WEBVTT 00:00:00.000 --> 00:00:03.819 and Zoning Commission special call meeting for March the 28 00:00:03.819 --> 00:00:06.240 th 2018. This 00:00:06.240 --> 00:00:09.279 meeting I assume has been duly posted and we do have a qu 00:00:09.279 --> 00:00:10.439 orum present and so 00:00:10.439 --> 00:00:14.630 at this time I will kick us off and I'm gonna turn it over 00:00:14.630 --> 00:00:16.879 to Richard to run us 00:00:16.879 --> 00:00:20.940 through the presentation of the update on the Denton code 00:00:20.940 --> 00:00:23.519 2030. I'll be brief and 00:00:23.519 --> 00:00:26.489 and turn most of it over to our consultant Clarion. As you 00:00:26.489 --> 00:00:27.039 know they've 00:00:27.039 --> 00:00:32.429 been involved in updating our DDC. We're now into module 2. 00:00:32.429 --> 00:00:33.880 This is the second out 00:00:33.880 --> 00:00:37.479 of the third if you recall module module module I've said 00:00:37.479 --> 00:00:38.240 it a number of times 00:00:38.240 --> 00:00:42.859 today. Modular 1 was the zoning districts. This is really 00:00:42.859 --> 00:00:43.759 the administrative 00:00:43.759 --> 00:00:49.299 procedures as well as you know application types how those 00:00:49.299 --> 00:00:50.000 will be 00:00:50.000 --> 00:00:52.759 processed and then module 3 which will be coming up next 00:00:52.759 --> 00:00:54.060 month are the 00:00:54.060 --> 00:00:57.109 development standards. So with that I'll turn it over I 00:00:57.109 --> 00:00:58.159 think Tariq will be 00:00:58.159 --> 00:01:03.840 giving us. Thank you very much chairman members of the 00:01:03.840 --> 00:01:06.079 Commission good to be back here. Repeat 00:01:06.079 --> 00:01:09.069 performance for several of you so we'll try to switch it up 00:01:09.069 --> 00:01:10.079 and keep it fun and 00:01:10.079 --> 00:01:11.930 we are gonna have fun because we're talking about 00:01:11.930 --> 00:01:12.780 administration and 00:01:12.780 --> 00:01:17.950 procedures. It's exciting stuff actually it's some of the 00:01:17.950 --> 00:01:18.879 biggest problems that 00:01:18.879 --> 00:01:22.870 we have heard about the current system in Denton has to do 00:01:22.870 --> 00:01:24.239 with how things are 00:01:24.239 --> 00:01:29.060 approved or not approved in some cases. So we have made a 00:01:29.060 --> 00:01:30.640 lot of changes and 00:01:30.640 --> 00:01:33.109 want to walk through what some of those are. First we're 00:01:33.109 --> 00:01:34.439 gonna give you a quick 00:01:34.439 --> 00:01:38.319 update on just what we are up to. Where are we in the 00:01:38.319 --> 00:01:40.040 overall scheme of the 00:01:40.040 --> 00:01:44.030 project for updating the DDC. We'll spend the bulk of the 00:01:44.030 --> 00:01:45.480 time talking about the 00:01:45.480 --> 00:01:50.599 procedures as I said and then what's coming down the road. 00:01:50.599 --> 00:01:51.319 There are a lot of 00:01:51.319 --> 00:01:55.519 moving parts right now some of which Clarion is working on 00:01:55.519 --> 00:01:56.840 some of which the 00:01:56.840 --> 00:02:00.069 city staff is working on and they all need to be integrated 00:02:00.069 --> 00:02:01.079 together to work 00:02:01.079 --> 00:02:05.599 seamlessly by the time the new code is adopted. So we'll 00:02:05.599 --> 00:02:06.439 tee up those 00:02:06.439 --> 00:02:09.120 conversations for you and then answer any questions you 00:02:09.120 --> 00:02:11.000 have. I think we have 00:02:11.000 --> 00:02:14.550 until about six o'clock but I know our public open house 00:02:14.550 --> 00:02:15.639 starts at six o'clock 00:02:15.639 --> 00:02:19.500 so we'll probably need to shift over to the chambers with 00:02:19.500 --> 00:02:21.319 10 or 15 minutes 00:02:21.319 --> 00:02:25.729 before then. So we'll keep an eye on time. My name is Tarek 00:02:25.729 --> 00:02:27.120 Wafai. I'm a principal 00:02:27.120 --> 00:02:30.520 with the firm joined by my colleagues today Matt Goble and 00:02:30.520 --> 00:02:32.800 Jim Spung. You 00:02:32.800 --> 00:02:35.960 probably most of you probably have met them at some point. 00:02:35.960 --> 00:02:37.680 We are planners and 00:02:37.680 --> 00:02:40.659 attorneys and designers. I'm not an attorney. Matt is. Jim 00:02:40.659 --> 00:02:41.400 is a planner as 00:02:41.400 --> 00:02:45.909 well. We do zoning codes all over the country. We've done a 00:02:45.909 --> 00:02:46.960 lot of work right 00:02:46.960 --> 00:02:52.080 here in Texas. Matt is from Texas. It means a lot to him to 00:02:52.080 --> 00:02:54.199 be working here. So 00:02:54.199 --> 00:02:56.530 this is our bread and butter. This is what we're good at. 00:02:56.530 --> 00:02:57.360 This is what we enjoy 00:02:57.360 --> 00:03:02.409 doing. So the main goal of the project there are several of 00:03:02.409 --> 00:03:03.520 them. One was to 00:03:03.520 --> 00:03:07.370 make the code just a more user-friendly document. First of 00:03:07.370 --> 00:03:08.439 all you have two 00:03:08.439 --> 00:03:11.879 different codes. One that needs to be repealed and one that 00:03:11.879 --> 00:03:12.639 is the current 00:03:12.639 --> 00:03:16.189 DDC. We can make it a lot more user-friendly just by clar 00:03:16.189 --> 00:03:17.800 ifying that 00:03:17.800 --> 00:03:22.020 the old DDC no longer exists. We've also included tables, 00:03:22.020 --> 00:03:24.319 graphics, images, things 00:03:24.319 --> 00:03:28.500 that really spell out what we mean when we have a standard 00:03:28.500 --> 00:03:30.159 written in text. Be 00:03:30.159 --> 00:03:34.360 clear and concise. Include and clarify the approval 00:03:34.360 --> 00:03:35.599 criteria. We'll talk a 00:03:35.599 --> 00:03:39.250 little bit about that today rather than just say you have 00:03:39.250 --> 00:03:40.400 to get approved. Well 00:03:40.400 --> 00:03:43.550 what is that decision-making body looking at when they 00:03:43.550 --> 00:03:44.479 either approve 00:03:44.479 --> 00:03:48.469 approve with conditions or deny a project? First and 00:03:48.469 --> 00:03:50.159 foremost implement the 00:03:50.159 --> 00:03:55.039 Denton plan 2030. This is a recent adoption of your new 00:03:55.039 --> 00:03:55.879 plan a couple of 00:03:55.879 --> 00:03:59.449 years ago. A lot of good policy direction in there 00:03:59.449 --> 00:04:01.400 accompanied by a future land 00:04:01.400 --> 00:04:06.000 use map which showed the direction of the community. That 00:04:06.000 --> 00:04:07.919 is our direction. That is 00:04:07.919 --> 00:04:12.110 our roadmap for implementation. The plan said here's who we 00:04:12.110 --> 00:04:13.560 want to be in the 00:04:13.560 --> 00:04:17.389 future. Now it's with the districts and uses we tried to 00:04:17.389 --> 00:04:18.920 align that new lineup 00:04:18.920 --> 00:04:22.069 of districts with the future land use designations. With 00:04:22.069 --> 00:04:23.180 the procedures it's 00:04:23.180 --> 00:04:25.860 improving governance. A lot of the things from your plan 00:04:25.860 --> 00:04:28.160 that talked about that we 00:04:28.160 --> 00:04:31.839 have included in this next module. And then also to align 00:04:31.839 --> 00:04:33.439 with state statutory 00:04:33.439 --> 00:04:37.850 requirements. Texas local government code has its own, 00:04:37.850 --> 00:04:39.519 gives the authority to 00:04:39.519 --> 00:04:44.189 cities and counties in Texas for some things and we need to 00:04:44.189 --> 00:04:44.920 make sure that 00:04:44.920 --> 00:04:47.699 we're not crosswise with those especially when it relates 00:04:47.699 --> 00:04:49.160 to the procedures. If 00:04:49.160 --> 00:04:53.180 you had any chance to spend with the subdivision procedures 00:04:53.180 --> 00:04:54.439 especially we had 00:04:54.439 --> 00:04:57.759 to strip out a lot of things that were just inconsistent 00:04:57.759 --> 00:04:58.839 with Texas local 00:04:58.839 --> 00:05:04.610 government code. So in drafting the new DDC a couple of 00:05:04.610 --> 00:05:06.019 slides on this. You 00:05:06.019 --> 00:05:08.709 remember the districts and uses that's what we came here to 00:05:08.709 --> 00:05:09.439 talk to you all 00:05:09.439 --> 00:05:14.000 about last summer. That is the the basis for a zoning code. 00:05:14.000 --> 00:05:15.079 What can I do on my 00:05:15.079 --> 00:05:19.759 property? How big can my building be? How far from the 00:05:19.759 --> 00:05:21.319 street? Which districts 00:05:21.319 --> 00:05:25.509 can I operate a certain use in the city? Today we're going 00:05:25.509 --> 00:05:26.519 to spend the time 00:05:26.519 --> 00:05:29.430 talking about that second piece administration and 00:05:29.430 --> 00:05:31.000 procedures. How do I 00:05:31.000 --> 00:05:34.490 get a project approved here? What types of things are 00:05:34.490 --> 00:05:35.959 evaluated by the Planning 00:05:35.959 --> 00:05:38.839 Commission? What types of things are evaluated by staff and 00:05:38.839 --> 00:05:39.959 the City Council? 00:05:39.959 --> 00:05:43.259 And are there exceptions to those rules? And we've got 00:05:43.259 --> 00:05:44.839 several new things to talk 00:05:44.839 --> 00:05:50.839 about today as well. Finally we'll come back actually in 00:05:50.839 --> 00:05:51.720 less than a month from 00:05:51.720 --> 00:05:54.180 now we'll be back to talk to you about the quality 00:05:54.180 --> 00:05:55.399 standards, the development 00:05:55.399 --> 00:05:59.009 standards, the third and final piece of the DDC that really 00:05:59.009 --> 00:06:00.480 raises the bar for 00:06:00.480 --> 00:06:03.829 development. Things that you all see around the city that 00:06:03.829 --> 00:06:05.000 you like we have 00:06:05.000 --> 00:06:08.279 codified those things for landscaping and parking and 00:06:08.279 --> 00:06:10.000 building design. So that is 00:06:10.000 --> 00:06:13.529 that's a fun piece to talk about as well. And the way we 00:06:13.529 --> 00:06:15.040 draft the code rather 00:06:15.040 --> 00:06:20.709 than taking your current 24 sub chapters and jumbling them 00:06:20.709 --> 00:06:22.079 up and coming with in 00:06:22.079 --> 00:06:24.110 front of you with something different we've done it in 00:06:24.110 --> 00:06:25.240 modules. The first piece 00:06:25.240 --> 00:06:28.750 there's a staff draft. Staff reviews it. Richard and Scott 00:06:28.750 --> 00:06:29.720 have been reviewing 00:06:29.720 --> 00:06:33.360 our most recent drafts as well as a number of individuals 00:06:33.360 --> 00:06:34.000 from the 00:06:34.000 --> 00:06:36.790 engineering department and all of the planners have been 00:06:36.790 --> 00:06:38.240 involved. Giving us 00:06:38.240 --> 00:06:40.699 the technical details what's it going to take to make sure 00:06:40.699 --> 00:06:41.920 that it works for 00:06:41.920 --> 00:06:45.620 Denton staff. They give us all of their comments and then 00:06:45.620 --> 00:06:46.680 we turn around a 00:06:46.680 --> 00:06:50.519 public draft and that is what was distributed to you all. 00:06:50.519 --> 00:06:51.480 That is what we 00:06:51.480 --> 00:06:54.709 will present to the public this evening as well. We've 00:06:54.709 --> 00:06:56.240 gotten a lot of comments 00:06:56.240 --> 00:06:59.100 on that first module. We've gotten a lot of comments so far 00:06:59.100 --> 00:07:00.199 on the second module 00:07:00.199 --> 00:07:02.750 and we expect to see a lot of comments on the quality 00:07:02.750 --> 00:07:04.319 standards. We'll take all 00:07:04.319 --> 00:07:09.560 of those into one table or one document and try to address 00:07:09.560 --> 00:07:10.920 as many of those as 00:07:10.920 --> 00:07:15.480 we can and turn those into a consolidated draft. That's an 00:07:15.480 --> 00:07:15.879 important 00:07:15.879 --> 00:07:18.339 piece and you'll see that on the right hand side of the 00:07:18.339 --> 00:07:19.879 screen. Later this 00:07:19.879 --> 00:07:24.079 spring probably early June you'll be presented with all 00:07:24.079 --> 00:07:25.240 three modules in one 00:07:25.240 --> 00:07:29.230 document. Now you can piece together how the districts and 00:07:29.230 --> 00:07:30.800 uses relate to the 00:07:30.800 --> 00:07:34.459 development quality standards. I can do this use but how 00:07:34.459 --> 00:07:35.720 much parking do I need 00:07:35.720 --> 00:07:38.660 and who do I need to see for an approval. We'll knit those 00:07:38.660 --> 00:07:40.319 all together in one 00:07:40.319 --> 00:07:44.980 document and that is the document that will be ultimately 00:07:44.980 --> 00:07:46.199 presented for 00:07:46.199 --> 00:07:49.040 adoption both to the Planning Commission and City Council. 00:07:49.040 --> 00:07:50.480 So a lot of work to go 00:07:50.480 --> 00:07:54.810 but we've done an awful lot of work thus far and we're 00:07:54.810 --> 00:07:56.600 moving on a very quick 00:07:56.600 --> 00:08:01.040 pace and again we'll be back next month to talk about that 00:08:01.040 --> 00:08:03.800 third piece. So again 00:08:03.800 --> 00:08:08.250 I mentioned you have 23 or 24 sub chapters in your current 00:08:08.250 --> 00:08:09.639 DDC. We have 00:08:09.639 --> 00:08:12.230 gotten that down to eight sub chapters. We think that's a 00:08:12.230 --> 00:08:13.399 good improvement. If 00:08:13.399 --> 00:08:17.490 you were to just open up the table of contents alone we've 00:08:17.490 --> 00:08:18.360 made a big 00:08:18.360 --> 00:08:22.959 improvement. It's easy to find material related to 00:08:22.959 --> 00:08:24.639 development in Denton now 00:08:24.639 --> 00:08:27.790 under this new structure. Today we're going to focus on 00:08:27.790 --> 00:08:28.959 really the first two 00:08:28.959 --> 00:08:34.620 sub chapters general provisions and the administration and 00:08:34.620 --> 00:08:39.399 procedures. So let's 00:08:39.399 --> 00:08:42.840 dive right in. In addition to the overall project goals 00:08:42.840 --> 00:08:44.759 this module in particular 00:08:44.759 --> 00:08:48.129 has goals that are specific to it some of them which 00:08:48.129 --> 00:08:49.600 overlap but first and 00:08:49.600 --> 00:08:54.399 foremost align with state law. One example specialist 00:08:54.399 --> 00:08:56.399 exceptions. The city 00:08:56.399 --> 00:09:00.230 attorney noted that hey we really don't have that authority 00:09:00.230 --> 00:09:01.600 with the current 00:09:01.600 --> 00:09:04.570 ordinance in our city to be doing special exceptions and so 00:09:04.570 --> 00:09:05.440 we've stripped 00:09:05.440 --> 00:09:09.269 that out. Making sure that we have public hearings for the 00:09:09.269 --> 00:09:10.080 types of 00:09:10.080 --> 00:09:14.070 applications that require them pursuant to state law. So 00:09:14.070 --> 00:09:15.200 that is an important 00:09:15.200 --> 00:09:19.029 first step that we take when drafting a code but also to 00:09:19.029 --> 00:09:20.720 streamline the process 00:09:20.720 --> 00:09:24.909 and when we say streamlining the process get rid of a lot 00:09:24.909 --> 00:09:27.000 of the dreck. Right now 00:09:27.000 --> 00:09:31.190 you have a lot of things that are in the code that simply 00:09:31.190 --> 00:09:32.399 or should not be 00:09:32.399 --> 00:09:36.429 located within the code. Like how many copies of a document 00:09:36.429 --> 00:09:37.000 do I need to 00:09:37.000 --> 00:09:40.299 submit when I submit my application. That can just be 00:09:40.299 --> 00:09:41.679 outside in a separate 00:09:41.679 --> 00:09:46.710 manual. Streamlining the procedures also means delegating a 00:09:46.710 --> 00:09:48.279 lot of decision-making 00:09:48.279 --> 00:09:52.600 authority to staff rather than having an alternative 00:09:52.600 --> 00:09:54.159 development plan procedure. 