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 Welcome to the City of Denton's Planning and Zoning Commission meeting for Wednesday,

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 September 22nd.

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 This is our work session and with the quorum present, I will call us to order at 5.04 p.m.

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 The first item of work session is citizen comment on consent agenda.

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 Rachel, are there any callers on that?

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 No, ma'am.

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 Not this evening.

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 Okay.

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 Thank you.

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 Sure.

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 Let's move on to our work session reports then.

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 2A is receive a report, hold a discussion regarding general topics and plotting.

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 And that looks like Mark.

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 How are you, Mark?

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 Good.

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 Good evening.

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 All right.

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 Good evening, guys.

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 My name is Mark Laird.

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 I'm a Planner in the Development Service Department.

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 This evening we have a presentation for you on plotting.

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 Tonight we're going to be talking about the background, parts of the plot, plotting in

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 Denton, plotting fundamentals, the shot clock, and the plot review considerations.

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 Now, exactly what is a plot?

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 A plot is a map that's been prepared by a licensed Texas land surveyor that identifies

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 the location and boundary of a Pacific track of land.

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 It also serves as a formal instrument for dedication of public land rights and restrictions.

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 Now upon approval by the city and execution by the property owner, the plot is filed with

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 the county clerk for public record.

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 Now plots are important because they give an accurate description of the land.

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 It shows vital features, such as site locations, dimensions, topography, lot boundaries, public

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 and private easements.

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 It also shows land rights to be dedicated for public use, for like access, utilities,

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 drainage, and parks, and it also provides a written description of the property.

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 But this illustration shows a typical final plot, and it shows many, the different components,

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 different parts of the plot.

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 You'll see the vicinity map and the all-important north arrow, the plot notes, the plot illustration

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 that shows streets, easements, lot boundaries, and dimensions.

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 Now each one of these components are important to validate the plot, to validate the map

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 as a plot.

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 Then as far as regulations go, we first look to the Texas Local Government Code, and it

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 defines a plot as a preliminary plot, a general plan, a final plot, and a replot.

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 And it also states when a plot is required.

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 A plot is required from the property owner with the intent to divide or develop.

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 Also the same code governed the City of Denton to adopt its own rules to govern plotting

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 as subdivision.

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 And with that we have the 2019 Denton Development Code, and it was adopted to promote the health,

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 safety, and welfare of its inhabitants.

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 It was also to implement the city's comprehensive plan to preserve and protect the natural environment,

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 improve the city's appearance, improve mobility, to facilitate adequate provisions of public

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 services and utilities, to encourage the appropriate use of land, buildings, and structures.

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 And also to establish procedures for processing of planning and zoning actions that affect

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 the development and use of property subject to the planning jurisdiction of the City of

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 Denton.

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 Now the City of Denton has plotting authority within its limits and also in the ETJ.

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 However, the Denton zoning regulations do not extend into the ETJ.

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 And we do have limited exceptions for plotting that we are not required to plot, and some

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 examples are to subdivide lots greater than 5 acres and not for development, for a lot

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 of record that was established before January 1, 1960 for the benefit of agricultural use

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 to construct accessory structure or fences, and the division of land by court order.

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 Now we ask ourselves why plot?

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 Well we want to plot to subdivide the land according to its assigned or designated zoning

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 district, to identify lot boundaries, to dedicate public land rights for streets, public utilities

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 necessary for development.

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 Also to adjust, abandon a public easement, setback line, or lot line, to create a legal

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 lot of record that's filed for public record with the county clerk.

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 And you may to obtain a building permit that requires public improvements.

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 And then we have this to subdivide, sell, transfer, and lease development.

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 And to really just to ensure and require compliance with certain standards that a development

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 will have adequate infrastructure, and result in a developable lot.

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 Now I'd like to invite Lisa Payne up to discuss plotting and denting.

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 Good evening y'all, I'm Lisa Payne, principal planner, I'm going to talk to you all about

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 different kinds of plots, so first we have a preliminary plot, which is a map showing

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 the main features of a proposed subdivision, submitted for the purpose preliminary review

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 before final plot.

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 It illustrates the property's layout and demonstrates compliance with requirements related to lots,

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 access ways, utilities, drainage, environmentally sensitive areas.

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 It provides an overall view of a property that will be developed in phases, but is not

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 filed with the county.

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 You can find more about that in section 2.6.3.

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 So staff reviews for compliance with regulations in the DDC and the criteria manuals, and then

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 we forward that plot to P&Z.

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 One sits in front of y'all, y'all have to consider the criteria that's in section 2.4.5,

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 which is also provided to you every time in exhibit two, which is the staff analysis.

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 You can also consider whether the preliminary plot provides a layout of lots, roads, driveways,

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 utilities, drainage, other public facilities to minimize the disturbance to sensitive areas,

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 provide, or to see if it provides evidence of public water and sewer, identifies and

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 adequately mitigates natural hazard areas, and proposes reasonable phasing.

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 Planning plots, they delineate the exact boundaries of a property.

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 They provide a detailed plan of containing the dimensions of lots, easements, rights

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 of way.

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 They include a legal description, an owner's dedication, signature blocks for the surveyor,

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 owner, city, and once this one's approved by the city, it is filed with the county and

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 becomes a legal lot of record.

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 For this one, the same thing, the staff re-review it, and then it comes before P&Z for y'all's

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 consideration.

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 This one, y'all are able to do approval or denial based on, again, the exhibit two and

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 also the items, making sure that it conforms with the preliminary plot and any conditions

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 of that approval, as well as with the DEC and any other applicable technical standards

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 regulated by the city.

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 So a replat, it modifies recorded plat if changes are made about the location or the

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 boundaries, easements, the number of lots.

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 Non-residential replats do not require public hearing.

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 So once again, staff will review according to the DEC and the criteria and forward to

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 the P&Z for decision.

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 So y'all can decide whether to approve or deny.

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 It does have final plot criteria there because it also applies to the replats.

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 So it's the same thing.

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 You want to make sure that it applies or that it conforms to the DEC.

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 So residential replats, those are a little bit different.

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 While they do the same thing, residential replats, they do require a public hearing

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 if there is a variance or an exception that's required.

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 In that case, we still do our review and send to P&Z and y'all still look at it as you would

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 any other replat, but in this case, the Texas local government code says if a proposed replat

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 of a residential lot requires a variance or exception, then P&Z must notify surrounding

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 property owners and hold public hearing.

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 And if that replat does not require an exception, then the public hearing is not required, but

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 we are required to send a notification after the fact to the surrounding property owners

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 to let them know that something was replatted.

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 Okay, administratively approved plots.

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 These are ones that staff can take care of ourselves for the most part.

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 Minor plots, replats, these are things that are, it's only creating a few lots, it's four

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 fewer lots.

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 There's existing streets, there's existing utilities, it's minimal adjustments.

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 Moving plots is mostly for scrivener's errors or you're moving a boundary one way or the

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 other, it's not a very big change.

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 The conveyance plot is, it's used to subdivide land, delineate boundaries, and does not include

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 the design of public infrastructure.

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 These, while we can't, while staff can approve these, if we can't come to an agreement with

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 the applicant and need to recommend approval, then, I mean, denial, then that needs to come

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 before P&Z so that y'all can decide if that gets denied or approved.

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 Once again, we'll send an Exhibit 2 staff analysis with that and y'all have to consider

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 whether that plot is consistent with the intent of the zoning, complies with the DDC, if it

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 does not affect the recorded easements without approval from the easement holder, is not

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 in adverse, or does not result in adverse impacts, will not limit the city's ability

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 to provide adequate and sufficient facilities, and complies with all of their ordinances.

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 And then we have a, we have a development plot and a gas well development plot.

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 Development plots are used when attractive land is not required to do a preliminary or

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 final plot, and it includes existing or private, or proposed private or public improvements.

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 And this one, staff, of course, we review according to the DDC and the criteria manuals,

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 but we can't approve or deny, they do not come to P&Z.

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 Same goes for the gas well development plots, these are for gas wells that are in the ETJ,

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 and once again, still has your public and private improvements, and we review and are

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 able to approve or deny based on that.

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 So now I'm going to ask Karina to come up here and close us out.

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 All right, good evening, Karina Maldonado, Associate Planner.

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 So I'll finish out the presentation with a few more slides, specifically talking about

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 some platting fundamentals, and when we're talking about this, we're talking about standards

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 for approval and denial.

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 So Texas Local Government Code Section 212 speaks to how a municipal authority can approve

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 or why they should approve a preliminary, final replat and all other plots.

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 So first, if a plat conforms with the general plan, which is our comprehensive plan, and

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 any current and future streets, alleys, parks, playgrounds, and public facilities, if it

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 also conforms to any general plans for the extension of municipal roads, streets, highways,

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 and other extension of public facilities, and any other rule adopted by the city after

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 a public hearing, so that's our subdivision ordinances.

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 If all of those standards are met, all of those regulations are met, then the city does

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 not have any discretion to deny the plat.

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 It must be approved based on this Texas Local Government Code.

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 Now on the opposite end, if it does not meet any of those requirements, we are not required

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 to approve the plat.

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 We can deny the plat at that point, and so I just want to emphasize, if we meet all requirements

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 of the code, the comprehensive plan, any master plans, the Planning and Zoning Commission

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 must approve the plat.

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 And so here's another layer of complexity that comes forward when we talk about plat.

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 And so some of you can remember back in 2019, HB 3167 was approved by the Texas legislation.

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 This is usually you'll hear reference to it as the shot clock.

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 So that legislation required that all municipalities have 30 days to act upon a plat or construction

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 plan.

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 So that is the date that we receive it and identify it as complete.

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 And then 30 days later, we have to identify whether it met all of our requirements or

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 it does not.

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 So we would approve or deny a plat at that time.

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 So this law just, when it was approved, there was, as you can remember, there was some time

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 where we were trying to identify how this would impact the city.

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 So because of this law, several changes to the city's processes, timelines, and actions

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 did occur.

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 Those were things like transitioning to a specific submittal date and resubmittal date

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 that would coincide with our PNZ meeting dates.

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 So prior to this, if you can remember, we had a few more meetings maybe, or they were

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 easier to schedule or reschedule.

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 Because of this law, we had to basically create a year long schedule that would coincide with

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 when we could receive applications for a plat to ensure that if they needed to be denied,

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 that we denied them on the right date.

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 So that's something that you might have noticed as a change.

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 Also we do now require more upfront work from the development community.

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 So in order to ensure that there's no negative impacts to the site, anything that's needed

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 as a supplementary study, such as a traffic impact analysis, environmentally sensitive

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 area field assessments, downstream assessments for drainage, and any relocation of or re-identification

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 of line boundaries for FEMA, all those things have to be done upfront or concurrent with

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 those plats.

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 It also eliminated some concurrent submittals for plat related applications.

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 Those are the ones I just mentioned.

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 So rather than submitting them at the same time, this is more of a consecutive process.

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 So maybe they have to do them first, then their preliminary plat.

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 So what this prevents is them from getting to a final plat without having those studies

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 done.

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 It also reduced time for reviews and resubmittals.

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 So we were dropped down to a 15 day cycle.

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 If they needed to resubmit after a denial, we had then 15 days to approve or deny again

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 that resubmittal.

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 So part of this is something that you all are very familiar with.

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 An applicant can request a one time extension of up to 30 days.

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 Those requests are obviously more frequent now to allow the developer to address any

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 of those outstanding comments.

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 So basically that 30 day cycle then gets extended up to 60 days.

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 On occasion, you'll see that they'll reduce that timeframe of their own accord.

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 And so last, you'll notice that our staff reports have changed.

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 So whenever a staff is recommending denial of a plat, there are three things that must

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 be included.

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 So those denials must be directly related to our requirements.

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 In order to demonstrate that, staff includes specific citations to those requirements,

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 to laws, to ordinances that indicate why it's being denied.

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 And then last, any of those denials cannot be arbitrary.

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 So they have to be tied or rooted to a specific requirement by ordinance, by code.

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 And it cannot be just because we don't like it.

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 So those are the things that the staff has looked at in order to comply with this law.

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 So I think this is probably the nitty gritty of a plat.

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 So something that you all are very interested in is why we would deny a plat.

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 So first, talking about plat review considerations.

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 So all plats that come before P&Z and that are reviewed internally are reviewed by our

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 development assistance team, which is DAP for shorthand, which is comprised of technical

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 staff from various city departments, including a third party consultant.

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 So those are reviewers like our engineering department, of course, planning staff.

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 There's FIRE that looks at this, and then other departments, DME looks at these.

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 So we do have a vast review process or a vast amount of eyes that touch these plats.

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 And so the reasons for denial when these come forward kind of broke it down into a few sections.

228
00:19:24,080 --> 00:19:30,420
 So first, a plat can be denied if it has insufficient information provided.

229
00:19:30,420 --> 00:19:35,980
 So staff looks at our preliminary plat, final plat checklist to ensure that the basic information

230
00:19:35,980 --> 00:19:39,000
 is provided so that it can be called the plat.

231
00:19:39,000 --> 00:19:44,480
 So if you kind of remember back to the slide that Mark showed you with the parts of a plat,

232
00:19:44,480 --> 00:19:49,400
 sometimes we'll see that those parts of the plat are missing, and so the plat is denied.

233
00:19:49,400 --> 00:19:52,640
 So those are graphic information.

234
00:19:52,640 --> 00:19:57,680
 Kind of the basic thing is showing where the boundaries of the property is, any easements,

235
00:19:57,680 --> 00:19:59,440
 floodplain notes like that.

236
00:19:59,440 --> 00:20:05,240
 So specific notes about dedication, tree preservation gas wells, those are some things that would

237
00:20:05,240 --> 00:20:07,600
 warrant a denial.

238
00:20:07,600 --> 00:20:12,640
 Furthermore, if the information that they do provide does not meet the requirements

239
00:20:12,640 --> 00:20:16,520
 of our development standards, we will recommend denial.

240
00:20:16,520 --> 00:20:21,880
 So the most common things that we see for denial is when the supplementary information

241
00:20:21,880 --> 00:20:28,080
 that they provide, such as utility layouts and demand, doesn't meet the code requirements.

242
00:20:28,080 --> 00:20:33,960
 And why that's important is because the information they provide dictates the size of those improvements,

243
00:20:33,960 --> 00:20:38,960
 which then dictates the size of the easements that they need to dedicate on the plat.

244
00:20:38,960 --> 00:20:45,940
 So while you see something kind of blank or simple looking on a sheet, it really does

245
00:20:45,940 --> 00:20:51,840
 have that supplemental information that we look at to ensure that everything is correct.

246
00:20:51,840 --> 00:20:56,920
 So on a related note, drainage conditions, we do look at pre and post conditions for

247
00:20:56,920 --> 00:20:58,280
 drainage.

248
00:20:58,280 --> 00:21:03,680
 So depending on certain calculations that engineering looks at, if the information doesn't

249
00:21:03,680 --> 00:21:09,720
 meet our code, then we don't know whether onsite detention is necessary, which would

250
00:21:09,720 --> 00:21:14,360
 then require more, again, dedication and easements.

251
00:21:14,360 --> 00:21:23,260
 And then last of other things that we do identify as pretty often is related to tree preservation.

252
00:21:23,260 --> 00:21:29,920
 So as you know, the city requires a minimum of 30% tree preservation for each development

253
00:21:29,920 --> 00:21:31,700
 or each lot.

254
00:21:31,700 --> 00:21:38,040
 So if insufficient information is provided to determine if they met that or if they're

255
00:21:38,040 --> 00:21:43,760
 missing a note related to that requirement, which is required by code, then we will deny

256
00:21:43,760 --> 00:21:44,760
 the plat.

257
00:21:44,760 --> 00:21:51,240
 And so that's important because it indicates to future development what is being preserved

258
00:21:51,240 --> 00:21:57,360
 and then what cannot be disturbed at a later time.

259
00:21:57,360 --> 00:22:03,600
 So we also look at our subdivision section of the code, so sometimes we deny plat because

260
00:22:03,600 --> 00:22:05,680
 they don't have sufficient access.

261
00:22:05,680 --> 00:22:10,540
 So that's access for residential lots, access for non-residential lots.

262
00:22:10,540 --> 00:22:15,000
 It's either not provided or not provided in a manner that meets our transportation criteria

263
00:22:15,000 --> 00:22:17,600
 manual.

264
00:22:17,600 --> 00:22:22,360
 Maybe they're not complying with the minimum lot dimensions for their specific zoning that

265
00:22:22,360 --> 00:22:29,320
 they're in, or they're providing common area lots, but they're not providing the HOA documents

266
00:22:29,320 --> 00:22:36,000
 that we have the city attorney's office review before they're filed with the county.

267
00:22:36,000 --> 00:22:40,720
 And sometimes they just don't do those supplemental studies that we need.

268
00:22:40,720 --> 00:22:46,400
 So those are things I mentioned earlier like flood studies, your traffic impact analysis,

269
00:22:46,400 --> 00:22:52,640
 or your civil engineering plans if it's a final plat which needs to have those finalized.

270
00:22:52,640 --> 00:22:56,600
 So I just wanted to show you kind of those supplemental sheets that staff looks at, but

271
00:22:56,600 --> 00:23:00,240
 aren't necessarily provided to P&Z for your approval.

272
00:23:00,240 --> 00:23:05,200
 So you can see here that staff has just a screenshot of some of the checklists that

273
00:23:05,200 --> 00:23:06,200
 we use.

274
00:23:06,200 --> 00:23:12,120
 And so in your staff reports, you'll see references to section 1.1, 1.2, things like that.

275
00:23:12,120 --> 00:23:18,200
 Those are the parts of the checklist where the applicant has not provided that information.

276
00:23:18,200 --> 00:23:25,200
 Some other supplemental sheets that our reviewers look at are their preliminary utility layout,

277
00:23:25,200 --> 00:23:32,920
 grading on the site, of course, tree preservation, and then pre and post drainage conditions.

278
00:23:32,920 --> 00:23:38,320
 And so the last slide I'll leave you with is just some helpful links that staff uses

279
00:23:38,320 --> 00:23:42,160
 to help in our review and to also just have some basic information.

280
00:23:42,160 --> 00:23:47,000
 So a lot of these checklists, submittal schedules, things like that, is all available on the

281
00:23:47,000 --> 00:23:50,280
 City of Denton's land development web page.

282
00:23:50,280 --> 00:23:53,920
 Things related to gas wells, you can find it at the Texas Railroad Commission's website.

283
00:23:53,920 --> 00:23:58,960
 You can actually pull up the location of gas wells in the city.

284
00:23:58,960 --> 00:24:04,200
 There's a link to DCAD that tells you about the property's information.

285
00:24:04,200 --> 00:24:08,240
 You can pull up their map and some other links that are very helpful for you.

286
00:24:08,240 --> 00:24:17,700
 And so with that, I guess any three of us can answer any questions for you.

287
00:24:17,700 --> 00:24:18,700
 >> Thank you.

288
00:24:18,700 --> 00:24:20,080
 That was a great presentation, y'all.

289
00:24:20,080 --> 00:24:21,080
 Thank you so much.

290
00:24:21,080 --> 00:24:22,080
 Any questions?

291
00:24:22,080 --> 00:24:26,460
 I think very informative, well done.

292
00:24:26,460 --> 00:24:28,480
 Thank you very much.

293
00:24:28,480 --> 00:24:35,060
 Okay, that'll move us to item three in our work session, which is clarification of agenda

294
00:24:35,060 --> 00:24:37,600
 items.

295
00:24:37,600 --> 00:24:38,600
 Go to the minutes.

296
00:24:38,600 --> 00:24:44,760
 Are there any questions on the minutes?

297
00:24:44,760 --> 00:24:45,760
 Okay.

298
00:24:45,760 --> 00:24:56,000
 Regarding the consent agenda, 3A has been withdrawn by the applicant.

299
00:24:56,000 --> 00:24:59,840
 So we will just have one item in the consent agenda.

300
00:24:59,840 --> 00:25:02,480
 Any question on that?

301
00:25:02,480 --> 00:25:04,740
 Okay.

302
00:25:04,740 --> 00:25:10,040
 So items for individual consideration 4A, PP290019.

303
00:25:10,040 --> 00:25:12,240
 Hello, Sean.

304
00:25:12,240 --> 00:25:13,680
 >> Hello.

305
00:25:13,680 --> 00:25:16,320
 One moment.

306
00:25:16,320 --> 00:25:18,160
 Okay.

307
00:25:18,160 --> 00:25:21,320
 All right.

308
00:25:21,320 --> 00:25:33,960
 Good evening, Madam Chair and members of the Planning and Zoning Commission.

309
00:25:33,960 --> 00:25:51,680
 Sean Jacobson, Assistant Planner, here to present and make sure we're on the right side

310
00:25:51,680 --> 00:25:52,680
 here.

311
00:25:52,680 --> 00:25:53,680
 All right.

312
00:25:53,680 --> 00:25:56,560
 PP2119, this is the Perch Denton edition.

313
00:25:56,560 --> 00:25:59,880
 Staff is recommending denial of this plaque, as it does not meet the established criteria

314
00:25:59,880 --> 00:26:05,720
 for approval, but staff has no objection to the request to extension to the October 20th,

315
00:26:05,720 --> 00:26:07,760
 2021 P&Z meeting.

316
00:26:07,760 --> 00:26:09,920
 >> Thank you, Sean.

317
00:26:09,920 --> 00:26:13,640
 Any questions on this item?

318
00:26:13,640 --> 00:26:14,640
 I don't see any, Sean.

319
00:26:14,640 --> 00:26:17,640
 I think you have the next one too, don't you?

320
00:26:17,640 --> 00:26:18,640
 >> Mm-hmm.

321
00:26:18,640 --> 00:26:19,640
 >> 4B's PP210016B.

322
00:26:19,640 --> 00:26:20,640
 >> Yes.

323
00:26:20,640 --> 00:26:31,320
 Again, this is a plaque for the PECON Creek edition, and staff is recommending approval

324
00:26:31,320 --> 00:26:38,160
 of this plaque as it meets the established criteria for approval at this time.

325
00:26:38,160 --> 00:26:40,160
 >> Any questions on that?

326
00:26:40,160 --> 00:26:44,000
 This was originally in our packet as denial, and then they worked through--

327
00:26:44,000 --> 00:26:45,000
 >> Yes.

328
00:26:45,000 --> 00:26:47,360
 We were able to resolve the outstanding issues with them.

329
00:26:47,360 --> 00:26:48,360
 >> Okay.

330
00:26:48,360 --> 00:26:49,360
 Excellent.

331
00:26:49,360 --> 00:26:50,360
 Any questions?

332
00:26:50,360 --> 00:26:51,360
 Okay.

333
00:26:51,360 --> 00:26:53,880
 Thanks, Sean.

334
00:26:53,880 --> 00:26:58,880
 Next is 4C PP210022.

335
00:26:58,880 --> 00:27:07,440
 Looks like Lisa's item.

336
00:27:07,440 --> 00:27:11,840
 >> Hello again.

337
00:27:11,840 --> 00:27:12,840
 >> Hi.

338
00:27:12,840 --> 00:27:19,400
 >> This is for a property for a preliminary plot first about 62 acres north of Hickory

339
00:27:19,400 --> 00:27:21,240
 Creek Road.

340
00:27:21,240 --> 00:27:26,560
 The preliminary plot will create 156 residential lots for single-family development.

341
00:27:26,560 --> 00:27:31,040
 A plan development for this site was approved earlier this year.

342
00:27:31,040 --> 00:27:36,440
 Staff is recommending denial as it does not meet the established criteria, but the applicant

343
00:27:36,440 --> 00:27:42,120
 has requested a 30-day extension to allow for additional time to address comments.

344
00:27:42,120 --> 00:27:46,120
 Staff has no objection with taking that to the October 20th P&Z meeting.

345
00:27:46,120 --> 00:27:47,120
 >> Okay.

346
00:27:47,120 --> 00:27:48,120
 Thanks, Lisa.

347
00:27:48,120 --> 00:27:49,120
 Any questions?

348
00:27:49,120 --> 00:27:52,240
 I do not see any.

349
00:27:52,240 --> 00:27:53,240
 Thank you.

350
00:27:53,240 --> 00:27:58,080
 Item 4D is PP210020.

351
00:27:58,080 --> 00:28:01,920
 This is Julie's item.

352
00:28:01,920 --> 00:28:05,840
 >> Good evening.

353
00:28:05,840 --> 00:28:12,240
 I'm Julie Wyatt, senior planner with the City of Denton, and this is PP210020.

354
00:28:12,240 --> 00:28:15,280
 This is a preliminary plot within the Robeson Ranch development.

355
00:28:15,280 --> 00:28:18,920
 They've got a few more comments they need to address, so staff does recommend

356
00:28:18,920 --> 00:28:20,400
 denial of the request.

357
00:28:20,400 --> 00:28:29,000
 However, we have no objection to that extension to the October 20th P&Z meeting.

358
00:28:29,000 --> 00:28:30,000
 >> Thanks, Julie.

359
00:28:30,000 --> 00:28:31,000
 Any questions for Julie?

360
00:28:31,000 --> 00:28:33,600
 I do not see any.

361
00:28:33,600 --> 00:28:34,920
 Thank you very much.

362
00:28:34,920 --> 00:28:35,920
 Okay.

363
00:28:35,920 --> 00:28:43,480
 Moving through the agenda, our public hearing, first item of tonight is 5AZ210014A.

364
00:28:43,480 --> 00:28:52,720
 All right.

365
00:28:52,720 --> 00:28:53,720
 Good evening.

366
00:28:53,720 --> 00:29:01,560
 I'm Julie Wyatt again, and let me share my screen.

367
00:29:01,560 --> 00:29:10,840
 All right.

368
00:29:10,840 --> 00:29:15,600
 We thought we would continue that just providing a summary at the work session and the full

369
00:29:15,600 --> 00:29:17,520
 presentation at the regular session.

370
00:29:17,520 --> 00:29:22,760
 I'll be happy to answer any questions, but we'll just go over just one slide for this

371
00:29:22,760 --> 00:29:23,760
 presentation.

372
00:29:23,760 --> 00:29:29,080
 So this is Z210014A, Bolivar rezoning.

373
00:29:29,080 --> 00:29:37,280
 So the request before you is to rezone about a half acre lot on Bolivar just north of Congress.

374
00:29:37,280 --> 00:29:40,200
 They'd like to rezone from R3 to R7.

375
00:29:40,200 --> 00:29:46,240
 The intent is to convert that north structure within this property boundary to a professional

376
00:29:46,240 --> 00:29:47,240
 office.

377
00:29:47,240 --> 00:29:51,560
 Currently it is a single family home, and they'd like to convert it to an office.

378
00:29:51,560 --> 00:29:57,160
 It is within the downtown compatibility area, and the request is consistent with the comprehensive

379
00:29:57,160 --> 00:29:58,160
 plan.

380
00:29:58,160 --> 00:30:02,920
 And therefore, staff is going to recommend approval as it complies with the criteria

381
00:30:02,920 --> 00:30:03,920
 for approval.

382
00:30:03,920 --> 00:30:11,200
 Okay, Julie, I still have a question on this one.

383
00:30:11,200 --> 00:30:12,560
 I get a couple of questions.

384
00:30:12,560 --> 00:30:16,920
 So the first one is why not the SUP approach?

385
00:30:16,920 --> 00:30:21,120
 Because that is an option in the zoning that it's currently in, correct?

386
00:30:21,120 --> 00:30:24,680
 It is an option, and we did talk with the applicant about that.

387
00:30:24,680 --> 00:30:33,260
 However, she did prefer to go through that straight zoning just to provide more flexibility

388
00:30:33,260 --> 00:30:34,720
 as she moves forward.

389
00:30:34,720 --> 00:30:41,000
 The applicant is going to be here tonight, but she preferred to go that rezoning route.

390
00:30:41,000 --> 00:30:45,960
 Staff did not have an issue with that, given that there's R7 across the street.

391
00:30:45,960 --> 00:30:51,600
 She also worked with the property owner just south of her property to kind of create that

392
00:30:51,600 --> 00:30:54,300
 more logical extension of that R7.

393
00:30:54,300 --> 00:30:57,240
 So it's those two lots that are being rezoned.

394
00:30:57,240 --> 00:30:59,620
 That would lead me to my next question, actually.

395
00:30:59,620 --> 00:31:02,340
 So yeah, why the other property?

396
00:31:02,340 --> 00:31:06,560
 So that was to have more consistent zoning?

397
00:31:06,560 --> 00:31:07,560
 Exactly.

398
00:31:07,560 --> 00:31:15,000
 Yeah, just to provide that logical transition area, just kind of keep the -- not skip that

399
00:31:15,000 --> 00:31:17,240
 lot, but to have it a little more consistent.

400
00:31:17,240 --> 00:31:21,440
 Does the property owner live in that home, do you know?

401
00:31:21,440 --> 00:31:26,160
 The property to the south, so that southern lot, is owner occupied.

402
00:31:26,160 --> 00:31:33,600
 But the property that is potentially going to be converted to that law office, I don't

403
00:31:33,600 --> 00:31:37,360
 believe that is owner occupied, but once again, the property owner will be able to answer

404
00:31:37,360 --> 00:31:38,360
 that.

405
00:31:38,360 --> 00:31:39,360
 Okay.

406
00:31:39,360 --> 00:31:40,760
 I think that's all I have.

407
00:31:40,760 --> 00:31:44,680
 Anybody else on this one?

408
00:31:44,680 --> 00:31:47,680
 Commissioner Anderson?

409
00:31:47,680 --> 00:31:57,520
 Commissioner Anderson, go ahead.

410
00:31:57,520 --> 00:31:59,720
 Thanks, Chair.

411
00:31:59,720 --> 00:32:02,880
 Along with the Chair's question, why aren't we doing the south lot?

412
00:32:02,880 --> 00:32:06,960
 Because if we're going to turn that into R7, they could eventually scrape that house and

413
00:32:06,960 --> 00:32:08,360
 turn it into something else as well.

414
00:32:08,360 --> 00:32:11,600
 I mean, they could turn it into a multiplex.

415
00:32:11,600 --> 00:32:19,280
 It could -- yes, R7 does have more residential uses that are permitted within that zoning

416
00:32:19,280 --> 00:32:22,320
 district.

417
00:32:22,320 --> 00:32:28,400
 But we talked to the property owner, and while she doesn't have any plans right now, yes,

418
00:32:28,400 --> 00:32:31,440
 it could allow that property to redevelop.

419
00:32:31,440 --> 00:32:32,440
 Right.

420
00:32:32,440 --> 00:32:33,440
 I mean, she has no plans right now.

421
00:32:33,440 --> 00:32:36,160
 I mean, of course, it's going to sell it, and somebody else is going to do something

422
00:32:36,160 --> 00:32:37,160
 to it.

423
00:32:37,160 --> 00:32:38,160
 That's what's going to happen.

424
00:32:38,160 --> 00:32:41,800
 But why won't they just leave it one property, is my thing.

425
00:32:41,800 --> 00:32:42,800
 I mean --

426
00:32:42,800 --> 00:32:50,200
 It was really staff's opinion that we should not zone just on a lot-by-lot basis, but to

427
00:32:50,200 --> 00:32:57,280
 have really those areas of zoning that are consistent and that wouldn't leapfrog that

428
00:32:57,280 --> 00:32:58,280
 zoning.

429
00:32:58,280 --> 00:33:04,120
 So it wouldn't have that MN and then an R3 and then that R7, but just have that transition

430
00:33:04,120 --> 00:33:11,320
 area from the south toward the north, allowing that R3 to stay in place to the north, but

431
00:33:11,320 --> 00:33:19,200
 having just a more logical zoning pattern along that street.

432
00:33:19,200 --> 00:33:22,640
 So that property that they're thinking about, it's zoned what already?

433
00:33:22,640 --> 00:33:25,160
 I looked at it earlier today, but I can't remember.

434
00:33:25,160 --> 00:33:26,640
 Is it R3, you said?

435
00:33:26,640 --> 00:33:27,640
 Correct, yes.

