Jan 11, 2017 Planning and Zoning Commission on 2017-01-11 4:30 PM

for January 11th 2017. This meeting has been duly posted and we have a quorum present and I'm gonna call our work session to order at 435 . Our first order of business is going to be to receive a presentation by Clarion Associates and I will turn it over to Shondria for introductions on that. Thank you. I'd like to invite Tyrick Wi-Fi and Matt Goble from Clarion Associ ates up to the podium. They are working with us on the DIN development code rewrite project which was initially started in 2013 actually. Over the course of I guess the last few years the project has somewhat stalled out but we are reign iting that and hopefully gonna complete it and get a code that we can actually use and help implement our comprehensive plan and other initiatives that we have as a city. So I invite Matt up. All set? All right thank you Sh andrian. Hello Commission members it's good to be here. Again my name is Matt Goble from Clarion Associates. I recognize I think a couple of your faces but several new faces as well. So thank you for the opportunity to present this afternoon. We are very excited to kind of re-kick this project off and I want to tell you a little bit in this presentation about just remind you who we are and what we do and what the scope of the project is going to be. You're going to be seeing us many times over the next year and a half or so but wanted to give you a good introduction today. I will kick it off with an agenda slide and just walk you through what we would like to cover. I'm going to cover about the first half of the presentation and my colleague Tarik is going to cover about the second half. We're going to give you introductions first of all remind you about who Clarion is and the nature of our work generally. Then we're going to talk about the specific scope of work that we have for Benton and exactly what we're going to be doing with the city over the next year and a year and a half or so. Then we're going to be reminding you a little bit about some of the work that we have already done. When we kicked this project off initially we had a good set of interviews with a lot of stakeholders in the community to find out issues that were involved in land use and zoning in Denton. Things about the Denton Development Code that needed to be improved. So we're going to remind you about some of those issues that we identified early on but also some new issues that you've identified since then especially relating to the adoption of the new plan. Then we'll talk about finally just kind of next steps and discussion and I think we have plenty of time for Q&A. So that's our roadmap for where we're going and let me just jump right in. Okay thanks. So very briefly on background. Clarion Associates we're based in Denver. Tarek and I live up in Denver. We're a national consulting firm but we're actually fairly small. We've got about ten folks in Denver. We have about ten folks in Chapel Hill, North Carolina as well. We roughly work on the western side of the country. They roughly work on the eastern side of the country. We have done, we work primarily on plan implementation. My actual training is as an attorney and also a planner and we have a lot of folks with that combination in the office and we like to focus on plan implementation. Really understanding the legal issues involved in bringing plans to life and making them enforceable. We have a multidisciplinary firm as it's shown here. We really focus on trying to make all of our projects innovative and user-friendly. We have done a lot of work in Texas actually. I grew up in Dallas. I went to school down in Austin, UT. We, I love coming back to Texas and we've worked in a number of communities, Arlington, Austin, San Antonio is not there but we've worked there as well. So we know the state well. I'm joined by my colleague Tarek, T arek Wafai, a planner as well and so you'll be hearing from him in the second half of the presentation. That's a very fast introduction but let's just walk now into the scope of the work and remind you kind of what the project involves. You've seen some of this material before but it's very, it's always good to start with the beginning. Start with the project goals. Make a dent in development code that is, that is clearer and easier to use . That is really just kind of goal number one for the overall project. There's some good material in the existing dent in development code. A lot of thoughtful people over the years have contributed some very good thinking to that but it's become, you know, what you see in many communities over time. It's kind of a Frankenstein document. You know, you've got just, it's been piecemeal amended in different ways. You've got a pretty unwieldy structure. You've got 30 plus chapters dealing with different discrete topics and we heard from the staff, we heard from the development community that it's challenging to use and so cleaning it up is a first goal of ours. Making sure that the process as we rewrite the code is open and inclusive and that we hear from the neighborhoods, we hear from the development community, we hear from the staff, making sure that everyone has a voice in the development of the new documents. Respecting Denton's past efforts and decisions, you know, we don't need to reinvent the wheel on a lot of these things. You've done a lot of good thinking, as I've said, but we need to make sure that we build on the strong work that's already been done and then think pragmatically, you know, focus on solutions that work. That's always important for the work that we do. So those are high-level goals. Let's talk about the scope of work. It is very broadly divided into three tasks. We are kicking off the project, kind of re-kicking off the project again today with task one, which is involving a series of kickoff meetings like this one, like a meeting that we'll have tomorrow with the staff. We're going to be doing that over the next couple of days and then following up with Shandrin and Manal over the next couple of weeks, but then we are immediately going to jump right into the drafting process and the drafting of the new Denton development code will take the bulk of the project. It'll take us right through the end of the year and then there's going to be some adoption steps as well. Let me get into some more detail on each of those tasks. The project initiation involves these kickoff meetings. So we're meeting with you all, with the Planning and Zoning Commission, because the P&Z is always a key stakeholder for an update of a development code and your feedback is really crucial as we move through a project like this. We want to spend time with you today hearing about your issues and your priorities for this project. So I'm going to come back and ask you about that at the end of the meeting. We're going to be meeting with staff as well. You've got some new faces around the staff table since we initially kicked off the project. And we're going to be meeting with all the groups that are represented on the Development Review Committee tomorrow morning to find out about kind of what's in the hopper. What are the irons in the fire? What are the various projects that are underway that will influence the drafting of the new code? We'll be also, as part of this Task 1, developing a public participation strategy that specifically kind of identifies the different groups and the different opportunities that we have to reach out to the community to find out, you know, from the development community, from the neighborhoods, what they would like to see in the development code. And we'll be documenting that strategy as part of a memo that we work on with staff. And then we're doing our homework as well as part of this initiation. We know a lot about Dutton already, but there's new things that have been done, as I've said, new draft pending ordinances that we have to come up to speed on, all those types of things will help inform the work that we 're doing. Then we get into the drafting, and this is the fun stuff. The drafting, I think the prior slide said March, but it's actually going to start almost immediately in January. And this is a complex slide, but it's just intended to show that we are going to break the drafting down incrementally. We like to call the different chunks of the code modules. So there's kind of, there's a module, first of all, that's going to deal with administration and procedures. So this is, for example, where we would codify that new site plan procedure that has been drafted informally and it's now being put into practice, but it needs to be put into the new development code. So that's the first module, administration and procedures. The second module is the districts, the zoning districts that the city's divided into, uses allowed within the districts. And then finally, development and design standards, everything that affects the quality of development and redevelopment, parking standards, building design standards, landscaping, that kind of stuff. So for each one of these modules, we're going to be working through a sequential process where we first of all do the drafting. We produce a draft that we then work on with a core group of staff, with Shandrian and Men al. That's the internal review box. Then we'll be turning around a revised draft based on our work with them into a public review draft that then becomes available for public meetings. And then Tarek and I will be out for meetings in Denton on each one of these drafts sequentially , starting in the spring and then moving right through towards the end of the year. We will be getting feedback along the way on each one of those modules. And then we'll be preparing a consolidated draft at the end of the year that incorporates feedback on everything that we've heard so far . So after we hear feedback on the administration and procedures piece, then we'll get feedback on that and we'll fold it into the consolidated draft at the end of the year. Then we'll move into the adoption draft, which is going to go through an additional round of meetings, additional round of opportunities for public input. So there's going to be a lot of bites at the apple in terms of hearing from the public comments about what we're doing. The adoption, I've got a whole slide on this because it's important. The adoption process really will kick off in earnest at the beginning of the new year when we have a full adoption draft that's already been reviewed by you all through each of the individual modules. Hopefully at that point, there's no surprises. You've seen everything once. We've gotten all the big issues out. We like to have detailed conversations as we go along so that the adoption process is no surprises, slow and easy. There's going to be a good executive summary that explains exactly kind of how this is different from the existing development code and how, you know, what the changes are, big and small. We've got a whole series of work sessions that are programmed in to explain the document to the public, to explain the document to groups within Denton about how it's different from the current development code. We're going to, you know, process all the feedback that we get at those meetings, turn around a final Denton development code, and then we'll be producing a series of PowerPoints and other presentation materials that will live on, that will help explain, you can put those on the city's website, they 'll help explain how the document is different from what you've got now and the key points of the document. So a lot of moving parts there, but we do this all the time and it's manageable and it is a relatively aggressive schedule, but you know, we can tell there's a lot of energy, there's a lot of momentum to move quickly now, so we're excited to get the train moving. That is a big summary of the process and what we wanted to do now is pivot and talk about the substance and talk about the key issues that we're going to be focusing on in the project. So with that I'll turn it to Tarik. Thank you so much. Chairman, members of the commission, glad to be here. We really love writing zoning code and so you can judge us for that or thank us for that, but it's a special place to be for us and finally re-kicking off the project. I want to put a big caveat out there with my first slide. This report is from 2013, so when we first came out and talked to those stakeholders, we met with staff, we met with appointed and elected officials, and we heard a lot about not only what's not working with the D DC, but also what is working okay with the development code. So things have changed over time and we have seen in our initial drive around town today that a lot has changed in terms of development. So this is a perfect time to look back at this report and if you have not spent time with this assessment report, that's a great foray into this project as well as your review of the scope of work just to say, you know, what issues did they identify in 2013 and how, what have we left out for one? We can talk about that tonight as well. Yes. Commissioner Beck. Thank you Chair. Is this on our website? We can access this on our website? This 2013 assessment report? It is not, but we can get you a copy. Okay, okay, thank you. So I'm gonna highlight the three major themes that we identified in that report with a little more detail on each one of those themes and then talk about a couple of the new issues that have come up over the past few weeks. So first of all, create a more user-friendly code. The current DDC is cumbersome to say the least. We heard that over and