This will be for September the 14th. This meeting was duly
posted and we do have a quorum present and
It is two minutes after four and I'm going to call our
meeting to order at this time
It's not on our agenda, but I want to introduce we have two
new members
Margie Ellis and Steve Solomon and
Give you guys just a second to introduce yourselves to the
rest of the commission members and tell us something about
it about yourself Steve
How about you first?
My wife and I went to North Texas graduated in 72 came back
about nine years ago and
Here we are
Great welcome aboard
Margie
Here in Denton since
1997 when I married a Texan grew up in Michigan prior to
that. I'm a realtor with Keller Williams Realty
And my husband and I are raising two
daughters 17 and 15
Happy to be here. Great. Thank you. Okay
Since our vice chair is no longer on our commission our
next meeting we will be looking to do
nominations for a vice chair election at that time
You know back to our regular agenda
I'm going to turn that over to Manal for a clarification of
agenda items
Thank You chairperson strange
Any concerns or questions regarding the minutes from last
meeting we can address this at this forum
The only point of order I'll have on that is I was absent
for the August 10th
So I'm gonna do two separate or ask for two separate
motions since I'm going to be abstaining from one of those
votes
Let me have to remove that and put it on and another agenda
since Andrew's not here and we have to didn't have to rec
use themselves
From the vote because they weren't here that only leaves us
three requires a four majority vote. So
24th since I was here, we'll take that separately and on
the 10th
We'll continue this one in
Okay
Great
In the interest of our new members, we'll actually go ahead
and make presentations on our plots tonight
We'll start with the Julie Wyatt's plant for a preliminary
plot of the rancher vista edition Julie if you would please
Good evening, I'm Julie Wyatt senior planner with the city
of Denton
this
Preliminary plot is for a commercial development that
includes six lots
That have private access easements in order to gain access
to all of the lots
It's on Emory Drive and I'll answer any questions you have
regarding the plot
Commissioner bet. Thank you chair. Do we know is this gonna
be commercial property?
You do it is okay in the CMG zoning just right right, but
it's right across the street from single family
Commissioner Taylor since this is gonna be kind of a
learning meeting
Could you explain why we are seeing this plat on our
consent agenda and another plat on our public hearing or is
that gonna be?
We were going to touch on it, but we can do it now
I think this would be a good learning experience.
Absolutely right. Commissioner Taylor. This is a
preliminary plot
So typically preliminary plots and final plots. Those would
be consent agenda items. You do have another plot on your
agenda tonight
I believe it's for a replat my correct on that replats do
require per the Texas local government code public hearing
so
Sometimes you'll see plots in in consent agenda. That's
typically where they are
but if it's a replat which is taking previously plotted
property and
reconfiguring the boundaries or the number of lots within
it
That would go as a public hearing
Continue what under what conditions can we deny a plat?
If they meet the technical requirements of the debt and
development code, it's a plat would need to be approved. It
's not
Discretionary or it's considered ministerial for the
government body
So whenever it meets the technical requirements, we have no
discretion to deny it
So that's why we typically put it on the consent agenda so
long as it meets the requirements
So the plan actually goes through a thorough evaluation and
analysis from a development review committee comprised of
subject
Matter experts subject discipline experts. You have your
engineering team
You have utilities team you have planning and you have to
make sure all the relevant code requirements actually
address the
subdivision of or parceling out of
Property if those requirements are addressed it becomes an
administrative function for the planning and zoning
Commission to approve those
Typically, you will not see a plan if it doesn't meet those
requirements
Super thank you. Thank you, Julie
Julie you may want to stay back you're next
We have a final plot for the meta oak subdivision and Judy
Why don't you walk through what's changed in terms of what
's provided to the Commission certainly and this is the old
version up here
So it'll it'll give you a clue as to what changed and there
was actually a note that that it has changed
It was note number six on from what was in your backup all
of this language has now turned into what you see in front
of you
And it has to do with a development agreement that was
approved by City Council last night regarding detention
facilities
It's the actual plat is for 43 residential lots and then
one lot to be dedicated to the city of Denton
I
Looking for the note
Julie I think there's some
Conversation we walk through what wording was changed. It
was note number six. Okay, what was it before and what is
it now?
Here it is the before
So that's gone and now that's gone we now have something to
understand
okay, and this it has to do with the detention of
Water runoff on the site versus now
The detention is going to be addressed to do the
development agreement that was approved by City Council
Okay, so that's not actually shown on the planet says it's
now in an off-site
Temporary area correct. It's it's in this area right here
That off-site detention will be in this area right here now
Okay, so it's not gonna be an HOA kind of a deal no, sir
Any questions on this final plan
Do you want to help walk through what the difference
between maybe a preliminary plot is and a final plot at
this time
Are we gonna do that later and we're just kind of getting a
Shandrian's gonna be doing we're getting 101 great
We'll ask for some patience and new membership we're gonna
get to all that here in a minute, okay
Thank you chair, we also have a final plot for Country Club
Village Mike Bell will present this item
Thank you, all Mike Bell senior planner
This is a fairly simple plaid. It's just for five single-
family
Lots on an existing street in the Country Club Village kind
of a south part of town off of 377
And so they're preparing the site for development with
single-family homes, and that's why you have the plan
before you tonight so that they
Record the meets and bounds of each specific lot on that
plan
on that property
Correct there was a preliminary plot that had about 20 lots
and then only coming into plot about five at this time
So you probably see some later for the same property for
the extra lots
Thank you Mike
Our next item is for an alternative development plan
This is an item for individual consideration on your
regular meeting and Mike Bell is going to present this to
us
And he'll walk us through the request
Thank you, Mike
Again so the purpose of this item will be for y'all to
consider an approval of an alternative development plan
with the construction of an office
development on Dutchess Drive
Since we have some new folks here an ADP
It's basically a request to deviate from the site design
standards in the development code
The use is already permitted the zoning allows it the
property has already been platted the infrastructure is
there. It's simply
design issues so the layout materials parking lot location
Landscaping and screening materials and you'll see in this
presentation which items we're talking about for this
particular case
The subject property is located on Dutchess Drive
It's property shown here in yellow
It's an undeveloped property loop 288 here to the east and
McKinney Street is the street here to the north and
It's zone CMG which does permit office developments
This is the site the proposed site plan of the property you
see there are two buildings one located here one here
There's a focus on a central circular parking lot here
an additional parking space in the back
access from Dutchess behind the building
The applicant is requesting two deviations from the
development code
The first is that our code requires that parking be located
to the sides or to the rear of the building
They're proposing this parking lot to be
in front of the buildings
purpose of this tonight to mitigate
The purpose of this really is that they've got a curvil in
your side
It's kind of difficult to meet that requirement anyway
So they are meeting the intent of the development code and
they're going to provide screening to make sure that
landscape screening to make sure those parking
Lots are those parking spaces are invisible from the street
the second request is that
The code requires that any we have a parking requirement
and if you meet that requirement any spaces over that
requirement have to be permeable paving
In other words, they can't be concrete or asphalt. They've
got to be a special material that allows water to percolate
through
They can do if they if they chose to do permeable paving
they wouldn't need to be here tonight that can be approved
by staff
However, they want to construct those of concrete
Per the code they required for office one space for 450
square feet which would require the 57 spaces
They're proposing to do 101 spaces
Commissioner back. Thank you chair. Yeah, can you elaborate
on why?
101 spaces or is that something I should probably ask at
the public hearing I
Think they be question directed toward the applicant why
they came up with one-on-one. Okay, but it was I think
But to mitigate that request they're going to provide some
storm water management and the parking lot islands in this
location here and
Here what that'll do is treat some of that additional run
off from those extra parking spaces
And it'll filter that water naturally before it goes into
our pipe
System and we do have Deborah Vera with environmental
services who can expand upon that if you need any more
information
This is not just a question
If you go back a slide I send them
Basically the parking spaces and parking area in blue are
the additional spaces and that's why the
Drainage areas or treatment areas are in yellow around
those not exactly those are these are the okay
Yes, these spaces here are the ones draining towards the
parking lot island. Okay
Yeah, forgive me. I'm colorblind so I can't see it exactly
very well
But the intent being that these spaces would be going into
this one and these spaces into this and those are the extra
spaces
I'm not entirely but the math comes out that roughly the
square footage would okay
Would be accounted for in that drink. Thank you
These are not part of the requests I just want to show you
for information they do have a building permit in
This is the elevations of the building being all brick
building
They're only proposing to do the one on the north side
first just helps put in context what's going on
But this is not at all part of your request
Little difficult to see but this is the proposed landscape
plan
They will have a type C buffer
Which is 15 foot landscape strip with six trees and 25 shr
ubs every hundred feet
That will be to buffer to the apartment complex to the
north
Additionally, they'll provide street trees along Dutchess
as well as screening of the parking spaces in these
locations
And they do plan to develop the side in two phases
So the leave yellow is the first phase of the permanent is
that we have the permit in now
Under review and they'll come back later and do the front
parking area as well as the second building and these
spaces behind the second building
And the didn't development code does outlined our tier for
approval of an alternative development plan
There are five to preserve existing neighborhoods to assure
quality development that fits in with the character of Dent
on
To focus new development towards activity centers to curb
strip development and urban sprawl
To ensure that adequate infrastructure is capable of
accommodating the development prior to the development
occurring and to ensure that the developers alternative
proposal
Results in an overall high quality development meeting the
intent of our design standards
I did outline these in more detail in your backup
explaining how staff came up to its recommendation
I'd be happy to go into more detail Matt if you'd like
Based on the criteria for approval and the discussions we
talked about today staff will be recommending approval
subject to three conditions
One that the proposed development comply with the site plan
landscape and phasing plan that they proposed
to that the primary building material for all all facades
shall be brick or masonry so what they're proposing and
Third that the proposed building shall be constructed with
the same or similar architectural design and materials to
promote an office
Campus aesthetic and character the reason for this is they
come back with a second phase in the future
We want to make sure that they're meeting their aesthetic
character that they talked about in their narrative
And with that I concludes my presentations I'd be happy to
answer any questions but
Commissioner Espin
Do we know the
Maybe misspeaking but the
Development next to it did they
Do they have a permanent permeable?
pavement or do they have
Which development are you speaking of so to the?