436
00:33:27,640 --> 00:33:30,280
 So R3 wouldn't suffice for it to put an office there?

437
00:33:30,280 --> 00:33:37,480
 R3 requires a specific use permit for offices, and we did talk to the applicant about going

438
00:33:37,480 --> 00:33:38,960
 that SUP route.

439
00:33:38,960 --> 00:33:41,000
 SUPs are a little more intensive.

440
00:33:41,000 --> 00:33:46,400
 You've got site plans, landscape plans, and elevations associated with that.

441
00:33:46,400 --> 00:33:51,560
 And given that there was R7 across the street and R7 was consistent with the future land

442
00:33:51,560 --> 00:33:54,520
 use, she elected to go that R7 route.

443
00:33:54,520 --> 00:34:01,480
 I think there's ulterior motives, but okay, I think.

444
00:34:01,480 --> 00:34:04,200
 Any other questions for Julie on this item?

445
00:34:04,200 --> 00:34:09,120
 Okay, thanks, Julie.

446
00:34:09,120 --> 00:34:21,880
 Okay, our next item is, let's see, we are on 5B, PD20010.

447
00:34:21,880 --> 00:34:37,400
 Thanks, Julie, again.

448
00:34:37,400 --> 00:34:49,880
 Okay, this is PD20-0010, light industrial.

449
00:34:49,880 --> 00:34:54,200
 Once again, we'll go over the summary, but we'll be happy to answer any questions.

450
00:34:54,200 --> 00:35:02,480
 This request is to rezone approximately seven acres from RR and R4 districts to a PD district

451
00:35:02,480 --> 00:35:05,720
 with an LI base zoning.

452
00:35:05,720 --> 00:35:10,960
 Per the applicant, the intent is to resolve a nonconformity for an existing use.

453
00:35:10,960 --> 00:35:16,600
 The subject property development on the site began in 1984 when it was still in the county.

454
00:35:16,600 --> 00:35:22,440
 They've had iterations and they've added to it since that time, but when it was annexed

455
00:35:22,440 --> 00:35:28,040
 into the city and then when we've had transition zoning, it essentially made that use in that

456
00:35:28,040 --> 00:35:29,920
 building nonconforming.

457
00:35:29,920 --> 00:35:35,040
 The property owner would like to address that nonconformity to make sure that there's certainty

458
00:35:35,040 --> 00:35:41,480
 as to what can develop on the property, and so they're coming in tonight for that rezoning.

459
00:35:41,480 --> 00:35:47,280
 The Denton Plan 2030 has this property, the future land use is rural areas.

460
00:35:47,280 --> 00:35:51,240
 This request really isn't consistent with that future land use map.

461
00:35:51,240 --> 00:35:58,800
 However, when we look at the entire Denton Plan 2030 and all of the goals associated

462
00:35:58,800 --> 00:36:03,400
 with it, it is consistent with the economic vitality goal, and that is to support our

463
00:36:03,400 --> 00:36:12,120
 businesses and to facilitate employment uses and employers near residential, recreation,

464
00:36:12,120 --> 00:36:14,360
 and civic uses.

465
00:36:14,360 --> 00:36:19,680
 Given the criteria for approval and staff's analysis, we do recommend approval as it complies

466
00:36:19,680 --> 00:36:25,360
 with that criteria for approval, and I'll be happy to answer any questions.

467
00:36:25,360 --> 00:36:27,400
 - Questions for Julie on this one?

468
00:36:27,400 --> 00:36:33,520
 - And Julie, with this, I mean, it is a PD, so they're eliminating certain uses, right,

469
00:36:33,520 --> 00:36:34,520
 to make it more compatible.

470
00:36:34,520 --> 00:36:35,520
 - You are correct.

471
00:36:35,520 --> 00:36:38,680
 We did work with the applicant because we are concerned.

472
00:36:38,680 --> 00:36:41,600
 There is residential zoning surrounding the property.

473
00:36:41,600 --> 00:36:44,400
 It's really emerging as a residential area.

474
00:36:44,400 --> 00:36:48,120
 There's a neighborhood being developed kind of to the southwest of the site, and so we

475
00:36:48,120 --> 00:36:54,080
 wanted to make sure that there were some controls over how it would develop, and so they have

476
00:36:54,080 --> 00:36:59,360
 netted out some of those more intensive commercial uses and provided limitations on that industrial

477
00:36:59,360 --> 00:37:02,520
 uses, as well as the development scale.

478
00:37:02,520 --> 00:37:03,520
 - Excellent.

479
00:37:03,520 --> 00:37:04,520
 Commissioner Smith?

480
00:37:04,520 --> 00:37:05,520
 - Thank you, Chair.

481
00:37:05,520 --> 00:37:12,360
 Julie, was this initiated by the city, or was this the applicant that came to the city

482
00:37:12,360 --> 00:37:15,320
 to look at the rezoned?

483
00:37:15,320 --> 00:37:20,320
 - The applicant approached the city, and they initially wanted to just go a straight ally,

484
00:37:20,320 --> 00:37:25,160
 but the staff really just was uncomfortable with that, given the future land use and surrounding

485
00:37:25,160 --> 00:37:26,160
 development.

486
00:37:26,160 --> 00:37:31,280
 So we've been working with them since last year to try to come up with a plan that makes

487
00:37:31,280 --> 00:37:32,520
 sense in this area.

488
00:37:32,520 --> 00:37:39,280
 - Do they give any indication of the impetus of why, I get it, to nonconformity, but usually

489
00:37:39,280 --> 00:37:42,600
 public when there's nonconformities, they're not exactly the ones, the first one to step

490
00:37:42,600 --> 00:37:48,040
 up and go through the application process and the cost to become conforming.

491
00:37:48,040 --> 00:37:51,240
 Was there a code violation or something like that that was issued out there at some point

492
00:37:51,240 --> 00:37:54,480
 in time that is forcing them to do this, or they just decided at the goodness of their

493
00:37:54,480 --> 00:37:56,280
 own heart to come up here and bring this up?

494
00:37:56,280 --> 00:38:04,880
 - I am not aware of any precipitating event that would cause this.

495
00:38:04,880 --> 00:38:09,680
 The applicant will be here tonight, and we'll be able to maybe provide some of that background

496
00:38:09,680 --> 00:38:10,680
 information.

497
00:38:10,680 --> 00:38:11,680
 - Sure.

498
00:38:11,680 --> 00:38:17,000
 Yeah, and I'm not trying to go on a witch hunt or something like that, or say there's

499
00:38:17,000 --> 00:38:22,360
 ulterior motives like Ronnie Will down there.

500
00:38:22,360 --> 00:38:26,520
 This one does seem a little unusual for it to be just brought up out of nowhere.

501
00:38:26,520 --> 00:38:33,120
 If there is no use changes, and I get it to nonconformity, but if there are no use changes,

502
00:38:33,120 --> 00:38:36,840
 then why are we bringing the zoning up in the first place and taking it from what it

503
00:38:36,840 --> 00:38:43,400
 is surrounded by in a residential space from R4 and RR to something that's much more stringent

504
00:38:43,400 --> 00:38:44,400
 like LI.

505
00:38:44,400 --> 00:38:45,400
 Okay, thank you.

506
00:38:45,400 --> 00:38:46,400
 - You bet.

507
00:38:46,400 --> 00:38:53,720
 - And I'll just say that, Commissioner Smith, it's possible that they could be wanting to

508
00:38:53,720 --> 00:38:56,680
 do some kind of renovation or something.

509
00:38:56,680 --> 00:38:58,780
 There's limitations on nonconforming, right?

510
00:38:58,780 --> 00:39:00,440
 If it's more than 50%, I think.

511
00:39:00,440 --> 00:39:01,720
 - You are correct, yes.

512
00:39:01,720 --> 00:39:07,560
 There are limitations as to what you can do with a nonconforming use and structure.

513
00:39:07,560 --> 00:39:12,000
 If it gets damaged, if it's less than 50%, you could put it back as it is.

514
00:39:12,000 --> 00:39:17,540
 If it's more than 50%, you couldn't put it back.

515
00:39:17,540 --> 00:39:21,240
 But I did want to point out that there is a development map associated with this.

516
00:39:21,240 --> 00:39:25,560
 So any expansions to what is shown on that development map is going to have to follow

517
00:39:25,560 --> 00:39:31,840
 our PD amendment procedures, and that would be that major or minor in the public notification.

518
00:39:31,840 --> 00:39:37,600
 So it does provide some certainty as to what is gonna be on the property, and it will at

519
00:39:37,600 --> 00:39:40,800
 least give some oversight as to how it will develop in the future.

520
00:39:40,800 --> 00:39:42,560
 - Thanks, Commissioner Pruitt?

521
00:39:42,560 --> 00:39:44,440
 - Yes, thank you, Chair.

522
00:39:44,440 --> 00:39:48,600
 Just a clerical note, maybe I misread it, but I think the slide that you had had the

523
00:39:48,600 --> 00:39:53,080
 file ID from the previous public hearing item instead of from this one.

524
00:39:53,080 --> 00:39:54,560
 - Oh, okay, thank you.

525
00:39:54,560 --> 00:39:56,760
 Oh, I'll fix that.

526
00:39:56,760 --> 00:40:00,920
 - Thanks, Julie, I don't see any other questions for this one.

527
00:40:00,920 --> 00:40:01,920
 - You bet.

528
00:40:01,920 --> 00:40:02,920
 - Thank you.

529
00:40:02,920 --> 00:40:07,280
 That takes us to 5C DCA 210004.

530
00:40:07,280 --> 00:40:13,240
 It is noted that staff is requesting this item be postponed to a date certain of October

531
00:40:13,240 --> 00:40:14,240
 6th.

532
00:40:14,240 --> 00:40:17,520
 Are there any questions on that?

533
00:40:17,520 --> 00:40:25,800
 Okay, then we'll go to 5D Z210011A.

534
00:40:25,800 --> 00:40:30,000
 It's noted that the applicant has requested this item be postponed to a date certain of

535
00:40:30,000 --> 00:40:32,880
 October 6th.

536
00:40:32,880 --> 00:40:34,840
 Any questions on that?

537
00:40:34,840 --> 00:40:43,920
 Okay, then we will go to 5E S210004B, that is Haley.

538
00:40:43,920 --> 00:40:46,040
 Hi, Haley.

539
00:40:46,040 --> 00:40:50,480
 - Good evening.

540
00:40:50,480 --> 00:40:59,920
 All right, so continuing with our theme of shortening this at work session, I'll just

541
00:40:59,920 --> 00:41:04,240
 go through the summary and we can hit all the details at the regular meeting.

542
00:41:04,240 --> 00:41:07,920
 So, this is a request that most of you have seen before.

543
00:41:07,920 --> 00:41:11,520
 This case initially came before you all on August 4th.

544
00:41:11,520 --> 00:41:16,000
 The request is for a specific use permit only for building height.

545
00:41:16,000 --> 00:41:22,040
 So, the proposed development is a multifamily use within an MN zoning district.

546
00:41:22,040 --> 00:41:25,800
 Multifamily is permitted by right and buildings up to 40 feet in height are permitted by right

547
00:41:25,800 --> 00:41:27,320
 in that district.

548
00:41:27,320 --> 00:41:32,000
 What they are requesting is to increase that height to a maximum of 60 to allow for the

549
00:41:32,000 --> 00:41:37,000
 development of a taller building with a more compact footprint on the site.

550
00:41:37,000 --> 00:41:43,360
 The code requires that MN can go up to 65 feet but when you're between 40 feet and 65,

551
00:41:43,360 --> 00:41:44,800
 you have to have that SUP.

552
00:41:44,800 --> 00:41:48,440
 So, that is the reason for the request this evening.

553
00:41:48,440 --> 00:41:52,460
 As we went through previously, staff is recommending approval of the request.

554
00:41:52,460 --> 00:41:55,800
 There are several conditions associated with that that are outlined in your backup that

555
00:41:55,800 --> 00:42:00,800
 are essentially intended to tie the site plan that you see in your backup and the building

556
00:42:00,800 --> 00:42:03,760
 elevations and landscaping plans to that ordinance.

557
00:42:03,760 --> 00:42:08,560
 I'm happy to go through those in detail but they're pretty self-explanatory and intended

558
00:42:08,560 --> 00:42:13,200
 only for that purpose of holding them to what you see on the plans this evening.

559
00:42:13,200 --> 00:42:18,920
 Since the last P&Z meeting, the applicant did go back and develop an alternative plan

560
00:42:18,920 --> 00:42:22,240
 to show what could be built by right because there were several questions regarding that

561
00:42:22,240 --> 00:42:23,480
 at the initial public hearing.

562
00:42:23,480 --> 00:42:28,800
 So, we'll go through that comparison at the meeting and again all of that is in your backup.

563
00:42:28,800 --> 00:42:34,440
 I'm happy to go through questions now if you have any but other than that, I will stand

564
00:42:34,440 --> 00:42:38,680
 for questions and we can go over the rest later on this evening.

565
00:42:38,680 --> 00:42:39,680
 Commissioner Villarreal.

566
00:42:39,680 --> 00:42:41,400
 Thank you, Chair.

567
00:42:41,400 --> 00:42:46,960
 Just to clarify, so if we do not approve the SUP tonight, the applicant does intend to

568
00:42:46,960 --> 00:42:49,640
 go forward with that alternative plan, correct?

569
00:42:49,640 --> 00:42:51,400
 Some version of that alternative plan, yes.

570
00:42:51,400 --> 00:42:55,920
 They would be able to build by right a multi-family development with the 40-foot building height.

571
00:42:55,920 --> 00:42:58,800
 So no matter what, there will be most likely an apartment complex here.

572
00:42:58,800 --> 00:43:00,360
 I would assume so, yes, sir.

573
00:43:00,360 --> 00:43:01,360
 Thank you.

574
00:43:01,360 --> 00:43:06,800
 And Haley, just so I understand, this request is identical, correct, to what we heard?

575
00:43:06,800 --> 00:43:07,800
 Correct.

576
00:43:07,800 --> 00:43:10,200
 They have made no changes to the specific use permit that's requested.

577
00:43:10,200 --> 00:43:14,480
 The only change is that as a result of some of those questions in discussion at the last

578
00:43:14,480 --> 00:43:18,280
 meeting, they did further explore what could be put on the site by right.

579
00:43:18,280 --> 00:43:22,720
 They presented their best guess as to a similar form as to what they would put there if they

580
00:43:22,720 --> 00:43:25,880
 were to go through the full engineering of that alternative plan.

581
00:43:25,880 --> 00:43:29,640
 And they did go to the neighborhood and have a third virtual meeting to go over that plan

582
00:43:29,640 --> 00:43:30,640
 with the neighbors.

583
00:43:30,640 --> 00:43:32,080
 That was actually my next question.

584
00:43:32,080 --> 00:43:34,040
 I saw that there was another meeting that was held.

585
00:43:34,040 --> 00:43:36,280
 I did not see any comments from that meeting.

586
00:43:36,280 --> 00:43:39,960
 No, given the timing, it was just held last week.

587
00:43:39,960 --> 00:43:42,560
 There wasn't a full write-up provided, but the applicant will be here this evening to

588
00:43:42,560 --> 00:43:43,560
 go through that in detail.

589
00:43:43,560 --> 00:43:44,560
 Okay.

590
00:43:44,560 --> 00:43:45,560
 We can ask them.

591
00:43:45,560 --> 00:43:46,560
 Okay.

592
00:43:46,560 --> 00:43:47,560
 Any other questions?

593
00:43:47,560 --> 00:43:50,120
 I do not see any.

594
00:43:50,120 --> 00:43:52,120
 Thanks, Haley.

595
00:43:52,120 --> 00:43:53,120
 Okay.

596
00:43:53,120 --> 00:43:55,080
 And actually, you're up for the next one.

597
00:43:55,080 --> 00:44:01,800
 It is 5FZ210010.

598
00:44:01,800 --> 00:44:11,800
 All right.

599
00:44:11,800 --> 00:44:15,680
 So this request may look familiar to some of you all as well.

600
00:44:15,680 --> 00:44:19,240
 The request before you this evening is a two-part rezoning.

601
00:44:19,240 --> 00:44:24,040
 There is a parcel that is the larger of the two outlined in black here that is approximately

602
00:44:24,040 --> 00:44:25,040
 21 acres.

603
00:44:25,040 --> 00:44:26,040
 It is just under that.

604
00:44:26,040 --> 00:44:31,260
 It has a split zoning of R6 and MN, and they are seeking to rezone that to light industrial.

605
00:44:31,260 --> 00:44:37,320
 And then there is a second area of the rezoning, the southern portion here, four one-acre parcels

606
00:44:37,320 --> 00:44:40,240
 that are currently zoned rural residential.

607
00:44:40,240 --> 00:44:45,320
 Back in May of this year, the portion that I'm hovering over with the mouse here, it's

608
00:44:45,320 --> 00:44:50,840
 shown in red on this aerial, shown as light industrial on this map, was rezoned from R6

609
00:44:50,840 --> 00:44:52,480
 to light industrial.

610
00:44:52,480 --> 00:44:55,320
 If you remember, at that time, the applicant presented a plan.

611
00:44:55,320 --> 00:44:59,800
 They were looking to build a distribution center warehouse on the west side of Gisling

612
00:44:59,800 --> 00:45:04,460
 Road on the parcels that are shown here with the blue outline.

613
00:45:04,460 --> 00:45:08,280
 And then they were going to use this 12 acres over here for parking associated with that

614
00:45:08,280 --> 00:45:09,280
 use.

615
00:45:09,280 --> 00:45:12,680
 There were concerns and discussion at the time of the safety of having people, you know,

616
00:45:12,680 --> 00:45:16,080
 cross back and forth between the two areas on Gisling Road.

617
00:45:16,080 --> 00:45:19,520
 And since that time, the applicant has kind of gone back to the drawing board and decided

618
00:45:19,520 --> 00:45:24,840
 to pursue something a little more substantive on the east side of Gisling.

619
00:45:24,840 --> 00:45:32,360
 So they are looking to rezone these two areas to consolidate the zoning across all of this,

620
00:45:32,360 --> 00:45:36,680
 to put that initial warehouse distribution center on this side, and then develop some

621
00:45:36,680 --> 00:45:39,360
 speculative warehousing on the west side of Gisling Road.

622
00:45:39,360 --> 00:45:44,020
 So all still associated with that original request from last spring, but looking to expand

623
00:45:44,020 --> 00:45:48,320
 the boundaries of light industrial on the east side of Gisling Road.

624
00:45:48,320 --> 00:45:53,120
 As we went through initially, and we'll look at a little more in detail later on, the future

625
00:45:53,120 --> 00:45:58,000
 land use for this area, the subject property rather, is moderate residential.

626
00:45:58,000 --> 00:46:02,360
 There is a transition when you look at the map along University and Gisling, where we

627
00:46:02,360 --> 00:46:06,640
 have built business innovation in the surrounding area.

628
00:46:06,640 --> 00:46:10,040
 So this is a transitional zone, not just in terms of future land use, but also what's

629
00:46:10,040 --> 00:46:11,040
 on the ground.

630
00:46:11,040 --> 00:46:14,540
 There's a lot of recent annexations that have occurred in the area.

631
00:46:14,540 --> 00:46:18,400
 There are a lot of existing nonconformities that don't match either the zoning or the future

632
00:46:18,400 --> 00:46:22,160
 land use map, such as these four parcels that actually couldn't be developed under their

633
00:46:22,160 --> 00:46:23,920
 current zoning today.

634
00:46:23,920 --> 00:46:27,320
 So we'll look in more detail at that this evening.

635
00:46:27,320 --> 00:46:31,300
 The staff is recommending approval of the request, and I'm happy to go into any of those

636
00:46:31,300 --> 00:46:32,300
 details.

637
00:46:32,300 --> 00:46:36,280
 So I know the report was probably a little confusing as the request touches on a lot

638
00:46:36,280 --> 00:46:40,760
 of different parcels in the area, but I will stand for any questions right now.

639
00:46:40,760 --> 00:46:41,760
 Thanks, Haley.

640
00:46:41,760 --> 00:46:42,760
 We do.

641
00:46:42,760 --> 00:46:43,760
 Commissioner Smith.

642
00:46:43,760 --> 00:46:44,760
 Thank you, Chair.

643
00:46:44,760 --> 00:46:55,040
 Haley, those lots that are on the west side of the property, those can't be developed

644
00:46:55,040 --> 00:46:59,200
 as they currently stand, because it's in an RR right or RD5X, whatever it is, right?

645
00:46:59,200 --> 00:47:00,200
 It's not.

646
00:47:00,200 --> 00:47:01,200
 Correct.

647
00:47:01,200 --> 00:47:03,960
 Those are actually four separate one-acre parcels.

648
00:47:03,960 --> 00:47:04,960
 That can't be developed.

649
00:47:04,960 --> 00:47:08,880
 And RR does require a five-acre minimum to plat, so those could not be platted or developed

650
00:47:08,880 --> 00:47:10,320
 at all with their current zoning.

651
00:47:10,320 --> 00:47:11,320
 Gotcha.

652
00:47:11,320 --> 00:47:15,520
 And even if all four of those were combined into an RR, or they couldn't even do that?

653
00:47:15,520 --> 00:47:16,520
 Correct.

654
00:47:16,520 --> 00:47:17,520
 They still would not meet that five-acre minimum.

655
00:47:17,520 --> 00:47:22,640
 So it's basically just kind of useless land, not useless, I should say, but as it's currently

656
00:47:22,640 --> 00:47:26,440
 zoned, it's stuck, and even moving to residential, it's kind of stuck.

657
00:47:26,440 --> 00:47:29,000
 Are there utility easements on this property?

658
00:47:29,000 --> 00:47:34,480
 I see on the site location, there's cuts in the land there.

659
00:47:34,480 --> 00:47:36,000
 Can you point those out on the map?

660
00:47:36,000 --> 00:47:37,000
 Yes.

661
00:47:37,000 --> 00:47:42,000
 So the area in red, the initial 12-acre zoning request and this 20-acre portion of what we're

662
00:47:42,000 --> 00:47:45,520
 looking at tonight are part of a larger 86-acre tract.

663
00:47:45,520 --> 00:47:48,440
 That tract has two very significant encumbrances.

664
00:47:48,440 --> 00:47:53,240
 There is a, approximately the eastern limit of their rezoning request is an underground

665
00:47:53,240 --> 00:47:54,720
 gas line.

666
00:47:54,720 --> 00:47:59,480
 And then there is also a, I believe it's a 70-foot wide electric utility easement that

667
00:47:59,480 --> 00:48:01,540
 crosses that property as well.

668
00:48:01,540 --> 00:48:03,960
 Because of the substation that's down to the south east?

669
00:48:03,960 --> 00:48:07,200
 I believe that that is connected with one of those substations to the south.

670
00:48:07,200 --> 00:48:08,200
 Got it.

671
00:48:08,200 --> 00:48:09,200
 All right.

672
00:48:09,200 --> 00:48:10,200
 Thank you.

673
00:48:10,200 --> 00:48:11,200
 I just want to clear that.

674
00:48:11,200 --> 00:48:12,200
 Anybody else?

675
00:48:12,200 --> 00:48:15,200
 I don't see anything.

676
00:48:15,200 --> 00:48:17,800
 Thank you, Haley.

677
00:48:17,800 --> 00:48:18,800
 Okay.

678
00:48:18,800 --> 00:48:21,040
 That takes us through our agenda.

679
00:48:21,040 --> 00:48:24,560
 So with that, I will close our work session at 5.53 p.m.

680
00:48:24,560 --> 00:48:35,880
 We will reconvene here at 6.30 for our regular meeting.

681
00:48:35,880 --> 00:48:39,600
 Good evening and welcome to the City of Denton's Planning and Zoning Meeting Commission for

682
00:48:39,600 --> 00:48:43,580
 Wednesday, September 22nd.

683
00:48:43,580 --> 00:48:48,000
 With the quorum present, I will call us to order at 6.33 p.m.

684
00:48:48,000 --> 00:48:54,800
 First item of business is to say the Pledge of Allegiance to the U.S. and Texas Flags.

685
00:48:54,800 --> 00:49:03,760
 I pledge allegiance to the flag of the United States of America and to the republic for

686
00:49:03,760 --> 00:49:11,160
 which it stands, one nation under God, indivisible, with liberty and justice for all.

687
00:49:11,160 --> 00:49:21,120
 And to the republic for which it stands, one nation under God, one nation under God, indivisible,

688
00:49:21,120 --> 00:49:25,360
 with liberty and justice for all.

689
00:49:25,360 --> 00:49:26,360
 All right.

690
00:49:26,360 --> 00:49:30,760
 Our first order of business on the agenda is to consider approval of the Planning and

691
00:49:30,760 --> 00:49:35,200
 Zoning Commission meeting minutes for September 8th.

692
00:49:35,200 --> 00:49:36,200
 Commissioner Smith?

693
00:49:36,200 --> 00:49:37,640
 Make a motion to approve.

694
00:49:37,640 --> 00:49:38,640
 Commissioner Anderson?

695
00:49:38,640 --> 00:49:39,760
 I second.

696
00:49:39,760 --> 00:49:40,760
 Any discussion?

697
00:49:40,760 --> 00:49:50,800
 Seeing none, let's call for a vote on the board please.

698
00:49:50,800 --> 00:49:54,320
 Motion carries 7-0.

699
00:49:54,320 --> 00:49:58,320
 Next order of business, our consent agenda.

700
00:49:58,320 --> 00:50:03,440
 Please note that item 3A has been withdrawn by the applicant.

701
00:50:03,440 --> 00:50:08,640
 So our consent agenda consists of item 3B.

702
00:50:08,640 --> 00:50:09,640
 Commissioner Smith?

703
00:50:09,640 --> 00:50:12,880
 Make a motion to approve SANS agenda item 3A.

704
00:50:12,880 --> 00:50:18,320
 Make a motion to approve SANS agenda item 3A.

705
00:50:18,320 --> 00:50:19,320
 Thank you.

706
00:50:19,320 --> 00:50:20,320
 Commissioner Anderson?

707
00:50:20,320 --> 00:50:21,320
 I second.

708
00:50:21,320 --> 00:50:22,320
 Okay.

709
00:50:22,320 --> 00:50:25,520
 We have a first and a second to approve consent agenda as noted.

710
00:50:25,520 --> 00:50:28,200
 Any discussion?

711
00:50:28,200 --> 00:50:35,280
 Seeing none, let's call for a vote on the board.

712
00:50:35,280 --> 00:50:37,240
 Motion carries 7-0.

713
00:50:37,240 --> 00:50:41,720
 That will take us to our items for individual consideration.

714
00:50:41,720 --> 00:50:45,200
 That is 4A, PP21-0019.

715
00:50:45,200 --> 00:50:47,840
 I'll invite Sean Jacobson up for presentation.

716
00:50:47,840 --> 00:50:48,840
 Hi, Sean.

717
00:50:48,840 --> 00:50:51,680
 Good evening, Chair and members of the commission.

718
00:50:51,680 --> 00:50:56,720
 I'll just open my presentation here.

719
00:50:56,720 --> 00:51:10,840
 All right, so I'm presenting PP21-0019, which is the Perch Denton edition.

720
00:51:10,840 --> 00:51:17,560
 This is a proposed plot of a 17.86 acre site, generally located 275 feet north of the intersection

721
00:51:17,560 --> 00:51:20,720
 of Bonnie Bray and Carroll Al Lago Drive.

722
00:51:20,720 --> 00:51:24,640
 Staff is recommending denial of this plot as it does not meet the established criteria

723
00:51:24,640 --> 00:51:25,920
 for approval.

724
00:51:25,920 --> 00:51:31,640
 But staff does not object to the request of extension to the October 20th, 2021 P&Z meeting.

725
00:51:31,640 --> 00:51:34,560
 With that, happy to answer any questions.

726
00:51:34,560 --> 00:51:35,600
 Thanks, Sean.

727
00:51:35,600 --> 00:51:38,920
 Any questions for Sean?

728
00:51:38,920 --> 00:51:40,040
 I do not see any.

729
00:51:40,040 --> 00:51:41,680
 Thank you.

730
00:51:41,680 --> 00:51:42,680
 Commissioner Anderson?

731
00:51:42,680 --> 00:51:50,360
 Make a motion to extend until October 22nd, 2021 meeting.

732
00:51:50,360 --> 00:51:51,800
 I believe it's October 20th?

733
00:51:51,800 --> 00:51:53,240
 October 20th, sorry, yes.

734
00:51:53,240 --> 00:51:54,240
 Okay.

735
00:51:54,240 --> 00:51:55,240
 Commissioner Cole?

736
00:51:55,240 --> 00:51:56,240
 Yes.

737
00:51:56,240 --> 00:52:02,200
 Okay, so we have a first and a second to grant the request for extension to a date certain

738
00:52:02,200 --> 00:52:04,520
 of October 20th.

739
00:52:04,520 --> 00:52:06,000
 Any discussion?

740
00:52:06,000 --> 00:52:12,360
 Okay, let's call for a vote on the board, please.

741
00:52:12,360 --> 00:52:21,960
 That motion carries 7-0, we'll go to 4B, PP21-0016B, also Sean's item.

742
00:52:21,960 --> 00:52:35,840
 All right, let's go again, make sure I've got the right one here, there we are.

743
00:52:35,840 --> 00:52:45,280
 So again, this is PP21-16, a proposed plot of the Concrete Business Park, and that is

744
00:52:45,280 --> 00:52:53,000
 Lots 3-7, Block B, and staff is now recommending approval of this plan as it meets the established

745
00:52:53,000 --> 00:52:54,000
 criteria for approval.

746
00:52:54,000 --> 00:52:55,000
 Happy to answer any questions.

747
00:52:55,000 --> 00:52:56,000
 Thank you, Sean.

748
00:52:56,000 --> 00:52:57,000
 Any questions on this plot?

749
00:52:57,000 --> 00:52:58,000
 I do not see any, Sean.

750
00:52:58,000 --> 00:52:59,000
 Commissioner Smith?

751
00:52:59,000 --> 00:53:00,000
 Make a motion to approve.

752
00:53:00,000 --> 00:53:01,000
 Commissioner Villarreal?

753
00:53:01,000 --> 00:53:02,000
 Second.

754
00:53:02,000 --> 00:53:17,640
 Okay, a first and a second to approve item 4B, discussion?

755
00:53:17,640 --> 00:53:27,460
 Seeing none, let's vote, please.

756
00:53:27,460 --> 00:53:33,960
 That motion carries 7-0, brings us to 4C, PP21-0022.

757
00:53:33,960 --> 00:53:36,560
 Hi, Lisa.

758
00:53:36,560 --> 00:53:42,440
 Hi there, excuse me.

759
00:53:42,440 --> 00:53:51,080
 Okay, Lisa Payne, principal planner, this slide before you is for project number PP21-0022,

760
00:53:51,080 --> 00:53:57,000
 which is a preliminary plot containing approximately 62 acres and located north of Hickory Creek

761
00:53:57,000 --> 00:54:01,560
 Road in about 1,500 feet west of Waterside Place.

762
00:54:01,560 --> 00:54:08,720
 This preliminary plot will have 156 residential lots for a single-family development.

763
00:54:08,720 --> 00:54:15,240
 A plan development for this site was approved earlier this year.

764
00:54:15,240 --> 00:54:19,840
 Staff recommends denial as this does not meet the established criteria for approval.

765
00:54:19,840 --> 00:54:27,400
 However, the applicant has requested a 30-day extension to allow additional time for review.

766
00:54:27,400 --> 00:54:33,480
 Staff has no objection with this and they would like to extend to October 20th, 2021.

767
00:54:33,480 --> 00:54:36,240
 I'm available for questions.

768
00:54:36,240 --> 00:54:39,840
 Any questions for Lisa?

769
00:54:39,840 --> 00:54:41,520
 I do not see any.

770
00:54:41,520 --> 00:54:42,520
 Commissioner Villarreal?