over, not just from citizens and staff, but from the development community as well. Even people that use it on a daily basis struggle with its lack of user friendliness. The review procedures are a challenge. So what does it take to currently get a project approved and Denton is a major issue that needs to be addressed and staff has gone a long way over the past year making those changes, but I want to again highlight some of the things we included in the report. And then tailoring the standards for infill and redevelopment. For a community like Denton, you do have some room for growth, but a lot of your growth is going to happen interior. It's going to happen within areas that are redeveloping and those lots that have been vacant for some time and are now starting to churn up activity and the market is responding. So we want to capture that in the code rewrite. So let's go into each of those three major themes with a little more detail. User-friendly code. First of all, just reorganize the development regulations. Staff has identified already a new table of contents that could restructure the current chapters. I think right now you have, I want to say right around 30 sub chapters in your development code. Maybe it's more, maybe it's slightly less and we want to get that down substantially to around 15 or so and maybe even fewer than that so that it's very clear when you look at the table of contents where you can find a provision for say landscaping. If I'm looking for how tall I can build a building, I'm going to know right away by looking at that organizational structure. More illustrations and graphics. This is something that we have really ramped up in the past three or four years at our firm by getting some folks on board that really understand how we can communicate very complex ordin ances in an image and through a table. So we like to use those as frequently as possible. It really helps explain some of the text. And then another major issue with your code currently and back in 2013 was that there's a lot of internal inconsistencies. You've got some ordinances pre 2002 before the code was last overhauled that are still standing and whether or not those standards should be repealed or how they interact with standards that have been updated since that time. There you have these criteria manuals that have regulations and policy and construction standards in some cases. We want to make sure the development code is consistent with those separate documents and even better we want to say it one time and then cross-reference that other document so that in the future we're not creating additional inconsistencies. The next major theme was stream lining the development review procedures. We heard a lot again from Denton stakeholders that it was a problem. So improving the efficiency of the review process. You all have implemented a new site plan review process. That's great and I'm going to talk a little bit more about that on the next slide. Establishing common review procedures. Right now you have a lot of different procedures for subdivision, for how you approve development permits, and if you if you have a process for pre-application meetings or for submitt al requirements or for approval criteria. You don't have to list it each with each procedure. You say it once at the beginning of the procedures chapter, identify what that standard is, and then you just cross-reference it each time you're going to a specific application type. So we plan to implement that in the update. Improving customer service. This was something we heard in 2013. I think you have made a lot of improvements already. I'd like to hear more about that. As we're re-kicking off the project, what kind of changes could be made? And this was kind of a side issue that runs along the same track as a zoning code or a development code, but something that was highlighted in that report. And then considering organizational improvements to minimize the ine fficiencies. So who shows up to these really important site plan review meetings? Who needs to be in the room to answer the questions once so that your customers are not continually poking and prodding trying to find the right answer? And a lot of that can be solved just by a clearer, better organized code because they can find the information themselves. Here's a quick image thanks to Sh andri and actually who provided this to us. There's been a couple of changes recently implemented. So you've clearly identified what different types of development, what is the general type of development process in Denton ranging from pre-development meetings, you know, what are going, let's highlight the issues upfront before we submit an application. There's zoning and rezoning applications. There's planning issues when you're creating new lots. And then site development. This is the new one. So how do we address specific site plan issues and relate those back to landscaping, parking, signage, all of those unique development standards to a specific site? And then building permanent certificate of occupancy. You're starting to outline a streamlined process for Denton. We want to make sure we capture that in the first module of the code. And then for each site, and this gets into what I was saying about standardizing the common review procedures, this bottom rung here, pre-development, submitting your project to the city, the director checking to make sure that that application is complete. You're starting to develop this and we can write more narrative for each of these that make it very clear upfront to a developer or a citizen. What does it take to get a project approved in Denton? So that will take you a long way. The final theme was to really, really think hard about infill and redevelopment. We still really need to do that. You've got an infill special purpose district that needs to be revised, maybe substantially, and we're still going to do that. We want to identify barriers, however, throughout the code. There are landscaping standards and parking standards that can act as barriers to redevelopment. If you're requiring so much of your development community on a site that has been really challenging for various reasons, there might be room for flexibility in certain cases. We don't know what those are specifically yet, but it's something we're going to be exploring in greater detail as we redraft the development standards. So we want quality development in Denton. Denton wants to raise the bar for quality development, but not at the expense of offering those redevelopment and inf ill opportunities, because economic development is really important to you all . So we're going to capture that. So that's what the assessment report in 2013 said. I want to move into just two quick issues that have come up since that time. You've adopted a new comprehensive plan, so good job. I know that 's a quite a process in and of itself. I think that was just getting underway last time we were involved. Ron is now involved with implementing that, and he's going to be great because we worked with Ron initially on this project, and now he can help us make those linkages to the zoning code update, to the new DDC, really tell us how those policies were developed, how these strategies could best be applied through the new DDC. One of them, through the future land use map. Denton has identified areas that are important through compact development areas, through special centers like the Denton Square, like the University, and through corridors like University in Carroll. You know, these places were identified through that planning process that said, yeah these are special areas for one reason or another, so as we're drafting zoning regulations, we need to pay attention to that, and this is one area where those development standards might differ depending on where you are in the city, rather than having a one-size-fits-all approach. There are several planned themes that we will also consider through the drafting process. I've highlighted four of them here, sustainability. It's a big deal across the country. Things like urban agriculture, things like efficient building, just getting more people to walk and ride their bikes and take transit. We can look at all of those things through a zoning lens and make some great changes. Community health. Do your mixed-use areas really promote the walkability that you're going for, and a secondary impact of that is really improving the health of the community. Community character. Do you have design standards in place that really protect the character that Denton has enjoyed and that you want to see moving forward? And then finally mobility. How are people moving around internally on a site? How are they moving around from site to site? How are they moving around across the city? All of which can be addressed through the new zoning code. So Matt, I think actually you were going to talk about the organization and then wrap this up and open it up for questions. Thanks. Thanks, Tarek . Yeah, and this is just a cleanup slide. We just wanted to give you a little bit more of an illustration about how we can accomplish big things in terms of making a more user-friendly code. This is your current GDC organization. 24 subchapters, I think they're called. Very, you know, kind of specific in terms of the way the different topics are identified. You've got things that move from group homes to manufactured homes to sexually oriented businesses to non- conforming uses. It's hard to see the overall rhyme or reason there, and we just wanted to make the point that there are many cleaner opportunities to rest ructure the code. One that has already been identified by staff is an example from Texas. They like the Pflugerville code, the Pflugerville Unified Development Code, UDC, and that structure is illustrated here, and you can see it's tighter . You know, there's only 13 versus 24, and they've got all the administration and procedures consolidated. They've got all the districts consolidated. So we're going to be moving down this road with the staff. We can potentially consolidate this even more, but the big point is that there are more logical ways to group-like information, so it's an easier document for all members in the communities to use. So we just wanted to finish off with just that brief example. That's the bulk of our presentation. A couple of notes on next steps. We are, as I said at the beginning, just kicking off the project today, so we're excited to be back. We're going to be working with Shandrina Manal to develop a detailed project calendar immediately that's going to lay out some specific milestones for all those different drafting pieces that I mentioned at the beginning of the project. We're going to then start the drafting process, and it's going to start immediately working on all the three of those modules that I mentioned. Administration, a lot of work has already been done on that piece, and so that's why it said staff was taking the lead on that. We're going to be kind of advising them, but staff's going to take the lead on finishing that piece off because so much work has already been done internally. Tarek and I are really going to focus on the next two, districts and uses and development standards. We're going to be implementing that public outreach strategy. So we're already going to be talking with folks in the city administration about groups, about stakeholders that we should be reaching out to to help kind of spread the word about this project. And then just to remind you about the schedule, we're anticipating a full consolidated draft code by the end of this year, and then adoption and fine-tuning would happen in the spring of the following year. So that's a whirlwind overview of this project, and we now want to hear from you all about discussions and questions. And just keep in mind, you know, as you're thinking about questions, this originally did start several years ago as a very targeted effort, and that 's why we focused on targeted issues today. We focused on administration, we focused on infill, we focused on the user-friendly piece, sorry, just because that's what that was the targeted scope that we had initially. But now the cities come back and said the sky's the limit, you know, we'd like to update the whole thing soup to nuts. We have a new comprehensive plan in place. We need to go back and rethink more broadly. So we'd like to hear from you all just what your priorities are, maybe things that just haven't been talked about on these slides at all. So this is really an opportunity just to to tell us what you'd like to see happen in this project, what your substantive goals are for improving the development code. Questions also just about the scope and just kind of how we work through our process. So we'd like to hear from you all about all of those types of things. And I think that's it. So thanks for your attention. Any questions for the presenters? Commissioner Sullivan. Yes, I'm curious. I'm one of the new people on the Commission here on the board. What caused the non action? You said you started in 2013, this is 2017. What's the what happened in between? I'm just curious. So in the interim we had several staff high-level staff turnover and then some priorities changed. So basically this had to be a back burner issue until we could put out the other things that were going on at the time. Commissioner Beck. Thanks Chair. I'm excited about this. For one thing, the current DDC is just a scary monster to me. So your concept of user-friendly, I love the idea of more graphs, illustrations, and tables. I 'm a visual person. The