5.02 and we have a quorum and our meeting has been duly
posted and we're
going to go ahead and open our work session. Our first item
is going to be a
clarification of agenda items. We will receive a work
session report on I
legislate. If I may interject Chairperson, we'll go ahead
and start with the
clarification of agenda items for the regular meeting. If
anybody has any
questions on the plots if not we can skip that and go
straight into the site
plan for Razor Ranch. I have one question. Sure and we can
go ahead and present the
plot for you if you like. Sure. Okay. Which plot is it? It
's the villages of Carmel. I'll ask Mike to come
forward and present villages of Carmel. Hi. You can answer
your question while I bring it up here.
Okay well I was curious about the drainage easement. There
's one on the
north side and one on the south side. I'm just kind of
curious is it going to go
underneath is that Cabrillo Drive? Is there drainage going
right through the
center of the neighborhood? And also I just want to point
out there was a typo
too on the north. It says drainage easement by separate and
it's missing an A. I
don't know if that matters but I know. Yeah we can change
that before it gets
filed. I'm going to ask her to come up and assist me with
the drainage
question here.
Okay the drainage easement was? So there's the drainage eas
ement on the north side and
the south side and on the south side it looks like it's
just kind of draining
right into those two locks. So I was just I assumed that
there's something that's
maybe going to go underneath the property or underneath the
street or
something or I was just kind of wondering if you could
explain that to me.
The proposed subdivision will be, the drainage for the
entire subdivision will
be collected by inlets and underground storm pipe and there
are two outfall
locations. One is located off site to the north of Edwards
Road and they're just
they are discharged into an adjacent property owner and
they will be
acquiring off-site drainage easement from this property
owner to allow them to do
that and then also on the south side there's going to be an
underground
storm pipe between these two lots here and outfalling
around approximately at
this point and and sheet flow and they currently own this
property as well and
eventually I believe this is phase four and I believe that
this this phase has
already been approved and accounted for this drainage to
come through them and
they will they will convey it to an existing storm system
over at Pocras
Page Road. Okay thank you. Any other questions on the spot?
Any other items to be clarified? Commissioner Beck.
[inaudible]
Plats? Yes. Sure if you have a question about any plot this
is the time to... Yes sir.
For the ease of the Commission we can go ahead and pull the
plot up. Mike if you
would please go to the final replot pull that up and just
go over it for the new
members especially to walk them through that replot please.
Yes so what we're going to do is we are going to go through
each item that is
referenced in the regular agenda so we'll go through the
plots then we'll go
through each item we have an individual consideration item
for site
plan approval we also have a zoning change request we will
go through those
and present those to the Commission and so the reason why
we're pulling up the
plot should you have any questions related we thought you
might have a
plot related question. Okay super. That being said I will
ask Sophie Humer to
come up and present the site plan for raise around South
Campus for
multi-tenant retail building. All right good evening
Commissioner Sophie Humer
associate planner with the City of Denton I'm presenting to
you SP 15-5 the
Razor Ranch Town Center phase 2B. So the request before you
is to consider
approval of a site plan within the Razor Ranch South Campus
for six thousand
eight hundred and ten square foot multi-tenant retail
building on a portion
of lot 10 block A of the Razor Ranch Town Center phase 1.
This is a location
map the site area that we'll be looking at tonight is
outlined in red here this
is 35 and this is University running east-west and just to
give you an
overview of what I'll be doing is I'm going to go through
the request first
and then give you an overview of the sub districts of the
Razor Ranch overlay for
some of the new commissioners. I'm also going to go through
what we require for
a site plan approval give you an overview and then get into
the site plan.
So this is a document you'll be seeing it's the concept in
the schematic plan
for the Razor Ranch overlay district. The building that we
're looking at is in the
RR 1 sub district these sub districts control things such
as general
development standards and kind of set the overall land use
pattern for the
Razor Ranch overlay district. So the building in question
is located here and
the retail sales and services are permitted in that sub
district. Just to
give you an overview of what we've approved so far and kind
of the way that
this south side is starting to build out we've approved a
multi-tenant retail
building located here this again this is highway 380
University Drive this is 35.
The first project was multi-tenant retail building located
here second was
a Chili's located on lot 2 here. Raising Canes was
immediately adjacent to the
retail building and then the Wynco is here. The site that
we're looking at
tonight is this one outline outlined in yellow and red.
Something else I wanted
to point out about the site is some of the east-west
traffic in the major entry
points of the site. The first one is located here off of
highway 380 as we
travel east along highway 380 we're gonna collect traffic
in here here and
then eventually we'll collect some traffic here but the
majority of it will
be coming in on these first two entry points. This is also
a major entry point
heritage trail it's gonna be a it's a future secondary
arterial street. So to
approve a site plan within the Razor Ranch overlay district
we have four
criteria for approval. The first is that the site plan
substantially complies with
the concept and schematic plan approved by City Council.
This is where we use look
at your basic land use and your permitted uses. Number two
that the site
plan provides for a compatible arrangement of buildings and
land uses
that would not adversely affect adjoining neighborhoods or
properties
outside of the plan. This is where we look at things like
site and building
design as they relate to not only the uses around it but
also to any adjoining
neighborhood. The third criteria for approval is that the
site plan provides
for the adequate and safe circulation of vehicular traffic.
Obviously we look at
the traffic and mobility and the fourth is that the plan
fully complies with all
other sections of this overlay district. Two of the major
ones are the plaza area
requirement. They're required to provide 10 square feet of
plaza area for every
thousand square foot of building space and that's just the
building envelope.
Also we have architectural compatibility criteria. So to
make sure that this site
plan meets all of these criteria we asked for an
architectural and civil
site plan, landscape plan, and then also building elev
ations. So this is the
request before you today. The site plan is this is North.
University is over here
to the north. This is the building envelope. This is the
parking field and
this right here is the approved Wynko building. So as you
can see their lot
coverage they are compatible with the lot coverage and the
landscape area
requirement. They're over their landscaped area requirement
. Sophie, before you go on. Sure.
Is this the side of the Wynko that there was a discussion
about if there was
going to be a future building that would screen that
somewhat assist that
building? Yes sir I also have that elevation for us. It's
hard to get ahead. No problem.
This is the landscape plan. Again it's in the same
orientation. Here's the building.
This is the Wynko back here. Again they're providing they
're complying with
our parking lot landscaping and our parking lot tree canopy
regulations.
Question. Commissioner Detowitz. If I'm looking at that
correctly and I'm seeing it here
it doesn't butt up against the Wynko. There is a walkway
behind them? Yes sir.
Yeah there's a six foot separation and the Razor Range Over
lay District has an
open mall ordinance that allows for that separation and the
building official has
looked at it and said that it complies with that ordinance.
So this time we're
flipping the elevation a little bit so north is off to this
side. This is a
hardscape and plaza area requirement. As part of their pl
aza requirement they're
required to provide at least three elements of seven
outlined in the Razor
Ranch Overlay District. They're providing some covered area
using their awnings,
an outdoor dining area on the side of the retail building
and they're also
doing a lot of hardscape with some integrated landscape
plannings. All of
these pedestrian crossings as well I'll go back to the site
plan. These will be
done with enhanced pavers they're not just striped. There's
also a bike rack on
the side of the building. So these are the elevations. This
is the side that
will be next to Wynko. This is the breezeway back here.
This elevation is
the north elevation looking south. This is the south
elevation looking north and
this is the front elevation. Now I'm going to talk about
the architectural
compatibility with the leading project. This was a pad
commonly
referred to as pad 12 when we approved it but it's the
leading multi-tenant
retail and as you can see it's got some of the same
geometry building materials
and character as the one coming in. And this is the
approved Wynko elevation to
show you the shaded area of approximately where it will but
the Wynko.
So just to go through the criteria for approval one more
time the site plan
does comply with the overall concept and schematic plan.
Retail uses are permitted.
The site plan also provides a compatible arrangement of
buildings and land uses.
