06:50,320
 It does, with all the open space and the trails that we're proposing, it does promote walk

2797
03:06:50,320 --> 03:06:51,680
 ability.

2798
03:06:51,680 --> 03:06:55,200
 It promotes access to public facilities, to Hodge Elementary.

2799
03:06:55,200 --> 03:07:00,840
 There's two neighbor churches that are located in close proximity to the site, so there would

2800
03:07:00,840 --> 03:07:03,660
 be ease of access to those.

2801
03:07:03,660 --> 03:07:08,760
 It promotes access to the open space that's being provided, and then it also provides

2802
03:07:08,760 --> 03:07:15,640
 for a variety of lot sizes, which allows for, you know, different price points for the homes.

2803
03:07:15,640 --> 03:07:21,480
 Here is the site and just some of the surrounding developments, the existing aerial.

2804
03:07:21,480 --> 03:07:27,280
 You can see Harvest Hill, which is an R4 subdivision just across the loop, Oak Bend Estates, which

2805
03:07:27,280 --> 03:07:33,200
 is kind of to our northeast, which is ETJ, larger lot development, and then Deerfield,

2806
03:07:33,200 --> 03:07:41,480
 which is surrounding us to our south and to our southeast, which is developed as an R3

2807
03:07:41,480 --> 03:07:42,920
 development.

2808
03:07:42,920 --> 03:07:47,960
 This is our concept plan, as was mentioned, what we tried to do when we did the layout,

2809
03:07:47,960 --> 03:07:51,640
 we wanted to create transitional layout.

2810
03:07:51,640 --> 03:07:56,640
 We wanted to provide the larger lots adjacent to the existing subdivisions, and then transition

2811
03:07:56,640 --> 03:08:01,280
 to the smaller lots as we get closer to Loop 288.

2812
03:08:01,280 --> 03:08:05,600
 What I will share with you is that our initial neighborhood meeting, our original concept

2813
03:08:05,600 --> 03:08:12,040
 plan had 398 lots, so the PD proposal before you today is 380 lots.

2814
03:08:12,040 --> 03:08:17,120
 So when we went through that neighborhood meeting, we started looking at additional

2815
03:08:17,120 --> 03:08:23,120
 studies, doing the drainage study, listening to the concerns about the drainage that currently

2816
03:08:23,120 --> 03:08:28,180
 runs off and affects the adjacent neighbors, and then also the buffering.

2817
03:08:28,180 --> 03:08:33,080
 We revised this plan, so some of the main revisions, all the lots along our eastern

2818
03:08:33,080 --> 03:08:40,440
 property, even though they're stated as a minimum of 7,800 square feet in the PD document,

2819
03:08:40,440 --> 03:08:43,600
 all of those lots are 60 by 145.

2820
03:08:43,600 --> 03:08:46,320
 The original layout was 60 by 130.

2821
03:08:46,320 --> 03:08:53,440
 We adjusted all of those to 60 by 145, so that's about 8,700 square foot lots.

2822
03:08:53,440 --> 03:08:58,840
 On the south side of the property, originally the layout had those lots abutting to Deerfield

2823
03:08:58,840 --> 03:09:01,160
 on the south for the main track.

2824
03:09:01,160 --> 03:09:05,720
 What we did is we created a buffer there, so we added a 40 foot buffer, and then we

2825
03:09:05,720 --> 03:09:11,760
 kept those lots at 60 by 130, so those lots are 7,800 square feet, but now they have a

2826
03:09:11,760 --> 03:09:15,280
 40 foot buffer adjacent to Deerfield.

2827
03:09:15,280 --> 03:09:23,440
 So in saying that, there's also about 130 of the 176 lots that are 40 foot wide lots.

2828
03:09:23,440 --> 03:09:26,280
 They actually have a depth of 120.

2829
03:09:26,280 --> 03:09:31,600
 So when the question was asked about what the average square footage of the lot was

2830
03:09:31,600 --> 03:09:37,720
 in the work session, and then Julie provided a response to that, her response was based

2831
03:09:37,720 --> 03:09:43,400
 on taking the minimums and multiplying it by the number of lots, but what it doesn't

2832
03:09:43,400 --> 03:09:47,880
 take into account is that there's a lot of the lots that are actually oversized.

2833
03:09:47,880 --> 03:09:53,160
 The majority of the 40 foot wide lots are really 120 foot deep, not 110 foot deep.

2834
03:09:53,160 --> 03:09:57,840
 A lot of the perimeter lots, if you look at the lots on the southern perimeter around

2835
03:09:57,840 --> 03:10:02,080
 the out parcel, that is the farm, those lots are 130 foot deep.

2836
03:10:02,080 --> 03:10:07,240
 So what we try and do is when we abut existing properties, we want to provide extra deep

2837
03:10:07,240 --> 03:10:11,880
 lots because we're going to have to, we want to try and preserve trees on those fence lines.

2838
03:10:11,880 --> 03:10:17,520
 We have to match existing grade at the property line, so we always want to build in additional

2839
03:10:17,520 --> 03:10:24,200
 lot depth in order to do that and also provide those residents additional backyard space so

2840
03:10:24,200 --> 03:10:28,280
 that when the properties around them develop, there's less impact to them.

2841
03:10:28,280 --> 03:10:32,200
 So there's a lot of the lots that are actually oversized from that.

2842
03:10:32,200 --> 03:10:34,000
 So did want to point that out.

2843
03:10:34,000 --> 03:10:40,160
 On the five acre parcel, the current R7 zoning is a minimum of a 4,000 square foot lot.

2844
03:10:40,160 --> 03:10:45,300
 The lots that are on the north side of the proposed street are all 130 foot deep.

2845
03:10:45,300 --> 03:10:51,080
 So the R7 has a minimum lot depth of 80 feet, but all of those lots on the north side of

2846
03:10:51,080 --> 03:10:58,440
 the street are 130, so there's 50 feet additional setback for those, you know, for those lots.

2847
03:10:58,440 --> 03:11:02,160
 The lots on the south side of the street are 117 foot deep.

2848
03:11:02,160 --> 03:11:07,880
 So I think if I did the math correctly, it's around the minimum lot is around 4,600 feet

2849
03:11:07,880 --> 03:11:12,880
 in that five acre tract, whereas current zoning, the minimum is 4,000.

2850
03:11:12,880 --> 03:11:20,380
 So really the only change there is we're doing, requesting a 40 foot wide lot versus the 50.

2851
03:11:20,380 --> 03:11:25,040
 The Kingsway community, this is the rendering of the actual layout.

2852
03:11:25,040 --> 03:11:29,280
 So what we did is, has been mentioned.

2853
03:11:29,280 --> 03:11:33,720
 Our PD process, we've provided landscape hardscape plans.

2854
03:11:33,720 --> 03:11:41,560
 So those plans are a part of the PD submittal and document, and we went in as we were discussing

2855
03:11:41,560 --> 03:11:45,680
 this with parks and found the need for in the interest of the Parks Department to have

2856
03:11:45,680 --> 03:11:49,920
 a public park with HOA maintenance, we ended up adding.

2857
03:11:49,920 --> 03:11:54,320
 So in our neighborhood meetings, we had the pond and the open space, but we've since added

2858
03:11:54,320 --> 03:11:57,200
 the pavilion, the playground equipment.

2859
03:11:57,200 --> 03:12:03,320
 So there was a commitment to the Parks Department with this project that we would add the playground,

2860
03:12:03,320 --> 03:12:07,840
 the pavilion, and some additional open space play area.

2861
03:12:07,840 --> 03:12:13,980
 Based on some conversations with the Parks Department, knowing what open spaces in this

2862
03:12:13,980 --> 03:12:19,200
 development they're interested in taking for parkland ownership with HOA maintenance.

2863
03:12:19,200 --> 03:12:23,480
 There's a 1.7 acre preservation area that's to the north.

2864
03:12:23,480 --> 03:12:27,720
 It's on this north side of the site and it's a nice, beautiful treeed area.

2865
03:12:27,720 --> 03:12:30,260
 That would be preserved, 1.7 acres.

2866
03:12:30,260 --> 03:12:31,760
 That would go to the park.

2867
03:12:31,760 --> 03:12:37,040
 On the other side of the collector, it's about a 1.4 acre open space, and that's where we

2868
03:12:37,040 --> 03:12:39,480
 have a lot of our proposed tree plantings.

2869
03:12:39,480 --> 03:12:42,600
 So the Parks Department's interested in that as well.

2870
03:12:42,600 --> 03:12:46,320
 And then the site to the south is 5.3 acres.

2871
03:12:46,320 --> 03:12:51,440
 So there's, with those three together, and then they stated that they may be interested

2872
03:12:51,440 --> 03:12:54,560
 in the regional trail along the collector.

2873
03:12:54,560 --> 03:12:58,520
 All those areas combined are about 9.5 acres of open space.

2874
03:12:58,520 --> 03:13:06,280
 So we've got a 2.6 acre requirement and there may be as much as 9.5 that's dedicated to

2875
03:13:06,280 --> 03:13:08,560
 the city but maintained by the HOA.

2876
03:13:08,560 --> 03:13:11,280
 So I think that's important to point out.

2877
03:13:11,280 --> 03:13:16,040
 But you can see we've kind of gone through and tried to create sense of community.

2878
03:13:16,040 --> 03:13:21,240
 When you enter the community, we want it to feel like a place of home where people want

2879
03:13:21,240 --> 03:13:23,440
 to come and be a part of.

2880
03:13:23,440 --> 03:13:25,680
 This is the overview of the park.

2881
03:13:25,680 --> 03:13:28,920
 As I mentioned, it's got a fishing pond.

2882
03:13:28,920 --> 03:13:30,920
 We've talked with parks about stocking that.

2883
03:13:30,920 --> 03:13:36,440
 They even mentioned that they've recently stocked some of their public ponds and some

2884
03:13:36,440 --> 03:13:41,040
 of the public parks, and it's really an inexpensive thing to do.

2885
03:13:41,040 --> 03:13:47,440
 I think they mentioned for under $1,000, they were able to stock some ponds which will provide

2886
03:13:47,440 --> 03:13:51,920
 amenity opportunity for citizens to be able to come out and fish.

2887
03:13:51,920 --> 03:13:55,920
 You can see kind of in the upper portion of the illustration, there's that open space

2888
03:13:55,920 --> 03:13:57,280
 play area.

2889
03:13:57,280 --> 03:14:02,760
 We've got our pavilion, and then we've got our playground equipment.

2890
03:14:02,760 --> 03:14:04,760
 Kind of gone through the open space.

2891
03:14:04,760 --> 03:14:09,560
 Topography, there's a lot of area that runs through this track to the north.

2892
03:14:09,560 --> 03:14:14,600
 There's the reed track to the north of us, and then our track, that's the brown track.

2893
03:14:14,600 --> 03:14:19,240
 When Deerfield developed, there was a lot of offsite area that just kind of surface

2894
03:14:19,240 --> 03:14:23,620
 drained through their lots, which has created significant drainage problems.

2895
03:14:23,620 --> 03:14:27,100
 Those are longstanding, well-documented drainage problems.

2896
03:14:27,100 --> 03:14:31,840
 We were provided emails that I think have gone back more than 10 years where there's

2897
03:14:31,840 --> 03:14:35,860
 been correspondence with the residents in the city of Denton.

2898
03:14:35,860 --> 03:14:41,520
 With our development, we would build infrastructure that would intercept that runoff, carry it

2899
03:14:41,520 --> 03:14:43,320
 and convey it to our ponds.

2900
03:14:43,320 --> 03:14:48,040
 We would detain that water and then slowly regulate that water into the downstream system

2901
03:14:48,040 --> 03:14:56,280
 so we would be able to eliminate or minimize significantly the amount of water that's currently

2902
03:14:56,280 --> 03:14:59,280
 running through those offsite residents.

2903
03:14:59,280 --> 03:15:03,600
 Really one of the things I shared in the neighborhood meeting, and I'll share with you, we did a

2904
03:15:03,600 --> 03:15:07,400
 project not long ago in the city of Denton, Old North Park.

2905
03:15:07,400 --> 03:15:11,000
 It's just north of 380, it's on the inside of the loop.

2906
03:15:11,000 --> 03:15:15,320
 When we did the zoning for that, a lot of the concern from the neighbors that lived

2907
03:15:15,320 --> 03:15:23,000
 on Fox Cross Circle was that there's significant amount of runoff that essentially was from

2908
03:15:23,000 --> 03:15:26,800
 the residential development over at Nottingham Drive.

2909
03:15:26,800 --> 03:15:33,680
 It was surface draining through Misty Wood, releasing into the field and then just sheet-flowing

2910
03:15:33,680 --> 03:15:35,000
 through their yards.

2911
03:15:35,000 --> 03:15:40,000
 I went out in one of the prior to our project in one of the large rain events and it was

2912
03:15:40,000 --> 03:15:43,400
 actually one of the homeowners that had their garage open.

2913
03:15:43,400 --> 03:15:47,320
 They had a door from their garage to the backyard.

2914
03:15:47,320 --> 03:15:53,080
 They had that open because in certain rain events, they actually had water coming through

2915
03:15:53,080 --> 03:15:57,360
 the door in their garage in their backyard out the front of their garage.

2916
03:15:57,360 --> 03:16:04,040
 What we did is we put in inlet systems in Misty Wood, we conveyed that water to a detention

2917
03:16:04,040 --> 03:16:09,520
 pond and then we put an overflow system in where the water would go into the detention

2918
03:16:09,520 --> 03:16:10,520
 pond.

2919
03:16:10,520 --> 03:16:15,400
 If the detention pond ever overflowed, it would go down our internal street, therefore

2920
03:16:15,400 --> 03:16:18,080
 bypassing those yards.

2921
03:16:18,080 --> 03:16:22,400
 We were able to resolve that drainage problem and I feel like what we've got here is a very

2922
03:16:22,400 --> 03:16:24,020
 similar situation.

2923
03:16:24,020 --> 03:16:29,320
 We've got a large area that naturally drains through these lots and with a properly designed

2924
03:16:29,320 --> 03:16:34,200
 subdivision, proper infrastructure, we can pick up that storm water, we can route it

2925
03:16:34,200 --> 03:16:39,840
 through a detention pond and we can resolve those drainage issues for the current residents.

2926
03:16:39,840 --> 03:16:42,440
 That was one of their main concerns so I did want to share that.

2927
03:16:42,440 --> 03:16:44,640
 I think that's important.

2928
03:16:44,640 --> 03:16:49,120
 Traffic impact analysis, it's been mentioned by Julie and I know there were some questions

2929
03:16:49,120 --> 03:16:52,560
 in the work session that city staff had answered as well.

2930
03:16:52,560 --> 03:16:59,380
 We've done a full traffic impact analysis and as part of that, you know, we've got mitigation

2931
03:16:59,380 --> 03:17:03,000
 that we're proposing and what I'd like to do is just kind of share, we've already gone

2932
03:17:03,000 --> 03:17:08,360
 through and what you see on your screen is the schematic layout for the improvements.

2933
03:17:08,360 --> 03:17:15,400
 So for the westbound movement for the intersection of Kings Row and Loop 288, it was mentioned

2934
03:17:15,400 --> 03:17:20,200
 that we would be adding that right turn lane but the reason we're adding, we're really

2935
03:17:20,200 --> 03:17:26,080
 adding a left turn lane, we're expanding the pavement out so that there's dual left turn

2936
03:17:26,080 --> 03:17:30,440
 lanes and a single right turn and through lane.

2937
03:17:30,440 --> 03:17:36,640
 So you end up with three eastbound lanes and then the one, or three westbound lanes and

2938
03:17:36,640 --> 03:17:38,480
 then the one eastbound lane.

2939
03:17:38,480 --> 03:17:42,160
 So this shows this, we're also adding adequate storage.