language, are we talking about layman terms that the common average citizen when they go inside and look at this, they 're not, you know, big question mark coming over their head. It's kind of understand, it's simple enough to understand without it being technical, too technical. Very much Commissioner. Yeah, I think that's a good point. We try to look for plannerese, you know, jargon, you know, legalese, and look for ways to say things in plain English. I think that's an important part of making a code accessible. Is it conceivable, too, again for my benefit, that we're shrinking this into something that's more like a mini me of what we're seeing now or is it gonna be, is all the same information gonna be there just in more user- friendly terms or are we actually, do you see it where we're getting rid of a lot of waste? I think it's both. I think we can get rid of a lot of waste and produce a shorter document but it's still gonna have all the information that you need in a shorter way. You know, a good example is just summarizing a lot of long narrative use lists with tables. You know, we've already drafted some internal tables of a new use table for Denton that consolidates dozens of pages on about four or five. So through tools like that, you can just reduce a lot of bulk. Now, I will also say though that sometimes to make a code more user-friendly, you have to make it more specific and that means defining key terms. One of the problems with a lot of old-school codes is that they just don't define a lot of key terms and so to make it a better document, a more enforceable document, you need to add a little text. You know, you need to add some of those definitions. So I would say there's there's a little bit of an, some opposing directions there. We can shrink a lot of stuff but there might be a few things that we need to add back in to make it more, more manageable. I would say on average, you know, most of our codes shrink by at least a third from just the physical bulk where we start to where we finish up. Oftentimes it goes much more. That's a very crude way to weigh the results of a project but I can tell you our preference is less is more, shorter, sweeter illustrations. We don't like volumin ous text. We like short and sweet. And just one more thing. This will be accessible to anybody . It'll be on our website eventually. The ultimate code? Yes. Yes, this will be an ordinance officially adopted by the City Council just along with all your other city ordinances that you have. I don't know who's responsible for how this thing is designed and devised but would it conceivably have you? We're talking about definitions and stuff like that where we're reading it. Say there is a term there that needs defining or maybe it would be highlighted as a link where you could just click on that and a hyperlink. Yeah, is that something you foresee? Definitely feasible. Yeah, I mean the intent of this project right now is to put the final code on the city's website in a fully searchable way. I can also tell you that the technology for computerizing codes is evolving really fast and there could be some really good cost-effective options that are available, you know, in 12 months that are not available now. So we keep on track of that stuff. We'll keep talking with Shandrina Manal about options for the final presentation but I think the definite goal is to make the code on the web as user- friendly as possible. Good, thank you. Commissioner Ellis. Thank you, Chair. I too am very excited about this because shrinking the information, reorganizing it in more user- friendly ways is going to be better for all. My question is I'm reading through the scope of work and all is who makes up the P&Z subcommittee? That's a great segue. We needed to cover that but that is a topic to be covered tonight and I think it's for you all to decide as a group and for the city to decide but the thinking is that a subgroup of the P&Z could help provide more immediate feedback and would be available to devote the time to read a lot of these drafts in detail and I think that's a coming conversation but we often find that level of feedback from a small group to be effective. Don't want it to get too big just because it can slow down the momentum. To follow up on that Commissioner, one of the notes that we had here on our agenda was that we would need a comment and so I'm going to go ahead and do that at this time to request at our next P&Z meetings we have to do public notice that we will then be taking the nominations and appointing the commissioners to that subcommittee so we'll make that formal now that we're going to request that and that will come before us in a formal manner at our next planning and zoning commissioning so thank you for helping with that. Yep. Commissioner Hesbeth. So I was holding out and making notes here so here's what I have . So first of first and foremost I think it's important to take the areas of Denton in consideration right so if you have an area where you have two million dollar homes you have an area where you have eighty thousand dollar homes I think the code needs to be using your word flexible in that regard I don't know what that process is but I don't want to ignore the fact that if I'm buying a house and it's gonna it can max sell for $100,000 I can't put a stipulation on it as though it's a two million dollar neighborhood I mean hopefully we'll get there but we need there needs to be some understanding of hey this neighborhood is not that you know because I think to unil aterally apply something ignores the fact that that there's just going to be different I'm not saying you short the codes fire codes etc etc but there 's got to be some in my mind way to meet and grow that neighborhood or that building center whatever that is secondly I'd love to see something if it's an appendix of some sort that says here's the old acting codes here's the new codes if you if you broach this door here's what you're subjecting yourself to you know that that type thing so they can make an educated decision do I want to live under this code or do I want to upgrade this room and then that triggers XYZ over here I mean so I think a visual or some sort of append ix that says you know using the old mall map it's like you are here if you go down this hallway here's all the stuff that jumps out at you door number two yes yeah and so in addition so my third thing is I I do hear from builders about the inspectors and and that customer piece and you I know you you highlighted that I'd like to see something that triggers from a builder's perspective or rem odeling if I'm there in a code and an inspector is short or or unruly or I know that would never happen but if if it's perceived that way then I'd like to trigger some sort of email mechanism something that that raises a red flag that says inspector number 38 and I had had an issue on this date fourth I would I would really stress the need to document your meetings going forward because here's here's what I've noticed especially in some tree-ordinate stuff things start to vacillate right and so if we don't have a record of especially changes right so it's like hey this builder this homeowner this renter said this in our open public meeting on Tuesday and we met with them a month later and they pivoted I mean because it's important for me to make a decision knowing if someone is perpetually shifting then that's good to know because you can you can weigh that accordingly but if I don't have that record to say there's a pivot here pivot here because at some point either a person is amenable to change or they're not and so if you have that documented that here's eight meetings and here's eight different opinions then that that says something to me personally but if we don't have that record then there's no it's well we don't know that those changes have taken place and and so I just weigh that different a couple more sorry it's gonna be important for me that it 's not understanding other cities factor in and you're looking at different experiences but I just personally take issue with well Louisville is close to you and they do this right I mean I know that can factor into the decision but as that I just don't weigh I don't put a lot of weight on that I think it needs to be more thought out as to look at is this is good for Denton because versus the other cities around you are doing this and I think we can get away with it you know that that to me is not very appealing as far as a justification for where we're going and then lastly I'm going to appeal to your your legal side in a lot of legal briefs you're gonna have numbers you're gonna have bullet points versus you know and so and so I just I like that aspect of a instead of a Senate structure if you will if there's a bullet that says this that and the other does commas there there's no you know like any like any brief that you're writing that has the numbered paragraph it has the bold facts it has the bold here's where everyone lives here's the parties in the suit I mean that type thing where if I'm just looking even though it's a voluminous document I know if I look under this word says bold parties it's gonna say Bob lives here and this is why it's right to file the case here that type thing and then really also looking at the Senate structure I would just make a suggestion that we kind of get away from heaven forbid complete sentences and and just go with the bullet point that says this you know just get to it you know because you can take out a lot of is the you know those type things I think just make it more pointed as far as especially when you're talking about a document of this size so that the layperson can can get through it easier but that that's what I have thank you thank you great lesson else mr. Taylor I'll chime in one final thing I noticed in in your presentation you talked a lot about infill and the possibility of being some different standards I really like that suggestion I know that's been a discussion item many times before our Commission over the years about infill projects and I know there's been some concessions recently about different fee schedule levels I think while the intent has been good I think the amount is fairly nominal to encourage those projects and so I just would like to throw out as you begin to look at possibly doing some different criteria for infill that if that is going to be truly a focus I know it's a focus for the 2030 Denton plan that you may have to look at even some larger discounts on fees some different abilities for a percentage of variance whatever it may be to really open some of those as you use the correct term challenging sites that have been overlooked for 20 30 years to really be able to finally get enough incentive for a developer builder property owner to buy that property and do something with it versus it continues to sit vacant because it's undevelopable under the current code or because it has whatever tell me trees whatever the problem is with it that it can ultimately be developed so I like that and I look forward to seeing some of the specifics on that so those would be my comments so with that unless anyone else has some other comments or questions thank you for your presentation and we look forward to getting a subcommittee put together and get started with you sounds good thank you thank you all thank you all do we need to give them a few minutes maybe other people to clear the room I know we 're gonna we're gonna transition for clarification of agenda items I don't know if there's anybody that is was just here for this item if you all want to go ahead and head out great we're gonna go ahead and keep going on our meeting and so I'm going to turn over to Shondria for clarification of the rest of our agenda items thank you chair I wanted to see if we had any questions on the minutes from November 30th and December 14th if there needed to be any discussion on that okay so on the consent agenda we have five five items for consent one prelim preliminary plait and then four final plants do we have any questions on those Commissioner Ellis thank you chair I had one question and it has to do with Teasley trails okay I'll invite Julie why it up all right I don't know if it's been fixed on yours lot 18 in block B had a hash mark on it but it wasn't listed in the notes sorry lot 18 block yeah down here on the yeah right right here uh-huh but when you go to the line notes on line 10 it is not on line 10 it goes 7 and then 19 so I don't know if the hash mark shouldn 't be there or should 18 should be included in line 10 the applicant should be here later or and and we can we can discuss it with them Earl's getting up so a lot 18 is here and it's got the the but it's not listed in the notes it talks about the no building permits it may mean that we just need to have them correct that clerical error on the note prior to it being signed and filed it looks you're correct it looks I was missed it is it is required based on that note to have a until a letter of map revision has been approved I feel so that should be included with that requirement as well okay so we'll make sure that's that's included as part of the plan execution package okay thank you any more questions for Julie thank you thank you okay if there are no more questions on the consent agenda we'll go to the individual consideration items we have three items for individual consideration the last item has been pulled from the agenda just as a note and I will invite Julie White back up to present the GDP for the Jim Crystal Road site I'm presenting this this is actually Mike Bell's case