771
00:54:42,520 --> 00:54:46,840
 I move to approve the 30-day extension until October 20th, 2021.

772
00:54:46,840 --> 00:54:50,580
 Okay, we have a first to approve that extension request.

773
00:54:50,580 --> 00:54:51,580
 Commissioner Anderson?

774
00:54:51,580 --> 00:54:52,580
 I second his motion.

775
00:54:52,580 --> 00:54:59,960
 Okay, we have a second to approve the extension request to a date certain of October 20th.

776
00:54:59,960 --> 00:55:02,960
 Any discussion?

777
00:55:02,960 --> 00:55:09,960
 Seeing none, let's vote on the board, please.

778
00:55:09,960 --> 00:55:11,760
 That motion carries 7-0.

779
00:55:11,760 --> 00:55:17,280
 It will move us to 4-D, PP21-0020.

780
00:55:17,280 --> 00:55:19,280
 Hello, Julie.

781
00:55:19,280 --> 00:55:21,280
 Good evening.

782
00:55:21,280 --> 00:55:27,000
 Let me share the screen.

783
00:55:27,000 --> 00:55:39,520
 Good evening, I'm Julie Wyatt, Senior Planner with the City of Denton, and I have PP21-0020

784
00:55:39,520 --> 00:55:41,280
 for you this evening.

785
00:55:41,280 --> 00:55:47,720
 This is a single-family residential preliminary plat within the Robeson Ranch subdivision.

786
00:55:47,720 --> 00:55:51,240
 Staff does recommend denial as it does not meet all of the criteria for approval.

787
00:55:51,240 --> 00:55:52,880
 It still needs additional review.

788
00:55:52,880 --> 00:55:57,600
 The applicant has requested an extension, and staff has no objections to that extension

789
00:55:57,600 --> 00:56:01,800
 to October 20th, and I'll be happy to answer any questions.

790
00:56:01,800 --> 00:56:02,800
 Thanks, Julie.

791
00:56:02,800 --> 00:56:04,680
 Any questions for Julie?

792
00:56:04,680 --> 00:56:07,400
 I do not see any, Julie.

793
00:56:07,400 --> 00:56:08,400
 Thank you.

794
00:56:08,400 --> 00:56:11,640
 Commissioner Villarreal?

795
00:56:11,640 --> 00:56:20,760
 I move for an extension of October 20th, is that right, 2021.

796
00:56:20,760 --> 00:56:21,760
 Commissioner Villarreal?

797
00:56:21,760 --> 00:56:22,760
 Second.

798
00:56:22,760 --> 00:56:23,760
 Okay.

799
00:56:23,760 --> 00:56:29,440
 A first and a second, excuse me, to approve the extension request to a date certain of

800
00:56:29,440 --> 00:56:31,360
 October 20th.

801
00:56:31,360 --> 00:56:34,160
 Any discussion?

802
00:56:34,160 --> 00:56:41,720
 Seeing none, let's vote on the board, please.

803
00:56:41,720 --> 00:56:43,320
 Motion carries 7-0.

804
00:56:43,320 --> 00:56:47,120
 That will move us into our public hearings for the evening.

805
00:56:47,120 --> 00:56:51,720
 First is 5A, Z21-0014.

806
00:56:51,720 --> 00:57:04,600
 Julie Wyatt to come up for presentation, and I will open the public hearing.

807
00:57:04,600 --> 00:57:12,480
 All right, good evening.

808
00:57:12,480 --> 00:57:19,600
 I'm Julie Wyatt, and this is Z21-0014, Bolivar Rezoning.

809
00:57:19,600 --> 00:57:25,960
 So the request before you is to rezone approximately half an acre from R3 district to R7 district.

810
00:57:25,960 --> 00:57:29,360
 As we talked about in the work session, the subject property is developed with two single

811
00:57:29,360 --> 00:57:32,400
 family dwellings on two unplatted tracks.

812
00:57:32,400 --> 00:57:37,480
 The applicant has indicated that the intent is to convert the north structure to a professional

813
00:57:37,480 --> 00:57:43,400
 office, leaving the southern structure as is, but I did want to mention that if this

814
00:57:43,400 --> 00:57:49,880
 was approved, any of the uses permitted in the R7 district would be permitted on the

815
00:57:49,880 --> 00:57:50,880
 site.

816
00:57:50,880 --> 00:57:55,960
 Current zoning is R3, as you can see on your map, the properties outlined here, and that

817
00:57:55,960 --> 00:58:02,160
 proposed zoning would extend that R7, providing that transition between the existing MN and

818
00:58:02,160 --> 00:58:03,440
 the R3.

819
00:58:03,440 --> 00:58:09,920
 I did want to mention, because it did come up in the work session, of why they didn't

820
00:58:09,920 --> 00:58:14,880
 pursue an SUP and keep that existing R3 zoning.

821
00:58:14,880 --> 00:58:20,120
 The applicant and I have talked several times over the last months about this project, and

822
00:58:20,120 --> 00:58:24,520
 that was one thing that we did talk about, is the SUP process as well as the offices

823
00:58:24,520 --> 00:58:27,280
 allowed in R3 with an SUP.

824
00:58:27,280 --> 00:58:34,400
 However, when we got into kind of the nitty-gritty in talking through the project, since the subject

825
00:58:34,400 --> 00:58:40,840
 property is unplatted, prior to development of that property, they would have to plat,

826
00:58:40,840 --> 00:58:45,800
 and unfortunately, the subject property does not meet the minimum dimensional requirements

827
00:58:45,800 --> 00:58:47,160
 for R3.

828
00:58:47,160 --> 00:58:54,040
 The minimum lot size for R3 is 10,000 square feet, and this lot is about 8,400 square feet,

829
00:58:54,040 --> 00:58:58,840
 so that's really where we went back and forth and decided to, and she elected to move forward

830
00:58:58,840 --> 00:59:04,140
 with that R7 zoning, as the subject property is consistent with the dimensional requirements

831
00:59:04,140 --> 00:59:07,200
 in R7.

832
00:59:07,200 --> 00:59:13,560
 The approval criteria for a rezoning is in subchapter two of the Denton Development Code.

833
00:59:13,560 --> 00:59:18,080
 Staff has analyzed the request and has determined it is consistent with the criteria for approval,

834
00:59:18,080 --> 00:59:22,320
 and we'll go over a little bit of that, but just a summary, it is consistent with the

835
00:59:22,320 --> 00:59:26,960
 Denton Plan 2030, as well as the purpose statement for R7.

836
00:59:26,960 --> 00:59:31,800
 There are not any anticipated adverse impacts to surrounding properties, and there are adequate

837
00:59:31,800 --> 00:59:35,240
 public facilities, as it's an infill lot.

838
00:59:35,240 --> 00:59:40,400
 So first, talking about Denton Plan 2030, the subject property outlined here in black

839
00:59:40,400 --> 00:59:46,920
 is in the downtown compatibility area, and we don't see a lot of zoning cases within

840
00:59:46,920 --> 00:59:52,960
 the downtown compatibility area, but it really is intended to provide a flexibility in form

841
00:59:52,960 --> 00:59:58,260
 and uses to strengthen not only downtown, but also those neighborhoods near downtown,

842
00:59:58,260 --> 01:00:03,720
 and this really is that transition area, it allows those uses and intensities to slowly

843
01:00:03,720 --> 01:00:07,600
 decrease as you move away from our central business district.

844
01:00:07,600 --> 01:00:11,300
 R7 is consistent with the future land use map.

845
01:00:11,300 --> 01:00:16,000
 It allows a mixed density residential, allows that variety of residential uses, and some

846
01:00:16,000 --> 01:00:21,280
 non-residential uses, those limited office type uses, but at that transitional scale

847
01:00:21,280 --> 01:00:27,800
 and intensity, so it would not introduce any incompatible scale in this area.

848
01:00:27,800 --> 01:00:30,000
 It's also an infill site.

849
01:00:30,000 --> 01:00:36,120
 Just south of the subject property is an office use, it was a commercial use that recently

850
01:00:36,120 --> 01:00:45,520
 transitioned to office use, and there's an existing area with existing roadways, Bolivar

851
01:00:45,520 --> 01:00:51,000
 is a collector street, and there's water and sewer, so it does meet that criteria for being

852
01:00:51,000 --> 01:00:55,600
 an infill lot.

853
01:00:55,600 --> 01:01:00,820
 R7 minimizes adverse impacts to surrounding property, so as we were analyzing this case,

854
01:01:00,820 --> 01:01:07,400
 we looked at the surrounding land uses as well as zoning pattern, and it is our analysis

855
01:01:07,400 --> 01:01:12,440
 that R7 is not anticipated to create adverse impacts.

856
01:01:12,440 --> 01:01:18,240
 This area north of downtown by our analysis really has kind of two sub-districts that

857
01:01:18,240 --> 01:01:23,480
 we look at, so you've got downtown to the south, which is one of our more intense development

858
01:01:23,480 --> 01:01:30,040
 areas within the city, but then when you move north off of Elm and Locust, we have our more

859
01:01:30,040 --> 01:01:36,040
 intense transitional area north of downtown, and you've got that higher intensity mixed

860
01:01:36,040 --> 01:01:42,920
 use as you move just north from downtown, but then when you move off to the west, it

861
01:01:42,920 --> 01:01:49,040
 really transitions to that residential, and in between those two, you have this sort of

862
01:01:49,040 --> 01:01:55,800
 buffer zone, and that's where we're seeing this pattern of R7, so you've got R7 southwest

863
01:01:55,800 --> 01:02:00,240
 of the subject property, and it really does kind of track that buffer zone between the

864
01:02:00,240 --> 01:02:07,920
 more intense MN and commercial uses along Elm and Locust toward those residential neighborhoods

865
01:02:07,920 --> 01:02:15,800
 toward the northeast, or I'm sorry, northwest of the site, and R7 would provide that gradual

866
01:02:15,800 --> 01:02:18,240
 change in intensity.

867
01:02:18,240 --> 01:02:23,160
 If the property did redevelop, and as I said, if R7 is approved, they could redevelop the

868
01:02:23,160 --> 01:02:27,120
 site with any of those uses permitted in R7.

869
01:02:27,120 --> 01:02:30,160
 It would have to conform to current development standards.

870
01:02:30,160 --> 01:02:36,800
 That would be things like platting and site design, parking, street trees, landscaping,

871
01:02:36,800 --> 01:02:42,880
 so all of those considerations would be a factor in redevelopment of the site.

872
01:02:42,880 --> 01:02:45,060
 Public outreach was sent out.

873
01:02:45,060 --> 01:02:50,120
 We have received two letters in support of the request, and they're shown on your screen.

874
01:02:50,120 --> 01:02:53,740
 And the applicant did have a neighborhood meeting.

875
01:02:53,740 --> 01:02:57,240
 She didn't have any attendees, but she is here tonight and will be happy to answer any

876
01:02:57,240 --> 01:03:02,320
 questions, and so based upon the criteria for approval and staff's analysis, we do

877
01:03:02,320 --> 01:03:09,320
 recommend approval of the request, and I'll be happy to answer any questions.

878
01:03:09,320 --> 01:03:10,680
 Thank you, Julie.

879
01:03:10,680 --> 01:03:14,960
 Any questions for Julie at the moment?

880
01:03:14,960 --> 01:03:16,800
 I do not see any at this moment.

881
01:03:16,800 --> 01:03:17,800
 Thanks, Julie.

882
01:03:17,800 --> 01:03:18,800
 Thank you.

883
01:03:18,800 --> 01:03:28,600
 It looks like I do have one card from Brenda Ashley wishing to speak.

884
01:03:28,600 --> 01:03:31,320
 Okay.

885
01:03:31,320 --> 01:03:32,720
 All right.

886
01:03:32,720 --> 01:03:38,360
 Not wishing to speak, but is in support of the request.

887
01:03:38,360 --> 01:03:40,600
 Okay.

888
01:03:40,600 --> 01:03:44,320
 So with that, Rachel, are there any callers on?

889
01:03:44,320 --> 01:03:48,920
 I don't hear.

890
01:03:48,920 --> 01:03:56,240
 Rachel, are you there?

891
01:03:56,240 --> 01:03:57,240
 Sorry, Margie.

892
01:03:57,240 --> 01:03:58,240
 No, ma'am.

893
01:03:58,240 --> 01:03:59,240
 No.

894
01:03:59,240 --> 01:04:00,240
 No callers for this one.

895
01:04:00,240 --> 01:04:01,240
 Okay.

896
01:04:01,240 --> 01:04:02,680
 Thank you for that.

897
01:04:02,680 --> 01:04:09,000
 Anyone wishing to speak can come up and just state your name and address, and your time

898
01:04:09,000 --> 01:04:11,920
 will begin.

899
01:04:11,920 --> 01:04:13,360
 I'm Melissa Bradley.

900
01:04:13,360 --> 01:04:17,840
 I've lived at 805 Bolivar Street for about 45 years.

901
01:04:17,840 --> 01:04:19,960
 We reared our family there.

902
01:04:19,960 --> 01:04:23,480
 Bolivar is a wonderful little neighborhood.

903
01:04:23,480 --> 01:04:29,920
 It is quaint, it is different, and it's what Denton really is all about.

904
01:04:29,920 --> 01:04:38,680
 I hate to see you do the rezoning because I can envision another lawyer office, a daycare

905
01:04:38,680 --> 01:04:46,400
 center, a doctor's office, all coming in, probably not in my lifetime, but soon.

906
01:04:46,400 --> 01:04:52,560
 I really think that it's a mistake to do this because I've seen what has happened to Elm,

907
01:04:52,560 --> 01:04:59,440
 Locust, Oak, and I don't want to see that happen to Bolivar Street.

908
01:04:59,440 --> 01:05:06,840
 It's different, it's quaint, and it is no reflection on the young lady.

909
01:05:06,840 --> 01:05:13,120
 It is the street, it is the neighborhood, and I think it would be a huge mistake, even

910
01:05:13,120 --> 01:05:19,720
 this, even if this is a soft zoning, I really think that it would be a mistake to do it.

911
01:05:19,720 --> 01:05:24,280
 I hope you will consider what Bolivar Street really is all about.

912
01:05:24,280 --> 01:05:31,680
 It's about family, it's about sharing a cup of sugar, it's about helping neighbors.

913
01:05:31,680 --> 01:05:37,640
 We are, we're truly a neighborhood of what Denton used to be.

914
01:05:37,640 --> 01:05:43,120
 I really would be disappointed to see you do this because I think we're taking away

915
01:05:43,120 --> 01:05:47,840
 part of Denton that used to be and it can still be.

916
01:05:47,840 --> 01:05:49,400
 Thank you.

917
01:05:49,400 --> 01:05:51,360
 Thank you for sharing your thoughts.

918
01:05:51,360 --> 01:05:55,520
 Any questions for the speaker?

919
01:05:55,520 --> 01:05:56,880
 Okay.

920
01:05:56,880 --> 01:05:58,320
 Anyone else wishing to speak?

921
01:05:58,320 --> 01:06:06,520
 This is a public hearing.

922
01:06:06,520 --> 01:06:08,520
 Anyone else wishing to speak?

923
01:06:08,520 --> 01:06:17,600
 If you, please, yeah, if you can come to one of the two microphones wherever you're comfortable

924
01:06:17,600 --> 01:06:21,400
 and state your name and address and yes, please, your time will begin.

925
01:06:21,400 --> 01:06:22,400
 Thank you.

926
01:06:22,400 --> 01:06:29,480
 My name is Kaitlyn Ashley and my address is 3601 Meadow Trail Lane in Denton, Texas.

927
01:06:29,480 --> 01:06:32,720
 I'm the applicant in this case, I am an attorney.

928
01:06:32,720 --> 01:06:37,120
 My goals are to have this as my office.

929
01:06:37,120 --> 01:06:40,480
 I've worked with Julie closely over the last several months.

930
01:06:40,480 --> 01:06:48,920
 We talked about doing the SUP, we talked about what zoning was recommended and I followed

931
01:06:48,920 --> 01:06:53,800
 everything that I've received from the staff as far as what direction I went in with the

932
01:06:53,800 --> 01:06:54,800
 application.

933
01:06:54,800 --> 01:06:55,800
 I've met with Ms. Bradley.

934
01:06:55,800 --> 01:06:58,800
 I really appreciate her coming and participating.

935
01:06:58,800 --> 01:07:02,040
 I think that more people should participate in things like this.

936
01:07:02,040 --> 01:07:13,080
 I think that any fear of high use or different use later on is well taken care of under PLATS

937
01:07:13,080 --> 01:07:21,040
 and the City Council and the Planning and Zoning Commission, this is for the R7 zoning.

938
01:07:21,040 --> 01:07:30,280
 I'm not positive, but I don't think that daycares and things like higher use can be under R7.

939
01:07:30,280 --> 01:07:35,760
 I do want to say that I've owned the Bolivar Street property for over a year now and I've

940
01:07:35,760 --> 01:07:38,440
 done everything I can to be a good neighbor.

941
01:07:38,440 --> 01:07:43,640
 I have renters and done everything I can to make sure they're respectful of the neighbors

942
01:07:43,640 --> 01:07:45,520
 in the area.

943
01:07:45,520 --> 01:07:49,800
 I've worked really closely with the St. Paul Lutheran Church.

944
01:07:49,800 --> 01:07:55,440
 Just to give you a picture of where this actually is, if you know where 7 Mile Cafe used to

945
01:07:55,440 --> 01:07:59,200
 be, if you know where the cupboard used to be, that's where I am.

946
01:07:59,200 --> 01:08:04,120
 There's literally my neighbor, Joan Phillips is between my property and where the cupboard

947
01:08:04,120 --> 01:08:06,360
 used to be.

948
01:08:06,360 --> 01:08:12,840
 On the map, there's a lot of green R3, but what you can't really see is that a lot of

949
01:08:12,840 --> 01:08:18,120
 that is the St. Paul Lutheran Church.

950
01:08:18,120 --> 01:08:22,880
 Right down there is a massage business.

951
01:08:22,880 --> 01:08:28,360
 There's a lot of businesses in this area and I think that my use will only contribute to

952
01:08:28,360 --> 01:08:29,360
 the neighborhood.

953
01:08:29,360 --> 01:08:36,840
 I want to fix the house up more as an office and as my place of business and bring that

954
01:08:36,840 --> 01:08:41,000
 pride to the city of Denton and not just use it as a rent house.

955
01:08:41,000 --> 01:08:42,840
 I want to make it quaint.

956
01:08:42,840 --> 01:08:44,160
 I want to make it nice.

957
01:08:44,160 --> 01:08:47,920
 I don't want to rent space in a concrete office building somewhere in Denton.

958
01:08:47,920 --> 01:08:54,280
 I really want to build my practice and have my roots here in Denton at this property.

959
01:08:54,280 --> 01:09:00,120
 From everything I've learned from Julie and the staff, what I want to do is in line with

960
01:09:00,120 --> 01:09:03,600
 the future zoning and the neighborhood.

961
01:09:03,600 --> 01:09:06,360
 Thank you so much.

962
01:09:06,360 --> 01:09:07,360
 - Thank you for sharing your thoughts.

963
01:09:07,360 --> 01:09:09,920
 I have a question for you.

964
01:09:09,920 --> 01:09:15,080
 With regard to, will people be coming to your office if this is approved and you make it

965
01:09:15,080 --> 01:09:16,480
 your office?

966
01:09:16,480 --> 01:09:18,040
 Where would parking take place?

967
01:09:18,040 --> 01:09:19,040
 - Yes.

968
01:09:19,040 --> 01:09:22,360
 That's a great question and I've talked to a lot of my neighbors about that.

969
01:09:22,360 --> 01:09:26,680
 I know it doesn't really matter what kind of attorney I am, but I do wills and estates.

970
01:09:26,680 --> 01:09:30,400
 I've told my neighbors what I do.

971
01:09:30,400 --> 01:09:34,440
 Generally the most cars I would have at a time, I would have maybe a husband and wife

972
01:09:34,440 --> 01:09:40,920
 signing a will, my car and then two witnesses, so five cars at a time for maybe an hour at

973
01:09:40,920 --> 01:09:41,920
 a time.

974
01:09:41,920 --> 01:09:45,640
 It would be between the hours of eight and five, Monday through Friday.

975
01:09:45,640 --> 01:09:50,120
 I currently have one parking spot where my renters park.

976
01:09:50,120 --> 01:09:53,280
 I also have spoken with St. Paul Lutheran Church.

977
01:09:53,280 --> 01:09:59,480
 They've been kind enough to allow me to use their parking that's on the back end of their

978
01:09:59,480 --> 01:10:01,080
 parking lot.

979
01:10:01,080 --> 01:10:06,640
 I've talked with them if that ever becomes just not conducive to either of us.

980
01:10:06,640 --> 01:10:11,320
 The way that the property I have is set up is it's very long and narrow and the house

981
01:10:11,320 --> 01:10:17,480
 is positioned more towards the front and the backyard is very large and would fit adequate

982
01:10:17,480 --> 01:10:18,480
 parking spots.

983
01:10:18,480 --> 01:10:23,240
 I think I measured maybe five or six spots just in the back where there could also be

984
01:10:23,240 --> 01:10:28,360
 in the front, so I definitely don't want to contribute to any street parking.

985
01:10:28,360 --> 01:10:34,840
 I want to be as a courteous neighbor as I can, and I've thought about the parking.

986
01:10:34,840 --> 01:10:39,800
 I've also talked to neighbors about there's huge trees that have to be over 100-year-old

987
01:10:39,800 --> 01:10:46,560
 pecan trees, and I've drawn maps and talked to people about pouring concrete in a way that

988
01:10:46,560 --> 01:10:48,240
 those trees will always stay.

989
01:10:48,240 --> 01:10:52,520
 There's plenty of room in the backyard for parking.

990
01:10:52,520 --> 01:10:55,900
 - Thank you.

991
01:10:55,900 --> 01:10:59,520
 Any other questions?

992
01:10:59,520 --> 01:11:00,520
 - Thank you very much.

993
01:11:00,520 --> 01:11:02,960
 - Thank you.

994
01:11:02,960 --> 01:11:08,520
 As I am looking at here, it does look like daycare is a permitted use in R7, so just

995
01:11:08,520 --> 01:11:13,520
 to clarify that statement.

996
01:11:13,520 --> 01:11:19,880
 Anyone else wishing to speak on this item?

997
01:11:19,880 --> 01:11:26,440
 Seeing none, I will close the public hearing and open up for discussion or motion.

998
01:11:26,440 --> 01:11:27,440
 Commissioner Smith?

999
01:11:27,440 --> 01:11:28,840
 - I'm going to make a motion to approve.

1000
01:11:28,840 --> 01:11:34,080
 I think the citizens' comments on this is very well heard.

1001
01:11:34,080 --> 01:11:39,080
 I think that with it being so close and stuck between the church as well as the cupboard,

1002
01:11:39,080 --> 01:11:41,960
 that it makes the most sense for this to be turned into office use.

1003
01:11:41,960 --> 01:11:46,000
 I think that to protect neighborhoods, we have to look at it a little more microscopically

1004
01:11:46,000 --> 01:11:51,400
 than we normally would in a zoning case, but in this scenario, the way that property is

1005
01:11:51,400 --> 01:11:55,920
 situated, this makes 100% sense in my mind, especially for creating a buffer to protect

1006
01:11:55,920 --> 01:11:57,840
 that neighborhood that you mentioned.

1007
01:11:57,840 --> 01:12:00,480
 So that's my motion.

1008
01:12:00,480 --> 01:12:01,480
 - Thank you.

1009
01:12:01,480 --> 01:12:02,480
 Commissioner Perot?

1010
01:12:02,480 --> 01:12:03,480
 - Yeah, I'd like to second.

1011
01:12:03,480 --> 01:12:11,520
 I'll just say that I understand the desire to keep the neighborhood intact and enjoy

1012
01:12:11,520 --> 01:12:15,560
 all of the benefits that it's had over decades.

1013
01:12:15,560 --> 01:12:21,640
 I think one of the benefits that it's had is proximity to services and wonderful things

1014
01:12:21,640 --> 01:12:23,360
 that you can get to quickly and easily.

1015
01:12:23,360 --> 01:12:29,460
 So this is exactly the type of near downtown development that I think we should be encouraging.

1016
01:12:29,460 --> 01:12:32,080
 So I'm happy to second.

1017
01:12:32,080 --> 01:12:33,080
 - Thank you, Commissioner Perot.

1018
01:12:33,080 --> 01:12:36,800
 We have a first and a second to approve the request.

1019
01:12:36,800 --> 01:12:39,080
 Any discussion?

1020
01:12:39,080 --> 01:12:42,080
 - I do not see any.

1021
01:12:42,080 --> 01:12:43,760
 I'll just say a comment.

1022
01:12:43,760 --> 01:12:49,640
 I think if this was somewhere else on the street, I would have a difficult time with

1023
01:12:49,640 --> 01:12:56,000
 this request because I don't think there's neighborhood protections here, but because

1024
01:12:56,000 --> 01:13:03,640
 these are two lone parcels sitting effectively in between some already non-neighborhood type

1025
01:13:03,640 --> 01:13:07,400
 uses, I think the request is reasonable.

1026
01:13:07,400 --> 01:13:12,240
 And thank you, Julie, for explaining why the SUP was not used.

1027
01:13:12,240 --> 01:13:13,960
 I figured you would go there first.

1028
01:13:13,960 --> 01:13:18,300
 That's why I asked it in work session, because it would have made more sense to me.

1029
01:13:18,300 --> 01:13:22,060
 But you explained it well why that was not an option.

1030
01:13:22,060 --> 01:13:23,520
 So thank you.

1031
01:13:23,520 --> 01:13:25,520
 Any other discussion?

1032
01:13:25,520 --> 01:13:36,560
 Okay, seeing none, I will call for a vote on the board.

1033
01:13:36,560 --> 01:13:40,560
 That motion carries 7-0.

1034
01:13:40,560 --> 01:13:47,400
 Our next public hearing item is 5BPD 200010.

1035
01:13:47,400 --> 01:13:55,600
 I'll invite Julie White back up for presentation and open the public hearing.

1036
01:13:55,600 --> 01:14:10,600
 All right.

1037
01:14:10,600 --> 01:14:38,360
 My apologies, I closed out my presentation, so let me get it back up and we'll get ready

1038
01:14:38,360 --> 01:14:45,360
 to go.

1039
01:14:45,360 --> 01:14:50,360
 Hmm.

1040
01:14:50,360 --> 01:15:06,360
 Oh, there it is.

1041
01:15:06,360 --> 01:15:24,360
 I apologize.

1042
01:15:24,360 --> 01:15:45,360
 Aha, here we go.

1043
01:15:45,360 --> 01:15:47,360
 Sorry about that.

1044
01:15:47,360 --> 01:15:52,360
 All right, this is PD20-0010 Light Industrial.

1045
01:15:52,360 --> 01:16:02,360
 The request before you is to rezone about 7 acres from NR4 and RR districts to a PD district.

1046
01:16:02,360 --> 01:16:11,360
 And just to give you a little bit of background, the subject property was annexed over time.

1047
01:16:11,360 --> 01:16:20,360
 It was originally developed, the development began in 1984, and buildings have been added to the site since then.

1048
01:16:20,360 --> 01:16:31,360
 It was annexed at two times, once in 1986, and that was that area just along McKinney, and then there was an additional annexation in 2013.

1049
01:16:31,360 --> 01:16:35,360
 The subject property is located on the north side of McKinney.

1050
01:16:35,360 --> 01:16:39,360
 It's situated in the east side of town.

1051
01:16:39,360 --> 01:16:41,360
 The zoning is in place.

1052
01:16:41,360 --> 01:16:51,360
 First there were initial zoning designations that were applied to the property when it was annexed, and then it transitioned over time with updated regulation.

1053
01:16:51,360 --> 01:17:02,360
 So that's how we get that existing zoning pattern of R4 adjacent to McKinney, and then that RR district on the north side of the property.

1054
01:17:02,360 --> 01:17:14,360
 So as I mentioned, the development of the site began in 1984. The current user and development on the site is for a sign manufacturing company.

1055
01:17:14,360 --> 01:17:24,360
 And this use is nonconforming due to that existing zoning pattern, that use that's been in place since 1984 is a nonconforming use.

1056
01:17:24,360 --> 01:17:37,360
 And therefore it would be subject to all the limitations and processes for nonconforming uses in section 1.5 of the debt and development code.

1057
01:17:37,360 --> 01:17:42,360
 The current zoning, as I mentioned, is the RR and R4 districts.

1058
01:17:42,360 --> 01:17:49,360
 That's that combination of green on the north side of the property and then that tan adjacent to McKinney.

1059
01:17:49,360 --> 01:17:58,360
 The surrounding zoning pattern includes both RR district to the south as well as to the northwest of the site.

1060
01:17:58,360 --> 01:18:05,360
 There's also R4 nearby adjacent to the property and on the south side of McKinney.

1061
01:18:05,360 --> 01:18:15,360
 There's MN on McKinney as well as there's ETJ property. So it really is that variety of zoning districts, but it's primarily residential zoning.

1062
01:18:15,360 --> 01:18:22,360
 They are proposing to rezone the property with that PD, with the LI-based zoning district.

1063
01:18:22,360 --> 01:18:31,360
 This PD is a little different than what we typically see with PDs. Often we've seen these PDs where they've asked for deviations that maybe weren't allowed in the code.

1064
01:18:31,360 --> 01:18:44,360
 This PD, given that existing zoning pattern and that emerging residential use, actually reduces some of those permitted uses in LI and changes those development standards.

1065
01:18:44,360 --> 01:18:51,360
 So there are limitations on some of the more intensive commercial uses and industrial uses in LI.

1066
01:18:51,360 --> 01:19:00,360
 The PD development standards do increase that lot size and setbacks, also reduce building height and lot coverage.

1067
01:19:00,360 --> 01:19:14,360
 Commercial design standards, so the development code in subchapter 7 has a provision that industrial uses and industrial districts can deviate from our commercial design standards.

1068
01:19:14,360 --> 01:19:26,360
 However, this development does require those commercial design standards, so if it ever does redevelop, it would have to develop in a more commercial way, less industrial looking.

1069
01:19:26,360 --> 01:19:32,360
 Things like building orientation, building articulation, those elements.

1070
01:19:32,360 --> 01:19:41,360
 And then the development standards also require loading areas to be to the side of the rear, once again to reduce any visual impacts for those loading areas.

1071
01:19:41,360 --> 01:19:49,360
 And so that PD, the development standards and the development map, those are kind of embedded within those development standards.

1072
01:19:49,360 --> 01:19:53,360
 The development map is really a reflection of what's existing on the property.

1073
01:19:53,360 --> 01:20:04,360
 It does include that existing 50,000 square feet of building on the site, as well as those existing parking areas and vehicular maneuvering areas.

1074
01:20:04,360 --> 01:20:18,360
 As part of the review of this project and analysis of this project, we did work with the developer to add some landscaping to get it more in conformance with today's standards.

1075
01:20:18,360 --> 01:20:32,360
 So they are proposing some street trees along McKinney. There's existing trees near this area of the property, so that they wouldn't put any additional trees on that west side of the site.

1076
01:20:32,360 --> 01:20:42,360
 But they are proposing street trees and some parking lot screening, the shrubbery, as well as buffer shrubs along the northern part of the site.

1077
01:20:42,360 --> 01:20:47,360
 And then I'm showing here this purple line. That's that approximate location of that 400 feet.

1078
01:20:47,360 --> 01:20:55,360
 So typically that they would have to comply with those commercial development standards within 250 feet of that right-of-way.

1079
01:20:55,360 --> 01:21:03,360
 They've actually increased that. So any development within 400 feet of that right-of-way would have to comply with our commercial standards.

1080
01:21:03,360 --> 01:21:08,360
 The criteria for approval are in subchapter two of the Denton Development Code.

1081
01:21:08,360 --> 01:21:17,360
 Just a summary of that analysis, the project is consistent with our economic vitality element in the Denton Plan 2030.