2940
03:17:42,160 --> 03:17:48,200
 So the storage of the existing leftbound lane gets extended so it gets increased plus we're

2941
03:17:48,200 --> 03:17:54,280
 adding an additional leftbound lane and then we have the free right and through lane.

2942
03:17:54,280 --> 03:18:00,720
 Additionally we're adding the left turn lane from eastbound Kings Row to northbound Deerwood

2943
03:18:00,720 --> 03:18:01,720
 Parkway.

2944
03:18:01,720 --> 03:18:07,360
 The 300 foot length is the actual storage length when you talk about transitions, there's,

2945
03:18:07,360 --> 03:18:12,140
 you transition that over 100 feet so the actual improvement length is going to be more like

2946
03:18:12,140 --> 03:18:17,600
 500 feet of overall paving improvement when you add the transition.

2947
03:18:17,600 --> 03:18:23,440
 In order to do that there's an existing drainage culvert under Kings Row that has to be extended

2948
03:18:23,440 --> 03:18:24,920
 to the south.

2949
03:18:24,920 --> 03:18:31,360
 There are two to three overhead electric utility poles that will have to be relocated.

2950
03:18:31,360 --> 03:18:36,300
 There's one communication box so all these improvements that are going to help improve

2951
03:18:36,300 --> 03:18:43,240
 this regional situation, they also have ancillary items that have to be resolved as well.

2952
03:18:43,240 --> 03:18:48,440
 So there are some utility improvements that, or revisions, adjustments that come with that

2953
03:18:48,440 --> 03:18:50,440
 as well.

2954
03:18:50,440 --> 03:18:54,080
 Jim mentioned we had the discussions with the city as one of the conditions.

2955
03:18:54,080 --> 03:19:00,280
 We either have to have emergency access as part of several phases or permanent access

2956
03:19:00,280 --> 03:19:05,920
 and the city, in our conversations with the city and then also TxDOT, basically the feedback

2957
03:19:05,920 --> 03:19:12,800
 from TxDOT is primarily been that they're generally supportive of what the city would

2958
03:19:12,800 --> 03:19:13,800
 support.

2959
03:19:13,800 --> 03:19:20,520
 So in our conversations, our goal is to get an access, a full access point to Loop 288

2960
03:19:20,520 --> 03:19:23,920
 that would be there until the frontage roads would be constructed.

2961
03:19:23,920 --> 03:19:27,240
 So once the frontage roads are constructed that would go away.

2962
03:19:27,240 --> 03:19:32,600
 But when we talk about the TIA and the level of service that the TIA is projecting, that

2963
03:19:32,600 --> 03:19:39,820
 was projecting in 2029 with Windsor Oaks, phase two, phase three, with the expansion

2964
03:19:39,820 --> 03:19:45,080
 of the mobile home community, the background traffic with growth, all of this without any

2965
03:19:45,080 --> 03:19:46,760
 of these additional improvements.

2966
03:19:46,760 --> 03:19:50,440
 So the TIA doesn't account for this access point.

2967
03:19:50,440 --> 03:19:55,360
 So if this access point is added, more of your traffic is going to enter the loop at

2968
03:19:55,360 --> 03:19:56,400
 this location.

2969
03:19:56,400 --> 03:20:02,280
 So what we're showing here is the right turn deceleration lane and an acceleration lane.

2970
03:20:02,280 --> 03:20:08,240
 So when you make a connection to a high speed facility like Loop 288, it's going to be important

2971
03:20:08,240 --> 03:20:13,520
 to get the traffic onto the loop in a safe manner to where they have this acceleration

2972
03:20:13,520 --> 03:20:17,360
 lane where they can get up to speed and then merge into traffic.

2973
03:20:17,360 --> 03:20:21,800
 And that's very, very important with what's being shown here is that it has the right

2974
03:20:21,800 --> 03:20:26,400
 turn deceleration lane and the acceleration lane.

2975
03:20:26,400 --> 03:20:30,920
 One of the things that I did want to show, I showed a couple of R4 subdivisions.

2976
03:20:30,920 --> 03:20:36,560
 One of the things I did want to point out, Harvest Hill on the aerial to the south, you

2977
03:20:36,560 --> 03:20:42,960
 can see an area that's kind of towards the eastern portion of the site that has an existing

2978
03:20:42,960 --> 03:20:45,560
 gas easement that runs through it.

2979
03:20:45,560 --> 03:20:49,160
 That gas easement is actually platted into those lots.

2980
03:20:49,160 --> 03:20:52,760
 It's not fenced around, but it's platted into those lots.

2981
03:20:52,760 --> 03:20:58,200
 So when you talk about the open space and the easements and the working around the easements,

2982
03:20:58,200 --> 03:21:00,080
 we've worked around the easements.

2983
03:21:00,080 --> 03:21:05,600
 We've provided additional width greater than what the easement width is.

2984
03:21:05,600 --> 03:21:10,080
 We've brought that into the HOA lot, so it's the HOA maintaining it, where there's not

2985
03:21:10,080 --> 03:21:15,200
 a situation where a homeowner owns a portion of a gas easement that's located outside of

2986
03:21:15,200 --> 03:21:17,200
 their fence line similar to this.

2987
03:21:17,200 --> 03:21:23,480
 So we do feel like what we're proposing is superior to what we could develop under R4

2988
03:21:23,480 --> 03:21:24,480
 conditions.

2989
03:21:24,480 --> 03:21:27,400
 And did just want to point that out.

2990
03:21:27,400 --> 03:21:34,220
 Just kind of a rundown, you know, we've kind of gone through why we believe the PD is beneficial.

2991
03:21:34,220 --> 03:21:36,440
 We've also got increased architectural standards.

2992
03:21:36,440 --> 03:21:42,040
 So in addition to what's required in the development code, we've provided a list of standards that

2993
03:21:42,040 --> 03:21:47,840
 each builder will have to apply three in addition to each of the homes.

2994
03:21:47,840 --> 03:21:49,600
 We've had neighborhood meetings.

2995
03:21:49,600 --> 03:21:51,960
 We've tried to address the concerns.

2996
03:21:51,960 --> 03:21:56,400
 We've worked really hard with our TIA, with the city, to try and address and improve the

2997
03:21:56,400 --> 03:22:00,760
 regional transportation issues, and then also the drainage issues.

2998
03:22:00,760 --> 03:22:05,160
 We've reduced the number of lots from the initial neighborhood meeting.

2999
03:22:05,160 --> 03:22:10,800
 We're providing a diversity of lot sizes and price points, which is -- it's identified

3000
03:22:10,800 --> 03:22:15,640
 in the Denton 2030 plan as being important.

3001
03:22:15,640 --> 03:22:20,720
 We've got over five acres plus of park to be dedicated to the public, but maintained

3002
03:22:20,720 --> 03:22:21,760
 by the HOA.

3003
03:22:21,760 --> 03:22:27,160
 That includes the playground, the pavilion, a water fountain, the trails, landscaping,

3004
03:22:27,160 --> 03:22:28,160
 irrigation.

3005
03:22:28,160 --> 03:22:32,720
 We've got a second retention area adjacent to Loop 288 that's going to be developed

3006
03:22:32,720 --> 03:22:36,640
 as an amenity, over 20% open space.

3007
03:22:36,640 --> 03:22:41,520
 The tree plantings that are shown within the landscape plans, they're above and beyond

3008
03:22:41,520 --> 03:22:43,800
 what's required by the Denton development code.

3009
03:22:43,800 --> 03:22:46,660
 So there's significantly more tree plantings.

3010
03:22:46,660 --> 03:22:52,680
 If you look at this site in today's condition, you've got about 16.7 acres of tree canopy.

3011
03:22:52,680 --> 03:22:57,880
 With our proposed development and the city's calculation within the DDC, when it's fully

3012
03:22:57,880 --> 03:23:01,900
 mature, it'll be 42.2 acres of tree canopy.

3013
03:23:01,900 --> 03:23:06,560
 So we're more than doubling the tree canopy over time.

3014
03:23:06,560 --> 03:23:11,600
 Additional -- incorporates easements into the corridors.

3015
03:23:11,600 --> 03:23:16,600
 Really these other items we've kind of gone through and I've hit on.

3016
03:23:16,600 --> 03:23:21,680
 Basically with that, we're excited to bring this development to the city of Denton.

3017
03:23:21,680 --> 03:23:24,040
 I'll stand for any questions that you may have.

3018
03:23:24,040 --> 03:23:25,800
 >> Thank you, Mr. Fletcher.

3019
03:23:25,800 --> 03:23:30,240
 Any questions for the applicant at this time?

3020
03:23:30,240 --> 03:23:32,000
 Commissioner Ellis.

3021
03:23:32,000 --> 03:23:33,000
 >> Thank you, Chair.

3022
03:23:33,000 --> 03:23:35,480
 So I don't know if it's for Mr. Fletcher or Mr. Strange.

3023
03:23:35,480 --> 03:23:37,680
 Going back to the cemetery thing.

3024
03:23:37,680 --> 03:23:44,240
 So staff kind of had circled it on their presentation.

3025
03:23:44,240 --> 03:23:47,540
 And I see where there's a green space there.

3026
03:23:47,540 --> 03:23:50,320
 Were you able to kind of pinpoint where that was?

3027
03:23:50,320 --> 03:23:55,000
 Staff kind of circled it in a west-east kind of thing and we've got a green space going

3028
03:23:55,000 --> 03:23:56,000
 north-south.

3029
03:23:56,000 --> 03:23:58,960
 So curious as to how you decided that.

3030
03:23:58,960 --> 03:24:05,140
 >> The area that was reported by the homeowner is fully in the green space that we've got.

3031
03:24:05,140 --> 03:24:06,480
 They drew a map.

3032
03:24:06,480 --> 03:24:08,160
 It should be in the backup.

3033
03:24:08,160 --> 03:24:10,160
 You may have been able to review it.

3034
03:24:10,160 --> 03:24:15,280
 So I've gotten a lot of grief that this is kind of a first for everybody.

3035
03:24:15,280 --> 03:24:16,280
 >> Yeah.

3036
03:24:16,280 --> 03:24:17,280
 Absolutely.

3037
03:24:17,280 --> 03:24:18,280
 Okay.

3038
03:24:18,280 --> 03:24:19,280
 Very good.

3039
03:24:19,280 --> 03:24:22,720
 >> But anyway, we've taken it very seriously.

3040
03:24:22,720 --> 03:24:25,540
 So we responded to the area they identified.

3041
03:24:25,540 --> 03:24:27,720
 We did the ground-preventing radar.

3042
03:24:27,720 --> 03:24:30,000
 We've had the historical commission spin out.

3043
03:24:30,000 --> 03:24:31,960
 They reviewed the area.

3044
03:24:31,960 --> 03:24:35,480
 Regardless of the finding, which they've pretty well determined they haven't issued their

3045
03:24:35,480 --> 03:24:39,480
 formal determination letter yet, we'll do have an email from them saying here's their

3046
03:24:39,480 --> 03:24:42,320
 internal discussions.

3047
03:24:42,320 --> 03:24:46,040
 Regardless the area is not going to be in someone's backyard.

3048
03:24:46,040 --> 03:24:50,560
 So it is going to be in a green space, an HOA lot, and it's more than likely going to

3049
03:24:50,560 --> 03:24:55,040
 come back, as they say, a unverified cemetery, and they're going to recommend that it's not

3050
03:24:55,040 --> 03:24:57,920
 even recognized in any kind of a deed record.

3051
03:24:57,920 --> 03:25:05,080
 So it will essentially be a report that's been investigated and determined to not be

3052
03:25:05,080 --> 03:25:08,080
 a cemetery, and therefore it's essentially going to go away.

3053
03:25:08,080 --> 03:25:11,480
 And it's still going to be regardless in an HOA area.

3054
03:25:11,480 --> 03:25:12,480
 >> Perfect.

3055
03:25:12,480 --> 03:25:13,480
 Thank you.

3056
03:25:13,480 --> 03:25:14,480
 >> Sure.

3057
03:25:14,480 --> 03:25:15,480
 Any other questions?

3058
03:25:15,480 --> 03:25:29,760
 >> I'm curious on the 40-foot wide lots, did you do any analysis or think of any other

3059
03:25:29,760 --> 03:25:36,960
 layout options that could allow for rear vehicle access through an alley in order to take that?

3060
03:25:36,960 --> 03:25:40,360
 So what made you choose this instead?

3061
03:25:40,360 --> 03:25:41,440
 >> So we did.

3062
03:25:41,440 --> 03:25:44,240
 We did look at analysis.

3063
03:25:44,240 --> 03:25:46,080
 There's really several things that we looked at.

3064
03:25:46,080 --> 03:25:53,640
 One, when we're trying to provide a diversity of price point, when you do a 40-foot lot

3065
03:25:53,640 --> 03:25:59,920
 with an alley, because of the additional cost for the paving of the alley, the drainage,

3066
03:25:59,920 --> 03:26:03,660
 you end up with substantially more drainage that's required.

3067
03:26:03,660 --> 03:26:10,040
 What happens is your 40-foot rear entry lot, in a lot of cases where you're trying to provide

3068
03:26:10,040 --> 03:26:16,600
 a price point for an entry-level buyer, you're actually ending up pricing them at or above

3069
03:26:16,600 --> 03:26:19,080
 the 50-foot front entry.

3070
03:26:19,080 --> 03:26:25,120
 So that's really the reason for that, is it just from a financial feasibility standpoint,

3071
03:26:25,120 --> 03:26:31,200
 it doesn't provide that additional price point that we're trying to provide with this development.

3072
03:26:31,200 --> 03:26:32,200
 >> Okay.

3073
03:26:32,200 --> 03:26:33,200
 Thank you.

3074
03:26:33,200 --> 03:26:34,200
 >> Thank you.

3075
03:26:34,200 --> 03:26:35,200
 >> Thank you.

3076
03:26:35,200 --> 03:26:36,200
 >> This is a public hearing.

3077
03:26:36,200 --> 03:26:41,600
 If there's no other questions for the applicants at this time, we can move into public comment.

3078
03:26:41,600 --> 03:26:43,760
 I have two cards here to speak.

3079
03:26:43,760 --> 03:26:45,280
 Anyone else present that wishes to speak?

3080
03:26:45,280 --> 03:26:46,280
 We certainly do so.

3081
03:26:46,280 --> 03:26:49,240
 We would just ask that we have a card if possible.

3082
03:26:49,240 --> 03:26:57,200
 But the two that I have right now, first I have Shawna Serrano, and then Reed Faring.

3083
03:26:57,200 --> 03:26:59,040
 But Shawna, are you wishing to speak?

3084
03:26:59,040 --> 03:27:00,040
 >> Yes.

3085
03:27:00,040 --> 03:27:02,040
 >> If you could just go to that mic closest to you.

3086
03:27:02,040 --> 03:27:05,880
 If you state your name and address, you will have four minutes to speak.

3087
03:27:05,880 --> 03:27:06,880
 >> Okay.

3088
03:27:06,880 --> 03:27:07,880
 My name is Shawna Serrano.

3089
03:27:07,880 --> 03:27:12,760
 I live at 2720 Hartley Court, Denton, Texas, 76208.

3090
03:27:12,760 --> 03:27:17,760
 I also am on the PTA board for Hodge Elementary as Vice President number two, and I've been

3091
03:27:17,760 --> 03:27:22,400
 a volunteer at Hodge Elementary for the last four or five years, ever since my daughter

3092
03:27:22,400 --> 03:27:24,360
 was in kindergarten.

3093
03:27:24,360 --> 03:27:30,880
 And my concern was with the mobility issues and the traffic concerns with the pickup and

3094
03:27:30,880 --> 03:27:35,000
 the drop off at Hodge.