It's interior to the overall development and it's
surrounded by
other commercial uses. The site plan also provides for the
adequate and safe
circulation of vehicular traffic. It's got shared access
and internal drive
aisles and there's safe movement for pedestrians and veh
icular traffic.
And the site plan also fully complies with all other
sections of the overlay
district including architectural compatibility and the pl
aza area. Staff
is going to recommend approval of the proposed site plan as
it is consistent
with the Razor Ranch overlay district. Any questions?
Questions? We just want
questions. Commissioner Dudowitz. Does RED have any tenants
yet signed for that
property? They will be here tonight to answer that. I do
not know.
Commissioner Tyver. Thank you chair. Could you go back to
probably I think the
second map in your presentation the overall what's been
approved? That one.
And just to remind everybody here and looking forward the
landscape plan in
this lot looks really good. It has a lot of hardscape, a
lot of hardscape and
landscape brought together. Makes a nice pavilion open
square area. We had
approved a lot 10 site plan I believe and I know that they
're planning on
coming back with changes but that also that's the main
central central pavilion
center to the entire development and I just wanted to
express my my expectation
that by adding these other pavilions elsewhere we don't
diminish or reduce
the requirement for that real core central landscape and p
avilion space. So
I do think that's that's one of the key features that that
allows some
flexibility on things like the Winko or the larger lots
where they might not be
as as paviliony or pedestrian oriented but to know that the
center of the
development still will be even as it gets redesigned. And I
had a question for
legal. I just wanted to clarify are there any I think I
might have missed a meeting
on this so I might have missed content. Is there any
expected changes on the
razor overlay ordinance? Well currently we're negotiating
changes with staff to
see if we can improve the overlay in some way but we have
not had that in a
finalized form where we could bring it to you yet. Okay but
that would not affect
the zoning of this parcel. The design will remain the same.
Thank you.
Commissioner Back. Yes probably owe this to Mr. Taylor but
looking at this
picture here this is a large area razor ranch and if it's I
'm just curious
last meeting you raised the issue of impervious and per
vious ground
conditions. I just see a lot of concrete going in here and
removing a lot of the
absorbability that we're going to be taking away from this
area so is any
consideration been given to this as we move forward not
just particularly this
one but we're starting obviously and as this expands what's
going to be the
requirement there for parking space? Sure let me go back to
this diagram this
will help us. Each of these sub areas has their own lot
coverage the impervious
surface area and then also a landscape requirement the
impervious surface area. As each of these parcels builds
out we look at not only
lot coverage and landscaped area but we also look at it in
context of the
overall development and what we know informally from RED
that is coming
forward. A couple months ago and forgive me I don't know
the month I believe it
was February RED presented to City Council and to the
Planning and Zoning
Commission an overall vision for the razor ranch town
center core area and
that's the majority of this area here and it not only
incorporates landscaped
area which is really which is important for your
relationship kind of as you
walk through providing shade your relationship to the
buildings and how
you move throughout the site so those very minute details
are being considered
at every site plan. So there's something in the works that
's not just going in it? Yes correct yeah we're not this
this site was designed to kind of mute that
elevation of Wynko but as we built out and I believe RED
the applicant can
speak to this a little bit more as this builds out. We also
do have a vision
book that was presented to City Council and I can provide
that to the Planning
and Zoning Commission as well. Thank you. Commissioner
Hutchibos. Thank you Chair.
Could you bring anyone could you bring us up to speed on so
the other so
Chili's I saw Raising Cane there so understanding it's a ph
ased approach
can you give me the the the history of or kind of bring us
up to speed on I
guess when that phase starts just so I can have an
understanding of the history
of the project understand it's been ongoing. Okay. Sophie
can you pull up a
map that shows the marketplace campus too so we can show
what our extent of
the Resarange-Irvillier district? Oh you didn't have it on
your... No. I think that we can use that.
This schematic plan or concept plan reflects development to
the north and to
the south of 380. The north component is the marketplace
where you've already
seen build out with some of your big boxes and some of your
restaurants and
smaller retail spaces as well. To the south is what we've
started seeing more
recently. The Resarange-Irvillier district was adopted to
enable the
development of mixed use mixed juices and primarily compr
ising of retail uses
if you look at that shaded drawing that's before you I don
't know if you
can read it but their components in that that reflect RR1
and RR2. Within that
overlay district we did a deeper dive and we evaluated what
uses are
appropriate within that color coded map. Based on that
color coding each
development that comes in for site plan approval has to be
has to come before
the P&Z for approval to the south. That being said along
the frontages of the
right-of-ways you potentially have retail you have
restaurants which you're
seeing already such as the Chili's and what have you. We
also have which Sophie
mentioned the vision book which is the town center in
itself which would be
located in the RR1 component. If we go to the pseudo-plat
drawing
Sophie is going to use her cursor and kind of draw the
football shape as
everybody calls it here of the town center. That would
comprise... correct
Sophie go ahead. This is the main drive as you enter the
main
town center then these are all retail around the outside.
With a plaza within
that component and then we have potential larger
developments within the
future lot 10 that you can see and then smaller pad sites
along 35 your typical
development pattern. The uses that come before you are v
etted the site plans are
vetted they go through an extensive development review
process and then they
come before you want you know showing compliance with the
overlay district
conditions and requirements. All right. Can I just follow
up? Commissioner Dadaway.
To help as we looked at this site plan for this retail that
we saw tonight we
did the same thing early on that one red square called
retail and we looked at
elevations and we looked at the parking lot we looked at
the trees we looked at
the sidewalks bicycle racks and we did the same thing with
chilies and raising
cane so for your information and we're doing the same thing
today as we have
done for each of those and I have to tell you some of those
were really
questioned if we had enough trees in there if the sidewalks
were properly
placed and the pedestrian crosswalks were correct so this
Commission has gone
through that fairly extensively but if you have anything
else I'm going to go
back to notes and bring you up to speed on that but I think
that'll give you a
feel that yeah we're looking at everything. Sure. Thank you
. Sure.
Any other questions on this item? Thank you. I move on to
public hearing items.
We will discuss the final report then we have questions of
regarding to Judy's request. We'll have the Z15-0022
presentation.