00:09:54.159 --> 00:09:58.070 We've introduced some other tools that we think can avoid 00:09:58.070 --> 00:09:59.600 that lengthy process 00:09:59.600 --> 00:10:02.750 and still offers a lot of flexibility for development. So 00:10:02.750 --> 00:10:04.120 we will talk more 00:10:04.120 --> 00:10:07.019 about that in the second half of the presentation. I 00:10:07.019 --> 00:10:08.360 mentioned this third and 00:10:08.360 --> 00:10:11.799 final bullet point. Engineering standards, submittal 00:10:11.799 --> 00:10:13.960 requirements, application 00:10:13.960 --> 00:10:17.639 requirements, some things just should not be in your code. 00:10:17.639 --> 00:10:20.039 For one you can update 00:10:20.039 --> 00:10:23.500 those on a more regular basis without requiring a full code 00:10:23.500 --> 00:10:25.000 amendment that 00:10:25.000 --> 00:10:28.889 requires public hearings and council approval. So we have 00:10:28.889 --> 00:10:30.120 noted those things. 00:10:30.120 --> 00:10:33.090 If you read the footnotes in the commentary you will see 00:10:33.090 --> 00:10:33.559 lots of 00:10:33.559 --> 00:10:38.200 references to outside manuals. Staff is working on criteria 00:10:38.200 --> 00:10:39.360 manuals right now. 00:10:39.360 --> 00:10:42.659 Several of them have already been completed and are up on 00:10:42.659 --> 00:10:43.360 the city's 00:10:43.360 --> 00:10:47.549 website. Some of them are still underway. It's our job to 00:10:47.549 --> 00:10:48.919 work closely with staff 00:10:48.919 --> 00:10:52.080 to make sure that we haven't left anything out and that 00:10:52.080 --> 00:10:53.000 there's a home 00:10:53.000 --> 00:10:57.879 for all of the things that are important to development. So 00:10:57.879 --> 00:11:01.360 let's dive right into 00:11:01.360 --> 00:11:05.039 the details if we could. Subchapter 1, general standards. 00:11:05.039 --> 00:11:07.200 Not always the sexiest 00:11:07.200 --> 00:11:10.100 part of a zoning code to review but this is really 00:11:10.100 --> 00:11:11.879 important for the attorneys 00:11:11.879 --> 00:11:16.549 especially. What is the applicability of the DDC? What is 00:11:16.549 --> 00:11:18.039 the jurisdiction of the 00:11:18.039 --> 00:11:23.669 DDC? How is the DDC enforced? How do we handle violations 00:11:23.669 --> 00:11:24.919 and penalties and 00:11:24.919 --> 00:11:29.950 remedies for such violations? In addition, how do we treat 00:11:29.950 --> 00:11:30.399 both 00:11:30.399 --> 00:11:37.000 nonconformities, buildings, structures, uses that were 00:11:37.000 --> 00:11:38.000 established legally 00:11:38.000 --> 00:11:42.639 at some point but because of the new DDC or the current DDC 00:11:42.639 --> 00:11:44.159 no longer comply 00:11:44.159 --> 00:11:47.200 with those regulations. We have really clarified how those 00:11:47.200 --> 00:11:47.960 properties would be 00:11:47.960 --> 00:11:53.080 treated in the future. Not a lot of changes to those from 00:11:53.080 --> 00:11:54.159 your current DDC to 00:11:54.159 --> 00:11:58.440 the new but again clarifying what happens in those cases. 00:11:58.440 --> 00:12:00.120 Also transitioning from 00:12:00.120 --> 00:12:03.639 the prior regulations, your current DDC to the new proposed 00:12:03.639 --> 00:12:05.399 DDC. What happens if 00:12:05.399 --> 00:12:10.110 somebody submits an application under the current DDC? Do 00:12:10.110 --> 00:12:11.240 they have the 00:12:11.240 --> 00:12:16.360 option to be evaluated under the new DDC once adopted? And 00:12:16.360 --> 00:12:17.919 the answer is yes, they 00:12:17.919 --> 00:12:27.289 do. Also, how we, I think I mentioned how if something was 00:12:27.289 --> 00:12:29.600 a violation today in the 00:12:29.600 --> 00:12:33.779 current DDC, in the new DDC that would also be treated as a 00:12:33.779 --> 00:12:35.159 violation unless 00:12:35.159 --> 00:12:39.919 what we have drafted, what is adopted ends up bringing that 00:12:39.919 --> 00:12:41.159 property into 00:12:41.159 --> 00:12:50.110 compliance. So actually I'm gonna pause there. Are there 00:12:50.110 --> 00:12:52.039 any questions about the 00:12:52.039 --> 00:12:56.110 overall project overview, the process that we're using to 00:12:56.110 --> 00:12:57.320 bring this forward 00:12:57.320 --> 00:13:01.240 or just the general standards that first subchapter one 00:13:01.240 --> 00:13:02.720 before we dive into the 00:13:02.720 --> 00:13:11.600 procedures? I have a question. Commissioner Sanchez. When 00:13:11.600 --> 00:13:12.480 you, I guess 00:13:12.480 --> 00:13:15.539 when you're going through it, can we just interject if we 00:13:15.539 --> 00:13:16.759 have a question or do 00:13:16.759 --> 00:13:20.299 my, I had a couple of questions but I kind of wrote them 00:13:20.299 --> 00:13:21.399 down but I think you 00:13:21.399 --> 00:13:24.679 answered them later. How does this procedure gonna work? 00:13:24.679 --> 00:13:25.600 Well let me pause 00:13:25.600 --> 00:13:32.379 and ask for a clarification from staff. Is this being tele 00:13:32.379 --> 00:13:35.159 vised? Do the guys in 00:13:35.159 --> 00:13:37.850 the back need to know who's speaking or can we suspend the 00:13:37.850 --> 00:13:38.919 rules and do more of 00:13:38.919 --> 00:13:43.370 a free-for-all? I know that's the issue is who's making the 00:13:43.370 --> 00:13:44.080 comments for 00:13:44.080 --> 00:13:51.919 minutes. So question. I'll say that legally we probably 00:13:51.919 --> 00:13:52.879 ought to recognize 00:13:52.879 --> 00:14:00.799 speakers. Okay. Commissioner Sanchez. All right. Well I 00:14:00.799 --> 00:14:02.480 wanted to find out first if 00:14:02.480 --> 00:14:08.139 we could ask questions. When you were talking about state 00:14:08.139 --> 00:14:10.000 making compliance 00:14:10.000 --> 00:14:15.190 with it with the state, does that mean, I guess my question 00:14:15.190 --> 00:14:16.639 is if 00:14:16.639 --> 00:14:20.460 there's a developer and he comes and he comes to and asks 00:14:20.460 --> 00:14:21.639 he's gonna build 00:14:21.639 --> 00:14:25.860 something and he needs to know okay this is the city 00:14:25.860 --> 00:14:28.519 procedures, will he also be 00:14:28.519 --> 00:14:31.490 at that point told you also have to follow these state 00:14:31.490 --> 00:14:33.320 procedures so 00:14:33.320 --> 00:14:36.409 you're in compliance or does he have to go out to the state 00:14:36.409 --> 00:14:37.639 or some other agency 00:14:37.639 --> 00:14:42.820 to find out if there's other requirements? I understand 00:14:42.820 --> 00:14:43.200 your 00:14:43.200 --> 00:14:49.139 question. Most of the time where we have updated the DDC to 00:14:49.139 --> 00:14:50.360 align with state 00:14:50.360 --> 00:14:55.899 statutes, we just recite the same text required by state 00:14:55.899 --> 00:14:57.039 statute so we have 00:14:57.039 --> 00:15:00.460 fixed your current DDC to align with what the state statute 00:15:00.460 --> 00:15:01.559 says. There are 00:15:01.559 --> 00:15:06.059 however cross references provided in the document that say 00:15:06.059 --> 00:15:07.440 pursuant to state 00:15:07.440 --> 00:15:10.399 statute and we even give specific references to the local 00:15:10.399 --> 00:15:12.320 government code. 00:15:12.320 --> 00:15:15.779 Still in most cases the city is not going to tell you oh 00:15:15.779 --> 00:15:17.039 you better go read 00:15:17.039 --> 00:15:21.429 the state law. They're gonna know that your application has 00:15:21.429 --> 00:15:22.200 to rely on 00:15:22.200 --> 00:15:26.940 compliance with those state statutes in addition to what's 00:15:26.940 --> 00:15:30.080 in the DDC. So go ahead. 00:15:30.080 --> 00:15:35.129 If I might just maybe add a piece to that that ultimately 00:15:35.129 --> 00:15:36.399 the task or the 00:15:36.399 --> 00:15:40.629 charge part of the charge was to take our our development 00:15:40.629 --> 00:15:42.000 code and refine it 00:15:42.000 --> 00:15:45.080 to where it is we were consistent with state law and and 00:15:45.080 --> 00:15:46.440 that's the reference 00:15:46.440 --> 00:15:49.799 that he's speaking to. Whenever it is that a contractor is 00:15:49.799 --> 00:15:51.080 proposing to do 00:15:51.080 --> 00:15:54.070 something we're gonna answer every possible question that 00:15:54.070 --> 00:15:55.759 we can. There are 00:15:55.759 --> 00:15:59.200 elements i.e. if someone is doing work on a text dot right- 00:15:59.200 --> 00:16:00.480 of-way that they're 00:16:00.480 --> 00:16:03.909 gonna have to deal with that authority and work through 00:16:03.909 --> 00:16:04.799 text dot so there are 00:16:04.799 --> 00:16:07.399 gonna be times that someone's gonna have to deal with the 00:16:07.399 --> 00:16:08.360 state of Texas or the 00:16:08.360 --> 00:16:10.879 federal government on a project if it has to do with 00:16:10.879 --> 00:16:12.159 aviation but for the most 00:16:12.159 --> 00:16:16.009 part this document is gonna be consistent with state law 00:16:16.009 --> 00:16:16.639 with the 00:16:16.639 --> 00:16:19.629 exception of any nuances that council puts into it if that 00:16:19.629 --> 00:16:20.559 helps answer the 00:16:20.559 --> 00:16:23.320 question. Yeah I was just concerned about small builders 00:16:23.320 --> 00:16:26.279 you know and what they 00:16:26.279 --> 00:16:30.269 they might face if they have to deal with state regulations 00:16:30.269 --> 00:16:30.720 and not and not 00:16:30.720 --> 00:16:34.240 and they're not aware of it so that's I just want to make a 00:16:34.240 --> 00:16:35.120 comment on that. Well 00:16:35.120 --> 00:16:38.000 it it's a really good question and I'll talk later in the 00:16:38.000 --> 00:16:39.200 presentation about 00:16:39.200 --> 00:16:42.669 some of the improvements that we've made to the code in 00:16:42.669 --> 00:16:44.120 this draft to make it a 00:16:44.120 --> 00:16:48.309 lot easier especially for the smaller small town developer 00:16:48.309 --> 00:16:49.360 the folks the mom 00:16:49.360 --> 00:16:52.000 and pop developers who are not doing this all over the 00:16:52.000 --> 00:16:52.960 country or or even 00:16:52.960 --> 00:16:58.860 frequently in Denton. The main philosophy was let's make 00:16:58.860 --> 00:17:00.519 this easier on people 00:17:00.519 --> 00:17:06.890 where we can without giving away the farm for city benefits 00:17:06.890 --> 00:17:09.039 as well. Any other 00:17:09.039 --> 00:17:14.700 questions at this stage? Okay go the next. Okay so I 00:17:14.700 --> 00:17:17.000 promised fun now we'll get 00:17:17.000 --> 00:17:22.740 into it the administration and procedures. This the bullets 00:17:22.740 --> 00:17:23.440 you see here 00:17:23.440 --> 00:17:28.170 is the basic organization of this subchapter 2 so these are 00:17:28.170 --> 00:17:29.279 the sections 00:17:29.279 --> 00:17:33.099 within subchapter 2. We start with just a general purpose 00:17:33.099 --> 00:17:34.599 and organization here's 00:17:34.599 --> 00:17:37.779 how we laid out the subchapter and then we get into a 00:17:37.779 --> 00:17:39.000 summary table I'm gonna 00:17:39.000 --> 00:17:42.839 show you that table it's a very useful tool that we think 00:17:42.839 --> 00:17:43.920 provides a lot of 00:17:43.920 --> 00:17:48.519 clarity and then we'll get into some of these in more 00:17:48.519 --> 00:17:50.759 detail than others with 00:17:50.759 --> 00:17:54.039 good examples that we think will be interesting to you all. 00:17:54.039 --> 00:17:55.319 Let's start with 00:17:55.319 --> 00:17:58.240 the table so this is near the beginning of subchapter 2. 00:17:58.240 --> 00:18:00.680 This is a basic summary 00:18:00.680 --> 00:18:04.180 of all of the development application types that you might 00:18:04.180 --> 00:18:05.119 see before the 00:18:05.119 --> 00:18:08.819 Planning Commission, before staff, before City Council. 00:18:08.819 --> 00:18:10.240 Along the left hand side 00:18:10.240 --> 00:18:13.849 are those specific application types starting with site 00:18:13.849 --> 00:18:15.359 plan review. This is a 00:18:15.359 --> 00:18:17.990 great example where it's not very clear in your current 00:18:17.990 --> 00:18:19.640 regulations what the 00:18:19.640 --> 00:18:23.069 requirements are for site plan review. Most of those 00:18:23.069 --> 00:18:24.759 requirements in fact live 00:18:24.759 --> 00:18:28.589 outside of the DDC so you'd really have to be pretty savvy 00:18:28.589 --> 00:18:29.519 especially if you were 00:18:29.519 --> 00:18:32.210 an out-of-towner or a first-time developer to understand 00:18:32.210 --> 00:18:32.779 what those 00:18:32.779 --> 00:18:36.400 requirements are. We have developed a specific procedure 00:18:36.400 --> 00:18:37.960 for that and as you 00:18:37.960 --> 00:18:42.230 move across the page for each application type it shows you 00:18:42.230 --> 00:18:42.640 is a 00:18:42.640 --> 00:18:46.019 neighborhood meeting recommended for that application. Do 00:18:46.019 --> 00:18:47.119 we have to notice 00:18:47.119 --> 00:18:50.819 the public for this type of application? Do I have to sit 00:18:50.819 --> 00:18:51.880 down and have a 00:18:51.880 --> 00:18:55.029 pre-application conference with staff where we learn more 00:18:55.029 --> 00:18:56.160 about the procedures 00:18:56.160 --> 00:18:59.809 and then ultimately who is the decision-making body for 00:18:59.809 --> 00:19:00.680 that type so 00:19:00.680 --> 00:19:04.500 looking at site plan review. City staff there's a D in that 00:19:04.500 --> 00:19:05.640 cell they are the 00:19:05.640 --> 00:19:09.630 decision-making authority for that type of application and 00:19:09.630 --> 00:19:11.319 the R means review so 00:19:11.319 --> 00:19:14.279 your development advisory committee is going to review them 00:19:14.279 --> 00:19:15.420 . Staff makes the 00:19:15.420 --> 00:19:19.609 final decision. You'll see brackets and carrots here those 00:19:19.609 --> 00:19:20.279 having to refer to 00:19:20.279 --> 00:19:23.980 public meetings, public hearings that are required and the 00:19:23.980 --> 00:19:25.160 A's having to do with 00:19:25.160 --> 00:19:30.430 the appeal authority. So appeals a very important feature 00:19:30.430 --> 00:19:32.839 of this draft does not 00:19:32.839 --> 00:19:36.670 mean you just didn't like the decision that was made by the 00:19:36.670 --> 00:19:37.400 applicable 00:19:37.400 --> 00:19:41.039 decision-making body. It means there was an error in the 00:19:41.039 --> 00:19:42.200 application of the code. 00:19:42.200 --> 00:19:46.019 There was a mistake somewhere by that decision-making body 00:19:46.019 --> 00:19:46.720 and so we are 00:19:46.720 --> 00:19:50.309 appealing based on that decision and we've we've included 00:19:50.309 --> 00:19:51.640 those in this table. 