3095
03:27:35,000 --> 03:27:40,880
 And a lot of times you see where the traffic coming from, I guess, the westbound side of

3096
03:27:40,880 --> 03:27:45,840
 the loop is backed up all the way to the loop, and it gets very scary, and there are people

3097
03:27:45,840 --> 03:27:50,880
 on the loop, on the side, on the shoulder, as well as us when we're coming from the east

3098
03:27:50,880 --> 03:27:53,760
 side of Kings Row.

3099
03:27:53,760 --> 03:27:58,360
 We are off in the grassy median so that the buses and stuff can come through.

3100
03:27:58,360 --> 03:28:01,880
 And in May, I was sitting there, I was the first car, and I've been the first car on

3101
03:28:01,880 --> 03:28:04,320
 the other side, and I'll back up a little more.

3102
03:28:04,320 --> 03:28:10,420
 Not all the way up, but I'll back up, because I know those buses come through.

3103
03:28:10,420 --> 03:28:16,360
 One issue is that we need bigger or wider, Hodge, not Hodge, sorry, Kings Row needs to

3104
03:28:16,360 --> 03:28:22,400
 be widened somehow, some way, because when you have, people start lining up for the school

3105
03:28:22,400 --> 03:28:25,600
 at two o'clock, even though they don't let out till three.

3106
03:28:25,600 --> 03:28:27,500
 And so we're sitting ducks there.

3107
03:28:27,500 --> 03:28:32,040
 There's been times with, I've sat there, I have some videos I respectfully would like

3108
03:28:32,040 --> 03:28:37,560
 to share with you guys, like email them to you that I took a video of, that basically

3109
03:28:37,560 --> 03:28:42,160
 a car was coming down because he was waiting, but he had to go through the thruway to go

3110
03:28:42,160 --> 03:28:47,120
 down Kings Row, and he basically played chicken with a bus, a school bus.

3111
03:28:47,120 --> 03:28:50,720
 Now, technically, school buses should have the right of way at that time.

3112
03:28:50,720 --> 03:28:56,000
 And he went up onto the sidewalk, and then when he had to go around, there was another

3113
03:28:56,000 --> 03:29:00,240
 car behind the school bus he couldn't see, then he sped off around me.

3114
03:29:00,240 --> 03:29:05,280
 That's very scary, waiting there, and there's nowhere I can go, and I'm already halfway

3115
03:29:05,280 --> 03:29:11,140
 off the road, because those buses, some of those buses come through like 30, 40 miles

3116
03:29:11,140 --> 03:29:12,140
 an hour.

3117
03:29:12,140 --> 03:29:16,160
 They need to really slow it down, especially when we're dealing with an elementary school

3118
03:29:16,160 --> 03:29:19,740
 and everybody, and we're just sitting there waiting for our kids to get out.

3119
03:29:19,740 --> 03:29:25,240
 So those are really my concern was in the five acre track, them coming off onto Kings

3120
03:29:25,240 --> 03:29:26,240
 Row too.

3121
03:29:26,240 --> 03:29:32,880
 I know he presented tonight, it looks like coming in the one way in and out into the

3122
03:29:32,880 --> 03:29:39,120
 big Kings way, that's harder for 380 homes of all that extra traffic.

3123
03:29:39,120 --> 03:29:43,880
 So just, I know it's not 24/7, but the biggest thing is the school being there, and yes,

3124
03:29:43,880 --> 03:29:49,400
 we are almost basically maxed out at the school with the children.

3125
03:29:49,400 --> 03:29:58,080
 And so having one in and out, I see more in and out, and the one five acre, it's a little

3126
03:29:58,080 --> 03:30:03,060
 harder to them coming off onto Kings Row as well.

3127
03:30:03,060 --> 03:30:08,680
 But I did see in his presentation tonight, it looks like they're going to have like a,

3128
03:30:08,680 --> 03:30:16,080
 what did you call it, the acceleration lane, not like at Locust off of Long Road, that

3129
03:30:16,080 --> 03:30:20,120
 people will come out in front of you going 60 miles an hour, they're putting along trying

3130
03:30:20,120 --> 03:30:21,280
 to get up to speed.

3131
03:30:21,280 --> 03:30:25,760
 That's very dangerous, or people won't get over to the shoulder to make that right turn.

3132
03:30:25,760 --> 03:30:30,920
 And then they, you know, they're slamming on their brakes and you're behind them, and

3133
03:30:30,920 --> 03:30:36,840
 they don't have their signal on, they're going down Locust, you know, by the new housing

3134
03:30:36,840 --> 03:30:38,140
 development that way.

3135
03:30:38,140 --> 03:30:39,840
 So those are my main concerns.

3136
03:30:39,840 --> 03:30:44,200
 And like I was saying, why did Kings Row, why you have the chance, I don't know who

3137
03:30:44,200 --> 03:30:49,560
 owns that South Park property, but up to where the church is up there, have another like

3138
03:30:49,560 --> 03:30:54,140
 at least two lanes, so that you do have a lane where people can go, but people do back

3139
03:30:54,140 --> 03:30:56,120
 up all the way to the loop.

3140
03:30:56,120 --> 03:31:02,720
 And sometimes we're on the loop as well, we're like maybe 10 car lengths on to the loop.

3141
03:31:02,720 --> 03:31:07,000
 And that gets scary when people are going 60 miles an hour, 65, 70.

3142
03:31:07,000 --> 03:31:11,600
 And what if that light, I know it's a long red light, or long, like 10 seconds to get

3143
03:31:11,600 --> 03:31:15,760
 to red, but what if there's an accident and people just, you know, the cars get out of

3144
03:31:15,760 --> 03:31:22,440
 control and you're sitting ducks there too, that that will alleviate some of the backup.

3145
03:31:22,440 --> 03:31:27,800
 So those were my main concerns with this, is that the traffic widening Kings Row, so

3146
03:31:27,800 --> 03:31:33,040
 that we would have access, not just right where the new development, the five acres

3147
03:31:33,040 --> 03:31:39,400
 was to be, but on this side, we need, yeah, like two lanes on the right side, to be able

3148
03:31:39,400 --> 03:31:43,480
 to have people go through, because you do have people that get upset and they go around

3149
03:31:43,480 --> 03:31:44,600
 the school time.

3150
03:31:44,600 --> 03:31:50,200
 They go around and they're constantly playing chicken with people coming this way.

3151
03:31:50,200 --> 03:31:51,200
 So those are my concerns.

3152
03:31:51,200 --> 03:31:53,520
 Well, I appreciate you being here and expressing those.

3153
03:31:53,520 --> 03:31:54,520
 Thank you very much.

3154
03:31:54,520 --> 03:31:57,960
 I forgot to say thank you for having me, Mr. Chairman and commissioners.

3155
03:31:57,960 --> 03:32:03,680
 This is my first time doing this.

3156
03:32:03,680 --> 03:32:09,760
 Next, we had Reed Ferring.

3157
03:32:09,760 --> 03:32:15,760
 Hi, my name is Reed Ferring.

3158
03:32:15,760 --> 03:32:20,400
 I live at 4572 Coyote Point.

3159
03:32:20,400 --> 03:32:26,320
 We've been out in that part of the, that's off of Ferris Road.

3160
03:32:26,320 --> 03:32:32,400
 We've lived out in that neighborhood for 28 or 29 years now.

3161
03:32:32,400 --> 03:32:34,840
 I think you're familiar with some of our neighbors.

3162
03:32:34,840 --> 03:32:43,000
 We've been taking a very serious interest in planned developments in that part of town.

3163
03:32:43,000 --> 03:32:48,620
 I have to say I was pleased with some of the accommodations that were presented tonight

3164
03:32:48,620 --> 03:32:56,040
 to address the traffic issues, which were deathly in the first proposals.

3165
03:32:56,040 --> 03:33:02,560
 Without doing something serious about the Kings Row Loop 288 intersection, we're looking

3166
03:33:02,560 --> 03:33:05,520
 at a nightmare down the road.

3167
03:33:05,520 --> 03:33:10,960
 In my letters and my cards to you all, I've been urging that Planning and Zoning and City

3168
03:33:10,960 --> 03:33:18,080
 Council really back off of this whole part of Denton and come up with a long-term strategy

3169
03:33:18,080 --> 03:33:20,840
 that's going to accommodate growth in this area.

3170
03:33:20,840 --> 03:33:23,240
 There's a lot of flat land out there.

3171
03:33:23,240 --> 03:33:28,280
 We know the developers are going to be hungry to develop that land, but as I described it

3172
03:33:28,280 --> 03:33:30,640
 recently, it's a big cul-de-sac.

3173
03:33:30,640 --> 03:33:39,120
 It is bound by the railroad and Mingo, by Clear Creek, and by 428, and by the loop.

3174
03:33:39,120 --> 03:33:43,480
 You come into that area and then you come back out, and there are many places to get

3175
03:33:43,480 --> 03:33:45,640
 in and out.

3176
03:33:45,640 --> 03:33:49,980
 We're filling up the plane from front to back, and we don't know how big the plane is going

3177
03:33:49,980 --> 03:33:53,040
 to be when we're finished.

3178
03:33:53,040 --> 03:33:56,880
 The last developers are going to be caught holding the bag in terms of how to get people

3179
03:33:56,880 --> 03:34:05,080
 in and out of that area to Loop 288 or to Highway 380.

3180
03:34:05,080 --> 03:34:10,560
 If we take these developments one at a time, we're looking at 150 new homes down on Silver

3181
03:34:10,560 --> 03:34:11,760
 Dome.

3182
03:34:11,760 --> 03:34:18,680
 The mobile home park is adding, I don't know, maybe 50 or 75 spaces right now.

3183
03:34:18,680 --> 03:34:20,240
 It's probably only a matter of time.

3184
03:34:20,240 --> 03:34:24,040
 There are a lot of old people out there that are going to sell their farms, and developers

3185
03:34:24,040 --> 03:34:28,120
 are the only ones that can buy that land.

3186
03:34:28,120 --> 03:34:35,680
 My plea to you is not so much a specific vote on this proposal, but for planning and zoning

3187
03:34:35,680 --> 03:34:43,320
 to really back off, and not just a 2030 or a 2040 plan, but to look seriously at our

3188
03:34:43,320 --> 03:34:50,800
 part of Denton and how it can be developed in a way that preserves the environmental

3189
03:34:50,800 --> 03:34:53,600
 and historical qualities of that area.

3190
03:34:53,600 --> 03:34:58,640
 Lots of Dentonites come out there to run and to ride bicycles.

3191
03:34:58,640 --> 03:35:04,140
 It's a transition to the riparian habitats of Clear Creek and the Elm Fort.

3192
03:35:04,140 --> 03:35:10,400
 The Clear Creek Nature Center is becoming more and more popular as an educational and recreational

3193
03:35:10,400 --> 03:35:11,760
 facility.

3194
03:35:11,760 --> 03:35:21,240
 I just want to urge you all to put us on your books for long-term planning, and consider

3195
03:35:21,240 --> 03:35:27,960
 not just this development and the next development, but likely developments in the next 10 years

3196
03:35:27,960 --> 03:35:28,960
 or so.

3197
03:35:28,960 --> 03:35:30,600
 I think we're probably going to see a lot of that.

3198
03:35:30,600 --> 03:35:36,800
 Many of us are suspicious that Taylor Morrison is hibernating, that they haven't backed

3199
03:35:36,800 --> 03:35:39,960
 off of the Carter Ranch development.

3200
03:35:39,960 --> 03:35:44,720
 Nobody's going to do that, we know, and that's going to be a big challenge for this group

3201
03:35:44,720 --> 03:35:45,920
 as well.

3202
03:35:45,920 --> 03:35:47,760
 Thank you very much for listening.

3203
03:35:47,760 --> 03:35:50,000
 Thank you for being here, sir.

3204
03:35:50,000 --> 03:35:52,800
 Any questions for citizens?

3205
03:35:52,800 --> 03:35:53,800
 Christopher Smith.

3206
03:35:53,800 --> 03:35:54,800
 Thank you, Chair.

3207
03:35:54,800 --> 03:36:01,240
 I did have a question for staff after Ms. Serrano spoke, but the walkability and bikeability

3208
03:36:01,240 --> 03:36:08,920
 to Hodge over there, was there any, never saw anything in the presentation on it, guesstimations

3209
03:36:08,920 --> 03:36:12,600
 on that, and maybe Mr. Fletcher can add into that as well, but Julie first.

3210
03:36:12,600 --> 03:36:17,000
 Well, that was something that staff discussed with the applicant, because we wanted to make

3211
03:36:17,000 --> 03:36:22,960
 sure that there was that connection so that kids in this proposed development could actually

3212
03:36:22,960 --> 03:36:28,280
 walk to school, and so it was important that it connect to that existing sidewalk and that

3213
03:36:28,280 --> 03:36:33,760
 they have that appropriate crosswalks in those areas to ensure that those kids that could

3214
03:36:33,760 --> 03:36:35,760
 walk would be able to do so.

3215
03:36:35,760 --> 03:36:36,760
 Gotcha.

3216
03:36:36,760 --> 03:36:40,400
 Mr. Fletcher, if you have anything extra to add, something stuck out of my mind when Ms.

3217
03:36:40,400 --> 03:36:45,200
 Serrano was speaking, what's the longest, from the furthest point away on your property,

3218
03:36:45,200 --> 03:36:47,440
 what would the walk be or bike be?

3219
03:36:47,440 --> 03:36:49,080
 Well, I'm not sure what that would be.

3220
03:36:49,080 --> 03:36:55,040
 I do know that there's over 9,000 linear feet of developer sidewalk within the development,

3221
03:36:55,040 --> 03:36:57,520
 so there is a significant amount of trail.

3222
03:36:57,520 --> 03:37:01,520
 I know in one of the neighborhood meetings it was brought up that currently the intersection

3223
03:37:01,520 --> 03:37:08,200
 of Grant and Deerwood Parkway either doesn't have barrier-free ramps or they're substandard,

3224
03:37:08,200 --> 03:37:10,880
 so we did as part of our proposal.

3225
03:37:10,880 --> 03:37:17,640
 We've committed to redoing all the barrier-free ramps at that intersection, making that intersection

3226
03:37:17,640 --> 03:37:22,640
 a stop condition so that as children from the proposed development and the existing

3227
03:37:22,640 --> 03:37:28,840
 developments are walking to Hodge, the traffic has stop signs that indicates that they should

3228
03:37:28,840 --> 03:37:32,360
 stop there as well along with the appropriate striping.

3229
03:37:32,360 --> 03:37:38,680
 I will also add to her comments about the queuing.

3230
03:37:38,680 --> 03:37:43,240
 We did as part of our TIA, our traffic engineers spent the day out there.

3231
03:37:43,240 --> 03:37:48,560
 They looked at and observed exactly what she was speaking to.

3232
03:37:48,560 --> 03:37:56,320
 In our TIA, we did make recommendations how the DISD could split the queuing to where

3233
03:37:56,320 --> 03:38:05,200
 you would have a portion, whether it's K-3rd that would go from Kings Row to Deerwood to

3234
03:38:05,200 --> 03:38:11,760
 Grant and then forth through the remainder would just continue straight on Kings Row

3235
03:38:11,760 --> 03:38:14,800
 and then come around the backside of the school.

3236
03:38:14,800 --> 03:38:18,000
 We did provide some recommendations for that.

3237
03:38:18,000 --> 03:38:21,920
 I know in our discussions with the city, they were looking at that and improvements there

3238
03:38:21,920 --> 03:38:29,720
 as well and we shared our recommendations to DISD, so I think there's probably ongoing

3239
03:38:29,720 --> 03:38:33,360
 discussions about how the current situation can be improved.

3240
03:38:33,360 --> 03:38:41,040
 I did want to point that out because we did try to provide some opinion on how that situation

3241
03:38:41,040 --> 03:38:42,040
 could be remedied.

3242
03:38:42,040 --> 03:38:54,680
 One of the comments was about the additional lane along Kings Row.