Good evening I'm Julie Wyatt and this is Z15-22 Hall
Edition. So this request is to
rezone the subject property from Regional Center Commercial
Downtown to
Employment Center Industrial and it's approximately one and
a half acres. The
subject property is north of Shuler Street and it is west
of I-35. I'm just
to give you a little bit of background the property was rez
oned from Regional
Center Commercial Neighborhood RCCN to its current RCCD in
2011. That was under
the previous comprehensive plan the Denton plan and that
that made sense at
the time because the Denton plan had this as regional mixed
-use center so so
that rezoning made sense the intent of regional mixed-use
center if you
remember was to include shopping entertainment and
employment uses for a
regional scale and so when you think of that you should
think mall or razor
ranch but as the property and as the area has developed it
's developed with
with commercial uses along I-35 but also in more industrial
uses as you move to
the west there is a railroad track right here so so as as
you move to the west
the uses have kind of changed so a little more industrial
uses so with that
information when the Denton plan 2030 was was being
developed and they looked
at this area and determined maybe that future land use
designation wasn't the
most most appropriate future land use designation for this
area and in fact
business innovation would be more appropriate business
innovation is
intended to have large office parks employment centers and
also to have a
associated in a complementary retail and services so so the
the future land use
designation is that business innovation now so the the
current zoning as I said
is RCCD the proposed zoning is is ECI and and as you can
see that's a that's a
logical extension of the ECI that was rezoned earlier in
this year and the
applicant has come come back to to extend that that that EC
I when you look
at the two zoning districts they have a lot of similarities
RCCD and ECI RCCD
has a broad amount of commercial uses as does ECI RCCD does
however have a
residential component it does have a mixed use or I'm sorry
a multifamily use
that is permitted with a limitation ECI doesn't have a
residential component but
it does add some more industrial uses some light industrial
and some
warehouse uses that RCCD doesn't have so when we looked at
so when staff
analyzed the request we looked at some considerations first
ECI really is more
appropriate for the development pattern that has evolved in
this area it really
does speak to the the existing uses and it sort of
continues that existing
development pattern the permitted uses in ECI offer more
flexibility for future
development when it was rezoned in in 2011 that was to
permit a vehicle repair
use that that tenant is still there they're still operating
the vehicle
repair use on the site but they wanted to have that
flexibility in case the
technology in their industry changed and evolved or if the
property owner if they
left and the property owner wanted to redevelop the
property and ECI gives a
little more flexibility in and offering a few more of those
light industrial uses
so that they could respond to any more market conditions
and also to
continue that land use pattern that's already begun in the
area ECI does meet
the intent of business and of the business innovation
future land use
designation once again because it it allows the employment
center uses but it
also permits those commercial uses that are that are also
embedded in the current
RCCD which are complementary to those employment centers
the criteria for
approval for rezoning is in sub chapter 3 of the debt and
development code first
that it conforms to the future land use element and and
this request does and
then also that the proposed rezoning does facilitate the
adequate provision of
public infrastructure which it does public notification was
sent out and we
received no notices in favor or in opposition other than
the property owner
so based upon the considerations that I've discussed as
well as the criteria
for approval in sub chapter 3 staff does recommend approval
of this request
questions questions Commissioner Dudowitz yes refresh my
memory RCC - in
yes which is the zoning that's up in there what's what's
printed in that area
what's the difference between that and D RCC in is a little
less intense than
RCCD so it's it's still a regional commercial zoning
district but it has
just a few less intense uses than RCCD so if we approve ECI
up there then that's
going to encroach into RCC and so future rezoning issues
make a rise because of
that designation well if there was a redevelopment of the R
CC and they would
be required to meet any buffer buffers that are required in
sub chapter 13 of
the Denton development code so it is something that staff
is aware of and we
did discuss internally but but with the buff the landscape
buffers that are
acquired with with the Denton development code and also
just the
commercial uses that are permitted in both we felt like it
was an appropriate
appropriate rezoning Commissioner Beck thank you mr. chair
isn't there a housing a small housing development in that
area there is
housing off Shiler or Skyler there there isn't a housing
development here there
is this is a charter school any redevelopment of this site
once again
would require any buffers in accordance with the Denton
development code there
is some some low density residential on the other side of
this of these railroad
tracks here but you don't access those except about 380
that is a barrier the
the railroad tracks and so there's no there's no access
okay is there room you
mentioned the possibility of residential here multi-family
and single-family but
is that a realistic single-family is not permitted in those
zoning districts
multi-family is permitted in RCC D it does require it does
have a limitation
and what that the project must be either mixed use and meet
the definition of
mixed use or or obtain a specific use permit so there are
additional hurdles
that they would have to a property owner within that zoning
district would have to
overcome to develop a property with multi-family but it is
a permitted use
and and could be compatible within that zoning district
okay and one last
question traffic flow if this area takes all means of e
gress and ingress are
purely the service road on 35 and Mesa any plans to open
something else up or
I'm gonna ask Earl Escobar up to the podium to see if he if
the mobility plan
if there are any additional connections that are proposed
for the area okay so
do we see any problems with that I mean again this area
would have to take off
but if it really gets busy and it brings in a lot of
traffic that's gonna burden
those I go over I've got my pets over there on Mesa Road I
'm familiar with it a little bit are there any
future considerations about how to deal with it if we do
well and they may have
to revise the mobility plan based upon any additional
development that that
goes out there if I can interject as development occurs
this is a large tract
I understand but as development does occur or rezonings
occur we will
obviously have to take that into consideration as property
is plotted
understanding the access depending on the size of the
property will be
required internal access easements that step out to other
properties that would
alleviate the flow in different sections of the right of
way for example so those
items the infrastructure the load or the level of service
on the right of ways
would be addressed at the planning stage regardless or if a
zoning case came up
where we understood that there could be a negative impact
what would be the
measures that would be taken to mitigate that would also be
addressed
Thank you. Commissioner Taylor. Thank you Chair. So every
time we do a rezoning over
here I bring this up this area and especially as you go
down Mesa this
area here there's a lot of open space so that could be
built as anything in
theory but if you go down Mesa you have a lot of kind of
light industrial
employment center type uses you have a welding supply shop
some business
supply shops some kind of construction company all of these
things that that
really probably don't lean very much toward business
innovation but lean more
toward traditional light industrial employment center and
we're leaving
everything in Mesa still zoned what is this RCCD which is
kind of mixed-use
retail apartments and office buildings which which is kind
of a stretch for
these low you know kind of spread out industrial buildings
and and we are just
and the worst part is we're so we're kind of piecing this
together into
eventually probably a light industrial area but we're doing
it at the edges
against RCCN which is apartments duplexes and retail and
small offices so
we're pushing the conflicting uses together but we're not
fixing the zoning
to the south and we are ending up with this little strip
200 feet wide 150 feet
wide or whatever it is zoned to a more intensive use
surrounded by what in
theory could be residential I don't think anybody's gonna
build an apartment
complex over there but that's kind of its intended use so I
think that we need
to and we could draw a line basically just at the edge of
this property or
those properties yeah right there kind of just to the north
end and say maybe
that's where we think the light industrial should end and
then make
everything north of their business innovation and then take
this triangle
down here and move it to what it already is and and the way
it's being developed
now which is more of like a light industrial I think there
's room for light
industrial within business innovation the comp plan does
mention light
industrial and we talked about that actually this morning
in terms of a
micro level and then a macro level for this entire business
innovation area so
when we're looking at it approximately this area and you're
right this area
has sort of developed with a light industrial character so
when we look at
the micro level that might be the more light industrial
portion of the business
in it business innovation but we we felt like there was
room for all the the
corporate campus that the employment office park may then
be going more to
the north and then along 35 more commercial uses so and
then all may want
to add to that as well but that's kind of what we talked
about internally so
absolutely Julie one of the things one of the items that
you brought forward as
a discussion topic is absolutely valid the question is when
we look at just
this subject site is it appropriate and beyond that what
should we do to ensure
we meet the intent and the vision that is proposed that
would require for
example a city initiated zoning to bring all that in and we
are now as we you
know embark on the implementation of the comp plan there's
one of the items that
we're going to start addressing eminently so we do
anticipate that we've
got within the city areas that need to be brought together
under one consistent
zoning to meet and accommodate what is proposed in the
future so I'm hearing
that eminently we are looking to rezone all of the areas
west of Mesa and
whatever that street is right there to be more consistent
with the current
development pattern in conjunction with implementing and
when we realize the
comp plan and the elements associated with it does it
actually fit together so
we're tasked with two things one is to look at a property
owner who brings in a
request to rezone a property for a square and I'm saying
that for a reason
that zoned RCCD that was pulled out of RCCN and rezone to R
CCD yet we know
that the more light industrial type business innovation in
the future is
more viable given the location of these properties as well
so we're tasked with
now evaluating with the implementation of the comp plan how
do we meet these
goals and objectives one of the ways to do it is to move
forward with the city
initiative zoning but again that needs to be flushed and
discussed very openly
and transparently with yourselves and ultimately the City
Council
no I said eminently now because I can't give you a date
right now but I can tell
you this that they are projected dates that are in draft
form right now that
will be formalized within the next couple of months thank
you any other
questions on this item or this topic thank you and I move
back I think I may
have skipped we got kicked off the before I get to those I
skipped over the two
minutes were there any questions or corrections that we
need to talk about
on that before we get into public I commissioner Dudowitz I
would like to
ask that we get the minutes at appropriate time because
going back now
month to recall what was said and done it's very difficult
when we see these
minutes a month later I know it's staff issues but it
really you know for us to
look at these minutes and say hey was that what was said
and attended it's a
little bit difficult when it's a month out I'm sorry but I
would like to get
them on a timely basis so we can review them and you know
do our Bentley job on
them and just kind of from up yes I'm sorry
it's mr. headless thank you sure I did have one one point
and so it would be
page 11 line 41 the the content I think is a little off I
was specifically
speaking to that property that if that particular mr. Kelso
's plan is to move
towards retail specifically city should city or mr. Kelso
should arrange to meet
specifically with respect to that property because that's
something he's
indicated he's going to do it seems almost imminent that he
's going to
request that at some point so it seems what's the word pr
udent I guess if you
will to go ahead and initiate that comes I don't know how
that process works if
we if we as a board have to wait for mr. Kelso to approach
us then that's one
thing but I would like it just in the minutes to kind of
more point towards
then that I would I requested they reach out to us whatever
that I don't know
what the the proper process is but I just don't think it's
efficient to if
it's going to be a long conversation we should probably
have it sooner than
later point of clarification are you is the statement on
line 41 incorrect
because what we can do is go back and listen to the minutes
one more time and
revise that to reply I understand what you were saying yes
so Athene and I will
sit down and modify that line yes that I think this is a
little more broad
general it's a more general statement then we'll then
specific say we'll
rectify that okay thank you so on this particular point of
minister we go ahead
and approve it or we're going to need to push this back it
's the Commission's
decision to either note it with that correction the
vacation exaction okay
all right and kind of the point of order for me since we
have these as two
separate items I assume the reason that we do is because
some commissioners
weren't here for the 19th and so they'll probably want to
recuse themselves on
that vote but then on the second when we call for that
since you all were in
attendance and part of the Commission we would vote at that
time okay all right
is there anything else that we missed that we need to cover
before we go back
and start with I legislate and also then on the travel
demand model anything else
just as any in the clarification of time I see we have food
this evening how long
will it take to do the I legislate update we want to do
that and then break
for food and then come back and do the travel while we eat
okay let's let's
move on to the I legislate presentation
, okay.