he's home with his new addition to his family so so I may have to refer to my notes if I don't know the answer your question right away so the subject property is located or situated on the west side of town near the Denton Enterprise Airport south of Jim Crystal Road and near Mosh Branch and the request before used to consider a general development plan for this entire tract which is 340 acres this is the location of the future of the Denton Energy Center which will include a natural gas operated power plant the purchase of this property was approved by City Council in June of last year June 21st and the subject property is primarily zoned as IC G and the desired use which is basic utilities is permitted in the zoning district and here's the zoning plan the the exhibits I'm going to go over in your backup but we'll just go over briefly so we can clarify any questions you have all that's in the purple is the ICG the proposed energy center is in this location right here so this is a fairly large site it's 340 acres and because it's so large it does require an additional coordination of things like utilities and infrastructure and so that's why they're moving forward with this GDP this GDP also breaks out the project into three phases and let's look at those so phase one in the light blue that as I said before this is the proposed location of the Denton Energy Center and that's going to move forward first phase three which is here oh I'm sorry do phase two first phase two it is anticipated and in fact it's going to be moved forward to be conveyed to the Denton Enterprise Airport no development is permitted in this location due to the FAA requirements so that's going to be a part of the the airport and then phase three there aren't any proposed uses at this time but it could be developed in the future with any uses that are permitted in the governing zoning yes sir commissioner back thank you chair okay just for my own edification why do we even have a phase two area how did this become part of the area of land that these plants are going to be built on and I realize this may get into something that's not planning and zoning but we seem to purchase land there that John fortune is coming up here he looks like he has an answer okay the interest of the airport we're building a new runway just to the west of the existing runway we've received a grant from the state to do that and so we were also in the same time DME was looking at property we were looking at property and so our interest kind of converged and that's how it evolved this way so that's that's the purpose for this being done as a separate phase okay and we don't have any plans as far as we know for phase three either that that that I don't know what phase three is not Julie or Gary speak to that but in terms of the airport that's why phase two was broken okay I didn't want to jump in Julie just for a second so the GDP we don't have any land use plans at the moment for phase three the GDP is the zoning for the lot is already in place the land uses that are allowable for the site are already specified in the zoning districts the GDP is intended to take it for us to take a conceptual look at how the infrastructure and the utilities the roadways can serve the site now obviously after the phases are developed there may be some tweaks internally but the GDP is intended to make sure that our needs as for public infrastructure basically are met and that's what the this application is for okay so even though we're just dealing with phase one here the GDP is to help us down the road in the event that things transpire with the other two phases correct okay thank you so let's look at some of the proposed improvements so the proposed transportation improvements include a Western extension of loop 288 right of way extent dedication on Jim Crystal Road right of way dedication for Tom Cole and a new collector required from Jim Crystal to Tom Cole Road so as you can see in the red areas Jim Crystal up here that right of way will be dedicated upon platting of that phase this is this is the anticipated location of the loop 288 extension so that will move forward as as with text dot and then here would be the proposed location for that future collector between Tom Cole here in the south and Jim Crystal commissioner back thank you chair okay and again if I read somewhere in here this location for the future loop is different than what our mobility plan originally showed which I think was on the far west end so can you go into that a little bit sure I'll make a stab at it and Earl can correct me if he if he needs to so the mobility plan is schematic it is really intended to show the the connections between those roads and an approximation of where they'll go as development moves forward the the location for those roads becomes a little more certain and so a mobility plan it it shows that this is going to be an about this location but but now or when they move forward with the dedication of that then they'll or then they'll see girls coming up that's somewhat correct when the mobility plan was put together it was it is indeed schematic however when text dot revisited the alignment they took an account more accurate information like topography floodplain existing structures substations gas wells etc so that kind of affected the alignment somewhat and in order to miss those items and so it's still within the vicinity of their property but it's just shifted a little bit further east and what their mobility plan showed all right additional infrastructure will be water and sewer extensions and they 'll be required with the final platting of phase one so the line in dark blue is the the water extensions and then though the orange line is the sewer extension so those will all be a part a function of this phase one and that that preliminary platas is on your agenda denied as well there also is a tree treeed floodway that crosses the property diagonally from the northwest to the south way with southeast there is an environmentally sensitive area embedded within this within this floodway and we'll look at that so here here is that that area and and they you know we have requirements within sub chapter 17 of the Denton Development Code and the proposed regarding environmentally sensitive areas and floodways and the proposed energy center is is not within that that area and additionally the development will be will be required to comply with all city standards and that includes platting site plans tree preservation and drainage impacts to adjacent properties and the drainage plan that was in your backup reflects that and then here is the tree inventory that's currently on the site once again you can see that the proposed proposed improvements are not within the treeed area so staff does recommend approval of their quest because it's in consistent with the infrastructure requirements and the goals and objectives of the dent plan 2030 and I'll stand for any questions Commissioner Beck. Thank you chair I do have one other concern and I could be reading this wrong. North Hickory Creek runs if I'm not wrong runs to the far west of this this area yes yes okay the topography seems to indicate where the plants are at that the topography is going to run away from the plants toward the creek is that correct? Are we concerned that anything that comes from those plants be whatever it may especially if it's of a negative nature would get into the North Hickory Creek and work its way out into Lake Louisville is has that been looked at is that a concern? I'm Gary Vick ery with T. Nolan Perkins I'm the applicant on this project with DME yeah we have looked at that this site is really quite flat although as you get them by both streams there's of course a lot of topography but the remainder of the site is extremely flat there will be down here in the southwest corner of the site a sediment pond that will trap permanently stormwater of course but all of the flow will go in one direction or another basically what we looked at is what happens if there's sediment that leaves the site especially during construction but but even after that as well. So regardless of the top ography y'all have made steps to direct flow towards that okay okay great thanks. Commissioner Taylor. Thank You Chair. I had a couple of questions about the the phasing and the actually the preliminary plot I'm going to go ahead and touch on that I know that's the next item. This this plan appears to really use it only about 20 acres of the 170 in phase one and but it's all being plotted as one lot and it only seems to show utilities that supply to that that 20 acre area so and it even has comments about traffic generation from one of those locations down there not really taking into account the other 150 acres that will probably eventually have something on them. So what steps would be necessary for the next thing to get built out there whatever it may be? On phase one? Well yes so on phase one after the substation and the proposed trying to read that from here energy center are are built and they're even labeled as parcels but they're not actually parcels because they're all just part of lot one. We don't have any proposed uses at the time any any any proposed use that would come on the site would have to tap into existing water lines in order to be served is that is that your question? That's correct. In addition they would also go through the site plan process so we'll still get another crack at it final plan and then site plan review to make sure that the city requirements are being met for whatever goes out there. So this isn't the last. Well you 're talking about on those two. Yes. I mean in general the other 150 acres like this is I was kind of expecting this to be phase one would have three lots lot one lot two lot three and three would be the remainder unused or something like that but that's this is all just one lot right so. I'd like to invite the applicant back up to give you an idea of how they intend to use the site because he can answer that question. Let me make sure I understand the question you're asking about say other development on phase one the blue? Yeah this since you've since that is all one lot right we're plotting it as a single lot doesn't it seems like that has some ramifications in the future on the remainder of the area the other 150 acres. Sure as I understand it if if DME City of Denton I guess I should really say wanted to build something else out there on this on that blue site there we would have to come in as if it were a brand new project and start we would start with a pre-development meeting we would have to go through the site plan process the whole thing potentially depending on the type of use I suppose it would be possible we'd have to do a replat to carve a lot out of it if it were I'm sure there could be uses for some of that that would not require a replat that would be just other uses on the property there aren't any that I know of contemplated uses out there other than what you see but but but that could happen in the future and we'd come back and start the process over whatever that happens to be. And so can I just confirm with with staff that like if they want to build an office building you know house some people out there put some offices out there that requires either a replat or a brand new application a new project? It would depend on how they intend to organize a site obviously they they would have to meet our standards so we would have to verify zoning we would have to make sure that the new sites get served by utilities and whatever lot arrangement or utility arrangement that would be needed to serve the site would have to be come forward and be approved but there's no requirement right now for them to lay out. I understand there's no requirement now I just like I said it just seems like it creates a lot of barriers for anything else that goes out there. You have to come back and you're only using 15% or something of the lot so it seems like you just make that one like lot one have lot two the remainder that just so trying to understand the reason for that. And that's the if they haven't developed that concept yet that's sort of where we are right now but our process is flexible enough to allow them to do that in the future should they decide to do that. And if it and would it be possible for them to say build an additional unrelated building out there without replatting could they just do a site plan and amended site plan with another building or a site plan for an additional. We would take it's possible but we would also take a look again at what the use is and what utilities it would need to be served what roadway infrastructure is needed to serve that site and then make that call on what how the planning would look going forward but for now this is sufficient. And then regarding roadways there doesn't seem to be any indication of what circulation would get down to what are called parcels but are really just part of lot one on this and you know it only shows access to lot one which is up on the north side but will we will there be anything on the final plot that shows roadway circulation? Yes there one of the things that we we have to do because the buildings are a little bit higher than 30 feet is we have to provide a second point of access for emergency access so there will be an emergency access road and that's all it'll be at this point will be down to the south to Tom Cole Road but otherwise all of the normal access will be off of off of Jim Crystal. Okay I guess I expect in a preliminary plot to kind of see some of that stuff and like in