3243
03:38:54,680 --> 03:38:59,520
 We have the five-acre parcel, but that area between Kings Row and Deerwood is not part

3244
03:38:59,520 --> 03:39:04,360
 of our property and we voluntarily have already stepped up and offered to put in an additional

3245
03:39:04,360 --> 03:39:07,480
 lane that is not required of us.

3246
03:39:07,480 --> 03:39:11,120
 It's a gesture on our part to try to help improve the area that's over there.

3247
03:39:11,120 --> 03:39:12,920
 It's an offsite improvement.

3248
03:39:12,920 --> 03:39:17,200
 We've stepped up to say we recognize there's a problem, we don't want people to be hurt.

3249
03:39:17,200 --> 03:39:21,320
 It's a problem before we even come out here, so we've already stepped up to do that.

3250
03:39:21,320 --> 03:39:24,640
 We've also stepped up with the public access on Loop 28.

3251
03:39:24,640 --> 03:39:26,960
 That was originally just going to be a secondary fire access.

3252
03:39:26,960 --> 03:39:30,760
 It was going to have a gate on it and when we were able to work through some of those

3253
03:39:30,760 --> 03:39:35,920
 concerns with the city and TaxDOT, we've asked now can we go ahead and do a public access

3254
03:39:35,920 --> 03:39:40,080
 because I think it, even though it is considerably more money on our part to have to pay for

3255
03:39:40,080 --> 03:39:45,760
 that improvement, I think it's a great improvement for not only our neighborhood but what the

3256
03:39:45,760 --> 03:39:46,760
 gentleman spoke about.

3257
03:39:46,760 --> 03:39:50,720
 It provides another point of ingress egress of an area that's kind of hard to get in and

3258
03:39:50,720 --> 03:39:55,040
 out of and I think not only will, if this moves forward, Kingsway use it.

3259
03:39:55,040 --> 03:39:59,400
 I think Deerwood and other neighbors out there will use it when there are times that Kings

3260
03:39:59,400 --> 03:40:02,400
 Row may be backed up at school or whatever the case may be.

3261
03:40:02,400 --> 03:40:06,880
 They just drive through the light, take the next right turn into Kingsway and come in the

3262
03:40:06,880 --> 03:40:07,880
 back way to your place.

3263
03:40:07,880 --> 03:40:12,040
 So I think it's a general improvement that we're willing to do because I know it makes

3264
03:40:12,040 --> 03:40:15,520
 not only our subdivision better but it helps an area out there already and I just wanted

3265
03:40:15,520 --> 03:40:17,120
 to clarify that.

3266
03:40:17,120 --> 03:40:19,760
 Thank you.

3267
03:40:19,760 --> 03:40:24,880
 I think I saw, there's Stewart, who's on the line, what do we got?

3268
03:40:24,880 --> 03:40:28,880
 Hello Chair, I did want you to know we will send in the caller.

3269
03:40:28,880 --> 03:40:33,360
 For this item we had 57 people make comments using our online form.

3270
03:40:33,360 --> 03:40:35,920
 All 57 were against this item.

3271
03:40:35,920 --> 03:40:40,900
 These comment forms were emailed to all the commissioners and will be included in the

3272
03:40:40,900 --> 03:40:42,560
 record.

3273
03:40:42,560 --> 03:40:46,560
 Right now we have six callers, people can still call in if they'd like but we have six

3274
03:40:46,560 --> 03:40:51,500
 callers and we will send them in one after another as you direct us.

3275
03:40:51,500 --> 03:40:55,160
 We will send the first one in now, whenever you hear the beep, she will be in.

3276
03:40:55,160 --> 03:41:06,520
 Thank you, Stewart.

3277
03:41:06,520 --> 03:41:09,060
 Good evening, you are connected with the Planning and Zoning Commission.

3278
03:41:09,060 --> 03:41:13,800
 If you could state your name and address, you will have four minutes to speak.

3279
03:41:13,800 --> 03:41:14,800
 Thank you.

3280
03:41:14,800 --> 03:41:22,640
 This is Eva Cadwallader, 3920 Fawn Drive, Denton, Texas, 76208.

3281
03:41:22,640 --> 03:41:28,160
 I've lived here very happily for 25 years.

3282
03:41:28,160 --> 03:41:36,560
 So I would like to read a statement I've put on file with the city, even though I know

3283
03:41:36,560 --> 03:41:42,960
 that a few of my words may need a little bit of updating in view of what we've just been

3284
03:41:42,960 --> 03:41:43,960
 listening to.

3285
03:41:43,960 --> 03:41:49,760
 I've been listening to the meeting and I'm afraid of running out of time if I try to

3286
03:41:49,760 --> 03:41:50,760
 update them as I go.

3287
03:41:50,760 --> 03:41:54,000
 So I'm just going to read what I have and then if I have time, I'm going to say the

3288
03:41:54,000 --> 03:41:58,320
 rest of the things I'd like to comment on.

3289
03:41:58,320 --> 03:42:00,160
 Oh, I'm hearing an echo.

3290
03:42:00,160 --> 03:42:01,160
 I'm sorry.

3291
03:42:01,160 --> 03:42:02,160
 Okay.

3292
03:42:02,160 --> 03:42:08,920
 So revealing the eight points stated in Section 3.2, purpose of the Denton Development Code

3293
03:42:08,920 --> 03:42:16,360
 reveals that the latest Kingsway ground track PD does not comply with the majority of those

3294
03:42:16,360 --> 03:42:21,200
 points or with the Denton Comprehensive Plan 2030.

3295
03:42:21,200 --> 03:42:27,400
 It does not promote the health, safety, and general welfare of the city inhabitants, implement

3296
03:42:27,400 --> 03:42:33,480
 the city's comprehensive plan, improve the citizens' quality of life, preserve and protect

3297
03:42:33,480 --> 03:42:39,560
 the natural environment, improve the city's appearance, or improve mobility and promote

3298
03:42:39,560 --> 03:42:40,560
 traffic safety.

3299
03:42:40,560 --> 03:42:56,000
 Most importantly, the ground track PD directly violates Section 3.2.5 to "improve mobility

3300
03:42:56,000 --> 03:43:05,080
 and promote traffic safety" and it would certainly not "improve the existing citizens' quality

3301
03:43:05,080 --> 03:43:11,160
 of life" per Section 3.2.2.

3302
03:43:11,160 --> 03:43:18,800
 Instead, it seems designed to benefit only Hindley Horne, the developer, at the clear

3303
03:43:18,800 --> 03:43:24,600
 expense of the residents of the Deerwood, Elk Bend, and Ferris Road neighborhoods and

3304
03:43:24,600 --> 03:43:28,600
 future residents of Kingsway.

3305
03:43:28,600 --> 03:43:34,200
 The real purpose of this proposal, including the latest versions, and I comment on the

3306
03:43:34,200 --> 03:43:40,400
 improvements on the latest versions later, is to justify increasing the density of the

3307
03:43:40,400 --> 03:43:46,640
 ground track properties in order to allow for smaller lots and more houses.

3308
03:43:46,640 --> 03:43:54,120
 None of the details in the many revisions change that substantially or really matter.

3309
03:43:54,120 --> 03:43:57,040
 They are mainly cosmetic and superficial.

3310
03:43:57,040 --> 03:44:03,840
 Now, that isn't entirely true anymore, but I will get back to that.

3311
03:44:03,840 --> 03:44:11,520
 What matters most about this PD and any rezoning is the simple fact that our neighborhoods

3312
03:44:11,520 --> 03:44:15,440
 are already very dangerously bottlenecked.

3313
03:44:15,440 --> 03:44:21,460
 Should any emergency arise, either internal or external, to our immediate neighborhoods,

3314
03:44:21,460 --> 03:44:23,560
 we are hopelessly trapped.

3315
03:44:23,560 --> 03:44:29,880
 The more houses that are added, regardless of the specific PD, the worse this potentially

3316
03:44:29,880 --> 03:44:32,680
 life-threatening situation gets.

3317
03:44:32,680 --> 03:44:35,300
 The more houses, the more residents.

3318
03:44:35,300 --> 03:44:37,960
 The more residents, the more traffic.

3319
03:44:37,960 --> 03:44:40,840
 The more traffic, the more congestion.

3320
03:44:40,840 --> 03:44:48,120
 All of that means a more danger to everyone living in Deerwood, Elk Bend, or Ferris Road,

3321
03:44:48,120 --> 03:44:52,520
 or going to school at Hodge Elementary.

3322
03:44:52,520 --> 03:44:57,640
 Potential approval of the proposed Windsor Oaks development would add even more traffic

3323
03:44:57,640 --> 03:45:04,960
 on Ferris Road, Kings Road, making things worse and more impossible to get in and out

3324
03:45:04,960 --> 03:45:06,400
 of our neighborhoods.

3325
03:45:06,400 --> 03:45:10,280
 How many more nearby developments are yet to come?

3326
03:45:10,280 --> 03:45:17,860
 We must now protest any kind of rezoning of the brown traffic, brown track Kingsway until

3327
03:45:17,860 --> 03:45:20,840
 adequate access roads are built.

3328
03:45:20,840 --> 03:45:28,040
 Therefore, until more roads and other infrastructure are built to access and serve the Kings Road

3329
03:45:28,040 --> 03:45:36,480
 Luke 288 neighborhoods, I strongly object to rezoning from R4 and R7 to a PD or any

3330
03:45:36,480 --> 03:45:43,440
 rezoning of the brown track property that would allow or permit any more lots or houses,

3331
03:45:43,440 --> 03:45:45,320
 especially smaller ones.

3332
03:45:45,320 --> 03:45:49,320
 Now, I don't know how my time is running, but I would like to comment on some of the

3333
03:45:49,320 --> 03:45:50,800
 things that were said tonight.

3334
03:45:50,800 --> 03:45:54,640
 The gentleman right before me, I think, had it exactly right.

3335
03:45:54,640 --> 03:46:00,520
 He hit the point that I think is by far the most important, the fact that we are in this

3336
03:46:00,520 --> 03:46:01,920
 bottleneck.

3337
03:46:01,920 --> 03:46:04,680
 And I believe it is life-threatening.

3338
03:46:04,680 --> 03:46:16,640
 And what I really would like to know about the developer's improvements recently suggested,

3339
03:46:16,640 --> 03:46:24,280
 I'd like to know when they plan to do that, who is going to pay for it?

3340
03:46:24,280 --> 03:46:30,480
 And I'd like to say that a lot of plans, such as I've just been listening to regarding

3341
03:46:30,480 --> 03:46:36,520
 highways and drainage, for example, look great on paper, but it's a whole other matter when

3342
03:46:36,520 --> 03:46:38,720
 you see them in practice.

3343
03:46:38,720 --> 03:46:44,680
 But once they're all built and there, then you're stuck with a problem.

3344
03:46:44,680 --> 03:46:51,080
 I'm particularly concerned about the egress, the getting out of our neighborhood in case

3345
03:46:51,080 --> 03:46:52,080
 of emergencies.

3346
03:46:52,080 --> 03:46:55,440
 To me, that is the single biggest problem.

3347
03:46:55,440 --> 03:47:01,620
 And all those highways, if I understood it correctly, all those new roads they were talking

3348
03:47:01,620 --> 03:47:08,860
 about are mainly for the going in and not the going out, but maybe I misunderstood that.

3349
03:47:08,860 --> 03:47:15,920
 And in connection with that, the idea of working with a situation that already got a traffic,

3350
03:47:15,920 --> 03:47:23,140
 a grade B in the traffic study, that is just, to me, appalling, shocking.

3351
03:47:23,140 --> 03:47:26,880
 And another thing is the pool.

3352
03:47:26,880 --> 03:47:33,480
 I understand that adding the pool seems like a good idea to help the drainage problem.

3353
03:47:33,480 --> 03:47:41,360
 But we have a serious mosquito problem in Denton, a really big mosquito problem.

3354
03:47:41,360 --> 03:47:43,320
 We had it right near my backyard.

3355
03:47:43,320 --> 03:47:44,320
 Eva?

3356
03:47:44,320 --> 03:47:45,320
 Yes?

3357
03:47:45,320 --> 03:47:49,560
 I hate to interrupt, but I just want to be mindful of the other people on the call about

3358
03:47:49,560 --> 03:47:51,720
 your time allocation.

3359
03:47:51,720 --> 03:47:56,720
 If you could summarize your question, we'll certainly get a response for it.

3360
03:47:56,720 --> 03:47:58,300
 All right.

3361
03:47:58,300 --> 03:48:04,560
 My question is, rather than my statement, is I think that the gentleman before me had

3362
03:48:04,560 --> 03:48:12,360
 it right, that no developments in our area should be considered until the road situation,

3363
03:48:12,360 --> 03:48:16,120
 the cul-de-sac situation is fixed.

3364
03:48:16,120 --> 03:48:22,200
 Once that's fixed, and I realize that might be a, that's a county matter, a tech stock

3365
03:48:22,200 --> 03:48:25,080
 matter, but it's a larger matter.

3366
03:48:25,080 --> 03:48:27,340
 And I think we have to think bigger.

3367
03:48:27,340 --> 03:48:33,640
 We have to expand the circle of our thinking about this planning.

3368
03:48:33,640 --> 03:48:37,080
 And that's what I like the planning people to do.

3369
03:48:37,080 --> 03:48:39,120
 Thank you.

3370
03:48:39,120 --> 03:48:40,460
 Gotcha.

3371
03:48:40,460 --> 03:48:46,600
 So my plan this evening, Eva, is to listen to all the callers, and then we can compile

3372
03:48:46,600 --> 03:48:51,340
 those questions for the applicant or staff to respond to.

3373
03:48:51,340 --> 03:48:56,880
 So I've noted your question about the egresses and ingresses and some of the traffic issue,

3374
03:48:56,880 --> 03:49:02,160
 and then I also heard some issues with mosquitoes in the retention ponds.

3375
03:49:02,160 --> 03:49:06,420
 And then what we'll do is after the end of these calls, we'll make sure we get answers

3376
03:49:06,420 --> 03:49:09,680
 for you either in public hearing or as a follow-up to you.

3377
03:49:09,680 --> 03:49:14,440
 But I appreciate you calling in and providing your thoughts.

3378
03:49:14,440 --> 03:49:16,720
 Thank you.

3379
03:49:16,720 --> 03:49:17,720
 Have a good night.

3380
03:49:17,720 --> 03:49:18,720
 You too.

3381
03:49:18,720 --> 03:49:21,820
 Thank you, Chair.

3382
03:49:21,820 --> 03:49:25,480
 We are going to send the next caller in.

3383
03:49:25,480 --> 03:49:28,760
 Thanks, Stuart.

3384
03:49:28,760 --> 03:49:34,040
 Good evening.

3385
03:49:34,040 --> 03:49:35,960
 You are connected with the Planning and Zoning Commission.

3386
03:49:35,960 --> 03:49:40,960
 If you could state your name and address for the record, you'll have four minutes to speak.

3387
03:49:40,960 --> 03:49:47,640
 Yes, my name is Tom Silva, and I'm representing the property, Lifegate Church, at 3350 Dearwood

3388
03:49:47,640 --> 03:49:51,760
 Parkway, 76208.

3389
03:49:51,760 --> 03:49:55,980
 I'm the senior deacon at the church, and I called in tonight primarily because of the

3390
03:49:55,980 --> 03:50:00,820
 fact that I've been listening to the calls and I've been watching the meeting going on.

3391
03:50:00,820 --> 03:50:03,880
 We have some major concerns.

3392
03:50:03,880 --> 03:50:08,160
 Although I like the fact that the development is going in, I like some of the points of

3393
03:50:08,160 --> 03:50:12,040
 the development there, it's still one big cul-de-sac.