00:19:51.640 --> 00:19:56.650 So a lot of information that was in lengthy paragraphs of 00:19:56.650 --> 00:19:57.480 text all 00:19:57.480 --> 00:20:00.910 summarized in this one table. This is half of it. The next 00:20:00.910 --> 00:20:01.799 half you'll see we 00:20:01.799 --> 00:20:04.619 have plan and DDC amendments things like amending the 00:20:04.619 --> 00:20:06.400 zoning map, rezoning the 00:20:06.400 --> 00:20:09.910 applications, amending the comprehensive plan so if you 00:20:09.910 --> 00:20:11.279 want to do a future land 00:20:11.279 --> 00:20:15.750 use designation revision there's a process for that as well 00:20:15.750 --> 00:20:17.140 . Flexibility and 00:20:17.140 --> 00:20:20.500 relief that's really the focus of this project. When we 00:20:20.500 --> 00:20:21.720 were hired to do this 00:20:21.720 --> 00:20:25.630 project we need to be more flexible where we can for infill 00:20:25.630 --> 00:20:26.839 and redevelopment a 00:20:26.839 --> 00:20:29.789 lot of the things that you'll probably see in Denton over 00:20:29.789 --> 00:20:31.680 the next 10, 15, 20 00:20:31.680 --> 00:20:35.920 years. We shouldn't have to ask for a variance or an 00:20:35.920 --> 00:20:37.279 alternative development 00:20:37.279 --> 00:20:40.019 plan every time we need a little bit of flexibility. So we 00:20:40.019 --> 00:20:41.240 've got some additional 00:20:41.240 --> 00:20:43.880 procedures here. We'll walk you through this new minor 00:20:43.880 --> 00:20:45.400 modification procedure in 00:20:45.400 --> 00:20:50.549 greater detail and we think that's one way to prevent so 00:20:50.549 --> 00:20:52.440 many negotiated 00:20:52.440 --> 00:20:55.900 developments here in Denton. So if you as a Planning 00:20:55.900 --> 00:20:57.880 Commission I know with module 00:20:57.880 --> 00:21:02.069 one we encouraged you all to spend a lot of time with the 00:21:02.069 --> 00:21:03.759 use table because that 00:21:03.759 --> 00:21:06.220 was our summary of what you can do with your property and 00:21:06.220 --> 00:21:07.039 where you could do 00:21:07.039 --> 00:21:10.200 that. This is a great table for the Planning Commission 00:21:10.200 --> 00:21:11.680 even after we leave 00:21:11.680 --> 00:21:15.670 to spend time at this table and say is this really the 00:21:15.670 --> 00:21:17.240 appropriate type of 00:21:17.240 --> 00:21:21.289 application to be heard by staff Planning Commission. This 00:21:21.289 --> 00:21:22.720 is a good use 00:21:22.720 --> 00:21:28.740 of your time to spend talking about. The next section is 00:21:28.740 --> 00:21:31.359 really just provides the 00:21:31.359 --> 00:21:35.240 overview of who the decision-making bodies are in the city. 00:21:35.240 --> 00:21:36.519 City Council, 00:21:36.519 --> 00:21:39.029 Planning and Zoning Commission, you know what you all do, 00:21:39.029 --> 00:21:40.079 you know your charge, 00:21:40.079 --> 00:21:43.759 what should the ZBA be doing, what is the the purview of 00:21:43.759 --> 00:21:45.160 the Historic Landmark 00:21:45.160 --> 00:21:48.539 Commission and in city staff as well. What is the Planning 00:21:48.539 --> 00:21:49.839 Director's job and 00:21:49.839 --> 00:21:53.740 what types of bylaws are there for all of these different 00:21:53.740 --> 00:21:55.240 approval bodies. The 00:21:55.240 --> 00:21:57.430 one I'll point out here is the Development Advisory 00:21:57.430 --> 00:21:58.440 Committee currently 00:21:58.440 --> 00:22:02.490 known as your Development Review Committee, the DRC. That 00:22:02.490 --> 00:22:03.559 has been somewhat 00:22:03.559 --> 00:22:07.390 of a vague process and we've heard a lot of inconsistent 00:22:07.390 --> 00:22:09.440 remarks about the DRC and 00:22:09.440 --> 00:22:12.720 whether or not that's been successful or unsuccessful but 00:22:12.720 --> 00:22:13.880 we did know that we 00:22:13.880 --> 00:22:17.299 needed to provide more clarity for who that body is, what 00:22:17.299 --> 00:22:18.680 is their role in 00:22:18.680 --> 00:22:22.130 reviewing development applications and so we have been more 00:22:22.130 --> 00:22:23.599 thorough about that 00:22:23.599 --> 00:22:30.710 with this draft DDC. Section 2.4, the common review 00:22:30.710 --> 00:22:33.000 procedures. This is a new 00:22:33.000 --> 00:22:37.079 concept in at least as far as the drafting goes for the DDC 00:22:37.079 --> 00:22:38.559 . Right now 00:22:38.559 --> 00:22:42.220 you've got lots of different types of application types 00:22:42.220 --> 00:22:43.400 spelled out from 00:22:43.400 --> 00:22:47.230 preliminary plats, final plats, development plats, not your 00:22:47.230 --> 00:22:48.039 site plan 00:22:48.039 --> 00:22:51.440 procedures but specific use permits and under each of those 00:22:51.440 --> 00:22:52.599 application types 00:22:52.599 --> 00:22:56.039 you describe the pre-application conference requirements. 00:22:56.039 --> 00:22:56.920 You describe 00:22:56.920 --> 00:23:00.349 noticing for the public hearings, you describe that 00:23:00.349 --> 00:23:03.460 decision-making process. We 00:23:03.460 --> 00:23:07.029 have taken all of those points that were really some 00:23:07.029 --> 00:23:09.039 variation of the same thing 00:23:09.039 --> 00:23:12.869 and we just say it once right up front in the common review 00:23:12.869 --> 00:23:14.039 procedures. Most of 00:23:14.039 --> 00:23:17.269 these application or most of these steps in the common 00:23:17.269 --> 00:23:19.660 review procedures apply to 00:23:19.660 --> 00:23:23.650 most application types in the city so we say it once and we 00:23:23.650 --> 00:23:25.079 've been pretty clear 00:23:25.079 --> 00:23:28.450 about what those steps should entail. This helps you keep 00:23:28.450 --> 00:23:29.920 the code shorter for 00:23:29.920 --> 00:23:34.009 one. It also prevents you from running into inconsistencies 00:23:34.009 --> 00:23:35.160 as you update the 00:23:35.160 --> 00:23:39.539 code over time so when you say it only one time and you 00:23:39.539 --> 00:23:40.559 make a revision you 00:23:40.559 --> 00:23:44.599 know you have captured that without creating a conflict. So 00:23:44.599 --> 00:23:46.240 quickly looking 00:23:46.240 --> 00:23:49.970 at this this table, the graphic at the bottom, this first 00:23:49.970 --> 00:23:51.160 step pre-application 00:23:51.160 --> 00:23:55.259 activities. What do I need to do before I even submit an 00:23:55.259 --> 00:23:56.640 application? I sit down 00:23:56.640 --> 00:24:00.059 with staff. What type of materials do I need to present to 00:24:00.059 --> 00:24:01.200 them to be ready for 00:24:01.200 --> 00:24:03.900 that meeting and what should I expect to happen at that 00:24:03.900 --> 00:24:05.160 meeting? That is all 00:24:05.160 --> 00:24:09.759 spelled out in step one. Step two, how do I submit my 00:24:09.759 --> 00:24:11.640 application and what types of 00:24:11.640 --> 00:24:14.789 rights do I get from submitting that application? How soon 00:24:14.789 --> 00:24:15.839 should I expect to 00:24:15.839 --> 00:24:20.039 hear back from the city and what is my next step in terms 00:24:20.039 --> 00:24:21.640 of review and 00:24:21.640 --> 00:24:25.940 evaluation? Step three, the staff review and action. For 00:24:25.940 --> 00:24:28.279 some project types, staff 00:24:28.279 --> 00:24:31.099 will be the review body and they will evaluate it and they 00:24:31.099 --> 00:24:31.880 will prepare a 00:24:31.880 --> 00:24:34.819 staff report and make a recommendation but they're not the 00:24:34.819 --> 00:24:35.640 final decision-making 00:24:35.640 --> 00:24:39.720 body. When it goes beyond staff to Planning and Zoning 00:24:39.720 --> 00:24:41.480 Commission or City 00:24:41.480 --> 00:24:45.299 Council, you go into steps four and five, sending out 00:24:45.299 --> 00:24:46.920 notice, scheduling public 00:24:46.920 --> 00:24:49.440 hearings. These are all laid out pretty clearly in the 00:24:49.440 --> 00:24:50.920 common review procedures 00:24:50.920 --> 00:24:54.940 and then finally step six, what happens after I get 00:24:54.940 --> 00:24:57.279 approval of a project? Does 00:24:57.279 --> 00:25:02.440 that application expire? Does my approval expire over time? 00:25:02.440 --> 00:25:03.319 Are there other things 00:25:03.319 --> 00:25:07.019 I need to do in terms of recording the document or what if 00:25:07.019 --> 00:25:08.640 I wanted to modify a 00:25:08.640 --> 00:25:14.299 site plan for example? That's all spelled out in that sixth 00:25:14.299 --> 00:25:16.640 step and this is 00:25:16.640 --> 00:25:21.549 important because now as we walk through those different 00:25:21.549 --> 00:25:22.839 categories of 00:25:22.839 --> 00:25:26.190 application types, development permits, subdivision, DDC 00:25:26.190 --> 00:25:27.880 amendments, flexibility 00:25:27.880 --> 00:25:32.319 and relief procedures, we refer back to that diagram and 00:25:32.319 --> 00:25:34.240 identify the steps that 00:25:34.240 --> 00:25:37.910 are required in relation to that specific application type. 00:25:37.910 --> 00:25:39.400 So let's start 00:25:39.400 --> 00:25:42.009 with the first category, development permits and procedures 00:25:42.009 --> 00:25:43.519 . These are site 00:25:43.519 --> 00:25:47.190 plans, specific use permits, temporary use permits, change 00:25:47.190 --> 00:25:48.400 of use permit which 00:25:48.400 --> 00:25:51.869 is new and I'll talk about what we are proposing there and 00:25:51.869 --> 00:25:52.759 then gas well 00:25:52.759 --> 00:25:55.819 development site plans which we are not touching by the way 00:25:55.819 --> 00:25:57.079 . We're not amending 00:25:57.079 --> 00:26:00.230 the gas well development procedures. We're carrying those 00:26:00.230 --> 00:26:02.920 forward as is. So 00:26:02.920 --> 00:26:05.789 starting with site plan, here's an example of how we relate 00:26:05.789 --> 00:26:06.440 back to the 00:26:06.440 --> 00:26:10.009 common review procedures. It was important to codify and 00:26:10.009 --> 00:26:10.880 simplify those 00:26:10.880 --> 00:26:14.039 procedures because most of it again lived outside of the 00:26:14.039 --> 00:26:16.160 current DDC and then 00:26:16.160 --> 00:26:19.700 clarify what if I want to make an amendment to a site plan? 00:26:19.700 --> 00:26:20.400 How do I go 00:26:20.400 --> 00:26:25.519 through that process? You'll see here that yes you need a 00:26:25.519 --> 00:26:26.319 pre-application 00:26:26.319 --> 00:26:29.170 conference. We give extra detail for each specific 00:26:29.170 --> 00:26:31.319 application type. You need that 00:26:31.319 --> 00:26:34.910 conference. You submit your application to the director. It 00:26:34.910 --> 00:26:37.920 's reviewed and decided on by the 00:26:37.920 --> 00:26:40.960 director. Steps four and five don't apply then. There is no 00:26:40.960 --> 00:26:42.759 public hearing aspect of 00:26:42.759 --> 00:26:46.269 that type of project but your site plan expires if you're 00:26:46.269 --> 00:26:47.200 not doing any 00:26:47.200 --> 00:26:51.029 activity on the site within two years of that approval. So 00:26:51.029 --> 00:26:53.079 that's one example. 00:26:53.079 --> 00:26:57.809 Now some changes that we proposed are the thresholds for 00:26:57.809 --> 00:26:59.519 site plan approval. 00:26:59.519 --> 00:27:03.710 When does this application type apply to me as a property 00:27:03.710 --> 00:27:05.559 owner? If you're doing 00:27:05.559 --> 00:27:09.390 new construction, site plan is always required. If you're 00:27:09.390 --> 00:27:10.880 reconstructing after 00:27:10.880 --> 00:27:14.029 you've demolished the building, well that's the same thing 00:27:14.029 --> 00:27:14.400 as new 00:27:14.400 --> 00:27:18.980 construction. If you're expanding existing residential or 00:27:18.980 --> 00:27:19.960 mixed-use or 00:27:19.960 --> 00:27:25.119 non-residential, 10 dwelling units or 10%, 2,000 square 00:27:25.119 --> 00:27:26.680 feet for mixed use or 10 00:27:26.680 --> 00:27:30.509 dwelling units or 10%, and then for non-residential 00:27:30.509 --> 00:27:32.279 expansion, 2,000 square 00:27:32.279 --> 00:27:37.230 feet or 20% of the total square footage. Commissioner Smith 00:27:37.230 --> 00:27:37.559 . Thank you Chair. 00:27:37.559 --> 00:27:41.390 Voluntary being the word up there. So take a natural 00:27:41.390 --> 00:27:43.200 disaster for example, like 00:27:43.200 --> 00:27:45.089 something on the square that happened out there and that 00:27:45.089 --> 00:27:45.799 might be different 00:27:45.799 --> 00:27:49.359 because it's a historical preservation overlay but we had a 00:27:49.359 --> 00:27:50.759 building that burned down there 00:27:50.759 --> 00:27:55.000 that completely destroyed it. What's the line drawn between 00:27:55.000 --> 00:27:55.839 voluntary and 00:27:55.839 --> 00:28:00.599 voluntary? What's the definition on that? That's a good 00:28:00.599 --> 00:28:01.720 question. This is not 00:28:01.720 --> 00:28:05.950 intended to apply to natural disaster or hazards caused 00:28:05.950 --> 00:28:06.960 that are not 00:28:06.960 --> 00:28:15.079 because of the applicant's intention. Thank you. 00:28:15.079 --> 00:28:20.130 So tornado, no that's not voluntary demolition. So these 00:28:20.130 --> 00:28:21.440 are new thresholds. 