1082
01:21:17,360 --> 01:21:30,360
 It doesn't quite conform to the rural areas' future land use designation, but it does meet that overall goal due to that economic vitality component.

1083
01:21:30,360 --> 01:21:40,360
 The development standards and permitted uses within this proposed BD are more restrictive than that base zoning, so it's a little different than what we typically see in PDs.

1084
01:21:40,360 --> 01:21:46,360
 They are proposing those landscaping improvements. And then as far as public infrastructure, there is adequate capacity.

1085
01:21:46,360 --> 01:21:51,360
 It's an existing use. This would not allow them to expand that use at this time.

1086
01:21:51,360 --> 01:22:07,360
 So just briefly about Denton Plan 2030, as I mentioned, this is rural areas. That typically is kind of what it says it is. It's intended to promote farms and agricultural type uses, also very low density and some agricultural commercial uses.

1087
01:22:07,360 --> 01:22:16,360
 This PD really doesn't quite fit that, but it does fit that economic vitality, and that is intended to support our employers within the city.

1088
01:22:16,360 --> 01:22:23,360
 And then also to develop workforces that are near residential areas to provide that mix of uses.

1089
01:22:23,360 --> 01:22:36,360
 This proposal would allow this existing business to remain as a conforming use, but it also includes regulations that provides certainty as to what could develop on the property.

1090
01:22:36,360 --> 01:22:45,360
 But it is within that proximity to residential uses to provide employment for residential areas.

1091
01:22:45,360 --> 01:22:54,360
 Public outreach was sent out for the proposal. We haven't received any letters, whether in opposition or in support of the request.

1092
01:22:54,360 --> 01:23:08,360
 And based upon the criteria for approval, staff does recommend approval of the request. I'll be happy to answer any questions, and the applicant is also here to answer any questions.

1093
01:23:08,360 --> 01:23:13,360
 Thank you, Julie. Any questions for Julie at this time?

1094
01:23:13,360 --> 01:23:16,360
 I do not see any. Thank you.

1095
01:23:16,360 --> 01:23:29,360
 This is a public hearing. I don't have any cards filled out for this item, but is anyone wishing to speak on this item?

1096
01:23:29,360 --> 01:23:32,360
 And Rachel, are there any callers for this item?

1097
01:23:32,360 --> 01:23:34,360
 No, Chair, not at this time.

1098
01:23:34,360 --> 01:23:39,360
 Okay. Seeing none, I will...

1099
01:23:39,360 --> 01:23:45,360
 Commissioner Smith. Thank you, Chair. I'd like to ask the applicant a question if the applicant is here.

1100
01:23:45,360 --> 01:23:55,360
 Thank you.

1101
01:23:55,360 --> 01:23:59,360
 Hi, if you'll state your name and address just for the public record, please.

1102
01:23:59,360 --> 01:24:03,360
 Lee Ramsey, 525 South Loop 288. Thank you.

1103
01:24:03,360 --> 01:24:20,360
 Mr. Ramsey, why the rezone? I know it's a non-conforming use. I understand that means you can't do expansion, you can't do if there's a possibility you want to sell it or, you know, something were to happen, damage, you can't rebuild, if it's more damage, 50%.

1104
01:24:20,360 --> 01:24:32,360
 I'm not saying I want to support keeping a business in a non-conforming use in a zoning area, but staff couldn't really give us an answer or work session of what predicated you to be a good citizen to step up and want to make this a conforming use now.

1105
01:24:32,360 --> 01:24:56,360
 Well, thank you so much for asking. Obviously we developed throughout the city of Denton and we recognize that long term this was a better play and we worked closely with staff which to look at instead of going to an LI zoning is the reason we went to a PD, which was a great idea, was to be able to limit the expansion of light industrial zoning in that area.

1106
01:24:56,360 --> 01:25:17,360
 So we went to a PD so it wouldn't necessarily have adjoining light industrial zoning, and when we own assets for long term, we don't buy assets to just to flip and sell. So we wanted to just get it cleaned up so that it, you know, as we put new tenants in there we wouldn't have to deal with this long term, and we knew exactly what rules we needed to play by.

1107
01:25:17,360 --> 01:25:30,360
 So that any new tenant coming in we could clearly make sure that they could occupy the building rather than going we're not sure are you the same use, because we can continue the same type of use as we have today.

1108
01:25:30,360 --> 01:25:47,360
 So it was worth us going through the process to just to get it cleaned up and make sure that future city staff, and us and our future tenants that we understood the rules so that it wouldn't be later down the road unclear so thank you for asking that question.

1109
01:25:47,360 --> 01:26:00,360
 It's just because if there are, since you own the building, there's right now sign manufacturer the tenant inside of there. If you had a new tenant in the future that was also doing manufacturing you want to be able to make sure that you guys can do that before you got your CEOs and that kind of stuff.

1110
01:26:00,360 --> 01:26:02,360
 Thank you.

1111
01:26:02,360 --> 01:26:05,360
 Thank you, Mr Ramsey.

1112
01:26:05,360 --> 01:26:13,360
 Public hearing is still open is there anyone wishing to speak on this item.

1113
01:26:13,360 --> 01:26:22,360
 Seeing none, I will close the public hearing and open the motion or discussion Commissioner Smith, make a motion to approve.

1114
01:26:22,360 --> 01:26:32,360
 Commissioner Villarreal second. We've got a first and a second to approve the PD request Is there any discussion.

1115
01:26:32,360 --> 01:26:38,360
 Seeing them let's vote on the board please.

1116
01:26:38,360 --> 01:26:58,360
 Motion carries seven zero that moves us to public hearing five see that's DCA 21 0004. I will open the public hearing, and it is noted that staff is requesting this item be postponed to a date certain of October Smith.

1117
01:26:58,360 --> 01:27:02,360
 October six. Excuse me.

1118
01:27:02,360 --> 01:27:24,360
 I will go ahead and move that unless there is a discussion from the dance. Okay, let's move on then to five DZ 21 0011 a, I will open the public hearing, and it is noted that applicant has requested this item be postponed to a date certain of October six.

1119
01:27:24,360 --> 01:27:46,360
 Is there any discussion on that. Okay, that item is postponed public hearing remains open that takes us to five ES 21 0004 be that is Haley's item and I will open the public hearing.

1120
01:27:46,360 --> 01:28:06,360
 Good evening.

1121
01:28:06,360 --> 01:28:18,360
 All right, good evening. This is item s 21 for Millennium crest multifamily. We went through the summary at the work session so I will go into all the information here in more detail.

1122
01:28:18,360 --> 01:28:29,360
 As we move along, just some background information regarding the site. It is probably very familiar to all of you. This request initially came before you on August 4 of this year.

1123
01:28:29,360 --> 01:28:43,360
 The request is related to the roughly seven and a half acre property outlined in yellow on the aerial map. This site is proposed to be developed with a multifamily use the request for the SUV is specific to the building height.

1124
01:28:43,360 --> 01:28:48,360
 They're requesting a maximum height of 60 feet for the building.

1125
01:28:48,360 --> 01:29:00,360
 The multifamily use is permitted by right and the use up to 40 feet in height is permitted by right on the property. It is because they are seeking a building taller than 40 feet that we are here this evening.

1126
01:29:00,360 --> 01:29:27,360
 On August 4 when this case first came before you if you remember there was a lot of discussion regarding what that would look like if they were to develop by right. So after that postponement the applicant kind of went back to the drawing board came up with an alternative for what they could feasibly put on the site within the current zoning entitlements and that plan we will look at a little more closely and they also did some additional neighborhood outreach that the applicant can discuss with you this evening.

1127
01:29:27,360 --> 01:29:43,360
 So just to make sure everyone's on the same page regarding how we measure building height in the code. It is measured as the vertical distance from the finished grade to the highest point of the flat roof and as you can see in the proposed elevation they are looking at a flat roof building design.

1128
01:29:43,360 --> 01:29:45,360
 So that would exclude any parapets.

1129
01:29:45,360 --> 01:30:07,360
 As I mentioned they are seeking a maximum height of 60 feet. Their building is not proposed to be at 60 feet. They're proposing a structure that is roughly 54 feet 8 inches in height. However there's significant grade change on this side I believe it's in the order of 20 to 30 feet of change across the property with there being a low point on the south side and a couple of high points towards the north.

1130
01:30:07,360 --> 01:30:22,360
 With all of those grade changes the building height as we measure it in the code would come out to about 58 feet. But because this is an S.U.P. and they have not done the fine grading and engineering for the site they're seeking that flexibility to make sure that they can stay under 60.

1131
01:30:22,360 --> 01:30:39,360
 So this slide provides you a comparison of the S.U.P. site plan which again has not been modified since that August 4th hearing and then the alternative plan that they have proposed and presented to the neighbors to show what they could reasonably fit on the site by right to achieve the same unit count.

1132
01:30:39,360 --> 01:30:50,360
 So on the north site plan the area in green is to show the significant areas of tree preservation. The same thing has been done on the alternative plan to show you where those clusters of trees would be kept.

1133
01:30:50,360 --> 01:31:02,360
 The S.U.P. plan as you can see includes a singular multifamily building and then a future space for retail on the eastern most one and a half acres or so of the property.

1134
01:31:02,360 --> 01:31:21,360
 Both of these plans showed 234 units within these buildings. The top plan again would have that maximum height of 60 feet it would be a four story building. On the alternative plan that you see on the bottom of the screen they are proposing five residential buildings that would be three stories each within that 40 foot height limit.

1135
01:31:21,360 --> 01:31:41,360
 On the northern I'm sorry on the uppermost plan the S.U.P. plan that building is set back approximately 110 feet from the southern property line. On the alternative plan you can see the buildings are much closer this building is roughly 25 to 27 feet off the property line as best I could measure building four is approximately 13 feet.

1136
01:31:41,360 --> 01:31:58,360
 The tree preservation area you can see is a significant change in the S.U.P. plan that tree preservation area and buffer how with the walking trails and all of those amenities that we looked at in more detail the first time around was 60 to 70 feet in width varying slightly as you go across the site.

1137
01:31:58,360 --> 01:32:12,360
 The alternative plan of what they would propose to build by right. You can see that is greatly reduced. My apologies. It varies between about 13 feet and 27 feet as you go across the site.

1138
01:32:12,360 --> 01:32:23,360
 Both plans have roughly comparable amount of parking shown on them the difference being the S.U.P. plan contains that majority almost all of that within a parking garage that the building would wrap around.

1139
01:32:23,360 --> 01:32:34,360
 If you were to switch to surface parking primarily on the alternative plan there is a one one elevated level of parking here for a two story garage in the central part of the plan.

1140
01:32:34,360 --> 01:32:50,360
 The rest of it would be surface parked tree preservation, as you can see visually is a significant difference. The S.U.P. plan proposes them slightly exceeding our minimum 30% preservation requirement with the alternative plan that is reduced to the bare minimum of 20%

1141
01:32:50,360 --> 01:32:57,360
 per square foot. The S.U.P. plan proposes them to be reduced to the bare minimum of 15% per square foot. The S.U.P. plan proposes them to be reduced to the bare minimum of 20% per square foot.

1142
01:32:57,360 --> 01:33:04,360
 The S.U.P. plan proposes them to be reduced to the bare minimum of 15% per square foot. The S.U.P. plan proposes them to be reduced to the bare minimum of 15% per square foot.

1143
01:33:04,360 --> 01:33:13,360
 The S.U.P. plan proposes them to be reduced to the bare minimum of 15% per square foot. The S.U.P. plan proposes them to be reduced to the bare minimum of 15% per square foot.

1144
01:33:13,360 --> 01:33:20,360
 The S.U.P. plan proposes them to be reduced to the bare minimum of 15% per square foot. The S.U.P. plan proposes them to be reduced to the bare minimum of 15% per square foot.

1145
01:33:20,360 --> 01:33:25,360
 The S.U.P. plan proposes them to be reduced to the bare minimum of 15% per square foot.

1146
01:33:25,360 --> 01:33:30,360
 The S.U.P. plan proposes them to be reduced to the bare minimum of 15% per square foot.

1147
01:33:30,360 --> 01:33:35,360
 The S.U.P. plan proposes them to be reduced to the bare minimum of 15% per square foot.

1148
01:33:35,360 --> 01:33:44,360
 The S.U.P. plan proposes them to be reduced to the bare minimum of 15% per square foot.

1149
01:33:44,360 --> 01:33:49,360
 The S.U.P. plan proposes them to be reduced to the bare minimum of 15% per square foot.

1150
01:33:49,360 --> 01:33:53,360
 The S.U.P. plan proposes them to be reduced to the bare minimum of 15% per square foot.

1151
01:33:53,360 --> 01:33:58,360
 The S.U.P. plan proposes them to be reduced to the bare minimum of 15% per square foot.

1152
01:33:58,360 --> 01:34:03,360
 The S.U.P. plan proposes them to be reduced to the bare minimum of 15% per square foot.

1153
01:34:03,360 --> 01:34:08,360
 The S.U.P. plan proposes them to be reduced to the bare minimum of 15% per square foot.

1154
01:34:08,360 --> 01:34:13,360
 The S.U.P. plan proposes them to be reduced to the bare minimum of 15% per square foot.

1155
01:34:13,360 --> 01:34:18,360
 The S.U.P. plan proposes them to be reduced to the bare minimum of 15% per square foot.

1156
01:34:18,360 --> 01:34:23,360
 The S.U.P. plan proposes them to be reduced to the bare minimum of 15% per square foot.

1157
01:34:23,360 --> 01:34:28,360
 The S.U.P. plan proposes them to be reduced to the bare minimum of 15% per square foot.

1158
01:34:28,360 --> 01:34:33,360
 The S.U.P. plan proposes them to be reduced to the bare minimum of 15% per square foot.

1159
01:34:33,360 --> 01:34:38,360
 The S.U.P. plan proposes them to be reduced to the bare minimum of 15% per square foot.

1160
01:34:38,360 --> 01:34:43,360
 The S.U.P. plan proposes them to be reduced to the bare minimum of 15% per square foot.

1161
01:34:43,360 --> 01:34:48,360
 The S.U.P. plan proposes them to be reduced to the bare minimum of 15% per square foot.

1162
01:34:48,360 --> 01:34:53,360
 The S.U.P. plan proposes them to be reduced to the bare minimum of 15% per square foot.

1163
01:34:53,360 --> 01:34:58,360
 The S.U.P. plan proposes them to be reduced to the bare minimum of 15% per square foot.

1164
01:34:58,360 --> 01:35:03,360
 The S.U.P. plan proposes them to be reduced to the bare minimum of 15% per square foot.

1165
01:35:03,360 --> 01:35:08,360
 The S.U.P. plan proposes them to be reduced to the bare minimum of 15% per square foot.

1166
01:35:08,360 --> 01:35:13,360
 The S.U.P. plan proposes them to be reduced to the bare minimum of 15% per square foot.

1167
01:35:13,360 --> 01:35:18,360
 The S.U.P. plan proposes them to be reduced to the bare minimum of 15% per square foot.

1168
01:35:18,360 --> 01:35:23,360
 The S.U.P. plan proposes them to be reduced to the bare minimum of 15% per square foot.

1169
01:35:23,360 --> 01:35:28,360
 The S.U.P. plan proposes them to be reduced to the bare minimum of 15% per square foot.

1170
01:35:28,360 --> 01:35:33,360
 The S.U.P. plan proposes them to be reduced to the bare minimum of 15% per square foot.

1171
01:35:33,360 --> 01:35:38,360
 The S.U.P. plan proposes them to be reduced to the bare minimum of 15% per square foot.

1172
01:35:38,360 --> 01:35:43,360
 The S.U.P. plan proposes them to be reduced to the bare minimum of 15% per square foot.

1173
01:35:43,360 --> 01:35:48,360
 The S.U.P. plan proposes them to be reduced to the bare minimum of 15% per square foot.

1174
01:35:48,360 --> 01:35:53,360
 The S.U.P. plan proposes them to be reduced to the bare minimum of 15% per square foot.

1175
01:35:53,360 --> 01:35:58,360
 The S.U.P. plan proposes them to be reduced to the bare minimum of 15% per square foot.

1176
01:35:58,360 --> 01:36:03,360
 The S.U.P. plan proposes them to be reduced to the bare minimum of 15% per square foot.

1177
01:36:03,360 --> 01:36:08,360
 The S.U.P. plan proposes them to be reduced to the bare minimum of 15% per square foot.

1178
01:36:08,360 --> 01:36:13,360
 The S.U.P. plan proposes them to be reduced to the bare minimum of 15% per square foot.

1179
01:36:13,360 --> 01:36:18,360
 The S.U.P. plan proposes them to be reduced to the bare minimum of 15% per square foot.

1180
01:36:18,360 --> 01:36:23,360
 The S.U.P. plan proposes them to be reduced to the bare minimum of 15% per square foot.

1181
01:36:23,360 --> 01:36:28,360
 The S.U.P. plan proposes them to be reduced to the bare minimum of 15% per square foot.

1182
01:36:28,360 --> 01:36:33,360
 The S.U.P. plan proposes them to be reduced to the bare minimum of 15% per square foot.

1183
01:36:33,360 --> 01:36:38,360
 The S.U.P. plan proposes them to be reduced to the bare minimum of 15% per square foot.

1184
01:36:38,360 --> 01:36:43,360
 The S.U.P. plan proposes them to be reduced to the bare minimum of 15% per square foot.

1185
01:36:43,360 --> 01:36:48,360
 The S.U.P. plan proposes them to be reduced to the bare minimum of 15% per square foot.

1186
01:36:48,360 --> 01:36:53,360
 The S.U.P. plan proposes them to be reduced to the bare minimum of 15% per square foot.

1187
01:36:53,360 --> 01:36:58,360
 The S.U.P. plan proposes them to be reduced to the bare minimum of 15% per square foot.

1188
01:36:58,360 --> 01:37:03,360
 The S.U.P. plan proposes them to be reduced to the bare minimum of 15% per square foot.

1189
01:37:03,360 --> 01:37:08,360
 The S.U.P. plan proposes them to be reduced to the bare minimum of 15% per square foot.

1190
01:37:08,360 --> 01:37:13,360
 The S.U.P. plan proposes them to be reduced to the bare minimum of 15% per square foot.

1191
01:37:13,360 --> 01:37:18,360
 The S.U.P. plan proposes them to be reduced to the bare minimum of 15% per square foot.

1192
01:37:18,360 --> 01:37:23,360
 The S.U.P. plan proposes them to be reduced to the bare minimum of 15% per square foot.

1193
01:37:23,360 --> 01:37:28,360
 The S.U.P. plan proposes them to be reduced to the bare minimum of 15% per square foot.

1194
01:37:28,360 --> 01:37:33,360
 The S.U.P. plan proposes them to be reduced to the bare minimum of 15% per square foot.

1195
01:37:33,360 --> 01:37:38,360
 The S.U.P. plan proposes them to be reduced to the bare minimum of 15% per square foot.

1196
01:37:38,360 --> 01:37:43,360
 The S.U.P. plan proposes them to be reduced to the bare minimum of 15% per square foot.

1197
01:37:43,360 --> 01:37:48,360
 The S.U.P. plan proposes them to be reduced to the bare minimum of 15% per square foot.

1198
01:37:48,360 --> 01:37:53,360
 The S.U.P. plan proposes them to be reduced to the bare minimum of 15% per square foot.

1199
01:37:53,360 --> 01:37:58,360
 The S.U.P. plan proposes them to be reduced to the bare minimum of 15% per square foot.

1200
01:37:58,360 --> 01:38:03,360
 The S.U.P. plan proposes them to be reduced to the bare minimum of 15% per square foot.

1201
01:38:03,360 --> 01:38:08,360
 The S.U.P. plan proposes them to be reduced to the bare minimum of 15% per square foot.

1202
01:38:08,360 --> 01:38:13,360
 The S.U.P. plan proposes them to be reduced to the bare minimum of 15% per square foot.

1203
01:38:13,360 --> 01:38:18,360
 The S.U.P. plan proposes them to be reduced to the bare minimum of 15% per square foot.

1204
01:38:18,360 --> 01:38:23,360
 The S.U.P. plan proposes them to be reduced to the bare minimum of 15% per square foot.

1205
01:38:23,360 --> 01:38:28,360
 The S.U.P. plan proposes them to be reduced to the bare minimum of 15% per square foot.

1206
01:38:28,360 --> 01:38:33,360
 The S.U.P. plan proposes them to be reduced to the bare minimum of 15% per square foot.

1207
01:38:33,360 --> 01:38:38,360
 The S.U.P. plan proposes them to be reduced to the bare minimum of 15% per square foot.

1208
01:38:38,360 --> 01:38:44,360
 And we believe that the plan that we're presenting is consistent with the Denton 2030 plan,

1209
01:38:44,360 --> 01:38:50,360
 with compact development, urban development, tree preservation, and maintaining a natural habitat there.

1210
01:38:50,360 --> 01:38:55,360
 So we -- if I can move forward.

1211
01:38:55,360 --> 01:38:58,360
 Sorry.

1212
01:38:58,360 --> 01:39:01,360
 I guess I'm going to scroll up. It's a PDF. Okay.

1213
01:39:01,360 --> 01:39:06,360
 So Millennium Crest, we anticipate breaking ground in about six to nine months.

1214
01:39:06,360 --> 01:39:12,360
 We are going to move forward in either direction, whether it's the four-story or the three-story option.

1215
01:39:12,360 --> 01:39:18,360
 And we are requesting tonight, respectfully, that you deeply consider the four-story option.

1216
01:39:18,360 --> 01:39:23,360
 We feel like it is a better plan for the city, for the community, for the neighbors.

1217
01:39:23,360 --> 01:39:29,360
 And if we do not receive this S.U.P. for the additional height, we will have to take out another 153 trees.

1218
01:39:29,360 --> 01:39:34,360
 We will lose over 25,000 more square feet of natural area that's there today.

1219
01:39:34,360 --> 01:39:41,360
 And it will require us to shift the buildings closer to the south property line.

1220
01:39:41,360 --> 01:39:46,360
 And here is the plan that Haley talked about that we showed before, the compact development

1221
01:39:46,360 --> 01:39:51,360
 and the building being over 100 feet away to protect the neighbors.

1222
01:39:51,360 --> 01:39:56,360
 And here's the alternative plan showing the -- how we have to spread apart the buildings

1223
01:39:56,360 --> 01:40:02,360
 in order to get fire protection around all of them, the fire circulation that's required.

1224
01:40:02,360 --> 01:40:06,360
 The 26-foot fire line is required, and then there's a 15-foot separation from the parking

1225
01:40:06,360 --> 01:40:08,360
 to the front of the building along fire lanes.

1226
01:40:08,360 --> 01:40:12,360
 And so we had to conform to that requirement of the development code.

1227
01:40:12,360 --> 01:40:20,360
 Haley helpfully just reviewed this quickly and said that it looks like it does meet all the criteria.

1228
01:40:20,360 --> 01:40:27,360
 It is a more spread-out development, takes up more land area to do the circulation and the paving,

1229
01:40:27,360 --> 01:40:29,360
 and it fragments the open space.

1230
01:40:29,360 --> 01:40:34,360
 It's going to be very strategic in where we put the parking and where we're saving the tree clusters.

1231
01:40:34,360 --> 01:40:40,360
 This does take out the 153 more trees, and we're sitting at 21% tree mitigation

1232
01:40:40,360 --> 01:40:45,360
 instead of the 33% that the other plan showed.

1233
01:40:45,360 --> 01:40:48,360
 And this plan does not include below-ground detention.

1234
01:40:48,360 --> 01:40:52,360
 It has a detention facility in the low spot of the property.

1235
01:40:52,360 --> 01:40:57,360
 And looking at those side-by-side, we did a cross-section that shows the three-story approach,

1236
01:40:57,360 --> 01:41:02,360
 what that would look like, you know, from this star on the adjacent property.

1237
01:41:02,360 --> 01:41:07,360
 And that building roughly is 13 feet away from the property line, and this one 26 feet away.

1238
01:41:07,360 --> 01:41:10,360
 The code requires a minimum of 10 by right.

1239
01:41:10,360 --> 01:41:14,360
 We had, over the last year, we've had a pretty proactive neighborhood outreach effort.

1240
01:41:14,360 --> 01:41:16,360
 We've had over 12 neighborhood meetings.

1241
01:41:16,360 --> 01:41:20,360
 William and his team have made an extensive effort to contact these people,

1242
01:41:20,360 --> 01:41:26,360
 to have conversations with them, call, email, drop stuff in their mailboxes and things like that.

1243
01:41:26,360 --> 01:41:30,360
 Willing to meet with them and look at their properties and things like that.

1244
01:41:30,360 --> 01:41:33,360
 And the neighborhood meeting that we had this past week,

1245
01:41:33,360 --> 01:41:36,360
 we even shared with them an alternative plan that the four-story,

1246
01:41:36,360 --> 01:41:40,360
 if we were to drop it in a series of steps, basically,

1247
01:41:40,360 --> 01:41:47,360
 about ranging from a total of five to seven feet, excuse me,

1248
01:41:47,360 --> 01:41:53,360
 if they would be willing to consider that as a less intense or less intrusive approach.

1249
01:41:53,360 --> 01:41:57,360
 And while they were somewhat receptive to that, the overall sentiment of that meeting is

1250
01:41:57,360 --> 01:42:01,360
 they do not want anything to develop on the property, they don't want to see apartments here.

1251
01:42:01,360 --> 01:42:05,360
 This is allowed by right. William and his team are going to do it regardless.

1252
01:42:05,360 --> 01:42:08,360
 And we just want to, you know, we feel like that compact development

1253
01:42:08,360 --> 01:42:11,360
 is much more in keeping with the spirit and intent of the City of Denton.

1254
01:42:11,360 --> 01:42:14,360
 I'll turn it over to William for his comments.

1255
01:42:20,360 --> 01:42:25,360
 Thank you, Randy. Thank you. Good evening, all the commissioners.

1256
01:42:25,360 --> 01:42:31,360
 My name is William Tsau. I am the developer for the Millennium Quest project.

1257
01:42:31,360 --> 01:42:36,360
 And thank you again for allowing me to share my thought and my thinking,

1258
01:42:36,360 --> 01:42:40,360
 our team of thinking about this in there.

1259
01:42:40,360 --> 01:42:48,360
 We are, as Randy already presented to everybody, about the detail of our project here.

1260
01:42:48,360 --> 01:42:55,360
 In early stage of this project, our preliminary conversation with the City of Denton planning department,

1261
01:42:55,360 --> 01:43:00,360
 we have noticed that Denton development guidelines are generally very interested in preserving

1262
01:43:00,360 --> 01:43:08,360
 as many trees, as many nature areas as possible.

1263
01:43:08,360 --> 01:43:17,360
 Many of your code even reward extra credit toward nature resources and tree preservations.

1264
01:43:17,360 --> 01:43:24,360
 We as Millennium Quest development team will fully embrace and support these guidelines.

1265
01:43:24,360 --> 01:43:31,360
 As the project progress, we further made sure our project is foremost consistent

1266
01:43:31,360 --> 01:43:39,360
 and meet with all the preservation goals set under the Denton 2030 comprehensive plan.

1267
01:43:39,360 --> 01:43:51,360
 Encouragement of the infield development, compactness and high density along the major corridor.

1268
01:43:51,360 --> 01:43:59,360
 Dear Commissioner, as Ms. Rivera presented earlier in our many, many meetings,

1269
01:43:59,360 --> 01:44:05,360
 our neighbors who allow us to introduce their private area and their private time

1270
01:44:05,360 --> 01:44:10,360
 to communicate with us for their concerns.

1271
01:44:10,360 --> 01:44:19,360
 And we hereby tonight respectfully asking your approval for this special use permit application.

1272
01:44:19,360 --> 01:44:24,360
 We own the land. We have a financial lender in place.

1273
01:44:24,360 --> 01:44:29,360
 Our design and construction team in place.

1274
01:44:29,360 --> 01:44:39,360
 Millennium Quest project is coming and we planning to be break ground in the next six to nine month time frame.

1275
01:44:39,360 --> 01:44:49,360
 If today you deny the SUP application, by default,

1276
01:44:49,360 --> 01:44:58,360
 we feel like you are denying our intention to preserve over 25,000 square feet of the nature land

1277
01:44:58,360 --> 01:45:04,360
 and instead of that, we have to cover them with the parking lot and fire lane concrete

1278
01:45:04,360 --> 01:45:07,360
 in order to meet the development code.

1279
01:45:07,360 --> 01:45:17,360
 And you are denying our intention to preserve more than 150 more trees, existing trees in the site.

1280
01:45:17,360 --> 01:45:25,360
 And also you are denying our intention to move our building as far away as the neighbors back your fence.

1281
01:45:25,360 --> 01:45:31,360
 Currently, our design is about 110 feet away from the property line.

1282
01:45:31,360 --> 01:45:41,360
 And to design by the code, we have to move the building much closer from 15 to 35 to 45 feet

1283
01:45:41,360 --> 01:45:50,360
 to the neighbors back your fence in order to meeting the parking and the fire lane code requirement.

1284
01:45:50,360 --> 01:45:55,360
 And so, you know, we want to say we are the future neighbor of this neighborhood.

1285
01:45:55,360 --> 01:46:07,360
 And without this special height, we cannot have the intention to building a nature reserve zone

1286
01:46:07,360 --> 01:46:15,360
 which is about 65 feet wide along the south boundary and to buffer our neighbors right there.

1287
01:46:15,360 --> 01:46:21,360
 Thank you for your consideration and we are here. Any question we can answer.

1288
01:46:21,360 --> 01:46:27,360
 And we appreciate your time and effort to let us know about your thought. Thank you.

1289
01:46:27,360 --> 01:46:32,360
 Thank you, Mr. Tsou. Are there any questions for the applicant?

1290
01:46:32,360 --> 01:46:35,360
 Commissioner Villarreal.

1291
01:46:35,360 --> 01:46:37,360
 First off, thank you both for the presentation.

1292
01:46:37,360 --> 01:46:42,360
 I just want to reiterate because I did read all of the complaints from the residents in Southridge.

1293
01:46:42,360 --> 01:46:47,360
 But no matter what happens today, you will be pursuing a development of an apartment complex

1294
01:46:47,360 --> 01:46:52,360
 with the same number of residents and most likely the same number of vehicles.

1295
01:46:52,360 --> 01:46:55,360
 Correct. Yes, that is correct.

1296
01:46:55,360 --> 01:46:58,360
 We will get 234 units on this property. Right.

1297
01:46:58,360 --> 01:47:05,360
 And including that, you will have far less tree buffer, a far smaller tree buffer.

1298
01:47:05,360 --> 01:47:10,360
 And it would be far more detrimental to tree preservation and to the environment.

1299
01:47:10,360 --> 01:47:14,360
 Correct. That is correct. Yes.

1300
01:47:14,360 --> 01:47:17,360
 You're very welcome. Commissioner Pruitt.

1301
01:47:17,360 --> 01:47:21,360
 Thank you, Chair. Just a couple of questions.

1302
01:47:21,360 --> 01:47:26,360
 Since there wasn't a summary provided from the latest community meeting,

1303
01:47:26,360 --> 01:47:36,360
 I saw a couple of threads of thoughts in the public's comments to the board that I'd like to address if you could.

1304
01:47:36,360 --> 01:47:46,360
 One of those is there was some discussion about a $1,500 price point or price points either with one or the other option.

1305
01:47:46,360 --> 01:47:51,360
 Could you explain where those comments might have come from just so I can understand?

1306
01:47:51,360 --> 01:47:53,360
 Yes, I'd be glad to.

1307
01:47:53,360 --> 01:47:59,360
 The products, the two different plans you see before you will result in two different product types.

1308
01:47:59,360 --> 01:48:06,360
 And the plan on the left will result in on average about a $1,500, you know, per month rent.

1309
01:48:06,360 --> 01:48:10,360
 People are moving to these types of urban residential because it is interconnected with,

1310
01:48:10,360 --> 01:48:17,360
 they can go straight from the garage to their unit in the interior hallways and enjoy those amenities in the courtyards.