the preliminary plot has utility like water lines and sewer but it doesn't seem to show any circulation or you know inside the lot so thank you. I guess the one thing we did leave out of the conversation is that the prelim can be revised as they get more specificity on the site they can come back in and revise the the different plat types to match the use that they are going to eventually develop so whatever the change is it'll still come back through the normal process. Okay so by final we would expect to be able to see circulation. Do you want me to go ahead into the preliminary plot? If no more questions we can discuss the premium. Sure. Okay all right so this is PP 1621 Denton Energy Center and here is the preliminary plot as you can see it follows the boundaries of phase one and it's kind of hard to see but it does show the the existing easements any proposed easements any proposed dedication of right away. Commissioner Beck. I wanted to ask this earlier okay so the floodplain is not going to be impacted so much by the Denton Energy Center itself but what about the road and right away upon Jim Crystal? Is that going to have any kind of effect on a floodplain that of any major consequence? Is it pretty simple? The right away will not however when the road when Jim Crystal does get widened right now it's slated to be I believe it's a secondary arterial which is a four-lane divided roadway eventually that will impact it because we'll have to install culverts for the floodplain or flood waters go underneath the roadway. But we'll address it then? That's correct. Okay thanks. Okay thank you Julie. The next item is a site plan for the Razor Ranch South R2 district and I'm inviting Musee Brias up to present in place of Mike Bell. Good evening this is Musee Brias I'm an associate planner with the planning division and I'm filling in for Mike Bell. This is a site plan for furniture store development in the Razor Ranch development and this is the general location where it will be located it's north of 500 feet north of Scrippeter Street and east of I-35. The request is for approval of site plan for furniture store development in the Razor Ranch development. Now I'll go over the site plan landscape plan and elevations in this presentation. The criteria for approval is the site plan fully complies with the concept plan it meets all the regulations in the architectural standards and the landscape standards as mentioned in the residential overlay district in exhibit C1 and exhibit D1 and there's adequate utilities either already available or they will be provided according according to the applicable requirements and site plan fully complies with the residential overlay district. This is the site plan the yellow highlighted area is the building footprint and it meets the separate requirements parking driveway standards and all of the regulations. Here is the landscape plan I have highlighted landscape areas in green it meets the minimum landscape area requirements. These are the elevations the top one is the front elevation then there is the left and right elevation and then the bottom one is the back elevation this bottom one is the elevation that will be facing I-35. This is the perspective provided by the applicant of the site just to give you an idea how it will be. So all site plans in this district have to meet the architectural standards and the landscape standards as mentioned in exhibit C1 and exhibit D1 and the site plan landscape plan elevations meet all those requirements. Staff recommends a approval for this site plan and I'll stand for any questions. Commissioner back. Thank you chair there's a lot of glass on the front and back elevations just curious do we take into consideration extreme weather conditions that for certain materials like that is that glass can be able withstand you know if we have another bodacious hail storm they would get an awful lot so is it those kind of things taken into consideration with the material. I'll like to invite the applicant who's here I believe for Reson ance Development to Hello Scott Wagner of Red Development the owner of the property and applicant we do also have the owner and operator of the furniture store who is here but not in the work session so they'll be available for the meeting but that glass the percentage of glass meets the code requirement and I've been told from those folks it's a structural plate glass like a like a high-rise building would be so it would certainly be structurally stable for that and then it also meets the energy code I believe the latest energy codes 2015 so that was a concern of ours and other people's it's you know it's a lot of glass a lot of heat and whatnot but I think it's a last energy code was 2012 now it's 2015 so it meets that as well so it's a little darker glass than usual and will certainly be a structural. While you're up here maybe because this might come back to you anyway the panhandle panhandle drive y'all are gonna be responsible just for that portion that runs parallel with your building correct that's correct okay the left will be left for the development we've been processing multiple plans through I've got a interrupt instead of having the discussion now they'd rather have the question in public about panhandle Street and how all that's gonna get done so we have more than the minimum parking spaces do it out there okay thank you thank you for that. Commissioner Taylor thank you and this this might involve mr. Wagner as well on both of our all these two razor-range site plans and future ones it would be useful probably to see the the overall kind of master plan as well just it helps when you look at the aero map and you just see a whole bunch of dirt it's really hard to put individual parcels in context so I believe there is a full site there's one that actually shows kind of circulation and stuff that's a little like not just the block map but the I forget what it 's called yeah just kind of what's been built so far and kind of what the dotted lines are for future ideas we can bring that back at a future meeting I don't know that we have that today well yeah I'm not I'm just saying like we're probably gonna have a lot more site plans for a razor so if you just stick that in as is as one of the you know above the site plan as total cons you know area concept plan or something like that I'll make a note of that and we'll start doing it from that side okay commissioner Herschman thank you chair I have a are we asking all panhandle clarification questions in general session or is there some that would be better ask now if it's getting into deliberation on the project I think that is probably better to wait to the regular session but if you need clarification and say a technical item we are more than happy to do that here yes that's what it is okay so my question is I just want to know so there's an on ramp in this panhandle and so I can't tell by the site by this plat is there going to be access from panhand le to I-35 so okay thank you Earl and I were just negotiating on who should answer that question so panhandle is a future collector road that will connect to I-35 in the interim condition until I-35 is widened that will only be a right in condition because of the potential conflict with the right out onto the front of the road and the ramp so that portion of the right out from panhandle to I-35 would be blocked off striped barricaded for the future and then that I think most everybody's aware of the text up plans to widen that has a different ramp configuration when that gets constructed then this driveway will be allowed the driveway permits are going through text out as well as the city engineering folks and that will be planned and sequ enced so that occurs with adequate timing and traffic flow perfect thank you mr. Sullivan I think I've got a another buzz in here from staff I think we want to have all the discussions about ingress egress panhandle the road to the east and we'll do it in there thanks so maybe I wouldn't seeing something in there that and I agree I'm gonna be asking if somebody else if you don 't so yes sir and we can bring in a site plan for the overhead camera it 'll help orient and talk about traffic and sequencing that's helpful I think that'd be helpful thank you we can go to the final site plan for the movie theater and mosaic will you pull the mic up so we can hear you this is a site plan for a razor-edge movie theater in the reserve installment this is the general location will be located it's in razor- edge r1 district of the razor-edge town center this right here it'll be right here on here just south of the town center request is for to consider an approval for site plan for a movie theater development in the reserve development now in this presentation I will go over the site plan landscape plan and elevations there is a site plan that I've highlighted the building footprint it meets all the parking requirements separate requirements and other requirements as mentioned in the architectural standards the green highlighted area is the landscaped area which includes some plaza area as well there is a close-up of the plaza area in this the applicant has gone way above in providing the plaza space they are above the requirement these are the elevations the top one is the east elevation that will be facing the multi-family development the lower one is the south elevation they'll be facing the convention center that is being currently built the top one is the best elevation and the lower one is the north elevation the lower north elevation will be facing the town center the site fully complies with the concept plan it meets the requirements in architectural standards and the landscape standards as mentioned in the residential overlay district and the site plan fully complies with the residential overlay district and all site plans for this site or in this district will have to meet the architectural standards and landscape standards as mentioned in exhibit C1 and exhibit D1 of the residential overlay district and this site plan complies with all of them staff recommends approval for this site plan I 'll stand for questions if you have any. Commissioner Beck. Thank you chair. Could you go back to the overall site plan? I believe it was mentioned that the steater was not going to be accessible from any of the main roads there that there's going to be certain is that dark gray area there is that the okay what 's it connecting to on the I believe this will be heritage trail okay okay and it doesn't connect anything west of that or north or anything like that I will request so it's either heritage trail or nothing I think we're gonna have to say no okay let's go through all this and I want to answer your questions okay well I'll ask you after thank you. Any other questions for sketch staff outside of street connectivity anything along those lines? Commissioner Hesb eth. I'm certain I'm missing it but I'm assuming there's some sort of bike rack I mean we're gonna get I mean I saw back rack indicated at rooms to go I'm assuming it's there I'm just missing it yes yes it is there okay thank you thank you okay thank you for that presentation and that's going to move us to our public hearings section and I think Julie will be the presenter on this. Good evening I'm Julie Wyatt planner with the City of Dent on and I'm gonna be presenting Z1626 to you Zimmer, Kubota and equipment. This is Haley Zygursky's case so I'm a fill-in for her but we'll try to get all your questions answered. Alright so the location of the of the request is along I-35 it's on the west side of I-35 it's north of University University is down in this location and north of Windsor south of the loop 288 more toward the north toward the north it is 450 feet north of Schuller Street and it has approximately 1600 feet of frontage along the 35 corridor. So the request before you is to consider making a recommendation to City Council regarding a rez oning for this property from RCCN regional center commercial neighborhood to RCCD which is regional center commercial downtown. The property is approximately eight acres. So the current zoning and development pattern is shown in front of you and it's a little it's a little complicated so we'll we'll go over it so here's the subject property right here along I-35 as you can see it is the RCCN zoning and much of the surrounding area around it is the RCCN and that area is undeveloped agricultural land. To the north you have some R CCD it's this darker purple there's some next to I-35 and then adjacent to the property. Across I-35 there's NRMU and then to the south is also RCCN it is the Denton Educational Center that's what it's developed with so there 's a lot of undeveloped land around the property with some development interspersed. The future land use for the subject property is business innovation and I know we've been over this before but the the goal of business innovation is to encourage a big office campus for R&D or or light manufacturing or or some sort of employment center and then the associated retail uses that you would need near an office center so so this is really encouraging you know business use office use and also retail uses as well. So when we look at the analysis of the site the rezoning to RCCD is logical for this site it is they're proposing to go to a zoning district that is in the same family of what 's existing it's existing at RCCN and they're wanting to go to the next highest classification with it within that family of zoning districts. Although R CCD really doesn't conform to the future land use we do sort of see this