Never east right
All right here apartment complex, I'm not sure whether they
met their requirement or not
I'm sure that if they didn't they would have had to come
through PNC
Know that before we because that that's relevant to me. I
mean it's if
Their neighbors aren't at the same standard then you know
Right with me versus if the neighbors had to put in perme
able
So one it would depend on when this property was
constructed and we can research that but we have to look at
our building permits to
ascertain when it was
Constructed and whether or not an alternative development
plan as it relates to parking was issued or not. This is
something we'd have to research
Ideally if you want the answer to that then part it would
wouldn't be able to provide that tonight prior to the
meeting
And it's also in army 12. So my guess is it had to have a
specific use permit, right?
I went through planning and zoning and City Council anyway
So that was probably looked at as part of their SUP
We have to do that research
Follow-up question if you go back a couple slides to where
you're showing the parking lot in two phases or that's good
enough there
In the backup it talks about this office part being part of
a larger office park of like 34 acres
Can you show us where the office park is relative to this
site? Sure
So we've met with the applicant for this property and they
also own the property to the south down here
Okay, and their vision is to do an office
kind of campus
Down here that they want to do they talked about doing it
Don't have an ADP for that as well. Sure, but we want to do
kind of enhanced office aesthetic
They weren't quite ready to do that with this phase. They
're ready to move on this building
That's why we're here tonight, but I'm sure the outcome
will be happy to explain to you more about that vision
Well, it's probably gonna self explainer
My question was where relative to this site that was
because on the site itself, there's no
really access points to the property to the east and so I
didn't know if
The office park was to the east and long loop 288 or where
it was for connectivity between this side and any future
sites, right?
So it all made it the south and touches and I believe the
property of the east is not owned by the same owner
Is that correct? That's correct. This is a different owner
with the one on the 288. Okay, right. Those are my quick
commissioner aspect
Sure, so we typically bring
Most ADPs that come through planning is only commissioner
either for front parking or for being over parked
And typically what we asked if you want to do that the
purpose of the purviewable paving is that you don't exceed
the
the drainage requirements
that you don't
Have extra runoff filtering into our drainage system that
isn't treated or isn't accounted for
That you can filter that water naturally through the ground
and it be treated before it goes into our system
With the permeable paving that that's the intent this dri
bbles down
So you're allowed to do that by right if you want to do the
concrete paving we typically require you to design some
type of
It's called intelligent stormwater system management. Is
that correct? I swim
manual that you can
engineer your site to collect those areas in a certain
spots and treat it the same way it would if they just
naturally percolated through the
Paint the permeable paving spaces. So they've done that in
this case
They've designed the site to run the water to a certain
location filter it naturally through the ground before it
goes into our pipe system
Again, I'm not the subject of I think we have to ever who
could probably answer that if that didn't satisfy your
question
She would be the subject expert on that type of question
Okay. No, that's I just wanted to understand that
So that they're treating the additional route that's
created from those excess parking spaces through the design
by draining them towards these landscape islands
Well, they would typically just get pulled into some type
of a
Drainage inlet pipe straight into our stormwater system
It would never be naturally treated by the way they design
it they are accounting for that
through drainage to the islands
Thank you
Any other questions on this particular item
Thanks Mike
Well, you're flipping paper so I want to be respectful if
you had a question
Thank You Mike
we do have a final replant public hearing and
Haley will come forward and present that to us, which is
another type of plot that Julie had touched upon earlier
Some Haley's a Gursky assistant planner and this is a repl
ant of the Ryan companies edition
It's located on the west side of town on Dakota Lane
Currently, there's a manufacturing facility
It's over here on this portion that has all the access eas
ements on it
And the purpose of the replant is to separate this into two
lots to expand the commercial development
And the reason why you see this as a public hearing item
because when you replant
Residentially zoned property you are required to have a
public hearing and post a notice according to the Texas
local government code
And that's why it doesn't fit into a consent agenda at this
time
Relatively straightforward plot. They're just subdividing
an existing plan a lot of record into two specific lots
Thank you
Any questions on the reply
Super thank you
We have a zoning change request and Haley is going to dive
into that
All right, so this is case z 1617 for st. John Paul the
second University pastoral Center
So their request is to consider making a recommendation to
City Council regarding a rezoning from a downtown
residential one district
To a downtown residential to district on approximately zero
point eight seven acres of land
It's generally located on the east side of McCormick Street
just south of Eagle Drive
So you can see here the location just across Eagle from the
UNT campus
It's comprised of three lots that are all under the
ownership of the Catholic Diocese of Fort Worth
And just a little bit better view of the area the three
lots have recently been cleared there were three single-
family homes on them
Those were torn down and the area
In general is comprised of a mix of single-family homes
multiple apartment complexes that are called out here
That primarily serve the UNT campus and then UNT itself
starts just across Eagle Drive from this property
So you can see currently the three lots are zoned dr. One
their proposal is to go to dr. Two
Which on this map is the light green color?
So you can see they do have dr. Two surrounding them to the
north which was a case you all recently saw for the
apartments on McCormick Street
And there's other zoning districts close by in the area DCG
and DCN. So the area is kind of a mix
mix of uses and mix of zonings
So another factor we look at with zoning cases is the
compatibility with the Denton plan and the future land use
designation for this property is
neighborhood university compatibility area and
This designation is assigned to areas of residential and
commercial
development that are adjacent to and affected by the two
major university campuses we have here in town so UNT and
TWU and
the intent of this designation is to help create compatible
form and land uses for areas that serve both the existing
neighborhoods and
And the universities and we recognize that both of these
campuses are growing and expanding
And as they expect that student population to go up
You know, we look to see more of these cases of the areas
around them kind of transitioning
So the considerations we looked at for this case
The dr. Two proposed zoning district is a logical extension
of that surrounding zoning pattern
We saw that it had other dr. Two properties adjoining it
the one to the north which I mentioned
Just in the past two months was rezoned from dr. One to dr.
Two
The dr. Two designation is can or district is consistent
with its future land use designation
The downtown residential zoning district is compatible with
that mix of student and neighborhood development that we
expect to see in those areas
And another consideration is that these lots are located
less than 150 feet from the edge of UNT's campus
So it's a highly walkable
Vicable area for students and the proposed use is for a
pastoral center for the students on campus
So it's just kind of a logical extension of that growth
there that's in the area
and would also be easily accessible by neighbors in the
existing neighbor in the surrounding single-family
neighborhood and
the applicant stated that their intent with this room rez
oning was to
Increase the maximum lot coverage that they're allowed to
the amount of development that they're allowed to have on
the site
So I've called that out here with this zoning change. The
maximum lot coverage would increase to 75% from 60%
Hand-in-hand with that the landscaping area that we require
would then decrease from 40% to 25%
So that was their primary intent
I went ahead and provided the other regulations that apply
to these districts those that you can see
The scale of the development that would be allowed there is
still very comparable in terms of the height of the
building and things like that
The size of the development that's allowed wouldn't really
change. It would just be the amount of lot coverage
and
Other uses that are allowed in this district
Would still be fairly comparable with the area
So
Here's some photos of the property. This is the north side
of it. You can see through the photos. They had
Three separate entrances there that were for those three
homes which have been cleared
And it is
Currently surrounded by a single-family home to the north
and south the one to the north is intended to be torn down
for apartments
in the near future
So per the local government code notification was sent out
regarding this 17 notices were sent to properties within
200 feet
77 courtesy notices were sent to properties within 500 feet
and I received two responses to those both of which were in
favor
One was included in your backup and the other I put a copy
of at your desk for you to see
And so based on all those considerations staff recommends
approval of this request
Because of its compatibility with the surrounding mix of
uses and zoning as well as its consistency with
The future land use designation for the property. So I'll
answer any questions
Commissioner Taylor, thank you chair
Is this the same owner that owns the property at the corner
of Avenue a and Eagle?