Good afternoon Commissioners. I just have a brief brief
training for you to get
familiar with the new software that we will be using for
you to download to see
packets in front of you if you can pull up your iPads and I
'll walk you through
the steps of it and you also will have a tiny little cutout
on your desk that's
going to give you your login and password that you will
need so on your
desktop for your iPad you should see an app that is I
legislate if you can
select that one for me
do you each have one?
The next steps are going to be for you to download it it
should give you the
option to log in
and that's where you will for the site you'll do the ditten
- texas tx dot
granicus dot com
, okay.
Will the dropbox be gone then? We will still use the drop
box but you're
primarily going to use the I legislate. Dropbox will pretty
much be a backup
source for you. The DCC document will be in this format
also? They'll be in the
dropbox. It won't go in my I legislate. I legislate as for
upcoming agendas. So
going back and forth they'll be having to bring them both
up at the same time
and try to. Okay are you all in? Do you have a screen that
is similar to this?
So your most recent ones are going to be towards the top
you will see other
boards and commissions in here but like you see you should
see the Planning and
Zoning Commission for this meeting if you just double click
on it it's going
to take you to the agenda and what you see it's going to be
similar to the PDF
documents that you receive in Dropbox. You can scroll up
and down through the
agenda through the items that are listed and you can
utilize the paper clips
that are listed next to the caption to pull up the actual
backup materials. It
will give you access to pull up the AIS and each exhibit.
Now you will see these
are going to be separate than before you will be able to
pull up the AIS and each
exhibit in a completely separate PDF document.
There should be the agendas. Yes. So is there a way to when
you go into if I'm
looking at it like a PDF like the minutes can I search the
text? I can't
I can't seem to find the link and I don't know if I'm not
searching a PDF.
You should be able to go to and it says find and then you
can type in there.
Yeah so that's kind of what I'm looking for. Like inside
the minutes. I can't find the find but I don't know where I
'm supposed to look.
Let's research that. Yeah I can send you some pointers and
things just like
Commissioner Dutta what's brought up some things that we
haven't really
thought about with the different software. The other thing
that I what's very nice
in the Dropbox format we can see all the tiles and then we
can go to one real
quick. Will we be able to do that here? You can do that
from this one as well.
You can select whichever one you want to go to and it's
going to take you to that
item and you can instantly open up the AIS and that's the
paper clips. Yes. Okay
but there's nothing. It's the entire line the entire
paragraph. So like
Commissioner Bruegel brought up you can bring you can type
notes in here nobody
else will see your notes or comments that you want to put
in here besides
yourself. You can save the notes. You can bookmark the
items kind of like setting
it as a favorite and go back to it. You can toggle back and
forth easier to
those items. And Athenia those the notes that we're typing
will those then be
accessible for public records requests? Yes. Yeah okay good
.
Good or bad? At the bottom middle of the screen. The lower
middle portion of the
screen it says notes so you could click on that and refer
to any of the notes
that you've made and it'll pull all those up easily. The
same thing with
there's a bookmarks tab down there and that is pretty much
it. Other than
figuring out which process works best for Dropbox and
backup materials. Any
questions? Yeah how do I get back from that screen? And
once you've logged in
you should not need to log in again. Okay. You can hold on
to that if you want or I
can email you each year to log in information but you
shouldn't need to do
it each time. So one time and we're done okay? One time I
mean if you get out of
this and once you close the iLegislate app you won't have
to you shouldn't have
to log back in when you go back in there. Commissioner H
atchbett. Thank you.
Mr. Chair is this iLegislate app proprietary? Do I have to
keep it only
on this iPad? Is it available? I will. For example if I'm
on my PC can I get to it or?
That's a licensing issue. In addition please keep in mind
whatever you
receive as a packet and if there's an open records request
you have to be aware
of that too so you may want to keep it on. So we can double
check the licensing
issue for you. Okay. Thank you. Thank you. I think before
we receive our update
on our travel demand model we have food so I think at this
time it'll be 550.
We'll take a break a five minute break at our work session
to get food and
prepare for the travel demand model.
Mr. Arora to go ahead and make the presentation. Thank you.
Good evening
commissioners. Now I had done this presentation previously
about two
times. First time we brought you a little more detail on
the computer model,
different modeling runs we had done and the LOS levels in
the streets. Last time
we brought information on the complete streets process,
context sensitive
solutions which is really not a part of the mobility plan
but at the request of
the Commission I had brought that information. Today for
the benefit of the
new members what I'm going to try and do is give you a good
overview of where we
are going and why we need to have this project which is the
update with the
mobility plan and as to why we are doing it at this time.
So with that we'll
proceed on it. Why the update the mobility plan? You know
mobility plan is
really the road network that we have in the city. All these
streets that we have
is the primary arterials which are six lane highways,
secondary arterials which
are four lane highways, then we have collector streets
which are in the city
in the commercial areas. So those that's a network of
streets and that
collectively is called a mobility plan. We do have one
right now there's a
distinct mobility plan which has been there. Currently it
is a little bit
outdated, it's not been updated for some time and I'll show
you what is it that
we already have approved that is not part of it right now
and why we need to
update it at this time. What we are in the process of right
now is to implement
road impact fees in the city. We have impact fees for water
and wastewater and
we are moving towards road impact fees. We had a project
that was approved by
the council last year for implementation of the road impact
fees and for that
what I'm going to do is I'll acknowledge Jeff Whitaker. He
is our project manager
with Kimley Horn. Kimley Horn is the company we selected to
do the study, do
the calculations, to do the road impact fee implementation.
Road impact fees
are essentially if a new development comes in, a new
project is proposed,
we look at what is the impact of that on the street system.
So the impact that is
caused by that new project, new development, there is
assessment of some
fees for the road improvement. That is what this would do.
So there's a
calculation, there's a methodology which we will come back
at you later on and
since you are the capital improvement advisory committee as
part of the
ordinance, so I'll be coming back at you later on for the
road impact fee
calculations and we'll be showing that to you. Today we are
going to talk about
the mobility plan. Mobility plan is a component because all
of the
calculations we do for the road impact fee, they are based
on the mobility plan.
What streets we have to do capacity enhancement on. So any
capacity
enhancement we do, which is whether we put a new street, we
add lanes to it, we
do intersection improvements, we add a signal, all those
are an addition of
capacity. So that mobility plan is the basis for all that.