3394
03:50:12,040 --> 03:50:18,160
 And if you look at the average American home, each American home in the United States has

3395
03:50:18,160 --> 03:50:25,840
 about 1.9 vehicles, with 380 units going into that area, that's 760 cars to add to the congestion

3396
03:50:25,840 --> 03:50:27,920
 of an already congested area.

3397
03:50:27,920 --> 03:50:35,320
 Now, if you've not been there during the school time at Hodge Elementary, you'll notice that

3398
03:50:35,320 --> 03:50:42,880
 although I think that I like the idea of the 11 by 300 feet pull-off on the side of King's

3399
03:50:42,880 --> 03:50:46,960
 Row, that's only going to accommodate approximately 40 cars.

3400
03:50:46,960 --> 03:50:53,160
 If you've ever been there during school rush hour, 40 cars is a drop in the bucket.

3401
03:50:53,160 --> 03:50:57,480
 Unless you're going to have a police officer to direct traffic to get them on to Dearwood

3402
03:50:57,480 --> 03:51:00,720
 Parkway over to the school, you're still going to have a mess.

3403
03:51:00,720 --> 03:51:03,800
 And then you're going to have a bigger mess when the cars start coming out of Dearwood

3404
03:51:03,800 --> 03:51:07,480
 Parkway since there's only one way in and one way out.

3405
03:51:07,480 --> 03:51:11,240
 I would like to recommend to the PNZ committee that you look at some other neighborhoods

3406
03:51:11,240 --> 03:51:13,440
 that's in a similar situation.

3407
03:51:13,440 --> 03:51:17,240
 The east side of this development is going to be good because I like the size of the

3408
03:51:17,240 --> 03:51:18,240
 house and property.

3409
03:51:18,240 --> 03:51:22,960
 But when you get over the west side that's closer to 280, there's more homes over there

3410
03:51:22,960 --> 03:51:24,760
 and more congestion.

3411
03:51:24,760 --> 03:51:28,200
 And you'll probably be looking at about three to four cars in that neighborhood, and they'll

3412
03:51:28,200 --> 03:51:32,080
 be parking on top of one another on that part of that development.

3413
03:51:32,080 --> 03:51:37,020
 So that's going to add even more than the 760 cars that I'm talking about.

3414
03:51:37,020 --> 03:51:42,380
 So the question I have is, how soon will there be an additional exit out of the new development?

3415
03:51:42,380 --> 03:51:43,700
 That's one question.

3416
03:51:43,700 --> 03:51:50,400
 And the other one is, I'm concerned about the traffic survey.

3417
03:51:50,400 --> 03:51:55,800
 When it was done, was it done during the school, when the school was active, or was it done

3418
03:51:55,800 --> 03:51:56,800
 on a holiday?

3419
03:51:56,800 --> 03:52:02,200
 Because if it was done on a holiday, you're not even seeing the beginning of what's a

3420
03:52:02,200 --> 03:52:03,200
 mess.

3421
03:52:03,200 --> 03:52:06,760
 We have problems getting out of our church parking lot, and with three full-time employees

3422
03:52:06,760 --> 03:52:10,360
 in the church, sometimes they have to wait to get out of our church parking lot to get

3423
03:52:10,360 --> 03:52:12,760
 on a Dearwood Parkway to get out of there.

3424
03:52:12,760 --> 03:52:16,040
 So those are our concerns, primarily.

3425
03:52:16,040 --> 03:52:21,080
 Not that we have anything about any problems with the development of adding on to new homes

3426
03:52:21,080 --> 03:52:22,400
 in the city of Denton.

3427
03:52:22,400 --> 03:52:24,680
 Our problem is a traffic issue.

3428
03:52:24,680 --> 03:52:32,160
 And I don't think adding 11 by 300 square foot side road is going to really help the

3429
03:52:32,160 --> 03:52:33,160
 congestion.

3430
03:52:33,160 --> 03:52:37,160
 You guys need to go over there during the school year and see what a mess that is off

3431
03:52:37,160 --> 03:52:40,560
 288 and King's Row.

3432
03:52:40,560 --> 03:52:46,280
 Anyway, that's the points I wanted to make, and I'd like to get that question answered

3433
03:52:46,280 --> 03:52:50,920
 about when the survey was done and about when they're going to put an exit road out of that

3434
03:52:50,920 --> 03:52:51,920
 neighborhood.

3435
03:52:51,920 --> 03:52:54,240
 Yeah, I think those are valid questions.

3436
03:52:54,240 --> 03:52:56,040
 I appreciate you calling.

3437
03:52:56,040 --> 03:52:57,040
 Stay tuned to this meeting.

3438
03:52:57,040 --> 03:53:01,440
 We'll make sure at the end of these callers that we have the applicant or staff address

3439
03:53:01,440 --> 03:53:02,440
 those questions.

3440
03:53:02,440 --> 03:53:03,440
 Okay.

3441
03:53:03,440 --> 03:53:04,440
 Thank you very much.

3442
03:53:04,440 --> 03:53:08,880
 But thank you for your time, and I appreciate you guys allowing me to say our piece in behalf

3443
03:53:08,880 --> 03:53:10,400
 of Lifegate Church.

3444
03:53:10,400 --> 03:53:11,400
 Absolutely.

3445
03:53:11,400 --> 03:53:13,440
 I appreciate you calling.

3446
03:53:13,440 --> 03:53:15,440
 Thank you.

3447
03:53:15,440 --> 03:53:30,120
 Chair, we will get our third caller of the evening sent in.

3448
03:53:30,120 --> 03:53:31,120
 Good evening.

3449
03:53:31,120 --> 03:53:32,120
 You're connected with the Planning and Zoning Commission.

3450
03:53:32,120 --> 03:53:36,480
 If you could state your name and address for the record, you'll have four minutes to speak.

3451
03:53:36,480 --> 03:53:37,480
 Hi.

3452
03:53:37,480 --> 03:53:38,480
 Thanks, everybody.

3453
03:53:38,480 --> 03:53:46,320
 My name is Vicki McGovern, and I live at 3110 Hartley Field Road in Denton, Texas.

3454
03:53:46,320 --> 03:53:52,560
 If you look at the chart that Mr. Fletcher put up, and he spoke about the Reeds property

3455
03:53:52,560 --> 03:53:59,440
 just north of the brown track, I'm just north of the Reeds property, and I live on a seven-acre

3456
03:53:59,440 --> 03:54:05,760
 parcel up here, as if you've looked around, you'll see most of these parcels up here are

3457
03:54:05,760 --> 03:54:10,280
 significantly larger than what's being proposed for the brown track.

3458
03:54:10,280 --> 03:54:15,920
 So, at this time, I agree absolutely with everything that everybody else has said.

3459
03:54:15,920 --> 03:54:16,920
 Yes, sir.

3460
03:54:16,920 --> 03:54:17,920
 Is this Bud?

3461
03:54:17,920 --> 03:54:18,920
 Hey, Bud.

3462
03:54:18,920 --> 03:54:19,920
 This is Corey with the City of Denton.

3463
03:54:19,920 --> 03:54:20,920
 How are you, sir?

3464
03:54:20,920 --> 03:54:21,920
 You are on the line.

3465
03:54:21,920 --> 03:54:22,920
 Very well.

3466
03:54:22,920 --> 03:54:23,920
 Thank you very much.

3467
03:54:23,920 --> 03:54:27,920
 I'm just going to let you know that I'm going to put you in the queue to speak in the...

3468
03:54:27,920 --> 03:54:29,600
 Lisa, are you there?

3469
03:54:29,600 --> 03:54:33,040
 Once the current speaker gets finished, we'll go ahead and transfer you in, and you'll start

3470
03:54:33,040 --> 03:54:34,040
 your four minutes.

3471
03:54:34,040 --> 03:54:37,040
 Lisa, are you connected?

3472
03:54:37,040 --> 03:54:38,040
 Yeah.

3473
03:54:38,040 --> 03:54:42,720
 I'll get back on before I transfer you over.

3474
03:54:42,720 --> 03:54:43,720
 Hello?

3475
03:54:43,720 --> 03:54:45,800
 Lisa, are you there?

3476
03:54:45,800 --> 03:54:48,800
 This is Vicki McGovern.

3477
03:54:48,800 --> 03:54:50,800
 Is that her?

3478
03:54:50,800 --> 03:54:51,800
 Yes.

3479
03:54:51,800 --> 03:54:52,800
 Sorry.

3480
03:54:52,800 --> 03:54:53,800
 I apologize.

3481
03:54:53,800 --> 03:54:54,800
 Wrong name.

3482
03:54:54,800 --> 03:54:55,800
 Sorry about that.

3483
03:54:55,800 --> 03:54:56,800
 You can continue.

3484
03:54:56,800 --> 03:54:57,800
 We're listening.

3485
03:54:57,800 --> 03:54:58,800
 Okay.

3486
03:54:58,800 --> 03:54:59,800
 What happened?

3487
03:54:59,800 --> 03:55:00,800
 Okay.

3488
03:55:00,800 --> 03:55:01,800
 So, I'll start.

3489
03:55:01,800 --> 03:55:08,840
 I'll pretend like you heard everything I just said, but I would respectfully ask this committee

3490
03:55:08,840 --> 03:55:16,960
 to please deny this PD and rezoning request being made here from an R4 to R7.

3491
03:55:16,960 --> 03:55:22,440
 The R4 fits within the current guidelines within the Denton 2030 plan like everybody's

3492
03:55:22,440 --> 03:55:27,480
 talked about for this area, and really, there's no special enhancements that I think this

3493
03:55:27,480 --> 03:55:33,160
 development brings to the quality of life and the citizens of this area of warranting

3494
03:55:33,160 --> 03:55:34,960
 this zoning change.

3495
03:55:34,960 --> 03:55:40,440
 The green space that's being spoken of for this development mostly consists of easements

3496
03:55:40,440 --> 03:55:46,640
 and retention time, and in addition to the significant traffic issues that have already

3497
03:55:46,640 --> 03:55:53,480
 been spoken to, and I'm one of those grandparents, actually, that picks up my three kids from

3498
03:55:53,480 --> 03:55:59,400
 school quite often, and I sit in those situations that were described earlier, so it is pretty

3499
03:55:59,400 --> 03:56:00,400
 crazy.

3500
03:56:00,400 --> 03:56:06,500
 Additionally, the plan of the new development showed roadways reaching to the north, and

3501
03:56:06,500 --> 03:56:08,840
 this is important to me.

3502
03:56:08,840 --> 03:56:14,880
 Out of the proposed development, you saw those roadways reaching north, again, back to where

3503
03:56:14,880 --> 03:56:20,840
 I live, and when considered what the Denton Mobility Plan could actually cut through the

3504
03:56:20,840 --> 03:56:23,760
 back of my current seven-acre property.

3505
03:56:23,760 --> 03:56:29,420
 This is not what I envisioned when I moved here almost three years ago.

3506
03:56:29,420 --> 03:56:35,120
 We as a community, as many have mentioned, are being boxed in, a community of nice, larger

3507
03:56:35,120 --> 03:56:36,820
 lot homes.

3508
03:56:36,820 --> 03:56:41,120
 When I spoke at other P&B meetings in the past, we were told that the vision for growth

3509
03:56:41,120 --> 03:56:47,120
 of Denton was to infill and then growth to the west by the Collins Stadium.

3510
03:56:47,120 --> 03:56:52,440
 Now we're facing this rezoning request along with the recent Taylor Morrison request, which

3511
03:56:52,440 --> 03:56:58,000
 was to rezone from a rural residential five, which I know has been really tabled for the

3512
03:56:58,000 --> 03:57:02,400
 moment, but could easily come back around.

3513
03:57:02,400 --> 03:57:08,000
 I therefore respectfully ask that you please deny this request and consider the traffic,

3514
03:57:08,000 --> 03:57:12,480
 safety, and existing neighbors before moving ahead with this.

3515
03:57:12,480 --> 03:57:14,480
 Thank you very much for your time.

3516
03:57:14,480 --> 03:57:21,360
 - Vicki, thank you so much for calling in and being patient with that technical issue.

3517
03:57:21,360 --> 03:57:25,440
 Any questions for Vicki from us?

3518
03:57:25,440 --> 03:57:29,660
 We don't have any questions for you, Vicki, but we will certainly consider your points.

3519
03:57:29,660 --> 03:57:31,400
 Thank you.

3520
03:57:31,400 --> 03:57:33,720
 - Thank you.

3521
03:57:33,720 --> 03:57:44,900
 - Chair, we are sending in the next caller now.

3522
03:57:44,900 --> 03:57:53,200
 - Good evening.

3523
03:57:53,200 --> 03:57:55,480
 You are connected to the Planning and Zoning Commission.

3524
03:57:55,480 --> 03:58:00,700
 If you could state your name and address, you'll have four minutes to speak.

3525
03:58:00,700 --> 03:58:02,880
 - Good evening, members of the Planning and Zoning Commission.

3526
03:58:02,880 --> 03:58:04,680
 My name is Bud Volkin.

3527
03:58:04,680 --> 03:58:09,360
 My wife and I have lived at 3909 Grant for 21 years.

3528
03:58:09,360 --> 03:58:15,240
 I worked as a traffic engineer for the City of Denton for 16 years and in that capacity

3529
03:58:15,240 --> 03:58:19,240
 in various other cities for a total of 39 years.

3530
03:58:19,240 --> 03:58:24,640
 I rise to speak both in opposition to the approval of any rezoning of the brown track

3531
03:58:24,640 --> 03:58:32,520
 lands from R4, and in particular, in opposition to BPD 2-0001.

3532
03:58:32,520 --> 03:58:41,000
 The detailed amenities in PD2-0001 are clearly there primarily in an attempt to justify increasing

3533
03:58:41,000 --> 03:58:47,560
 lot density from R4 to R7-like density, as well as to allow for smaller lot dimensions

3534
03:58:47,560 --> 03:58:53,240
 and other deviations from what is prescribed for R4 and the DDC.

3535
03:58:53,240 --> 03:58:56,920
 All of this comes at a considerable cost to the Scranton neighborhood.

3536
03:58:56,920 --> 03:59:00,360
 There's nothing but a wolf in sheep's clothing.

3537
03:59:00,360 --> 03:59:08,320
 The DDC 1.2 states eight criteria, it is hard for me to grasp how any of these purposes

3538
03:59:08,320 --> 03:59:15,920
 are achieved by changing the current R4 zoning to any PD with R7-like density.

3539
03:59:15,920 --> 03:59:25,360
 As to the applicability of the DDC 2.7.3, the only real effect of the change from R4

3540
03:59:25,360 --> 03:59:29,620
 to a PD is to put more houses on smaller lots.

3541
03:59:29,620 --> 03:59:36,320
 There is no unique, flexible, or innovative land use, nor are there any greater efficient

3542
03:59:36,320 --> 03:59:45,240
 provisions of services and utilities that are involved as DDC 2.7.3 intends.

3543
03:59:45,240 --> 03:59:50,160
 How will these amenities benefit anyone but the developer in the sale of these houses?

3544
03:59:50,160 --> 03:59:56,480
 I fear that this PD contains a hidden agenda, which, if approved, could cause the brown

3545
03:59:56,480 --> 04:00:02,140
 track property to return in the future with other more intense and different uses than

3546
04:00:02,140 --> 04:00:06,760
 are currently allowed or easily foreseen with R4 zoning.

3547
04:00:06,760 --> 04:00:16,640
 Likewise, regarding DDC 3.6.1, this PD does not include any combinations of any uses stated.

3548
04:00:16,640 --> 04:00:26,880
 The only purpose of PD 2-0001 is to increase lot density and thus allow for smaller lot

3549
04:00:26,880 --> 04:00:31,120
 dimensions and other deviations from what is prescribed for R4.