These are all owned by the Catholic Diocese of Fort Worth
right that's the the Catholic Center is Oh corner of Avenue
a and Eagle
Yes, I believe that is theirs as well and it appears so the
zoning is kind of funny
But there you can see the lots how there are two lots that
are long facing Eagle
But the zoning is only right now DCN on the front half of
that Eagle property get back to one of the zoning maps
Yes, and so I'm just trying to understand is
And I I guess we'll ask this of the applicant in the public
hearing
Do they have any plans to connect these five lots?
Are they gonna because right now I think there's kind of a
parking lot and then there's kind of some unused space
backside of their other property are they going to put
drives through
I'm not sure what their intent is there. I do believe they
'll have a representative at the meeting though to answer
that question
Okay. Thank you
Mr. Sullivan if I don't understand this is really not for
living but for like a student
Campus type thing. Yes. Yeah, it'd be like a campus church.
Mm-hmm
They intend to replat these as one lot I should have stated
that earlier and then put one large building on there for
use by
the students
Christian back. Thank you chair and then just to follow up
on Commissioner Sullivan's question then
This is a church. This is not like
Something along the lines of a student union on the college
campus. It's actually a church
I'm not sure if they sent that it actually is a church
It's meant to be kind of a group gathering place for the
Catholic students on campus
Okay, just the Catholic students in that other denomin
ations aren't welcome
Yeah, it's just a common gathering place for the hang out
Commissioner Ellis
The lot that is a single-family home, is it just to the
north of this is being
Yes, the lot immediately adjoining to the north that case
was heard. Would you show it? Would you cursor please where
that is?
Yeah, so this lot just directly north of them
Believe it was a couple of months ago rezoned from dr. 1 to
dr. 2. Do we know what's happening there?
They're tearing that down for apartments
Right, I would like to iterate a couple of points since we
are talking about
Zoning what you see before you tonight with this request is
a request to rezone from an existing zoning district to a
different zoning district
In this instance when you review such requests you look at
all the uses that are permitted from a comprehensive level
So in terms of whatever is permitted in the dr. 2 district
is what could potentially be developed on this site
Should the zoning change request be approved the reason why
we provide you with some information as in the applicant
has informed us
It is their intent to develop this site with what they've
mentioned
It doesn't necessarily mean that that's what it would be
developed within the future. For example
This is a straight zoning change request and the use is
permitted in the schedule of uses that I believe Haley
provided in your backup
And the uses that would be permitted on the site and then
again back to the property to the north
There is intention to develop it with multifamily. But
again, the zoning district is much broader in terms of the
uses that are permitted
Continue thank you
With that being said do they have a period of time that
they have to
Tell us what's being developed or the as long as the zoning
district that they are in
Permits the use that they want to develop the site with
they will be able to do so and meet the parameters of would
you throw up that?
General regulation. Yes as long as they comply with the
general regulations of that zoning district
So in this instance, let's assume that they do get approval
of their zoning change request
They would have to comply with the minimum lot size and the
lot widths as well as the setbacks as well as the lot
coverages and the landscaping requirements
In order to develop their site they would have to do that,
but they would be permitted
Any of those number of uses that are listed in the
permitted use schedule?
Okay, then I guess my the purpose for my question is if
they did if they don't develop this pastoral center
Are we setting it up to be something that perhaps we don't
want it to be and that's a fantastic question
And that's why when we do our land use analyses and when we
provide the report to you
It doesn't necessarily hone in on that specific use
It looks it conducts a comprehensive study provides a
comprehensive evaluation of if the zoning change were to
happen
Would it bet is it one?
Compatible with the surrounding land use pattern with what
's out there and is it compatible with?
The comprehensive plan and in this instance, it's not
compromising either one of those as they're fairly
comparable districts
And we've also seen a trend in the land use pattern
changing there and that's why the recommendation from staff
is favorable
Commissioner Sullivan, yes is anything dealing with parking
considered
I mean if you've got a student union for lack of a better
term and apartments and across the streets
You've got looks like single-family housing
How many kids are going to be using this facility and how
many people are going to be in the apartments and where
they're going to be parking?
With the site plan for each one of those developments. We
would do a parking analysis
All those ratios are expounded upon in the development code
And so depending on you know for the apartments
We would look at the number of bedrooms and units in the
complex and then determine what number of spaces they have
to provide
And the same thing will happen with this when they get to
that stage
Is there
Commissioner Taylor. Thank you chair. Just to expand on
that parking thing
That's why we're seeing the ADP for additional parking
spaces is because that office park over on Dutchess
needs some more parking spaces and
You know they they have to meet the code requirements and
so every development any apartment a new house
You know offices retail etc. They're very detailed
requirements by
Specific use number of seats if it's a restaurant number
square footage if it's an office
You know square footage retail, you know
all this all these formulas that determine things like
parking and
These landscape requirements and then if you're next to a
different use you might have landscape buffer requirements
And all of that is in Chapter 17
in the development code 13 13 sorry
Yeah, and it's and it's the it's probably the most the
thing that we look at the most
influences our decisions the most
But they do have all those requirements like laid out
So I just wanted to
Commissioner Ellis
My concern over it is definitely with parking. I drove it
yesterday. It's a nightmare over there right now
I'll tell you that I mean I had to back up my car just for
somebody to come down the street the other way
So that was my reason for the question because I don't know
if we're setting up for a future problem with regard to
that
And I understand it has to fit into
You know to parameters, but the area is dangerous right now
Any other questions on this side
Thank you
Well, we need to open this for public
Withdrawn completely okay, we have one other item in our
work session item see but that the applicant has withdrawn
this
application so I'll just make an announcement in our
Public meeting in council chambers and that's going to
conclude I
Think all of the items that we have on here for
clarification items
But this time we're going to move on in our work session to
our item a it's going to be ID 16 -
1215 and
Chandria and Jarvis is going to make that presentation for
us
Okay, good evening, I'm Chandria Jarvis with development
services and this next work session planning 101 is
intended to be
primary for urban planning
We do want to follow up with some additional sessions to
delve deeper into the issues that you guys were just
discussing
But tonight, I'm just going to keep it really basic
in the
To facilitate our new commissioners and then refresh the
rest of us if possible
So I'll start by telling you a little bit about myself I
Have a bachelor of arts and geography
With the focus on spatial analysis and demographics
Which was a primer or precursor to GIS if you guys are
familiar with that
And a master of science and community and regional planning
with the focus on transportation
both degrees from the University of Texas at Austin
I've been a member of the American Planning Association and
a certified planner with the American Institute of
certified planners since
2003
I have over 16 years of urban planning experience. I began
my career with the city of Austin
Helping out with the long-range transportation plan update
and from there I went to work for a private consultant firm
Helping with the feasibility analysis for the statewide the
Texas statewide toll road initiatives
I spent a brief period of time
working with the Indiana Department of the Federal Highway
Administration learning to do NPO certifications or
to certify metropolitan planning organizations before
deciding that Indiana was too cold and then coming back to
Texas
Where I started got involved
Well picked up where I left off with the toll roads and
started preparing NEPA analysis for highway projects around
the state
From there I guess about 2007
Right around the time that the economy turned downturned
Transportation planning working at least in the consultant
field dried up
And I figured there was a good good chance or a good
opportunity to go back into public sector work where I
started
Getting involved in development review and permitting
And I currently serve as the development review committee
administrator for the city of Denton
So my interest in planning and I hope this graphic works
out stems from my background I grew up in the
Inner ring server suburb of Dallas Pleasant Grove if any of
you guys have heard about that
When I was a child this was a nice area. We had good
schools good parks good streets transportation
Places to shop go to the movies. It was a decent place to
grow up
Somewhere at the beginning of my freshman year in high
school the community took a rapid decline for the worst
Businesses started to close down
Yeah
Crime increased and we saw what was really a mixed
community
working-class community change from
From that to just primarily black and Hispanic and low-
income
Crime increase and then we started making the news for just
all the wrong reasons
I love that we have a t-shirt that shows somebody getting
put in the back of a car
So I
Didn't when I started out my studies at UT
I didn't realize I'd never heard of urban planning the term
at least
But I knew I was interested in what made a city tick what
made it grow and developed and then what elements
made it what was
Involved when it did decline
so I was
Probably without a major for about a year and then I had a
breakdown
In one of my advisors office like I want something that's
right in the middle of a lot of math and science and in
liberal arts
And then she's like well. Why don't you try geography, and
I'm like can I get a job in that?