especially its location on I-35 that the proposed RCCD is appropriate you want to see those types of commercial uses on I-35 particularly when they've got that much frontage on I-35 that kind of visibility lends to a more commercial use . So although RCCD really doesn't fit the business innovation it does it does fit the location and the character of what you want to see in that area and and really a commercial or mixed use future land use would probably be more appropriate in this area. And additionally business innovation you tend to want to see really large tracks because you want to see that corporate campus type development. Being only eight acres you know something like an ECC or so one of those zoning designations really wouldn't necessarily be appropriate in this area because they really don't have the land to develop it in that manner. It's not on my slide but I'll just say a little further when when a request doesn't meet the the future land use designation that that is shown in the Denton plan we have additional criteria that we look at and that's in your backup and we did go through those criteria for approval and and the request did meet the criteria for approval for that. Furthermore there is an environmentally sensitive area on the property. Just want to let you know if if if and when it develops it would still have to comply with the sub chapter 17 requirements of environmentally sensitive areas. They couldn't impact it and if they did propose to impact it they would have to seek approval of an alternate environmentally sensitive area plan which requires the public hearing process and approval a recommendation from you and then approval by City Council. And so because of because of the location because of the character of the type of development in this area staff probably would like to look at a future land use map revision in the future for this area. Here is a picture of the subject property. Public notification was sent out. We have received one letter in response and it was in favor. So based upon the criteria for approval in sub chapter 3 of the Denton development and the the Denton plan 2030 staff does recommend approval of the request and I will stand for any questions. Commissioner Beck. Thank you chair. The business is just north of this location. They're in that CCD so they're obviously the types of businesses along Kimmich-Voto and then from there further north it's just all open if I remember how that is all the way up to loop 288 I believe. I think you're right. Yes sir. And for what it's worth just throwing out there I don't see why we don't in fact consider rezoning all that our CCD. I don't we've already started the lay of the land so to speak with these type of industries so it might not be a bad idea maybe that's something we can sit around our DCC changes. Yes. Okay in your backup material on considerations for the cost of the city and other governmental entities and providing improved increasing or maintaining public utility school and as you pointed out the request would not substantially impact the cost to the city in providing these services so are are you talking specifically about Zimmerman-Coboto here or if we wanted to do some more of these type of developments along that stretch would we then be impacting city cost? That is a good question and when we look at a rezoning case we really try to to remove the specific request from it and just look at the zoning district and what those permitted uses are. You know this site as well as many similar sites do you have access to 35 so there's already transportation infrastructure in the area of course when any and when anyone wants to develop and plat they would have to make sure that they are served by water and sewer so that would all that would all be a factor during platting but but you know staff feels the RCCD would be you know would be appropriate given given the the existing infrastructure of the I-35 Road there. So okay. Thanks. Julie I think the other point that we found as we did this analysis was that the business innovation land use is actually geared towards large sites which this is a smaller site than what could accommodate what we what we would like to see so that's another factor that led to that recommendation. Okay any other questions for staff? I'll make a comment kind of on the back of Commissioner Beck I know I think there have been several properties that have come before us in this area slightly to the south. I don't know how active our sub committee is for the city initiated rezoning cases this might be one of those other areas just slightly north of where I think we were already looking at sites to be looked at. Do we have any members that are on that subcommittee here they want to speak up? Commissioner Taylor. Thank you chair I concur that this is an excellent area for consideration that subcommittee has not met in in several months probably five or six months so if we can get to meeting again we could definitely consider this area. Chair may I contribute to this conversation I'm Monal Molodod director of development services. We have been attempting to coordinate a joint meeting with the City Council as you know we have also enlisted Clarion services to work on our program and our zoning districts and what have you so we do anticipate a way forward with a program chart to provide to our subcommittee obviously as well as the PNZ and ultimately the City Council on how we're going to proceed with this item. Thank you for the update. Thank you Julie. The last item that we have obviously is noted this item has been withdrawn that's the unified gas well plan so with that I believe that is all the items for clarification in our work session. Is that correct? Yes. As such I'm going to close our work session at 6 o'clock and we'll reconvene in council chambers at 630. Thank you. Good evening and welcome to the City of Denton planning and zoning Commission meeting for January the 11th 2017. This meeting has been duly posted and we do have a quorum present and I'm gonna call our meeting to order at 630. Our first order of business will be to stand and give the pledge to the US and the Texas flag. Our next item on our agenda this evening will be to consider the approval of the planning and zoning Commission meeting minutes. I don't believe in our work session we had any changes to either set of minutes so the chair would entertain a motion for both sets of minutes for approval. Commissioner Taylor. Second Commissioner Beck. Second. Okay. I have a motion for approval of both the November 30th 2016 and the December 14 2016 minutes as reported. Any discussion or clarification? Seeing none I'll call for Commissioner Sullivan. I'm sorry. Well let's thank you for bringing that to our attention. Let's I will ask Commissioner Taylor to restate his motion and two separate. We'll do the November 30th first and then we'll proceed. Thank you. Okay so let me get the item back up. I move approval of the November 30th 2016 minutes of the planning and zoning Commission. Second Commissioner Beck. The chair will second. Any discussion on that item? Seeing none I'll call for a vote on the board. Motion carries 5-0 with one recuse. Commissioner Taylor. I move we approve our December 14 2016 minutes. Commissioner Ellis. I will second that. Approval for December 14th. Any discussion or questions? Commissioner Sullivan's names up. Is that just an error still on the board here? Okay. Call for a vote on the board. That motion will carry 5-0 with one recuse. That will take us to our consent agenda. Commissioner Beck. I move we approve the consent agenda. Okay. Commissioner Ellis. Second. Okay I have a first and a second for approval. Any discussion? Seeing none we'll call for a vote on the board. Motion carries 6-0. That will take us to item 4 on our agenda. Individual consideration items. We'll call on Julie White for presentation of GDP 16-0002. Good evening I'm Julie Wyatt. Excuse me. Senior planner with the City of Denton. The request before you is a general development plan for approximately 340 acres. The property is located on the west side of town just north northwest of the Denton Enterprise Airport and based upon the criteria that we talked about within the work session. Staff does recommend approval. I 'll stand for any questions. The applicant is here and if you want to go over any elements of the presentation I'll be happy to do that. Any questions for staff? Hold on a second Julie. Commissioner Ellis. Thank you Chair . Julie knowing that there's a large floodplain here and and there's a lot of flooding in this area do you know what kind of studies have been done before we established this? I'm gonna call either Earl Escobar or the applicant up for them to address that question. There is an existing floodplain located to the believe that on the west side as well as the east side and they are both studied floodplains so there is an established water surface elevation along those two cree ks and the developments not going to impact those floodplains either through detention or and drainage or runoff from the development. I'm sorry. D rain off or run it run off from the development as it's being developed and then once it's developed is that going to be studied along the way? The impact that that will have? I believe the applicant mentioned that during work session that they were going to propose some sort of a pond either sedimentation or detention pond as part of this development maybe to restrict the flow back to existing conditions so I'll pop to rely on the applicant to elaborate more on that. Any other questions for staff? Would you like the applicant to come up and address that? Okay. I was going to go ahead I'm just gonna call them next. I'm Gary Vickery with Tegan-Olin Perkins representing DME. I really hate to ask this but I'm not sure I heard the question right. My question we had to do with the fact that there is a lot of flooding there's there's floodplain what was the study done if there is any so far done to what the runoff from the development will do or what once the development is in place? Okay. Will it have impact? Okay we didn't actually do a drainage study in terms of the streams themselves we've done a couple of things though first of all we've made sure that we're keeping all of our improvements outside of the floodplain of course those ESAs associated with those floodplains we're staying away from those as well. We're directing nearly all of the runoff from the developed portion will go southwest into a sediment pond before it's discharged into the into the stream there are a couple of smaller storm drain systems that will will not go through that sediment pond but for the most part they most of the runoff will go through that so that'll capture erosion sediment and that kind of thing long term not just during construction of course during construction we have all of our erosion control devices out there to stop erosion during construction and then as far as amount of runoff what we really look at in a in a site like this this is a huge watershed that goes up several miles up if I remember correctly the the runoff from from this site will reach that stream long before the peak hits the stream so in engineering speak we think of what we call coincident peaks where what's most important from a flooding standpoint is what's the peak the most water that's in the stream and although this this project will increase the total volume it won't increase the flow rate into the stream so it it'll be the water will leave this site be in the stream and be way downstream before the real peak gets here so from a flooding perspective this has no impact on the on the on the stream thank you this is an individual consideration item I don't have any cards so if there's anyone who'd like to speak on this item please come forward this time state your name and address and then before you leave we'll need to get a card filled out from you sure my name is Paul Meltzer I live at 1914 West Oak Street I would just like to state some things that I think are apparent to everyone that this project in total is the largest expenditure in Denton's history that it was passed very narrowly by council there was a determination made that no public vote was needed which might be legally true but we know that what the legal minimum is is necessarily what's the best thing to do I think if there were public support for it there may well have been a vote called but I think the the fact that this is a town that voted 59 percent to ban fracking probably gives some indication that there would have been resistance to building a frack gas plant so knowing that also knowing that three of the four votes that went for it or were cast by people are not going to be on council in a matter of months doesn't mean that the outcome will be different but it does mean that there's at least some reasonable probability that that the process will get re-looked at so that you know other alternatives can be investigated expertly that were not investigated in the past go-around knowing that I would just encourage you know in whatever basis of expertise you'll have a go very slow approach thank you thank you any other individuals that would like to speak on this item seeing none the chair would entertain a motion or open the floor for discussion commissioner Taylor excuse me thank you chair there are obviously a lot of other things outside of the planning and zoning aspect of this project that that citizens may have concerns about and you know as I as I serve on this commission and in any in every case I hear I try and apply basically