00:28:21.440 --> 00:28:24.910 Right now, if you don't meet these thresholds, you're 00:28:24.910 --> 00:28:25.559 expanding your 00:28:25.559 --> 00:28:29.380 existing residential building or mixed-use or non-resident 00:28:29.380 --> 00:28:30.359 ial building and 00:28:30.359 --> 00:28:33.400 it's under these thresholds, that doesn't mean you don't 00:28:33.400 --> 00:28:34.640 need a permit. It just 00:28:34.640 --> 00:28:37.099 means you go straight up for your building permit at that 00:28:37.099 --> 00:28:37.880 point. There's 00:28:37.880 --> 00:28:41.950 no need to have a specific process from the land use 00:28:41.950 --> 00:28:44.000 perspective. You just go 00:28:44.000 --> 00:28:47.500 pull your building permit. The building division will make 00:28:47.500 --> 00:28:48.079 sure that it 00:28:48.079 --> 00:28:52.599 complies with existing zoning regulations and that's how 00:28:52.599 --> 00:28:52.920 they work 00:28:52.920 --> 00:28:57.519 together with the Planning Department. 00:28:57.960 --> 00:29:01.950 Change of use permit, this is really a certificate of use 00:29:01.950 --> 00:29:02.880 or certificate of 00:29:02.880 --> 00:29:07.079 zoning compliance. This is a really important feature 00:29:07.079 --> 00:29:08.279 because a lot of 00:29:08.279 --> 00:29:12.269 problems with planning agencies and city staff is we don't 00:29:12.269 --> 00:29:13.559 know what's happening 00:29:13.559 --> 00:29:17.380 to buildings after we've approved it. When tenants change 00:29:17.380 --> 00:29:18.559 over, we're not 00:29:18.559 --> 00:29:21.599 always made aware of that process and so how do we know if 00:29:21.599 --> 00:29:22.640 they even comply with 00:29:22.640 --> 00:29:26.099 the code? This gives you the opportunity to apply a 00:29:26.099 --> 00:29:27.799 certificate of use change. So 00:29:27.799 --> 00:29:32.849 if somebody's moving in to a new building, does that new 00:29:32.849 --> 00:29:34.480 use comply with 00:29:34.480 --> 00:29:38.339 the zoning requirements? Let's say I'm changing from a 00:29:38.339 --> 00:29:39.920 light manufacturing use 00:29:39.920 --> 00:29:42.519 that doesn't require a lot of parking and all of a sudden 00:29:42.519 --> 00:29:43.480 you're putting in 00:29:43.480 --> 00:29:47.349 offices into a same building. Well that's gonna require a 00:29:47.349 --> 00:29:48.720 lot more parking and 00:29:48.720 --> 00:29:52.309 there are different features and impacts from that type of 00:29:52.309 --> 00:29:54.240 a building use that 00:29:54.240 --> 00:29:57.789 the city would be concerned with or at least want to make 00:29:57.789 --> 00:29:58.720 sure that any 00:29:58.720 --> 00:30:02.000 potential impacts are addressed. So this is something that 00:30:02.000 --> 00:30:05.279 has been proposed. A lot 00:30:05.279 --> 00:30:10.220 of times people who are looking for something to do on 00:30:10.220 --> 00:30:12.200 their property just 00:30:12.200 --> 00:30:15.730 need something in writing from city staff to say can you 00:30:15.730 --> 00:30:16.880 tell me by letter 00:30:16.880 --> 00:30:21.670 that my site is in conformance with the current DDC? This 00:30:21.670 --> 00:30:23.160 is another another way 00:30:23.160 --> 00:30:26.390 for city staff to engage in that type of a conversation and 00:30:26.390 --> 00:30:27.440 make it official 00:30:27.440 --> 00:30:35.430 through this application type. Subdivision procedures, not 00:30:35.430 --> 00:30:36.599 a lot to say 00:30:36.599 --> 00:30:41.549 on this other than we have carried forward a lot of your 00:30:41.549 --> 00:30:42.279 current standards 00:30:42.279 --> 00:30:45.650 on subdivisions, made it very clear what's required for 00:30:45.650 --> 00:30:47.079 each different type, 00:30:47.079 --> 00:30:51.700 who the ultimate decision-making bodies are, and again 00:30:51.700 --> 00:30:53.119 reflecting your 00:30:53.119 --> 00:30:56.740 mostly your current subdivision requirements but also 00:30:56.740 --> 00:30:57.880 addressing some 00:30:57.880 --> 00:31:03.000 of the current inconsistencies that you had with state law 00:31:03.000 --> 00:31:04.599 and then making sure 00:31:04.599 --> 00:31:08.299 that we defined who the ultimate decision-making authority 00:31:08.299 --> 00:31:10.839 is for those. 00:31:10.839 --> 00:31:15.109 The third category was plan and DDC amendments so amending 00:31:15.109 --> 00:31:16.079 the land use 00:31:16.079 --> 00:31:21.240 designation, amending the map, the zoning map. There's lots 00:31:21.240 --> 00:31:22.319 of ways to do that. We 00:31:22.319 --> 00:31:25.059 can amend it to a base zoning district which we talked 00:31:25.059 --> 00:31:26.319 about last time we were 00:31:26.319 --> 00:31:30.309 here. We can amend it to a PD, a planned development. Right 00:31:30.309 --> 00:31:31.759 now you have overlays 00:31:31.759 --> 00:31:34.319 and planned developments and base zoning districts. We 00:31:34.319 --> 00:31:36.319 think we've landed on a 00:31:36.319 --> 00:31:40.140 good lineup of zoning districts where you will see a lot 00:31:40.140 --> 00:31:41.480 less use of that tool 00:31:41.480 --> 00:31:45.170 and we've got a couple of slides on PDs later in the 00:31:45.170 --> 00:31:47.759 presentation. There's also 00:31:47.759 --> 00:31:50.430 just amending the text of the ordinance. What if I want to 00:31:50.430 --> 00:31:52.599 change the setback of 00:31:52.599 --> 00:31:56.150 one particular zoning district? That's a text amendment to 00:31:56.150 --> 00:31:57.119 the code and that can 00:31:57.119 --> 00:32:00.349 be brought forward by the Planning Commission or by the 00:32:00.349 --> 00:32:01.440 City Council but it 00:32:01.440 --> 00:32:05.660 is an amendment to the zoning code, the DDC. This also 00:32:05.660 --> 00:32:08.799 includes annexations, not a 00:32:08.799 --> 00:32:11.349 lot of changes there. Again, that's another good example 00:32:11.349 --> 00:32:11.880 where it's 00:32:11.880 --> 00:32:15.710 important to just align the DDC with the Texas local 00:32:15.710 --> 00:32:17.599 government code as it applies 00:32:17.599 --> 00:32:24.170 to annexation. So plan development. Here's our slide to get 00:32:24.170 --> 00:32:24.680 into a little 00:32:24.680 --> 00:32:28.240 more detail there. Currently you have a lot of tools to 00:32:28.240 --> 00:32:29.480 allow flexibility for 00:32:29.480 --> 00:32:34.710 those really big projects. Think Razor Ranch and these are 00:32:34.710 --> 00:32:35.519 big and they're 00:32:35.519 --> 00:32:38.410 different and you don't really have a zoning district that 00:32:38.410 --> 00:32:39.000 addresses 00:32:39.000 --> 00:32:43.440 something that big and complex with a lot of different uses 00:32:43.440 --> 00:32:44.720 and user types. 00:32:44.720 --> 00:32:48.569 But you call them master plan communities and sometimes you 00:32:48.569 --> 00:32:49.319 have a lot 00:32:49.319 --> 00:32:52.759 of individually negotiated overlay districts that, "Hey I 00:32:52.759 --> 00:32:53.799 want to rezone my 00:32:53.799 --> 00:32:56.950 property." "Fine we'll let you rezone." "Well I also want 00:32:56.950 --> 00:32:58.000 to change the setbacks 00:32:58.000 --> 00:33:01.440 and the building height." So you've applied over time a lot 00:33:01.440 --> 00:33:02.200 of layers of 00:33:02.200 --> 00:33:05.930 band-aids over individual properties. The problem there is 00:33:05.930 --> 00:33:07.200 that there are so many 00:33:07.200 --> 00:33:11.720 at this point it is very unclear to staff or to surrounding 00:33:11.720 --> 00:33:12.279 neighborhoods 00:33:12.279 --> 00:33:15.309 what's actually allowed on that property. What's allowed on 00:33:15.309 --> 00:33:16.759 my property? There's a 00:33:16.759 --> 00:33:20.809 lot of different codes or documents that you have to track 00:33:20.809 --> 00:33:21.880 down to really 00:33:21.880 --> 00:33:25.190 understand the entitlements of individual properties in 00:33:25.190 --> 00:33:27.279 Denton. We don't think you 00:33:27.279 --> 00:33:30.730 should get rid of the plan development tool. As good of a 00:33:30.730 --> 00:33:32.119 job as we can do 00:33:32.119 --> 00:33:35.960 coming up with zoning districts and quality standards, 00:33:35.960 --> 00:33:37.440 there's going to be 00:33:37.440 --> 00:33:40.210 somebody who comes in the door six months from now with a 00:33:40.210 --> 00:33:41.079 project that we 00:33:41.079 --> 00:33:45.789 didn't think of. With a new mix of uses with a new set of 00:33:45.789 --> 00:33:47.480 impacts that you need 00:33:47.480 --> 00:33:52.670 a little bit of flexibility. We have revised it to require 00:33:52.670 --> 00:33:53.559 you know really 00:33:53.559 --> 00:33:57.079 that you're demonstrating a public benefit to the city. 00:33:57.079 --> 00:33:58.680 Fine we understand 00:33:58.680 --> 00:34:02.119 that you have something different. It's worthy of amending 00:34:02.119 --> 00:34:03.200 the standards as 00:34:03.200 --> 00:34:07.279 drafted in the DDC, but you have to document to us what 00:34:07.279 --> 00:34:08.360 type of benefit is 00:34:08.360 --> 00:34:11.519 the city getting? Are there additional amenities that are 00:34:11.519 --> 00:34:13.519 provided? Is there an 00:34:13.519 --> 00:34:16.679 affordable housing component just as an example? What types 00:34:16.679 --> 00:34:17.519 of things are you 00:34:17.519 --> 00:34:21.539 doing that are above and beyond the requirement to offset 00:34:21.539 --> 00:34:22.280 the need to 00:34:22.280 --> 00:34:25.559 amend our standards? We all agreed we're good policy 00:34:25.559 --> 00:34:27.840 direction. So the goal 00:34:27.840 --> 00:34:33.539 with the new DDC was just to really rather than rely on PDs 00:34:33.539 --> 00:34:34.840 for these tools 00:34:34.840 --> 00:34:37.780 improve the quality standards which I know you haven't seen 00:34:37.780 --> 00:34:38.599 those yet. That's 00:34:38.599 --> 00:34:41.880 next month, but because there's a lot more flexible 00:34:41.880 --> 00:34:43.679 standards and parking is a 00:34:43.679 --> 00:34:47.519 good example of that right now. Minimum parking is also the 00:34:47.519 --> 00:34:48.360 maximum parking 00:34:48.360 --> 00:34:52.219 amount. That's not very flexible. So by offering a lot more 00:34:52.219 --> 00:34:53.440 options for flexible 00:34:53.440 --> 00:34:57.889 tools it is less likely in the future that people will need 00:34:57.889 --> 00:34:59.000 to negotiate 00:34:59.000 --> 00:35:03.980 individual developments or apply conditions on particular 00:35:03.980 --> 00:35:05.920 sites. So we've 00:35:05.920 --> 00:35:09.969 introduced a new PD district same as a rezoning, but there 00:35:09.969 --> 00:35:11.280 's a lot more detail 00:35:11.280 --> 00:35:14.440 that's required. You need to be able to demonstrate before 00:35:14.440 --> 00:35:15.239 you even submit an 00:35:15.239 --> 00:35:19.070 application what is your general concept from a bubble 00:35:19.070 --> 00:35:21.000 diagram schematic? What are 00:35:21.000 --> 00:35:23.869 you trying to do with the site? What is the phasing plan so 00:35:23.869 --> 00:35:25.400 that staff can have 00:35:25.400 --> 00:35:28.150 the ability to comment very early before you submit an 00:35:28.150 --> 00:35:30.239 application? It is a 00:35:30.239 --> 00:35:33.559 streamlined process so this can all happen a lot quicker, 00:35:33.559 --> 00:35:34.760 but again 00:35:34.760 --> 00:35:39.250 demonstrating that public benefit and not just offering PDs 00:35:39.250 --> 00:35:41.519 for everything. We 00:35:41.519 --> 00:35:45.599 have also proposed a site size requirement. Right now it's 00:35:45.599 --> 00:35:46.360 drafted at 00:35:46.360 --> 00:35:51.539 five acres to be able to apply for a rezoning to PD. We're 00:35:51.539 --> 00:35:52.679 not sure if that'll 00:35:52.679 --> 00:35:55.480 be the number that we end up with. We'd like your feedback 00:35:55.480 --> 00:35:56.519 on that at some point. 00:35:56.519 --> 00:36:00.030 There's a lot of infill opportunity in Denton and if some 00:36:00.030 --> 00:36:01.159 of the sites that 00:36:01.159 --> 00:36:04.510 would be that would need additional flexibility after you 00:36:04.510 --> 00:36:05.559 've spent enough 00:36:05.559 --> 00:36:09.380 time with the draft maybe that requirement is adjusted 00:36:09.380 --> 00:36:10.119 either up or 00:36:10.119 --> 00:36:14.139 down. Final point I'll make here is that your existing 00:36:14.139 --> 00:36:15.880 entitlements, what happens 00:36:15.880 --> 00:36:19.909 to PDs that were already approved? Those don't go away. The 00:36:19.909 --> 00:36:21.760 new DDC does not strip 00:36:21.760 --> 00:36:25.130 those owners rights of what was established in those plan 00:36:25.130 --> 00:36:26.559 developments so 00:36:26.559 --> 00:36:31.750 those will still remain intact. Further discussion required 00:36:31.750 --> 00:36:33.559 on how we better 00:36:33.559 --> 00:36:38.550 relate that to the current DDC. A lot of PDs they give you 00:36:38.550 --> 00:36:40.000 some of the standards 00:36:40.000 --> 00:36:42.670 they might say here's the uses that are allowed, here's the 00:36:42.670 --> 00:36:43.559 setbacks and height 00:36:43.559 --> 00:36:46.880 that's required but they don't talk about parking. Well so 00:36:46.880 --> 00:36:48.280 if it's silent on 00:36:48.280 --> 00:36:52.579 that PD we're gonna be very clear that that would probably 00:36:52.579 --> 00:36:54.679 apply the new DDC 00:36:54.679 --> 00:37:00.340 standards but we need to flesh that out with our module 00:37:00.340 --> 00:37:04.880 three. The final category 00:37:04.880 --> 00:37:08.320 of procedure types is flexibility and relief again one of 00:37:08.320 --> 00:37:09.760 the major focuses of 00:37:09.760 --> 00:37:13.599 this project. Your variance applications not a lot of 00:37:13.599 --> 00:37:14.599 changes there these are 00:37:14.599 --> 00:37:18.250 based on hardships things that were not really caused by 00:37:18.250 --> 00:37:19.480 the applicant. You've 00:37:19.480 --> 00:37:23.130 got a specific feature of the site that's really different 00:37:23.130 --> 00:37:23.840 from other 00:37:23.840 --> 00:37:28.159 similar sized properties where you need a variance for it 00:37:28.159 --> 00:37:29.519 to mitigate a certain 00:37:29.519 --> 00:37:33.719 