so
She's like go
Go take this morning class it deals with urban geography
And I was like okay took the class started getting AIDS was
happy with school
And then from there I still was concerned about making
money when I got out and so my
Professor my undergraduate advisor was really good friends
with the graduate advisor at the planning school
And he's like well once you go talk to this guy and see
what he says so I had that conversation and decided to
Apply for the graduate school so that I can actually get a
job when I finish my studies
so with that
What is urban planning when you do a Google search you have
all these different terms pop up
Defining one particular aspect of planning or another, but
they're really technical and confusing
So simply to me urban planning is
Just simply the process that cities use to get from where
they are to where they want to be
And it encompasses the design of the built environment as
well as the decision-making
process for public policy
Urban planning is important because for one it's an
extension of the police power of the city
To protect public health safety and welfare which is
granted by the US and Texas
Constitutions as well as the city charters
It also helps us to provide adequate infrastructure for
water for transportation
parks in open space
public service your fire police EMS
As well as affordable housing it helps to preserve elements
that are important to the community like clean water and
air
the natural and environmentally sensitive areas
Historic places and then ensure social equity and
environmental justice for our residents
And how is it done
What you see on the screen are the three most common types
of
Planning when when people refer to urban planning
At the top what how I like to think of it of it is at the
top you have comprehensive planning
which is the overall vision and
pretty much the guide for the city and then you have
that
comprehensive plan of that process informs strategic
planning and it informs the capital improvement planning
and
Then you know on the screen. I have
small area
corridor and neighborhood planning as
Underneath comprehensive planning because I see that as a
subset of comprehensive planning
So I'm going to discuss
Strategic planning and CIPs and then I'll come back to the
comprehensive plan
So strategic planning is a focused short-term planning that
identifies the mission of an organization
internal strengths and weaknesses external opportunities
and threats
It also has future scenarios for a period of maybe three to
five years
And it identifies specific goals and objectives to achieve
a mission
On the other hand
CIP planning is a plan for the investment of public funds
in public infrastructure
It identifies construction projects like streets drainage
improvements
Watering wastewater facilities parks you name it and it's
typically
Arranged in increments of one five and ten years and it
also serves as a guide for the budgeting the funds
So getting back to the comprehensive plan
the
chapter two
13 of the Texas local government code enables comprehensive
planning in the state of Texas
And again, the comprehensive plan is an overall vision for
the city
It's long-range typically
Painting a picture of what the city intends to look like
maybe 10 or maybe 20 years out
In its name is comprehensive looking at the full
geographical
physical economic and social aspects of a city
It's collaborative or it should be
Involving every potential stakeholder and then it's
continuous or ongoing to respond to changing conditions
So what you see here is a diagram of the rational planning
method a
Lot of people don't really realize we actually go through a
process when we do our jobs, but we do
Typically we start with an existing condition survey
that
we use to go into a visioning process to determine what the
Ultimate outcome is going to be or at least where we want
to end up
From there we identify goals and objectives
Objectives that we want to meet and then conduct the needs
analysis or gaps
To see what you know what areas we need to strengthen or
pay more attention to
From there typically we have several alternatives or
scenarios that
Are obvious and then we kind of sift through those to see
which new policies or programs we need to implement and and
then how
What strategies or actions we need to take and so this
process continues?
for however long we deem it necessary and
And that also I wanted to point out as you can see public
involvement is integral to that so it's usually
We try to get public input or stakeholder involvement at
each level and so speaking of that
Who is who is the public we hear that term a lot
And it's really it's somewhat
Defined but for the most part in planning at least it's the
usual response the usual suspects
elected and appointed officials city staff
property owners and residents
business owners
neighborhood associations
special interest groups
Even visitors and tourists to your community so in a
nutshell everybody
And many of you are familiar with this being that we just
went through the
Denin 2030 up the update, but these are the comp the
components of a land use of a comprehensive plan
The first one is what we're most familiar with because we
deal with it as we review
Zoning and rezoning applications and that is the future
land use map
it's basically a an exhibit that shows each of the
land use districts or the future districts identified on a
map
It corresponds with sections of the city
You'll typically have a transportation plan or a mobility
plan that lists
roadway improvements or transit improvements that would be
needed to support the vision of the comp the overall vision
of the comp plan and
Then on down the list utility infrastructure
Sometimes you'll see a CIP plan it folded into the comp
plan
public improvements
Like new facilities new police buildings new city halls
things like that
economic development strategies
a parks and open space plan
Affordable housing and then historic preservation
So now we now that we know what urban planning is and then
what the components of the plan are how do you implement it
?
This is a diagram of the typical land development process
And what we found is that
Most of the goals and objectives that are identified in the
comp plan are realized in the way we
Develop and regulate land use so pretty much everything we
identify in the comp plan
This is sort of like the gatekeeper and in this process
helps to make sure that we achieve those goals
Just a second
So the the various boxes that you see on the screen are
tools that we use for the comp for implementation
Starting with annexation and going all the way down to the
building plan review stage ending with the certificate of
occupancy
So let's start with annexation a
Lot of people forget about that as a step in development,
so we'll cover it
So annexation is the process by which a municipality
expands its boundaries
for cities over
100,000 in population like Denton we have a five mile ETJ
area so that
And that the ETJ is the extra territorial jurisdiction,
which is the the land that the city can legally annex
Annexation is general generally required to extend city
services again the people least fired
EMS services
voting privileges and then the tax and authority of an area
and
The rules for annexation are found in the in chapter 43 of
the Texas Local Government Code
So once we determine that a piece of property is is under
the city's jurisdiction
We need to assess whether it has the proper zoning which
this is a consideration that you guys have before you
tonight actually
So zoning is a tool by which cities regulate land use
And the authority and rules for zoning are found in chapter
211 of the Texas Local Government Code go ahead
Commissioner back. Thank you chair
in an
annexation
You want me to go back?
if you want to sure there's
The city has the authority to annex this but then there
There's the issue of property ownership and they have to
contend with that, right? Yes
There's two ways that you can legally annex in the state of
Texas there's the voluntary annexations for when the
area
The subject area requests to be become a part of the city
and then there's the involuntary where the city can
exercise its
Authority to go ahead and bring those parcels into the the
area
Those those places that I described in the ETJ
Those are places that the city can bring into the in the
full-purpose limits
But the property owner if they object in there are we
dealing with some legal issues here before the process is
complete?
Go ahead
There's really no mechanism by which an objection would
necessarily stop an
Involuntary annexation and there's several ways to do it.
We're a homeworld city. So we have
Broad authority in the annexation usually generalized
cities, which are anything under 5,000 in population. They
have less authority. So
it's so that we can protect our outer periphery and
Typically a parcel in order to be annexed has to be
actually adjacent to the city limits
So it's not just any place out in the ETJ. It's going to be
something that's directly affecting our city limits and our
citizens. So
The legislature there's been bills introduced that have
looked to limit that authority with
Property owner participation, but they have not passed. So
at this time, there's really no function for objection
Thank you
Were there any more questions on this or do we are we ready
to go? Okay
So zoning again is the tool by which cities use to regulate
land use
The authority for that is found in chapter 2 11 of the
Texas Local Government Code
Zoning is carried out in accordance with the comprehensive
plan or it should be
And it only applies to the area within the full purpose
limits of the city and not the ETJ
So the zoning requirements the for land use the lot
dimensions density
Those things don't extend do not extend to the ETJ
Zoning is approved by City Council with the red zoning and
rezoning are approved by City Council with the
recommendation from the PNZ
The purpose of zoning is to provide beneficial and
appropriate development to protect the character of an area
and to minimize land use
incompatibility
It's also used to allow for the highest and best use of a
property
A zoning ordinance typically include
Consists of two components you'd have the text which are
the regulations with the list of allowable uses
The chart that Haley showed earlier all of the density the
lot with the dimensions
Those those types of things would be spelled out and then
you have a zoning map that's arranged by districts
So it'll be a diagram depicting which which zoning
districts are located in which areas of the city
So a zoning designation that permits the intended use is
required before a project can proceed
A rezoning may be needed if the proposed use does not fit
into the existing zoning district
so if you have a
Say you have a residential zoning district the applicant
wants to do something like a
Convenience store they may need to to request rezoning to
do that particular use and then depending on
How it fits in the land you in?
in the land use plan
Compatibility with the Jason uses it could be approved and
one thing I didn't put in my notes is that
And I think we spoke to it a little bit earlier
Zoning is a discretionary activity by the city. So we have
we can say no to the request
Whereas subdivisions are pretty much
Ministerial which if they meet the and I'll get into that
if they meet the requirements we have to approve it. Oh
Speaking of
Funny how it happens
So the subdivision requirements are found in chapter
211 of I'm sorry 212 of the Texas local government code and
subdivision not a lot of people equate to
subdivisions with the residential subdivisions that they
live in but it's actually when we talk about subdivisions
It refers to the division of land into one or more parts
for the purpose of sale transfer or development
And like zoning is used to regulate land use
Subdivision is used to regulate lots and street patterns
right away easement right of way
Easements and public improvement dedications as well as
parkland
I'm subdivision approval grants legal lot or I guess and
then we say lot of record status
Which is required before any improvement can be made on a
lot
And like I said PNC must approve a subdivision if it meets
our local and state requirements
So this is a diagram of what a plant looks like you guys
have seen that probably a million times right now
the subdivision plat the plat is actually a product of the
subdivision process and
Well, I guess I should say the product of the subdivision
plant process is the final plat and
Things to remember about a final plat is that one is a
legal document
It gets recorded with the county clerk's office so that it
can be researched and that you know, it's public record for
Everybody to see and it never expires once it once it's
recorded, although it can be vacated and amended upon
request
And
Earlier you had you received a handout that has is
basically our cheat sheet for the various types of plat
applications
We can go through all of those if you want
Or we can just let you read through the handout
Want to review those?