the rule of law that everybody is treated fairly all applicants and applications all projects are treated fairly and our requirements are that you must meet our standards and if you meet our standards then you can get your plat you can you know you can get your building permit so forth and so on in this case I I feel like the plat the preliminary plat which is not what we're talking about at this exact moment but we will be in a minute is lacking some detail that will be there in the final plat I think will help answer some questions but as far as this general development plan goes if this were you know any private company we couldn't reasonably uphold or you know hold them up because we're not sure about or we know maybe there's questions about whether or not the citizens like the company or like the goals of the project they they meet our laws and so for that reason I'm going to move approval of the general development plan and a motion on the floor we have a second commissioner husband second we have a first and a second for approval any discussion seeing none I'll call for a vote on the board motion carries six to zero I want to pause for a minute for a housekeeping item that I neglected at the beginning of our meeting we have an item on the very last item of our agenda in public hearings item B PZ 17 - 0 1 0 which is to hold a public hearing for the unified gas well plan for Ro bson Ranch that item has been withdrawn so if there's anyone here that is waiting for this item I just want to make the announcement that that has been withdrawn because it is going to be our last item on our agenda and it has been withdrawn so with that announcement I'm going to move on to item 4B and I will call on Julie Wyatt for presentation of PB PP 16 - 0 0 2 1 your planner with the city of Denton presenting PP 16 - 0 1 this is a preliminary plot for the Denton Energy Center and it the boundaries of this preliminary plot are are the same boundaries as phase one of the GDP that was just considered so I'll stand for any questions and the applicant is here any questions for staff? Commissioner Tyler. Thank you thank you chair I'll just reiterate my concerns from the from the work session about the size and scale of lot one block A that it is all-inclusive whenever only about 15% of its plan to be developed and a lack of detail on circulation transportation and I expect all those you know they have to be there for the final plot but it would have been nice to see them at this time. Any other questions for staff? Commissioner Ellis. Thank you chair okay to piggyback on Commissioner Taylor is there is there a reason that we did it this way or that the applicant did it this way with lot one being so large? If you don't mind I'll call the applicant down for him to answer that. The reason that we well I guess the question is why do we have just a single lot if I understand correctly and the reason is because we have a single use at this time as I understand that we don't have any plans for any of that property around with within that hundred and what is 170 acres in lot one we don't have any plans for anything else so there really wasn 't a need one of the things we liked about this property besides its situation close to transmission lines and gas lines was that there's a lot of room between what we propose and neighbors the closest we are to a property line is 550 feet on the south to which is farmland so we really the to carve it into more lots would would suggest that we'd have to think of how would we want to use this where those lots would make any sense if we wanted to use that south portion below the energy center if we were going to do something with that that would be inconsistent with this use we would want to carve out a lot but since we don't have any of those uses in mind there really wasn't any value in having lots that would only constrain us if we did come in want to do something different than we had thought earlier if that makes sense I'm I'm afraid I'm starting to ramble they may have been one more question for you Commissioner back thank you chair nobody knows what the future holds but if all the stars were aligned ideally from my perspective you know there may be a time down the road when we may convert to another type of energy renewable energy and this was discussed and all the discussions that went on months before this that in that case say where there was stored energy that that land would be necessary to build those battery backups so is that if that was the case would there what we're approving today would there be a need to replant anything for that or would that be a part of the existing didn't energy center this is a little bit of speculation on my part and said re-enlight correct me if I'm wrong my understanding is if we wanted to use part of the property for that kind of a use it would still be consistent with the zoning so we would be able to do that but we would have to come back with a site plan and a site plan permit and a building permit so that we would go through the entire process again in that respect I would not think we would need to plant it as a separate lot if it's still say an energy use owned by the city then there wouldn 't really be much reason to plant a separate lot but we would have to come back for approval for that kind of a use okay great thank you any other questions for the applicant thank you sir unless there any other questions or discussion on this item the chair would entertain a motion Commissioner Hushman I move approval of this item PP 16 - 0 2 1 chair will second any discussion Commissioner Ellis thank you chair just one clarification on the plaid the owner shows Eagle Farms Inc does the city of Denton own it and it was that just a timing thing with when when this was started yes as a matter of fact the city has acquired that property since the plat was submitted I 'll make a comment I know there's a number of concerns about the site and the location of what's going on it and I just think the city has done a good job in my observation of where they've chosen to locate the site in regards to future housing with flood plain to the east with flood plain to the west with the airport I think it makes a for all the controversy that there's been I think it is a good move on the city's part to take into consideration what concerns for residents around this facility and I think long term it's a great location because of some of the natural things that are around it next to the loop that they're the possibility of a large number of homes and things being next to this site is very limited so with that I'm going to call for a vote and I'll be supporting this measure this evening the motion carries six zero okay that will move us to item 4 C and I will call on the museum for presentation of SP 16 - zero zero one six good evening I'm Moussa I'm associate planner with the city of Denon this is a site plan for furniture store in the Residence development it is located north of scripture Street and east of I 35 site plan meets the requirements of the architectural standards landscape standards and all other standards in the Residence overlay district and if you have any questions the staff recommends approval for this project if you have any questions I'll stand for any questions I think we'll have some questions Commissioner Beck thank you chair I think I had my question satisfactorily answered about paying the industry but the requirement for parking spaces only called for 54 spaces and yet they're gonna be getting 135 parking spaces so why so the Residence overlay district don't have parking maximums so there is no maximum limit for parking okay just as long provided they've got the the land use okay Commissioner Tyler thank you chair in all of the razor ranch overlay there isn't a parking requirement there is but there is minimum parking requirements but no parking maximums okay all right I know we've had so many discussions about parking at razor ranch I'm just shocked by that out of those 300 pages that none of it covered maximum parking any other questions for staff Commissioner Husband can you if you would be so kind can you you're doing a great job by the way outstanding yeah Mike will be proud of you so can you pull up the the site that has other the graphic that shows the site plan so we can talk about panhandle let me I like to call on the applicant to come here and see this thank you good evening Commissioners my name is Daniel Stewart I'm with Kate's Clark and Associates 14800 quorum drive in Dallas Texas represent the civil engineer on behalf of the owner and I'd be happy to answer any questions you have got it and your name again I'm sorry Daniel Stewart day yes thank you so can you can you just give me a day in the life of panhandle as this project kind of grows I'm just curious and pointedly and we we touched on a briefly and work session but just want to kind of understand it better I see panhand le and I see an on ramp and that's naturally tempting to me to cross all those lanes and just jump on the highway to avoid University Drive I understand that 's not going to be the case but can you just walk us through how that's going to function sure be happy to and you are correct that's not going to happen at least today anyway the plan right now is it's been coordinated with text dot is panhandle will be built with a right in and so in other words if you're on the interstate 35 frontage road you can turn right on to panhandle it will not be built with an exit as today when tech stop comes in and is able to improve the 35 corridor once they move that on ramp then we'll be allowed to come in on panhandle and make that exit on to from panhandle to the 35th or frontage road so it'll be a phased improvement thank you you're welcome sure Commissioner Taylor so once people get to the store how do they get out there's a master developers here and he has a cycling he might be able to share with you but there's an access drive that we're going to be built concurrently with our project that you see on the east side it's labeled the future access it's kind of in gray on this site plan but that will be built concurrently with our site work and so anybody wanting to go north on 35 can take that access drive and there's I believe three other exit points to the frontage road that they can take to get back on the frontage road so this ties into the movie theater parking lot is that the yes I mean it'll tie all together with the razor- edge infrastructure so you can go yeah let me prefer to him he knows the overall side a little bit better thank you my name is Scott Wagner with red development represent the landowner developer of the overall project and this is one of our projects rooms to go that will be acquiring the property and developing the furniture store we are responsible for building the infrastructure and the utilities and the driveways around the project I do have a couple of exhibits if we can use the the eye in the sky that I think will be helpful if you bear with me I'll go through two quickly because one's kind of colored up I usually bring two or three with me and throughout my meetings each every couple weeks I mark them all up so this one's clean and I'll start with that and I'll go to a mark up version okay so probably blow back out a little bit just where you were that's the an overall conceptual site plan of razor ranch with I 35 on this side University 380 at the top and then heritage trail the ownership that I represent we have now purchased some additional land down here in the last year so we effectively own and control and will operate that approximately 130 acres of the shopping center between pan handle future roadway and University in between heritage and I 35 the rooms to go site is down here in the far southwest corner we're talking about the panhandle entrance and the entrance the exit the ingress egress the exit would be along a roadway path exiting back out on die 35 here which is actually being built for the hotel convention center so this is the hotel convention center that's under construction if you've driven by lately it's about 11 stories tall we're building the infrastructure for those folks as well so and then they'll have another entrance here then of course the rest of the project the next map I'll show you a little bit of phasing but to answer a question for me the next case but just to point out the general vicinity this is rooms to go is the hotel convention center this is where the theater project would be last month or maybe two months I see those October the apartment site plan was brought before you and approved located here on this project this is the W ynko foods that is open and operating and then we have the raising canes the Chipotle sleep sleep number chilies and in and out which is due to open in a few short weeks so those roadways those buildings those are all open I'll switch exhibits this will be a graphical depiction of what I look at is construction phases of the project to get an idea and I'll orient it the same way the last exhibit but it's a little bigger it's colored so again University is up on the top I 35 the future panhandle scripture would be down off the bottom of the page down here in heritage trail through the middle the yellow would be the infrastructure that's built open and operating with those tenants I just mentioned that the stores are open if you haven't been out to raise a ranch please come out and visit us that's my sales pitch for the night the blue if you notice the roadways are a solid blue some of the other site are cross hatched in blue the cross hatched blue