condition. This new tool a minor modification this is an 00:37:33.719 --> 00:37:34.440 administrative 00:37:34.440 --> 00:37:39.619 tool mostly an administrative tool where in a site plan as 00:37:39.619 --> 00:37:41.440 an example if I just 00:37:41.440 --> 00:37:45.079 need a little flexibility to adjust the setback or to 00:37:45.079 --> 00:37:46.559 adjust the required 00:37:46.559 --> 00:37:50.900 parking you now have that as a tool in your toolkit to say 00:37:50.900 --> 00:37:52.199 yeah that makes 00:37:52.199 --> 00:37:55.280 sense there's an added benefit to the city or this is 00:37:55.280 --> 00:37:56.280 really a necessary 00:37:56.280 --> 00:38:00.599 change to comply with all of the other standards in the DDC 00:38:00.599 --> 00:38:01.960 director has the 00:38:01.960 --> 00:38:06.579 authority to to apply those. Now it's not limited to just 00:38:06.579 --> 00:38:08.119 the director if you were 00:38:08.119 --> 00:38:12.300 going for a specific use permit for example that requires a 00:38:12.300 --> 00:38:13.159 public hearing 00:38:13.159 --> 00:38:16.800 and so at that public hearing that same decision-making 00:38:16.800 --> 00:38:18.400 body would also make the 00:38:18.400 --> 00:38:25.320 decision on a minor modification in that case. I'll go into 00:38:25.320 --> 00:38:26.480 more detail on that 00:38:26.480 --> 00:38:29.820 one we've got appeals of administrative decisions any 00:38:29.820 --> 00:38:31.400 decision that is made at 00:38:31.400 --> 00:38:36.110 the staff level whether it's a interpretation of use or 00:38:36.110 --> 00:38:36.920 classification 00:38:36.920 --> 00:38:40.750 of a use that is not currently listed in your code up to 00:38:40.750 --> 00:38:42.639 approval or denial of a 00:38:42.639 --> 00:38:45.440 site plan application anything made at the staff level 00:38:45.440 --> 00:38:48.159 those can be appealed to 00:38:48.159 --> 00:38:51.610 the ZBA and so we've spelled out a procedure for that and 00:38:51.610 --> 00:38:52.400 then the 00:38:52.400 --> 00:38:55.360 alternative ESA plan this is a separate process right now 00:38:55.360 --> 00:38:56.480 that's been going on 00:38:56.480 --> 00:39:00.369 you all are aware that this is underway as soon as that is 00:39:00.369 --> 00:39:01.639 ready for public 00:39:01.639 --> 00:39:04.800 distribution that is something that will ultimately be 00:39:04.800 --> 00:39:07.159 folded into the DDC but 00:39:07.159 --> 00:39:10.349 Clarion is involved in reviewing those drafts and we just 00:39:10.349 --> 00:39:11.440 want to make sure that 00:39:11.440 --> 00:39:15.269 it is aligned and consistent with all of the other 00:39:15.269 --> 00:39:16.599 development quality standards 00:39:16.599 --> 00:39:20.840 that are also underway but that you will likely not see 00:39:20.840 --> 00:39:21.920 that portion in the next 00:39:21.920 --> 00:39:26.650 draft and will come later this spring with the consolidated 00:39:26.650 --> 00:39:28.480 draft more detail 00:39:28.480 --> 00:39:31.639 on the minor modifications right now there are a lot of 00:39:31.639 --> 00:39:32.840 applications that 00:39:32.840 --> 00:39:35.920 require this alternative development plan which has to be 00:39:35.920 --> 00:39:37.440 negotiated I want 00:39:37.440 --> 00:39:39.989 to adjust the parking I want to move the dumpster to a 00:39:39.989 --> 00:39:41.800 different location I want 00:39:41.800 --> 00:39:45.420 to do something different with my building design this 00:39:45.420 --> 00:39:46.480 allows a much 00:39:46.480 --> 00:39:50.679 simpler procedure for making those decisions but not all 00:39:50.679 --> 00:39:51.880 things could be 00:39:51.880 --> 00:39:55.300 adjusted using this new procedure and we've listed those 00:39:55.300 --> 00:39:56.280 below you can't 00:39:56.280 --> 00:39:59.980 change the density or the use of a project that would not 00:39:59.980 --> 00:40:01.079 be an appropriate 00:40:01.079 --> 00:40:05.079 administrative tool you can't deviate from use specific 00:40:05.079 --> 00:40:06.559 standards things that 00:40:06.559 --> 00:40:10.239 are really established to protect neighborhoods or specific 00:40:10.239 --> 00:40:10.840 environmental 00:40:10.840 --> 00:40:14.829 features and you can't use it to get out of or modify 00:40:14.829 --> 00:40:16.460 public improvements that 00:40:16.460 --> 00:40:20.639 are required with with a new development we put this into a 00:40:20.639 --> 00:40:22.760 table we like tables 00:40:22.760 --> 00:40:26.489 I think that's obvious at this point we hope you do too a 00:40:26.489 --> 00:40:28.000 lot of things you can 00:40:28.000 --> 00:40:31.150 do with this minor modification tool adjusting the lot area 00:40:31.150 --> 00:40:32.079 and lot coverage 00:40:32.079 --> 00:40:36.480 that might apply at the subdivision stage of development 00:40:36.480 --> 00:40:37.840 setbacks and 00:40:37.840 --> 00:40:41.340 building standards like height and minimum unit sizes 00:40:41.340 --> 00:40:42.599 number of required 00:40:42.599 --> 00:40:46.099 parking spaces the amount of minimum landscaping required 00:40:46.099 --> 00:40:47.039 you want to have 00:40:47.039 --> 00:40:50.880 that flexibility especially for infill properties 00:40:50.880 --> 00:40:52.239 especially for really 00:40:52.239 --> 00:40:55.710 challenging sites throughout the city Commissioner Roseau 00:40:55.710 --> 00:40:57.119 thank you chair we 00:40:57.119 --> 00:41:00.400 talked briefly about this this morning but I wanted to ask 00:41:00.400 --> 00:41:02.079 a follow-up question 00:41:02.079 --> 00:41:06.880 how what's the organic process to nail down those numbers 00:41:06.880 --> 00:41:07.559 are we looking at 00:41:07.559 --> 00:41:11.230 like past cases and seeing like on an aggregate people are 00:41:11.230 --> 00:41:12.000 asking for 00:41:12.000 --> 00:41:16.000 variances of 10% that seem that those all pass but when we 00:41:16.000 --> 00:41:16.719 get into a variance 00:41:16.719 --> 00:41:20.659 of 20% then we get some pushback or how how's the best way 00:41:20.659 --> 00:41:21.679 to instead of just 00:41:21.679 --> 00:41:25.880 like it feels right how how can this Commission and others 00:41:25.880 --> 00:41:27.440 know how to really 00:41:27.440 --> 00:41:30.989 get down to where those numbers need to be finalized I'll 00:41:30.989 --> 00:41:32.380 give you a multi 00:41:32.380 --> 00:41:38.280 pronged response one is I think looking at past cases of 00:41:38.280 --> 00:41:39.519 how things were 00:41:39.519 --> 00:41:43.960 adjusted either through the ADP or through you know waivers 00:41:43.960 --> 00:41:44.840 or negotiated 00:41:44.840 --> 00:41:48.570 development or through variances those are all based on 00:41:48.570 --> 00:41:50.519 your current DDC so 00:41:50.519 --> 00:41:53.389 it's kind of comparing apples to oranges so I would not 00:41:53.389 --> 00:41:54.519 recommend that we just 00:41:54.519 --> 00:41:57.360 look at those past applications say all right that's 00:41:57.360 --> 00:41:58.800 basically how much they had 00:41:58.800 --> 00:42:01.849 to vary we need to base it on the new standards that are 00:42:01.849 --> 00:42:02.760 being presented and 00:42:02.760 --> 00:42:06.460 again because they're a lot more flexible landscaping based 00:42:06.460 --> 00:42:07.039 on point 00:42:07.039 --> 00:42:11.590 system now new parking systems that get away from that min- 00:42:11.590 --> 00:42:13.639 max approach they're 00:42:13.639 --> 00:42:18.760 more flexible in nature so part of it has to be relying on 00:42:18.760 --> 00:42:19.639 a starting point 00:42:19.639 --> 00:42:22.739 for discussion and that's what we've proposed here it's not 00:42:22.739 --> 00:42:23.840 a science to it 00:42:23.840 --> 00:42:28.599 quite honestly it's more of an art and we need to think 00:42:28.599 --> 00:42:30.280 about all right 10% is 00:42:30.280 --> 00:42:34.099 fairly modest fairly conservative if you think that you'd 00:42:34.099 --> 00:42:34.480 like more 00:42:34.480 --> 00:42:37.289 flexibility if you as you're reading the development 00:42:37.289 --> 00:42:38.760 standards in module 3 and 00:42:38.760 --> 00:42:41.909 you think boy that might not work for a lot of my projects 00:42:41.909 --> 00:42:43.079 then we might need to 00:42:43.079 --> 00:42:47.400 either raise or reduce these percentages a lot of getting 00:42:47.400 --> 00:42:49.119 these right is going to 00:42:49.119 --> 00:42:53.820 come after you've adopted the code quite honestly a year or 00:42:53.820 --> 00:42:56.599 two from now Scott 00:42:56.599 --> 00:43:00.849 and his team need to be very cautious and judicious about 00:43:00.849 --> 00:43:01.840 how this tool is 00:43:01.840 --> 00:43:05.880 used it should not just be the new norm that you're always 00:43:05.880 --> 00:43:07.880 10% doesn't mean your 00:43:07.880 --> 00:43:11.699 setback is always 10% less than what the code says you need 00:43:11.699 --> 00:43:13.440 to see what types of 00:43:13.440 --> 00:43:16.789 conditions really warrant the use of this tool and if you 00:43:16.789 --> 00:43:17.880 always need more 00:43:17.880 --> 00:43:20.840 flexibility and you're not able to get there using this 00:43:20.840 --> 00:43:22.159 minor mod then maybe 00:43:22.159 --> 00:43:26.150 you adjust that through a future code amendment I hope that 00:43:26.150 --> 00:43:28.000 was helpful but a 00:43:28.000 --> 00:43:30.840 lot of it is just having discussions between now and 00:43:30.840 --> 00:43:32.199 adoption but then post 00:43:32.199 --> 00:43:46.159 adoption as well okay so that's really the highlights some 00:43:46.159 --> 00:43:46.599 of the things that 00:43:46.599 --> 00:43:49.909 we thought were some of the biggest most interesting 00:43:49.909 --> 00:43:51.079 changes from your your 00:43:51.079 --> 00:43:54.909 current DDC to what has been proposed I want to focus a 00:43:54.909 --> 00:43:56.480 little bit on what's 00:43:56.480 --> 00:44:02.260 happening next in terms of process yesterday already 00:44:02.260 --> 00:44:03.960 happened so that's 00:44:03.960 --> 00:44:07.239 done today is mostly done and that's what we're going to be 00:44:07.239 --> 00:44:07.920 up to we met with 00:44:07.920 --> 00:44:11.030 several members of City Council and the Planning Commission 00:44:11.030 --> 00:44:11.920 this morning had 00:44:11.920 --> 00:44:16.980 very thoughtful feedback that advisory committee is really 00:44:16.980 --> 00:44:17.920 going to be helpful 00:44:17.920 --> 00:44:20.530 over the next six to eight weeks they're going to be 00:44:20.530 --> 00:44:23.159 spending a lot of time going 00:44:23.159 --> 00:44:28.019 through maybe not line by line but topic by topic making 00:44:28.019 --> 00:44:29.039 sure that we've covered 00:44:29.039 --> 00:44:32.269 the basis making sure that we're following appropriate 00:44:32.269 --> 00:44:33.400 policy guidance so 00:44:33.400 --> 00:44:36.219 that by the time it gets to the adoption phase a lot of the 00:44:36.219 --> 00:44:37.239 bigger issues have 00:44:37.239 --> 00:44:41.329 been vetted the other important thing and Margie and Andrew 00:44:41.329 --> 00:44:42.519 and Larry sit on 00:44:42.519 --> 00:44:45.670 that committee is reporting back to you all the Planning 00:44:45.670 --> 00:44:46.760 Commission as a whole 00:44:46.760 --> 00:44:50.239 say here's what we talked about what do you all think and 00:44:50.239 --> 00:44:51.000 then bringing that 00:44:51.000 --> 00:44:53.840 feedback back to the committee so we've got that going on 00:44:53.840 --> 00:44:54.599 in the background 00:44:54.599 --> 00:44:58.139 staff is going to be working with them a lot over the next 00:44:58.139 --> 00:44:59.800 six weeks additional 00:44:59.800 --> 00:45:03.630 stakeholder meetings today we met with the DCDA over at the 00:45:03.630 --> 00:45:05.079 chamber heard a lot 00:45:05.079 --> 00:45:09.269 of feedback about you know actually mostly open arms about 00:45:09.269 --> 00:45:10.119 this new process 00:45:10.119 --> 00:45:14.349 they were excited to hear that we're streamlining I think 00:45:14.349 --> 00:45:15.280 it means different 00:45:15.280 --> 00:45:18.320 things to different people but generally have been pleased 00:45:18.320 --> 00:45:18.960 with some of the 00:45:18.960 --> 00:45:21.489 direction that the city has been going under over the past 00:45:21.489 --> 00:45:22.440 couple of months and 00:45:22.440 --> 00:45:27.469 what's to come out of this tonight we've got the open house 00:45:27.469 --> 00:45:28.360 not sure what to 00:45:28.360 --> 00:45:31.170 expect hopefully a good turnout given the weather but 00:45:31.170 --> 00:45:32.840 typically we do get a 00:45:32.840 --> 00:45:35.989 lot of people that show up and give us their their feedback 00:45:35.989 --> 00:45:36.840 on not only the 00:45:36.840 --> 00:45:40.469 process but what they'd like to see out of the procedures 00:45:40.469 --> 00:45:41.840 and the districts and 00:45:41.840 --> 00:45:47.239 uses I mentioned that the next part is the quality 00:45:47.239 --> 00:45:48.519 standards a lot of people 00:45:48.519 --> 00:45:50.980 find that to be the most interesting part of the code 00:45:50.980 --> 00:45:52.039 because we're talking 00:45:52.039 --> 00:45:55.579 about things that they can picture in their heads trees and 00:45:55.579 --> 00:45:56.840 landscaping and 00:45:56.840 --> 00:46:01.570 parking we'll be back on the 17th and 18th that'll be Jim 00:46:01.570 --> 00:46:03.039 and myself we'll be 00:46:03.039 --> 00:46:06.269 here to run through basically the same set of meetings that 00:46:06.269 --> 00:46:07.000 you see here 00:46:07.000 --> 00:46:10.480 another opportunity for you all to comment hopefully you'll 00:46:10.480 --> 00:46:11.039 have a chance 00:46:11.039 --> 00:46:15.070 to review the draft a little bit in advance before those 00:46:15.070 --> 00:46:16.280 meetings but we 00:46:16.280 --> 00:46:18.500 will be back to talk about those and then you'll have a 00:46:18.500 --> 00:46:19.519 better picture of how 00:46:19.519 --> 00:46:26.000 these three pieces relate to each other a big component of 00:46:26.000 --> 00:46:28.480 adopting a new DDC 00:46:28.480 --> 00:46:32.389 especially a new set of zoning districts as well how do we 00:46:32.389 --> 00:46:33.920 map this right now 00:46:33.920 --> 00:46:36.960 you've got 28 zoning districts on the books well we're 00:46:36.960 --> 00:46:38.199 going we're proposing 00:46:38.199 --> 00:46:41.690 to get that down to 