3550
04:00:31,120 --> 04:00:40,800
 As for DDC 2.4, step three, E8, based on all the protesting input received, only from me

3551
04:00:40,800 --> 04:00:47,440
 but from many neighbors, the proposed change from R4 to a PD will unquestionably bring

3552
04:00:47,440 --> 04:00:51,720
 about major adverse impacts on the surrounding properties.

3553
04:00:51,720 --> 04:00:57,680
 In addition, this provision allows the result of the citizen participation process to be

3554
04:00:57,680 --> 04:01:01,440
 appropriately considered by the P&Z Commission.

3555
04:01:01,440 --> 04:01:08,440
 In short, rezoning the brown track from R4 to a PD would bring irreparable material harm

3556
04:01:08,440 --> 04:01:12,960
 to the property owners of the surrounding neighborhoods and, in the long run, to the

3557
04:01:12,960 --> 04:01:13,960
 city of Denton.

3558
04:01:13,960 --> 04:01:15,840
 I firmly oppose it.

3559
04:01:15,840 --> 04:01:20,960
 The Commission has and will be hearing many concerns about this proposal.

3560
04:01:20,960 --> 04:01:26,320
 Many of these concerns are viable and of significant importance to the speakers and should be to

3561
04:01:26,320 --> 04:01:27,600
 the city as well.

3562
04:01:27,600 --> 04:01:33,720
 The Commission may have sympathy and/or empathy for each concern, but may also believe that

3563
04:01:33,720 --> 04:01:36,080
 some are not within their purview.

3564
04:01:36,080 --> 04:01:42,320
 However, everything I have spoken to relates only to the DDC and thus are fully within

3565
04:01:42,320 --> 04:01:45,040
 the charge of the Commission's consideration.

3566
04:01:45,040 --> 04:01:50,960
 Therefore, I respectfully request the Commission to perform the duties assigned to them by

3567
04:01:50,960 --> 04:01:58,480
 the City Council and deny this request for a PD and the intended R7-like density use.

3568
04:01:58,480 --> 04:02:00,360
 Thank you very much for your time.

3569
04:02:00,360 --> 04:02:06,240
 Thank you, bud, any questions for the Commission?

3570
04:02:06,240 --> 04:02:09,480
 We don't have any questions for you, but I appreciate you calling and providing your

3571
04:02:09,480 --> 04:02:12,240
 thoughts and perspective on the project.

3572
04:02:12,240 --> 04:02:19,400
 Well thank you for your time.

3573
04:02:19,400 --> 04:02:29,840
 Our next caller is being sent into the meeting now.

3574
04:02:29,840 --> 04:02:30,840
 Good evening.

3575
04:02:30,840 --> 04:02:32,280
 You are connected with the Planning and Zoning Commission.

3576
04:02:32,280 --> 04:02:38,440
 If you could state your name and address for the record, you'll have four minutes to speak.

3577
04:02:38,440 --> 04:02:40,240
 My name is Judith Michaelwitz.

3578
04:02:40,240 --> 04:02:49,920
 My address is 3921 Fawn Drive in Denton, Texas.

3579
04:02:49,920 --> 04:02:52,620
 You can start whenever.

3580
04:02:52,620 --> 04:02:53,620
 Thank you.

3581
04:02:53,620 --> 04:02:56,080
 I heard beeping and didn't know what was going on.

3582
04:02:56,080 --> 04:03:01,140
 Yes, thank you very much for allowing me to speak this evening.

3583
04:03:01,140 --> 04:03:12,440
 I am opposed to the rezoning from an R4 and an R7 to the plan development.

3584
04:03:12,440 --> 04:03:22,980
 As a resident of the area, I'm extremely concerned, most importantly, with the safety issues in

3585
04:03:22,980 --> 04:03:30,640
 regard to the safety of our children as they walk to and from Hodge Elementary School.

3586
04:03:30,640 --> 04:03:39,840
 And although I did see and have been watching the proposed changes that would allow some

3587
04:03:39,840 --> 04:03:48,920
 additional alleviation of our traffic constraints along Kings Row, I don't see anything that's

3588
04:03:48,920 --> 04:03:56,080
 going to improve the safety of our children crossing the streets as they come in walking

3589
04:03:56,080 --> 04:04:02,620
 or on bicycles from our neighborhood and attempt to go through the standing traffic, the stop

3590
04:04:02,620 --> 04:04:06,360
 traffic, walking between cars.

3591
04:04:06,360 --> 04:04:12,520
 And that's a huge concern for me personally.

3592
04:04:12,520 --> 04:04:19,720
 The safety of our children and our community is there's nothing more important.

3593
04:04:19,720 --> 04:04:30,480
 The amount of traffic that we have at Kings Row and at Loop 288 is astronomical at times.

3594
04:04:30,480 --> 04:04:35,560
 It's not only when the school is in session, but it is a very dangerous intersection.

3595
04:04:35,560 --> 04:04:42,840
 We frequently have automobile accidents at that intersection because it simply has not

3596
04:04:42,840 --> 04:04:47,640
 been designed to handle the amount of traffic that comes through there.

3597
04:04:47,640 --> 04:04:49,440
 The number of trucks, et cetera.

3598
04:04:49,440 --> 04:04:55,200
 I've heard the other people describing how we're sitting on Loop 288 trying to make a

3599
04:04:55,200 --> 04:05:00,880
 right-hand turn to come into our subdivision, and you're just stuck there, which is very

3600
04:05:00,880 --> 04:05:01,880
 true.

3601
04:05:01,880 --> 04:05:06,600
 You're just stuck at the light trying to make a left-hand turn onto Kings Row.

3602
04:05:06,600 --> 04:05:16,840
 Both things are extremely frustrating, yes, but they're very, very dangerous.

3603
04:05:16,840 --> 04:05:23,760
 So the main concern that I have is, of course, with the traffic congestion.

3604
04:05:23,760 --> 04:05:32,800
 In addition, I have huge concern with the smaller lot sizes that are being proposed

3605
04:05:32,800 --> 04:05:41,400
 and the impact that that's going to have on the property values of our homes in our neighborhoods.

3606
04:05:41,400 --> 04:05:53,320
 Definitely prefer leaving the zoning as is, as the residential four neighborhood designation.

3607
04:05:53,320 --> 04:06:00,320
 We fought hard to have that designation put in place a few years ago, and we definitely

3608
04:06:00,320 --> 04:06:15,720
 ask that you, as the commission, would please consider denying the PD proposal, and I thank

3609
04:06:15,720 --> 04:06:16,720
 you for your time.

3610
04:06:16,720 --> 04:06:19,640
 Thank you, Judith, for calling in.

3611
04:06:19,640 --> 04:06:21,440
 Any questions for the caller?

3612
04:06:21,440 --> 04:06:25,240
 Judith, there's no questions from the commission, but I appreciate you taking the time to wait

3613
04:06:25,240 --> 04:06:30,620
 on hold and let us know your thoughts and perspective on the project.

3614
04:06:30,620 --> 04:06:32,720
 Thank you.

3615
04:06:32,720 --> 04:06:47,040
 Chair, we are sending the next caller in right now.

3616
04:06:47,040 --> 04:07:03,720
 Chair, we are having trouble.

3617
04:07:03,720 --> 04:07:08,960
 It appears that this caller dropped off the line.

3618
04:07:08,960 --> 04:07:09,960
 Is it our last caller?

3619
04:07:09,960 --> 04:07:11,640
 You mentioned there's six.

3620
04:07:11,640 --> 04:07:13,880
 It is the last caller.

3621
04:07:13,880 --> 04:07:18,880
 Okay, we can certainly turn to the dais for discussion, and, Stuart, will you just interrupt

3622
04:07:18,880 --> 04:07:21,960
 me if you reconnect with that individual?

3623
04:07:21,960 --> 04:07:22,960
 Absolutely.

3624
04:07:22,960 --> 04:07:27,720
 Let me get some time before we close the public hearing.

3625
04:07:27,720 --> 04:07:31,600
 While we wait to see if we can reconnect with that citizen, is there any questions that

3626
04:07:31,600 --> 04:07:32,600
 we can discuss?

3627
04:07:32,600 --> 04:07:35,600
 I'm sorry, Chair.

3628
04:07:35,600 --> 04:07:41,200
 They are coming in now, Chair.

3629
04:07:41,200 --> 04:07:43,520
 Perfect.

3630
04:07:43,520 --> 04:07:44,520
 Good evening.

3631
04:07:44,520 --> 04:07:45,600
 You are connected with the Planning and Zoning Commission.

3632
04:07:45,600 --> 04:07:52,160
 If you could state your name and address for the record, you'll have four minutes to speak.

3633
04:07:52,160 --> 04:07:53,160
 Good evening.

3634
04:07:53,160 --> 04:07:54,160
 My name is R.J. Miller.

3635
04:07:54,160 --> 04:08:00,200
 I live at 5045 Oak Bend Circle in Denton, Texas, and thank you for taking my comments

3636
04:08:00,200 --> 04:08:01,200
 tonight.

3637
04:08:01,200 --> 04:08:07,760
 Basically, I would first like to commend the applicant for addressing many of the early

3638
04:08:07,760 --> 04:08:11,880
 concerns, particularly traffic and drainage.

3639
04:08:11,880 --> 04:08:17,000
 However, I have additional concerns that really have not been addressed, particularly the

3640
04:08:17,000 --> 04:08:21,840
 higher density section that is essentially R7.

3641
04:08:21,840 --> 04:08:28,920
 I am concerned that while it's been stated as a goal to be able to provide entry-level

3642
04:08:28,920 --> 04:08:39,100
 housing for new homeowners, I think that based on trends that we've seen that will most likely

3643
04:08:39,100 --> 04:08:45,560
 wind up being owned by investors and will be rental properties, and within a very short

3644
04:08:45,560 --> 04:08:52,560
 period of time, those properties will be significantly run down and overcrowded.

3645
04:08:52,560 --> 04:09:00,280
 I think you can go look at the housing development over on Dixon, Cruz, and Savage as an example

3646
04:09:00,280 --> 04:09:01,280
 of that.

3647
04:09:01,280 --> 04:09:05,800
 I think it's similarly sized lots over there.

3648
04:09:05,800 --> 04:09:14,440
 Now, I think I heard, and this may be, it probably is unrelated to this particular request,

3649
04:09:14,440 --> 04:09:20,920
 but that the prediction for the intersection at that traffic light at Kings Row and 288

3650
04:09:20,920 --> 04:09:29,280
 in 2029, I thought I saw over four-minute queue times, which is just completely unacceptable,

3651
04:09:29,280 --> 04:09:35,920
 I believe, and that apparently is even with the improvements to Kings Row that are proposed

3652
04:09:35,920 --> 04:09:40,480
 by this particular applicant.

3653
04:09:40,480 --> 04:09:48,200
 And I guess my final comment would be, when we buy our homes in this area, we look at

3654
04:09:48,200 --> 04:09:58,160
 the zoning that is published and expect that to be adhered to, and we're seeing in this

3655
04:09:58,160 --> 04:10:05,360
 part of Denton developers wanting to come in and make significant requests for variants

3656
04:10:05,360 --> 04:10:09,560
 from that plan to put in much higher density housing.

3657
04:10:09,560 --> 04:10:18,120
 So in closing, I would like to say I respectfully request that the Planning and Zoning Committee

3658
04:10:18,120 --> 04:10:24,600
 stick to the published zoning plan that's in place and not grant this request.

3659
04:10:24,600 --> 04:10:28,480
 Thank you for your time.

3660
04:10:28,480 --> 04:10:29,480
 Any questions?

3661
04:10:29,480 --> 04:10:31,360
 Sir, I appreciate you calling in.

3662
04:10:31,360 --> 04:10:35,280
 We don't have any questions on our end, but I appreciate you waiting on hold, getting

3663
04:10:35,280 --> 04:10:42,240
 through the technical difficulties and expressing your opinions and thoughts on the project.

3664
04:10:42,240 --> 04:10:54,580
 Ma'am, did you want to speak?

3665
04:10:54,580 --> 04:11:00,760
 Do you just make your way to this first microphone closest to you?

3666
04:11:00,760 --> 04:11:06,800
 And if you could state your name and mail-in address for the record.

3667
04:11:06,800 --> 04:11:09,800
 Okay.

3668
04:11:09,800 --> 04:11:10,800
 Thank you for letting me speak.

3669
04:11:10,800 --> 04:11:14,000
 I've never done this before, so I'm a little nervous.

3670
04:11:14,000 --> 04:11:15,000
 Deborah Mills.

3671
04:11:15,000 --> 04:11:20,560
 I live at 3907 Whitetail Drive, Denton, Texas, 76208.

3672
04:11:20,560 --> 04:11:26,600
 I don't directly abut to the property, but I'm about a block away.

3673
04:11:26,600 --> 04:11:30,400
 I actually back up to Hodge Elementary.

3674
04:11:30,400 --> 04:11:34,520
 I completely agree with the callers that have called in before.

3675
04:11:34,520 --> 04:11:38,640
 I would ask you to respectfully decline this request.

3676
04:11:38,640 --> 04:11:46,120
 Again, it's very difficult now for us to get out of our neighborhood in the mornings.

3677
04:11:46,120 --> 04:11:52,360
 Even though you say this is traffic in the mornings, it's not just the school traffic,

3678
04:11:52,360 --> 04:11:55,520
 but it's people trying to go to work and things like that.

3679
04:11:55,520 --> 04:11:59,320
 And the people coming out of this new development, how are they going to even get out of their

3680
04:11:59,320 --> 04:12:03,920
 neighborhood if there's only one in and out of that area, right?

3681
04:12:03,920 --> 04:12:08,600
 They're going to be frustrated with the same issues that we have today.

3682
04:12:08,600 --> 04:12:13,920
 The other thing that I wanted to mention, I am concerned about the higher density.

3683
04:12:13,920 --> 04:12:14,920
 We all bought our homes.

3684
04:12:14,920 --> 04:12:20,280
 As somebody mentioned, I've lived there for 22 years now.

3685
04:12:20,280 --> 04:12:26,600
 With the intended use that the zoning around it would stay, you know, as promised, okay?

3686
04:12:26,600 --> 04:12:29,880
 And so we bought our homes.

3687
04:12:29,880 --> 04:12:34,540
 The development that we're in, luckily the developer did a very good job and was very

3688
04:12:34,540 --> 04:12:38,240
 good at particular about what he did.

3689
04:12:38,240 --> 04:12:44,920
 I am kind of confused a little bit, though, if the high density was for lower income or

3690
04:12:44,920 --> 04:12:50,740
 starter families, if there's going to be an HOA with this, that's the first I've heard

3691
04:12:50,740 --> 04:12:57,160
 of that in this proposal, and that would pretty much price them out of that house that's supposedly

3692
04:12:57,160 --> 04:13:03,320
 in their price range, because my understanding is HOA fees can basically put people out of

3693
04:13:03,320 --> 04:13:06,560
 their homes over a period of time.

3694
04:13:06,560 --> 04:13:13,080
 And again, it's traffic issues, it's density, property values, all of that that everybody

3695
04:13:13,080 --> 04:13:16,840
 has stated before, so I would ask that you respectfully decline this.

3696
04:13:16,840 --> 04:13:17,840
 Thank you.

3697
04:13:17,840 --> 04:13:19,920
 >> Thank you, Deborah, for being here.

3698
04:13:19,920 --> 04:13:22,800
 You did great for your first time.

3699
04:13:22,800 --> 04:13:26,480
 You did good for your first time.

3700
04:13:26,480 --> 04:13:27,880
 Please do.

3701
04:13:27,880 --> 04:13:29,560
 Anyone else wanting to speak this evening?

3702
04:13:29,560 --> 04:13:30,560
 Okay.

3703
04:13:30,560 --> 04:13:35,660
 With that, I'm going to go ahead and close the public hearing.

3704
04:13:35,660 --> 04:13:39,940
 Before we open for a full discussion, I did want to see if we can get a couple questions

3705
04:13:39,940 --> 04:13:45,480
 that have been addressed answered really quickly, and I don't know who's best to answer this.