That is what we do to
go in and then we do all the calculations of what would it
cost to
build that street. So then when you determine that cost,
then you determine
based on the impact what share a particular development has
to pay
towards that street. Okay and we'll come back at you on
that later on. So as part
of the mobility plan we needed to determine the current
capacity of the
existing streets. That's already used up. So if there's any
excess capacity we
could then charge for that as part of the impact fee. A lot
of streets are
actually under level of service E where you know we have
deficiency. So we
recognize that also as part of the calculation process.
Then also as part of
the mobility plan to add approved streets which are already
approved for
the MPCs, which is the master plan communities, which is
Hills of
Denton, which is north of loop 288, then Cole Ranch and
Hunter Ranch, which is the
southwest part of the city. Those are very large projects
generally in the
range of 3,000 acres each that have already been approved
by the PNG and
the council. Those roads that are already approved they are
currently not in the
in this mobility plan that I had shown you earlier. So we
needed to add those in
there. And then what we wanted to do was do a built-out
condition model which is
okay we add all these streets then we have annex as you
know almost 10,000
acres in the city. So we had to go in there and add streets
for those areas
and then run a model for fully developed city built out
condition what the
traffic is and then determine what roads needed to be what.
If a primary arterial,
secondary arterial also look at if a road did not have
enough traffic based on
the computer model that was done and I'll go into that then
we downgrade
that road from a primary to a secondary arterial or from a
secondary down to a
collector street and or vice versa we went from a collector
to a secondary or
secondary to a primary but very few of those changes were
there. And then there
was some realignment of some streets where those streets as
currently shown
in the mobility plan we have would not work because we have
development that
would be impacted so we had to realign some streets in
there. So we use a
computer model Transcat to the project we had approved for
Kimley Horn which
was impact free then we went back to the council because we
saw that there was
deficiency in the mobility plan because we could not really
use it the way it
was. So to get this mobility plan really to the state of
the art pretty much
everybody in any any city of some size is going towards a
computer model which
is basically a comprehensive look see and determine the
traffic generation on
the streets calibrate the model for the existing condition
and then project it
for the future condition for the built out condition. So we
determined the
carrying capacity of the existing road matter I'll show you
how we went about
it real real quick and then this model was then used to for
the built out
condition traffic volumes. As you will see right here we
actually went out and
identified 111 different locations in the city all these
dots represent where
traffic data was collected. So this became the basis to
determine what is
happening under the existing or current conditions in the
city entire city. So
the model was then developed for the existing condition and
it was calibrated
to match the traffic volume shown through this collected
data. So once we
calibrated that model then that model wasn't ready to do
the projections for
the future conditions and how did we do the future
condition projection? We use
the comp plan amendment approved future land use plan. This
land use plan using
this land use plan and more detail the consultant actually
fleshed this out a
lot more to look at what development is going to happen in
the city based on all
of this land use that we are showing here came out with the
traffic that will
be generated from all these land users and we will come
back and show you a
little more detail when we do the road impact fee
information. So using that
data they came out with traffic generation from all of
these areas and then
looked at the streets where this traffic will go what
direction it will go and
then came out with the classification of the streets. So if
the road showed that
it had more traffic than a secondary arterial then that
road was classified as
a primary. If it showed that it was not justified as a
primary arterial it was
classified as a secondary arterial but majority of the
roads stayed the same
there were just a few changes a couple of changes only on
the classification. So
this shows the master plan communities and here's the hills
of Den and you can
see these are the roads which are already approved as part
of the MPC
process by the PNG and the council. They are currently not
in the mobility plan
as we have at this time. Same thing for coal ranch right
here and hunter ranch.
So all of these then we added into the mobility plan. Then
we added the new
areas as you can see all of these areas got added annexed
into the city. So we
went in and we added street network in all these areas here
as you can see in
this purple color right here and then this is another
connectivity we put in.
So these are the new streets that we have added to the
existing mobility plan.
So this is what we will call the built-out condition. One
of the benefits
that we have of the road impact fee process is that this is
not set in stone.
Every five years once we adopt the road impact fees the
state law requires that
at the most every five years we have to come back and we
have to redo the model.
We have to look at all these streets again and then we can
look at change
make some changes at that time every five years or less we
can do it in three
years or two years but no more than five years. So what you
see here is a plan at
this time. Every five years when we come back there may be
some changes based on
they will we will go back we will collect the traffic data
again through
the entire city. We will calibrate the model again and then
we will run it
based on the land use. If there's a change in the land use
that will have
been adopted they will be updated and then we will redo the
model again.
Alright. So this is the proposed mobility plan. We do have
form boards and if you
would like to come back later or now even so we want to see
it on a piece of
paper we have the same thing. This shows all the all of the
new streets that I
just showed you. So it adds the hills of Dunn, the coal
ranch and the hunter ranch
and then some of these streets that we added in these areas
and some in this
area right here. And then we ran the model on this because
we had a calibrated
model we ran the model on this proposed mobility plan and
as you can see the
green all the green streets this in green color it is a
acceptable level of
service A or B and pretty much most of the city based on
the computer model
based on the traffic generation based on the built out
condition with the land
use plan that we have accepted it shows that if we go with
this plan we are
going to have a very good traffic movement in the entire
city. There are
some areas where because of the difficulty of getting right
away
additional right away there is no way to expand the road
then those other areas
you can see Bell in some way a little bit of mingo in this
area 380 part of
that some of that will be text dot 35 same thing when text
art improves it it
will turn into green over time as they as they work on it.
Same thing for 35W
but majority of the street in the city have a level of
service A or B or C or D
based on the computer model that has been put together. I
do want to mention
that Kimley-Horn currently in the Metroplex they are the
premier company
they are doing majority of the road impact fees in the
Metroplex cities as
well as the mobility plants and also in Texas. So we were
able to hire them so I
was pretty happy with that. It was a good good effort good
service from them and
we had a team from the city which where we had the
engineering traffic engineer
our traffic operations, street department, planning
department. We all were part of
the team that reviewed the work as we have been doing it
since last year and
we gave them actually we worked with them on quadrant by
quadrant all the
streets we looked at all the connectivity the staff looked
at all the
connectivity they drove in the entire city our staff has
driven the city
looked at these roads and this is where we are right now
based on all of that
information. What I'm gonna do is there were a couple of
questions last
presentation I'll have Jeff come over and go over the Clear
Creek area and the
connection that went on the on the dam so Jeff come on over
. We received a
couple comments and we try to address most of them and one
of the comments
that we received was on the Clear Creek Nature Preserve and
it was honestly that
we hadn't overlaid exactly the plan we went back and overla
id it and we
adjusted all the alignments to match so that it wouldn't
interfere with any of
the trails etc so we went back and coordinated that on that
one of the
things that PS mentioned is there's a required update every
five years but
also this is a plan so as development happens they may put
their building
someplace and it may require to move slightly so these
lines they're not a
hundred percent alignment typical rule of thumb is you can
move one of these
roads within I don't know what Jordan says but within a
thousand feet is a
typical rule of thumb so but we got this one pretty
accurate another question was
about post-oak going through the the reserve right here and
so we missed the
floodplain already but the reserve we didn't have the quite
boundaries right so
we realigned post oak coming up through to make sure that
we were out of the
floodplain and out of the reserve another question was a we
had a road that kind
of went up the dam and so we just removed that we looked at
the feasibility on
that and we removed that it was going to be an expensive
project that likely
never get done anyway so we just went ahead and removed
that so those are the
three major alignment comments that we received and we
received a couple other
comments I think we responded to but those are the ones
that we updated on
the previous plan that you all seen so far your
identification on this we've
been working on it for some time mobility plan is one of
the foundations
of the road impact fees so I had taken it to the mobility
committee in December
and January the second meeting in January they gave a
recommendation for
approval by the council I had taken to the council in March
and council
recommended that we should go ahead and move towards
approval of the mobility
plan as presented there have been some refinements thanks
to your diligence
that we have you know added to to the mobility plan here
the process that it
has to go through is and we have vetted that with our legal
department that it
has to go through a public hearing process one at the PNG
and then the
second will be at the council so in the public hearing
process we will have a
recommendation from the planning and zoning Commission to
move forward and
take it to the council so today my intent is to get a kind
of a nod from
you that yes you have we are ready to move forward and do a
public hearing at
the planning and zoning Commission on this I do want to
point out there are
some question this mobility plan is really a much higher
level it does not
get into the minutiae of details of driveways median
openings that is not
the intent of the mobility plan
we have any questions who's first Commissioner Briggle yes
can you please
go back to the slide where you did the traffic counts I
just had a question
about how that data was collected
I think you passed it that one thank you I'm curious what
time of year did you do
this did you do this did you do those traffic counts when
the students were
here you did okay good yes we made sure that the school was
in session
excellent yeah because I was gonna say the traffic counts
might be higher in
the core of the city yes the other thing too is is last
year yes and my other
question too is did you did you only count cars or did you
also count
pedestrians and bicyclists and other modes of
transportation if you want to
answer them come over here
so these accounts were done with tubes you probably drove
an oven before if
you're familiar with those so they they do sometimes pick
up bicycles with the
weight is not lifted it has hit it right so mainly vehicles
the way to count
pedestrians there's not a good way to count pedestrians and
bicycles actually
having a human person out there sitting and counting so
these were focused
primarily on vehicles but they classified them so some we
do have
information on some motorcycles or heavy bikes okay and I
believe the bicycle
coordinator for the city is currently working on getting
bike counts but I the
next time we revisit this in the next three to five years I
'd like for there to
be some more data since there's not it's not only cars that
use our roads so I'd
like the next time this comes around to include data of
other road users so that
when we're looking at you know if it's a primary arterially
yes we're gonna want
to move cars through that quickly but if there's a lot of
humans like walking
around I want to make sure that we're building out the
roads for more as you
said at the beginning more of a complete streetscape right
if you recall it on
the last presentation last time I did the presentation so
the cross-sections
we shared with you it did show that the real estate that
will be there which is
the right away from end to end is available to accommodate
whatever the
surgeons want so that that will be there the the cost that
we will calculate for
the road impact fee will allow for the construction for
bike lanes or wider
sidewalks which could be a bike lane cum pedestrian pathway
so the cost will
allow for that. Commissioner Tyler do you have a question?