1311
01:48:17,360 --> 01:48:23,360
 The plan on the right is a different approach. It's more of a garden style. It's not as urban.

1312
01:48:23,360 --> 01:48:25,360
 And so those rents would be a little bit lower.

1313
01:48:25,360 --> 01:48:36,360
 Okay. And is it correct to explain that part of the cost difference in that would be the higher cost of structured parking and the other amenities that you're planning on providing?

1314
01:48:36,360 --> 01:48:41,360
 Correct. The one on the left is highly, highly amenitized and a security control building and everything like that.

1315
01:48:41,360 --> 01:48:48,360
 And the plan on the right is a sort of a somewhat of a standard type of garden style apartment complex.

1316
01:48:48,360 --> 01:48:51,360
 Okay. Thank you. And the second question, if I may.

1317
01:48:51,360 --> 01:48:58,360
 Sure. There were some comments about the broad concept of Section 8 programs.

1318
01:48:58,360 --> 01:49:07,360
 Are you familiar enough with that to explain whether that program is tied to a particular property or development or whether it's a general voucher program?

1319
01:49:07,360 --> 01:49:09,360
 Is that something you can speak to?

1320
01:49:09,360 --> 01:49:13,360
 Well, I can speak to you that we are not doing voucher program or subsidized housing here in Section 8.

1321
01:49:13,360 --> 01:49:17,360
 Okay. Thank you.

1322
01:49:17,360 --> 01:49:21,360
 Commissioner Anderson.

1323
01:49:21,360 --> 01:49:25,360
 You're welcome.

1324
01:49:25,360 --> 01:49:27,360
 Average. Yes, sir.

1325
01:49:27,360 --> 01:49:40,360
 How would you entice a resident to want to move into your apartment complex when they could purchase a house in a neighborhood right behind it and have about the same payment for a house instead of paying a rent?

1326
01:49:40,360 --> 01:49:47,360
 I don't believe the homes in the neighborhood behind this would yield in a $1,500 rent or mortgage.

1327
01:49:47,360 --> 01:49:53,360
 Well, I just looked on Denton CAD and the average value anywhere between $250 to $300.

1328
01:49:53,360 --> 01:49:59,360
 And if you do the mortgages on that, I mean, if you put money down, you're going to pay about $1,500 to $1,800 a month.

1329
01:49:59,360 --> 01:50:03,360
 I'm sorry. I thought the homes to the south were significantly higher than that in value.

1330
01:50:03,360 --> 01:50:08,360
 I mean, the ones I looked up were anywhere between $250 to $300. So, I mean, that's kind of a...

1331
01:50:08,360 --> 01:50:14,360
 Well, there are people who rent by choice. I think a lot of us in this room at one point in our lives were renters.

1332
01:50:14,360 --> 01:50:22,360
 And, you know, that is housing diversity is a need and is part of a program in Denton to bring in more housing stock, different housing stock.

1333
01:50:22,360 --> 01:50:29,360
 And this provides that option. And so these are for people to live by choice, to live here, not by necessity or desperation or anything like that.

1334
01:50:29,360 --> 01:50:40,360
 It's because they want to be in that, you know, my mom or my sister, they're single moms and stuff, and they could live in a place like this because they don't want to maintain anything, but they would do it by choice.

1335
01:50:40,360 --> 01:50:44,360
 Now, housing diversity in Denton, I don't know if you've come to many of these meetings.

1336
01:50:44,360 --> 01:50:49,360
 I mean, it's almost like every meeting we have, apartment complexes popping up in Denton.

1337
01:50:49,360 --> 01:50:54,360
 And unfortunately, I just don't think another apartment complex is kind of wise right now.

1338
01:50:54,360 --> 01:50:59,360
 I mean, it's, you know, I'll explain more here, but thank you.

1339
01:50:59,360 --> 01:51:07,360
 Well, thank you for your comments. I appreciate that.

1340
01:51:07,360 --> 01:51:08,360
 I can't hear you.

1341
01:51:08,360 --> 01:51:09,360
 I didn't hear...

1342
01:51:09,360 --> 01:51:10,360
 That's okay.

1343
01:51:10,360 --> 01:51:11,360
 Pardon me?

1344
01:51:11,360 --> 01:51:12,360
 Mr. Tsao would like to speak.

1345
01:51:12,360 --> 01:51:13,360
 You want to comment on that question?

1346
01:51:13,360 --> 01:51:16,360
 Certainly.

1347
01:51:16,360 --> 01:51:24,360
 Commissioner Harrison, we, before any project we go in there, we have to do a thorough market study.

1348
01:51:24,360 --> 01:51:43,360
 And what we identify in the product we design in there is there is a group of the "professional" high disposal income who are serving in the Denton for the medical facility here and also a lot of, you know, professional firm here.

1349
01:51:43,360 --> 01:51:52,360
 So in terms of rent of average $1,500, we actually starting, I can share with you, we have a market study.

1350
01:51:52,360 --> 01:51:59,360
 The rent will be starting $1.76 per square foot per month rent.

1351
01:51:59,360 --> 01:52:11,360
 And average of the size in there, our rent will be starting at roughly right under $1,300, starting at $1,300 all the way to $1,800.

1352
01:52:11,360 --> 01:52:21,360
 Yes, like Randy just said, these renters are by choice because the amenity we're providing here is a copper pocket.

1353
01:52:21,360 --> 01:52:30,360
 It's very critical for the Texas extreme weather condition and the amenity is very favorable for the potential renter.

1354
01:52:30,360 --> 01:52:41,360
 And also because this kind of product is close by the professionals, they're easy access.

1355
01:52:41,360 --> 01:52:54,360
 And a lot of things also come into concern in there is there enough infrastructure, shopping, restaurant, everything available for this high-pay professional.

1356
01:52:54,360 --> 01:53:02,360
 And that's why we are reason to come in here. And I may share with you a little bit more.

1357
01:53:02,360 --> 01:53:08,360
 You know, it's currently the millennial, the major spending force in our society.

1358
01:53:08,360 --> 01:53:13,360
 They're looking for, quote unquote, you know, I want to live alone together.

1359
01:53:13,360 --> 01:53:19,360
 What that means together, it means they want to live in their own individual space.

1360
01:53:19,360 --> 01:53:27,360
 But when they close the door, come out to socialize, they want a very rich amenity community for them to live in.

1361
01:53:27,360 --> 01:53:33,360
 And that's what we intend to provide is a very rich amenity to helping them out.

1362
01:53:33,360 --> 01:53:37,360
 Thank you. Thank you.

1363
01:53:37,360 --> 01:53:42,360
 OK, I don't see any other questions. So we're going to I've got several cards wishing to speak.

1364
01:53:42,360 --> 01:53:51,360
 First one I have is Ken Gold. State your name and address. Your time will begin.

1365
01:53:51,360 --> 01:54:16,360
 You know, you know, the drill, how to get out of this. You have a presentation. Yeah. OK. I like Jerry's last time.

1366
01:54:16,360 --> 01:54:25,360
 My name is Ken Gold. I live at 2512 Natchez Trace. I got a little presentation here and we'll try to move through it real quick.

1367
01:54:25,360 --> 01:54:34,360
 There's a lot I want to cover and I'll try to still be understandable as I talk real fast.

1368
01:54:34,360 --> 01:54:49,360
 This is an aerial view of the property. As you can see, it's a one great big green rectangle bordered on the right by buckies down here and their water, which is an ESA.

1369
01:54:49,360 --> 01:54:56,360
 And this is, I think, the riparian area. This is all really one big habitat.

1370
01:54:56,360 --> 01:55:00,360
 I will spend a little time on this habitat because there's a great irony here.

1371
01:55:00,360 --> 01:55:06,360
 This is a quote from the staff and one of your backups. I should have cited which one it was.

1372
01:55:06,360 --> 01:55:15,360
 It's not expected to have a significant adverse environmental impact. So look at what we start with.

1373
01:55:15,360 --> 01:55:31,360
 In the ESA primer that the city puts out, it says that the ESA's - let me take my notes here. I'm going to be a lot faster.

1374
01:55:31,360 --> 01:55:42,360
 I disagree with their comment in the first slide. This is the part where it says they provide an ecological - oh gosh, now what do I do?

1375
01:55:42,360 --> 01:56:01,360
 How do I shrink that back down? That's my thumb did that.

1376
01:56:01,360 --> 01:56:13,360
 Did I touch the key but I don't know what for? Maybe if I start over, if I get out and start over. Okay, that was it. Escape. They answered all your problems.

1377
01:56:13,360 --> 01:56:17,360
 All right, this is just showing the benefits of the ESA.

1378
01:56:17,360 --> 01:56:22,360
 Cross Timbers Upland Habitat. That's the part in the rectangle directly behind Natchez Trace.

1379
01:56:22,360 --> 01:56:28,360
 The Upland Habitat. This is a diagram from the city showing there on the left, the upland.

1380
01:56:28,360 --> 01:56:40,360
 Back in the early stages when there was a plan for the first review by the staff, Ms. Upton said that the official ESA map shows the crossland or upland habitat designation.

1381
01:56:40,360 --> 01:56:45,360
 It was an ESA. It was removed.

1382
01:56:45,360 --> 01:56:56,360
 Now, because it - if you read on down, it's because it did not meet the 10 acre threshold. This is from last spring.

1383
01:56:56,360 --> 01:57:02,360
 Now, this slide explains how property lines are not to be used to determine cross timbers upland habitat.

1384
01:57:02,360 --> 01:57:06,360
 They're not required to be used. They can be bigger than the property.

1385
01:57:06,360 --> 01:57:10,360
 This property in question is a seven and a half, seven and a quarter acre tract.

1386
01:57:10,360 --> 01:57:21,360
 But if you saw from the aerial pictures, it's really a lot bigger piece of property that's a true habitat.

1387
01:57:21,360 --> 01:57:27,360
 This is just showing if it was an ESA. And it's not. And I'm not trying to get it designated as an ESA.

1388
01:57:27,360 --> 01:57:33,360
 That the habitat to be retained is 50 percent.

1389
01:57:33,360 --> 01:57:37,360
 This is it again. You can see it's clearly one big habitat.

1390
01:57:37,360 --> 01:57:50,360
 Buckies went through a lot of trouble to get that ESA on their property. But really, it's all part of this one thing.

1391
01:57:50,360 --> 01:57:57,360
 Slide 12, this is also from the staff in the backup, shows a little confusion in the history of how this area lost its ESA designation.

1392
01:57:57,360 --> 01:58:04,360
 They say in the green highlight, February 2000.

1393
01:58:04,360 --> 01:58:11,360
 But then they say that it's because the neighborhood in there below our neighborhood was part of the reason it couldn't get it.

1394
01:58:11,360 --> 01:58:18,360
 But that was planted in '94 to '98 before the 2000 ESA.

1395
01:58:18,360 --> 01:58:26,360
 So I challenge the statement that says it is not sufficient size to be an ESA, but it is not one.

1396
01:58:26,360 --> 01:58:34,360
 That fight is over. It's not an ESA anymore. It's unjustified, but it's a done deal, a lost opportunity.

1397
01:58:34,360 --> 01:58:41,360
 This is a little more on the ESA, showing what it would have been before the neighborhood, all that pink in there.

1398
01:58:41,360 --> 01:58:47,360
 That's the ESA part. What's left north of the neighborhood is still there.

1399
01:58:47,360 --> 01:58:54,360
 I think that's more than 10 acres.

1400
01:58:54,360 --> 01:58:57,360
 Oh my, that went by fast.

1401
01:58:57,360 --> 01:59:00,360
 Go ahead and take another 40 seconds since you had technical difficulties.

1402
01:59:00,360 --> 01:59:10,360
 Let me just jump past all this ESA stuff. That's all the trees that's going to be wiped out.

1403
01:59:10,360 --> 01:59:17,360
 This is the plan B, the supposed plan B. It's not a plan. It's not really a plan at all.

1404
01:59:17,360 --> 01:59:21,360
 It's a drawing. That's all there is. It's a scare tactic.

1405
01:59:21,360 --> 01:59:28,360
 It exists only because this board at the last meeting asked for a plan B because they didn't have one a month ago.

1406
01:59:28,360 --> 01:59:36,360
 Then, as a poorly veiled threat, you've got the apartment shoved up against our back property line.

1407
01:59:36,360 --> 01:59:41,360
 You've got a whole hell of a lot of trees wiped out, and you've got all this concrete.

1408
01:59:41,360 --> 01:59:47,360
 It's not a real plan, and that's all I got. Thank you.

1409
01:59:47,360 --> 01:59:53,360
 Thank you, Mr. Gold, for sharing your thoughts. Are there any questions?

1410
01:59:53,360 --> 01:59:56,360
 Yeah, I lost a little bit.

1411
01:59:56,360 --> 02:00:01,360
 Well, Ms. D. Gold, I have your card next. Would you like to come up and speak?

1412
02:00:01,360 --> 02:00:06,360
 We can take this out. I don't know how to do that.

1413
02:00:06,360 --> 02:00:10,360
 Go ahead. You can remit it. If you want, then we can leave it out.

1414
02:00:10,360 --> 02:00:14,360
 No, I don't.

1415
02:00:14,360 --> 02:00:25,360
 Hi, I'm Misty Gold. I live at 2512 Natchez Trace, and I have lived there for 23 years.

1416
02:00:25,360 --> 02:00:32,360
 I was wrong when she said that we didn't want anything in that area.

1417
02:00:32,360 --> 02:00:39,360
 We had 12 developers come in there over 23 years and try to build something on that property.

1418
02:00:39,360 --> 02:00:44,360
 We were thrilled when they said it was going to be 55 plus.

1419
02:00:44,360 --> 02:00:49,360
 We were thrilled when they said doctor's offices were going in there.

1420
02:00:49,360 --> 02:00:58,360
 What we don't want is six stories, four stories, whatever, four stories, that's 60 feet, looking in my backyard.

1421
02:00:58,360 --> 02:01:02,360
 And that's all I have to say. Thank you very much.

1422
02:01:02,360 --> 02:01:05,360
 Thank you, Ms. Gold.

1423
02:01:05,360 --> 02:01:18,360
 The next card I have is Eric Robertson.

1424
02:01:18,360 --> 02:01:20,360
 State your name and address and your time will begin.

1425
02:01:20,360 --> 02:01:24,360
 Good evening, everybody. My name is Eric Robertson. I'm at 2501 Shiloh Road.

1426
02:01:24,360 --> 02:01:28,360
 My wife and I have been here for 22 years in the same house.

1427
02:01:28,360 --> 02:01:32,360
 We've seen the neighborhood grow. It has been a blessing. We've had our kids raised there.

1428
02:01:32,360 --> 02:01:36,360
 One of the things that I wanted to address is what was discussed at the last meeting,

1429
02:01:36,360 --> 02:01:39,360
 and it's that whole criteria of incompatible use.

1430
02:01:39,360 --> 02:01:43,360
 And I think, you know, they've talked about this fitting in with other commercial properties,

1431
02:01:43,360 --> 02:01:47,360
 but if you go and drive over at Lillian Miller and you drive past the assisted living,

1432
02:01:47,360 --> 02:01:52,360
 you drive onto Natchez Trace, which is one of the streets that I live off of,

1433
02:01:52,360 --> 02:01:57,360
 you can tell that this is not compatible at all with any of the development that's there.

1434
02:01:57,360 --> 02:02:00,360
 You can say that, but when you drive out there, it's just not there.

1435
02:02:00,360 --> 02:02:03,360
 Furthermore, it's not compatible with the assisted living behind.

1436
02:02:03,360 --> 02:02:08,360
 There is no four-story building there in that area on the west side of I-35.

1437
02:02:08,360 --> 02:02:12,360
 And I would argue that it's not a part of the I-35 corridor,

1438
02:02:12,360 --> 02:02:16,360
 and that was what was used and labeled at the last meeting to justify,

1439
02:02:16,360 --> 02:02:18,360
 hey, this is compatible.

1440
02:02:18,360 --> 02:02:23,360
 No, it's really not, and I think that's a huge point.

1441
02:02:23,360 --> 02:02:28,360
 We have that use of the special, the SUP, which prohibits something like this,

1442
02:02:28,360 --> 02:02:31,360
 and it is served as a protection, and it's served us well.

1443
02:02:31,360 --> 02:02:35,360
 And I agree that it should not be granted here on this particular occasion.

1444
02:02:35,360 --> 02:02:41,360
 The other thing I wanted to address was, and one of the things that I've heard said by the developer,

1445
02:02:41,360 --> 02:02:48,360
 I've also heard I think one of the commissioners say this, but that there is a shortage of housing,

1446
02:02:48,360 --> 02:02:53,360
 and thus we need this specific use permit because there's not enough housing.

1447
02:02:53,360 --> 02:02:59,360
 We have, as Mr. Anderson has said, which I was basically going to piggyback off what he said,

1448
02:02:59,360 --> 02:03:04,360
 because it was on my notes, but we have apartments going up everywhere in the city of Denton.

1449
02:03:04,360 --> 02:03:06,360
 We do not have a housing shortage.

1450
02:03:06,360 --> 02:03:08,360
 We have too many apartments as it is,

1451
02:03:08,360 --> 02:03:13,360
 and now you're going to drop one right in the backyard of our subdivision.

1452
02:03:13,360 --> 02:03:16,360
 If they want to build it up to three stories, they can go right ahead.

1453
02:03:16,360 --> 02:03:23,360
 The good news is, and it seems like one of the motivations is we have these people that are wanting to come to Denton,

1454
02:03:23,360 --> 02:03:26,360
 and we have to somehow account for them,

1455
02:03:26,360 --> 02:03:34,360
 and that puts an unnamed individual above the names of the residents who have been paying taxes here for 20 years,

1456
02:03:34,360 --> 02:03:40,360
 and that's not right.

1457
02:03:40,360 --> 02:03:46,360
 The assumption that we have a housing shortage, you could verify if, in fact, well, there's no other places to rent.

1458
02:03:46,360 --> 02:03:48,360
 I did a quick look today.

1459
02:03:48,360 --> 02:03:50,360
 If you want to rent over near Buckees, you can.

1460
02:03:50,360 --> 02:03:53,360
 They have vacancies at the apartment complex there.

1461
02:03:53,360 --> 02:03:59,360
 If you want to rent in the square off Locust Street at Square 9 Apartments, currently 16 vacancies.

1462
02:03:59,360 --> 02:04:05,360
 If you want to rent over by South Ridge Estates, you could go to London Dairy Oaks at Teasland 35,

1463
02:04:05,360 --> 02:04:07,360
 and they have seven units available right now.

1464
02:04:07,360 --> 02:04:09,360
 There is not a housing shortage.

1465
02:04:09,360 --> 02:04:15,360
 They can build, and the good news is if you're worried about these unnamed people that are coming to Denton

1466
02:04:15,360 --> 02:04:18,360
 and get somehow priority over the residents who have been here,

1467
02:04:18,360 --> 02:04:23,360
 the developer can still build a structure for 234 units and accommodate.

1468
02:04:23,360 --> 02:04:25,360
 It's a win-win for everybody.

1469
02:04:25,360 --> 02:04:30,360
 So I would encourage you to deny the SUP, okay?

1470
02:04:30,360 --> 02:04:31,360
 Thank you.

1471
02:04:31,360 --> 02:04:35,360
 Thank you, Mr. Robertson.

1472
02:04:35,360 --> 02:04:44,360
 Next card I have is Jeff Berry.

1473
02:04:44,360 --> 02:04:45,360
 Hello, my name is Jeff Berry.

1474
02:04:45,360 --> 02:04:48,360
 Hello, I'm 2500 Natchez Trace.

1475
02:04:48,360 --> 02:04:54,360
 I feel that this project is way too big and will not be to scale for the surrounding buildings.

1476
02:04:54,360 --> 02:04:59,360
 They even talked about lowering the grades on the building they want to build,

1477
02:04:59,360 --> 02:05:01,360
 and it's still going to be too tall.

1478
02:05:01,360 --> 02:05:05,360
 I mean, in consideration, all the buildings that are around there are two stories.

1479
02:05:05,360 --> 02:05:09,360
 This thing will tower over everybody in the neighborhood, tower of the seniors.

1480
02:05:09,360 --> 02:05:15,360
 I mean, you'll see it visibly from 35.

1481
02:05:15,360 --> 02:05:21,360
 I'm not sure why they would want to consider it high-end apartments when it's going to share an entrance by Goodwill,

1482
02:05:21,360 --> 02:05:23,360
 which constantly has drop-offs over there.

1483
02:05:23,360 --> 02:05:24,360
 It's like, how would you feel?

1484
02:05:24,360 --> 02:05:30,360
 You're renting this apartment, you've got to drive by Goodwill and see their drop-offs every day.

1485
02:05:30,360 --> 02:05:37,360
 This construction of this building will be adding light and noise pollution to our neighborhood and to the seniors at Brookdale.

1486
02:05:37,360 --> 02:05:41,360
 During the fall and the winter months, when there's no foliage on the trees,

1487
02:05:41,360 --> 02:05:47,360
 there will be nothing screening the visibility of the lights off the building or dampening the noise.

1488
02:05:47,360 --> 02:05:54,360
 I spoke with Jessica Jimenez on Monday, this Monday, who is the assistant director at Brookdale,

1489
02:05:54,360 --> 02:06:01,360
 and she informed me they were not aware of any projects that were being proposed to be built behind their facility.

1490
02:06:01,360 --> 02:06:07,360
 She said that she would be against it because of the seniors that walk around on the back of the yard,

1491
02:06:07,360 --> 02:06:13,360
 sit there, hang out, and get to look out into the forest and look at the nature.

1492
02:06:13,360 --> 02:06:20,360
 I spoke with the executive director from Brookdale, Kathy Hamilton,

1493
02:06:20,360 --> 02:06:27,360
 and she informed me that she was not very happy about the project and was planning to submit a letter to oppose the project,

1494
02:06:27,360 --> 02:06:32,360
 but had to wait for their legal team to approve.

1495
02:06:32,360 --> 02:06:45,360
 On September 10th, Mr. Sazo and Ms. Stone came over to our house and wanted to talk about their updated plans, showing us the three-story version.

1496
02:06:45,360 --> 02:06:54,360
 When they showed up, they informed us that this was the first time for them to visit our neighborhood, this being September 10th.

1497
02:06:54,360 --> 02:07:02,360
 We wanted them to see, the reason we had them at our house, we wanted them to see our backyard, what we've done to it,

1498
02:07:02,360 --> 02:07:06,360
 see it from our side of the fence, what we're going to be looking at.

1499
02:07:06,360 --> 02:07:13,360
 They went on to show us their plan for the three-story build option that looked like they didn't put much effort into it.

1500
02:07:13,360 --> 02:07:18,360
 It felt like an attempt to scare us with this plan.

1501
02:07:18,360 --> 02:07:29,360
 On September 14th, during our Zoom meeting with the developer, Mr. Sazo said he had no plan on building this product.

1502
02:07:29,360 --> 02:07:35,360
 So they just went to reaffirm it was just a scare tactic to us.

1503
02:07:35,360 --> 02:07:42,360
 They've also talked about the studies of what the apartments will increase the value,

1504
02:07:42,360 --> 02:07:50,360
 and these studies are not formal studies except for one, which is conducted by a multifamily housing developer,

1505
02:07:50,360 --> 02:07:57,360
 and it's stated that moderate-income houses are not affected by multifamily developments that are in scale with adjacent developments.

1506
02:07:57,360 --> 02:08:05,360
 I feel our neighborhood is more than just a moderate neighborhood to scale. That's all I have.

1507
02:08:05,360 --> 02:08:08,360
 Thank you, Mr. Berry.

1508
02:08:08,360 --> 02:08:23,360
 Next card I have is Greg Armour.

1509
02:08:23,360 --> 02:08:38,360
 Greg Armour, 2508 Shiloh Road, been there 20 years, asking the Board to please deny the special use permit for the four-story multi-complex

1510
02:08:38,360 --> 02:08:42,360
 between South Richard State's subdivision and Brookdale Senior Living.

1511
02:08:42,360 --> 02:08:53,360
 The structure is out of scale for the area, one-story structures, homes, versus a four-story structure.

1512
02:08:53,360 --> 02:08:57,360
 Even the commercial structures in the area are one-story.

1513
02:08:57,360 --> 02:09:02,360
 Example, Bucky's is one of them.

1514
02:09:02,360 --> 02:09:09,360
 It will affect the whole community. We'll be able to see the multi-structure around front porches and yards.

1515
02:09:09,360 --> 02:09:15,360
 We sit at a higher elevation and know what the structure's going to be at.

1516
02:09:15,360 --> 02:09:20,360
 Personally, I don't want to see a mouth hanging from someone's balcony.

1517
02:09:20,360 --> 02:09:24,360
 Also, you need to address the grocery stores in the area.

1518
02:09:24,360 --> 02:09:35,360
 Albertsons went out years ago. There's no food stores in the area to walk to. Thank you so much.

1519
02:09:35,360 --> 02:09:39,360
 Thank you, Mr. Armour.

1520
02:09:39,360 --> 02:09:50,360
 Next card I have is Ann Berry.

1521
02:09:50,360 --> 02:10:00,360
 Good evening. My name is Ann Berry. I live at 2500 Natchez Trace. I'm here to ask you to deny the SUP.

1522
02:10:00,360 --> 02:10:08,360
 In my opinion, the opposed building is far too tall. It's completely out of scale from any other surrounding buildings.

1523
02:10:08,360 --> 02:10:15,360
 I do understand that the zoning does allow for apartments, but this particular zoning, the mixed use,

1524
02:10:15,360 --> 02:10:24,360
 is purposed to ease the transition between our single-family housing and larger-scale commercial use.

1525
02:10:24,360 --> 02:10:33,360
 And this would be the exact opposite of that. There are plenty of other mixed use type of development that could go on to this property

1526
02:10:33,360 --> 02:10:45,360
 that would preserve even more trees and also provide a more conducive living condition for the residents of South Ridge Estates.

1527
02:10:45,360 --> 02:10:54,360
 There's also the question of this Plan B, the three-story building that, as others have said, seemed to be thrown together in an effort

1528
02:10:54,360 --> 02:11:00,360
 to scare the residents of South Ridge Estates into accepting this more monster-sized building.

1529
02:11:00,360 --> 02:11:09,360
 But in fact, I fully believe this is yet another disingenuous plan from the developer, and I do not believe this plan would likely be built.

1530
02:11:09,360 --> 02:11:15,360
 Mr. Sau himself in my dining room said this is not a product that they want to build.

1531
02:11:15,360 --> 02:11:26,360
 So I noticed tonight, as opposed to the previous meeting, Mr. Sau did seem to stay further away from the mic and allow his colleague to do a lot of the talking.

1532
02:11:26,360 --> 02:11:33,360
 He said as much at the last meeting that they didn't have a Plan B, they didn't want to build a Plan B,

1533
02:11:33,360 --> 02:11:39,360
 but they were encouraged to come up with a plan, and a plan they did.

1534
02:11:39,360 --> 02:11:47,360
 This Plan B he let us know would cost just as much as Plan A between the tree mitigation that they would have to pay for,

1535
02:11:47,360 --> 02:11:51,360
 but yet just here in this meeting he said the rents would be lower.

1536
02:11:51,360 --> 02:11:59,360
 So how is he going to offset the cost of that development with the decreased rents?

1537
02:11:59,360 --> 02:12:03,360
 I believe it's all just a ruse.

1538
02:12:03,360 --> 02:12:16,360
 The increased lights and noise and reduction of privacy for the residents of South Ridge Estates would reduce our peace and quality of life in this neighborhood.

1539
02:12:16,360 --> 02:12:19,360
 This developer cannot guarantee who the residents will be.

1540
02:12:19,360 --> 02:12:35,360
 He says he's going to target the high-end professionals at the medical facility, but as others have stated, coming past a pile of junk and overlooking an aging shopping center doesn't sound like a very high-end view to me.

1541
02:12:35,360 --> 02:12:44,360
 I just want to continue to encourage you to look into the egress coming from Brookdale.

1542
02:12:44,360 --> 02:12:53,360
 I know personally that they're opposed to it. I have seen nothing in writing, although the developer has said that he's had meetings with them.

1543
02:12:53,360 --> 02:12:59,360
 If he's got some permissions, then I think it's something that we should see.

1544
02:12:59,360 --> 02:13:18,360
 Again, I just want to thank you for your time this evening and again just ask you to deny this special use permit and allow us to preserve our community and allow some other type of development that's more conducive to that property to come in there.

1545
02:13:18,360 --> 02:13:19,360
 Thank you.

1546
02:13:19,360 --> 02:13:22,360
 Thank you, Ms. Berry.

1547
02:13:22,360 --> 02:13:37,360
 The next card I have is Russell Black.

1548
02:13:37,360 --> 02:13:53,360
 My name is Russell Black. I live at 2304 Genendoa Trail in Southridge Estates. No, I'm not backed up right to this proposed apartment complex, so I'm not as directly impacted.

1549
02:13:53,360 --> 02:13:57,360
 However, I'm trying to look at it objectively.

1550
02:13:57,360 --> 02:14:17,360
 The choices that seem to be available to us, the first option, which is the 60-foot structure versus the 40-foot structure that spread out across that plat.

1551
02:14:17,360 --> 02:14:27,360
 Correct me if I'm wrong, we can't stop them from building, right? We're not capable of stopping them from building. There's no way we can rezone.

1552
02:14:27,360 --> 02:14:32,360
 They have it. They have the zoning to put an apartment complex there.

1553
02:14:32,360 --> 02:14:59,360
 So at this point, it's a matter of what's going to go there, and if the options are A or B, 60 feet of, in my opinion, better quality, better structure, better layout versus a 40-foot structure that butts up right against my neighbor's houses, fences.

1554
02:14:59,360 --> 02:15:14,360
 I don't see that we have a good option. There's no C. There's no, let's not do an apartment complex, which it sounds like a lot of my neighbors want, which if I had that choice, I would choose option C as well, but that's not on the table.

1555
02:15:14,360 --> 02:15:27,360
 We can either approve or deny this, and for me, I don't see that we have. It's a game of chicken. Do we feel like they're going to pull the trigger on that 40-foot structure?

1556
02:15:27,360 --> 02:15:41,360
 I don't know, but if they do, it's an atrocity. It's absolutely horrible for us, the people that move in there, but they're, by right, allowed to do it.

1557
02:15:41,360 --> 02:15:58,360
 So if you give me option A or B, I choose A. My preference would be their A1 plan, which would drop it by seven feet. It's a variable amount, but it's a five to seven feet drop in their elevation, their starting foundation elevation.

1558
02:15:58,360 --> 02:16:19,360
 If there's a way that we can hold them to that plan, that to me improves the visibility from the backyards of Natchez Trace, but I don't know how much, you know, this is an approval for, you know, the 60-foot variance, so I don't know that we can even hold them to that.

1559
02:16:19,360 --> 02:16:31,360
 But if we give them the approval, then they can build whichever option A or A1 that they want to build. So I support it. Thanks.

1560
02:16:31,360 --> 02:16:54,360
 Thank you, Mr. Black, for sharing your thoughts. Next card I have is Jerry Drake.

1561
02:16:54,360 --> 02:17:16,360
 Really, I might need some help here.

1562
02:17:16,360 --> 02:17:28,360
 Thank you so much. Jerry Drake, 2504 Shiloh. Mr. Anderson, I want to assure you that we all have covered parking also.

1563
02:17:28,360 --> 02:17:48,360
 I'm taking a little bit different tack here, and I'm sorry, I guess because I used to do this kind of stuff, but it's not all a matter of what we selfishly want. This is a bad design in a bad location, and it doesn't have enough access.

1564
02:17:48,360 --> 02:18:00,360
 And these are the four out of the six criteria that matter in saying that this SUP should be denied.

1565
02:18:00,360 --> 02:18:08,360
 Something was said at the last meeting about studies. I think that Mr. Berry kind of stole my thunder a little bit.