3706
04:13:45,480 --> 04:13:53,080
 My thought might be Thomas, but is there any timing on when the -- if TXOT approves your

3707
04:13:53,080 --> 04:13:56,800
 acceleration/deceleration, is that going to be built concurrently with Phase 1, or is

3708
04:13:56,800 --> 04:13:58,200
 that at full build out?

3709
04:13:58,200 --> 04:14:04,840
 And then secondly, the deacon of the church was wondering when that TIA study was done.

3710
04:14:04,840 --> 04:14:07,800
 Was it done actually during school time?

3711
04:14:07,800 --> 04:14:09,060
 >> So I'll answer that one first.

3712
04:14:09,060 --> 04:14:14,560
 The TIA was done during school time, and as part of the TIA, we actually -- our transportation

3713
04:14:14,560 --> 04:14:19,280
 engineers went out there during -- essentially spent a full day out there.

3714
04:14:19,280 --> 04:14:23,400
 So they were there when drop-off and pick-up was occurring.

3715
04:14:23,400 --> 04:14:29,840
 So they actually even spoke with the principal of the school and some of the people.

3716
04:14:29,840 --> 04:14:35,080
 I think one or several of them got approached asking what they were doing out there and

3717
04:14:35,080 --> 04:14:39,520
 had to explain that they were here doing a TIA and observing the traffic pattern.

3718
04:14:39,520 --> 04:14:43,320
 So it was done during school time.

3719
04:14:43,320 --> 04:14:46,360
 So that is included within those counts.

3720
04:14:46,360 --> 04:14:51,440
 On the first thing, I think we've written into the PD.

3721
04:14:51,440 --> 04:14:57,040
 So originally, we thought that the access point to Loop 288 was going to be an emergency

3722
04:14:57,040 --> 04:15:04,000
 access only, so the PD condition by the city states that that has to be in place prior

3723
04:15:04,000 --> 04:15:11,400
 to the development of phase 3A, 3B, or 2B, and basically because that's the area of the

3724
04:15:11,400 --> 04:15:19,360
 site that wouldn't currently meet the remote access requirement that's required by fire.

3725
04:15:19,360 --> 04:15:25,480
 As the process is developed and we're showing the acceleration/deceleration lane with primary

3726
04:15:25,480 --> 04:15:33,480
 access, we added language to the PD such that if the developer chose to develop those lots

3727
04:15:33,480 --> 04:15:38,520
 first, then that would come in up front with the project.

3728
04:15:38,520 --> 04:15:45,280
 So as the project is currently shown as being phased, it would be in that phase 2B time

3729
04:15:45,280 --> 04:15:48,080
 frame that would require construction.

3730
04:15:48,080 --> 04:15:53,720
 If the project phasing changes so that the initial phases are adjacent to the loop, then

3731
04:15:53,720 --> 04:15:57,120
 it would certainly come in with phase 1.

3732
04:15:57,120 --> 04:16:01,920
 Regarding the improvements to King's Row, I think that was asked timing as well.

3733
04:16:01,920 --> 04:16:07,720
 That's a condition, the conditional city approval, that's required with phase 1.

3734
04:16:07,720 --> 04:16:13,120
 And really what happens during the design process is that we have to do the design,

3735
04:16:13,120 --> 04:16:17,540
 we have to get city approval, we bid the project, we go to construction.

3736
04:16:17,540 --> 04:16:24,760
 Those improvements are accepted by the city and are being utilized prior to any homes

3737
04:16:24,760 --> 04:16:26,040
 being constructed.

3738
04:16:26,040 --> 04:16:33,280
 So the existing residents would see that increase in level of service, that choke point essentially

3739
04:16:33,280 --> 04:16:38,920
 going away prior to our residents and our homes being developed and adding the traffic

3740
04:16:38,920 --> 04:16:44,760
 to that transportation system.

3741
04:16:44,760 --> 04:16:49,160
 And then the last question I was just asked, do you have a potential range for the HOA

3742
04:16:49,160 --> 04:16:50,160
 fees?

3743
04:16:50,160 --> 04:16:51,160
 Is there a targeted price point for that?

3744
04:16:51,160 --> 04:16:52,160
 I don't.

3745
04:16:52,160 --> 04:16:56,640
 Normally what they do is they take into account the open space, they'll get bids for mowing

3746
04:16:56,640 --> 04:17:00,280
 and maintaining, they'll look at the amount.

3747
04:17:00,280 --> 04:17:04,680
 You know, I live in a neighborhood that's very similar to this, it has a significant

3748
04:17:04,680 --> 04:17:07,360
 amount of open space and trails.

3749
04:17:07,360 --> 04:17:12,080
 We don't have a community pool, which we're not proposing here, but we do have play areas

3750
04:17:12,080 --> 04:17:13,080
 and such.

3751
04:17:13,080 --> 04:17:21,560
 And, you know, my HOA fee is $500 annually, so that's about a little over $40 a month.

3752
04:17:21,560 --> 04:17:28,160
 So I don't, I've not seen a situation where the HOA dues would be such that they would

3753
04:17:28,160 --> 04:17:32,720
 price someone out of the ability to afford a home within this subdivision.

3754
04:17:32,720 --> 04:17:33,720
 Great.

3755
04:17:33,720 --> 04:17:34,720
 Thank you.

3756
04:17:34,720 --> 04:17:35,720
 Commissioner Smith.

3757
04:17:35,720 --> 04:17:43,720
 I'm going to make a motion to approve with staff conditions and a couple of thoughts

3758
04:17:43,720 --> 04:17:45,360
 along this as I do make this approval.

3759
04:17:45,360 --> 04:17:51,600
 I think this is a thoughtful, carefully planned, well thought out project that is going to

3760
04:17:51,600 --> 04:17:58,560
 convert an R4/R7 zone property to one that would be 3.8 units per acre, well within the

3761
04:17:58,560 --> 04:18:01,480
 R4 based zone that is within there.

3762
04:18:01,480 --> 04:18:04,920
 It's not converting an R4 to an R7.

3763
04:18:04,920 --> 04:18:10,280
 There's some R7 like characteristics to the higher density pieces, but as we've talked

3764
04:18:10,280 --> 04:18:13,520
 about those, those still comply by the DDC.

3765
04:18:13,520 --> 04:18:20,680
 In addition, this could be currently developed by right by a project that without PNZ approval,

3766
04:18:20,680 --> 04:18:26,640
 without city council approval, that's as it's been clearly shown to myself as commissioner

3767
04:18:26,640 --> 04:18:31,600
 tonight that really wouldn't be in the best interest of the city at large nor the neighborhood

3768
04:18:31,600 --> 04:18:32,600
 near there.

3769
04:18:32,600 --> 04:18:38,280
 I want to commend the applicant and the engineering staff and the planning staff for going through

3770
04:18:38,280 --> 04:18:42,160
 and creating a project that by going through a much more difficult process rather than

3771
04:18:42,160 --> 04:18:46,920
 developing by right, you've created a project that is actually better for those that are

3772
04:18:46,920 --> 04:18:51,400
 in the neighborhood and better for the city at large than what you could currently do

3773
04:18:51,400 --> 04:18:54,520
 right now within the DDC and by your own right currently.

3774
04:18:54,520 --> 04:19:01,160
 So I do want to make this known that in my humble opinion, a vote against this approval

3775
04:19:01,160 --> 04:19:07,160
 would actually be more dangerous for the city than a vote to affirm and to approve it.

3776
04:19:07,160 --> 04:19:09,160
 So that's my motion.

3777
04:19:09,160 --> 04:19:12,280
 We have a first for approval with conditions.

3778
04:19:12,280 --> 04:19:13,600
 Commissioner Ellis.

3779
04:19:13,600 --> 04:19:17,840
 I will second that and also have a few thoughts as well.

3780
04:19:17,840 --> 04:19:23,160
 Obviously traffic is an issue in this area to be certain right now, but in my opinion

3781
04:19:23,160 --> 04:19:25,480
 that is on us as a city.

3782
04:19:25,480 --> 04:19:28,160
 It's not on this developer.

3783
04:19:28,160 --> 04:19:32,240
 I'm impressed with the consideration that you and the accommodations that you've given

3784
04:19:32,240 --> 04:19:45,200
 after your backup material to us at those meetings.

3785
04:19:45,200 --> 04:19:50,040
 This land, as Commissioner Smith said, is zoned right now to be developed and it can

3786
04:19:50,040 --> 04:19:53,560
 be developed without any of these considerations.

3787
04:19:53,560 --> 04:19:58,400
 So that being said, I will reiterate what I said at a Planning and Zoning Commission

3788
04:19:58,400 --> 04:20:04,880
 meeting a few years ago, and that was the city has got to focus on this area for mobility

3789
04:20:04,880 --> 04:20:08,400
 improvement now, sooner than later.

3790
04:20:08,400 --> 04:20:09,480
 We have to.

3791
04:20:09,480 --> 04:20:15,640
 And we also need to focus on giving significant thought to planning in this area.

3792
04:20:15,640 --> 04:20:20,480
 This is where our city is developing right now and as a city we need to focus now on

3793
04:20:20,480 --> 04:20:22,280
 what we want that to be.

3794
04:20:22,280 --> 04:20:27,220
 And I said it a few years ago, and it needs to be done.

3795
04:20:27,220 --> 04:20:29,600
 But this project was thoughtfully put together.

3796
04:20:29,600 --> 04:20:39,920
 It's a need for our city, our residents, and I'm happy to second.

3797
04:20:39,920 --> 04:20:43,000
 We have a first and second for approval with staff conditions.

3798
04:20:43,000 --> 04:20:45,080
 Is there any discussion on this item?

3799
04:20:45,080 --> 04:20:46,080
 Mr. Pruitt?

3800
04:20:46,080 --> 04:20:47,080
 Thank you.

3801
04:20:47,080 --> 04:20:54,500
 I actually have one question that didn't occur for staff until we heard all the comments.

3802
04:20:54,500 --> 04:21:09,200
 When we look at that portion of King's Way, if we were to imagine that this PD wasn't

3803
04:21:09,200 --> 04:21:19,400
 coming before us and that R7 portion of property was getting developed just by right, how would

3804
04:21:19,400 --> 04:21:24,600
 the perimeter street improvements required by the development of that parcel compare

3805
04:21:24,600 --> 04:21:31,560
 in number of lanes and whatnot to the proposed improvements on King's Way?

3806
04:21:31,560 --> 04:21:34,880
 So that little five-acre section is part of the proposal.

3807
04:21:34,880 --> 04:21:40,200
 So that right-hand turn lane onto Loop 288 is considered a perimeter street improvement.

3808
04:21:40,200 --> 04:21:47,960
 So that could be something that would be required as a part of the platting.

3809
04:21:47,960 --> 04:21:52,960
 Those additional improvements onto King's Row would not necessarily be a part of that

3810
04:21:52,960 --> 04:21:53,960
 plat.

3811
04:21:53,960 --> 04:21:58,080
 If those are off-site improvements, it wouldn't necessarily be required for that plat.

3812
04:21:58,080 --> 04:22:01,160
 So that would be something in addition because of that PD.

3813
04:22:01,160 --> 04:22:09,160
 Okay, so the right turn to go northbound on 288 would likely be required by right development,

3814
04:22:09,160 --> 04:22:14,360
 but the extension of the extra lane to the right as you go eastward on King's Way would

3815
04:22:14,360 --> 04:22:15,360
 not be?

3816
04:22:15,360 --> 04:22:16,360
 Correct.

3817
04:22:16,360 --> 04:22:17,360
 Okay.

3818
04:22:17,360 --> 04:22:22,000
 Yeah, if you'll permit me just some thoughts on this.

3819
04:22:22,000 --> 04:22:29,400
 I think, you know, when we restrict gradual change in the core of our city, that development

3820
04:22:29,400 --> 04:22:33,240
 pressure gradually moves to the outskirts.

3821
04:22:33,240 --> 04:22:38,340
 And in this case, it's causing a drastic change to an existing neighborhood.

3822
04:22:38,340 --> 04:22:44,200
 So I think when that happens, we have to be very careful about the implications of that,

3823
04:22:44,200 --> 04:22:45,200
 right?

3824
04:22:45,200 --> 04:22:51,780
 And what it sounds like many of the comments are coming from is a perspective of fear and

3825
04:22:51,780 --> 04:22:54,640
 uncertainty of change, right?

3826
04:22:54,640 --> 04:23:01,720
 Ideally, I'd like to see these applications come forward with something that people see

3827
04:23:01,720 --> 04:23:07,960
 will make their neighborhood better, not just something that will be tolerable, if you will,

3828
04:23:07,960 --> 04:23:08,960
 right?

3829
04:23:08,960 --> 04:23:15,920
 When all that's built is more homes, the only thing you increase is traffic, right?

3830
04:23:15,920 --> 04:23:22,520
 So you know, I've heard a lot about walkability in the presentation both from staff and the

3831
04:23:22,520 --> 04:23:27,000
 applicant, but the only place to walk to as near as I can tell is an elementary school

3832
04:23:27,000 --> 04:23:31,040
 and two churches, maybe your neighbor's house, right?

3833
04:23:31,040 --> 04:23:36,520
 So that just doesn't really clear the bar for me for what is walkable.

3834
04:23:36,520 --> 04:23:38,280
 Certainly can't walk across 288.

3835
04:23:38,280 --> 04:23:40,000
 There's no pedestrian crossing.

3836
04:23:40,000 --> 04:23:44,560
 There's lots of fast cars.

3837
04:23:44,560 --> 04:23:50,820
 You know, I think the main problem from the traffic perspective that I hear is what happens

3838
04:23:50,820 --> 04:24:00,880
 at school drop-off and pickup, and that's a huge problem, right?

3839
04:24:00,880 --> 04:24:07,160
 I may be in the minority on this, but I would see well-planned, thoughtful development in

3840
04:24:07,160 --> 04:24:15,120
 this region as gradually decreasing that drop-off problem because as you provide more nearby

3841
04:24:15,120 --> 04:24:20,360
 students and you give them safe ways to walk to school, you reduce the number of cars that

3842
04:24:20,360 --> 04:24:24,840
 are currently driving kids across Luke 288 because they're not far enough to be picked

3843
04:24:24,840 --> 04:24:33,600
 up by a bus, but they're geographically separated from a safe route to get to school.

3844
04:24:33,600 --> 04:24:38,080
 You know, honestly, I'm pretty comfortable with 40-foot wide lots.

3845
04:24:38,080 --> 04:24:46,120
 I'm sensitive and appreciative of the affordability goals and I think the track record of some

3846
04:24:46,120 --> 04:24:48,920
 similar things in the rest of our city.

3847
04:24:48,920 --> 04:24:59,160
 However, I'll capture this by saying my comments don't come from a desire for a particular

3848
04:24:59,160 --> 04:25:07,520
 look of houses, but I think that neighborhoods are more successful in the long term when

3849
04:25:07,520 --> 04:25:13,800
 they create a sense of pride in the people that live there, okay?

3850
04:25:13,800 --> 04:25:22,880
 And as presented, it's a 40-foot wide lot with a 60% garage door width, that's an 18-foot

3851
04:25:22,880 --> 04:25:29,880
 garage door, 20 feet once you put the columns in, and then a 10 feet of house next to it.

3852
04:25:29,880 --> 04:25:32,700
 So that's what it's going to look like, right?

3853
04:25:32,700 --> 04:25:36,940
 So I'm not opposed to 40-foot wide lots.

3854
04:25:36,940 --> 04:25:43,480
 I really think we need to figure out as more of these applications come in, how do we make

3855
04:25:43,480 --> 04:25:51,320
 a 40-foot wide lot something that people can be proud of, right?