Commissioner Tyler. Thank you
Chair. A couple of questions first I think this might fall
outside of the
purview of planning and zoning but just for a general
overview so we aren't
going to approve how streets get funded because City
Council does that not us
but I wanted to just validate my assumptions that a
developer for example
going in up by the lake there would still do their normal
exaction perhaps
for the street that runs nearby them but then they would
also pay you know they
they're determined to put 5,000 trips a day on some road
and they would pay some
percentage then like that's that's going to be a road fee
of 10% of the build out
of that road. We have a very good question you know if you
would have and
if you stay with me on this when we come back for the road
impact fees we will
you know go through the little more detailed discussion on
it with you as to how
you know we perceive somebody going out in the green space
way out there how
they will be impacted with this road impact fee process
compared to somebody
who is more in within the town area so there'll be a little
different
differentiation in that. And I can hold my second question.
Did you have a question? Commissioner Duttewicz.
Does mobility plan take into consideration state or county
roads?
Repeat that. Does mobility plan does not take into
consideration county or state owned roads correct?
It does you know it looks at the traffic because all those
roads are part of the
primary or secondary arterial. We have a lot of textile
roads in the city they are
part of the mobility plan so they are either a primary
arterial or a secondary
arterial. So we do account for the traffic on that as part
of the computer model.
Yes sir. But majority of the work or the expenditure on
those is by the state. We
have made allowance of in our calculations of the road
impact fee 10%
20% sorry 20% allowance for city wanted improvements if you
will.
For those roads. So we are actually keeping 20% of the cost
share that we
calculate if this road will cost this much per mile to do
so whatever that
cost is 20% of the cost we're allocating in the road impact
fee process.
Okay so in the mobility plan we're going to be looking at
new roads and existing roads
that need either expansion or some rework. Yes sir. How do
you identify those
in here in the plan? Well we have actually you know
detailed sheets that
show each street and a cost calculation for that. And when
we bring the road
impact fee process for you you will be able to see it in
the study that there
is a cost calculation for each and every street that is in
the mobility plan. But
is it color-coded somehow some way? Well you will see that
will be by the by the
each service area. We have five service areas defined in
the mobility in the
road impact fee process and by service area we will show
you all the roads
which are part of that service area and then there is a
detailed calculation
sheet by sheet one sheet for every road that we have actual
cost calculation.
What is the total cost for that improvement? Following up
again so when
we vote on something what are we voting on? The impact fee
issue or a
relationship for the impact fees or is it on where they're
gonna put a road or
where they're going to do some remodeling or redoing
something? This is
only a network. This is mobility planning a road network.
That is what we'll be
voting on. This is not the road impact fees. Okay it's the
network. Yes sir.
It's the road network. That's your general projects for
mobility purposes
those go in front of P&Z and I just want to clarify that
the impact fees when he
says you he means the P&Z sitting in the the official
capacity of the Capital
Improvements Advisory Committee not as the P&Z body and as
that committee the
CIE AC I think is the right acronym will actually have the
responsibility of
looking at the land use assumptions and the capital
improvements plan and
looking at the fees in particular as it relates to those
things and there will be
two required public hearings for that so those will that's
a completely separate
issue from the mobility plan that's coming before P&Z. That
's more of a
general network of roadways. So again I'm questioning what
's back what are we approving?
Amendments to the actual mobility plan which could include
additional streets
it could include additional expansions depending on what he
brings forward.
A street map okay. Has anyone seen a street map? Just just
here okay can I get
or can we get one of those? Sure absolutely. Because I
think what happened
with when Commissioner Bentley was here he was able to
drill down and see that
that road went into a dam and I think what we need to do is
all look at again
those in more detail he was very anal about getting into
details and and I
haven't seen the plan and been able to get to it and trying
to do it on.
We did provide you in the last two presentations in the
PowerPoint that
information was available. Right. Anything else we're
needing to get down to
the point of seeing something so we can get into it. I'll
be happy to provide
you a hard copy. Thank you. Maybe you might want to just
get with PS and he can go
through that. We're gonna any other very quick questions we
're gonna wrap up and
get ready for our 630. You had a follow-up? Commissioner B
ribble. I just want to be clear so are you seeking direction
from us tonight to just continue to move forward with this?
To move forward to you know get a public hearing
established and then have a
public hearing. Okay. So you looking for an action for us
tonight or just a nod to go
ahead and move that you're not looking for something from
us here at this point?
Basically I'm looking for a nod that yes you are you know
ready to move forward
towards a public hearing. That's what I'm looking for. We
have a consensus that we're ready to
to move forward. I'm sorry. Commissioner Beck. Thank you.
So this is not something
we're actually using now we're considering using is that
correct? Sir.
This is not something we're actually using now it's we're
considering using
this mobility plan right? Yes sir. Okay. To clarify there
currently is a mobility
plan it would just be amended and he's looking for your
sort of confirmation
that you're okay with the amendments proposed. Okay. Is
that fair? Yeah you will have a
public hearing you know at that time you know we will go
through there so it'll
be noticed anybody from the city can come in and look at
what we are proposing
it'll be posted out we'll have copies available people can
come and see all
that so anybody in the city who is impacted they can come
in and I'll
discuss it in the public hearing process. Just one real
quick question it's going
to be a lengthy response we can get to it later but how
reliable are these
models? Sir. How reliable are these models? It's a fairly
robust model. Transcat is a
very widely used model. Okay. 80% 90% effective. You want
to talk about it a little more?
The Federal Highway has come out with a way to calibrate
the model and so we
base everything on that existing calibration the existing
counts and we
met all the Federal Highway requirements and so we're
projecting and they end up
being pretty accurate but you can't whether or not it's
made to be flexible
so we divide up the city in a whole bunch of zones and we
're based on your
future land use plan so what makes it not as reliable I'm
not it's reliable
it's a new developer proposes something different than we
assumed in the model
so that's what the changes are. If everything happened the
way our
crystal ball said or the way your comp plan said the maps
very reliable the
models are very reliable so based on the current
information there within it you
know it's within a 10% on your big roads it gets down about
25% on your smaller
roads because it's a little bit less falling. Thank you.