Okay
Well, I'll just point out really quickly the ones that are
in the white bold
Text actually get recorded with the county and the other
two are they get approved by PNC, but they don't get
recorded
So just FYI
And this is what I like to know about what are the
exceptions before you go in there we may also want to
Mention that in the ETJ we do have platting authority, but
we have an interlocal government
Agreement with the county that we will only plat in what's
called area one and there's a specific designated area for
that
And we do not preliminary plat in the ETJ. We only final
plat. So you'll only see final plats for those areas
That's a good point. Thank you
I
Always like to know the exceptions
No plat is required if the tract existed in its current
configuration before the lot came into the city
Or it existed in the current configuration prior to the
subdivision ordinance which in the city of didn't I think
that's 1960
Or it meets any of the exception criteria found in chapter
212 of the local government code
The most common exception that we're presented with is the
five acre
the five acre
Provision so in the local government code attract this over
five acres and does not need utility improvements is
exempted from the planning process
In the city though the the code is 40 acre minute minimum,
so there's a little bit of a different
All right, so the properties annexed it has the proper
zoning it's been planted or subdivided
The next step is site planning or and that's the next tool
that we have to implement the the goals and objectives of
the comp plan
So a site plan is a set of engineering and architectural
drawings that shows the layout of a proposed site
It's required for all multifamily and non-residential
developments
With the site plan you can regulate building placement
appearance architectural standards
landscaping and buffering
circulation
Parking location signage driveway those elements of a site
that make it make it function
It's important because it ensures it helps to ensure that
the project complies with the development code and code and
standards
It also allows for a detailed site review and better
coordination between disciplines which helps to identify
issues and
resolve conflicts that could result in delays
it also provides for predictability and helps to streamline
the building plan review process and it allows the site to
Proceed with the lateral improvements before it can go
vertical with the building plan
Review which I'll get to in my next slide
So to me even though I'm in current planning
I think this is the most critical part of development
review because this is where it all becomes reality
So I'm not too versed in this but I'm gonna do my best
So the building plan review is for the design elements and
is where the design elements and code compliance for all
architectural
structural mechanical
Electrical plumbing and life safety aspects of the project
building
Permits are required for new construction
alterations to existing buildings
additions
repairs accessory structures
Fences a lot of cities don't do fence permits, but we do
this FYI
signs and then monuments
Of the building permit process this is the most crucial
step
So which is the certificate of occupancy and the CEO is not
separate from the building permit, but it is the product of
that
review process
It's an actual document that allows a business to occupy
and operate at a specific location
And it's required for a new use or a new structure
Changing a tenant or changing a use
So putting it all together
That was a lot quicker than I thought it would be
So with this presentation, I hope that you now understand a
little bit more about what urban planning is
that you know the importance of a comprehensive plan and
That you can identify tools for the comprehensive plans
implementation and my goal is that you see the city now the
way we see it
Now you I know I find myself doing that you'll be out at a
bar counting the number of parking spaces
Are you being a restaurant checking to see if the CEO is up
to date?
It could just be me
Or you know find yourself wondering if that hey would if
the construction site is has gone through all the proper
channels
but this is a little bit of how we work and
You'll find yourself doing that too
But with that that's the end
And I appreciate your attention
You're welcome
any questions
Commissioner Sullivan is there any way we can get a copy of
your presentation sure I can be emailed it to you
All right
Thank You Shandrin, just thank you very much you're sharing
your passion and your knowledge. Thank you. Thank you
All right, I think we're going to take a recess
Okay, we have a scheduling question, so we're going to
pause for just a minute while that gets clarified
We anticipate going just a little longer
Yes, the bottom would be in a little later, so we're just
going to call her quickly and see if she can
Consider this but we'd be more than happy to if we want to
just talk about it once we close the work session
There any questions we'd be happy to discuss them
Well I'm gonna open the floor to Commissioner Sullivan or
Ellis to see if you have any follow-up questions
Procedure questions we typically if you have a question
When we go into council chambers, there'll be a button that
you can press and be a request to speak that lets me know
that
You want to ask a question? We're in here informally just
wave your hand
I'll call on you recognize kind of like what we've been
doing and have the floor to speak occasionally we may have
Subject that comes before us that's gonna have a lot of
questions and we may in those instances
Have a request to suspend the rules and that allows us to
have a much more
free-flowing discussion without having to be formally
recognized and so as commissioners back and forth we may
Allow us to talk more freely versus Commissioner Sullivan
chair straight. Mr. Ellis and so that helps sometimes
So if we get into a situation where there's a lot of
questions and a lot of points of view may ask for
suspension of the rules
Typically the only people
Allowed to either be at the dice here or in there or
commission members only we do have occasion
we'll have an exception where may have a
child
possibly from
Babysitting circumstance or something very unique. So it's
typically there's only people that are going to be on the
Commission that will be allowed at
Dias just for your information going forward
Those will be some things those are kind of
Sure
we will
As we go into council chambers
usually they'll be
Sometimes they'll be passed along to each Commissioner
member or they'll just come directly to me for requests to
speak. There'll be a
cards and they're color-coded some of the cards will
actually just have a
Member of the public that wants to record some comments or
Recognize their name the their address and then what their
comment is and have those read into the record and
sometimes they'll request to speak
When they come to speak they'll give again their name and
address and then they'll typically have four minutes
to share their thoughts about whatever either item that we
're currently discussing and sometimes they may share their
thoughts on a
broad range of
topics that may or may not
Have you know direct influence on what we're
The item that we're discussing. So if you'll see the cards
are handy-rangle, what are those that they're about a
Probably about a six by eight card and there's gonna be
some different colors and there's white blue. Is it?
white yellow and blue
So there'll be three different. So if you see those those
are what are being handed around and what may come directly
to me
Great point another procedure issue is
as we get
into our council chambers
There'll be some things that will be consent agenda items.
And so we'll look for a motion
You're free to make a motion
State your motion whether to approve or or not approve
There's an item you want to discuss one of the second
hopefully on that and we'll open it for
I'll open the floor then for discussion or additional
comments or questions
And if there is none then we will call for what's called a
vote on the board
Your screen will will pop up again and it will have a spot
for yes
Or no and you can can take our vote that way and then it'll
be projected up on the screen as to how that
Goes forward as we move on through some of these
The
The items on the consent agenda can actually be approved
all together
So you don't have to do separate missions for those just so
that you know
And I'm gonna get together with them and go over a lot of
the rules
Later time before the next meeting
And just so you know, okay
So then after we'll do our consent agenda then we'll go
To our items for individual consideration. Those are one at
a time
Those items don't require a public hearing so we don't open
the floor then to ask people to come out and speak
Those are items that are just presented here before
Commission
One of the nice things that we've done I would say if in my
experience and probably Commissioner Taylor's as well over
the years
Is I I really enjoy the way that our work sessions are now
structured
We now have a presentation pretty much on each individual
item here in work session
Which gives us I think a whole lot more opportunity to ask
questions
To vet out anything that that may not be clear so that when
we do go in to our public meeting
I think all the commissioners in have a much better
understanding if there were some questions about all the
things that are in our meeting
versus in our
Public session that there may be some things that we just
are housekeeping items and questions that can be handled
pretty quickly here
And then don't take a lot of time in our public hearing
where we have people that are coming in and sometimes
waiting hours
Sometimes so be prepared for that some meetings will go
fairly quickly
And then there's sometimes that we might be into the next
day
We've had that happen
Yeah, we take a few breaks and you know zero times two yes
Because we've had that history in the past with a number of
issues. I think it was it was a good
Recognition on staff's part that a lot of times. It's it's
easier and and more time efficient for not only
Commission but primarily for public
To have a lot of this discussion like what we've had this
evening that we can can ask questions and hopefully get all
those
Answered and if if not
Hopefully staff between the time that a question may be
asked here at work session
Has an opportunity to go do some research and then can come
back when we actually meet in council chambers and provide
That information I think we had a question a little earlier
this evening about
Maybe a property to the north and that may be something we
don't know we'll need to do some research and staff can
sometimes come
Back either work session or in our public meeting and add
that information that was requested earlier
So again, I think that helps
The process move forward versus well I asked a question
I wasn't able to get an answer either in work session or
public and so now we want to do a
continuation of the item because I don't have enough
information as a commissioner to feel comfortable to make a
recommendation for or against this item and then
That affects the applicant and delays possibly their
project. So again, I think it is a
Hats off to staff. I think this is a much better way for us
to
process our agenda
In these work sessions and and have individual
presentations going forward
and then once we move through the items for individual
consideration of our public hearing items and
the way that those will work is that I will open the floor
and
Introduce to open the floor that is a public hearing. I
will introduce the item
We'll take all of our public comment, which will be the
cards and then we will also at the very end
If there are no cards will ask for anybody else that wishes
to speak to come forward at this time before I'm going to
close the public
hearing and hopefully that gives everybody who has an
interest in this particular agenda item the
Opportunity to either have submitted an item by card or
come forward
publicly and state their issue
With a card or if they haven't done a card they still can
come forward
But when the after they've given their input we do ask them
for the record to fill out a card before they leave
We'll then close the public hearing. We'll go back then to
Discussion
Or to a motion first and second and there are all of our
meetings are run under Robert's rules
so if there
can get to be
motions amended motions
friendly or not friendly
And withdrawn and those will be things if that's of
interest to you
To read up on that you may we do have
staff here that is very knowledgeable to give
the Commission direction of proper procedure of an
application of Robert's rules if there is a
Technicality of how that is to be applied so we aren't on
our own just to we hope we got out
We do have staff that can can help with that and then again
once we get to a place that we do have a second
For a motion then we will call for a vote on the board and
if it passes we move the next item
If the motion may fail for whatever the case we may look
for another
Motion on that particular item depending on how the case
may be
Before we move on to our next agenda item and then the
final thing that we will have here on
Our agenda this evening will be our
Project matrix and concluding items and that's the
That's time to it's kind of our
That is our opportunities commissioners if we have
Items that we have an interest in hearing more information
about
items that we have concerns about if we've had a
member of the public come to us and say I'd like to hear an
update and that's something that you feel like is
An item that needs to be brought before the P&Z Commission.