3856
04:25:51,320 --> 04:25:58,480
 I mean, it seems like you've got an 18-foot driveway, the city codes don't let you park

3857
04:25:58,480 --> 04:26:05,040
 within five feet of that curb cut, so you've got 22 feet between the driveways minus five

3858
04:26:05,040 --> 04:26:06,040
 feet on either side.

3859
04:26:06,040 --> 04:26:12,880
 So if you have a 12-foot long car, you can park your car in the neighborhood, right?

3860
04:26:12,880 --> 04:26:21,000
 So anyway, and then, you know, lastly, I'll just say that I'm not really sold on the wisdom

3861
04:26:21,000 --> 04:26:28,440
 or the long-term benefit of a, I think it was quoted as a model home park to sort of

3862
04:26:28,440 --> 04:26:33,880
 have a grand entrance to say, "Here's our homes."

3863
04:26:33,880 --> 04:26:38,960
 I think our responsibility is to the future homeowners as well as to the rest of the neighborhood,

3864
04:26:38,960 --> 04:26:46,760
 not to the developer to be able to have an easy way to showcase the homes.

3865
04:26:46,760 --> 04:26:54,400
 I think that that existing parcel as it's zoned, R7, has more possibilities that could

3866
04:26:54,400 --> 04:27:03,360
 benefit the neighborhood in the long-term more than another 12 or 14 homes, so those

3867
04:27:03,360 --> 04:27:04,360
 are my thoughts.

3868
04:27:04,360 --> 04:27:07,760
 I think the developer has done a great job addressing the concerns.

3869
04:27:07,760 --> 04:27:12,720
 I understand the drainage concerns, but I really don't think, I think those would be

3870
04:27:12,720 --> 04:27:19,160
 improved by the development instead of unimproved, so, thank you.

3871
04:27:19,160 --> 04:27:22,400
 Thanks for your comments.

3872
04:27:22,400 --> 04:27:23,400
 Commissioner Cole?

3873
04:27:23,400 --> 04:27:25,400
 Thank you, Chair.

3874
04:27:25,400 --> 04:27:32,000
 You know, I had two real large concerns coming in tonight with this case, and it was density

3875
04:27:32,000 --> 04:27:38,560
 and mobility, and I'm real sensitive, and I think this commission is sensitive to increase

3876
04:27:38,560 --> 04:27:45,040
 density closer you get to Clear Creek, but I think the example would be Gave Ranch.

3877
04:27:45,040 --> 04:27:51,640
 If you remember what they came to the table with and what they came out with was a better

3878
04:27:51,640 --> 04:27:53,400
 deal.

3879
04:27:53,400 --> 04:27:58,280
 I think this is a good collaborative effort between staff and the applicant, so the density

3880
04:27:58,280 --> 04:28:05,840
 issue, I think this is a better development than what you would have if he went by right,

3881
04:28:05,840 --> 04:28:08,960
 as Commissioner Smith said.

3882
04:28:08,960 --> 04:28:13,760
 As far as mobility, this whole city is a mobility issue.

3883
04:28:13,760 --> 04:28:16,280
 We are all equally affected by it.

3884
04:28:16,280 --> 04:28:20,100
 I can't get out of my neighborhood.

3885
04:28:20,100 --> 04:28:25,880
 We have an amazing community, and we're drawing so many people here.

3886
04:28:25,880 --> 04:28:30,280
 You cannot buy a newly built house in this city right now.

3887
04:28:30,280 --> 04:28:39,640
 They don't exist, and I don't know what you do about this hyper growth, but as long as

3888
04:28:39,640 --> 04:28:44,920
 we have people coming like fire ants, I don't know what you do.

3889
04:28:44,920 --> 04:28:53,680
 You can't just say no, but, you know, I think I commend staff and the applicant.

3890
04:28:53,680 --> 04:29:00,500
 Mr. Strange builds an excellent product, always has.

3891
04:29:00,500 --> 04:29:08,120
 So I think we're getting a pretty good product out of this, so I congratulate staff and applicant

3892
04:29:08,120 --> 04:29:09,120
 on working together.

3893
04:29:09,120 --> 04:29:10,120
 Thank you.

3894
04:29:10,120 --> 04:29:11,120
 >> Any other comments?

3895
04:29:11,120 --> 04:29:16,320
 I can say a few things.

3896
04:29:16,320 --> 04:29:22,760
 I think Commissioner Smith and Commissioner Ellis said it as eloquently as I could possibly

3897
04:29:22,760 --> 04:29:33,560
 say, but my perspective is there's an R4 plot of land right there, and someone could come

3898
04:29:33,560 --> 04:29:39,440
 in and build by right, and what we would have is the same density, it would be 4 to an acre,

3899
04:29:39,440 --> 04:29:45,680
 we're dealing with 3.8 to an acre, and you would have the community at large would not

3900
04:29:45,680 --> 04:29:52,080
 have any improvement to King's Row, we would not have any additional access to a neighborhood

3901
04:29:52,080 --> 04:29:54,600
 off 288.

3902
04:29:54,600 --> 04:29:58,680
 We would have potentially two acres of open space, but most likely they can just pay that

3903
04:29:58,680 --> 04:30:05,960
 off and not have any open space, no city park, but in this project, we're getting 21 acres

3904
04:30:05,960 --> 04:30:12,800
 of open space as well as a city park that is not costing the city any money.

3905
04:30:12,800 --> 04:30:20,340
 And so when I think of two options that have been laid out tonight, the cost of making

3906
04:30:20,340 --> 04:30:27,480
 a smaller lot on average seems to be a worthy cost in order to get a development that is

3907
04:30:27,480 --> 04:30:32,720
 significantly better than what someone could by right build, and I would say this, too,

3908
04:30:32,720 --> 04:30:36,900
 there are other properties north of 288 that we have seen recently, someone alluded that

3909
04:30:36,900 --> 04:30:42,160
 one might be in hibernation, that are not local, and they would not be providing the

3910
04:30:42,160 --> 04:30:43,160
 same consideration.

3911
04:30:43,160 --> 04:30:47,560
 One, just to the west of this, is Dallas Investor primarily.

3912
04:30:47,560 --> 04:30:51,920
 This is a project owned by a local, trying to build local, and it's not like the individual

3913
04:30:51,920 --> 04:30:58,000
 is flipping it or going back down to their Dallas enclave to not deal with the remnants

3914
04:30:58,000 --> 04:30:59,680
 of any damage put forth in the city.

3915
04:30:59,680 --> 04:31:07,920
 And so I'm a proponent of keeping things local, promoting local, and I like having local developers

3916
04:31:07,920 --> 04:31:10,320
 actually invest in their own town.

3917
04:31:10,320 --> 04:31:13,160
 I think it says something about the city.

3918
04:31:13,160 --> 04:31:17,240
 I have a lot of other notes here about housing costs and how they're only rising from now

3919
04:31:17,240 --> 04:31:22,240
 and that I think this is the time to build for individuals trying to get in.

3920
04:31:22,240 --> 04:31:29,960
 I would be remiss not to at least respond to Commissioner Pruitt's point about a sense

3921
04:31:29,960 --> 04:31:33,120
 of pride.

3922
04:31:33,120 --> 04:31:38,580
 Home ownership, by most studies, accounts for the single largest disparity in economic

3923
04:31:38,580 --> 04:31:42,440
 generational wealth and gap and equity in this country.

3924
04:31:42,440 --> 04:31:48,960
 And so we have individuals looking to provide a product that is impossible to get in them,

3925
04:31:48,960 --> 04:31:53,160
 which would provide individuals of low economic status the ability to start building generational

3926
04:31:53,160 --> 04:31:54,640
 wealth, which is only increasing.

3927
04:31:54,640 --> 04:31:57,160
 It's the highest it's been in 50 years.

3928
04:31:57,160 --> 04:31:58,220
 That's something to be proud of.

3929
04:31:58,220 --> 04:32:02,480
 I think home ownership, period, is something to be proud of, but I wouldn't dare say if

3930
04:32:02,480 --> 04:32:07,120
 you have a front-entry garage, you shouldn't be proud of that.

3931
04:32:07,120 --> 04:32:09,200
 I disagree with that sentiment.

3932
04:32:09,200 --> 04:32:16,800
 I think anyone who has worked hard to purchase a home should be proud of that accomplishment

3933
04:32:16,800 --> 04:32:20,320
 and their generations beyond that should also be proud of that.

3934
04:32:20,320 --> 04:32:25,960
 And so my hope is that upon this approval, we can have a lot more homeowners in Denton,

3935
04:32:25,960 --> 04:32:31,400
 perhaps mitigate some of the apartment rush that's happening in our town and start actually

3936
04:32:31,400 --> 04:32:34,680
 providing some economic equity for individuals in our community.

3937
04:32:34,680 --> 04:32:42,660
 So with that, I support the project, if there's no other comments, we can take this to a vote.

3938
04:32:42,660 --> 04:32:44,800
 Seeing none, Commissioner Pruitt?

3939
04:32:44,800 --> 04:32:45,800
 Nay.

3940
04:32:45,800 --> 04:32:48,840
 What did you say?

3941
04:32:48,840 --> 04:32:49,840
 Nay.

3942
04:32:49,840 --> 04:32:50,840
 Nay, okay.

3943
04:32:50,840 --> 04:32:51,840
 Commissioner Smith?

3944
04:32:51,840 --> 04:32:52,840
 Aye.

3945
04:32:52,840 --> 04:32:53,840
 Commissioner McDade?

3946
04:32:53,840 --> 04:32:54,840
 Aye.

3947
04:32:54,840 --> 04:32:55,840
 Chairs, an aye.

3948
04:32:55,840 --> 04:32:56,840
 Commissioner Ellis?

3949
04:32:56,840 --> 04:32:57,840
 Aye.

3950
04:32:57,840 --> 04:32:58,840
 Commissioner Cole?

3951
04:32:58,840 --> 04:32:59,840
 Aye.

3952
04:32:59,840 --> 04:33:02,840
 Motion carries 5-1.

3953
04:33:02,840 --> 04:33:03,840
 Congratulations.

3954
04:33:03,840 --> 04:33:04,840
 Thank you.

3955
04:33:04,840 --> 04:33:08,640
 That moves us to our next item of business, which is our matrix.

3956
04:33:08,640 --> 04:33:18,000
 Do you go back on some of these other developments like this, and do you go back and see what

3957
04:33:18,000 --> 04:33:23,480
 some of those density homes over a period of time may transition to rental properties

3958
04:33:23,480 --> 04:33:25,280
 or remaining single-family homes?

3959
04:33:25,280 --> 04:33:27,160
 I certainly want to respect your thoughts.

3960
04:33:27,160 --> 04:33:31,280
 You're not on mic for everyone to listen who's tuning in, but I would love for you to speak

3961
04:33:31,280 --> 04:33:34,120
 to Julie Wyatt.

3962
04:33:34,120 --> 04:33:35,960
 Julie, can you speak?

3963
04:33:35,960 --> 04:33:36,960
 I think it's Deborah, correct?

3964
04:33:36,960 --> 04:33:37,960
 Yes.

3965
04:33:37,960 --> 04:33:39,200
 Can you speak to Deborah about her question?

3966
04:33:39,200 --> 04:33:43,000
 I think she'd be the person to respond to that.

3967
04:33:43,000 --> 04:33:45,720
 Thank you so much, Julie.

3968
04:33:45,720 --> 04:33:50,600
 So like always, for the matrix, I'm going to start with Haley giving us an update, and

3969
04:33:50,600 --> 04:33:53,640
 then we'll turn to the dais for questions or items.

3970
04:33:53,640 --> 04:33:54,640
 Sure.

3971
04:33:54,640 --> 04:33:58,600
 Just a couple of updates from our last meeting.

3972
04:33:58,600 --> 04:34:03,240
 Mr. Smith had requested a workshop from Discover Denton, and I have reached out to them, and

3973
04:34:03,240 --> 04:34:08,880
 they are available in the beginning of September, so we'll be putting that on our schedule.

3974
04:34:08,880 --> 04:34:12,760
 And there were a few questions regarding the online comment forum.

3975
04:34:12,760 --> 04:34:14,440
 Stuart did look into that.

3976
04:34:14,440 --> 04:34:17,600
 We're currently not able to change the format of how those emails are sent, but they are

3977
04:34:17,600 --> 04:34:21,440
 looking to upgrade that system, and that will integrate better with our agenda so that you

3978
04:34:21,440 --> 04:34:24,920
 get those in a more organized fashion moving forward.

3979
04:34:24,920 --> 04:34:29,840
 So I think other than that, just a couple of updates from Council.

3980
04:34:29,840 --> 04:34:35,720
 The Parkside plan development off of Hickory Creek Road was approved at their meeting,

3981
04:34:35,720 --> 04:34:41,400
 along with the commercial zoning on 380 that we had near Malone Street.

3982
04:34:41,400 --> 04:34:46,880
 So both of those were approved, and just looking forward, we are planning to restart the bootcamp

3983
04:34:46,880 --> 04:34:52,280
 series, if you will, in July, so you'll see some planning topics for discussion and training

3984
04:34:52,280 --> 04:34:55,240
 coming forward to future work sessions.

3985
04:34:55,240 --> 04:34:58,480
 I think that's the only updates I have for you all.

3986
04:34:58,480 --> 04:34:59,680
 Great.

3987
04:34:59,680 --> 04:35:03,360
 Any items to add to the matrix or questions?

3988
04:35:03,360 --> 04:35:04,360
 I have one.

3989
04:35:04,360 --> 04:35:10,120
 Commissioner Pruitt brought up a point earlier that I think is valid to discuss further about

3990
04:35:10,120 --> 04:35:15,360
 examples of criteria of why things might get denied and to try to maybe provide some context

3991
04:35:15,360 --> 04:35:20,680
 for new commissioners and seasoned ones of when we think through of why a criteria didn't

3992
04:35:20,680 --> 04:35:26,240
 get denied, providing examples or context or maybe filtration of how you look at those

3993
04:35:26,240 --> 04:35:29,600
 things would be helpful just to better understand that process.

3994
04:35:29,600 --> 04:35:30,600
 Absolutely.

3995
04:35:30,600 --> 04:35:34,200
 I'm sure we can work that into one of our bootcamps on platting, probably.

3996
04:35:34,200 --> 04:35:35,200
 Commissioner Pruitt.

3997
04:35:35,200 --> 04:35:41,520
 Yeah, I think that would help me a lot, especially as it pertains to our current legal understanding

3998
04:35:41,520 --> 04:35:46,880
 of the plat process and the requirements there, just to get some more definition on that.

3999
04:35:46,880 --> 04:35:49,120
 Yeah, I agree.

4000
04:35:49,120 --> 04:35:52,720
 With no other items, I will close.

4001
04:35:52,720 --> 04:35:54,600
 Commissioner Ellis.

4002
04:35:54,600 --> 04:35:56,320
 Thank you.

4003
04:35:56,320 --> 04:36:01,160
 Just really concluding, because I forgot to mention it earlier, one of our speakers right

4004
04:36:01,160 --> 04:36:06,600
 here who's still here had a video that maybe she wanted to share if maybe Haley, you could

4005
04:36:06,600 --> 04:36:10,720
 get with her or somebody from staff and then she can get that to you and you can disseminate

4006
04:36:10,720 --> 04:36:12,440
 it to who needs to see it.

4007
04:36:12,440 --> 04:36:13,440
 Absolutely.

4008
04:36:13,440 --> 04:36:14,440
 Please.

4009
04:36:14,440 --> 04:36:15,440
 Okay.

4010
04:36:15,440 --> 04:36:16,440
 Thank you.

4011
04:36:16,440 --> 04:36:17,440
 Are we good now?

4012
04:36:17,440 --> 04:36:18,600
 Sorry, I didn't mean to ignore you.

4013
04:36:18,600 --> 04:36:20,760
 With that, I'll close the meeting at 926, thank you.