That's a good question. Okay.
It is 629 and we're going to close our work session and
reconvene in council
chambers.
you
, you
good evening and welcome to the planning and zoning meeting
on September the 16th
we have a what this meeting has been duly posted and we
have a forum present
and we would like to go ahead and open our meeting with the
pledge to the flag
and the Texas flag.
[Pledge of Allegiance]
The first item I want to address this evening is due to a
technicality on a
switch of some software from a previous format that we've
had we're going to
push our actual chair and vice chair elections that we had
our next meeting
to our next P&Z meeting for those to be ratified and that
will move us then to
our minutes and the first minutes that we're going to take
a look at will be
the August 19th minutes.
Commissioner Taylor. Move approval of the August 19th
minutes. Commissioner
Bruegel. I second. Please hold on the board. That motion
passes 4-0 with 2
abstaining. Our next item tonight is our minutes from our
meeting on September
the 2nd. I'm gonna call on Commissioner Hussbeth I think
had a correction on
that. Yes sir thank you. I would just request that staff go
back and look or
pardon me re-listen to it's it's noted on page 11 line 41 I
think there's some
context that could be added. Thank you. Yes I move that the
minutes be approved
with that one stipulation. All right. I have a second.
Second. Thank You Mr. Commissioner
Taylor. Vote on the board please.
That motion passes 6-0. Moves us to our consent agenda. Do
you have a
motion or have any discussion for that?
Chair would entertain a motion.
Second. Thank You Commissioner Taylor. I call for a vote on
the board.
That motion carries 6-0. We'll move us to item number 4A,
items for individual
consideration and I will call on staff for that
presentation. Thank You Chairperson.
I would ask Sophie Humer to come and make the presentation
to discuss the site
plan for the Razor Ranch South Complex. Good evening
Commissioner. Sophie Humer
associate planner with the City of Denton. I will be
presenting to you SP 15-5, the
Razor Ranch Town Center phase 2B. The request before you is
to consider
approval of a site plan within the Razor Ranch South Campus
for a 6,810
square foot multi-tenant retail building on a portion of
lot 10 block A of the
Razor Ranch Town Center phase 1. The request before you the
site here is
located in red. It's on the south side of US Highway 380
and is about 1700 feet
east of I-35. It's outlined in red. This is the concept and
schematic plan for
the Razor Ranch Overlay District. The building in question
is located in the
RR 1 sub district. Retail sales and services are permitted
in that
sub district and the building is located approximately here
. This is a kind of a
where we've been schematic of the Razor Ranch Overlay on
the south campus. Here
we have Highway 380 along the north running east-west and I
-35 running
north-south on the west side of the development. We've
previously, sorry the
Planning and Doning Commission has previously approved lot
2, it's at
Chili's, a restaurant building, a multi-tenant retail
center on lot 4,
Raising Canes here on lot 5, the Wynko building on lot 8,
and then the request
before you is this property highlighted in yellow. Just one
note kind of about
the overall development of the south side. We have some
primary access points
coming off of Highway 380. This is Heritage Trail. It's a
future secondary
arterial drive. This is the Razor Ranch Site Plan approval
criteria. I'll read
them out. Number one is that the site plan substantially
complies with the
concept and schematic plan approved by City Council. This
is where we look at
our land use and our permitted uses. Number two that the
site plan provides
for a compatible arrangement of buildings and land uses
that would not
adversely affect any adjoining neighborhoods or properties
outside of
the plan. This is where we look at our site and building
design as it relates
to the buildings around it and to the adjoining
neighborhoods. Number three is
that the site plan provides for the adequate and safe
circulation of
vehicular traffic. Obviously we look at traffic and
mobility. And number four
that the plan fully complies with all other sections of the
overly district,
mainly architectural compatibility as well as plaza area.
So to make
sure that the site plans meet those criteria we accept a
site plan, a
landscape plan, and a building elevation. This is the site
plan that we will be
approving or considering approval for tonight. The Wynko
building is located
here in this space. North is located this way. 380 runs
east-west here. The site of
fully complies with the lot coverage and landscaped area
requirements. This is the
landscape plan. There's a good balance of landscape and
hardscape. Again we have
the building here and a parking field here. And again the
site plan complies
with the parking lot landscaping and the parking lot tree
canopy. This is a
hardscape plan to show compliance with the plaza area
requirement. They're using
covered area with some awnings. This is an outdoor dining
area. They're using
additional shade canopy coverage along here as well as hard
scape with
integrated planters. There's a bike rack here. And once
again this is the
Wynko building and there's six feet of separation between
the buildings. These
are the elevations for the site plan before you tonight.
This elevation is the
side that backs up to Wynko. This is the north side of the
building looking south.
This is the south elevation looking north and this is the
front elevation
looking towards the parking field. Just for comparison this
is the approved lot
four. Again you can see that there's consistency in
geometry, building
materials as well as character. This is the approved Wynko
elevation. The shaded
box here is approximately where the building will be. So to
run through the
criteria for approval the site plan does fully comply with
the concept and
schematic plan. The site also provides for compatible
arrangement of buildings
and land uses, its interior to the overall development and
is surrounded by
other commercial uses. The site plan also provides for
adequate and safe
circulation of vehicular traffic. The site plan shares
access to internal
drive aisles and also allows for safe movement of
pedestrians and vehicular
traffic. And the site plan fully complies with all of the
development regulations
of the Razor Ranch overlay district including architectural
compatibility
and the plaza area requirement. Staff is recommending
approval of the proposed
site plan. It is consistent with the Razor Ranch overlay
district. I will stand
for any questions and the applicant is here for any
questions.
Any questions for staff?
I believe the applicant is here. Are there any questions
for the applicant?
Commissioner Beck. Thank you Mr. Chair. For the applicant,
who's the applicant?
Do we know who, have the space has been rented out in this
building yet? The
restaurant on one end and you've got some retail. Good
evening Scott Wagner for
Red Development the applicant. Thank you for having me. We
do not have any
tenants named yet under contract. We were working with a
handful of tenants
as the plans are just getting developed. So when the plans
get prepared we take
them out to market and we start putting together the tenant
list. Okay thank you.
Commissioner Taylor. Thank you Chair. Thank you Mr. Wagner.
In the work session
we had some questions regarding just kind of project status
and I know that
there's been some earth moving over there and now that you
have I guess four
or so lots approved. I was wondering if you could give us
just a brief update on
how things are progressing? Sure. Progressing on schedule
which is always
the most important for us and on budget which is second
most important. Our
tenants are happy to see the progress out there both for
the stores that are
under contract and ready to go start construction. I
believe Chili's and
Raising Cane should be out in construction in the next few
weeks.
Wynco should be out in the next month or so. And our retail
building if you
drove by today you would see the wall standing up. So we're
hoping to have that
retail building dried in by the holidays by the turn of the
year and start
delivering over to the tenants that would occupy that
building sometime in
towards the beginning of the year and they could start
occupying that and be
open by springtime. So the phase one if you will the
infrastructure and the
utilities and the off-site roadways that's all on schedule
and being
constructed now the building starting to go up and our
tenants will start to
occupy their property in the next few weeks. And as that
construction
progresses are you going to build the heritage trail out
basically at
the same time as this construction progresses? A portion of
it. The portion
necessary to open and operate this phase is under
construction. It was
blue-topped last week and they should start they're forming
right now and they
should start paving in the next few weeks. Thank you.
Any other questions for the applicant? The chair would
entertain a motion.
The first from Commissioner Detowitz and the second from
Gerald Husquith for a
vote on the board. I'm sorry I apologize. I got ahead of
myself.
Commissioner Detowitz? I move to approve as submitted. I
second. Thank you
Commissioner Husquith. I have a first and a second for
approval. Call for a vote on
the board.