14 zoning districts so there's a 00:46:41.690 --> 00:46:43.079 mapping component there 00:46:43.079 --> 00:46:46.900 that's required how do we convert zoning districts as we 00:46:46.900 --> 00:46:47.360 have proposed 00:46:47.360 --> 00:46:50.750 consolidations of some of those NR districts and our 00:46:50.750 --> 00:46:52.119 districts and other 00:46:52.119 --> 00:46:55.400 districts we've created new mixed-use districts well how do 00:46:55.400 --> 00:46:56.599 those apply to the 00:46:56.599 --> 00:47:01.130 map cities have lots of different ways of handling this 00:47:01.130 --> 00:47:02.760 process oftentimes 00:47:02.760 --> 00:47:07.030 they will just take a very light touch and say yeah we're 00:47:07.030 --> 00:47:08.599 just going to do the 00:47:08.599 --> 00:47:12.090 conversions right now from renaming one district to 00:47:12.090 --> 00:47:14.079 something else other 00:47:14.079 --> 00:47:17.699 communities really use this as an open door opportunity to 00:47:17.699 --> 00:47:18.800 say let's fix all 00:47:18.800 --> 00:47:21.949 the problems that we know exist out there let's open the 00:47:21.949 --> 00:47:23.079 door to property 00:47:23.079 --> 00:47:26.400 owners and say what do we think your zoning should actually 00:47:26.400 --> 00:47:27.280 be this what do 00:47:27.280 --> 00:47:29.750 you think let's let's really have that dialogue and make 00:47:29.750 --> 00:47:30.440 sure if we're going to 00:47:30.440 --> 00:47:34.429 go through this process of updating the map that we get it 00:47:34.429 --> 00:47:36.760 right I will tell you 00:47:36.760 --> 00:47:39.429 that most cities land somewhere in the middle and we think 00:47:39.429 --> 00:47:40.480 that's where Denton 00:47:40.480 --> 00:47:43.230 will land as well you want to take a relatively 00:47:43.230 --> 00:47:44.760 conservative approach and 00:47:44.760 --> 00:47:47.460 make sure that we've captured the new lineup of zoning 00:47:47.460 --> 00:47:48.639 districts to align with 00:47:48.639 --> 00:47:52.719 your future land use plan but also fix some of the issues 00:47:52.719 --> 00:47:53.480 one that's been 00:47:53.480 --> 00:47:56.309 brought up repeatedly over the past couple of days is a 00:47:56.309 --> 00:47:57.440 property that zoned 00:47:57.440 --> 00:48:00.469 for residential but there are so many gas wells there that 00:48:00.469 --> 00:48:01.519 you really can't do 00:48:01.519 --> 00:48:05.349 residential uses there so it probably should be zoned 00:48:05.349 --> 00:48:07.000 something else so that 00:48:07.000 --> 00:48:11.369 it's not really misclassified and I think there are several 00:48:11.369 --> 00:48:12.280 of those within 00:48:12.280 --> 00:48:15.079 the community staff has taken the first crack they have 00:48:15.079 --> 00:48:16.400 developed a draft 00:48:16.400 --> 00:48:21.150 methodology for how these conversions will take place and 00:48:21.150 --> 00:48:22.679 we have been working 00:48:22.679 --> 00:48:26.860 with them on that as well they are going to roll out a new 00:48:26.860 --> 00:48:29.400 map starting in late 00:48:29.400 --> 00:48:33.230 April and going through May to take this out to the 00:48:33.230 --> 00:48:35.320 community to really open it 00:48:35.320 --> 00:48:38.900 up hey we're telling you here's your current zoning on your 00:48:38.900 --> 00:48:39.840 property we have 00:48:39.840 --> 00:48:43.179 proposed a new zoning district and in some cases it might 00:48:43.179 --> 00:48:44.360 be more flexible I 00:48:44.360 --> 00:48:48.210 would I would guess that in most cases this will create it 00:48:48.210 --> 00:48:49.400 will really open 00:48:49.400 --> 00:48:53.230 doors for things to happen on properties rather than 00:48:53.230 --> 00:48:55.400 restrict them but that 00:48:55.400 --> 00:48:58.630 conversation needs to be had they have prepared comment 00:48:58.630 --> 00:48:59.559 cards it would be 00:48:59.559 --> 00:49:03.739 shipped out to every property owner and allow that 00:49:03.739 --> 00:49:06.000 conversation to take place 00:49:06.000 --> 00:49:09.940 and they might also be considering an opportunity to come 00:49:09.940 --> 00:49:11.239 in and if somebody 00:49:11.239 --> 00:49:15.260 wants to rezone their property rather than requiring a rez 00:49:15.260 --> 00:49:16.480 oning application 00:49:16.480 --> 00:49:21.760 that is usually fairly lengthy and tedious that might be 00:49:21.760 --> 00:49:23.039 able to be rolled 00:49:23.039 --> 00:49:28.159 into this zoning map change with the overall DDC update so 00:49:28.159 --> 00:49:28.880 a lot of 00:49:28.880 --> 00:49:32.550 discussions still yet to be had on this issue but you can 00:49:32.550 --> 00:49:33.280 see these these 00:49:33.280 --> 00:49:35.739 meetings are coming up quickly and they're going to take it 00:49:35.739 --> 00:49:36.320 around to all 00:49:36.320 --> 00:49:39.969 of the respective council districts as well we hope you all 00:49:39.969 --> 00:49:41.360 have a chance to 00:49:41.360 --> 00:49:44.590 take part in those mapping discussions I think it's really 00:49:44.590 --> 00:49:46.199 important not only for 00:49:46.199 --> 00:49:49.690 your personal property that you may may own in the city but 00:49:49.690 --> 00:49:51.000 your constituents as 00:49:51.000 --> 00:49:53.239 well 00:49:57.400 --> 00:49:59.360 this is kind of a rehashing of what we've already told you 00:49:59.360 --> 00:50:01.159 so I won't spend 00:50:01.159 --> 00:50:05.610 time there spend some time on the Denton code 2030 comm 00:50:05.610 --> 00:50:07.320 website if you're looking 00:50:07.320 --> 00:50:09.989 for a document that has been released to the public you 00:50:09.989 --> 00:50:11.039 should find it there 00:50:11.039 --> 00:50:15.250 staff has been very good about maintaining that website so 00:50:15.250 --> 00:50:16.039 that's where 00:50:16.039 --> 00:50:18.949 you can look for any future it's kind of the project home 00:50:18.949 --> 00:50:19.840 base for everything 00:50:19.840 --> 00:50:24.239 that we're doing and that is the presentation I know a lot 00:50:24.239 --> 00:50:25.320 of talking to 00:50:25.320 --> 00:50:29.519 you so now we get to open it up for conversation 00:50:29.519 --> 00:50:31.000 Commissioner Smith thank 00:50:31.000 --> 00:50:33.309 you chair you're riffing so well I don't want to interrupt 00:50:33.309 --> 00:50:35.559 you earlier we were 00:50:35.559 --> 00:50:40.519 talking about PD's you've mentioned that you know right now 00:50:40.519 --> 00:50:41.239 our current code is 00:50:41.239 --> 00:50:46.769 five acres you said that to a certain degree lessening that 00:50:46.769 --> 00:50:48.159 can be be 00:50:48.159 --> 00:50:52.909 beneficial last more flexible how much less because though 00:50:52.909 --> 00:50:53.920 and there you're 00:50:53.920 --> 00:50:56.059 right there's a lot of infill in the area that we need but 00:50:56.059 --> 00:50:56.840 we don't want to 00:50:56.840 --> 00:50:59.659 make it to where every single you know new subdivision that 00:50:59.659 --> 00:51:00.659 comes in here wants 00:51:00.659 --> 00:51:03.389 to develop you know then I even really I wouldn't call a 00:51:03.389 --> 00:51:04.559 subdivision every little 00:51:04.559 --> 00:51:06.849 new neighborhood that wants to come and develop a two or 00:51:06.849 --> 00:51:07.679 three acre tract of 00:51:07.679 --> 00:51:11.619 land basically build its own zoning handbook at that point 00:51:11.619 --> 00:51:12.119 in time does that 00:51:12.119 --> 00:51:15.349 make sense so yeah it does what what what what level of 00:51:15.349 --> 00:51:16.480 minimum do you expect 00:51:16.480 --> 00:51:19.369 if we don't have a solid number right now what level of 00:51:19.369 --> 00:51:20.360 minimum do you would 00:51:20.360 --> 00:51:22.820 you would you recommend or would you see I'm not I'm not 00:51:22.820 --> 00:51:23.639 certain I wouldn't 00:51:23.639 --> 00:51:26.480 venture into a specific number have you seen other 00:51:26.480 --> 00:51:27.559 communities do this is a 00:51:27.559 --> 00:51:31.550 starting point I think we'll have to see what comes through 00:51:31.550 --> 00:51:32.460 the comments on the 00:51:32.460 --> 00:51:35.230 third and final module quite honestly okay that's gonna 00:51:35.230 --> 00:51:35.920 give us a better 00:51:35.920 --> 00:51:39.550 roadmap for adjusting that PD number if it looks like 00:51:39.550 --> 00:51:41.119 people are generally 00:51:41.119 --> 00:51:44.349 satisfied with the proposed parking and landscaping and 00:51:44.349 --> 00:51:45.599 building design then 00:51:45.599 --> 00:51:50.599 there's probably going to be less use of the PD tool at all 00:51:50.599 --> 00:51:51.960 if it seems like we 00:51:51.960 --> 00:51:54.070 were getting a lot of comments and boy I've got a parcel 00:51:54.070 --> 00:51:55.039 that's really unique 00:51:55.039 --> 00:51:57.679 it wouldn't meet any of these standards and there's a lot 00:51:57.679 --> 00:51:58.960 of the two to three 00:51:58.960 --> 00:52:01.250 acre folks out there they're gonna have problems with those 00:52:01.250 --> 00:52:02.639 standards maybe we 00:52:02.639 --> 00:52:05.980 would cut that back a little bit five acres may be where 00:52:05.980 --> 00:52:07.679 you stay we just 00:52:07.679 --> 00:52:10.909 don't know until we have fully vetted the code the same 00:52:10.909 --> 00:52:11.739 thing goes with the 00:52:11.739 --> 00:52:15.219 zoning map we're gonna make adjustments to the use table we 00:52:15.219 --> 00:52:16.159 're gonna make 00:52:16.159 --> 00:52:19.980 adjustments to the lineup of zoning districts but when the 00:52:19.980 --> 00:52:21.079 map is released 00:52:21.079 --> 00:52:24.239 for public consumption that's when you really start getting 00:52:24.239 --> 00:52:25.159 feedback from the 00:52:25.159 --> 00:52:28.099 public they might say you know I'd be comfortable with that 00:52:28.099 --> 00:52:29.619 district but not 00:52:29.619 --> 00:52:33.719 if you allow this type of use in that district so a lot of 00:52:33.719 --> 00:52:35.519 the changes are 00:52:35.519 --> 00:52:40.260 gonna happen at that consolidated stage once we have fully 00:52:40.260 --> 00:52:41.760 vetted each piece 00:52:44.760 --> 00:52:52.590 I got a couple of questions I made notes on I noticed here 00:52:52.590 --> 00:52:53.480 through the 00:52:53.480 --> 00:52:57.840 administrative particularly in the appeal process there's 00:52:57.840 --> 00:52:59.079 time limits that 00:52:59.079 --> 00:53:02.500 you have to appeal decisions but I didn't notice and I may 00:53:02.500 --> 00:53:03.360 have just missed 00:53:03.360 --> 00:53:07.460 it because I read through quickly are there time limits for 00:53:07.460 --> 00:53:08.280 the city to 00:53:08.280 --> 00:53:14.300 respond take action review plans and if they don't meet 00:53:14.300 --> 00:53:17.239 those timelines it's 00:53:17.239 --> 00:53:20.539 approved as is instead of being caught in the situation of 00:53:20.539 --> 00:53:22.800 we go week after 00:53:22.800 --> 00:53:27.469 week and are there any considerations contemplated about 00:53:27.469 --> 00:53:28.840 those types of things 00:53:28.840 --> 00:53:33.239 being added to our code at this time likely not a lot of 00:53:33.239 --> 00:53:34.760 those integrated 00:53:34.760 --> 00:53:38.179 directly into the DDC those are the types of things that 00:53:38.179 --> 00:53:39.440 are developed as 00:53:39.440 --> 00:53:43.269 processes under Scott's direction processes that are 00:53:43.269 --> 00:53:44.920 documented sometimes 00:53:44.920 --> 00:53:48.230 in the administrative manual in the development criteria 00:53:48.230 --> 00:53:49.719 manuals they're 00:53:49.719 --> 00:53:53.019 important it's important to make sure that staff is keeping 00:53:53.019 --> 00:53:53.880 up their end of 00:53:53.880 --> 00:53:57.880 the bargain I will tell you that in working with Scott over 00:53:57.880 --> 00:53:58.800 the past few 00:53:58.800 --> 00:54:02.269 months we've already seen a lot of changes to how things 00:54:02.269 --> 00:54:03.280 are are handled 00:54:03.280 --> 00:54:06.039 for development in the city we expect that to be fully 00:54:06.039 --> 00:54:07.920 fleshed out in the 00:54:07.920 --> 00:54:12.110 manuals and between the DDC and those manuals there will be 00:54:12.110 --> 00:54:12.880 a very clear 00:54:12.880 --> 00:54:15.840 procedure of what to expect and should be covered at those 00:54:15.840 --> 00:54:16.920 pre-development 00:54:16.920 --> 00:54:21.360 applications as well and mr. chairman to your point yes 00:54:21.360 --> 00:54:22.440 there there absolutely 00:54:22.440 --> 00:54:25.219 will be documentation of that no different than the 00:54:25.219 --> 00:54:26.280 expectation today 00:54:26.280 --> 00:54:29.900 whether it's it's not written is that a project manager 00:54:29.900 --> 00:54:31.239 ultimately when there's 00:54:31.239 --> 00:54:34.079 a submittal placed that a project manager is reaching out 00:54:34.079 --> 00:54:35.039 within 48 hours 00:54:35.039 --> 00:54:38.690 so there should be contact from the city to the applicant 00:54:38.690 --> 00:54:39.880 to say I have your 00:54:39.880 --> 00:54:44.070 project etc etc and that's not written anywhere that's not 00:54:44.070 --> 00:54:45.559 codified codified but 00:54:45.559 --> 00:54:48.480 when we get to the administrative manual all of that be 00:54:48.480 --> 00:54:49.920 laid out so that yes we 00:54:49.920 --> 00:54:53.210 are accountable to the applicant the citizens as well as 00:54:53.210 --> 00:54:54.800 the citizens and the 00:54:54.800 --> 00:54:59.679 applicants are accountable to the city so that's great is 00:54:59.679 --> 00:55:01.119 there a mechanism 00:55:01.119 --> 00:55:03.690 that's going to be put in place that if you exceed those 00:55:03.690 --> 00:55:05.880 timelines that those 00:55:05.880 --> 00:55:10.989 things are approved or they just held up until they get 00:55:10.989 --> 00:55:13.199 looked at well I was 00:55:13.199 --> 00:55:19.230 gonna respond to the first part so generally speaking as we 00:55:19.230 --> 00:55:20.199 try to remove 00:55:20.199 --> 00:55:22.739 most timelines from the code you know those are things that 00:55:22.739 --> 00:55:23.360 you want to be 00:55:23.360 --> 00:55:27.349 able to be nimble on and respond to you know bigger 00:55:27.349 --> 00:55:29.320 projects with taking a 00:55:29.320 --> 00:55:31.199 little bit more time smaller projects move through more 