1566
02:18:08,360 --> 02:18:20,360
 Most of these things that the developer gave us were kind of self-serving articles about how to convince NIMBYs away from prejudice and stuff like that. They really weren't studies themselves.

1567
02:18:20,360 --> 02:18:45,360
 But as far as the studies were concerned, the Harvard study was talking about the impact on property values. It said that insignificant impact to neighborhoods catered to low or moderate income buyers, that's not our neighborhoods market. And then it also said the strength of negative impacts is directly related to the concentration and scale of the facilities. In other words, size matters.

1568
02:18:45,360 --> 02:19:01,360
 I think this slide is my favorite one here. Let's talk about the number of stories here. They're asked for four stories here, and they are completely surrounded by single story buildings, both commercial and residential.

1569
02:19:01,360 --> 02:19:14,360
 Maybe there's a half dozen two story buildings here. And this is not a transition away from harmful incompatibility. It is the harmful incompatibility.

1570
02:19:14,360 --> 02:19:30,360
 The natural buffer that they're talking about, man, they're just fencing the stuff out and away from them and concentrating all the adverse impacts of illegal campers and wildlife by shoving it up against us.

1571
02:19:30,360 --> 02:19:53,360
 Last time, I think all the two of you saw me present before. I went through the fire code here. Fire lane is not designed to be both for vehicular traffic and fire apparatus. Fire apparatus, when it's out there, it's got outriggers that come out. It's hard to get around. You've got busy firefighters that are thinking about fighting a fire.

1572
02:19:53,360 --> 02:20:14,360
 And Mr. Anderson pointed out, you've got this barricade across here. And something was said about the access easement. Mr. Sal came to me six months ago about this project, and they still don't have any kind of an easement in six months.

1573
02:20:14,360 --> 02:20:25,360
 Haley could tell you that when I used to work for the city, I wasn't the world's fastest attorney, but I can get you an easement in less than six months.

1574
02:20:25,360 --> 02:20:46,360
 You know, you're going to have people who are panicked trying to go down essentially a one lane alley. This isn't a street. This doesn't even meet the standards for, you know, a single lane, and it's not marked as one way. It got this incredibly dangerous bottleneck in here.

1575
02:20:46,360 --> 02:20:50,360
 I'm worried about the safety of the people.

1576
02:20:50,360 --> 02:21:09,360
 And with, you know, the fire access is the barest minimum, like scoring a D. Who celebrates a D? You know, and the traffic circulation is an F, because they fall below the street standards.

1577
02:21:09,360 --> 02:21:23,360
 The developer won't be here when a calamity happens, but we will. So in summary, these are the four bases at issue here. It's not compatible. Compatible means that they fit in, not that they stick out.

1578
02:21:23,360 --> 02:21:42,360
 The code standards, if I could continue a little bit long, thank you. There's only one exit. There's not two. We could see that. Mitigate impacts associated with traffic and access and immersive. No. Their four story design creates the need for aerial access that it restricts. It's a bad location.

1579
02:21:42,360 --> 02:21:57,360
 You know, I didn't create that problem for them. That's the land that they picked out. There's plenty of land across I-35, plenty of properties around the Colorado Boulevard area.

1580
02:21:57,360 --> 02:22:12,360
 You have discretion here to apply common sense. If an emergency strikes, remember paces crossing when the floor collapsed. Are you going to be proud if you recommended approval despite these issues? Mr. Anderson was spot on there.

1581
02:22:12,360 --> 02:22:29,360
 And pretty pictures are not going to get there. A promise of high-end medical professional housing, and it's tucked behind the Goodwill thrift store in the strip mall's dumpster alley with penthouse views of that alley and Buc-ee's. This is not Park Avenue we're talking about.

1582
02:22:29,360 --> 02:22:46,360
 And if we approved this project, even if it's doomed, it can't be later revoked. We should, at a minimum, make sure that we have Brookdale's easement. Make sure that there is a safe way out. Make sure that these people won't be endangered.

1583
02:22:46,360 --> 02:23:02,360
 The people who live there, you think about them as well. I just want to add one other thing, if I may. This Plan B is nonsense. It's either done to scare us or it's done out of spite.

1584
02:23:02,360 --> 02:23:20,360
 These two buildings down here that are up against our neighborhood could easily be moved to the north. You got this parking area up here at the very top. Are these people going to walk all the way across the campus to get to the cars just so they can have the building shoved up against us?

1585
02:23:20,360 --> 02:23:37,360
 Look at this building. There are eight parking spaces here. Do they seriously expect us to believe that this is going to be a viable option to have these people walk all the way across here to their parking? This is nonsense. It's an insult.

1586
02:23:37,360 --> 02:23:49,360
 Mr. Drake, I'm gonna have to ask you to wrap it up just because I've got other callers. That's quite alright. I'm done anyway. Thank you. Okay, thank you. Any questions for Mr. Drake?

1587
02:23:49,360 --> 02:24:07,360
 I don't see any. Thank you so much. Next card I have is Billy Ann Casper.

1588
02:24:07,360 --> 02:24:10,360
 Did you want to speak Ms. Casper?

1589
02:24:10,360 --> 02:24:15,360
 Would you like to speak at the podium?

1590
02:24:15,360 --> 02:24:27,360
 Come on up, please. Thank you.

1591
02:24:27,360 --> 02:24:34,360
 It doesn't back up to me, but I'll have to look at it just like I have to look at Bucky's big round sign.

1592
02:24:34,360 --> 02:24:50,360
 And I'm truly worried about the fire issue in Brookdale. We have talked to Brookdale and nobody that we've talked to is even aware of this.

1593
02:24:50,360 --> 02:25:10,360
 They've pushed it to their legal department. They'd be here tonight, but I mean, they had to wait. We had to bring it up to them. And there's no way to get fire trucks out of there. It's scary. So please, don't just think down.

1594
02:25:10,360 --> 02:25:26,360
 Commissioner Smith, Ms. Casper, I think Commissioner Smith has a question for you. Nope. Question for staff. Oh, okay. You're good. Thank you, ma'am. Questions for staff. I apologize. Thank you, Ms. Casper. Yes, Commissioner Smith.

1595
02:25:26,360 --> 02:25:51,360
 Haley, can I ask you a question real quick? I might be jumping the gun because I don't know if the chair's got more cards or not. Just from my side view, it looks like she was done. So it's been brought up quite a bit about that. And I think that the about the easement for Brookdale and, you know, engineer developer says one thing neighborhood neighbor says something different.

1596
02:25:51,360 --> 02:26:05,360
 If the easement by Brookdale isn't received, what happens to the SUP? We obviously then doesn't need fire code, don't have two points of access. What happens then? The SUP is there and under the SP is only pertaining to the height of the building.

1597
02:26:05,360 --> 02:26:21,360
 Is there anything else you foreseeably can see in the way that they would eventually do platting to be able to get two points of access? Or if there is no way for them to be able to even do that, that this SUP stands out there and that is what it is.

1598
02:26:21,360 --> 02:26:36,360
 So I guess two things that I would point out. The applicant has forwarded an email that they received from a representative of Brookdale, I believe in their legal department, acknowledging that they are amenable to the access easement and agreed to work on it with them.

1599
02:26:36,360 --> 02:26:50,360
 When was that? Do you know, did you see a date on that email? I could look it up for you. It was before that prior to this coming to you all the first time in August. I know that much. I do not know the exact date of that email, but I could find that information for you in a couple of minutes if you need me to.

1600
02:26:50,360 --> 02:27:10,360
 With regards to if they were not able to get that easement, the SUP would still be approved. That approval would still stand. It would be incumbent upon the applicant to find another means of access and if that resulted in changes to the plan, then that could possibly trigger them coming back before P&Z and council to amend the site plan that is tied to that SUP.

1601
02:27:10,360 --> 02:27:26,360
 Okay. I do not know, Mack, if you had any other thoughts on that matter. The only other thing on that is SUPs have an expiration date to them if they do not develop within a certain period of time, so there is a potential if they were not able to access it.

1602
02:27:26,360 --> 02:27:47,360
 Two years, correct? Correct, two years, so it may expire at some point if it does not develop. Okay. Commissioner Smith, could I, we have got some callers who want to speak, so if we could let Haley maybe find the answer to that question and then we can circle back to staff questions. Is that okay? Okay, thank you.

1603
02:27:47,360 --> 02:28:09,360
 Is there anyone here who wishes to speak? I do not have any other cards. Okay, one moment. I am going to get with the caller and then I will call on you next. Rachel, hi, will you patch through who you have on the line, please? Sure, one moment, please. This will be Jeff Roman.

1604
02:28:09,360 --> 02:28:25,360
 Good evening. You are on with the Planning and Zoning Commission. If you will state your name and your address, your time will begin. Thank you. Thank you for having me. My name is Jeff Roman. I am at 2420 Natchez Trace.

1605
02:28:25,360 --> 02:28:50,360
 I am on here tonight to ask you to please deny the SUP that the developer of Millennium Crest here has set forth. I have got just a couple of points. I will try and be fast. The first thing I would like to point out is that the height that they are requiring is simply not compatible and simply does not fit with the area that they are trying to build here.

1606
02:28:50,360 --> 02:29:17,360
 I would say anyone that is driven through the South Ridge, Forest Ridge area, which is what I would consider a historical area in Denton, possibly even over into the Wind River, which is a newer development. There isn't anything higher than two stories, whether it be the shopping centers that are around here, the few medical offices that are around here, or the houses that are here. There is just not anything that fits three stories or higher. So I believe the height to be an issue considering the area that they are trying to put in.

1607
02:29:17,360 --> 02:29:37,360
 Furthermore, I just don't think it fits with the area that it is going in. If you spend any time in Denton and you end up over in the Razor Ranch area, there are three and four story apartment complexes that are going in over there. If you are really trying to target the medical community, which they say here, I am questioning that as well.

1608
02:29:37,360 --> 02:29:52,360
 But I would say that in my opinion would be a more desirable area and something that would actually fit with what Denton has and where the direction that Denton is going with this development.

1609
02:29:52,360 --> 02:30:15,360
 As I recall hearing between Denton, Tarrant, and Dallas County, there is no more undeveloped land than in Denton County right now. And I am questioning why it is so important that we have a three or four story apartment complex that we are trying to put in a very tiny green area, as several of my neighbors have pointed out earlier.

1610
02:30:15,360 --> 02:30:27,360
 I would think that if it is really that important to get a three or four story apartment complex, I would think that there are better areas to do that and it fits with what our city is moving towards.

1611
02:30:27,360 --> 02:30:45,360
 One of the board here just a few minutes ago had asked about the target price for the $1,500 to $1,800 mark. That is indeed about what our payment is for actually owning a house in this particular neighborhood.

1612
02:30:45,360 --> 02:31:12,360
 The other thing that I would question is that initially this was going to be an $1,100 to $1,500 payment range for what these units were going to be going for. And I have been concerned all along that it was not going to be hard for college students or multiple college students that would be able to string together that amount of money to actually be in an apartment and that the demographic that they were looking for was largely not going to be what actually ended up renting here.

1613
02:31:12,360 --> 02:31:19,360
 And then finally, I just don't think there is any way they are going to be able to stereotype who it is that rents in this area.

1614
02:31:19,360 --> 02:31:40,360
 And lastly, my wife being a medical professional, she has mentioned several times that if she had been working in a high stress job such as in the medical field right now, probably the last thing that she would find as a retreat to get home would be staring out of a four story or even three story for that matter apartment complex.

1615
02:31:40,360 --> 02:31:47,360
 Looking over an aged shopping center along with the lights and sound of buckies in the interstate.

1616
02:31:47,360 --> 02:31:54,360
 So again, I largely I just don't think the height is good for this area and I'm asking you please deny this.

1617
02:31:54,360 --> 02:32:00,360
 That's all I have. Thank you. Thank you, Mr. Roman for sharing your thoughts.

1618
02:32:00,360 --> 02:32:03,360
 Rachel, are there other callers on the line?

1619
02:32:03,360 --> 02:32:11,360
 Yes, let me pass patch the next one. This should be Martha and Felman. Okay, thank you.

1620
02:32:11,360 --> 02:32:20,360
 Good evening. You are on with the Planning and Zoning Commission. If you'll state your name and address your time will begin.

1621
02:32:20,360 --> 02:32:36,360
 My name is Martha Anne Felman. We live at 2408 Nachos Trace. So our backyard backs up to the proposed development. So I have three main concerns with this development that is proposed behind our yard.

1622
02:32:36,360 --> 02:32:42,360
 One is the noise. So the department complex will bring a lot more noise than we have currently.

1623
02:32:42,360 --> 02:32:53,360
 Two is privacy. So if the fourth story building is built, people will be able to see from their fourth story over into our backyard.

1624
02:32:53,360 --> 02:33:05,360
 And we have three little kids, a four year old, two year old, a baby. So then now we have to be concerned about the top level tenants looking into our backyard as our boys are playing.

1625
02:33:05,360 --> 02:33:09,360
 And the third concern I have with this development is safety.

1626
02:33:09,360 --> 02:33:17,360
 So over the past few years we've noticed more crime around our neighborhood with Buckees moving in.

1627
02:33:17,360 --> 02:33:24,360
 If you remember, we moved into this house in 2016. In 2018 Buckees opened.

1628
02:33:24,360 --> 02:33:33,360
 In October of 2020, sorry April 2020, there was an assault suspect shot and killed by deputies at Buckees.

1629
02:33:33,360 --> 02:33:41,360
 If you remember, I was at home when that happened. There were helicopters swarming around the area and I was very concerned for my safety.

1630
02:33:41,360 --> 02:33:47,360
 And I was concerned that someone might come into my area, right, to our neighborhood.

1631
02:33:47,360 --> 02:34:00,360
 So my concern with this apartment building being built is it allows more of the general public into our neighborhood areas in car traffic and also foot traffic.

1632
02:34:00,360 --> 02:34:10,360
 And so that's my main concern is that our neighborhood is going to become more of an area of potential crime as people may come off the highway into this apartment complex.

1633
02:34:10,360 --> 02:34:20,360
 And not only the tenants, but also anyone who's on the highway may exit and pull into the apartment complex and thus allow easier access toward our neighborhood.

1634
02:34:20,360 --> 02:34:23,360
 And that's all I have. Thank you.

1635
02:34:23,360 --> 02:34:28,360
 Thank you for sharing your thoughts.

1636
02:34:28,360 --> 02:34:32,360
 Rachel, anyone else on the line?

1637
02:34:32,360 --> 02:34:34,360
 No, Chair, not this evening.

1638
02:34:34,360 --> 02:34:36,360
 Okay, thank you.

1639
02:34:36,360 --> 02:34:52,360
 This is a public hearing. Anyone else wishing to speak? Come on down.

1640
02:34:52,360 --> 02:34:54,360
 If you'll please state your name and address. Your time will begin.

1641
02:34:54,360 --> 02:35:05,360
 My name is Dan Lyons. I live at 2516 Shiloh Road in the neighborhood. I'm just sort of down the street of where this apartment complex is going up.

1642
02:35:05,360 --> 02:35:14,360
 I am also a registered architect in the state of Texas and I've been looking at a few things. Let's talk about Plan B first.

1643
02:35:14,360 --> 02:35:24,360
 Curious enough, when the developer was showing Plan B, they left out some information that they had shared with us with the neighborhood.

1644
02:35:24,360 --> 02:35:35,360
 They left out the actual areas of both Option A and Option B of how much building area would be on the property.

1645
02:35:35,360 --> 02:35:51,360
 On Option A, it's 285,430 square feet. On Option B, it's 228,029 square feet, quite a bit smaller.

1646
02:35:51,360 --> 02:36:11,360
 GSA, which went to their website, their governing agency that shows a little bit about design, states that apartment buildings usually require 25.9% to 37.8% circulation and office space for administration.

1647
02:36:11,360 --> 02:36:24,360
 If you take the lowest one, 25.9%, take that off of the square feet of 228,000 square feet, divide that by 234 units.

1648
02:36:24,360 --> 02:36:37,360
 They're saying that each unit will be under 700 square feet. That's a very, very small unit. That's about the size of units in New York City.

1649
02:36:37,360 --> 02:36:45,360
 They're not going to be getting anywhere near that kind of rent on that, so they're being a little bit disingenuous.

1650
02:36:45,360 --> 02:36:59,360
 Also, this particular property is basically, according to the Denton Development Code, 3.31 is a mixed-use neighborhood.

1651
02:36:59,360 --> 02:37:16,360
 It reads over here that the purpose of the mixed-use neighborhood, the MN District is provided to support compatibility between higher intensity mixed-use areas and adjacent residential and commercial areas.

1652
02:37:16,360 --> 02:37:39,360
 The district contributes to a vibrant environment for pedestrians, bicycles, and includes varying densities of residential, neighborhood serving, retail, restaurants, commercial, and office use that are sensitive to the surrounding built and natural context in scale and form.

1653
02:37:39,360 --> 02:37:49,360
 Everybody's been talking about scale. It's because it doesn't even fit within the purpose of this district.

1654
02:37:49,360 --> 02:38:09,360
 It should be a scale relevant to our neighborhood, and it's not. It's going to be about twice to two and a half times the size of any of our houses in height.

1655
02:38:09,360 --> 02:38:25,360
 So that's not really proper. It's not a proper building for that area, and that's all I really have.

1656
02:38:25,360 --> 02:38:38,360
 Thank you very much for sharing your thoughts. This is a public hearing. Anyone else wishing to speak?

1657
02:38:38,360 --> 02:38:40,360
 Chair, I actually have another caller.

1658
02:38:40,360 --> 02:38:46,360
 Okay. Hold the line just a minute, Rachel. I do have someone here in chambers who is wishing to speak.

1659
02:38:46,360 --> 02:38:48,360
 Certainly. Thank you.

1660
02:38:48,360 --> 02:38:50,360
 Hi. If you'll state your name and address, your time will begin.

1661
02:38:50,360 --> 02:39:01,360
 Great. My name is Lee Lyons, and I live at 2516 Shiloh Road. Just a couple of things. Thank you very much for taking the time to hear our comments.

1662
02:39:01,360 --> 02:39:16,360
 I have been listening to some of my neighbors who are unfortunately not able to be here. I have one neighbor who lives on Natchez Trace who says that these apartments will look directly into the bedrooms of her three children.

1663
02:39:16,360 --> 02:39:35,360
 It's a different neighbor than spoke earlier. In addition, on the Zoom call that was held with the developer on September 14th, the developer stated multiple times option B was not viable.

1664
02:39:35,360 --> 02:39:53,360
 When we're bringing developments in to Denton, we need to have a good community partner. My feeling is that I'm not certain we have that here with a good community partner who wants to work with us in the neighborhood.

1665
02:39:53,360 --> 02:40:03,360
 Personally, I would like us not to have the apartment building at all. In addition, at the last meeting, there was a comment made that young millennials are not moving to Denton.

1666
02:40:03,360 --> 02:40:17,360
 What young millennials are looking for are developments that have a live, work, play concept. This development does not have that. Young millennials cannot walk to work from this development.

1667
02:40:17,360 --> 02:40:30,360
 They are most likely not going to walk past Goodwill to go around the corner to go to Chili's and that shopping center, and there is no access to entertainment options at this development.

1668
02:40:30,360 --> 02:40:36,360
 I respectfully ask that you deny the SUP. Thank you very much.

1669
02:40:36,360 --> 02:40:41,360
 Thank you, Ms. Lyons for sharing your thoughts.

1670
02:40:41,360 --> 02:40:46,360
 Is there anyone else in chambers wishing to speak at this time?

1671
02:40:46,360 --> 02:40:50,360
 Okay, Rachel, go ahead and put the caller through, please.

1672
02:40:50,360 --> 02:40:57,360
 Sure thing. One moment. This will be Ms. Roman.

1673
02:40:57,360 --> 02:41:03,360
 Good evening. You're on with the planning and zoning commission. If you'll state your name and address, your time will begin.

1674
02:41:03,360 --> 02:41:08,360
 My name is Kristen Roman. I live at 2420 Natchez Trace.

1675
02:41:08,360 --> 02:41:16,360
 Thank you so much for taking my call. So I have a couple of concerns. The first one is just increased safety concerns.

1676
02:41:16,360 --> 02:41:29,360
 The elevated height that is being reflected in this SUP, first of all, I would like to ask that you guys please deny the SUP that's being brought to you tonight.

1677
02:41:29,360 --> 02:41:57,360
 My big safety concern is that there will be people directly looking into our backyard. The way that the building is positioned, they are literally looking directly into our backyard. And with apartment complexes comes increased crime, and it's giving somebody the direct view into our yard to monitor when we will be at home, when we won't be at home, and so forth.

1678
02:41:57,360 --> 02:42:13,360
 The next concern that I have is that the Millennial Crest developers have offered to meet with us and to discuss adding additional foliage to enhance our view of it or to help block the apartment complex that's being built.

1679
02:42:13,360 --> 02:42:39,360
 But that's another concern that I have because if there was anything lining, any extra trees lining my backyard, we feel that anybody that was trying to enter our property over the back fence, that would give them an opportunity to be able to easier access the back of our, over the fence and into our property.

1680
02:42:39,360 --> 02:43:00,360
 So the apartment tower will tower over everything in this area. And that will just so happen to look directly into my daughter's playrooms and bedrooms. And so I have two little girls and safety is our number one concern, and we're not scared of Plan B.

1681
02:43:00,360 --> 02:43:24,360
 I think they threw together Plan B in an effort to bully us into thinking that Plan A was the better option. They pushed the buildings as close to our fence line in order to scare us. And as it has been touched on several other times tonight, they could very easily reconfigure that space to better suit residents and then better suit us as well.

1682
02:43:24,360 --> 02:43:47,360
 And also, I do agree, I think it was also touched on that these are future residents, and we have been here, you know, all together, this property has been here, or our addition has been here, over 20 years, and we have been paying taxes on our properties for over 20 years.

1683
02:43:47,360 --> 02:44:07,360
 And I feel like that means to just say something about that we are, we're here, we don't, we know that that property will probably be developed at some point. It's just, this is not the ideal situation. And I, that's all I have. Thank you for your time.

1684
02:44:07,360 --> 02:44:11,360
 And thank you for sharing your thoughts.

1685
02:44:11,360 --> 02:44:13,360
 Rachel, do you have anyone else on the line?

1686
02:44:13,360 --> 02:44:25,360
 No, ma'am, I do not. This is a public hearing. Is there anyone else wishing to speak on this item?

1687
02:44:25,360 --> 02:44:39,360
 Seeing none, I will close the public hearing. I will, for the record, state that we had 16 people fill out online comment forms. They were all in opposition.

1688
02:44:39,360 --> 02:44:56,360
 They have been shared with this commission and will be recorded in the city secretary's office. We also had one caller tonight who did not wish to speak, but wished to make their comment known that they are opposed to the request.

1689
02:44:56,360 --> 02:45:01,360
 With that, I will open the dais up for discussion.

1690
02:45:01,360 --> 02:45:02,360
 Commissioner Smith.

1691
02:45:02,360 --> 02:45:06,360
 Thank you, Chair. Haley, can I finish out my question line there?

1692
02:45:06,360 --> 02:45:13,360
 Sorry, Chair, for cutting off earlier on cards and everything else.

1693
02:45:13,360 --> 02:45:19,360
 Did you find that email?

1694
02:45:19,360 --> 02:45:27,360
 14th of 2020, which is roughly the time they started working with the city through the pre-application process, I believe.

1695
02:45:27,360 --> 02:45:41,360
 What was the content of the email? It was a general statement, I believe, from legal counsel with Brookdale indicating that they were amenable to working with the developer on the access easement.

1696
02:45:41,360 --> 02:45:47,360
 They had some conditions that they were proposing if they were to reach an agreement on this, and both parties said that they were amenable to moving forward.

1697
02:45:47,360 --> 02:45:58,360
 Okay. It had been referenced a couple times, or at least once, I know, by another public comment about the history of this project, or this property, I should say, I'm sorry.

1698
02:45:58,360 --> 02:46:13,360
 Other zonings that had come in here, do you have much background or history of this, projects that have been posed here through plats? Maybe it wasn't a zoning change, obviously, but maybe it was just proposed, plats, things that got filed with the city, but then projects that fell through.

1699
02:46:13,360 --> 02:46:21,360
 Sure. I recall maybe a handful of pre-application conferences with developers that have come in just with interest in the property.

1700
02:46:21,360 --> 02:46:41,360
 There was one, I don't recall if the plat ever made it to P&Z, the senior living facility that was referenced. They did get pretty far through the site planning process, I believe submitted a preliminary plat, and ultimately withdrew because of being unable to obtain a second point of access and also tree preservation being a significant hurdle for their development.

1701
02:46:41,360 --> 02:46:45,360
 Gotcha. Okay.

1702
02:46:45,360 --> 02:46:53,360
 Thank you. I have some questions for the applicant. I don't know, Chair, if you want to let other people ask for Haley, then come back around and ask questions for the applicant.

1703
02:46:53,360 --> 02:46:54,360
 Well, you do have the floor, so I'll hold.

1704
02:46:54,360 --> 02:46:57,360
 Well, then I'll take it to the applicant then, thank you, Chair.

1705
02:46:57,360 --> 02:47:00,360
 Mr. Zell, can I ask you some questions?

1706
02:47:00,360 --> 02:47:06,360
 Mr. Rivera, you can come up as well to help out if you need to.

1707
02:47:06,360 --> 02:47:10,360
 Just to confirm, you already own this property?

1708
02:47:10,360 --> 02:47:11,360
 Yes.

1709
02:47:11,360 --> 02:47:13,360
 Okay. Not under contract, you 100% own it.

1710
02:47:13,360 --> 02:47:14,360
 That's correct.

1711
02:47:14,360 --> 02:47:19,360
 You wanted to go out there and chop down trees, you could go ahead and do that if you wanted to.

1712
02:47:19,360 --> 02:47:25,360
 Obviously tree code and everything else, Haley's going to get mad at me later for saying that, sorry.

1713
02:47:25,360 --> 02:47:28,360
 But you own it. Got it. Understood.

1714
02:47:28,360 --> 02:47:38,360
 Option A, you, we talked last time, you said, I think I remember in your presentation last time, you have projects like that already?

1715
02:47:38,360 --> 02:47:41,360
 Millenium crests and a couple of different locations?

1716
02:47:41,360 --> 02:47:42,360
 It's important.

1717
02:47:42,360 --> 02:47:48,360
 Gotcha. So how many projects do you have that are like option B?

1718
02:47:48,360 --> 02:47:49,360
 None.

1719
02:47:49,360 --> 02:47:50,360
 None of them?

1720
02:47:50,360 --> 02:47:51,360
 None of them.

1721
02:47:51,360 --> 02:47:54,360
 Do you have any experience building plans like option B?

1722
02:47:54,360 --> 02:48:03,360
 2001, I did build a three-story garden style apartment in the city of Rowlett.

1723
02:48:03,360 --> 02:48:04,360
 Okay.

1724
02:48:04,360 --> 02:48:05,360
 Eastern Dallas County, yes.

1725
02:48:05,360 --> 02:48:06,360
 You still own that one or is that?

1726
02:48:06,360 --> 02:48:07,360
 No.

1727
02:48:07,360 --> 02:48:08,360
 You've gone and sold it off or?

1728
02:48:08,360 --> 02:48:09,360
 Sold it off.

1729
02:48:09,360 --> 02:48:10,360
 Okay. Got it. Understood.

1730
02:48:10,360 --> 02:48:18,360
 So what changed, because I asked you last time, and I'm trying to give you the greatest benefit of the doubt.

1731
02:48:18,360 --> 02:48:26,360
 But what changed from your previous answer till now, last time when I asked you, if we didn't approve this SUP, would you build?

1732
02:48:26,360 --> 02:48:27,360
 And you said no.

1733
02:48:27,360 --> 02:48:30,360
 We tabled the discussion to let you see if you could present something.

1734
02:48:30,360 --> 02:48:34,360
 You came back, you're showing us this plan, it could be plan B.

1735
02:48:34,360 --> 02:48:41,360
 You have the last experience you have in building a property like this, one that you proposed is 20 years ago.

1736
02:48:41,360 --> 02:48:48,360
 What's changed between your answer of no, we wouldn't be able to develop it to now you would or you could?

1737
02:48:48,360 --> 02:48:53,360
 Is it just you want to see something great for this piece of land?

1738
02:48:53,360 --> 02:48:56,360
 What is it exactly that's changed between last time and now?

1739
02:48:56,360 --> 02:49:04,360
 Okay. Mr. Smith, I really appreciate and it is my misunderstood your intention.

1740
02:49:04,360 --> 02:49:05,360
 Okay.

1741
02:49:05,360 --> 02:49:21,360
 And the reason I'm saying that is, and as well the same thing, the reason I sold my three-story garden apartment complexes is because those products is no longer desirable from the city's standpoint of view.

1742
02:49:21,360 --> 02:49:32,360
 And secondly, it has never come to my mind I will come to Denton building a three-story garden apartment.

1743
02:49:32,360 --> 02:49:35,360
 That's my mindset at that time.

1744
02:49:35,360 --> 02:49:54,360
 And when we come back to study all these options and we realize it is not truly a tactic to try to convince the neighborhood on the other direction.

1745
02:49:54,360 --> 02:49:58,360
 It is because there is a parking ratio required.

1746
02:49:58,360 --> 02:50:02,360
 There is accessibility to the building requirement.

1747
02:50:02,360 --> 02:50:09,360
 Everything coming into play for the three-story spreading out, you know, type of development.

1748
02:50:09,360 --> 02:50:17,360
 It is inevitably we will have to lose some of the natural land because that's what I said.

1749
02:50:17,360 --> 02:50:19,360
 That's the base of what I say.

1750
02:50:19,360 --> 02:50:21,360
 I will never build a kind of product.

1751
02:50:21,360 --> 02:50:32,360
 And at the end of the day here is I realize my message didn't get crossed properly.

1752
02:50:32,360 --> 02:50:45,360
 And then this time what I try to show the court and Madam Chair, you together, is we want to show you, you know, this is the benefit we bring to the neighbors.

1753
02:50:45,360 --> 02:50:48,360
 We bring to the neighborhood.

1754
02:50:48,360 --> 02:50:51,360
 We are going to be your neighbors.

1755
02:50:51,360 --> 02:51:00,360
 You know, we have reached out to all the neighborhood in there and we really appreciate being patient with us and we agree with this agreed.

1756
02:51:00,360 --> 02:51:08,360
 So in that component I want to say I want to show, you know, this is our intention.

1757
02:51:08,360 --> 02:51:14,360
 Our intention is not to scare the community.

1758
02:51:14,360 --> 02:51:20,360
 We as an owner, like Mrs. Miu said, we are the landowner.

1759
02:51:20,360 --> 02:51:22,360
 We have a construction team.

1760
02:51:22,360 --> 02:51:24,360
 We have a design team.

1761
02:51:24,360 --> 02:51:25,360
 We have a lender.

1762
02:51:25,360 --> 02:51:27,360
 Everything in place.

1763
02:51:27,360 --> 02:51:37,360
 If we have to go back to the drawing board to draw a three-story building in there, we definitely can do it.

1764
02:51:37,360 --> 02:51:46,360
 And then we will move into third in six to nine months, depends on how long we will take to get the city's building permit.

1765
02:51:46,360 --> 02:51:47,360
 Okay.

1766
02:51:47,360 --> 02:51:58,360
 So essentially just to sum up what you said is that last time you said no, but that was because it was more of a misunderstanding that you wouldn't want to develop something like that.

1767
02:51:58,360 --> 02:51:59,360
 Correct.

1768
02:51:59,360 --> 02:52:00,360
 But you can.

1769
02:52:00,360 --> 02:52:04,360
 And then I think without you saying it, let me make sure I'm understanding it.

1770
02:52:04,360 --> 02:52:15,360
 You've had so much money invested in this already that it's kind of at a point of past return now where you almost have to develop something here now, is that what you're trying to say?

1771
02:52:15,360 --> 02:52:19,360
 And it is coming with the instruction from the landowner.