This is the time in our meeting where
You will be recognized given your opportunity to present
those items and then they come on to our
project matrix that at whatever
Time depending on what the item is staff will do all that
they can in a timely manner to get those into our agenda
We may have a presentation or report just like we had this
evening come urban planning
About whatever item it is that either you or other
commission members have have brought forward
The one thing I will tell you that we've had a
Little bit of issue and had staff
Correct us a little bit under their under those concluding
items
We're not to get into a discussion about it at that time
because it hasn't been publicly noticed
So we're not to really have take the opportunity then to
start discussing back and forth and have enough
Public meeting about an item that wasn't on the agenda. So
it's it's it's primarily appropriate. I mean if there is a
quick question great
But we do want to avoid a lot of discussion about it's
mostly just there's an item
It's important to me and I'd like to see it placed on the
agenda and that's really what
That time is allotted for that that each of us has an
opportunity and after that will obviously conclude our
meeting at that point
I skipped over really kind of a more of a housekeeping item
We always open our meeting with pledge the US and Texas
flag and if we have minutes like we do this evening will
approve of our minutes
I would say going forward I think it helps
if you if you as you are on the Commission as you review
the minutes if you see something in the minutes that is
Not correct or there was
It wasn't interpreted the way that you intended your
comment. I would ask
As chair bring that to us in work session. It helps a whole
staff and us
To work through what the change needs to be in here versus
we're doing it in
council chambers and
Trying to get the words correct. So I think it helps a lot
to
Craft that and find it in here work session again
We just take it very straightforward in our council meeting
to make those corrections to the minutes of our meeting. So
Great
Question I've got a note on here for myself. So that is a
Procedure rule that we have if you miss a meeting then we
ask
Or or not part of a meeting whether you have just come on
the Commission or in the future you miss a meeting just
abstain from those minutes since obviously you weren't a
part of the meeting and so
I'm gonna be abstaining from one of them this evening
because I was not in attendance at one of the minute
meetings
And I'd say just a housekeeping thing. I've made a note and
may have mentioned earlier if we have more than one set of
Minutes if there is a question about them, we'll take them
in in two separate
Motions that way if there is a change on one we can make it
Vote on it and then come to the second set of minutes
We are gonna have to continue on on August 10th, that's
correct
So I've got that a note to our next meeting do we want to
have a date certain and let me know on that or
I'll just put it as next meeting means fine. Okay
In a nutshell, that's I hope the the fire hose
Downloads for you. I know there's a lot of information to
to gather and absorb not only just in procedurally
how we do things but also
And all the things that will come before us as Commissioner
. So
Any questions anything else that we can answer or help or
provide at this time
We'll hear that tomorrow
Sure
I
Think I can answer that but I'm gonna let staff because I
know that note they'll just ace that one
Yeah, there won't be any misspeaks on my part
Generally consent items are ones that are routine in nature
. They're something that's like a day-to-day
Like contracts or something like that that doesn't require
a lot of consideration or discretion
And
For example here. It's mostly for our plats because they're
ministerial. So there's not a lot of discretion
You won't see anything else here at PNC that will be on the
consent
Well, the statutes require certain items to have public
hearings and the ones that don't would be an individual
consideration
It should be
Are you talking about the ADP?
The ADP is a creature of ordinance not statute and it does
not require a public hearing
So it's an individual consideration item
So it either falls in one or the other if it's not consent
and here at PNC only plats really are consent
So if it's not a public hearing by statute, then it's an
individual consideration. Okay
Answers your question. I got one thing I need to step in we
were going to call for recess
Before we got into all this discussion, I think there was
kind of came back. So I'm going to officially close our
work session at
523 and
Then we can continue our
Discussion off the record here on after our meeting is is
work session wise is closed
Good evening and welcome to the city of Denton planning and
zoning Commission meeting for September the 14th 2016
This meeting has been duly posted and we do have a quorum
present and I will call our meeting to order at 637
Make sure everybody has their mics turned on
Our first order of business is to stand for the US and the
Texas flag
Justice
We have one housekeeping item here before
We get into our agenda. We have two new commission members
that are joining us tonight
That's part of the reason we're a little bit late getting
started not we had a commission member
That's two commission members that have rolled off and we
have we'd like to thank
Both of them miss amber Bruegel and mr. Frank Dudowitz for
their service and we now have two new commissioners that
have
Joined us. Mr. Sullivan and this Ellis that are gonna be
new commissioners with us going forward welcome and thank
you for your service
You
Move to our second item that is back on our agenda, which
is going to be our
Minutes for our last meetings. I'll have an announcement on
the first one, which is the August the 10th minutes
That's going to be continued to our next meeting and so the
only item that we'll be looking for a motion on is going to
be our
August the 24th minutes this evening
Commissioner Taylor, I
Move approval of our August 24th minutes
Commissioner back. I second that I
Have a first and a second any discussion or questions
Seeing none, I'll call for a vote on the board
Motion carries four to zero
That moves us to our third item this evening which is going
to be our consent agenda
Commissioner back I move we approve the consent agenda
Second
Commissioner Taylor second. Okay move approval for our
motion for approval of the consent agenda any discussion or
questions on them
Seeing none a call for a vote on the board
Motion carries six to zero
Move us to our item for our items for individual
consideration
Our first item will be item a ADP 16 - 0 0 7 I'll call on
Mike Bell for presentation
Thank you chair
This presentation is for ADP 16 7
For the project name is the pecan Creek Business Park. I
went through the details and the work session
So I'll give you kind of summary the high points here in
this presentation
And then I'll let the applicant come up and speak to the
application as well
So this is a request for an alternative development plan to
allow construction of an office development on Dutchess
Drive
And the ADP request is just for site design standards the
use is permitted the zoning allows that the property has
been platted
It's a purely a site design request
Subject property is located on the north side of Dutchess
Drive see here in yellow
This is loop 288 to the east and McKinney Drive up further
to the north
And the property is own community makes use general which
again does allow an office use
This is the proposed site plan for the development as part
of this request there are two requested deviations from the
site design criterion subject to 13
The first is that per code?