00:55:31.199 --> 00:55:31.760 quickly so most 00:55:31.760 --> 00:55:34.119 communities take timelines out of their code they put them 00:55:34.119 --> 00:55:34.880 in an administrative 00:55:34.880 --> 00:55:38.280 manual some communities do make them hard and fast 00:55:38.280 --> 00:55:39.559 deadlines but most keep 00:55:39.559 --> 00:55:42.019 them advisory because they want to have that flexibility so 00:55:42.019 --> 00:55:42.679 that's just a 00:55:42.679 --> 00:55:46.039 general rule there is there are a couple of specific 00:55:46.039 --> 00:55:47.280 timelines that we did put in 00:55:47.280 --> 00:55:50.659 the draft one is application completeness you know which is 00:55:50.659 --> 00:55:51.119 Texas 00:55:51.119 --> 00:55:53.920 government code so that's the 10 business days after it's 00:55:53.920 --> 00:55:54.519 filed the 00:55:54.519 --> 00:55:57.329 director has to make a determination of completeness that 00:55:57.329 --> 00:55:58.679 one if they don't get 00:55:58.679 --> 00:56:01.659 a response about completeness within 10 days that is deemed 00:56:01.659 --> 00:56:02.679 complete so that's 00:56:02.679 --> 00:56:05.380 one of the few places where we do have a deemed complete 00:56:05.380 --> 00:56:06.480 review in there we 00:56:06.480 --> 00:56:08.820 actually have added some language here that you don't have 00:56:08.820 --> 00:56:09.559 now that you might 00:56:09.559 --> 00:56:12.349 want to take a look at this is on page 30 of the draft when 00:56:12.349 --> 00:56:13.199 you get a chance 00:56:13.199 --> 00:56:17.280 and we have clarified what happens if someone submits an 00:56:17.280 --> 00:56:18.800 application that is 00:56:18.800 --> 00:56:22.219 determined incomplete and there's actually more process 00:56:22.219 --> 00:56:23.079 here than you have 00:56:23.079 --> 00:56:25.420 now more clarity and it says if the application is 00:56:25.420 --> 00:56:26.480 determined not to be 00:56:26.480 --> 00:56:28.670 complete the director shall provide written notice to the 00:56:28.670 --> 00:56:29.719 applicant notice 00:56:29.719 --> 00:56:32.289 shall specify how it's incomplete and then the director 00:56:32.289 --> 00:56:33.239 shall provide this 00:56:33.239 --> 00:56:35.409 notice no later than the 10th business day after the 00:56:35.409 --> 00:56:37.360 application is filed then 00:56:37.360 --> 00:56:41.599 the application expires on or after the 45th day if the 00:56:41.599 --> 00:56:43.320 application filed is if 00:56:43.320 --> 00:56:45.860 the applicant doesn't provide the things that were said to 00:56:45.860 --> 00:56:46.679 be lacking in the 00:56:46.679 --> 00:56:50.510 application so there's more process there generally 00:56:50.510 --> 00:56:51.840 speaking most communities 00:56:51.840 --> 00:56:54.900 don't have deemed approvals that's not something we would 00:56:54.900 --> 00:56:55.840 recommend put in a 00:56:55.840 --> 00:56:58.019 code most communities have gotten away from that if there's 00:56:58.019 --> 00:56:58.679 ever a deemed 00:56:58.679 --> 00:57:02.670 automatic action it's a deemed denial but that's a policy 00:57:02.670 --> 00:57:03.440 decision for you all 00:57:03.440 --> 00:57:06.670 to have but we don't have anything like that in the code 00:57:06.670 --> 00:57:07.679 but this this is 00:57:07.679 --> 00:57:10.559 directly responsive to your first question so I just wanted 00:57:10.559 --> 00:57:10.599 to put that up. 00:57:10.599 --> 00:57:18.960 Okay thank you my second one is the times in the past when 00:57:18.960 --> 00:57:19.840 the city has done 00:57:19.840 --> 00:57:22.769 these you're correct these are very complicated and there's 00:57:22.769 --> 00:57:23.559 a lot of moving 00:57:23.559 --> 00:57:28.449 pieces on it is there a mechanism for and I just wrote a 00:57:28.449 --> 00:57:29.039 note on here 00:57:29.039 --> 00:57:33.650 unintended consequences or conflicts that to your point we 00:57:33.650 --> 00:57:35.039 make a large change 00:57:35.039 --> 00:57:40.230 and somebody comes forward and goes there's an issue with 00:57:40.230 --> 00:57:42.800 my project is there 00:57:42.800 --> 00:57:47.920 a mechanism in here of how that gets resolved and you're 00:57:47.920 --> 00:57:49.400 not hung up with 00:57:49.400 --> 00:57:52.869 your your project is no longer in compliance because we've 00:57:52.869 --> 00:57:53.920 had a change in 00:57:53.920 --> 00:57:57.940 standards yeah I think there there are several mechanisms 00:57:57.940 --> 00:57:58.960 that have been 00:57:58.960 --> 00:58:04.070 integrated into this draft one of those is just the minor 00:58:04.070 --> 00:58:06.960 modification tool that 00:58:06.960 --> 00:58:10.820 gives you the authority to make some adjustments without 00:58:10.820 --> 00:58:12.280 having to go through 00:58:12.280 --> 00:58:14.909 a public hearing process you realize there's something 00:58:14.909 --> 00:58:17.079 about that site that 00:58:17.079 --> 00:58:20.239 is particularly challenging and you're willing to make an 00:58:20.239 --> 00:58:21.599 adjustment because of 00:58:21.599 --> 00:58:26.780 that what you haven't seen yet is actually baked directly 00:58:26.780 --> 00:58:27.480 into the 00:58:27.480 --> 00:58:30.159 development standards like the landscaping and the parking 00:58:30.159 --> 00:58:31.360 there are 00:58:31.360 --> 00:58:35.349 escape valves there there too let's say look we know these 00:58:35.349 --> 00:58:37.019 are the standards you 00:58:37.019 --> 00:58:40.860 can come to us with an alternative approach for landscape 00:58:40.860 --> 00:58:41.679 design as an 00:58:41.679 --> 00:58:45.869 example if you're showing that you meet the intent of the 00:58:45.869 --> 00:58:47.079 code but it's got to 00:58:47.079 --> 00:58:50.269 be something different because again you have a particular 00:58:50.269 --> 00:58:51.519 site challenge if you're 00:58:51.519 --> 00:58:55.340 meeting the intent of the code you can present something 00:58:55.340 --> 00:58:56.800 that way the same for 00:58:56.800 --> 00:59:00.179 parking if you're willing to show a demand study that says 00:59:00.179 --> 00:59:00.880 something 00:59:00.880 --> 00:59:04.480 different than the requirement then you have the authority 00:59:04.480 --> 00:59:05.639 to be reviewing those 00:59:05.639 --> 00:59:09.230 things which is a more flexible approach without having to 00:59:09.230 --> 00:59:10.639 negotiate in a public 00:59:10.639 --> 00:59:13.789 forum at a public hearing you've got a lot of baked-in 00:59:13.789 --> 00:59:14.760 tools within the 00:59:14.760 --> 00:59:19.199 standards beyond that this is where those percentages come 00:59:19.199 --> 00:59:20.760 into play if if 00:59:20.760 --> 00:59:23.960 you're just asking not to play by the rules because you don 00:59:23.960 --> 00:59:25.440 't feel like it then 00:59:25.440 --> 00:59:29.480 no that that's no let me clear up my question and what 00:59:29.480 --> 00:59:30.199 might it might be a 00:59:30.199 --> 00:59:36.099 variance for other let me clear up my question because what 00:59:36.099 --> 00:59:37.800 my concern is is 00:59:37.800 --> 00:59:40.949 that we're doing a complete rezone of the entire city yeah 00:59:40.949 --> 00:59:42.320 and we're changing 00:59:42.320 --> 00:59:46.000 the rules yeah of how zoning is the standards and the 00:59:46.000 --> 00:59:48.480 requirements people 00:59:48.480 --> 00:59:51.059 who've purchased property for people who are developing 00:59:51.059 --> 00:59:52.400 property that have begun 00:59:52.400 --> 00:59:57.239 projects whether they may have made an application or not 00:59:57.239 --> 00:59:58.679 let's say there's 00:59:58.679 --> 01:00:01.449 some of both there's pre applications and there's people 01:00:01.449 --> 01:00:02.360 who may have done 01:00:02.360 --> 01:00:07.369 applications they may have some relief as far as vesting 01:00:07.369 --> 01:00:08.840 per se but for people 01:00:08.840 --> 01:00:12.659 who've bought properties with the intention of developing 01:00:12.659 --> 01:00:13.460 under zoning 01:00:13.460 --> 01:00:17.440 codes currently in place and we change those when the city 01:00:17.440 --> 01:00:18.719 re zones the whole 01:00:18.719 --> 01:00:23.679 city now when you bring your project in you will now fall 01:00:23.679 --> 01:00:25.280 under new zoning 01:00:25.280 --> 01:00:28.429 requirements that may be different than the zoning 01:00:28.429 --> 01:00:30.000 requirements were as you 01:00:30.000 --> 01:00:34.559 purchased or in process and haven't made application and 01:00:34.559 --> 01:00:36.079 and that's where my 01:00:36.079 --> 01:00:40.619 question goes to those types of instances because it is a 01:00:40.619 --> 01:00:42.559 zoning it will 01:00:42.559 --> 01:00:46.469 have a completely it will control what can be done with 01:00:46.469 --> 01:00:48.079 that property now and 01:00:48.079 --> 01:00:51.449 so if there are unintended consequences if there are 01:00:51.449 --> 01:00:54.280 conflicts and it's greater 01:00:54.280 --> 01:01:00.559 than 10% how do those instances get resolved in a timely 01:01:00.559 --> 01:01:01.519 manner versus they 01:01:01.519 --> 01:01:06.119 fall into an administrative black hole of it's no longer 01:01:06.119 --> 01:01:08.119 compatible and now it's 01:01:08.119 --> 01:01:11.679 gonna have to be non-conforming all types of issues that 01:01:11.679 --> 01:01:12.599 may come up in 01:01:12.599 --> 01:01:16.070 those types of instances I hope that maybe clarifies what 01:01:16.070 --> 01:01:17.880 my concern is yes 01:01:17.880 --> 01:01:21.039 thank you now I better understand your question and I will 01:01:21.039 --> 01:01:22.320 say for the most 01:01:22.320 --> 01:01:25.389 part and I think I mentioned earlier there should be more 01:01:25.389 --> 01:01:26.320 opportunities 01:01:26.320 --> 01:01:30.630 rather than fewer opportunities under the new DDC but there 01:01:30.630 --> 01:01:31.960 will be instances 01:01:31.960 --> 01:01:39.550 where a site is made non-conforming we have tried to reduce 01:01:39.550 --> 01:01:40.719 the the number of 01:01:40.719 --> 01:01:43.179 times that we think that might happen that's always a 01:01:43.179 --> 01:01:44.320 question that we ask of 01:01:44.320 --> 01:01:48.139 staff if they were to suggest well let's just change that 01:01:48.139 --> 01:01:49.119 setback requirement 01:01:49.119 --> 01:01:52.670 well how many non-conformities are you going to create in 01:01:52.670 --> 01:01:54.000 doing that so that's 01:01:54.000 --> 01:01:58.230 always in the back of our minds as we're drafting I think 01:01:58.230 --> 01:01:59.320 we'll try to minimize 01:01:59.320 --> 01:02:03.840 those now is the time to get involved there is a lag period 01:02:03.840 --> 01:02:05.199 between adoption 01:02:05.199 --> 01:02:09.570 of the code and adoption of the map and the effective date 01:02:09.570 --> 01:02:10.960 of the code in the 01:02:10.960 --> 01:02:14.780 map and there there will be property owners that decide you 01:02:14.780 --> 01:02:16.239 know I actually 01:02:16.239 --> 01:02:19.320 am not satisfied with where this ended up and I'm gonna get 01:02:19.320 --> 01:02:20.360 my application in 01:02:20.360 --> 01:02:24.960 now rather than later because I want to come in under the 01:02:24.960 --> 01:02:26.320 the current DDC versus 01:02:26.320 --> 01:02:29.760 the new adopted DDC there are others that are gonna wait 01:02:29.760 --> 01:02:30.760 conversely and say 01:02:30.760 --> 01:02:33.469 alright I'm gonna wait until this is effective because I 01:02:33.469 --> 01:02:34.440 really like the new 01:02:34.440 --> 01:02:37.849 rules better than than what I have see Matt wants to jump 01:02:37.849 --> 01:02:38.880 in yeah one 01:02:38.880 --> 01:02:41.599 additional comment I didn't realize you were going down the 01:02:41.599 --> 01:02:42.320 best team road 01:02:42.320 --> 01:02:46.840 that's a category of issues that I would just say up front 01:02:46.840 --> 01:02:47.559 we need to spend more 01:02:47.559 --> 01:02:51.960 time working with the the staff and the legal staff 01:02:51.960 --> 01:02:52.840 especially in terms of 01:02:52.840 --> 01:02:55.880 incorporating into the common review procedure framework 01:02:55.880 --> 01:02:56.880 that we've got it's 01:02:56.880 --> 01:02:59.519 gonna be in there in some way I want to make sure that we 01:02:59.519 --> 01:03:00.360 do it the right way 01:03:00.360 --> 01:03:03.039 it's sometimes you know as you know is gonna be automatic 01:03:03.039 --> 01:03:04.079 for certain types of 01:03:04.079 --> 01:03:08.079 applications not for others in Colorado we have a slightly 01:03:08.079 --> 01:03:08.960 different scheme you 01:03:08.960 --> 01:03:11.429 know we actually have a you have to make an affirmative 01:03:11.429 --> 01:03:12.360 request for vested 01:03:12.360 --> 01:03:14.630 rights in certain ways and so we structure it as a discrete 01:03:14.630 --> 01:03:15.400 permit I don't 01:03:15.400 --> 01:03:17.710 think we do it that way here but we still need to talk with 01:03:17.710 --> 01:03:18.480 your legal staff 01:03:18.480 --> 01:03:20.619 about the best way to do that but if that if your question 01:03:20.619 --> 01:03:21.199 is primarily 01:03:21.199 --> 01:03:23.659 especially about the automatic approvals going down the 01:03:23.659 --> 01:03:25.079 investing road that's my 01:03:25.079 --> 01:03:29.860 response I don't know the answers I'm just yeah no it's 01:03:29.860 --> 01:03:31.199 thinking out loud that 01:03:31.199 --> 01:03:34.239 if you're doing things under current zoning and the zoning 01:03:34.239 --> 01:03:35.039 changes and it's 01:03:35.039 --> 01:03:39.480 no longer in compliance what what is your relief and if it 01:03:39.480 --> 01:03:40.559 's ten percent that 01:03:40.559 --> 01:03:43.710 may not meet the standard and then you're put in a non-con 01:03:43.710 --> 01:03:45.079 forming or some 01:03:45.079 --> 01:03:48.170 of these other issues and so that was just a question if if 01:03:48.170 --> 01:03:49.159 there is going to 01:03:49.159 --> 01:03:52.480 be a mechanism of there's a certain amount of time to get 01:03:52.480 --> 01:03:53.599 your projects done 01:03:53.599 --> 01:03:57.059 under the old rules or the new rules or to your point it's 01:03:57.059 --> 01:03:59.440 adopted and after six 01:03:59.440 --> 01:04:03.039 months or 12 months this is it I'm just curious how that 01:04:03.039 --> 01:04:04.800 process is and and and 