1772
02:52:19,360 --> 02:52:21,360
 We will build something.

1773
02:52:21,360 --> 02:52:23,360
 Okay.

1774
02:52:23,360 --> 02:52:29,360
 Mr. Rivera, can I ask you a question as well?

1775
02:52:29,360 --> 02:52:35,360
 How many of these type of garden-style home apartments have you been a part of in developing in the past?

1776
02:52:35,360 --> 02:52:41,360
 Oh, well, I've been doing entitlements for 15 years, so I've been doing designs on these.

1777
02:52:41,360 --> 02:52:45,360
 I'd have to look that up because we've done over a dozen.

1778
02:52:45,360 --> 02:52:46,360
 Okay.

1779
02:52:46,360 --> 02:52:47,360
 Yeah.

1780
02:52:47,360 --> 02:53:09,360
 Usually, obviously, you're having to be a little bit smaller in size. I know that was referenced by another speaker tonight, was that based off the square footage, you mentioned something like 229,000 square feet or so of building space, that the square footages wouldn't be comparable between plan A and plan B, essentially, is what you're trying to say.

1781
02:53:09,360 --> 02:53:15,360
 Right, right. We wouldn't have as many internal breezeways, as many internal corridors as the urban one would.

1782
02:53:15,360 --> 02:53:16,360
 Okay.

1783
02:53:16,360 --> 02:53:18,360
 We wouldn't have the traditional garden breezeways.

1784
02:53:18,360 --> 02:53:20,360
 Because of the connection to the garage.

1785
02:53:20,360 --> 02:53:36,360
 Yeah, there's not as much common space in the building, but our architect has not done a floor plan on those. We use historical assumptions when we're doing these site plans at this stage, but if the SEP is not approved, then we'll release the architect to get going on some designs.

1786
02:53:36,360 --> 02:53:37,360
 Okay.

1787
02:53:37,360 --> 02:53:39,360
 Yeah.

1788
02:53:39,360 --> 02:53:47,360
 Haley, can you correct me real quick if I'm wrong? I asked you earlier, so if it doesn't get approved, what happens to SEP? So the site plan that's tied to the SEP would still exist.

1789
02:53:47,360 --> 02:53:59,360
 That if it doesn't get approved, then the site plan, this alternative plan B, which really isn't even a site plan, technically, because it doesn't really have all the criteria of that. Correct me if I'm wrong.

1790
02:53:59,360 --> 02:54:05,360
 They wouldn't be held to plan B, what was presented tonight, because we're not approving an SEP.

1791
02:54:05,360 --> 02:54:11,360
 That's correct. The plan B was purely for informational purposes at this point and would not be tied to this SEP request at all.

1792
02:54:11,360 --> 02:54:14,360
 Awesome. Thank you. That's all the questions, Chair.

1793
02:54:14,360 --> 02:54:17,360
 Thank you, Commissioner Smith. Commissioner Anderson.

1794
02:54:17,360 --> 02:54:24,360
 Thank you. It's Mr. So, and is Ms. Berry, is it Berry, is that correct?

1795
02:54:24,360 --> 02:54:37,360
 Rivera. Okay, I apologize. Well, I'd like to get back to some numbers because I was in the mortgage business for over 10 years, well since '96 until I closed my place there, but we're talking a second ago about mortgages, $300,000.

1796
02:54:37,360 --> 02:54:46,360
 I looked at some more properties on there. They're anywhere from between $200,000 to $330,000, I believe, in that neighborhood, which is a very nice neighborhood that you're trying to build next to.

1797
02:54:46,360 --> 02:55:02,360
 If you take a $300,000 house, interest rates are like two and a quarter right now is a pretty good rate. And you're looking at $1,147 a month payment plus taxes and insurance, which is going to put you right around your rents rate.

1798
02:55:02,360 --> 02:55:16,360
 But then you said, didn't you say $1.75 a square foot is what you're going to charge? Yes, $1.76. Okay, so I just did $1.75 at a 600 square foot apartment, which is pretty small.

1799
02:55:16,360 --> 02:55:30,360
 I mean, you're looking at $1,050 a month. And I went off of the gentleman's numbers a minute ago who is an architect who said, you know, 750 square feet is going to be the average size, which is pretty small.

1800
02:55:30,360 --> 02:55:41,360
 You're looking at over $1,300 a month for an apartment. Personally, I would rather spend my money on a $300,000 house and pay $1,145 a month.

1801
02:55:41,360 --> 02:55:53,360
 That being said, I just want to thank you again for your presentation. I mean, I know it takes a lot to come up here and face all these people that have different opinions.

1802
02:55:53,360 --> 02:56:04,360
 Sure. You know, you had 16 people online, five callers that called in, 10 people that spoke tonight in person. But anyway, I think you have a nice project.

1803
02:56:04,360 --> 02:56:13,360
 Don't get me wrong. I think it's a nice project, but I do not think it's compatible with this area. I don't think it would be safe to live there personally.

1804
02:56:13,360 --> 02:56:25,360
 In case there was an emergency, one way in, one way out, that's a death trap. That's what it sounds like to me is a death trap. I mean, you've got people in four walls and one little area with one way out.

1805
02:56:25,360 --> 02:56:36,360
 I mean, hopefully you can get, if this doesn't go through or does go through or whatever, you're still going to need to get that thing through the assisted living place.

1806
02:56:36,360 --> 02:56:49,360
 But anyways, I don't live behind your project, so I don't really have to, I don't really have a dog in this fight, but I do have to listen to the citizens of the neighborhood.

1807
02:56:49,360 --> 02:57:04,360
 And anyway, as you've seen and heard tonight, there's only one person that's kind of spoke for your support, and he really doesn't even want it either, but he said if you had to pick the, let's show the two evils, it would be the bigger one.

1808
02:57:04,360 --> 02:57:21,360
 So, I've got so many scribbled notes over here, I apologize. But I do have to go with the people. Therefore, I cannot support your project tonight. I vote in favor of the residents that this project affects.

1809
02:57:21,360 --> 02:57:35,360
 And if you would like to look at another living community, there's a project that we had before our board last meeting. It's called Hortizontal Living.

1810
02:57:35,360 --> 02:57:55,360
 I don't know, to me it was a new concept. I think it was a very neat, nice concept. They're single story homes in a smaller lot space area like yours, and they get quite a few little houses in there, but they're single family homes, like efficiency apartments, small size, and it's not going up.

1811
02:57:55,360 --> 02:58:01,360
 I think you could probably get more support from these people with something like that, than you can these apartments.

1812
02:58:01,360 --> 02:58:30,360
 With that being said, I can't remember who it was, but I want to say the company was Todd, something Todd. Christopher Todd Project. Yeah, Christopher Todd Communities, Taylor Morrison. Yes, I would highly recommend you guys talk to them because I don't want to think you would do this, but plan B, use it as a scare tactic to these people and have them to try to vote in favor of you because of that, because that to me, that just rubs me the wrong way.

1813
02:58:30,360 --> 02:58:47,360
 Anyway, with that being said, good luck. I'm born and raised in Denton. I know that area. I have a lot of friends that live out in that area, and I have to go with the residents that live here, so unfortunately I cannot support your thing tonight.

1814
02:58:47,360 --> 02:59:03,360
 Thank you, Mr Anderson, and like I speak to all the neighborhood in the same thing, you know, is that I thank you. First of all, thank you for their input. They pay attention and spend their time to talk to me. Yeah, I always be appreciated for that aspect in there.

1815
02:59:03,360 --> 02:59:19,360
 Mr Anderson, you know, I, the only thing you know from my perspective, I can, it is in the demographic of the people who are intended to buy a house, or they are going to rent a house, rent an apartment is completely different demographic.

1816
02:59:19,360 --> 02:59:36,360
 The reason for that is there is a down payment component of that. There is the job security, job location issue in there. That's the only thing I can, you know, and I appreciate, Mr Anderson, your input in this in there.

1817
02:59:36,360 --> 02:59:55,360
 Okay. And, you know, it, as every commissioner here and including the chair, you are you are the policy decision making for the city of Denton, definitely you have to listen to your citizens, but as the as overall, we're looking in here.

1818
02:59:55,360 --> 03:00:19,360
 My perspective is we looking at this apartment building will bring the additional residents that will be spending the money in the local retail, even as I heard several neighbors talk about the ever so left is because the number one the building is could be out of date.

1819
03:00:19,360 --> 03:00:33,360
 One component in there is, you have a very shiny new product in the buckets, people go over there. So if we bring this project in there. We think our past experiences.

1820
03:00:33,360 --> 03:00:49,360
 Attracting additional retail convenience store, you know, or small grocery store. I cannot guarantee that, but that's our past experience in terms of this, you know, residential project.

1821
03:00:49,360 --> 03:01:17,360
 But again, you know, Mr Anderson, I fully respect your opinion in there. Well, the other thing to another residence of words they said, and I don't want to steal their thunder, but it was point on when they said that, why are we going to inconvenience these people that already live there I'm paraphrasing so please forget, but why are we going to inconvenience the people that have spent this money to already live there live there for 20 years for people that don't even live here.

1822
03:01:17,360 --> 03:01:27,360
 They might not even. They might come in here be transient not come in here for a year, and their job moves on. We're going to inconvenience people that lived here for 20 something years for a person that's going to be here for a year.

1823
03:01:27,360 --> 03:01:53,360
 And that's, and that's another reason I can't, unfortunately, you know, I can't. Yeah, that's, that's a little bit you know outside of the year it's overall. Unfortunately, every city is competing for the labor force at this moment, especially skilled professional everybody's try to providing the best environment to attracting them to retaining the employment in there.

1824
03:01:53,360 --> 03:02:01,360
 So, a side note, I'm personally serving as a member of the regional transportation Council, which is called.

1825
03:02:01,360 --> 03:02:04,360
 We have a lot of data showing.

1826
03:02:04,360 --> 03:02:19,360
 We are with last 10 years we have 1 million people moving from all over the country. And, okay, I think we're getting off topic for what we're discussing so thank you. I appreciate Mr sound.

1827
03:02:19,360 --> 03:02:23,360
 Commissioner Anderson did you have any further comments or.

1828
03:02:23,360 --> 03:02:25,360
 Okay, Commissioner Cole.

1829
03:02:25,360 --> 03:02:27,360
 Thank you chair.

1830
03:02:27,360 --> 03:02:40,360
 Commissioner Anderson stole my thunder pretty much but I mean, the main thing with me is, is this project is incredibly incompatible with spark surrounding area.

1831
03:02:40,360 --> 03:02:45,360
 I mean it just, it just does not belong.

1832
03:02:45,360 --> 03:02:51,360
 I think the access is grossly insufficient.

1833
03:02:51,360 --> 03:02:56,360
 And that hits to the safety of the project.

1834
03:02:56,360 --> 03:03:00,360
 And, you know, kind of future reference.

1835
03:03:00,360 --> 03:03:08,360
 This vote for this or we're going to do this routine.

1836
03:03:08,360 --> 03:03:12,360
 Doesn't elicit a positive response.

1837
03:03:12,360 --> 03:03:21,360
 I don't know if there is a plan B, but, you know, I'll put my chips on the table and call it bad.

1838
03:03:21,360 --> 03:03:27,360
 But, I mean, you know that's just not a good tact to take with this commission.

1839
03:03:27,360 --> 03:03:32,360
 And I'm not going to support this project.

1840
03:03:32,360 --> 03:03:44,360
 But I appreciate y'all's work and time and coming up here and so thank y'all.

1841
03:03:44,360 --> 03:03:45,360
 Commissioner proof.

1842
03:03:45,360 --> 03:03:47,360
 Thank you chair.

1843
03:03:47,360 --> 03:03:53,360
 Question for staff, and then one for the applicant, if you may.

1844
03:03:53,360 --> 03:03:59,360
 There been a couple of comments about lighting and how that would impact the neighborhood.

1845
03:03:59,360 --> 03:04:06,360
 I know that in the city's use of municipal lighting along streetlights and that sort of thing.

1846
03:04:06,360 --> 03:04:11,360
 There's an effort to take dark sky policies.

1847
03:04:11,360 --> 03:04:13,360
 I'm not sure what the right terms are.

1848
03:04:13,360 --> 03:04:20,360
 Are there, are there development standards that regulate what their light impact on surrounding properties would be?

1849
03:04:20,360 --> 03:04:22,360
 And if so, what are those?

1850
03:04:22,360 --> 03:04:29,360
 Yes, so there are standards, I believe it is section 7.11 of the DDC if you ever care to read through them.

1851
03:04:29,360 --> 03:04:35,360
 It is in general, there's a limitation to the number of foot candles that can be present at the property line.

1852
03:04:35,360 --> 03:04:39,360
 I can't recall off the top of my head if it's either one foot candle or one half foot candle.

1853
03:04:39,360 --> 03:04:47,360
 We have minimum parking light and walking area illuminance that they would have to meet, but they would have to balance that with the proximity to the property line.

1854
03:04:47,360 --> 03:04:57,360
 And we do have standards related to all the lighting being required to be downcast and shielded from upward light shed for dark sky purposes.

1855
03:04:57,360 --> 03:04:58,360
 And that's the gist of it.

1856
03:04:58,360 --> 03:05:06,360
 There's a lot of other standards related to, you know, they can have certain amount of upcast lighting for decorative purposes on the walls and things like that.

1857
03:05:06,360 --> 03:05:09,360
 But generally speaking, everything has to be downcast.

1858
03:05:09,360 --> 03:05:15,360
 And there are limitations at the property line to how much light can shed over onto adjacent properties.

1859
03:05:15,360 --> 03:05:19,360
 Okay.

1860
03:05:19,360 --> 03:05:20,360
 Okay. Thank you.

1861
03:05:20,360 --> 03:05:26,360
 And then question for the applicant.

1862
03:05:26,360 --> 03:05:33,360
 As I look at the site plan, it looks like the entrance to the parking garage is two entrances on the north side, is that correct?

1863
03:05:33,360 --> 03:05:34,360
 Yes.

1864
03:05:34,360 --> 03:05:44,360
 So the drive around to the south side, is there any reason that a resident would drive their car around on that side?

1865
03:05:44,360 --> 03:05:47,360
 Is it purely for fire access?

1866
03:05:47,360 --> 03:05:50,360
 Commissioner, are you talking about the secondary plan, plan B?

1867
03:05:50,360 --> 03:05:58,360
 No, this is plan A. There's a driveway, sort of a U around the south side of the taller building.

1868
03:05:58,360 --> 03:06:04,360
 Yes. So we're required to have that for fire coverage and that that fire line is 26 feet wide.

1869
03:06:04,360 --> 03:06:08,360
 But there is an access to the parking structure from that south drive aisle.

1870
03:06:08,360 --> 03:06:17,360
 So really it's on the preferred plan, anyone that's taking the drive around the building is it's just another route to get out.

1871
03:06:17,360 --> 03:06:22,360
 But most of the traffic is going to come in directly from 35 into the parking garage and then back out.

1872
03:06:22,360 --> 03:06:25,360
 Very few will end up taking the whole loop around the site.

1873
03:06:25,360 --> 03:06:27,360
 Okay. All right. Thank you.

1874
03:06:27,360 --> 03:06:28,360
 You're welcome.

1875
03:06:28,360 --> 03:06:42,360
 Just a couple of thoughts. I guess I'll echo one of the public comments that talked about what this type of development is.

1876
03:06:42,360 --> 03:06:52,360
 I heard terms of compact and urban used as well as, you know, compatibility and nearby shopping and retail and that sort of thing.

1877
03:06:52,360 --> 03:07:05,360
 This is not that type of development, right? It's a it's a tall suburban apartment complex where to go 200 feet, you have to get in your car and drive one and a half miles around the freeway.

1878
03:07:05,360 --> 03:07:18,360
 So I do not love this plan. It's not, in my opinion, something that has urban form of character that Denton wants to be known by.

1879
03:07:18,360 --> 03:07:24,360
 However, I don't think that's the question in front of the commission right now.

1880
03:07:24,360 --> 03:07:28,360
 I think we owe it to ourselves to understand what the choice is, right?

1881
03:07:28,360 --> 03:07:51,360
 As I hear many of the comments, honestly, what I hear is that the neighborhood is willing to roll the dice to hopefully deny the S.U.P. on the assumption that a garden style apartment complex will not be built and that a future developer will come through with something that is a little bit more amenable to the to the neighborhood.

1882
03:07:51,360 --> 03:08:00,360
 I understand that again. That's an unknown. It sounds like they've had many years of history and a few things have been amenable.

1883
03:08:00,360 --> 03:08:05,360
 A few things have not. And of all those things, nothing has happened yet.

1884
03:08:05,360 --> 03:08:26,360
 I think to a certain extent, the fact that nothing has happened yet speaks to the challenge to develop this parcel. It's kind of tucked behind an already older aging strip mall development with one access point, et cetera, et cetera, all the things we've already talked about.

1885
03:08:26,360 --> 03:08:53,360
 So to me, the question is really how do you weigh the benefit of the fiscal benefit to the city, right, to be able to lower everybody else's tax burden versus the chance that something else might be developed here in the future that would be better fitting.

1886
03:08:53,360 --> 03:09:03,360
 But when I look at what might be better fitting, none of that really speaks to the urban form that we hope to build in Denton either.

1887
03:09:03,360 --> 03:09:24,360
 So I think poking at a particular proposal in this case and saying, well, I don't like that is a little bit disingenuous because it's hard to imagine something that we could like. So I appreciate.

1888
03:09:24,360 --> 03:09:30,360
 I really do appreciate all the comments, though. So thank you.

1889
03:09:30,360 --> 03:09:38,360
 Thank you. Commissioner. Commissioner Smith. Thank you, Mr. Vera. There was a question I forgot to ask earlier.

1890
03:09:38,360 --> 03:09:52,360
 The plan be the way it's built. I think it was brought up by Mr. Drake about the positioning of the buildings there. Is there a reason why the position on the southern border like that I know that I know the buffer setbacks can be as close as 10 feet.

1891
03:09:52,360 --> 03:10:08,360
 Is there a reason why they're put there from your opinion? Why they're not on the north side? We were not. We went through several iterations to get that plan prepared. We were not able to get enough surface parking and not impact more than 20 percent or not preserve less than 20 percent of the trees.

1892
03:10:08,360 --> 03:10:22,360
 So we knew we had to overlap parking somewhere. And so what y'all see is a two level parking deck that's not interconnected, but you enter from the north side. That's the high side. And then you have that's one level. And then the south side is the other level elevation because elevation.

1893
03:10:22,360 --> 03:10:34,360
 So that was like our controlling point right there. We had to put the parking garage where we're going to do the most cut and then the detention pond, obviously, in the very low spot and then positioning the buildings in a way that there's circulation.

1894
03:10:34,360 --> 03:10:40,360
 No dead ends and fire lane wits that meet the criteria of the city's code. Okay, thank you.

1895
03:10:40,360 --> 03:10:56,360
 Commissioner Villarreal. Yeah, I just want to reiterate a lot of what my other commissioners are saying. I do don't like this plan. I don't think the constituents in Southridge like this plan.

1896
03:10:56,360 --> 03:11:10,360
 And I, if I could, I would wave a wand and make this an ESA if I could. But I can't. And I do know y'all have the right to develop here if possible. I just want to ask a question because it was brought up by six constituents here.

1897
03:11:10,360 --> 03:11:18,360
 Did you or did you not tell constituents after PNZ spoke to you last time that you were not planning on going through with Plan B?

1898
03:11:23,360 --> 03:11:36,360
 Sir, yes, I can answer that question. You know, that's the way I took the question is, you know, about the three story garden style apartment. That wasn't our approach. My answer is for that.

1899
03:11:36,360 --> 03:11:59,360
 And, you know, how you've been taken to the other direction, I apologize. I've been, what should I say? It wasn't my best answer, but it is my general answer that we are not intend to buy, to come in with a three story product.

1900
03:11:59,360 --> 03:12:15,360
 No, it's not. Garden style apartment is not our intention in the beginning. Yes. So just to clarify real quick. So if we denied SUP, do you plan to go forward and try to go for this option B?

1901
03:12:15,360 --> 03:12:30,360
 You modify option B. We will build something in there. That's all I have.

1902
03:12:30,360 --> 03:12:46,360
 Anybody else? I'll just, I guess, give my two cents. First, I guess on the thought of apartment need and rentals. It's not really what we're talking about here, but I'll put my two cents in. There is a need for that.

1903
03:12:46,360 --> 03:12:56,360
 Everyone can't afford to or for whatever other option become a homeowner. So we absolutely have a need for rental property.

1904
03:12:56,360 --> 03:13:04,360
 So my thoughts are this. I don't think much thought was given to Plan B, and I don't even know what to think of what was presented here.

1905
03:13:04,360 --> 03:13:23,360
 It comes off, whether intentional or not, as a veiled threat. If you don't approve this, here's, you know, here's what we're going to do. And it's this drawing that seems like not a whole lot of thought was given to, honestly, which is what I thought

1906
03:13:23,360 --> 03:13:37,360
 that maybe when this was postponed, that maybe would come off better than this, though I was against that postponement, because I didn't figure that you'd put the money into an architect and whatnot, and I understand that.

1907
03:13:37,360 --> 03:13:46,360
 But as Commissioner Cole stated, I mean, it's not a great way to garner support for what it is that you're requesting.

1908
03:13:46,360 --> 03:14:02,360
 You've heard all of the homeowners speak again tonight, the callers, the request does not fit the area. There is nothing on this side of Lillian Miller and 35 that is that high.

1909
03:14:02,360 --> 03:14:15,360
 Not commercial, not housing of any type. It is a misfit. I understand your reason for requesting it, because you would like to fit this product on that parcel. I understand that.

1910
03:14:15,360 --> 03:14:29,360
 It is a misfit for the neighborhood. Now whether we're taking the gamble on what it is that you're seemingly threatening with. I mean, I guess that's what a lot of us are saying here and what the neighborhood is saying.

1911
03:14:29,360 --> 03:14:52,360
 Commissioner Anderson stated it. I had written it down earlier today. The horizontal multifamily option, if it has to be multifamily, it would be a far better option in this parcel of land, in its location, with it backing to this beautiful neighborhood.

1912
03:14:52,360 --> 03:15:11,360
 So what was presented tonight is that doesn't feel good. It doesn't feel like you took the neighbors concerns. They shared their time. They've done a tremendous amount of research on all of this and have shared it with you and all of us.

1913
03:15:11,360 --> 03:15:33,360
 And it seems like what you came back with tonight didn't appreciate anything of what they were saying about the place that they love to call home. So I guess I will leave my thoughts there, but clearly you know I cannot support the request before us.

1914
03:15:33,360 --> 03:15:42,360
 With that, I will call on Commissioner Smith. I want to make a motion to deny that.

1915
03:15:42,360 --> 03:15:47,360
 I think I want to first say to the applicant. Thank you for your hard work on this.

1916
03:15:47,360 --> 03:16:04,360
 I think that it seems like based off of just the criteria within the DDC that there's plenty of evidence there to say that it gives me concern as a commissioner to approve something like this, being that there's already over 20% of the property surrounding you I think that a denial here at

1917
03:16:04,360 --> 03:16:22,360
 at PNC won't really truly make a difference than the pill battle you'll have a council in the first place if you do take the project to that point. More than anything else, you know if we want to talk about diversity of housing in the in the, in the city, that if a three story

1918
03:16:22,360 --> 03:16:37,360
 style apartment complex is built, at least we'll have some more affordable housing and sounds like the neighborhood is willing to run that risk and roll the dice to say that there are lower cost lower quality housing behind that them built by right, that they're

1919
03:16:37,360 --> 03:16:52,360
 okay with whether or not that actually is going to be a built or not, and the neighborhoods okay with it, then I guess that we'll just have to go that route. So, emotion is to deny.

1920
03:16:52,360 --> 03:16:55,360
 We have a first and a second to deny the request.

1921
03:16:55,360 --> 03:16:57,360
 Any discussion.

1922
03:16:57,360 --> 03:17:06,360
 Let's call for a vote on the board please.

1923
03:17:06,360 --> 03:17:14,360
 And I'll carry seven, zero.

1924
03:17:14,360 --> 03:17:19,360
 That will bring us to our final item.

1925
03:17:19,360 --> 03:17:47,360
 That is Z 21 0010 I will call up Haley zygursky and open the public hearing.

1926
03:17:47,360 --> 03:17:55,360
 Good evening.

1927
03:17:55,360 --> 03:18:02,360
 This is case z 2110 Geesling Road industrial.

1928
03:18:02,360 --> 03:18:14,360
 The request before you this evening is two part. The first being a 20.8 acre tract which is shown here in yellow as the eastern. Most of the two rezoning parcels.

1929
03:18:14,360 --> 03:18:29,360
 Currently zoned are six and mixed use neighborhood, the request is to rezone to light industrial that particular parcel is part of a larger 86 acre parent tract, we've recently, as of May of this year seen 12.7 acres of that parcel already

1930
03:18:29,360 --> 03:18:32,360
 zoned from our six to ally.

1931
03:18:32,360 --> 03:18:41,360
 The second part of the request, are the four parcels shown here in yellow. Those are each approximately one acre in size for a total of 4.17 acres.

1932
03:18:41,360 --> 03:18:49,360
 Those are currently zoned residential rural and again the request is for light industrial zoning.

1933
03:18:49,360 --> 03:19:12,360
 So in the spirit of going through this in a little more summarized option I'm not going to go through each of the criteria will hit the highlights of that, with respect to the future land use map and the denton plan 2030 the property which is outlined in red on your screen is designated moderate residential as you're familiar with that is intended for residential density of four to 12 dwelling units per acre.

1934
03:19:12,360 --> 03:19:21,360
 There are several goals outlined for moderate density residential areas in the comp plan, some of those are not necessarily consistent with this area.

1935
03:19:21,360 --> 03:19:47,360
 It does call for areas with that density to be connected to existing neighborhoods and services to be walkable and connected with your surrounding retail and supporting uses for those neighborhoods. In this context, that is not what would, what would occur if this were to develop as residential the surrounding properties, although there is some retail on university are largely industrial in nature, existing land uses and developing.

1936
03:19:47,360 --> 03:19:55,360
 Because of that, and given the transition that we see on our future land use map to with business innovation directly to the north and west of this property.

1937
03:19:55,360 --> 03:20:02,360
 This is an area that staff is had already identified has needing to be looked at further with our comprehensive plan update which is well underway.

1938
03:20:02,360 --> 03:20:07,360
 As you all have heard several updates from Ron over the last year with how that's going.

1939
03:20:07,360 --> 03:20:22,360
 So because of all these factors, existing nonconformities on the ground being another large piece of this. For example, there's a property across the street, that's an existing manufacturing facility that's been in place for decades was annexed into the city and given a residential role zoning

1940
03:20:22,360 --> 03:20:24,360
 designation as a placeholder.

1941
03:20:24,360 --> 03:20:38,360
 So, that's an area that we're going to be looking at as well.

1942
03:20:38,360 --> 03:20:52,360
 Similarly, there's a lot of heavy utility uses in this area to the south. And with the challenges we spoke about on the parent tract with the existing gas lines and utility lines crisscrossing the area. It seems very unlikely that residential would develop here, or that would be desirable to develop here because of those existing constraints.

1943
03:20:52,360 --> 03:20:54,360
 So, that's an area that we're going to be looking at.

1944
03:20:54,360 --> 03:21:00,360
 And then we're going to look at the other areas that we're going to be looking at as well.

1945
03:21:00,360 --> 03:21:03,360
 So, this is an area that we're going to be looking at as well.

1946
03:21:03,360 --> 03:21:05,360
 So, that's an area that we're going to be looking at as well.

1947
03:21:05,360 --> 03:21:07,360
 And then we're going to look at the other areas that we're going to be looking at as well.

1948
03:21:07,360 --> 03:21:09,360
 And then we're going to look at the other areas that we're going to be looking at as well.

1949
03:21:09,360 --> 03:21:11,360
 And then we're going to look at the other areas that we're going to be looking at as well.

1950
03:21:11,360 --> 03:21:13,360
 And then we're going to look at the other areas that we're going to be looking at as well.

1951
03:21:13,360 --> 03:21:15,360
 And then we're going to look at the other areas that we're going to be looking at as well.

1952
03:21:15,360 --> 03:21:22,360
 And then we're going to look at the other areas that we're going to be looking at as well.

1953
03:21:22,360 --> 03:21:24,360
 And then we're going to look at the other areas that we're going to be looking at as well.

1954
03:21:24,360 --> 03:21:26,360
 And then we're going to look at the other areas that we're going to be looking at as well.

1955
03:21:26,360 --> 03:21:28,360
 And then we're going to look at the other areas that we're going to be looking at as well.

1956
03:21:28,360 --> 03:21:30,360
 And then we're going to look at the other areas that we're going to be looking at as well.

1957
03:21:30,360 --> 03:21:32,360
 And then we're going to look at the other areas that we're going to be looking at as well.

1958
03:21:32,360 --> 03:21:34,360
 And then we're going to look at the other areas that we're going to be looking at as well.

1959
03:21:34,360 --> 03:21:36,360
 And then we're going to look at the other areas that we're going to be looking at as well.

1960
03:21:36,360 --> 03:21:38,360
 And then we're going to look at the other areas that we're going to be looking at as well.

1961
03:21:38,360 --> 03:21:45,360
 And then we're going to look at the other areas that we're going to be looking at as well.

1962
03:21:45,360 --> 03:21:47,360
 And then we're going to look at the other areas that we're going to be looking at as well.

1963
03:21:47,360 --> 03:21:49,360
 And then we're going to look at the other areas that we're going to be looking at as well.

1964
03:21:49,360 --> 03:21:51,360
 And then we're going to look at the other areas that we're going to be looking at as well.

1965
03:21:51,360 --> 03:21:53,360
 And then we're going to look at the other areas that we're going to be looking at as well.

1966
03:21:53,360 --> 03:21:55,360
 And then we're going to look at the other areas that we're going to be looking at as well.

1967
03:21:55,360 --> 03:21:57,360
 And then we're going to look at the other areas that we're going to be looking at as well.

1968
03:21:57,360 --> 03:21:59,360
 And then we're going to look at the other areas that we're going to be looking at as well.

1969
03:21:59,360 --> 03:22:01,360
 And then we're going to look at the other areas that we're going to be looking at as well.

1970
03:22:01,360 --> 03:22:08,360
 And then we're going to look at the other areas that we're going to be looking at as well.

1971
03:22:08,360 --> 03:22:10,360
 And then we're going to look at the other areas that we're going to be looking at as well.

1972
03:22:10,360 --> 03:22:12,360
 And then we're going to look at the other areas that we're going to be looking at as well.

1973
03:22:12,360 --> 03:22:14,360
 And then we're going to look at the other areas that we're going to be looking at as well.

1974
03:22:14,360 --> 03:22:16,360
 And then we're going to look at the other areas that we're going to be looking at as well.

1975
03:22:16,360 --> 03:22:18,360
 And then we're going to look at the other areas that we're going to be looking at as well.

1976
03:22:18,360 --> 03:22:20,360
 And then we're going to look at the other areas that we're going to be looking at as well.

1977
03:22:20,360 --> 03:22:22,360
 And then we're going to look at the other areas that we're going to be looking at as well.

1978
03:22:22,360 --> 03:22:24,360
 And then we're going to look at the other areas that we're going to be looking at as well.

1979
03:22:24,360 --> 03:22:32,360
 And then we're going to look at the other areas that we're going to be looking at as well.

1980
03:22:32,360 --> 03:22:34,360
 And then we're going to look at the other areas that we're going to be looking at as well.

1981
03:22:34,360 --> 03:22:36,360
 And then we're going to look at the other areas that we're going to be looking at as well.

1982
03:22:36,360 --> 03:22:38,360
 And then we're going to look at the other areas that we're going to be looking at as well.

1983
03:22:38,360 --> 03:22:40,360
 And then we're going to look at the other areas that we're going to be looking at as well.