Motion carries 6-0. I will move us to item 5 our public
hearings. Item A. At
this time I will open the public hearing for item A which
is going to be FR 15-0018.
That is to hold a public hearing and consider a final repl
at of lot 7R
block 21 of the Villages of Carmel phase 2B. Thank you
Chair members of the
Commission. As was stated this is FR 15-18. It is a final
replat in the
Villages of Carmel. The lot that's being replatted is shown
roughly here in
yellow. You can see how the grading work has been as this
area has been under
construction with single-family homes. The purpose of this
plat is you can
blow it up to the lot here. There's a temporary waterline
easement that was
used for construction of the Villages of Carmel and that
waterline is served its
purpose. It's been removed so the purpose of this replat is
to take that easement
off and then they can build a single-family home. The plat
meets all the
technical requirements and staff recommends approval. I
stand for any questions.
Any questions for staff?
This is a public hearing. I have one card to speak. Mr. Rod
Zilke would like to come up
please. Mr. Chairman and Commissioners my name is Rod Zilke
with ZPS Consulting
Engineers at 1111 Main Street in Grapevine, Texas. I'm here
representing
the applicant if you have any questions.
Commissioner Dudowitz. I move to approve. I submit. Thank
you. I pause. I need to
if there's no one else to speak seeing none I'll close the
public hearing on
this item and I will call on Commissioner Dudowitz. Yes
thank you
Chairman. I move to approve as submitted. Commissioner Beck
. I second that motion.
Thank you. First and a second for approval and call for a
vote on the
board please.
The motion passes 6 to 0. We'll move us to item 5B. I will
open the public
hearing for 5B which is to hold a public hearing and
consider making a
recommendation to City Council regarding a rezoning request
from
regional Center Commercial downtown to Employment Center
Industrial staff.
Good evening I'm Julie Wyatt, Associate Planner with the
City of Denton and I'm
presenting Z1522 to you tonight, Hull edition. The request
before you is to
consider making a recommendation to City Council regarding
a rezoning request
from regional Center Commercial downtown to Employment
Center Industrial.
Just to orient you here's the subject property. It is about
one and a half
acres and it is located on the north side of Schuyler
Street west of I-35.
Just to give you a little bit of background the property
was rezoned in
2011 to RCCD. It was actually rezoned from RCCN which is
Regional Center
Commercial Neighborhood. This was in order to accommodate a
vehicle repair use.
That RCC, the rezoning to RCCD made sense at the time. It
was based upon the
comprehensive plan that was in place that considered this
area the
future land use designation to be regional mixed use center
. The intent of
that future land use in the previous Denton plan was to
encourage shopping,
recreation, entertainment and employment uses to serve the
entire
region. So it was a commercial type district. However, as
the area has
evolved and as the area has developed it's kind of
developed in a different
way that no longer really meets that definition of the
regional mixed use
center. So let's just look at the adjacent land uses so you
can see what
I'm talking about. If you'll look along I-35 that has
developed with commercial
uses. There are hotels and offices with that frontage to I-
35. However, as you
move away toward the west between the 35 commercial
corridor and the rail line
to the west this has really developed with a lot of
industrial uses, some
light industrial uses. So it's kind of developed in a way
that wasn't
appropriate for that future land use. So we come to the
current comprehensive
plan, Denton plan 2030 and you can see it is here's the
subject property right
here. You see that it has changed to business innovation.
The intent of
business innovation is to accommodate office parks, large
employment centers
and also complementary uses such as retail, restaurants,
services to serve
those employment centers. So that's really the intent of
business innovation.
It can include offices, retail and also some light
industrial and warehouse
uses. And there was some discussion in the work session I
just want to further
articulate on because there was some concern about
compatibility with the
existing zoning and then the proposed zoning within the
future land use
designation. So I just want to touch on that just a little
bit. So this business
innovation future land use, it can accommodate several
zoning districts. So
one would be the requested zoning district of employment
center industrial
but there are other zoning districts that could fit within
that future land
use designation. RCCN which is what the property to the
north is currently zoned
as doesn't really fit within that future land use
designation because of some of
the uses. It doesn't meet the intent. And so there will be
future discussions
regarding rezoning in order for the area to come into line
more with what the
future land use designation is. So with that I'll back up a
little bit and look
at what's on the ground now, what the zoning is. So
currently the property is
zoned as regional center commercial downtown. The proposed
rezoning is to
employment center industrial ECI. If you look at the two
zoning districts side by
side they have a lot of similarities in terms of the
commercial uses that are
permitted. They both have a real broad array of what those
commercial uses are
and those are in your backup that was provided to you.
Where the differences
come is that RCCD does have a residential component. It
does permit
multifamily with a limitation. Whereas ECI does not have
residential uses. ECI
also adds a little bit more of the industrial uses that are
on the
industrial or on the use table that RCC doesn't permit. So
it adds a little more
flexibility to have employment centers but also have the
complementary retail
uses that are currently existing along the 35 area. So when
staff looked at this
rezoning application we had some considerations we looked
at. First we
consider the ECI is more appropriate for today's
development pattern and its
existing uses. First because of how it's how it's developed
the industrial uses
are mixing with the commercial uses that are along I-35 and
the the uses that are
permitted in ECI are more in line with that current
development pattern. Also
that the permitted uses in ECI offer more flexibility. The
vehicle repair use
that came in when the rezoning happened in 2011 is still
there and they don't
intend to vacate the property but by rezoning to ECI it
would allow some of
those industrial uses that if the nature of their industry
changed more
technologies came it would give them flexibility to expand
their operation.
Furthermore the property owner if if the current tenant did
did vacate they could
redevelop the property with more flexible uses depending on
the trends of the area
whether it would go more industrial or commercial. And last
that the ECI does
meet the intent of business innovation as a future land use
designation. It is
one of several zoning districts that could fall within the
overarching
business innovation future land use designation but it is
it is appropriate
due to the the uses that are permitted and the intent of
providing the
flexibility between employment some industrial uses but
also the commercial
uses as well. So when we look at subchapter 3 of the Denton
development
code we have two criteria that we look at for rezoning. One
would be that the
proposed use conforms to the Denton plan and in this case
it does and then the
second that the proposed rezoning would facilitate the
adequate provision of
public infrastructure which this does. A public
notification was sent out we
received no no letters in opposition or in favor other than
the applicant he did
send us a letter in favor. So based upon the considerations
and also the
criteria for approval staff does recommend approval of this
request. I
can stand for questions the applicant couldn't be here this
evening but I can
answer any questions or some questions that you have. And
he has provided an
email which you have stating that he would not be present
today.
Questions for staff? Thank you. This is a public hearing.
Seeing no one else in the
audience wishing to speak we'll close the public hearing
and the chair will
entertain a motion.
Commissioner Taylor. Thank you chair. I move approval I
move recommendation of
approval of this item to City Council. Thank you.
Commissioner Dudowitz. Thank you I second the motion. Okay
have a first and a
second we will call for a vote on the board.
The motion carries 6-0. Moves us to our last item on our
agenda concluding items.
I assume that's same thing as future items. New term.
Commissioner Bruegel. Thank you
chair. I understand we just switched this new technology so
maybe it got dropped
but I was hoping we could get a chance to look at the
matrix again sometime soon
just kind of check in and see what we're at with that. Yes
at the last meeting if you
recall I had to juggle some of those requests and
prioritize them. I'm still
working on those to be blunt so as soon as we get to them I
'll provide them in
the packet. Thank you. Commissioner Taylor. Thank you chair
. I would like to request
a future work session agenda item to discuss forming a sub
committee to look
at a city initiated rezoning of the area off Mesa Drive and
Shuler that we've
seen tonight and we've seen several cases in the past
couple of years and I
think it would be good for us to or some subset of this
body to have some
discussions about it maybe reach out to the property owners
out there and stop
this one lot at a time rezone and just go ahead and rezone
the entire area.
Anything else? We'll prepare an item probably not for the
next meeting but the following
meeting to that to present to you with program plan. Any
other items? With that
we will close tonight's planning and zoning Commission
meeting at 7 0 5. Thank
you.