01:04:04.800 --> 01:04:10.699 if we get to see what that process is to evaluate it I don 01:04:10.699 --> 01:04:11.599 't think it's an easy 01:04:11.599 --> 01:04:16.840 answer I think you've got a collection of different types 01:04:16.840 --> 01:04:17.840 of entitlements out 01:04:17.840 --> 01:04:22.269 there you may have to get by the mic the little a little 01:04:22.269 --> 01:04:23.840 snow cone like went off 01:04:23.840 --> 01:04:27.230 so I think I think it's you'll definitely have a chance to 01:04:27.230 --> 01:04:27.960 to weigh in 01:04:27.960 --> 01:04:30.889 on that strategy it'll be part of the overall kind of you 01:04:30.889 --> 01:04:32.920 know collection of 01:04:32.920 --> 01:04:37.170 things that you you ultimately recommend approval on I don 01:04:37.170 --> 01:04:38.239 't think it's gonna 01:04:38.239 --> 01:04:40.809 make you maybe a uniform strategy for all the different 01:04:40.809 --> 01:04:41.920 entitlements that you 01:04:41.920 --> 01:04:44.380 have out there because we've been talking with staff you 01:04:44.380 --> 01:04:45.159 have a variety of 01:04:45.159 --> 01:04:49.159 things that have been approved over time and some of them 01:04:49.159 --> 01:04:51.400 may be ambiguous as to 01:04:51.400 --> 01:04:54.110 whether or not they are subject to the new code standards 01:04:54.110 --> 01:04:54.960 and so we need to 01:04:54.960 --> 01:04:57.159 work with your staff and figure out kind of the best 01:04:57.159 --> 01:04:58.199 approaches for those 01:04:58.199 --> 01:05:01.239 different things that are out there I trust you I will work 01:05:01.239 --> 01:05:02.039 through that I 01:05:02.039 --> 01:05:05.710 just want to raise those couple of points and I appreciate 01:05:05.710 --> 01:05:06.639 the feedback 01:05:06.639 --> 01:05:10.460 Commissioner Ellis thank you chair I guess going back to 01:05:10.460 --> 01:05:12.039 this question if there 01:05:12.039 --> 01:05:16.739 is a project in process and has been approved with the old 01:05:16.739 --> 01:05:18.159 code and it's not 01:05:18.159 --> 01:05:22.039 complete and and this gets approved and adopted and and has 01:05:22.039 --> 01:05:22.960 an effective date 01:05:22.960 --> 01:05:27.710 nothing does have to change on that current project though 01:05:27.710 --> 01:05:28.440 correct 01:05:32.559 --> 01:05:36.119 Commissioner Beck thank you even though the zoning has 01:05:36.119 --> 01:05:37.960 dramatically changed it's 01:05:37.960 --> 01:05:46.519 it's locked in correct well yeah the application they're 01:05:46.519 --> 01:05:49.320 gonna build single 01:05:49.320 --> 01:05:53.139 family residential but the zoning change where there's like 01:05:53.139 --> 01:05:55.000 NRM you know quite 01:05:55.000 --> 01:05:58.599 dramatic but their applications already locked in so 01:05:58.599 --> 01:05:59.880 despite the zone change 01:05:59.880 --> 01:06:08.760 ill-state correct okay well I'll ask just to clarify if 01:06:08.760 --> 01:06:10.079 there's a project in 01:06:10.079 --> 01:06:14.449 place does the zoning stay with what it is or is it going 01:06:14.449 --> 01:06:14.960 to go to the new 01:06:14.960 --> 01:06:18.110 because if the new requirements zoning wise are more string 01:06:18.110 --> 01:06:19.000 ent than the old 01:06:19.000 --> 01:06:24.920 ones you may have projects that do not meet the new zoning 01:06:24.920 --> 01:06:29.320 requirements for 01:06:29.320 --> 01:06:32.679 example let's just throw a white elephant out in the room 01:06:32.679 --> 01:06:33.519 let's say your 01:06:33.519 --> 01:06:36.599 setbacks are different you have current zoning in place we 01:06:36.599 --> 01:06:37.159 've talked about 01:06:37.159 --> 01:06:40.590 setbacks and the setbacks change so you have projects that 01:06:40.590 --> 01:06:41.719 are being developed 01:06:41.719 --> 01:06:45.150 with certain certain setbacks but you don't have building 01:06:45.150 --> 01:06:46.000 permits being 01:06:46.000 --> 01:06:50.079 requested now so in six months twelve months building 01:06:50.079 --> 01:06:51.239 permits are requested 01:06:51.239 --> 01:06:54.000 for projects that have been developed under certain 01:06:54.000 --> 01:06:55.880 guidelines you go to pull 01:06:55.880 --> 01:06:59.380 building permit for those you look at the zoning here are 01:06:59.380 --> 01:07:00.960 the setbacks and now 01:07:00.960 --> 01:07:04.900 the setbacks are different than what the sizes were for the 01:07:04.900 --> 01:07:05.960 property the way it 01:07:05.960 --> 01:07:10.400 was originally developed that property should be evaluated 01:07:10.400 --> 01:07:10.880 based on the 01:07:10.880 --> 01:07:13.099 earlier setbacks that were in place when the complete 01:07:13.099 --> 01:07:14.519 application was filed okay 01:07:14.519 --> 01:07:17.469 even though it's two different things it's developed as a 01:07:17.469 --> 01:07:19.239 certain deal but it 01:07:19.239 --> 01:07:26.539 doesn't have a building permit pulled until a later date if 01:07:26.539 --> 01:07:27.920 I can just clarify 01:07:27.920 --> 01:07:31.409 for single-family residential at that in that particular 01:07:31.409 --> 01:07:32.679 instance there wouldn't 01:07:32.679 --> 01:07:35.719 be a site plan that's technically done really through 01:07:35.719 --> 01:07:36.599 preliminary and final 01:07:36.599 --> 01:07:39.409 plan so I guess at that point it would be guess what we 01:07:39.409 --> 01:07:40.599 look at when that final 01:07:40.599 --> 01:07:46.260 plat was approved if it was based on a current zoning 01:07:46.260 --> 01:07:47.960 district that's just 01:07:47.960 --> 01:07:51.800 something we need to work through so there's also changes 01:07:51.800 --> 01:07:53.039 to piggyback on that 01:07:53.039 --> 01:07:56.519 there's changes being talked about with places being 01:07:56.519 --> 01:07:57.960 required for two-car 01:07:57.960 --> 01:08:01.039 parking out front and two-car parking in garage for four 01:08:01.039 --> 01:08:02.719 parking places there 01:08:02.719 --> 01:08:05.699 projects in Denton that have single garages with a single 01:08:05.699 --> 01:08:07.280 parking place so 01:08:07.280 --> 01:08:11.519 somebody's developing projects for that type of product 01:08:11.519 --> 01:08:13.440 they don't haven't pulled 01:08:13.440 --> 01:08:17.520 a building permit now they come in a year from now when 01:08:17.520 --> 01:08:19.159 their development is 01:08:19.159 --> 01:08:22.199 done to pull a building permit to go build a house and they 01:08:22.199 --> 01:08:23.960 have to have four 01:08:23.960 --> 01:08:29.069 parking spaces that product cannot be built on that 01:08:29.069 --> 01:08:30.319 developed lot that was 01:08:30.319 --> 01:08:36.340 done under the old zoning I think this is part of the 01:08:36.340 --> 01:08:37.560 overall best thing 01:08:37.560 --> 01:08:40.649 conversation that we need to have with your attorney's 01:08:40.649 --> 01:08:42.239 office as well what what 01:08:42.239 --> 01:08:45.699 happens to those current types of situations I don't want 01:08:45.699 --> 01:08:46.399 to spend all of 01:08:46.399 --> 01:08:49.899 our time giving specific examples there a lot of other 01:08:49.899 --> 01:08:50.880 people here with questions 01:08:50.880 --> 01:08:53.699 I just want to throw a couple out that was the point of the 01:08:53.699 --> 01:08:55.560 question and I 01:08:55.560 --> 01:08:58.329 thought you gave a good answer but I won't make sure that 01:08:58.329 --> 01:08:59.199 there's enough 01:08:59.199 --> 01:09:03.189 detail and enough mechanisms to address very specific 01:09:03.189 --> 01:09:04.840 questions that aren't 01:09:04.840 --> 01:09:11.210 going to be 10% for car garage or for car parking to two is 01:09:11.210 --> 01:09:14.239 50% so my question 01:09:14.239 --> 01:09:18.239 is every time in the past I've been in didn't a long time 01:09:18.239 --> 01:09:19.439 we've done major 01:09:19.439 --> 01:09:22.470 changes like this I'm sure you guys will do a great job I'm 01:09:22.470 --> 01:09:23.199 sure staff will do a 01:09:23.199 --> 01:09:26.800 great job nobody can get everything those are two small 01:09:26.800 --> 01:09:27.880 instances to throw 01:09:27.880 --> 01:09:32.449 out that may be not in consideration I think there should 01:09:32.449 --> 01:09:33.279 be some kind of a 01:09:33.279 --> 01:09:37.270 mechanism when you run into those types of things that 01:09:37.270 --> 01:09:39.119 somebody who started a 01:09:39.119 --> 01:09:43.800 project under one set of criteria doesn't get caught up in 01:09:43.800 --> 01:09:44.880 unintended 01:09:44.880 --> 01:09:50.069 consequences of what otherwise is an embraced cleanup and 01:09:50.069 --> 01:09:51.720 good change in our 01:09:51.720 --> 01:09:56.289 zoning ordinance that they go to pull a building permit and 01:09:56.289 --> 01:09:57.760 you can't build that 01:09:57.760 --> 01:10:00.359 indent anymore and they go well we have a hundred lots 01:10:00.359 --> 01:10:03.000 developed for one car 01:10:03.000 --> 01:10:06.439 garages with one parking place and you got to have four now 01:10:06.439 --> 01:10:08.039 my point in just 01:10:08.039 --> 01:10:11.210 bringing it up I would like to see is just a throw on the 01:10:11.210 --> 01:10:12.479 table there's some 01:10:12.479 --> 01:10:17.210 sort of mechanism to aid in the transition that people 01:10:17.210 --> 01:10:19.319 understand from 01:10:19.319 --> 01:10:22.470 here on out there are not be any more those types of 01:10:22.470 --> 01:10:24.520 products developed but 01:10:24.520 --> 01:10:27.260 the ones that were already started or in play can go on 01:10:27.260 --> 01:10:28.520 even if it's outside of 01:10:28.520 --> 01:10:32.710 the time frame that you're talking about yeah I've got I 01:10:32.710 --> 01:10:34.079 think there's two 01:10:34.079 --> 01:10:36.539 responses to that one is inside the code and one is outside 01:10:36.539 --> 01:10:37.760 the code inside the 01:10:37.760 --> 01:10:41.090 code I think one of the things that will need to enhance is 01:10:41.090 --> 01:10:42.479 those transitional 01:10:42.479 --> 01:10:46.159 rules that Tarek talked about because one thing we often 01:10:46.159 --> 01:10:47.279 talk about is if 01:10:47.279 --> 01:10:50.510 you've got a staggered set of approvals where later appro 01:10:50.510 --> 01:10:51.760 vals to correct early 01:10:51.760 --> 01:10:55.810 approvals I think we need to be a little bit more detailed 01:10:55.810 --> 01:10:57.399 in that section about 01:10:57.399 --> 01:11:00.710 the fact that subsequent approvals if you've already got a 01:11:00.710 --> 01:11:01.840 preliminary plot 01:11:01.840 --> 01:11:04.300 that was approved under the old code your final plot then 01:11:04.300 --> 01:11:04.960 doesn't have to 01:11:04.960 --> 01:11:07.250 comply with the new code you know that just has to comply 01:11:07.250 --> 01:11:08.239 with the prior rules 01:11:08.239 --> 01:11:11.680 and the earlier approval of the preliminary plot so we can 01:11:11.680 --> 01:11:12.119 we can 01:11:12.119 --> 01:11:14.229 clarify some of those rules and talk with you more about 01:11:14.229 --> 01:11:15.239 that I think the 01:11:15.239 --> 01:11:18.739 outside the code answer though is more important and that 01:11:18.739 --> 01:11:20.039 is that this needs to 01:11:20.039 --> 01:11:23.189 be rolled out as part of a comprehensive education effort 01:11:23.189 --> 01:11:24.000 and one of the things 01:11:24.000 --> 01:11:26.819 that should be done is training programs for the 01:11:26.819 --> 01:11:28.560 development community where you 01:11:28.560 --> 01:11:32.390 talk about hey guys this is a new system and here's some of 01:11:32.390 --> 01:11:33.159 the key differences 01:11:33.159 --> 01:11:36.800 that you should be thinking about and here's the some good 01:11:36.800 --> 01:11:37.880 examples of how 01:11:37.880 --> 01:11:41.029 you will need to be developing differently and in the 01:11:41.029 --> 01:11:42.279 future and here 01:11:42.279 --> 01:11:44.199 are the specific rules that will apply during the 01:11:44.199 --> 01:11:45.520 transition period those are 01:11:45.520 --> 01:11:48.439 just kind of key things that we can talk with your staff 01:11:48.439 --> 01:11:49.239 about kind of you know 01:11:49.239 --> 01:11:52.920 programming in to a series of educational campaigns but it 01:11:52.920 --> 01:11:53.520 's not an 01:11:53.520 --> 01:11:56.439 on-off switch it's not just like all of a sudden you move 01:11:56.439 --> 01:11:57.840 from BDC on day one to 01:11:57.840 --> 01:12:01.520 DDC to on day two it's going to be a transition process and 01:12:01.520 --> 01:12:01.880 there's going to 01:12:01.880 --> 01:12:04.340 be an adoption date and there's going to be a lag time and 01:12:04.340 --> 01:12:05.279 then there's going to 01:12:05.279 --> 01:12:08.050 be an effective date and it's going to be up to the city to 01:12:08.050 --> 01:12:08.800 use that time 01:12:08.800 --> 01:12:12.100 effectively to have internal training sessions with staff 01:12:12.100 --> 01:12:12.880 and external 01:12:12.880 --> 01:12:15.590 training sessions with the public and to bring you all up 01:12:15.590 --> 01:12:16.640 to speed and to make 01:12:16.640 --> 01:12:20.060 sure everybody kind of understands how life changes so it's 01:12:20.060 --> 01:12:21.960 not that's not a 01:12:21.960 --> 01:12:24.510 small thing we recognize that but we've got experience kind 01:12:24.510 --> 01:12:25.039 of helping 01:12:25.039 --> 01:12:28.239 communities kind of program all those transition activities 01:12:28.239 --> 01:12:29.119 it's a really good 01:12:29.119 --> 01:12:31.800 point. 01:12:34.239 --> 01:12:42.199 Other questions? All right great well I guess we will close 01:12:42.199 --> 01:12:44.640 our presentation here 01:12:44.640 --> 01:12:49.100 at 522 and then I guess there's going to be a for those 01:12:49.100 --> 01:12:50.720 watching you will go 01:12:50.720 --> 01:12:53.439 through your presentation again it starting at 6 in council 01:12:53.439 --> 01:12:54.079 chambers and 01:12:54.079 --> 01:12:58.670 that's open to the public. The public's invited to come 01:12:58.670 --> 01:12:58.760 attend. 01:13:21.720 --> 01:13:23.760 you 01:13:50.840 --> 01:13:52.899 you 01:14:21.720 --> 01:14:23.779 you 01:14:51.720 --> 01:14:53.779 you 01:15:20.920 --> 01:15:22.979 you 01:15:50.720 --> 01:15:52.779 you 01:16:21.720 --> 01:16:23.779 you 01:16:50.720 --> 01:16:52.779 you