Parking lots must be located to the side or rear of the
building the applicants requesting to put it in the front
As you can see the site does have a weird unique shape to
it
That makes meaning that criteria kind of difficult so what
they've done instead is provided a front central parking
that's circular and
Fronted both buildings on that parking drive
The second request is that per the code they're required to
have 57 spaces
They're proposing 101 by code they could have that they did
them in permeable paving
What they're requesting to do instead is to direct that
water from those additional spaces into the parking lot
islands
Both here and here
And I did confirm with Deborah beer that the square footage
that we're treating
With this proposal is actually more than they would have
done if those spaces were permeable parking spaces
So we're in the net we're getting an improvement with this
plan, then we would if they had met code and done permeable
paving
Again this is just purely
Not part of the request just for back of information. This
is the building they're proposing to build
on the north side
Attached as a landscape plan there will be a type C buffer
15 feet 6 trees and 25 shrubs every hundred feet on the
north side to buffer from the apartment complex
Street trees and there will have the appropriate screening
along the parking lot
They are planning to build the site in two phases
This color being the first phase and the second phase will
be the additional building in the circular drive at a later
date
Here are stated the five or two criteria for approval of an
alternative development plan. I've outlined those in your
backup
I'd be happy to go through them if you wish
With that staff is going to recommend approval with three
conditions
One that the site plan or that the proposed element shall
comply with the site plan landscape pan landscape plan and
phasing plan as presented
That the primary building material for office odd shall be
brick or masonry and third that the proposed building shall
be constructed with the same
Or similar architectural design to promote the office
campus aesthetic and character
With that I would like to turn it over to the afghan. He'll
make a quick presentation
Thank you Mike good evening, I'm Lee Allison with Allison
engineering group
4401 North Interstate 35 Denton with me this evening is
Kent Key the owner developer and
Lance Holder project engineer from Allison engineering. I
appreciate everything that Mike said
I think he gave a great overview. There were some things
brought up earlier. I'd like to address
Someone had asked about the parking to the property to the
north and the use of pervious pavers
I don't know about that site in specific other than it is
an apartment complex and
Subject to the same rules if they had needed
Additional parking spaces. I assume they would have asked
for them and come through a similar process
One of the concerns or issues that we have with parking
spaces is the code seems to be short on providing
sufficient
parking spaces for offices
Apartments tend to actually be a little long usually they
're asking for less not for more spaces
Shopping spinners you can't give them enough
You know how to doesn't matter what the code says
But doctors offices and other places seem to be right
online. I know for example our office
that's that's under permitting right now, we've got a 4000
square foot office and
Allowed something like 12 10 or 12 parking spaces. We're
gonna have 17 employees there
You know plus we need guests so and I understand staff is
looking at the code and the parking regulations
And I appreciate that and that's one of the things that's
driving this
So being an apartment complex my guess is they probably
were looking for less spaces to begin with not more not
needing the purveyors
There are three items on here that we're trying to address
with this ADP
One is front door orientation. I think staff may have
agreed that this meets the code
But that's one thing that comes up very very often and we
want to make sure that this ADP addresses that and it's
clear
And we don't have any issues
With that in this regards the other has to do with parking
spaces and we're trying to address that in two ways
One and I don't have the numbers immediately in front of me
is our landscape area on this site is
significantly more than the minimum required
So therefore our pervious coverage
Even without pervious pavers is significantly less than the
maximum allowed. So we're really addressing drainage by not
covering any more of the territory than we could otherwise
and
secondly as Mike mentioned the areas in yellow on this site
are
Landscape areas and they've been built as a depression
And you can kind of see on here a couple of dark lines
going to each one of those
Those are storm drains and that is designed so that we can
take the water quality runoff from the blue areas
Hold it in those yellow areas for 24 hours to allow for
treatment and settling and to prevent any kind of
Contamination coming from those so that's another way. We
're addressing it one thing we could have done
Pardon me, but we chose not to for many reasons is
Particularly those spaces alongside the building
We could have tried to cover those or something then those
wouldn't accounted towards our parking spaces
So and attach them to the building but this seems to make
more sense and is more obvious
Another thing we've done that I don't know that it helps
alleviate the parking spaces is we've provided two very
significant
Bicycle racks in the area of the circular drive to the back
not the one in the front
With the idea that in the future if if bicycle traffic
should pick up
165 days out of the year. There's the ability to convert
parking spaces into bicycle racks if needed and
I'm drawing a blank for a second
Purvious pavers and the
Front door facing
And I'm trying to remember the other item we're trying to
care I'm sorry I should park
Parking in front. Yeah, obviously the most obvious one of
all and
This is another one that we hope staff is looking into in
particularly instances in this we think it accentuates the
site
It's a great way to bring visitors in it makes it more
attractive. It helps work with the
Theme that we're trying to develop out here. I hope you got
in your packet a backup copy of the
Conceptual site plan we're trying to do for the entire park
in this area
I don't know that it's big enough to make a legacy park
But a legacy park template may be places to bring this
building is going to be the Denton record Chronicle
There's another building in town Sally Beauty supply
We want a place in Denton to try and bring those kind of
entities and the rest of the park will will help accept
that
With that that's all I have at this time
Be glad to respond any questions and if need be Kent or
Lance can help address some as well. Yes, sir
Commissioner Tyler
Thank You chair
Excuse me
I'm impressed by this. This is a this is a pretty cool
project. It's interesting to see
round parking lots, I think
Denton
one characteristic of Denton especially in the older
neighborhoods is there is a there's a mix of architectures
and styles and and
Whether it's extremely straight
rectangular, you know mid-century modern or you know a more
eclectic mix
So it's I think it's pretty pretty unusual to see the the
curved and circular parking
That that makes it a little bit different than the straight
grids that you that we see in most projects. I
have a
Just an academic question first. What is the term for this
type of runoff through?
the
Median area area. I know that there's got to be some way of
just like just naming it
Anybody we have just typically called it water quality run
off
There's no it's storm water runoff. It's just going through
a water quality treatment pretreatment type system. That'll
catch it. There is a
box culvert that runs along
The east side of the property north to south underneath
that row of parking and everything these pipes will connect
into it
right and I
Just had a few questions. I'm sure there's probably a
technical answer
Why don't all of the parking spaces drain into the the
water quality?
median areas
Because of the topography of the land and the ability to
put great inlets in the parking lot and captured in a way
without flooding
The parking lot so I guess the blue areas grade to the
yellow and then the white or gray areas
Grade away from the if I can point it out to the north this
which
I'm not that good right. There's a great inlet
So this area will go into that great inlet follow this
storm drain along here
Another great area inlet here to pick up all of this area
Then we have great inlets here and here that will pick up
this area in this area
And all of these will tie into this box culvert that runs
back here
there's actually a concrete drainage channel back here that
goes into an underground box culvert and goes out this
location and
Grades it's it's
Gotta make it slope one way
Right gotta make the water flow and at the same time these
areas really
The water quality is only treat the inch and a half storm
If we have a hundred year storm these will fill up and they
'll overflow and go into those great inlets
And one more thing so normally we don't really care too
much about the details of the site plan but in this case
We're as a condition of the ADP. We would make the site
plan binding is
Is two dumpsters enough?
Service for both buildings seems like it's a pretty large
square footage for one recycling one trash dumpster
Right now based on the uses we believe it is we are going
with the largest dumpsters
combination the city has including recycling and well as
standard garbage I
wouldn't be surprised in these facilities if
We might shouldn't go for a very large recycling and a very
small garbage dumpster, but
That does we have here to serve the sizes on that. Yes.
Okay. Thank you
Commissioner back. Thank you. Thank you. Mr. Allison for
your presentation
I've got a couple of things
One is the idea that you're going from
the required 57 parking spaces that this
Development allows to 101 and I was able to talk with you
briefly in the work session and you indicated that
There's going to be that many employees there. This is
going to be the record Chronicle building
That's going to require 101 parking places. Is that correct
?
Close
Okay, the first building is going to be the didn't record
chronicling and based on the didn't record Chronicles
employee requirements
Plus a duplicate building on site of a similar use. We've
projected this total number of employees required
Okay, they're not all 101 for one building because then
we couldn't build the other because I was curious to
often it's you know the other way around where the
developer doesn't necessarily want to
Build that many parking places because the cost itself
exactly factor
So I thought that was interesting. Okay that explains it
now. I'd like to give you a little praise if I may this has
been
Appreciate that in there we need more of as much as we can
get this is one been one of the most delightful narratives
I think I've read basically
Because you seem to be very friendly towards cycling and
pedestrian and accommodating
Hopefully will be a future mixed-use
Trail coming down the road if I could just you know real
briefly quote some of your comments that
Pedestrian friendliness is incorporated into the planning
to provide for employment business interaction with local
community
To further promote alternative means of transportation
particularly bicycles we are providing spaces for
18 bicycles which you mentioned if bicycle traffic
increases you're willing to convert some of your parking
cases for bicycle parking
But the one that really caught my eye here
And this is probably goes to the developer is their desire
to work with the city parks and recreation
And the planning to develop a localized activity trail
system that it really ties into the citywide system. That's
good
It was briefly mentioned that the city has conceptually
anyway thought of a trail along there. It's
Not gone any further than that
But this would be a great area for it and the fact that y'
all are coming in and developing this area may encourage
that to move
A lot quicker so I high praise for you on that. Thank you.
I'd like to pass most of that on to Kent Key who's been a
High school graduate here and longtime developer, and this
is his vision and dreams
My only contribution to the whole thing was a circular
parking like this
I'll take credit for that but other than that it's all my
thanks to Mr. Key
Thanks, sir
I've seen no other questions. Thank you. Thank you
Well, I was going to make a couple of comments if nobody
else says anything
You have something else wait, I'm sorry I do
May need some help getting to the phasing
In that one thing that has come up is we would really like
to be able to build the circular parking lot in the first
phase
We've got building permits in the yellow part the first
phase now
But in order to enhance the site and to bring guests into
the record Chronicle
They've and to make the site more attractive to attract
another building there. They'd like to go ahead with that
circular parking lot
during the first phase we still got to get the design
turned in and get building permits, but that would be a
Difference in what is the phasing you might say three
phases?
phase one phase 1a and
Then the phase to be in the other building and the
remainder of parking places
Me as for clarification from staff and our ability is to do
that at this time
Or we've got to do something different to be able to modify
that as presented
Well the ADP
the ADP reflects that
If you look at there even the recommendation that this
Development whether it's phased or not will comply with
these elements of it. I believe you submitted permit for
which phase
The yellow phase phase and you want to go ahead and include
part of the blue into the yellow
So to speak as part of your building permits that it
shouldn't be an issue. However, what is the status of the
other building?
