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.