here is the hotel Convention Center so that entire site is being built by those folks and we are building the roads around them to deliver that site to them that is planning talking about an opening towards the end of 2017 the or the apartment site which the site plan was approved like I said in October the you'll see the blue improvements which are already under construction they will also serve that site and then the two access drives to I 35 are going to be improved as part of the delivery and open an operation of the Convention Center so we'll have a few additional pad sites that would be improved if you will able to be developed at that time the pink begins kind of the next phase which is where the rooms to go is and all the pink roads would be what we are proposing to plan and build when rooms to goes open and operating due to development timing development process approvals and sequencing building permits construction and CFOs and inspection we build these things in multiple phases with multiple plan sets so it's not all done in one plan set because I get started on a project and I don't want a landscape item or a cracked curb here holding up rooms to go able to get their CFO or open so we have this pink area for example might have three or four plan sets so that is the overall and I think that might address some of the questions but not to jump ahead on a case but just again for general information the area in green is the theater location and the theater site plan improvements so you'd see kind of how it everything from from there down is being planned and developed and constructed and there's plenty of access ing ress and egress to and from University Heritage and I-35 so I'll stand for any questions. I have a number of questions and I don't know I'll start with Commissioner Hesmith is this for Mr. Wagner or someone else? No that was left over. Okay thank you. Commissioner back. Thank you chair so did I just hear you right that you said that when rooms to go was completed that panhandle will be open from the I-35 service road over to Heritage Trail? Sometimes right around there yes. Okay so we're not gonna wait for other development in those other two lots behind rooms to go before I complete panhandle. Okay that's good. That's the goal. Okay the inner roads that connect town north center the razor ranch area to Heritage Trail and I-35 what are how wide are they are those just typical to two-lane streets? Most of those are two-lane internal shopping center we call them counter flow roads or ring roads. Okay so traffic flow should be minimal enough that that those type of roads could handle it? Yes. Okay left turn lanes are there gonna be left turn lanes? At the entrances and exits there's typically the extra width they'll widen out at each of the the major ingress and egress access points will have a wider section will accommodate turn lanes. Okay but where they connect inside the area? Correct not at these internal locations. Okay so all right great thank you. Commissioner Sullivan. Thank you Chair. So when you anticipate panhandle going all the way to Bonnie Bray any idea of what that planning is? I guess my concern is it looks like you're everything is being filtered onto the service road or north to University and who knows when I-35 is going to get this far north with the the widening and so forth and so what is y'all's anticipated timeline in conjunction with I-35 build out? I don't think anybody has any idea of when I-35 is going to be built out. The project does tie into the existing frontage road right now so that services that side of the project right now as far as the first part of your question this portion of panhandle from Heritage to Bonnie Bray would be dependent on the development on that side whether it be the next development of the of that project that would be a front adjacent to or fronting that road. Because honestly I avoid razor ranch because if you've ever get gotten off of 35 onto the service road to then go to Sands or something it's terrible . That light can back up you've got a left turn lane right turn everybody's coming in and out and now you're going to add to that rooms to go a theater hotel all these other things all dumping onto the same service road for the most part and I'm just concerned there's no way for people to sneak out the back way and avoid the University service road interchange. I mean I just- We would agree that it's a very busy intersection. We'd like to see some improvements and we'd love to see TxDOT accelerate those improvements to widen that and make it more efficient. As of right now the traffic it is building in phases by the build out those other connections will certainly be made but based on the traffic and the circulation now that this portion of the frontage road would be servicing the south part as you mentioned the frontage road from our experience isn't really the backup it's the freeway and the intersection up at University so you know we could widen the frontage road but the bottleneck is typically up at the intersection of the freeway and we don't have any control over that. Right so there's no plan y'all don't have any plan of moving anything over to Bonnie Brake before I-35 build out. Again I don't know when I-35 is going to be built out. It could be built out next year or ten years. What I'm saying is this portion of pan handle to connect to Bonnie Brake would be built in conjunction with the development adjacent to it so it could access Bonnie Brake. I do have an overall exhibit but I don't think I have it with me but you know there's there's other development opportunities between Heritage and Bonnie Brake so those come online and those that traffic's generated that's when it would be connected to Bonnie Brake. Yeah okay thank you. One more question Commissioner Beck. Thank you Chair. Heritage Trail isn't that fully functional now and when pan handle gets moved to that area wouldn't a means of egress be up Heritage Trail to University? Sure could be. Okay but isn't it fully functional? No what's open and operating today is the yellow. Just the yellow. What's under construction now is the blue and then with this current application and then the requisite or corresponding infrastructure we'd be opening up pink. I thought it was a little bit more further along that but thank you. Commissioner Taylor. Thank you Chair. Just want to clarify that dark purple those two future phase connectors do you own the property adjacent to those? The shopping center owner entity that I represent is only this 130 acres the other is the original razor ranch developer Legion's Hill view and then just for again proximity location this is where that Cook's Children's so Cook's Children's owns that corner down there but they're fronting on scripture right now. Right so so you really wouldn't have much control of the allegiance Hillview portion of the street development or are you in charge of the street development? I wouldn't say I'm in charge but we partner we are partners on the project so we would work together on that. Thank you. Commissioner Hedgpeth. Briefly when did you say In-N-Out is opening? Well you know you'd have to ask them. Yes. We've been told it was January and now it's middle of January so they're still working out there. It should be soon. Great. That's a time frame. Thank you. Sorry I can't give you a date. Any other questions? Thank you. I think we're back on item C and we've had our presentation and looks like I have a motion. Commissioner Hedgpeth. Move approval of SP 16-0016. Commissioner Beck. Okay. We have a first and a second for approval. Any discussion? Seeing none I'll call for a vote on board. Motion carries six to zero. We'll move us to item D. SP 16-0022 and I will call on Muzzei for presentation of this item as well. Good evening I'm Muzzei Braz, associate planner with the City of Den. This is a site plan for movie theater in the Razor Range development. It is generally located in the Razor Range RR1 district of Razor Range Town Center. They're north of the east of I-35 and south of West University. The request is for approval of site plan for movie theater development in the Razor Range development and this is the site plan and if you have any questions I'll stand for any questions if you have. Any questions for staff? Seeing none thank you. Again this is an individual consideration item so if there's anyone like to speak on this item please come forward at this time and fill out a card and that unless there I will open the floor for discussion or motion. Commissioner Beck. SP 16-0022 thank you. I move we approve SP 16-0022. Okay I have a motion for approval. Commissioner Taylor. Second. Okay we have a first and a second and any discussion? Commissioner Taylor. Thank you chair. I was confused for a second. If that was a button and error I apologize. I just wanted to point out that in our backup we have a hardscape plan which is the pavilion areas and this is one of the things that was promised and appealing about the Razor Ranch development was the south side town center was going to have you know open kind of walking spaces, plaza, you know mixed kind of seating outside and this is the first there was a very small amount of plaza space on the Winko like extremely small and the Alamo draft house as it as it's labeled here has some really nice outdoor plaza area and of course this is the beginning of just on the south edge of the Razor town center area that and I look forward to all of the future pl aza space in the center of the town center but I just thought I'd like to point that out on the backup the hardscape plan is is really nice looking and I think it bodes well for the total project. I'll echo your commentary because yes being on the Commission a long time too we've had a number of these come before us and it's exciting now to see this development moving forward and some of the things we've been looking forward to actually getting ready to to take place so with that I'll be supporting this approval of this item and I will call for any other discussion or comments before I call for a vote on the board. Seeing none call for a vote on the board. Motion carries six to zero. That will move us to our public hearings section of our agenda this evening. At this time I'm going to open the public hearing for Z16-0026 and I will call on Julie Wyatt for presentation. All right this is Z16-26 Zimmer, Kubota and Equipment. I'm Julie Wyatt senior planner with the City of Denton and just a summary of what what you're considering tonight. The property is located west of I-35 with substantial frontage on I-35. It's approximately eight acres and they're proposing to re zone from RCCN to RCCD and based upon the criteria for approval in the Denton Development Code and staff's analysis we do recommend approval of the request. I'll be happy to go through the presentation if you'd like if you'd like some further discussion and I'll stand for any questions. Any questions for staff? Thank You Julie. Is the applicant here would like to speak and present their project? A comment? Okay again this is a public hearing so anyone here that would like to speak on this item please come forward at this time. Seeing none I 'll close the public hearing and open the floor for discussion or a motion. Commissioner Husband. Is it okay I was waiting till you closed and I hope I didn't wait too late. Can I ask the question of the applicant? Sure. Yeah if you could please just one quick question. When you get to the mic please give us your name and address please. Good evening my name is James Conley and I represent ICON and Zimmer Corboda in Sanger Texas 1405 West Chapman. Okay thank you sir. So real quick and it's a little out of the box but it's Corboda are they relocating their corporate offices to Great Vine is that right to the Great Vine area or a corporate office? I believe based on my knowledge their existing corporate offices in Fort Worth and I do not have any knowledge that they're moving that. Okay. This project strictly pertains to their existing site over on the east side of Luke 288 moving to this site. That's the plan. Okay that was gonna be my next question. All right thank you. Any other questions for the applicant? Commissioner Ellis. Thank you chair. So be closing the site off the loop and moving to this site is that the plan or adding this to? As far as the information I have from the client is that this would be their new site and I believe they would be looking at possibly keeping both sites but I have no information that they would close for sure the existing 288 site. Any other question for the applicant? Thank you sir. This public hearings closed so we're in for discussion or emotion. Commissioner Hussman. Move approval of Z 16-0026. Commissioner Beck. Second. Okay. We have a first and second for approval. Any comments or discussion? Seeing none I'll close or I'll call for a vote on the board. Sorry. Motion carries 6-0. Again for the record our item B has been withdrawn and that moves us to our final item this evening our project matrix and so I'll open it up for items to be added to our project matrix. Nothing? The only one I'll bring up then is I know we've got a number of items that have been on there in regards to some of the updates that I've asked in regards to I believe Mayhill I think, Ryan Road and I have yet to see any of that I think it was just going to be like a one-page summary I don't know where those stand and when those may be forth coming. Got them? Great. Okay. If no one else has any other items then I'm going to close our meeting this evening at 720. Thank you everyone.