The second building phase to write because you're overall
you're comprehensive. Are you trying to do all your parking
in one time?
Not all of it
There's some other parking in blue along the drive to the
back that would definitely wait for the second place
We're only talking about regardless here
You're requesting an ADP as it relates to the configuration
of the of the parking in front of the building as well as
the other
Elements that you're requesting so it should not impact we
can address that at time of building permit
Yeah, it's just strictly phasing. It's not
It's not configuration
So we can deal with that here and move the
Application for it as it's presented tonight
I would got a clarification. I wouldn't make one
clarification
I didn't make that as part of my condition and condition
number one that would be complied with the phasing plan
So I recommend striking phasing plan from that recommended
condition. Okay
All right, well that was going to be my comment before
Hopefully we get a motion. I wanted to make sure the
applicant was okay with the three conditions that are put
on here for approval
So we will be amending the phasing plan out on city's
recommendation
I had one small clarification if you want to pull back up
the phasing plan
and it may become
Depending on how this is going to be done
I noticed that there's a ADA space that's shown in phase
one against the proposed
second building
And if the second building is not built for whatever reason
There's not a way to use that ADA space to get over to
building number one
That may be taken care of if we're going to split this up
and include the circle drive that there would be
sidewalk or something to utilize that second ADA
Space because then they just have one ADA space that's
accessible to that building number one
But that's more of a housekeeping item. I think probably
for you all
Sure, yeah, that's that's why our condition we say
substantially complies
We can make those minor tweaks to the site plan as we need
to have building permit. Okay, perfect
Well with that I'm going to make a motion for approval of
this item
Subject to the three criteria that are listed in our backup
With the correction of removing the phasing plan in the
attached exhibits on on the condition number one
Second Commissioner Ellis second. I have a first and a
second any discussion
Seeing none will call for a vote on the board
I
Motion carries six to zero
Thank you, good luck on your project
Moves us to
Our agenda items number five, which is going to be our
public hearing section tonight
I'm going to open the public hearing for item a fr 16 -
zero zero one eight at this time and
I'm going to ask
Haley to present that out of course, please
Okay
Yes, so this is
agenda item fr 16 zero zero one eight. It's a replant of
the Ryan companies edition
The property is located on the west side of town off of
Dakota Lane. It is currently developed with an industrial
use on
This northern portion of the property here and their
proposal is to split what was one lot of record into two
lots to divide
This other piece here along Dakota Lane for further
commercial use and I'll answer any questions
Don't see me. Thank you
This is a public hearing anyone who would like to come
speak on this item, please come forward at this time
I do not have any cards
Before me on this item
I
There's anybody that would like to speak on this item,
please come forward at this time
Seeing none I will close the public hearing and I will open
This item up for discussion or emotion
commissioner back
I move that we approve this item. Okay, I
Think we've got a clarification on a housekeeping item
record
Okay, all right
The item won't affect our ability to vote on this right now
. So we have a first the chair would entertain a second
commissioner Taylor
second the first and a second
For approval is there any discussion on this item?
Seeing none we have a first and a second for approval and I
will call for a vote on the board
Got you
Motion carries six to zero I
Will move us to our public hearing item B. I will open that
item for public hearing it will be Z
16 -
0 0 1 7 and we've Haley will present that as well
Yes
So this is a zoning case for the st. John Paul II
University pastoral Center
Presented the full case earlier in the work session. So I
'll just do a summary now unless there are any questions
I'd be glad to go through the rest of the presentation
So the property is located on the east side of McCormick
Street just south of Eagle Drive
Just just south of the University of North Texas campus
currently it is zoned dr. 1
That's downtown residential 1 and the proposal is to rezone
it to a downtown residential 2 zoning district
It's comprised of three lots that are all owned by the
Catholic Diocese of Fort Worth
Their plan is to replant these as one lot and develop it as
a pastoral Center for primary use by students on campus
and after considering this staff found that the dr2
district conforms with the future land use designation for
this area which is neighborhood university
Compatibility area and it's also consistent with the
surrounding mix of uses of the property and the surrounding
mix of zoning districts
Which are all in the downtown residential grouping of zon
ings. So with that in mind, we recommend approval of z 16 0
0 1 7
Any questions for Haley?
Soon on thank you
So we have one card
Wishing to speak on this particular item. It may be a
missed mark
We'll go ahead and call for Lee Allison if he would like to
speak on this item
Otherwise, I will hold his card
Again, this is a public hearing. Is there anyone else that
would like to speak on this item at this time?
If so, please come forward and state your name and address
and you'll have four minutes
Seeing none I'll close the public hearing and
The chair will entertain a motion or open for discussion
Commissioner Taylor. Thank you chair. I had a
Couple of questions in work session. I was wondering if the
applicant might be present they could address our
if you could if you don't mind coming down to the mic and I
Was curious if this project will also use the property on
Avenue a
Which I believe is also owned by the diocese
If you will, please state your name and address
Craig Bond with the KJE. We're the civil engineer on the
project and we're looking at 500 Mosley Road and Crossroads
. Great. Thank you, sir, but
To my knowledge
Those two properties. I understand that it's a small chapel
and some offices
But could we get the map up is somebody listening that can
turn on the map on the screen?
Which have the two existing lots are like nine and ten that
are to the northeast and that's where the small chapel is
the small offices
But you know, we don't have anything to do with that at
least from the civil standpoint
Okay, so our task was to take those three residential lots
get them replatted and then you know, lay out the parish
center
So at this time there's not any plan to connect back
through the back of the lot into that other property
Not that I'm aware of at one time we were trying to replat
all five lots, but
There was some issue with the we weren't going to be
allowed the number of drives that we needed
So they abandoned that and just replatted the three lots.
Thank you
Again we've closed the public hearing so if there's other
discussion of Commissioner Taylor
Thank you chair
I would like to make a couple comments and make a motion so
this area if you look at the zoning map is
Really checkerboarded this this block and the blocks
immediately to the south and to the to the west
Every block has one parcel that doesn't match any other
parcel that touches it in zoning the
There you know a roughly one-third
DCN and DCG one third ddr1 and dr2
and this area is probably
All appropriate as dr2 and some of it would be appropriate
as DCN or DCG
And so I think this is something that
We need to clean up as a city to have more consistent
zoning
There's one lot at the end of this little street. That's DC
G which would allow
a 20 story apartment building on a 50 foot wide lot and
Then it's surrounded by dr1 which would be single family
homes or maybe a garage apartment behind a single family
home
And so this this rezone helps make this area more
consistent
and you know this
there
Is very little that you could do in dr2 here that would be
inappropriate for the campus affected area
So I I move approval
To in order to and I would love to see some more rezones
come up in this area
so that we can make this a consistent zoning and allow
planning not lot by lot but area, you know in the entire
region in the entire zone of the city
Commissioner back
Go ahead and bring in
I'm seconding the motion. Okay
If I first and second I'm open the floor for discussion
Yes, so I'm
Mr. Hedgepest. Thank you chair
I
I wanted to echo something that came up in work session as
well
I think Commissioner Ellis makes a good point
As and I guess it's a conversation for us and for staff as
we move forward
Assuming it passes
I want to have special attention paid to traffic and
How we're going to manage that the extra cars or or
whatever falls underneath our control
Because I think that's going to be I have a sense. That's a
concern
And so I want to make sure we we're sensitive to that in
the in the planning phases
Assuming it moves forward
Just for clarification, I think we talked about that in
work session that with this rezoning
The criteria for parking they will have to stay within that
and if for some reason they need more parking
They'll have to come back here to to get additional parking
through an adp. So
I think that concern is addressed with this rezoning. So
thank you for bringing that back up
Would you like to follow up? Well, yes
Yes, and I may be
On thin ice so I'll talk slow so y'all tell me stop but
even even if it's a street sign
Or something like that, you know, I think if we have to
Manage ins and outs. Let's let's do that. Okay. Thank you
Commissioner Beck
Thank you chair and I don't want to downplay the concern
for parking it is a legitimate concern
I just wanted to I get a sense though that a lot of the
traffic here is probably going to be pedestrian and cycling
This is for students
And I think the majority of people that are going to come
to this place are going to be walking from the camps to do
that
So but again not downplay the need for parking. Obviously
there's going to be staff and
We needed for that. So that's all I have
great
Seeing no other discussion. I have a first and a second for
approval and call for a vote on the board
The motion carries six to zero we'll move us to our final
item on our agenda this evening the
project matrix and concluding items
No items this evening
The list isn't going to get longer, okay
Well with no additional concluding items or things to be
put on our project matrix
I will close our meeting at 7 12 this evening. Thank you
very much