1984
03:22:40,360 --> 03:22:42,360
 And then we're going to look at the other areas that we're going to be looking at as well.

1985
03:22:42,360 --> 03:22:44,360
 And then we're going to look at the other areas that we're going to be looking at as well.

1986
03:22:44,360 --> 03:22:46,360
 And then we're going to look at the other areas that we're going to be looking at as well.

1987
03:22:46,360 --> 03:22:48,360
 And then we're going to look at the other areas that we're going to be looking at as well.

1988
03:22:48,360 --> 03:22:54,360
 And then we're going to look at the other areas that we're going to be looking at as well.

1989
03:22:54,360 --> 03:22:56,360
 And then we're going to look at the other areas that we're going to be looking at as well.

1990
03:22:56,360 --> 03:22:58,360
 And then we're going to look at the other areas that we're going to be looking at as well.

1991
03:22:58,360 --> 03:23:00,360
 And then we're going to look at the other areas that we're going to be looking at as well.

1992
03:23:00,360 --> 03:23:02,360
 And then we're going to look at the other areas that we're going to be looking at as well.

1993
03:23:02,360 --> 03:23:04,360
 And then we're going to look at the other areas that we're going to be looking at as well.

1994
03:23:04,360 --> 03:23:06,360
 And then we're going to look at the other areas that we're going to be looking at as well.

1995
03:23:06,360 --> 03:23:08,360
 And then we're going to look at the other areas that we're going to be looking at as well.

1996
03:23:08,360 --> 03:23:10,360
 And then we're going to look at the other areas that we're going to be looking at as well.

1997
03:23:10,360 --> 03:23:18,360
 And then we're going to look at the other areas that we're going to be looking at as well.

1998
03:23:18,360 --> 03:23:20,360
 And then we're going to look at the other areas that we're going to be looking at as well.

1999
03:23:20,360 --> 03:23:22,360
 And then we're going to look at the other areas that we're going to be looking at as well.

2000
03:23:22,360 --> 03:23:24,360
 And then we're going to look at the other areas that we're going to be looking at as well.

2001
03:23:24,360 --> 03:23:26,360
 And then we're going to look at the other areas that we're going to be looking at as well.

2002
03:23:26,360 --> 03:23:28,360
 And then we're going to look at the other areas that we're going to be looking at as well.

2003
03:23:28,360 --> 03:23:30,360
 And then we're going to look at the other areas that we're going to be looking at as well.

2004
03:23:30,360 --> 03:23:32,360
 And then we're going to look at the other areas that we're going to be looking at as well.

2005
03:23:32,360 --> 03:23:34,360
 And then we're going to look at the other areas that we're going to be looking at as well.

2006
03:23:34,360 --> 03:23:40,360
 And then we're going to look at the other areas that we're going to be looking at as well.

2007
03:23:40,360 --> 03:23:42,360
 And then we're going to look at the other areas that we're going to be looking at as well.

2008
03:23:42,360 --> 03:23:44,360
 And then we're going to look at the other areas that we're going to be looking at as well.

2009
03:23:44,360 --> 03:23:46,360
 And then we're going to look at the other areas that we're going to be looking at as well.

2010
03:23:46,360 --> 03:23:48,360
 And then we're going to look at the other areas that we're going to be looking at as well.

2011
03:23:48,360 --> 03:23:50,360
 And then we're going to look at the other areas that we're going to be looking at as well.

2012
03:23:50,360 --> 03:23:52,360
 And then we're going to look at the other areas that we're going to be looking at as well.

2013
03:23:52,360 --> 03:23:54,360
 And then we're going to look at the other areas that we're going to be looking at as well.

2014
03:23:54,360 --> 03:23:56,360
 And then we're going to look at the other areas that we're going to be looking at as well.

2015
03:23:56,360 --> 03:24:04,360
 And then we're going to look at the other areas that we're going to be looking at as well.

2016
03:24:04,360 --> 03:24:06,360
 And then we're going to look at the other areas that we're going to be looking at as well.

2017
03:24:06,360 --> 03:24:08,360
 And then we're going to look at the other areas that we're going to be looking at as well.

2018
03:24:08,360 --> 03:24:10,360
 And then we're going to look at the other areas that we're going to be looking at as well.

2019
03:24:10,360 --> 03:24:12,360
 And then we're going to look at the other areas that we're going to be looking at as well.

2020
03:24:12,360 --> 03:24:14,360
 And then we're going to look at the other areas that we're going to be looking at as well.

2021
03:24:14,360 --> 03:24:16,360
 And then we're going to look at the other areas that we're going to be looking at as well.

2022
03:24:16,360 --> 03:24:18,360
 And then we're going to look at the other areas that we're going to be looking at as well.

2023
03:24:18,360 --> 03:24:20,360
 And then we're going to look at the other areas that we're going to be looking at as well.

2024
03:24:20,360 --> 03:24:26,360
 And then we're going to look at the other areas that we're going to be looking at as well.

2025
03:24:26,360 --> 03:24:28,360
 And then we're going to look at the other areas that we're going to be looking at as well.

2026
03:24:28,360 --> 03:24:30,360
 And then we're going to look at the other areas that we're going to be looking at as well.

2027
03:24:30,360 --> 03:24:32,360
 And then we're going to look at the other areas that we're going to be looking at as well.

2028
03:24:32,360 --> 03:24:34,360
 And then we're going to look at the other areas that we're going to be looking at as well.

2029
03:24:34,360 --> 03:24:36,360
 And then we're going to look at the other areas that we're going to be looking at as well.

2030
03:24:36,360 --> 03:24:38,360
 And then we're going to look at the other areas that we're going to be looking at as well.

2031
03:24:38,360 --> 03:24:40,360
 And then we're going to look at the other areas that we're going to be looking at as well.

2032
03:24:40,360 --> 03:24:42,360
 And then we're going to look at the other areas that we're going to be looking at as well.

2033
03:24:42,360 --> 03:24:50,360
 And then we're going to look at the other areas that we're going to be looking at as well.

2034
03:24:50,360 --> 03:24:52,360
 And then we're going to look at the other areas that we're going to be looking at as well.

2035
03:24:52,360 --> 03:24:54,360
 And then we're going to look at the other areas that we're going to be looking at as well.

2036
03:24:54,360 --> 03:24:56,360
 And then we're going to look at the other areas that we're going to be looking at as well.

2037
03:24:56,360 --> 03:24:58,360
 And then we're going to look at the other areas that we're going to be looking at as well.

2038
03:24:58,360 --> 03:25:00,360
 And then we're going to look at the other areas that we're going to be looking at as well.

2039
03:25:00,360 --> 03:25:02,360
 And then we're going to look at the other areas that we're going to be looking at as well.

2040
03:25:02,360 --> 03:25:04,360
 And then we're going to look at the other areas that we're going to be looking at as well.

2041
03:25:04,360 --> 03:25:06,360
 And then we're going to look at the other areas that we're going to be looking at as well.

2042
03:25:06,360 --> 03:25:12,360
 And then we're going to look at the other areas that we're going to be looking at as well.

2043
03:25:12,360 --> 03:25:14,360
 And then we're going to look at the other areas that we're going to be looking at as well.

2044
03:25:14,360 --> 03:25:16,360
 And then we're going to look at the other areas that we're going to be looking at as well.

2045
03:25:16,360 --> 03:25:18,360
 And then we're going to look at the other areas that we're going to be looking at as well.

2046
03:25:18,360 --> 03:25:20,360
 And then we're going to look at the other areas that we're going to be looking at as well.

2047
03:25:20,360 --> 03:25:22,360
 And then we're going to look at the other areas that we're going to be looking at as well.

2048
03:25:22,360 --> 03:25:24,360
 And then we're going to look at the other areas that we're going to be looking at as well.

2049
03:25:24,360 --> 03:25:26,360
 And then we're going to look at the other areas that we're going to be looking at as well.

2050
03:25:26,360 --> 03:25:28,360
 And then we're going to look at the other areas that we're going to be looking at as well.

2051
03:25:28,360 --> 03:25:36,360
 And then we're going to look at the other areas that we're going to be looking at as well.

2052
03:25:36,360 --> 03:25:38,360
 And then we're going to look at the other areas that we're going to be looking at as well.

2053
03:25:38,360 --> 03:25:40,360
 And then we're going to look at the other areas that we're going to be looking at as well.

2054
03:25:40,360 --> 03:25:42,360
 And then we're going to look at the other areas that we're going to be looking at as well.

2055
03:25:42,360 --> 03:25:44,360
 And then we're going to look at the other areas that we're going to be looking at as well.

2056
03:25:44,360 --> 03:25:46,360
 And then we're going to look at the other areas that we're going to be looking at as well.

2057
03:25:46,360 --> 03:25:48,360
 And then we're going to look at the other areas that we're going to be looking at as well.

2058
03:25:48,360 --> 03:25:50,360
 And then we're going to look at the other areas that we're going to be looking at as well.

2059
03:25:50,360 --> 03:25:52,360
 And then we're going to look at the other areas that we're going to be looking at as well.

2060
03:25:52,360 --> 03:25:58,360
 And then we're going to look at the other areas that we're going to be looking at as well.

2061
03:25:58,360 --> 03:26:00,360
 And then we're going to look at the other areas that we're going to be looking at as well.

2062
03:26:00,360 --> 03:26:02,360
 And then we're going to look at the other areas that we're going to be looking at as well.

2063
03:26:02,360 --> 03:26:04,360
 And then we're going to look at the other areas that we're going to be looking at as well.

2064
03:26:04,360 --> 03:26:06,360
 And then we're going to look at the other areas that we're going to be looking at as well.

2065
03:26:06,360 --> 03:26:08,360
 And then we're going to look at the other areas that we're going to be looking at as well.

2066
03:26:08,360 --> 03:26:10,360
 And then we're going to look at the other areas that we're going to be looking at as well.

2067
03:26:10,360 --> 03:26:12,360
 And then we're going to look at the other areas that we're going to be looking at as well.

2068
03:26:12,360 --> 03:26:14,360
 And then we're going to look at the other areas that we're going to be looking at as well.

2069
03:26:14,360 --> 03:26:22,360
 And then we're going to look at the other areas that we're going to be looking at as well.

2070
03:26:22,360 --> 03:26:24,360
 And then we're going to look at the other areas that we're going to be looking at as well.

2071
03:26:24,360 --> 03:26:26,360
 And then we're going to look at the other areas that we're going to be looking at as well.

2072
03:26:26,360 --> 03:26:28,360
 And then we're going to look at the other areas that we're going to be looking at as well.

2073
03:26:28,360 --> 03:26:30,360
 And then we're going to look at the other areas that we're going to be looking at as well.

2074
03:26:30,360 --> 03:26:32,360
 And then we're going to look at the other areas that we're going to be looking at as well.

2075
03:26:32,360 --> 03:26:34,360
 And then we're going to look at the other areas that we're going to be looking at as well.

2076
03:26:34,360 --> 03:26:36,360
 And then we're going to look at the other areas that we're going to be looking at as well.

2077
03:26:36,360 --> 03:26:38,360
 And then we're going to look at the other areas that we're going to be looking at as well.

2078
03:26:38,360 --> 03:26:44,360
 And then we're going to look at the other areas that we're going to be looking at as well.

2079
03:26:44,360 --> 03:26:46,360
 And then we're going to look at the other areas that we're going to be looking at as well.

2080
03:26:46,360 --> 03:26:48,360
 And then we're going to look at the other areas that we're going to be looking at as well.

2081
03:26:48,360 --> 03:26:50,360
 And then we're going to look at the other areas that we're going to be looking at as well.

2082
03:26:50,360 --> 03:26:52,360
 And then we're going to look at the other areas that we're going to be looking at as well.

2083
03:26:52,360 --> 03:26:54,360
 And then we're going to look at the other areas that we're going to be looking at as well.

2084
03:26:54,360 --> 03:26:56,360
 And then we're going to look at the other areas that we're going to be looking at as well.

2085
03:26:56,360 --> 03:26:58,360
 And then we're going to look at the other areas that we're going to be looking at as well.

2086
03:26:58,360 --> 03:27:00,360
 And then we're going to look at the other areas that we're going to be looking at as well.

2087
03:27:00,360 --> 03:27:08,360
 And then we're going to look at the other areas that we're going to be looking at as well.

2088
03:27:08,360 --> 03:27:10,360
 And then we're going to look at the other areas that we're going to be looking at as well.

2089
03:27:10,360 --> 03:27:12,360
 And then we're going to look at the other areas that we're going to be looking at as well.

2090
03:27:12,360 --> 03:27:14,360
 And then we're going to look at the other areas that we're going to be looking at as well.

2091
03:27:14,360 --> 03:27:16,360
 And then we're going to look at the other areas that we're going to be looking at as well.

2092
03:27:16,360 --> 03:27:18,360
 And then we're going to look at the other areas that we're going to be looking at as well.

2093
03:27:18,360 --> 03:27:20,360
 And then we're going to look at the other areas that we're going to be looking at as well.

2094
03:27:20,360 --> 03:27:22,360
 And then we're going to look at the other areas that we're going to be looking at as well.

2095
03:27:22,360 --> 03:27:24,360
 And then we're going to look at the other areas that we're going to be looking at as well.

2096
03:27:24,360 --> 03:27:30,360
 And then we're going to look at the other areas that we're going to be looking at as well.

2097
03:27:30,360 --> 03:27:32,360
 And then we're going to look at the other areas that we're going to be looking at as well.

2098
03:27:32,360 --> 03:27:34,360
 And then we're going to look at the other areas that we're going to be looking at as well.

2099
03:27:34,360 --> 03:27:36,360
 And then we're going to look at the other areas that we're going to be looking at as well.

2100
03:27:36,360 --> 03:27:38,360
 And then we're going to look at the other areas that we're going to be looking at as well.

2101
03:27:38,360 --> 03:27:40,360
 And then we're going to look at the other areas that we're going to be looking at as well.

2102
03:27:40,360 --> 03:27:42,360
 And then we're going to look at the other areas that we're going to be looking at as well.

2103
03:27:42,360 --> 03:27:44,360
 And then we're going to look at the other areas that we're going to be looking at as well.

2104
03:27:44,360 --> 03:27:46,360
 And then we're going to look at the other areas that we're going to be looking at as well.

2105
03:27:46,360 --> 03:27:54,360
 And then we're going to look at the other areas that we're going to be looking at as well.

2106
03:27:54,360 --> 03:27:56,360
 And then we're going to look at the other areas that we're going to be looking at as well.

2107
03:27:56,360 --> 03:27:58,360
 And then we're going to look at the other areas that we're going to be looking at as well.

2108
03:27:58,360 --> 03:28:00,360
 And then we're going to look at the other areas that we're going to be looking at as well.

2109
03:28:00,360 --> 03:28:02,360
 And then we're going to look at the other areas that we're going to be looking at as well.

2110
03:28:02,360 --> 03:28:04,360
 And then we're going to look at the other areas that we're going to be looking at as well.

2111
03:28:04,360 --> 03:28:06,360
 And then we're going to look at the other areas that we're going to be looking at as well.

2112
03:28:06,360 --> 03:28:08,360
 And then we're going to look at the other areas that we're going to be looking at as well.

2113
03:28:08,360 --> 03:28:10,360
 And then we're going to look at the other areas that we're going to be looking at as well.

2114
03:28:10,360 --> 03:28:16,360
 And then we're going to look at the other areas that we're going to be looking at as well.

2115
03:28:16,360 --> 03:28:18,360
 And then we're going to look at the other areas that we're going to be looking at as well.

2116
03:28:18,360 --> 03:28:20,360
 And then we're going to look at the other areas that we're going to be looking at as well.

2117
03:28:20,360 --> 03:28:22,360
 And then we're going to look at the other areas that we're going to be looking at as well.

2118
03:28:22,360 --> 03:28:24,360
 And then we're going to look at the other areas that we're going to be looking at as well.

2119
03:28:24,360 --> 03:28:26,360
 And then we're going to look at the other areas that we're going to be looking at as well.

2120
03:28:26,360 --> 03:28:28,360
 And then we're going to look at the other areas that we're going to be looking at as well.

2121
03:28:28,360 --> 03:28:30,360
 And then we're going to look at the other areas that we're going to be looking at as well.

2122
03:28:30,360 --> 03:28:32,360
 And then we're going to look at the other areas that we're going to be looking at as well.

2123
03:28:32,360 --> 03:28:40,360
 And then we're going to look at the other areas that we're going to be looking at as well.

2124
03:28:40,360 --> 03:28:42,360
 And then we're going to look at the other areas that we're going to be looking at as well.

2125
03:28:42,360 --> 03:28:44,360
 And then we're going to look at the other areas that we're going to be looking at as well.

2126
03:28:44,360 --> 03:28:46,360
 And then we're going to look at the other areas that we're going to be looking at as well.

2127
03:28:46,360 --> 03:28:48,360
 And then we're going to look at the other areas that we're going to be looking at as well.

2128
03:28:48,360 --> 03:28:50,360
 And then we're going to look at the other areas that we're going to be looking at as well.

2129
03:28:50,360 --> 03:28:52,360
 And then we're going to look at the other areas that we're going to be looking at as well.

2130
03:28:52,360 --> 03:28:54,360
 And then we're going to look at the other areas that we're going to be looking at as well.

2131
03:28:54,360 --> 03:28:56,360
 And then we're going to look at the other areas that we're going to be looking at as well.

2132
03:28:56,360 --> 03:29:02,360
 And then we're going to look at the other areas that we're going to be looking at as well.

2133
03:29:02,360 --> 03:29:04,360
 And then we're going to look at the other areas that we're going to be looking at as well.

2134
03:29:04,360 --> 03:29:06,360
 And then we're going to look at the other areas that we're going to be looking at as well.

2135
03:29:06,360 --> 03:29:08,360
 And then we're going to look at the other areas that we're going to be looking at as well.

2136
03:29:08,360 --> 03:29:10,360
 And then we're going to look at the other areas that we're going to be looking at as well.

2137
03:29:10,360 --> 03:29:12,360
 And then we're going to look at the other areas that we're going to be looking at as well.

2138
03:29:12,360 --> 03:29:14,360
 And then we're going to look at the other areas that we're going to be looking at as well.

2139
03:29:14,360 --> 03:29:16,360
 And then we're going to look at the other areas that we're going to be looking at as well.

2140
03:29:16,360 --> 03:29:18,360
 And then we're going to look at the other areas that we're going to be looking at as well.

2141
03:29:18,360 --> 03:29:26,360
 And then we're going to look at the other areas that we're going to be looking at as well.

2142
03:29:26,360 --> 03:29:28,360
 And then we're going to look at the other areas that we're going to be looking at as well.

2143
03:29:28,360 --> 03:29:30,360
 And then we're going to look at the other areas that we're going to be looking at as well.

2144
03:29:30,360 --> 03:29:32,360
 And then we're going to look at the other areas that we're going to be looking at as well.

2145
03:29:32,360 --> 03:29:34,360
 And then we're going to look at the other areas that we're going to be looking at as well.

2146
03:29:34,360 --> 03:29:36,360
 And then we're going to look at the other areas that we're going to be looking at as well.

2147
03:29:36,360 --> 03:29:38,360
 And then we're going to look at the other areas that we're going to be looking at as well.

2148
03:29:38,360 --> 03:29:40,360
 And then we're going to look at the other areas that we're going to be looking at as well.

2149
03:29:40,360 --> 03:29:42,360
 And then we're going to look at the other areas that we're going to be looking at as well.

2150
03:29:42,360 --> 03:29:48,360
 And then we're going to look at the other areas that we're going to be looking at as well.

2151
03:29:48,360 --> 03:29:50,360
 And then we're going to look at the other areas that we're going to be looking at as well.

2152
03:29:50,360 --> 03:29:52,360
 And then we're going to look at the other areas that we're going to be looking at as well.

2153
03:29:52,360 --> 03:29:54,360
 And then we're going to look at the other areas that we're going to be looking at as well.

2154
03:29:54,360 --> 03:29:56,360
 And then we're going to look at the other areas that we're going to be looking at as well.

2155
03:29:56,360 --> 03:29:58,360
 And then we're going to look at the other areas that we're going to be looking at as well.

2156
03:29:58,360 --> 03:30:00,360
 And then we're going to look at the other areas that we're going to be looking at as well.

2157
03:30:00,360 --> 03:30:02,360
 And then we're going to look at the other areas that we're going to be looking at as well.

2158
03:30:02,360 --> 03:30:12,360
 And then we're going to look at the other areas that we're going to be looking at as well.

2159
03:30:12,360 --> 03:30:14,360
 And then we're going to look at the other areas that we're going to be looking at as well.

2160
03:30:14,360 --> 03:30:16,360
 And then we're going to look at the other areas that we're going to be looking at as well.

2161
03:30:16,360 --> 03:30:18,360
 And then we're going to look at the other areas that we're going to be looking at as well.

2162
03:30:18,360 --> 03:30:20,360
 And then we're going to look at the other areas that we're going to be looking at as well.

2163
03:30:20,360 --> 03:30:22,360
 And then we're going to look at the other areas that we're going to be looking at as well.

2164
03:30:22,360 --> 03:30:24,360
 And then we're going to look at the other areas that we're going to be looking at as well.

2165
03:30:24,360 --> 03:30:26,360
 And then we're going to look at the other areas that we're going to be looking at as well.

2166
03:30:26,360 --> 03:30:28,360
 And then we're going to look at the other areas that we're going to be looking at as well.

2167
03:30:28,360 --> 03:30:32,360
 And then we're going to look at the other areas that we're going to be looking at as well.

2168
03:30:32,360 --> 03:30:34,360
 And then we're going to look at the other areas that we're going to be looking at as well.

2169
03:30:34,360 --> 03:30:36,360
 And then we're going to look at the other areas that we're going to be looking at as well.

2170
03:30:36,360 --> 03:30:38,360
 And then we're going to look at the other areas that we're going to be looking at as well.

2171
03:30:38,360 --> 03:30:40,360
 And then we're going to look at the other areas that we're going to be looking at as well.

2172
03:30:40,360 --> 03:30:42,360
 And then we're going to look at the other areas that we're going to be looking at as well.

2173
03:30:42,360 --> 03:30:44,360
 And then we're going to look at the other areas that we're going to be looking at as well.

2174
03:30:44,360 --> 03:30:46,360
 And then we're going to look at the other areas that we're going to be looking at as well.

2175
03:30:46,360 --> 03:30:48,360
 And then we're going to look at the other areas that we're going to be looking at as well.

2176
03:30:48,360 --> 03:30:58,360
 And then we're going to look at the other areas that we're going to be looking at as well.

2177
03:30:58,360 --> 03:31:00,360
 And then we're going to look at the other areas that we're going to be looking at as well.

2178
03:31:00,360 --> 03:31:02,360
 And then we're going to look at the other areas that we're going to be looking at as well.

2179
03:31:02,360 --> 03:31:04,360
 And then we're going to look at the other areas that we're going to be looking at as well.

2180
03:31:04,360 --> 03:31:06,360
 And then we're going to look at the other areas that we're going to be looking at as well.

2181
03:31:06,360 --> 03:31:08,360
 And then we're going to look at the other areas that we're going to be looking at as well.

2182
03:31:08,360 --> 03:31:10,360
 And then we're going to look at the other areas that we're going to be looking at as well.

2183
03:31:10,360 --> 03:31:12,360
 And then we're going to look at the other areas that we're going to be looking at as well.

2184
03:31:12,360 --> 03:31:14,360
 And then we're going to look at the other areas that we're going to be looking at as well.

2185
03:31:14,360 --> 03:31:18,360
 And then we're going to look at the other areas that we're going to be looking at as well.

2186
03:31:18,360 --> 03:31:20,360
 And then we're going to look at the other areas that we're going to be looking at as well.

2187
03:31:20,360 --> 03:31:22,360
 And then we're going to look at the other areas that we're going to be looking at as well.

2188
03:31:22,360 --> 03:31:24,360
 And then we're going to look at the other areas that we're going to be looking at as well.

2189
03:31:24,360 --> 03:31:26,360
 And then we're going to look at the other areas that we're going to be looking at as well.

2190
03:31:26,360 --> 03:31:28,360
 And then we're going to look at the other areas that we're going to be looking at as well.

2191
03:31:28,360 --> 03:31:30,360
 And then we're going to look at the other areas that we're going to be looking at as well.

2192
03:31:30,360 --> 03:31:32,360
 And then we're going to look at the other areas that we're going to be looking at as well.

2193
03:31:32,360 --> 03:31:34,360
 And then we're going to look at the other areas that we're going to be looking at as well.

2194
03:31:34,360 --> 03:31:46,360
 And then we're going to look at the other areas that we're going to be looking at as well.

2195
03:31:46,360 --> 03:31:48,360
 And then we're going to look at the other areas that we're going to be looking at as well.

2196
03:31:48,360 --> 03:31:50,360
 And then we're going to look at the other areas that we're going to be looking at as well.

2197
03:31:50,360 --> 03:31:52,360
 And then we're going to look at the other areas that we're going to be looking at as well.

2198
03:31:52,360 --> 03:31:54,360
 And then we're going to look at the other areas that we're going to be looking at as well.

2199
03:31:54,360 --> 03:31:56,360
 And then we're going to look at the other areas that we're going to be looking at as well.

2200
03:31:56,360 --> 03:31:58,360
 And then we're going to look at the other areas that we're going to be looking at as well.

2201
03:31:58,360 --> 03:32:00,360
 And then we're going to look at the other areas that we're going to be looking at as well.

2202
03:32:00,360 --> 03:32:02,360
 And then we're going to look at the other areas that we're going to be looking at as well.

2203
03:32:02,360 --> 03:32:04,360
 And then we're going to look at the other areas that we're going to be looking at as well.

2204
03:32:04,360 --> 03:32:06,360
 And then we're going to look at the other areas that we're going to be looking at as well.

2205
03:32:06,360 --> 03:32:08,360
 And then we're going to look at the other areas that we're going to be looking at as well.

2206
03:32:08,360 --> 03:32:10,360
 And then we're going to look at the other areas that we're going to be looking at as well.

2207
03:32:10,360 --> 03:32:12,360
 And then we're going to look at the other areas that we're going to be looking at as well.

2208
03:32:12,360 --> 03:32:14,360
 And then we're going to look at the other areas that we're going to be looking at as well.

2209
03:32:14,360 --> 03:32:16,360
 And then we're going to look at the other areas that we're going to be looking at as well.

2210
03:32:16,360 --> 03:32:18,360
 And then we're going to look at the other areas that we're going to be looking at as well.

2211
03:32:18,360 --> 03:32:20,360
 And then we're going to look at the other areas that we're going to be looking at as well.

2212
03:32:20,360 --> 03:32:32,360
 And then we're going to look at the other areas that we're going to be looking at as well.

2213
03:32:32,360 --> 03:32:34,360
 And then we're going to look at the other areas that we're going to be looking at as well.

2214
03:32:34,360 --> 03:32:36,360
 And then we're going to look at the other areas that we're going to be looking at as well.

2215
03:32:36,360 --> 03:32:38,360
 And then we're going to look at the other areas that we're going to be looking at as well.

2216
03:32:38,360 --> 03:32:40,360
 And then we're going to look at the other areas that we're going to be looking at as well.

2217
03:32:40,360 --> 03:32:42,360
 And then we're going to look at the other areas that we're going to be looking at as well.

2218
03:32:42,360 --> 03:32:44,360
 And then we're going to look at the other areas that we're going to be looking at as well.

2219
03:32:44,360 --> 03:32:46,360
 And then we're going to look at the other areas that we're going to be looking at as well.

2220
03:32:46,360 --> 03:32:48,360
 And then we're going to look at the other areas that we're going to be looking at as well.

2221
03:32:48,360 --> 03:32:50,360
 And then we're going to look at the other areas that we're looking at as well.

2222
03:32:50,360 --> 03:32:52,360
 And then we're going to look at the other areas that we're looking at as well.

2223
03:32:52,360 --> 03:32:54,360
 And then we're going to look at the other areas that we're looking at as well.

2224
03:32:54,360 --> 03:32:56,360
 And then we're going to look at the other areas that we're looking at as well.

2225
03:32:56,360 --> 03:32:58,360
 And then we're going to look at the other areas that we're looking at as well.

2226
03:32:58,360 --> 03:33:00,360
 And then we're going to look at the other areas that we're looking at as well.

2227
03:33:00,360 --> 03:33:02,360
 And then we're going to look at the other areas that we're looking at as well.

2228
03:33:02,360 --> 03:33:04,360
 And then we're going to look at the other areas that we're looking at as well.

2229
03:33:04,360 --> 03:33:06,360
 And then we're going to look at the other areas that we're looking at as well.

2230
03:33:06,360 --> 03:33:08,360
 And then we're going to look at the other areas that we're looking at as well.

2231
03:33:08,360 --> 03:33:18,360
 And then we're going to look at the other areas that we're looking at as well.

2232
03:33:18,360 --> 03:33:20,360
 And then we're going to look at the other areas that we're looking at as well.

2233
03:33:20,360 --> 03:33:22,360
 And then we're going to look at the other areas that we're looking at as well.

2234
03:33:22,360 --> 03:33:24,360
 And then we're going to look at the other areas that we're looking at as well.

2235
03:33:24,360 --> 03:33:26,360
 And then we're going to look at the other areas that we're looking at as well.

2236
03:33:26,360 --> 03:33:28,360
 And then we're going to look at the other areas that we're looking at as well.

2237
03:33:28,360 --> 03:33:30,360
 And then we're going to look at the other areas that we're looking at as well.

2238
03:33:30,360 --> 03:33:32,360
 And then we're going to look at the other areas that we're looking at as well.

2239
03:33:32,360 --> 03:33:34,360
 And then we're going to look at the other areas that we're looking at as well.

2240
03:33:34,360 --> 03:33:38,360
 And then we're going to look at the other areas that we're looking at as well.

2241
03:33:38,360 --> 03:33:40,360
 And then we're going to look at the other areas that we're looking at as well.

2242
03:33:40,360 --> 03:33:42,360
 And then we're going to look at the other areas that we're looking at as well.

2243
03:33:42,360 --> 03:33:44,360
 And then we're going to look at the other areas that we're looking at as well.

2244
03:33:44,360 --> 03:33:46,360
 And then we're going to look at the other areas that we're looking at as well.

2245
03:33:46,360 --> 03:33:48,360
 And then we're going to look at the other areas that we're looking at as well.

2246
03:33:48,360 --> 03:33:50,360
 And then we're going to look at the other areas that we're looking at as well.

2247
03:33:50,360 --> 03:33:52,360
 And then we're going to look at the other areas that we're looking at as well.

2248
03:33:52,360 --> 03:33:54,360
 And then we're going to look at the other areas that we're looking at as well.

2249
03:33:54,360 --> 03:33:56,360
 And then we're going to look at the other areas that we're looking at as well.

2250
03:33:56,360 --> 03:34:04,360
 And then we're going to look at the other areas that we're looking at as well.

2251
03:34:04,360 --> 03:34:06,360
 And then we're going to look at the other areas that we're looking at as well.

2252
03:34:06,360 --> 03:34:08,360
 And then we're going to look at the other areas that we're looking at as well.

2253
03:34:08,360 --> 03:34:10,360
 And then we're going to look at the other areas that we're looking at as well.

2254
03:34:10,360 --> 03:34:12,360
 And then we're going to look at the other areas that we're looking at as well.

2255
03:34:12,360 --> 03:34:14,360
 And then we're going to look at the other areas that we're looking at as well.

2256
03:34:14,360 --> 03:34:16,360
 And then we're going to look at the other areas that we're looking at as well.

2257
03:34:16,360 --> 03:34:18,360
 And then we're going to look at the other areas that we're looking at as well.

2258
03:34:18,360 --> 03:34:20,360
 And then we're going to look at the other areas that we're looking at as well.

2259
03:34:20,360 --> 03:34:22,360
 And then we're going to look at the other areas that we're looking at as well.

2260
03:34:22,360 --> 03:34:26,480
 will close our meeting at 9.19 p.m.